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Staff Report with Exhibits.140 Arroyo Grande Way PREPARED BY: Sean Mullin, AICP Associate Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 03/24/2021 ITEM NO: 2 DATE: March 19, 2021 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Approval for Demolition of an Existing Single-Family Residence and Construction of a New Single-Family Residence on Property Zoned R-1:8 Located at 140 Arroyo Grande Way. APN 424-23-048. Architecture and Site Application S-20-013. Property Owner/Applicant: Yogesh Jhamb. Project Planner: Sean Mullin. RECOMMENDATION: Denial. PROJECT DATA: General Plan Designation: Low Density Residential Zoning Designation: R-1:8 – Single-Family Residential, 8,000-square foot lot minimum Applicable Plans & Standards: General Plan; Residential Design Guidelines Parcel Size: 6,425 square feet Surrounding Area: Existing Land Use General Plan Zoning North Residential Low Density Residential R-1:8 South Residential Low Density Residential R-1:8 East Residential Low Density Residential R-1:8 West Residential Low Density Residential R-1:8 PAGE 2 OF 8 SUBJECT: 140 Arroyo Grande Way/S-20-013 DATE: March 19, 2021 CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction. FINDINGS: ▪ As required, the project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction. ▪ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures. ▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations). ▪ As required by the Residential Design Guidelines that the project complies with the Residential Design Guidelines. CONSIDERATIONS: ▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The project site is located on the southwest side of Arroyo Grande Way approximately 435 feet southwest of Lark Avenue (Exhibit 1). The subject property is approximately 0.15 acres (6,425 square feet) and developed with a single-story, 1,150-square foot single-family residence with a 428-square foot garage. This Architecture and Site application has been referred to the Planning Commission because the residence would be the largest in terms of square footage and floor area ratio (FAR) within the immediate neighborhood. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is 6,425 square feet, located on the southwest side of Arroyo Grande Way approximately 435 feet southwest of Lark Avenue. The property is developed with a single-family residence and an attached garage. Single-family residential development surrounds the property. PAGE 3 OF 8 SUBJECT: 140 Arroyo Grande Way/S-20-013 DATE: March 19, 2021 PROJECT DESCRIPTION (continued): B. Project Summary The applicant proposes demolition of the existing residence and construction of a single- story residence with an attached two-car garage (Exhibit 12). C. Zoning Compliance A single-family residence is permitted in the R-1:8 zone. The proposed residence is in compliance with the allowable floor area, height, setbacks, and on-site parking requirements for the property. DISCUSSION: A. Architecture and Site Analysis The applicant proposes demolition of the existing single-family residence and attached garage and construction of a new 2,123-square foot single-story residence with a 428- square foot attached garage (Exhibit 12). The proposed residence would be sited in the middle of the property, utilizing the area of existing development. The height of the proposed residence is 21 feet, 10 ½ inches, where a maximum of 30 feet is allowed. The proposed project materials include painted stucco with a smooth finish, wood windows, wood garage doors, wood trim, and an asphalt shingle roof. A color rendering is included on Sheet A3.4 of the Development Plans (Exhibit 12). The applicant has provided a Project Description and a Letter of Justification summarizing the project and discussing the size of the proposed residence (Exhibits 4 and 5). Building Design The applicant proposes construction of a single-story residence with an attached garage. The proposed residence would utilize the area of existing development in the center of the property. The main portion of the residence would feature a five-in-12 hipped roof with an eyebrow dormer over the front entry. Five-in-12 gable-end roofs are proposed above the garage on the front elevation as well as the right and left portions of the rear elevation. A bay window at the right side of the front elevation is proposed with a seven and one-half-in- twelve roof pitch. Windows and doors on the front and rear elevations would feature an arched top, while those on the side elevations would have a flat top. The Town’s Consulting Architect reviewed the proposed residence and noted that design of the residence was overly complex and inconsistent with several Residential Design Guidelines (Exhibit 6). The Consulting Architect discussed the inconsistencies with the PAGE 4 OF 8 SUBJECT: 140 Arroyo Grande Way/S-20-013 DATE: March 19, 2021 DISCUSSION (continued): Residential Design Guidelines related to eave height, roof forms, window forms, materials, and garage door design. The Consulting Architect made six recommendations to address consistency of the project with the Residential Design Guidelines, which are summarized below. The applicant responded, but did not incorporate the recommended design changes to the roof forms to address consistency with the Residential Design Guidelines. The applicant’s response to each recommendation follows in italics and is included in Exhibit 7. 1. Lower the roof eave height as much as possible. The recommendation illustrations show a one-foot decrease in height. We have reduced the slope of the roof to 5:12, so instead of lowering the roof eave height by 1’, we have lowered the height of the whole house by 2’. We believe that this change will be more visible as it creates a smaller impression of the house in the neighborhood. We would like to keep 10’ exterior walls and 10’ ceilings in the house, so that we can have taller windows that provide more natural light. 2. Utilize a hip roof on the garage in lieu of the proposed gable. We believe that this recommendation was primarily to reduce the prominence of the garage. We have reduced the roof slope of the garage to 5:12, and we have also removed the brick work from the garage walls, which will significantly reduce the prominence of the garage. The gable garage roof is consistent with the selected architectural style and many other homes in our neighborhood have gable garage roofs. 