Item 02 - 485 Monterey Ave - Staff Report & Exhibits 1- 9TOWN OF LOS GATOS ITEM NO: 2
PLANNING COMMISSION STAFF REPORT
Meeting Date: October 14, 2015
PREPARED BY: Erin M. Walters, Associate Planner
ewalters@losgatosca.gov
APPLICATION NO.: Zone Change Application Z-15-001
Architecture and Site Application S-15-0 18
LOCATION: 485 Monterey Avenue (southwest comer of Monterey Avenue
and Andrews Street)
APPLICANT/
CONTACT PERSON: Michael Black
PROPERTY OWNER: Black Real Estate Investment LLC
APPLICATION SUMMARY: Requesting approval to rezone a property from 0 to R-ID, to
demolish an existing office building, construct a new single-
family residence, construct an accessory structure wi th reduced
setbacks, and obtain a grading permit for property zoned 0.
APN 410-16-026.
DEEMED COMPLETE: September 8, 2015
FINAL DATE TO TAKE ACTION: Rezoning applications are
legislati ve acts and are therefore not governed by the Permit
Streamlining Act. Architecture and Site Application: March 8,
2016.
RECOMMENDATION: Recommend approval of the proposed zone change and
Architecture and Site Application to the Town Council.
PROJECT DATA: General Plan Designation: Medium Density Residential , 5-
12 dwelling units per acre
Zoning Designation: Office, 0
Applicable Plans & Standards: General Plan
Residential Design Guidelines
Parcel Size: 9,000 sq. ft.
Surrounding Area:
! Existing Land Use ! General Plan 1 Zoning 1-N-ort-h--+!-R_e_s -id__,e~tial f Medium Density Residential jR -::-1 D --
--~~-~~h-·~-~~~~~~~r-=-=~~=r tl~~}~~~~§1~~1-~~~*~~~II~F -!--~;:~-~~~--:
!--i -' ~---
West I Residential ! Medium Density Residential R-ID
Planning Commission Staff Report -Page 2
485 Monterey A venue/Z-15-00 1, S-15-0 18
October 14, 2015
CEQA:
FINDINGS:
CONSIDERATIONS:
ACTION:
EXHIBITS:
The zone change is Exempt (Statutory) according to Section
21083.3 of the State Environmental Guidelines as adopted by the
Town because the project is consistent with the General Plan and
an EIR was certified with respect to the General Plan.
The Architecture and Site application is Categorically Exempt
pursuant to the adopted Guidelines for the Implementation of the
California Environmental Quality Act, Section 15303; New
Construction or Conversion of Small Structures.
• As required by Section 21083.3 of the State Environmental
Guidelines as adopted by the Town that the zone change is
Statutorily Exempt.
• As required, pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act,
the Architecture and Site application is Categorically
Exempt, Section 15303: New Construction or Conversion of
Small Structures.
• That the zone change is consistent with the General Plan.
• That the project is consistent with the Residential Design
Guidelines.
• As required by Section 29 .20.150 of the Town Code for
Architecture and Site applications.
Forward a recommendation to the Town Council for approval of
the proposed zone change and Architecture and Site application.
1. Location Map
2. Findings and Considerations
3 . Recommended Conditions of Approval ( 1 0 pages)
4 . Draft Ordinance (two pages), includes Exhibit A
5. Project Data Sheet (one page)
6. Project Description and Letter of Justification (two pages),
received August 28, and September 8, 2015 , respectively
7. Project Zoning Map (one page)
8. Project General Plan Map (one page)
9. Architectural Consultant Reports, received April 20, 2015
(five pages), June 3, 2015 (six pages), and August 19 , 2015
(six pages).
10 . Applicant's Response to the Consulting Architect's Report,
received August 28, 2015 (one page)
Planning Commission Staff Report -Page 3
485 Monterey A venue/Z-15-00 1, S-15-0 18
October 14 , 2015
BACKGROUND:
11. Materials, received August 28 , 2015 (one page)
12. Consulting Arborist' s Reports, received March 31, 2015 (26
pages), May 19 , 2015 (four pages), and August 24 , 2015
(three pages)
13. Applicant's Responses to the Co nsulting Arborist's Report,
received July 28,2015 (one page) and August 28, 2015 (one
page each)
14. Letter of Support, received September 3, 2015 (one page)
15. Neighborhood Streetscape, received September 8, 2015 (one
page)
16 . Previous Submittals -Elevations, received March 5, 2015
(two pages), May 11, 2015 (two pages), and July 28 , 2015
(two pages).
17. Development Plans , received September 17 , 2015 ( 15 pages)
The applicant is proposing to rezo ne a 9 ,000 square foot parcel from 0 (Office) to R-1 D (Single
Famil y Residential , Downtown). The property is bordered to the north, south, and west by
properties with R-1 D zoning designations (see Exhibit 7). Four properties to the east of the
s ubject property are zoned 0 and consist of three single-family residences and one office
building. Properties along Monterey A venue and Andrew s Street, including the subject parcel ,
have a General Plan Designation of Medium Density Residential (5-12 units per acre) (see
Exhibit 8). The parcel contains a single-story medical office building that was built in the 1960s.
The applicant propose s to demolish the office building and construct a two story single-family
residence with a detached garage.
Initially the applicant applied for a Conditional Use Permit (CUP) to allow a resi dential use in an
Office zo ne. In 1997 , the three properties located across the street from the subject property on
Monterey A venue were approved through a CUP application process to allow residential uses.
However, after recent feedback from the Planning Commission on the preference to rezone non-
resid ential properties to make them consistent with their General Plan des ignation staff
encouraged the applicant apply for a rezone of the property. The applicant modified their
application and is requesting to rezone the property.
The applicant is also requesting approval of an Architecture and Site Application for a new two-
story re sidence.
Planning Commission Staff Report-Page 4
485 Monterey A venue/Z-15-00 1, S-15-0 18
October 14 ,2015
PROJE CT DESCRIPTION:
A. Location and Surrounding Neighborhood
The project site is 485 Monterey A venue which is located at the so uthwe st corner of
Monterey A venue and Andrews Street (see Exhibit 1 ). The surrounding properties include
numerous si ngle-family residences with a couple of duplexes, and multi-famil y buildings.
There are a couple of office buildings to the south on Monterey A venue.
B. Project Summary
The applicant is requesting to re zone th e parcel from 0 to R-10. The applicant is also
reque sting to demoli sh the existing commercial building and construct a new two -story
2,8 53-square foot house and a 774 -s quare foot detached garage with reduced setb ac ks (see
Exhibit 5).
ANALYSIS:
A. Zone Change
T he s ubject office zo ned parcel at the corner of Monterey A venue and Andrews Street is
s urro unded to the north, sout h and west by R -1 D zoned parcels and residential u ses . To the
east of the s ubject parcel there are four offi ce zoned parcels (see Exhibit 7). Three of the
of fice zo ned parcels have Co nditional Use Permits for res identi al u ses and have two-story
single-famil y residences. The existing office use is among the surrounding residential
parcels. T here are office zo ned parcels located to the south of the subj ect property with
offi ce uses. The proposed zo ne change would be compatible with the neighborhood. T he
zone change would al so make the pro perty consistent with the General Plan (as d iscussed
below).
Single-family residences are permitted in office zo ne s with a Conditi onal Use Permit.
How ever, the allowed setbacks for the office zo ne are not consistent with the res identi al
setback s allowed in the surroundin g residential zones.