3. Simplify the window forms and styles and provide wood trim on all facades. We have simplified the window forms and have provided wood trim on all facades. We have used slightly arch windows in the front and rear elevation, and we have consistent window styles for each elevation. 4. Eliminate the brick in favor of a uniform stucco treatment and add a moulding trim strip. We have eliminated the brick in all elevations and have provided uniform stucco treatment as suggested. 5. Substantially recess the garage door and select a garage door color to blend with the main body of the home rather than contrasting with it. PAGE 5 OF 8 SUBJECT: 140 Arroyo Grande Way/S-20-013 DATE: March 19, 2021 DISCUSSION (continued): The garage door has been recessed as suggested and changes are depicted in the floor plan. The color has also been updated to blend with the main body of the home. 6. Remove the roof dormer to simplify the roof. We have significantly reduced the size of the dormer; however, we require it as it is the only source to provide natural light in the entry hallway. We hope that the city will allow us to keep the roof dormer. B. Neighborhood Compatibility The subject property is 6,425 square feet and the maximum allowable floor area is 2,176 square feet for the residence and any accessory structures, and 617 square feet for the garage. The maximum allowable FAR for the residence and any accessory structure is 0.34. The table below reflects the current conditions of the residences in the immediate area based on County records and the proposed project. FAR Comparison - Neighborhood Analysis Address Zoning Residential SF* Garage SF Total SF** Lot Area SF Residential FAR No. of Stories 115 La Cienega Ct R-1:8 1,568 428 1,996 7,000 0.22 1 109 Arroyo Grande Wy R-1:8 1,195 428 1,623 9,000 0.13 1 120 Arroyo Grande Wy R-1:8 1,549 428 1,977 5,823 0.27 1 124 Arroyo Grande Wy R-1:8 1,657 428 2,085 6,402 0.26 1 143 Arroyo Grande Wy R-1:8 1,520 428 1,948 7,263 0.21 1 144 Arroyo Grande Wy R-1:8 1,150 428 1,578 6,000 0.19 1 147 Arroyo Grande Wy R-1:8 1,578 0 1,578 7,200 0.22 1 148 Arroyo Grande Wy R-1:8 1,508 428 1,936 6,800 0.22 1 140 Arroyo Grande Wy (E) R-1:8 1,150 428 1,578 6,425 0.18 1 140 Arroyo Grande Wy (P) R-1:8 2,123 428 2,551 6,425 0.33 1 * Residential square footage does not include garages. ** The total square footage numbers do not include below grade square footage. The eight properties in the immediate neighborhood are developed with one-story residences and are examples of late 1950s suburban ranch architecture. The property sizes within the immediate neighborhood range from 5,823 to 9,000square feet. Based on Town and County records, the square footage of the residences located in the immediate neighborhood range from 1,150 square feet to 1,657 square feet. The FAR of the residences in the immediate neighborhood range from 0.13 to 0.27. The applicant is proposing a 2,123-square foot residence and a FAR of 0.33 on a 6,425 square foot parcel. The proposed project would be the largest residence in terms of square footage by 466 square feet and the largest in terms of FAR by 0.06. PAGE 6 OF 8 SUBJECT: 140 Arroyo Grande Way/S-20-013 DATE: March 19, 2021 DISCUSSION (continued): The applicant has provided a Letter of Justification for the size of the residence indicating that the proposed residence size is intended to accommodate their needs (Exhibit 5). The applicant indicates that a single-story countryside ranch design was selected to maintain consistency with the neighborhood. The applicant highlights that, while the residences in the immediate neighborhood are smaller than the proposed residence, they believe additions or new residences will eventually occur to increase the size of these residences. Lastly, the applicant provides examples of residences in the neighborhood outside of the defined immediate neighborhood with sizes comparable to the proposed residence. Staff has prepared an exhibit showing the distribution of the examples provided by the applicant relative to the subject property and the immediate neighborhood (Exhibit 8). C. Site Design The proposed residence would utilize the area of existing development in the center of the property. The footprint of the residence would expand to the limitations of the required setbacks. A new driveway tying into the existing curb cut would provide access to the garage. Additional hardscape would provide pedestrian circulation around the residence. The development plans show that bark mulch would be spread throughout the remainder of the property. Details of any plans for landscaping are not required for single-family development outside of the hillside area. D. Tree Impacts The development plans were reviewed by the Town Arborist who noted that there are no trees on the site that conflict with the proposed development (Exhibit 9). The Town Arborist identified two Chinese Pistache street trees located in the parking strip in front of the residence. These two street trees require protection during construction activities per the requirements of the Town Code. Arborist recommendations for tree protection have been included in the Conditions of Approval (Exhibit 3). CEQA DETERMINATION: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction. PUBLIC COMMENTS: Story poles and project signage were installed on the site by March 8, 2021, in anticipation of the March 24, 2021 Planning Commission hearing. Public comments received by 11:00 a.m., PAGE 7 OF 8 SUBJECT: 140 Arroyo Grande Way/S-20-013 DATE: March 19, 2021 PUBLIC COMMENTS (continued): Friday, March 19, 2021, are included as Exhibit 10. All comments were forwarded to the applicant upon receipt. The applicant’s response to public comments is included as Exhibit 11. CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site application for demolition of an existing single-family residence and construction of a new a single-family residence. The project is in compliance with the objective standards of the Town Code related to size, height, setbacks, and on-site parking requirements. The project was reviewed by the Town’s Consulting Architect who provided recommendations to address the consistency of the project with the Residential Design Guidelines. The applicant responded but did not incorporate design changes to the roof forms to address consistency with the Residential Design Guidelines. The project is consistent with the Zoning and General Plan Land Use designation for the property. The application was referred to the Planning Commission because the residence would be the largest in terms of square footage and FAR in the immediate neighborhood. The applicant has provided a Letter of Justification for the size of the residence indicating that the proposed residence size is intended to accommodate their needs (Exhibit 5) and highlighted several examples of residences in the neighborhood outside of the defined immediate neighborhood with sizes comparable to the proposed residence. B. Recommendation Based on the analysis above, staff recommends denial of the Architecture and Site application based on concerns related to size, neighborhood compatibility, and consistency with the Residential Design Guidelines, as discussed in this report. C. Alternatives Alternatively, the Commission can: 1. Approve the application by taking the following actions: a. Make the finding that the proposed project is categorically exempt pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15303: New Construction (Exhibit 2); b. Make the findings as required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures (Exhibit 2); PAGE 8 OF 8 SUBJECT: 140 Arroyo Grande Way/S-20-013 DATE: March 19, 2021 CONCLUSION (continued): c. Make the finding that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) (Exhibit 2); d. Make the finding required by the Town’s Residential Design Guidelines that the project complies with the Residential Design Guidelines (Exhibit 2); e. Make the considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); and f. Approve Architecture and Site Application S-20-013 with the conditions contained in Exhibit 3 and the development plans in Exhibit 12. 2. Approve the application with additional and/or modified conditions; or 3. Continue the matter to a date certain with specific direction. EXHIBITS: 1. Location Map 2. Required Findings and Considerations 3. Recommended Conditions of Approval 4. Project Description 5. Letter of Justification 6. Consulting Architect’s Report, dated June 29, 2020 7. Applicant’s response to the recommendations of the Consulting Architect 8. Neighborhood exhibit by staff 9. Town Arborist’s Report, dated November 2, 2020 10. Public comments received by 11:00 a.m., Friday, March 19, 2021 11. Applicant’s response to public comments 12. Development Plans LA R K A V N CREEK TRAILL A S A S T A S D R A R RO YO G R A N D E W Y OKA RDLAS MIRADAS DRGARDEN HILL DRLA CANADA CTMILL RD140 Arroyo Grande Way 0 0.250.125 Miles ° Update Notes: - Updated 12/20/17 to link to tlg-sql12 server data (sm) - Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label - Updated 10/8/20 to add street centerlines which can be useful in the hillside area - Updated 02-19-21 to link to TLG-SQL17 database (sm) EXHIBIT 1 This Page Intentionally Left Blank S:\PLANNING COMMISSION REPORTS\2021\3-24-21\Item 2 - 140 Arroyo Grande Way\2. Required Findings and Considerations.docx PLANNING COMMISSION –March 24, 2021 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 140 Arroyo Grande Way Architecture and Site Application S-20-013 Requesting Approval for Demolition of an Existing Single-Family Residence and Construction of a New Single-Family Residence on Property Zoned R-1:8. APN 424-23-048. PROPERTY OWNER/APPLICANT: Yogesh Jhamb. PROJECT PLANNER: Sean Mullin. 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. Required finding for the demolition of existing structures: ■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures: 1. The Town's housing stock will be maintained as the single-family residence will be replaced. 2. The existing structure has no architectural or historical significance and is in poor condition. 3. The property owner does not desire to maintain the structures as they exist; and 4. The economic utility of the structures was considered. Required compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations). Required compliance with the Residential Design Guidelines: ■ The project is in compliance with the Residential Design Guidelines for single -family residences not in hillside areas. The project was reviewed by the Town’s Consulting Architect and recommendations were provided to address the consistency of the project with the Residential Design Guidelines. The applicant responded to all recommendations EXHIBIT 2 S:\PLANNING COMMISSION REPORTS\2021\3-24-21\Item 2 - 140 Arroyo Grande Way\2. Required Findings and Considerations.docx with design changes and justification to address consistency with the Residential Design Guidelines. ■ The project is the largest for FAR and floor area in the immediate neighborhood and the applicant has provided justification indicating that the proposed residence size is intended to accommodate their needs and highlighted several examples of residences in the neighborhood outside of the defined immediate neighborhood with sizes comparable to the proposed residence. CONSIDERATIONS Required considerations in review of Architecture and Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. PLANNING COMMISSION –March 24, 2021 CONDITIONS OF APPROVAL 140 Arroyo Grande Way Architecture and Site Application S-20-013 Requesting Approval for Demolition of an Existing Single-Family Residence and Construction of a New Single-Family Residence on Property Zoned R-1:8. APN 424- 23-048. PROPERTY OWNER/APPLICANT: Yogesh Jhamb. PROJECT PLANNER: Sean Mullin. TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC or the Planning Commission 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: Prior to final occupancy all exterior lighting shall be kept to a minimum and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. All exterior lighting shall utilize shields so that no bulb is visible and to ensure that the light is directed to the ground surface and does not spill light onto neighboring parcels or produce glare when seen from nearby homes. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any protected trees to be removed, prior to the issuance of a building or grading permit. 5. EXISTING TREES: 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. 6. 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 p ermits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. 