Single-Family Residential Setbacks
Zone Front Side Rear
R-ID 15 feet 5 feet 20 feet
0 25 feet 10 feet 20 feet
Planning Commission Staff Report -Page 5
485 Monterey A venue/Z-15-00 1, S-15-0 18
October 14 , 2015
If the zone change is approved, the existing office building will become non-conforming
which is permitted by the Town Code for zone changes. Pursuant to Town Code Section
29.1 0.200(a), the nonconforming UBC Type 5 office building is older than 25 years , and
therefore is required to conform with the rules of the new zone if the zone change is
approved. The building is not occupied, and, therefore pursuant to Town Code Section
29.1 0.190, if the office use is discontinued for 30 consecutive days following the approval
of the z one change, the use is not permitted to be resumed. Staff has included a condition
of approval requiring the applicant to make the building conform to the zone within one
year of approval of the zone change and will not issue any business license for an office use
to ensure the use is discontinued.
The applicant is proposing to demolish the existing office building and construct a single-
family home which requires Architecture and Site approval.
B. Architecture and Site Application
The applicant is proposing to construct a 2,8 53-square foot two -story single-family
residence. The project includes a detached 774-square foot two car garage with three foot
setbacks. The proposed detached garage setbacks are compatible with other detached
garage setbacks in the surrounding neighborhood. The applicant has provided a letter of
justification for the proposed rezone, construction of the two -story residence and other
aspects of the applications (see Exhibit 6).
The applicant is proposing a two-story craftsman style home (see Exhibit 15 and 17). The
proposed residence is a maximum height of 29 feet, 1.5 inches. Materials would cons ist
of shingle siding, stone veneer, a composition roof, a wraparound front porch with a
standing seam metal roof and wood porch columns with a stone base (see Exhibit 11 ). A
color and materials board will be displayed at the meeting.
The Consulting Architect initially reviewed the proposed plans, visited the site and
determined the proposed two-story Victorian Farmhouse style was not compatible in
massing or scale with the two story homes in the surrounding neighborhood (Exhibit 9).
The applicant worked with staff and the Consulting Architect's recommendations to
propose a new design that would be compatible with the neighborhood and meet the
Town's Residential Design Guidelines. Including the initial design, the Consulting
Architect reviewed three different design iterations provided by the applicant (see Exhibit
16). The Consulting Architect prepared a report addressing each of the design proposals
and provided recommendations (see Exhibit 9).
The applicant responded to the Consulting Architect's final recommendations in writing
(see Exhibit 1 0). The following outlines the Consulting Architect's recommendations and
the applicant 's response in italics.
Planning Commission Staff Report -Page 6
485 Monterey A venue/Z-15-00 1, S-15-0 18
October 14, 2015
1. Lower Porch and First Floor Plate Height
The Town's Consulting Architect believes the porch and first floor plate height
should be lowered to a uniform nine-foot elevation.
The applicant states that the most current two-story projects have a nine-foot first
.floor and a nine-foo t second floor plate height. The proposed des ign of a 1 0-foot first
.floor and eight-foot second floor plate he ight would still have the same overall
building height. The applicant reduced th e finished floor level by 6-inches, lo wering
th e overall house on the site, and within th e allowable ma x imum height (see Exhibit
17). Details such as th e broader wrapped entry porch, heavy column base, upper
leve l bay window seat bump outs that are not stacked on th e first floor bays all help
redu ce the overall bulk and mass and anchor the house to the site. The roof pitch has
been reduced to provide a more consistent look with other "Craftsman " styled homes
in the ne ighborhood.
Based on the context of the neighborhood which include s a mix of homes with 9 feet
floor p lates and 10 foot floor plates, and the applicant lowering the finished floor
level both the consulting architect and staff are able to support the proposed porch
and first floor plate height.
2. Roofing Material
The Town's Consulting Architect recommends matching the front porch roofing
material, standing seam metal, to the other main house composition roofing.
Th e applicant states the current design proposes a metal roof detail at th e porch
areas only, drawing attention to the lower and more transparent element. Th e d es ign
detail is consistent with current interpretation of a more updated "Crajisman "
aesth etic. The change in materials lends further character for the home, separating it
as custom rath er than spec in nature by th e use of more robust and unique ma terials
(see Exhibit 17).
Staff can support the combination of roof materials as the use of roof materials and
mixes of roof material s are consistent with the architectural style selected.
3. Siding
The Town's Consulting Architect recommends utilizing mitered shingles at all
comers to soften the appearance of the large house.
Th e applicant modified the design to incorporate the us e of mitered shingles (see
Exhibit 17).
Planning Commission Staff Report -Page 7
485 Monterey A venue/Z-15-00 1, S-15-0 18
October 14, 2015
4. Windows
The Town's Consulting Architect recommend s the applicant providing a sample of
the window , and examine the details to ensure that the divided panels are consi stent,
or equal to, the photo example provided on page 48 of the Residential Des ign
Guidelines.
The applicant provided that the windows incorporate a simple mullion pattern at the
top of the windows only, again lending a more custom look and giving the building
some detail. The windows will be aluminum clad exterior/painted wood interior (see
Exhibit 11).
After the applicant provided a sample both the Consulting Architect and staff found
the proposed windows to meet the Residential Design Guidelines and the high quality
of the building materials.
C. Neighborhood Compatibility
Based on the Town and County records, the residences in the immediate neighborhood
range in size from 1,010 to 2,860 square feet. The FAR ranges from 0.11 to 0.33. The
applicant is proposing a 2 ,853 square foot home (not including the garage square footage)
on a 9,000 square foot parcel. The maximum allowed square footage for the lot size is
2 ,8 62 square feet.
Planning Commission Staff Report -Page 8
485 Monterey A venue/Z-15-00 1, S-15-0 18
October 14 , 2015
The Neighborhood Analysis table below reflects the current conditions in the immediate
neighborhood.
Address House SF Garage SF Lot Size SF Boase FAR Stories
461 Monterey Ave. 2,767 480 9,000 0.31 2 Single Family
477 Monterey Ave. 1,010 0 9,000 0.11 1 Single Family
480 Monterey Ave. 2,860 441 9,000 0.32 2 Single Family
482 Monterey Ave. 2,410 441 7,405 0.33 2 Single Family
484 Monterey Ave. 2,408 441 7,405 0.33 2 Single Family
500 Monterey Ave. 2,842 0 9,000 0.32 1 Duplex
501 Monterey/
306 Andrews St. 3,470 0 9,000 039 2&1
Multi-Family
3 70 Andrews St./
470 San Benito 5,348 0 9,000 0.59 1&2
Multi-Family
500 San Benito 1,742 360 9,000 0.19 1 Duplex
485 Monterey Ave. 1,506 0 9,000 0.17 1 (E) Qf!ice
485 Monterey Ave. 2,853 774 9,000 0.32 2 (P) Single-Fam#v
*The shaded properties are duplex and multi-family residences and are a differen t
housing type than the proposed single-family project.
At 2,853 square feet, the residence would be the second largest single-family house based
on square footage and the third largest single-family house based on FAR in the
immediate neighborhood.
D . Tree Impacts
The existing si te h as 12 protected trees as defined by the Town Code. Per the Consulting
Arborist's report dated March 3 1, 20 15 , "most of the tree s are not in good condition and
no tree has better than a "Fair/Good" preservation suitability. Several of the trees are
causing significant pavement damage" (see Exhibit 12). Initially the applicant had
proposed to incorporate three of the existing trees into the proposed site plan and
Planning Commission Staff Report-Page 9
485 Monterey A venue/Z-15-00 1, S-15-0 18
October 14 ,2015
landscape plan. However, upon further review of the Consulting Arborist's report , the
condition of the existing trees, the allowable building envelope on this parcel , and the
site constraints the applicant has proposed to remove all trees from the site (see Exhibit
13).
The applicant will provide tree replacement pursuant to the Town Code requirements
(Exhibit 3). The Consulting Arborist recommends in the report dated August 23 , 2015
that not all of the replacement trees be planted on the small project site. The intent is not
to overcrowd the site with trees. The Consulting Arborist recommends a licensed
landscape architect be hired to select appropriate tree species and placement for the site.
In-lieu fees will be required for any required replacement trees that cannot be
accommodated on the site.
E. General Plan
The proposed project conforms with the existing General Plan Designation of Medium
Density Residential (5-12 dwelling units per acre).
The goals and policies of the 2020 General Plan applicable to this project include but are
not limited to:
• Goal LU-6 -To preserve and enhance the existi ng character and sense of place in
residential neighborhoods.
• Policy LU-6.5 -The type, density, and intensity of new land uses shall be consi stent
with that of the immediate neighborhood.
F. CEQA Determination
The zone change is Statutorily Exempt according to Section 21083.3 of CEQA as adopted
by the Town, which exempts projects that are consistent with the General Plan where an
EIR was certified with respect to the General Plan, and there are no effects on the
environment peculiar to the parcel or new information that shows impacts will be more
significant than shown in the EIR.
The Architecture and Site application is Categoricall y Exempt pursuant to the adopted
Guidelines for the Implementation of California Environmental Quality Act, Section
15303: New Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
At thi s time, the Town has received one public comment. The applicant has provided a letter of
support from the property owner of 47 7 Monterey Avenue, the neighboring property to the south
Planning Commission Staff Report -Page 10
485 Monterey Avenue/Z-15-001, S-15-018
October 14 ,2015
(see Exhibit 14). The applicant sent a letter describing the project and a copy of the proposed
plans to surrounding neighbors .
SUMMARY AND RECOMMENDATION:
A. Summary
The zone change would be beneficial to the neighborhood since development of a single-
family residence on the subject property would enhance the surrounding residential
neighborhood and, with the zone change, match the setbacks required on the adjacent
residential properties. In addition, replacing the existing office use with a single-family
residence would reduce traffic impacts, parking requirements and provide an additional
housing unit.
The proposed zone change would also make the property consistent with the General Plan
land use designation for the subject site and complies with the goals and policies within the
General Plan as noted above.
The proposed Architecture and Site application meets all zoning requirements and complies
with the Residential Design Guidelines. The proposed residence is well designed, is an
appropriate size for the lot, and would be compatible with the surrounding homes in the
immediate neighborhood.
Staff recommends that the applications be forwarded to the Town Council with a
recommendation of approval as outlined in the recommendation sections below.
B. Rezone Recommendation
If the Commission finds merit with the proposed zone change, staff recommends the
Planning Commission take the following actions:
1. Find that the proposed project is Statutorily Exempt pursuant to Section 21083.3 of
the State Environmental Guidelines as adopted by the Town (Exhibit 2); and
2. Find that the proposed zone change is consistent with the General Plan (Exhibit 2),
and
3. Forward the Draft Ordinance (Exhibit 4) to the Town Council with a recommendation
of approval with the recommended conditions of approval in Exhibit 3.
If the Commission has concerns with the zone change application, it can forward a
recommendation to deny the application to the Town Council.
Planning Commission Staff Report -Page II
485 Monterey A venue/Z-15-00 1, S-I5-0 18
October I4, 20 I5
C. Architecture and Site Application Reco mmendation
If the Planning Commission finds merit with the proposed project, it should:
I. 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 Section 29.10.09030(e) of the Town
Code for granting approval of a demolition of a commercial building (Ex hibit 2);
and
3. Make the finding that the project complies with the Residential Design Guidelines
(Exhibit 2); and
4. Make the required considerations as required by Section 29.20.150 of the Town
Code for granting approval of an Architecture & Site application (Exhibit 2); and
5. Forward a recommendation to Town Council to approve Architecture and Site
Application S-15-018 with the conditions contained in Exhibit 3 and development
plans attached as Exhibit 17.
If the Commission has concerns with the proposed project, it can:
1. Continue the matter to a date certain with specific direction ; or
2. Approve the application with additional and/or modified conditions; or
3. Forward a recommendation to deny the application to the Town Council.
;7el}ared by: 1
Erin M. Walters
Associate Planner
LRP:EW:cg
Approved by:
Laurel R. Prevetii
Town Manager/Community Development
Director
cc: Michael Black, Black Real Estate Investments LLC, 15651 Glen Una Drive, Los Gatos, CA 95030
Elizabeth Wiersema, Studio Three Design, 1585 The Alameda Suite 200, San Jose CA 95126
N :\DEV\PC REPORTS\2 015\Mont e rey485 .docx
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485 Monterey Avenue
EXHIBIT 1
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PLANNING COMMISSION-October 14,2015
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
485 Monterey A venue
Zone Change Application Z-15-001
Architecture and Site Application S-15-018
Requesting approval to rezone a property from 0 to R-1D, to demolish an existing office
building, construct a new single-family residence, construct an accessory structure with
reduced setbacks, and to obtain a grading permit for property zoned 0. APN 410-16-026.
PROPERTY OWNERS: Black Real Estate Investment LLC
APPLICANT: Michael Black
FINDINGS:
Required finding for CEQA:
• The zone change is Statutorily Exempt according to Section 21 083.3 of CEQA as
adopted by the Town, in that it is compatible with the existing general plan and the
adopted EIR for the existing General Plan.
• The architecture and site application 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.
Required consistency with the Town's General Plan:
• That the proposed Zone Change is consistent with the General Plan and its Elements in
that the proposed zoning is consistent with the existing General Plan designation.
Required findings for demolition:
• As required by Section 29.10.09030(e) of the Town Code for the demolition of a single
family residence:
1. The Town's housing stock will be increased by one housing unit;
2. The structure has no historic significance;
3. The property owner does not desire to maintain the structure due to its current
condition; and
4. The economic utility of the structure is limited due to its condition.
Required Compliance with the Residential Design Guidelines:
• The project is in compliance with the Residential Design Guidelines for single-family
homes not in hillside residential areas.
EXHIBIT 2 .
CON SID ERA TIONS:
Required consideration s in review of Architecture and Site applications:
• As required by Section 29.20 .150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
N :\DEV\FIN DINGS\20 15\MONTEREY 485.DOCX
PLANNING COMMISSION-October 14, 2015
CONDITIONS OF APPROVAL
485 Monterey A venue
Zone Change Application Z-15-001
Architecture and Site Application S-15-018
Requesting approval to rezone a property from 0 to R-ID, to demolish an existing office
building, construct a new single-family residence, construct an accessory structure with
reduced setbacks, and to obtain a grading permit for property zoned 0. APN 410-16-026.
PROPERTY OWNERS: Black Real Estate Investment LLC
APPLICANT: Michael Black
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
I. 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 September 17, 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 pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. 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.
4. GENERAL: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. REPLACEMENT TREES: Replacement trees shall be planted for tree s being removed .
The number and size of new trees shall be determined using the canopy replacement table
in the Town 's Tree Protection Ordinance. Required trees shall be planted prior to final
inspection.
7. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations made by Deborah Ellis , MS., identified in the Arborist's reports dated as
received March 31 , 2015, May 19 ,2015, and August 24, 2015, on file in the Community
Development Department. A Compliance Memorandum shall be prepared by the applicant
and submitted with the building permit application detailing how the recommendations
have or will be addressed . These recommendations must be incorporated in the building
permit plans , and completed prior to issuance of a building permit where applicable.
8. TREE FENCING: Protective tree fencing and other protection measures 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. Refer to tree fencing requirements and other
protection measures identified in the Arborist's reports dated as received March 31 2015 ' ' May 19 , 2015, and August 24, 2015, on file in the Community Development Department.
Include a tree protection plan with the construction plans. EXHIBIT 3
9. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet
the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient
Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee
schedule adopted by the Town Council is required when working landscape and irrigation
plans are submitted for review.
10. LANDSCAPE INSTALLATION: Prior final occupancy front yard landscaping must be
installed.
11. ARCHITECTURAL CONSULTANT REQUIREMENTS: The developer shall implement,
at their cost, the recommendation made by Cannon Design Group, identified in the
Architectural Consultant reports, dated as received April 20, 2015, June 3, 2015, and
August 19 , 2015 on file in the Community Development Department. A Compliance
Memorandum shall be prepared by the applicant and submitted with the building permit
application detailing how the recommendation has or will be ad dressed. This
recommendation must be incorporated in the building permit plans, and completed prior to
issuance of a building permit
12. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit,
the developer shall provide the Community Development Director with written notice of
the company that will be recycling the building materials. All wood, metal, glass, and
aluminum materials generated from the demolished structure shall be deposited to a
company which will recycle the mate rials. Receipts from the company(s) accepting these
materials, noting the type and weight of materials, shall be submitted to the Town prior to
the Town's demolition inspection.
13. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
14. 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 s hall 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 n ot expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
15. 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
16. PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the
existing office building and a Building Permit shall be required for the construction of the
new single-family residence and a separate Building Permit for the detached garage.
Separate permits are required for electrical , mechanical, and plumbing work as necessary.
17 . 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.
18 . SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
19. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application
and a Bay Area Air Quality Management District Application from the Building
Department Service Counter. Once the demolition form has been completed, all signatures
obtained, and written verification from PG&E that all utilities have been disconnected,
return the completed form to the Building Department Service Counter with the air
District's J# Certificate, PG&E verification, and three (3) sets of s ite plans showing all
existing structures, existing utility service lines such as water, sewer, and PG&E. No
demolition work shall be done without first obtaining a permit from the Town.
20. SOILS REPORT: A Soils Report , prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be s ubmitted with
the Building Permit Application. This report shall be prepared by a licensed c ivil
engineering specializing in soils mechanics.
21. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector at foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soi ls
report, and that the building pad elevation and on-site retaining wall locations and
elevations have been prepared according to the approved plans . Horizontal and vertical
controls shall be set and certified by a licensed surveyor or registered civil engineer for the
following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation comer locations
d. Retaining Walls
22. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be
designed with adaptability features for single family residences per Town Resolution 1994-
61:
a. Wood backing (2 " x 8" minimum) s hall be provided in all bathroom walls at water
closets, showers, and bathtubs, located 34-inches from the floor to the center of the
backing, suitable for the installation of grab bars.
b. All passage doors shall be at least 32-inches wide on the accessible floor.
c. Primary entrance shall be a 36-inch wide door including a 5'x5' leve l landing, no more
than 1/2 -inch out of plane with the immediate interior floor level with an 18-inch
clearance at interior strike edge.
d. Door buzzer, bell, or chime shall be hard wired at primary entrance.
23. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue-lined, i.e. directly printed, onto a plan sheet.
24. BACKWATER VALVE: The scope of thi s 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.
25. 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 I 0-feet
of Chimney.
26. FIRE ZONE: The project requires a Class A Roof assembly.
27. 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
28. 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.
29. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development-Planning Division: Erin Walters at (408) 354-6867
b. Engineering/Parks & Public Works Department: Mike Weisz at (408) 354-5236
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.
f. Bay Area Air Quality Management District: ( 415) 771-6000
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
30. GENERAL: All public improvements shall be made according to the late st 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 an encroachment 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.
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 any permit.
32. PUBLIC WORKS INSPECTIONS: The developer or his representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to
on-site drainage facilities , grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in rejection of work that went on without inspection .
33. RESTORATION OF PUBLIC IMPROVEMENTS: The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of the developer's operations. Improvements such as, but not limited to: curbs, gutters,
s idewalks, 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.
34. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street
and/or sidewalk requires an encroachment permit. Special pro visions such as limitations on
works hours, protective enclosures, or other means to facilitate public access in a safe
manner may be required.
35. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of
any Permit.
36. 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.
37. GRADING PERMIT: Grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of the Town Grading Ordinance. The
grading permit application (with grading plans) shall be made to the Engineering Division
of the Parks & Public Works Department located at 41 Miles A venue. The grading plans
shall include final grading, drainage, retaining wall location, driveway, utilities and interim
erosion control. Grading plans shall list earthwork quantities and a table of existing and
proposed impervious areas. Unless specifically allowed by the Director of Parks and
Public Works, the grading permit will be issued concurrently with the building permit. The
grading permit is for work outside the building footprint(s). A separate building permit,
is sued by th e Building Department on E. Main Street is needed for grading within the
building footprint.
38. DRIVEWAY : The driveway conform to existing pavement on Andrews Avenue shall be
constructed such that existing drainage patterns will not be obstructed
39. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
issuance of a grading permit/building permit.
40. PAD CERTIFICATION: A letter from a licensed land surveyor shall be provided stating
that the building foundation was constructed in accordance with the approved plans shall be
provided subsequent to foundation construction and prior to construction on the structure.
The pad certification shall address both vertical and horizontal foundation placement.
41. DEDICATIONS: The following shall be dedicated on the parcel map by separate
instrument. The dedication shall be recorded before any permits are issued:
a. Monterey A venue and Andrews Street: A chord of a 10-foot radius at the intersection.
4 2. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the
application. The soi ls report shall include specific criteria and standards governing site
grading, drainage, pavement design , retaining wall design, and erosion control. The report s
shall be signed and "wet stamped" by the engineer or geologist, in conformance with
Section 6735 of the California Business and Professions Code.
43. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation s hall
be conducted for the project to determine the surface and s ub-s urface conditions at the si te
and to determine the potential for surface fault rupture on the site. The geotechnical study
shall provide recommendations for site grading as well as the design of foundations,
retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility
trenching and pavement sections. All recommendations of the investigation shall be
incorporated into project plans.
44. SOILS REVIEW: Prior to issuance of any permit, the applicant 's engineers shall prepare
and submit a design-level geotechnical/geological investigation for review and approval by
the Town. The applicant 's soils engineer shall review the final grading and drainage plans
to ensure that designs for foundations, retaining walls, site grading, and site drainage are in
accordance with their recommendations and the peer review comments. The applicant 's
soils engineer's approval shall then be conveyed to the Town either by letter or by signing
the plans .
45. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all
excavations and grading shall be inspected by the applicant 's soils engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design-level geotechnical report, and recommend appropriate changes in
the recommendations contained in the report, if necessary. The results of the construction
observation and testing should be documented in an "as-built" letter/report prepared by the
applicants' soils engineer and submitted to the Town before final release of any occupancy
permit is granted.
46. UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility
services , including telephone, electric power and all other communications lines
underground , as required by Town Code Section 27 .50.015(b ). All new utility services
shall be placed underground . Underground conduit shall be provided for cable television
service. Applicant is required to obtain approval of all proposed utility alignments from
any and all utility service providers. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities.
47. TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed
subject to the following requirements:
a. The Town standard "T" trench detail shall be used.
b. A Town approved colored controlled density backfill shall be used.
c. The total asphalt thickness shall be a minimum of 3-inches or shall match the existing
thickness, whichever is greater. The final lift shall be 1.5-inches of half inch medium
asphalt. The initiallift(s) shall be of three quarter inch medium asphalt.
d. The Contractor shall schedule a pre-paving meeting with the Town Engineering
Construction Inspector the day the paving is to take place.
e. A slurry seal topping may be required by the construction inspector depending his
assessment of the quality of the trench paving. If required , the slurry seal shall extend
the full width of the street and shall extend 5-feet beyond the longitudinal limits of
trenching. Slurry seal materials shall be approved by the Town Engineering
Construction Inspector prior to placement. Black sand may be required in the slurry
mix. All existing striping and pavement markings shall be replaced upon completion of
slurry seal operations. All pavement restorations shall be completed and approved by
the Inspector before occupancy.
48. SIDEWALK REPAIR: The developer shall repair and replace to existing Town standards
any sidewalk damaged now or during construction of this project. Sidewalk repair shall
match existing color, texture and design, and shall be constructed per Town Standard
Details. The limits of sidewalk repair will be determined by the Engineering Construction
Inspector during the construction phase of the project.
49. CURB AND GUTTER: The developer shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. New curb and
gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair
will be determined by the Engineering Construction Inspector during the construction
phase of the project.
50. DRIVEWAY APPROACH: The developer shall install one (1) Town standard residential
driveway approach. The new driveway approach shall be constructed per Town Standard
Details.
51. CURB RAMPS: The developer shall construct one (1) curb ramp in compliance with ADA
Standards.
52 . THRU-CURB DRAIN: The developer shall remove the existing thru-curb drain in the right
of way and replace the curb, gutter and sidewalk as necessary.
53. FENCING: Any fencing proposed within 200-feet of an intersection shall comply with
Town Code Section §23.1 0.080.
54. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements,
including but not limiting to trees and hedges , will need to abide by Town Code Section
23.1 0.080, 26.1 0.065 , 29.40.030.
55. CON STRUCTION 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.
56. 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 provisions 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.
57. 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 from the source. If the device is located
within a structure on the property, the measurement s hall 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 .
58. CONSTRUCTION MANAGEMENT PLAN: The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic
Control Plan, Project Schedule, s ite security fencing , employee parking, construction
staging area, materials storage area(s), construction trailer(s), concrete washout(s) and
proposed outhouse locations.
59. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by Wes t
Valley Sanitation District and approved by the Town of Los Gatos before th ey are used or
reused. Sanitary Sewer Clean-out is required for each property at the property line or
location specify by the Town.
60. SA NIT AR Y 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 flushing 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 Building Official. The Town shall not
incur any liabi lity 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.
61. BEST MANAGEMENT PRACTICES (BMP s): The applicant is responsible for ensuring
that all contractors are aware of all storm water quality measures and that such measure s
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 of BMPs (temporary removal during construction
activities) shall be replaced 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 work
orders.
62. SITE DESIGN MEASURES: All projects shall incorporate the following measures:
a. Protect sensitive areas and minimize 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.
63. 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 often 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.
64. 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.
65. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks . No through
curb drains will be allowed. Any storm drain inlets (public or private) directly connected
to public storm system shall be stenciled/signed with appropriate "NO DUMPING -Flows
to Bay" NPDES required language. On-site drainage systems for all projects shall include
one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit.
These include storm water reuse via cisterns or rain barrels, directing runoff from
impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to
be used they shall be placed 1 0' minimum from adjacent property line and/or right of way.
66. 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.
67 . GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times
during the course of construction. All construction shall be diligently supervised 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 an
encroachment 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 an encroachment
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.
68. COVERED TRUCKS : All trucks transporting materials to and from the site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
69. 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. A State of California licensed (C-16)
Fire Protection Contractor shall submit plans, calculations, a completed permit application
and appropriate fees to this department for review and approval prior to beginning their
work.
70. 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 this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant(s).
71. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with
applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-
7 . Provide appropriate notations on subsequent plan submittals, as appropriate to the
project.
72. 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 (1 01.6 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.
N :\D EV\CON DITIONS\20 15\Monter ey4 85 .docx
ORDINANCE
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE ZONING MAP FROM 0 TO R-ID
FOR PROPERTY LOCATED AT 485 MONTEREY A VENU E
(APN: 410-16-026)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS :
SECTION I
The Zoning Map of the Town of Los Gatos is hereby amended to change the zoning on
property located at 485 Monterey A venue (Santa Clara County Assessor Parcel Number 41 0-16-
026) as shown on the map attached hereto as Exhibit A, from 0 (Office) to R-1 D (Single Family
Residential Downtown). The following condition must be complied with before issuance of any
grading, or construction permits:
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
(Planning Division)
I. CONFORMANCE WITH ZONE. The existing nonconforming office building shall
conform to the new zoning requirements within one year of adoption of the zone change.
EXHIB IT 4
SECTION II
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on ____ , 2015, and adopted by the following vote as an ordinance of the Town
of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on ____ , 2015 .
This ordinance takes effect 30 days after it is adopted.
CO UNCIL MEMBERS :
AYES :
NAYS:
ABSENT:
ABSTAIN:
ATTEST:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS , CALIFORNIA
C LERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N :\DE V\ORDS\20 15\Mo nterey4 85 .docx
TOWN OF LOS GATOS
Change of zoning map amending the Town Zoning Ordinance.
1:81 Zone Change From: 0 To: R-1 D
N
A
Application No. Z-15-001 A.P.N. #410-16-026
p
Forwarded by Planning Commission Date:
Approved by Town Council Date: Ord:
Clerk Administrator Mayor EXHIB IT A
of Exhibit 4
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485 Monterey Avenue-PROJECT DATA
EXISTING PROPOSED REQUIRED/
CONDITIONS PROJECT PERMITTED
Zoning district Office R-10 Rezone
Land use Medical Office Single Family Architecture and Site
Application
General Plan Designation Medium Density Same -
Residential
Lot size
• square feet 9 ,000 s.f. Same 5,000 sq . ft. min imum
Exterior materials:
• siding Painted Brick and Cedar Shingles , -
Stucco Stained
• trim Wood Wood -
• windows Aluminum Aluminum Clad/Wood -
Interior
• roofing Gravel Composition -
Asphalt/Metal
Standing Seam Roof
Building floor area:
• first floor 1,506 sq . ft. 1 ,709 sq . ft. -
• second floor 0 sq . ft. 1,144 sq . ft. -
• countable attic 0 sq . ft. 0 sq. ft.