7. TREE REPLACEMENT: Prior to issuance of final occupancy replacement trees must be planted. 8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. EXHIBIT 3 10. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 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. 11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the requirements of the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. Submittal of a Landscape Documentation Package pursuant to WELO is required prior to issuance of a building permit. 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. A completed WELO Certificate of Completion is required prior to final inspection/certificate of occupancy. 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 materials. 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 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. 15. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 16. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing single-family residence and attached garage. A separate Building Permit is required for the construction of the new single-family residence and attached garage. An additional Building Permit will be required for the PV System if the system is required by the California Energy Code. 17. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2020, are the 2019 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes. 18. 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. 19. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 20. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: 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 site plans showing all existing structures, existin g utility service lines such as water, sewer, and PG&E. No demolition work shall be done without first obtaining a permit from the Town. 21. 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. 22. SHORING: Shoring plans and calculations will be required for all excavat ions which exceed five (5) feet in depth or which remove lateral support from any existing building, adjacent property, or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall confirm to the Cal/OSHA regulations. 23. 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 Soils Report, and that the building pad elevations 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 corner locations d. Retaining wall(s) locations and elevations 24. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet. 25. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2” x 8” minimum) shall 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 if needed in the future. b. All passage doors shall be at least 32-inch wide doors on the accessible floor level. c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18-inch clearance at interior strike edge. d. A door buzzer, bell or chime shall be hard wired at primary entrance. 26. 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 To wn 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. 27. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 28. 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. 29. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) 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 Blueprint for a fee or online at www.losgatosca.gov/building. 30. APPROVALS REQUIRED: The project requires the following departments and agen cies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 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: Engineering Division 31. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other construction 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 by the Engineering Division of the Parks and Public Works Department. The Owner'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 issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Owner's expense. 32. APPROVAL: This application shall be completed in accordance with all the conditions of approval 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. 33. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website. 34. PRIOR APPROVALS: All conditions per prior approvals (including Ordinances, etc.) shall be deemed in full force and affect for this approval. 35. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to the Town on a yearly basis. In addition to general coverage, the policy must cover all elements encroaching into the Town’s right-of-way. 36. PUBLIC WORKS INSPECTIONS: The Owner or their 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 penalties and rejection of any work that occurred without inspection. 37. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner or their representative's operations. Improvements suc h 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. Any new concret e shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. 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. The restoration of all improvements identified by the Engineering Construction Inspector shall be completed before the issuance of a certificate of occupancy. The Owner or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 38. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 39. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk requires an encroachment permit. Special provisio ns such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 40. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the commencement of plan check review. 41. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any grading or building permits or recordation of the Parcel / Final Map. 42. PUBLIC WORKS INSPECTOR: The Owner shall fund a full time public works inspector, selected by the Town of Los Gatos, for the duration of the demolition and grading operations. The Owner will be charged on a time and materials basis. A deposit for the full amount, to be estimated by the Town based on the Contractor’s approved schedule, shall be paid prior to issuance of the demolition permit. 43. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 44. 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. Additionally, any post-project traffic or parking counts, or other studies imposed by the Planning Commission or Town Council shall be funded by the Owner. 45. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event that, during the production of construction drawings and/or during construction of the plans approved with this application by the Town of Los Gatos, it is determined that a grading permit would be required as described in Chapter 12, Article II (Grading Permit) of the Town Code of the Town of Los Gatos, an Architecture and Site Application would need to be submitted by the Owner/Applicant/Developer for review and approval by the Development Review Committee prior to applying for a grading permit. 46. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work unlawfully completed shall be charged double the current fee. As a result, the required grading permit fees associated with an application for grading will be charged accordingly. 47. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the Owner to obtain any and all proposed or required easements and/or permissions necessary to perform the grading herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit. 48. WATER METER: The existing water meter, currently located within the Arroyo Grande Way right-of-way, shall be relocated within the property in question, directly behind the public right-of-way line. The Owner shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 49. SANITARY SEWER CLEANOUT: The existing sanitary sewer cleanout, currently located within the Arroyo Grande Way right-of-way, shall be relocated within the property in question, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. The Owner shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of- way that is damaged during this activity prior to issuance of a certificate of occupancy. 50. UTILITIES: The Owner 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. The Owner is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 51. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient distance to allow excavation of the utility without undermining the house foundation. The Town Engineer shall determine the appropriate setback based on the depth of the utility, input from the project soils engineer, and the type of foundation. 52. UTILITY EASEMENTS: Deed restrictions shall be placed on lots containing utility easements. The deed restrictions shall specify that no trees, fences, structures or hardscape are allowed within the easement boundaries, and that maintenance access must be provided. The Town will prepare the deed language and the Owner's surveyor shall prepare the legal description and plat. The Owner shall pay any recordation costs. The documents shall be recorded before any grading or permits are issued. 53. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080, 26.10.065, and 29.40.030. 54. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right-of- way will only be allowed if it does not cause access or safety problems as determined by the Town. 55. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency services shall be made regarding parking restriction, lane closure or road closure, with specification of dates and hours of operation. 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.), and at other times as specified by the Director of Parks and Public Works. P rior to the issuance of a grading or building permit, the Owner and/or Applicant or their representative shall work with the Town Building Department and Engineering Division 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 Owner and/or Applicant 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 HOURS: All subdivision improvements and site improvements construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. The Town may authorize, on a case-by-case basis, alternate construction hours. The Owner shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 58. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, 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 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. 59. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any grading or building permits, the Owner and/or Applicant’s design consultant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, materials storage areas, construction trailers, concrete washouts and proposed outhouse locations. Please refer to the Town’s Construction Management Plan Guidelines document for additional information. 60. MAINTENANCE ACCESS: Prior to the issuance of any grading or building permits, the Owner shall propose maintenance access improvements for the Town Engineer to review, comment on, and approve. The Engineering Division of the Parks and Public Works Department shall approve the surface materials over each public easement. 61. SANTA CLARA VALLEY WATER DISTRICT (SCVWD): Prior to start of any work along or within Santa Clara Valley Water District (SCVWD) right-of-way/easement, the Owner shall submit construction plans to SCVWD for review and approval and obtain necessary encroachment permits for the proposed work. A copy of approved encroachment permit is required to be submitted to the Engineering Division of the Parks and Public Works Department prior to Grading/Building Permit issuance. 62. 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. A Sanitary Sewer Clean-out is required for each property at the property line, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. 63. 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 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 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 the issuance of a building permit. 64. RELOCATION OF TRASH AND RECYCLING COLLECTION LOCATION: Prior to the issuance of any permits, an approval letter from West Valley Collection & Recycling accepting the change with the trash and recycling collection location shall be provided to the Town. 65. BEST MANAGEMENT PRACTICES (BMPs): The Owner is responsible for ensuring that all contractors are aware of all storm water quality measures and that 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 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. 66. SITE DESIGN MEASURES: All projects shall incorporate at least one of 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 porous or pervious pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater. 67. IMPAIRED WATER BODIES: Projects that discharge directly to CWA section 303(d) listed water bodies shall implement appropriate source control, site design and treatment measures for the listed pollutants of concern. 68. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous domestic waste materials to be deposited in such a manner or location as to constitute a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful discharges to storm drains include, but are not limited to: discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or vehicle cleaning. 