• total 1,506 sq . ft. 2,853 sq . ft. 2,862 sq . f t. maximum
0 .32 FAR 0 .32 FAR
• garage 0 sq . ft. 774 s.q. ft. 776 sq. ft. maximum per
15% accessory structure
coverage
Setbacks (ft.):
• front 9ft. 16 ft.-6 in. 15ft. minimum
• rear 79ft. 71 ft.-6 in.for main 20ft. minimum for main
residence residence
3 ft. for accessory 5 ft. min. for
structure accessory structure
3 ft reduced setback
requested
• street side 4ft. 13ft.-8 in . 10ft. minimum
• side 27ft. 5 ft. 5 ft. minimum
Maximum height (ft.) 15ft. 29ft-1-1 /2 in . 30 ft. maximum
Parking 9 surface spaces 2 garage spaces 2 spaces minimum
Sewer or septic Sewer Sewer -
EXHIBIT 5
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Dear Staff,
!D~s~~~4f~
GENERAL CONTRACTOR
334 Santana Row, #225, San Jose, CA 95128
(408) 219-4421 • Fax (408) 354-7415
License # 934939
485 MONTEREY AVENUE, LOS GATOS
Proposed Project
"2-1/?-C<'"' (
S-It;; C~8
RECEIVED
AUG 2 8 2015
TO'NN OF LOS GATOS
PlANNING DIVISION
The foll o wing i s a description of the proposed project at 485 Monterey Avenue in Los Gatos. We
propose to rezone the existing medical office to single family residential. Single family residential is
consistent with the General Plan. T he plans are to demolish the existing medical building, parking lot,
hardscape and existing landscap e.
Our proposed project con sists of a custom two story home that includes a two-car detached garage.
T he updated craftsman design is con sistent with the existing neighbo rhood as we will be using shingle
siding, exterior stone veneer and a large wraparound porch. The second story setbacks and front porch
are used to reduce the sizing of the home.
T he landscape plans show an inviting front yard focusing on the wraparound porch. Alo ng Andrews
Street the 6 foot fence is setback to allow for a planting strip between the fence and sidewalk. We feel
this landscap e will increase the visibility to the street and provide an inviting portrait to the
n eighborhood.
Our goal is to transform the current dilapidated medical office into a beautiful new home for the
surrounding neighborhood. Please feel free to ca ll or email me with any questions. I can be r eached at
408-219-4421 or michacl@pcnins ulabuil dcrsinc.com .
Sincerely,
Michael Black
EXHIBIT 6
--------------www.peninsula buildersinc.com --------------
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PBD
PE N I N SU L A BUILD ER S 6. DEV E LOP M E N T
485 MONTEREY AVENUE, LOS GA TOS
Letter of Jus tificatio n
REC EIVED
Town of L os Gatos
P la nning D e partment
1 10 E. Main Street
Los Gatos, CA 95030
Dear Sta ff,
SE P 0 8 2015
TOWN OF LO S GATOS
PLANNING DIVISION
Z -1 «7 -0C' I
S.-t?-ot~
T h e pro perty at 4 85 M onter ey A venue i s cur r ently a vacant medica l offi ce built in 1960. The p ar cel
has b een identifie d in the Gen er al Plan as Medium D en si ty R es idential. W e have submitted plan s for
a rezone o f the p ar cel fro m O ffic e to Residential. The plans include the design o f a single family
ho u se with a detached gar age. We have decide d to apply for the r ezoning o f this p ar cel as we agree
with the Gen eral Plan and b elieve the b est use for this pro p er ty is a single family h ome. Our desire
to build a single family h o m e in this r es idential neighbo rhood is a great opportunity to trans fo rm
this p r ominent corner. T he curr ent o ffi ce building, par king lo t and exis ting landscape are proposed
to b e demolish ed . B ess W ier sem a, fr om Studio 3 D e sign, h as d esigned the n ew p rop osed h o m e t o
conform t o the surrounding n eig hborhood.
T h e p rop os ed craftsman style home is highlighted wi th shingle siding and a w r aparound fr o nt
p or ch . We h ave upd a ted the de sign to include a m etal roof detail at the fr ont p o r c h o nly, drawing
attention to this lower and m o r e tran sp ar ent elem ent. T his d esign d etail is con sist ent histo rically
with a "shingl e siding" and the curr ent interp re ta tio n of a m ore u pd ated craftsm an style. The c hange
in m ateri als lends t o further ch aracter o f the h ome separating it as a cu stom d esign. We are al so
prop osing a 1 0-foot firs t fl oor and 8-foot second fl oor plate heigh t. Most c urrent two-story pro jects
h ave a 9-foot fir s t fl oor and 9 -foo t se cond fl oor plat e h eight which m ea ns we still h ave the same
overall building h eight. T h e d esire t o have the 10-foot first fl oor p la te is to all ow m o r e natural lig ht
in to the h o u se w hich will lend to u sing less electrici ty through o ut the day. We h av e la rge fr o nt and
r ea r p o rches as well as a second s tory setbac k around the entire h o use which cr eates sh ad ow s at
m os t part s o f the day . We h ave revised the grading p la n s and h ave lower ed the h o u se fmi sh fl oor
elevation by 6 inch es to h elp with any con cerns . Details such as the wraparound en try porch , wood
columns with stone b as e, and u pper level bay w indow bump outs all h elp to r educe the over all b ulk
and m ass o f th e first fl oor heig ht. The r oof pitch h a s al so b een red uced to p rovid e a m o r e con sistent
look wi th o ther craftsm an styled h om es in the ar ea.
We b eli eve the prop o sed h ome will be a great addition to the n eigh bo rh ood.
Regards,
Mich ael & J ennife r B lack
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485 MONTEREY AVENUE ZONING MAP
I
I
D Town Boundary
R-1 (Single-Family Residential)
R -1 D (Single-Family Residential Downtown)
~ Subject Site
0 (Office)
C-1 (Neighborhood Commercial)
EXHJBIT 1
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485 MONTEREY AVENUE GENERAL PLAN MAP
D Town Boundary ~ Subject S ite
D Medium Density Residential D Neighborhood Commercial
£.XillBlT 8
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CQG
CANNON
DESIGN
GROUP
April 20, 2015
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 485 Monterey Avenue
Dear Erin:
ARCHITECTURE PLANN1NG URBAN DESIGN
RECE\VED
APR 2 0 Z015
TOWN OF LOS GATOS
PLANNING DIVISION
I reviewed the drawings, and visited the site . My comments and recommendations are as foll ows:
Neighborhood Context
The site is located in an established neighborhood of single family homes. It also includes a couple of office buildings to
the south. Most homes are one-story in height or have second floors embedded within the roof form .
Photographs of the neighborhood are shown on the following page.
70 0 LARKSPUR LA N DI NG C IRCL E . SU IH 199 . LA RKS PU R . CA . 94939
EXHIBIT 9
TEL : 4 1 5.33 1 .3795
CDGPLA @PACBELL.NET
e 1mmediate left
House to the immediate rear
Nearby house across Monterey Avenue
Nearby two story home to lhf' left on Monterey Ave
fxisting buildmg on the site
485 M o nterey Avenue
Design Rev iew Comments
April 20, 20 15 Page 2
House Immediately across Monterey Avenue
Nearby house across Monterey Avenue
Nearby one-story homP arross 1 he ml Prsec lion
CANNON DESIGN CROUP 700 LARKSPUR LANDING CI RCLE . SU ITE 199 . LARKSPUR . CA . 94939
485 M onterey Avenue
Des ig n Review Comments
April 20 , 20 15 Page3
Concerns and Recommendations
In general, the proposed home design is well done. The front and side elevation s facing the two corner streets are shown below.
Propospd Monterey A\ enue Front Elevalton
,.... ~· ~...,._ ...,
f/!1--' .
.. ,...,. ' ""'1' "'
I
~~ ;?:c "'tf \ ......
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I. 11 '1 -. 1±1~ ~~ l ~ l I H' .q 11 ·1 -L ~ I I.J
;.J. •
_.1! ~~ ?-r ,::-I L,
... .,.,.,...!
r-..""' II II ;;~' ~ ., ...---6 . ,..., ·.· I ·I~ ' J II' m;
1m ~ 4: J
I r ~· llf!! 1 ~/l.l, I
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H :ll ' ifil • lt:%1 -~ :' liM ~.flit .
.
~":"\.
·I'Jt!jJI ~til .
·"!
. l'l':·",d' ' , ......... ' I • . I ..-'
Proposed fhur~,ton '>tree/ S1de flevat1on
1. However, both Town staff and I believe that the bulk of the house would b e ver y much out of character with the
o ther homes n earb y. Those h o mes are either one-story in height, have s ignifican t second fl oor s etbacks or have
the second floor embedded within the roof form .
Rc:u>tumcndauon: Re q uest the appltca n t to proYI<.k H dcs1gn that 1~ more: S\ mpathcllc to tht· tmrnc:th;ttc: neighbor
hood
CANNON DESIGN GROUP 7 00 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
485 Monterey Ave nue
D esign Review C omments
April 20 , 20 15 Page 4
The recommendations below are related to the current design, and may not be relavant to a revised design as recom-
mended above.
2. The pro posed metal roofs at the entry porch and on the rear of the ho use are very much out o f character for thl s
neighborhood.
Rnommcndallon l.Julilt rhc s ame roofin~ marenal as propo5rd for rhc rtmamder of rhe hnust•. \\l1tlr usmg rh .H
m.ucnal fot allwof surlau:< would proYtde the most vi~ual un111 for the house. the usc of metal roofing al ba)
wmdows would lw .tcccptahlc.
Rt•wmmended Fro nt Flevat io n Cha nges
3. The porch r oof is mi ss ing the traditional beam above the columns.
Rlt omnwndall<>n \Jd a wood lx .un at rht l n tn port h,
4 . The upper arched window at the Master Bedroom on the rear elevation is large, and is crowding the soffit of the
gable roof.
Rn:ommt·ndallon : Rcdutt•thc ~tzt· ot the .trdKd \\tndcl\\ to allcl\\ mort· rnom buwcu1 tht \\tndn\\ .tnd tlw g ahk
can-s
Rec ommencJecJ Rear f/('\ Jl/on Changes
CANNON DESIGN G ROU P 700 LA RKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
485 Monterey Avenue
Design Review Comments
Ap ril 20, 20 15 Page 5
5. I did not see any informatio n regarding the height or design of the side fe n ce along Thurston Street. It appears
to be placed at the sidewalk line . Unless the fence is low and o pen, it would not enhance the pedestrian experi-
en ce along Thurston Street.
Rnommend;IIJon . ~~~the ttnc~ bad; ltOilt the ~tdt·\\alk edge .. tnd .1Jd landst'.tpll)g ,u II\ base .
If 11 1s tu be a tall ft·nce, dcs1gn the fence wllh an open tnp :~nd finasht·d po<ts
(~c~ n::unplc phoro• hdm\
Recess fence to allow
Erin, please le t me know if yo u have any questions, or if there are other iss ues that I did not address.
Sincerel y,
CANNON DESI GN GROUP
Larry L. Cannon
CANNON DE SI GN G RO UP 700 LA RK SPU R LAN DI N G CIRC L E . SU ITE 1 99 . LA RKSPUR . Ci\ . 94939
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CDG -CANNON
DESIGN
GROUP
June 3, 2015
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E . Mam Street
Los Gatos, CA. 95031
RE: 485 Monterey Avenue
Dear Eri n :
AR CHITECTU RE PLANNING URBAN DESIGN
RECEIVED
JUN 0 3 Z015
TOV'.'l'l OF LOS GATOS
PLAi·JNING DIVISION
I reviewed the new design drawin gs, and the architect's cover letter to staff. My comments and recommendations are as
fo llows:
Neighborhood Context
The site is located in an establis hed neighborhood of single family h omes. It also includes a couple of office buildings to
the south. Most homes are one-story in height or have second floors embedded within the roof form.
Photographs of the neighborhood are shown on the following page.
700 LARKSPUR LANDING C IR CLE. SUITE 199 . LARKSPUR . CA. 94939 TEL: 415.331.3 7 9 5
CDCPLAN@ PACB ELL.NET
/louse to the i mmediate left
House to the i mmediate rea 1
Nearby house across Monterey Avenue
CANNON DESIGN GROUP
Ex1stmg building on the site
485 Monterey Avenue
Design Review C omments
June 3, 2015 Page 2
House immediately across Mont erey Avenue
Nearby house across Monterey Avenue
Nearby one-starr home acros~ the intersection
700 LARKS PU R LANDING CIRCLE . SUITE 199 . LARKSPUR . CA. 94939
Issues and Concerns
485 Monterey Avenue
Design Review Comments
June 3, 2015 Page3
The changes made to the design since my review in April are positive. However, I agree with staff that the bulk of the
house would still be very much out of character with the other homes nearby. I appreciate the desire of the applicant to
design the house in a style that is different from the Craftsman Style homes nearby, but the Town's Residential Design
G uideline s, while r ecognizing the benefits of architectural diversity, asks applicants to look at both older and newer
homes which have been designed with sensitivity to their surroundings. A number of elements of the new design are
working against the integration of the home into this immediate neighborhood including:
• The two-story tall bay window at the front of the house.
• The steep roof pitches which would increase the home's bulk and mass.
• Awkward roof conditions created by the gable and hip roofs combination.
• Tall first floor ceiling heights.
• Awkward roof transitions on the north si de of the house.
T wo-story projecting
bay window creates
strong vertical mass
out of keeping with
the immediate
neighborhood
CANNON DESIGN GROUP
Steep roof pitches creates
large mass not common to
~~~~~the immediate neighborhood
700 LARKSPUR LANDING CIRCLE . SUITE 1 99 . LARK SPUR . CA . 94939
Recommendations
485 Mo n terey Avenue
Design Review Comments
June3, 2015 Page 4
Staff and the Planning Commission may decide that substantial ch anges are required to bring the proposed d esign into
greater harmony with the immediate neighb orh ood. H owever, I looked at what I feel are the minimum change s that
would assist in bringing the design into better harmony with its surroundings without making significant changes to the
interior living space of the home. My recommendations include the following.
1. Limit the bay window h eight on the front elevation to reinforce the first Roor eave line.
2. Reduce the roof pitch from 8:12 to no more than 6:12 . An argument could be made to further reduce all roo f
pitches to that of the porch which is 5:12, but I believe that the 6:12 pitch shown on the el evatio n diagrams
below would be acceptable.
3. Simplify the roofs at the second Roor p op outs. While the simplification s hown o n the elevation diagrams below
would, I believe, b e helpful , the des ign would be better and more visually unified without the pop o uts.
Lim it bay window
height to reinf orce
first floor eave line
4. Extend the front porch further along the north si de elevation to reinforce the fir st Roor eave Line, and give the
house m ore presence on that street frontage.
CANNON D ESIGN GROUP
Si mplify roof
Consider eliminating
pop out bay
700 LARKSPUR LANDI NG CIRCLE . SU IT E 199 . LARKSPUR . CA. 94939
485 Monterey Avenue
Design Review Comments
June 3 , 2015 Page 5
5 . Ch eck on-site conditions to better eval uate potential adverse privacy impacts on adj ac ent neighbors related to
windows on the south fa cad e of the house and to potential impacts of the second fl o or deck on neighboring
ho m es to t he south and west o f this p roperty. The applicant sho uld provi de a diagram to illustrate the location of
their proposed windows relative to the \vindows and outdoor private spaces of the homes to the south and west.