69. LANDSCAPE MAINTENANCE AGREEMENT: The Owner and/or Applicant shall enter into a Landscape Maintenance Agreement with the Town of Los Gatos in which the Own er and/or Applicant agrees to maintain the vegetated areas along the project’s Arroyo Grande Way frontage located within the public right-of-way. The agreement must be completed and accepted by the Town Attorney prior to the issuance of any grading or building permits. 70. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing /building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 71. 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 grad ing, 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 (3) 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 st reets shall not occur. Streets shall 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 (1) 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 twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 72. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust -free. b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site. c. All haul trucks transporting soil, sand, debris, or other loose material off -site shall be covered. d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out control device is also recommended to minimize mud and dirt -track-out onto adjacent public roads. f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. g. All driveways and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty-eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367). i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour. j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established. 73. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble -ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 74. 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 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. 75. 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 stormwater treatment facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and/or right-of-way. Alternatively, the facilities may be located with an offset between 5 and 10 feet from the adjacent property and/or right-of-way lines if the responsible engineer in charge provides a stamped and signed letter that addresses infiltration and states how facilities, improvements and infrastructure within the Town’s right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will not be adversely affected. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 76. PUBLIC STORM DRAINAGE CONVEYANCE AGREEMENT: The Owner shall enter into a Public Storm Drainage Conveyance Agreement with the Town to allow for the conveyance of storm drainage from the adjacent public right-of-way through the on-site private storm drain system and within the private streets to be constructed with the project. The Owner shall be solely responsible for maintaining the storm drain system at all times and shall indemnify the Town of Los Gatos. The agreement must be completed and accepted by the Town Attorney, and an electronic copy (PDF) of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department, prior to the issuance of any grading or building permits. 77. 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 Owner'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 penalties and/or the Town performing the required maintenance at the Owner's expense. 78. PERMIT ISSUANCE: Permits for each phase shall be issued simultaneously. 79. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 80. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 81. FIRE SPRINKLERS REQUIRED: (As noted on Sheet A1) An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: 1) 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: One or more additions made to a building after January 1, 2011 that do not total more than 1,000 square feet of building area. 2) In all new basements and in existing basements that are expanded by more than 50%. 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. CRC Sec. 313.2 as adopted and amended by CBLMC. 82. 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 requireme nts of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 83. 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. 84. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification Sl-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 85. GENERAL: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction . A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] N:\DEV\CONDITIONS\2021\Arroyo Grande Way, 140 - A&S PC COA - 03-24-21 - DRAFT.docx This Page Intentionally Left Blank Sean Mullin, Community Development Department, Planning Division, 110 E. Main Street, Los Gatos, CA 95030. Date: August 25, 2020 RE: Project Description – 140 Arroyo Grande Way (S-20-013) Dear Sean Mullin: We bought our home, at 140 Arroyo Grande Way, Los Gatos, in June 2008. Los Gatos is a wonderful community, and we consider ourselves to be very fortunate at being able to afford a home in this town. Our family has grown since we bought our home; we have a 21-year-old son who is studying at U.C. Berkeley and a 14-year-old daughter who is attending LHGS in 2020. Our home, which was built in 1958, is a modest 3-bed, 2-bath with 1,150 sf living space. With two grown-up children, our home does not cater to our present and future requirements. While we considered remodeling with major additions, we realized that it would not address even most of our present requirements. Therefore, we are interested in rebuilding our current home to fulfill our present, as well as, future needs. Due to the high rents in the bay area, we foresee our children continuing to stay with us as they enter adulthood. Even after our children move out to start their own families, they will inevitably visit us during the holiday season and other times of the year, and we hope to build a home that can comfortably accommodate all of us during such visits. We are hoping to build a multi-generational home that we live in for the rest of our lives, and then pass it along to our children someday. We have the following goals for our project: •Build a new home that incorporates the advancements in building materials and engineering standards to provide environmental sustainability, both in terms of energy efficiency and conservation of natural resources. •Utilize an architecture and form that is in compliance with the neighborhood and accentuates the small-town essence of the town of Los Gatos. •Design the elevations and floor plan that permit natural lightings and a convenient flow of movement within the home. •Design the living space that addresses our current and future needs, and which at the same time allows us to entertain family and friends. •Redesign the landscape of the property to have drought-resistance or low-water usage shrubs and plants. We plan to eliminate all lawns at the property with a view towards water conservation. We have also spoken to the following immediate neighbors, and have apprised them of our plans to build a single-story home: EXHIBIT 4 •Charlene and Ian Land – 124 Arroyo Grande Way •Lynn and Joe Feng – 144 Arroyo Grande Way We spoke to our neighbors in July 2020. We plan to inform other neighbors when we meet or see them next. The neighbors to our immediate right, at 124 Arroyo Grande Way, have expressed no concerns on our project, and in fact they have just finished remodeling their home. The neighbors to our immediate left, at 144 Arroyo Grande Way, have expressed some concerns regarding their privacy due to the higher elevation of our home. While we understand their concern, we don’t believe that their privacy concerns are valid due to the following reasons: 1.The floor level of the new house remains the same as the existing house. 2.The existing fence is 7’ tall, with 6’ of regular fence and 1’ of mesh fence, which means that it is not possible to look over the fence from the floor level of the new home. 3.The neighbor’s house has the garage and family room towards our side elevation. The Bedroom #2, which aligns with the neighbor’s family room, has no windows on the side elevation. 4.The Bath #2, attached to Bedroom #2, will have a smoked glass window with no visibility. 5.The media room has windows on the side elevation; however, it predominantly aligns with the garage of the neighbor’s house. 6.The windows in our garage are at a lower elevation, and they completely align with the neighbor’s garage. 7.There is no window in the side elevation that could possibly look into the neighbor’s backyard. We are very concerned about our privacy, as well as our neighbor’s privacy, and this is why we have designed the side elevation so that there is no visibility into our home from outside, and into our neighbor’s home from inside our home. Please let us know if you have any questions or concerns regarding any of the statements presented in this document. Sincerely, Hema and Yogesh Jhamb 140 Arroyo Grande Way, Los Gatos, CA 95032. Sean Mullin, Community Development Department, Planning Division, 110 E. Main Street, Los Gatos, CA 95030. Date: August 25, 2020 RE: Letter of Justification – 140 Arroyo Grande Way (S-20-013) Dear Sean Mullin: We bought our home, at 140 Arroyo Grande Way, Los Gatos, in June 2008, and we have been living in it since then. We live in this house with our 21-year-old son and a 14-year-old daughter. Our son attends U.C. Berkeley; however, he is at home almost every weekend, and he plans to move in back with us after he graduates. Our daughter is attending LGHS in 2020. While our home has sufficed our needs over the past years, the living space is insufficient for our current and future needs. Our home is in a livable condition; however, it shows off age, just like any other property built in 1958 would. The plumbing, electrical and mechanical components of the home are from the era in which it was built, and they are in desperate need for an upgrade to the prevalent materials and standards of the present day. We considered remodeling our home with major additions; however, the existing floor plan is not amenable for extension based on our needs. We also consulted with a few builders and architects, who handle projects such as ours. Based on feedback from builders and architects, and with due deliberation on our part, we decided that a demolition and rebuild would serve our needs better. Rebuilding the home would also allow us to use the latest advancements in building materials and engineering standards to confirm to the county and city regulations. We have intentionally made every effort to make our new home compatible with the neighborhood. We have opted to rebuild our home as a single-story home as most homes in our neighborhood are single-story. We also avoided building a modern home, and instead we selected to have a country-side ranch architectural style that embodies the essence of Los Gatos. We also intend to utilize the maximum allowed living space to address our current and future needs. Some predominantly old homes in our neighborhood are smaller than our proposed home; however, we sincerely believe that these homes will eventually be rebuilt or remodeled to have more living space. This is due to the fact that housing is a major concern in the bay area and having more living space in a single-family property is one of the ways to effectively address that concern. The living space for our proposed home is within the allowable limit set by the town of Los Gatos. There are many homes in our neighborhood, some on our street, that are bigger or similar in size as compared to our proposed home. Some examples are given below: EXHIBIT 5 1. 156 Arroyo Grande Way, Los Gatos, CA 95032 – 2,034 sqft 2. 216 Arroyo Grande Way, Los Gatos, CA 95032 – 2,534 sqft 3. 220 Arroyo Grande Way, Los Gatos, CA 95032 – 2,455 sqft 4. 223 Arroyo Grande Way, Los Gatos, CA 95032 – 2,043 sqft 5. 209 Arroyo Grande Way, Los Gatos, CA 95032 – 1,929 sqft 6. 139 La Cienega Ct, Los Gatos, CA 95032 – 2,395 sqft 7. 