Simplify roof
Consider eliminating
pop out bay
Check on-site conditions
to determine if additional
measures are needed to
assure visual privacy f or
neighbors to the side and
rear
If staff feels that there is substantial potential for privacy intrusion s from the south facing windows, a condition
of approval could be established to require the windows on that fa cade to have sills located above interior eye
level. Since both o f the bedroom s with wi ndows on the south fa cade h ave significant windows on the fro nt or
rear of the hou se, requirements for ligh t, air and emergen cy window exiting could be satis fied.
The rear second floor deck issue presents more of a challenge. To eliminate it totally would result in a roof that
would extend up to th e eave line, blocking out all windows on the rear elevation , as shown on the diagram below.
To keep windows on this facade would require either a flat roof in the d eck area or the extension of the Master
Bedro om rear wall outward to approximately the line of the Master Bath. Since the deck wo uld be mostly providing
visual exposure to rear or side yard s, an alternative approach could be to evalua te the existing landscaping, and add
additional evergreen buffe.r landscaping to the side and rear of the lot, as n eeded.
CANNON DESIG N GROUP 700 LARKSPUR LA"'DI G CIRCLE . SUITE 199 . LA RKSPUR . CA . 9493 9
485 Monterey Ave nue
Des ign Rev iew Comments
June 3, 2015 Page 6
6. Se t the taller fence back from the sidewalk edge, and add landscaping at its ba se. Also, design the fen ce with an
open top and finished p osts similar to other Los Gatos fen ces shown in the photos below.
Erin, please let me k now if yo u have any questions, or if there are other issues that I did not address.
Sincerely,
CANNON D ES IG N GROUP
C9f~~
Larry L. Cannon
CANNON DESIG N GROUP 700 LARKS PUR LANDING C IRCLE. SUITE 199 . li\RKSPUR . CA. 94939
CQG
CANNON
DESIGN
GROUP
August 18, 2015
Ms. Erin Walters
Commu nity Development Department
'!own o f Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 485 Monterey Avenue
D ear Erin:
ARC HITECfURE P LAN NING UR BAN DESIGN
RECEIVED
AUG 1 9 201 5
TOWN OF LOS GATOS
PLANNING DIVISION
I h ave previously reviewed this p ro ject twice, and provided comments to s taf£ I reviewed the new design drawings and
the applican t's cover letter to staff. My comments and recommendations :u:e as follows:
Neighborhood Context
The site is located in an established n eigh borh ood of single family homes. It also includes a couple of offic e buil dings to
the south. Most h om es :u:e o n e-s tory in h eight or have second fl oors em b edded within the roof form.
Photogra phs o f the neighborhood :u:e sh own on the fo llowin g page.
700 LARKSPUR LANDING C I RCLE . SUITE 199 . LARKSPUR . CA . 94939 TEL: 415 .33 1 .3 79 5
CDGPLAN @ PACBELl.NfT
/louse to the immediate left
House to the immediate rear
Nearby house across Monterey Avenue
Newby two-story home to thf' left on MontC'rey 1\ve .
fxisting building on the slle
485 Monterey Avenue
Design Rev iew Comments
August 18, 20 I 5 Page 2
Hou se immediately across Monterey Avenue
Nearby house across Monterey Avenue
Nearby one-story home c1cros s th<' mter~ectlon
CANNON DESIG N GROUP 700 LARKSPUR LANDING CIRCLE . SU ITE 199 . LARKSPUR . CA. 94939
June Review Issues and Concerns
485 Momerey Avenue
Design Review Comments
August 18, 2015 Page 3
The changes made to the design since my reviews in April and June are helpful in improving the home's fit within this neigh -
borhood. The issues identified in my June le tter and the applicant's design responses are summarized below.
Issues Identified
• The two-story tall bay window at the front of the h ouse.
• The steep roof pitches which would increase the home's bulk and mass.
• Awkward roof conditions created by the gable and hip roofs combination.
• Tall first floor ceiling heights.
• Awh."Ward roof transitions on the north side of the house.
The changes that have been made in the design have reduced the overall height and bulk of the strucrure, and have
simplified many of the awkward roof relationships of the earlier design. The elevations reviewed for the June letter are
shown below along with the current revised elevations .
June Issues
FRONT ELEVATION
June Issues
NORTH ELEVATION
June Elevation
REAR ELEVATION
CA N O N DESIGN G ROUP
Revised design
Revised design
Revised design
i OO LARKSP U R LAN DING CIRCLE . SU ITE 199 . LARKSP U R . CA . 9493 9
June E levation
SOUTH ELEVATION
Remaining Concerns and Recommendations
Revised design
485 Monterey Avenue
Design Review Comments
August 18, 201 5 Page 4
1. The applicant resolved the awkward porch and first floor eave height transition by raising the earlier 8-foot porch
plate height to match the 10-foot first floor plate height. This would, in my judgment, be out of scale with the
immediate neighborhood.
RLLOmmendauon Lower th~ porch and fir<t tloor pht<: hetght to a umform «J foot eln'atton
2 . The roofing material for the front porch has been changed to metal. This does not seem to be in keeping with
the other homes in the immediate neig hbo rhood, and has been discouraged in the past fo r homes where it would
be the exception to the predo minant roo f materials nearby.
Rnommend: tJOn \latch tht pon:h roohng matcnal to the othu matn house tompmttton roofing
3. The drawings which I reviewed called fo r wood shing le siding, which would be appropriate for a ho use of thi s
size so long as real wood shingles are used rather than manufactured composite shingles. There have been many
high quality ho mes with wood shingles constructed in Los Gatos over the pas t few years . Most have a pplied tradi-
ti o nal high quality details. I noted that the elevation s show corner boards, rather than mitered shingles.
Rn.ommendauon C t t.lt n· rru tercd ~lu n g le~ at a ll corners m ~ofren rhe a p pt·arancc of thts large homt !'te om
).0\ (,ato~ ex<tmplc 1011 the photo bclm\.
CA NNON DESIG N G ROUP 700 LA RKSPUR LANDI NG CI RCL E . SUITE 199 . LA RKSP U R . CA . 94939
485 Mont~r~y Ave nue
D es ign Review Comme nts
August 18, 20 15 Page 5
4 . The ca sement windows sho w divided panes a t the top of each \vindow. I believe tha t you to ld me that the ap-
pli cant is pro posing metal windows.
RccommenJatJon. RClJUC SI the <tpphcam ro supph ;t sampk \\'tnJow, and cxamrm the der.uls ro tnsurt rh;ll rlw
<htdc:d p.tm ~ art• consisrcnr wuh. or equal ro, rhc phoro examplt pro\'H.led on p<tgc 18 of the Rl'Sidcnnal DtsJ~n
c;utdehnt'
Erin , please let me know if you have any ques tions, or if there are other issues that I did not address .
Sincerely,
CANNON D ES IGN GROUP
Larry L. Cannon
CANNO N DE SIG G RO UP 7 00 LAR KSPUR LANDING CIRC LE . SU ITE 199 . LAR KSPUR . CA . 94939
CANNON DESIGN GROUP
485 Monterey Av enue
Design Revi ew Comments
August I 8, 2 0 I 5 Page 6
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700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939