179 La Canada Ct, Los Gatos, CA 95032 – 2,200 sqft We truly believe that our new proposed home would blend into the neighborhood, both in terms of its architectural style and its size. Please let us know if you have any questions or concerns regarding any of the statements presented in this document. Sincerely, Hema and Yogesh Jhamb 140 Arroyo Grande Way, Los Gatos, CA 95032. June 29 , 2020 Mr. Sean Mullin Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 140 Arroyo Grande Way Dear Sean: I reviewed the drawings, and evaluated the site context. My comments and recommendations on the design are as follows: NEIGHBORHOOD CONTEXT The site is located in an established neighborhood of mostly one-story traditional style homes of modest size. Photo- graphs of the site and surrounding context are shown on the following page. EXHIBIT 6 140 Arroyo Grande Way Design Review Comments June 29, 2020 Page 2 THE SITE House to the immediate left Nearby homes to the left Homes to the immediate right Nearby house across Arroyo Grande Way Nearby house to the left Nearby house across Arroyo Grande Way 140 Arroyo Grande Way Design Review Comments June 29, 2020 Page 3 CONCERNS AND RECOMMENDATIONS While the house would be limited to one-story in height, the design is overly complex and inconsistent with several Residential Design Guidelines. 140 Arroyo Grande Way Design Review Comments June 29, 2020 Page 4 1. The tall floor to eave height and roof ridge height are out of scale with the immediate neighborhood. 2. The front elevation has too many elements fighting for attention. 3. The gables on the rear elevation are very awkward, and unrelated to the architectural style. 4. Wrapping the brick around on the side elevation and then stopping it in the same plane as the stucco wall is not consistent with Residential Design Guidelines 3.2.2 and 3.8.4. 140 Arroyo Grande Way Design Review Comments June 29, 2020 Page 5 3.2.2 Design for architectural integrity • In general, it is best to select a clear and distinctive architectural style rather than utilizing generic design elements or mixing elements from different architectural styles. • Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear eleva- tions that are markedly different from the front elevation. 3.8.4 Materials changes • Make materials and color changes at inside corners rather than outside corners to avoid a pasted on look. 5. The tall garage gable facing the street is out of scale with the immediate neighborhood, and makes the garage the most prominent element of the front facade. This would not be consistent with Residential Design Guideline 3.4.1. 3.4.1 Limit the prominence of garages • Avoid designs that allow the garage to dominate the street facade. • Limit the garage width to a maximum of 50 percent of the total facade width. • Set garages back from the front facade. • Recess garage doors as much as possible from the garage facade. 6. Multiple window styles and proportions are not consistent with Residential Design Guideline 3.7.2 and 3.7.4. 3.7.2 Match window types and proportions to the architectural style and to the surrounding neigh- borhood • Select window types to complement the style of the house. Each architectural style generally has one or two window types that are traditional to the style... • Limit the number of different window types and proportions to enhance the visual unity of the house design. 3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged. 7. The landscape plan appears to show only redwood bark as ground cover. This would be in stark contrast to the treatment of other homes in the immediate neighborhood. 140 Arroyo Grande Way Design Review Comments June 29, 2020 Page 6 RECOMMENDATIONS 1. Lower the roof eave height as much as possible. The recommendation illustrations show a one foot decrease in height. 2. Utilize a hip roof on the garage in lieu of the proposed gable. 3. Simplify the window forms and styles and provide wood trim on all facades. 4. Eliminate the brick in favor of a uniform stucco treatment, and add a moulding trim strip. 5. Substantially recess the garage door , and select a garage door color to blend with the main body of the home rather than contrasting with it. 6. Remove the roof dormer to simplify the roof. Recommended Rear elevation Recommended right side elevation 140 Arroyo Grande Way Design Review Comments June 29, 2020 Page 7 The illustration below shows the streetscape with the recommended front elevation. While the front elevation drawing still appears rather tall, in reality the slope of the roof will substantially mitigate that effect - see example photo below Sean, please let me know if you have any questions, or if there are other issues that I did not address. Sincerely, CANNON DESIGN GROUP Recommended left side elevation This Page Intentionally Left Blank Sean Mullin, Community Development Department, Planning Division, 110 E. Main Street, Los Gatos, CA 95030. Date: August 25, 2020 RE: Architectural Review Response – 140 Arroyo Grande Way (S-20-013) Dear Sean Mullin: We appreciate the review provided by the consultant Architect for our project at 140 Arroyo Grande Way. We have made every effort to incorporate the recommendations provided by the consultant Architect, and we have provided justifications for the suggestions that we were unable to incorporate. The architecture of our proposed home is modeled as an English country-side brick home, as depicted in the image below. We feel that this architecture is suitable for the small-town image of Los Gatos, and elements of this architecture are visible in some homes in the town. English County-Side Brick Home Given below is our response to the recommendations provided by the consultant Architect. We have tried our best to incorporate the suggestions either completely or partially. A justification has been provided for the suggestions that have been partially incorporated. EXHIBIT 7 1. Recommendations #1: Lower the roof eave height by one foot in height Plan Updates / Justification We have reduced the slope of the roof to 5:12, so instead of lowering the roof eave height by 1’, we have lowered the height of the whole house by 2’. We believe that this change will be more visible as it creates a smaller impression of the house in the neighborhood. We would like to keep 10’ exterior walls and 10’ ceilings in the house, so that we can have taller windows that provide more natural light. 2. Recommendations #2: Utilize a hip roof on the garage in lieu of the proposed gable Plan Updates / Justification We believe that this recommendation was primarily to reduce the prominence of the garage. We have reduced the roof slope of the garage to 5:12, and we have also removed the brick work from the garage walls, which will significantly reduce the prominence of the garage. The gable garage roof is consistent with the selected architectural style and many other homes in our neighborhood have gable garage roofs (see images below). Gable Garage Roof at 144 Arroyo Grande Way (Immediate Left) Gable Garage Roof at 143 Arroyo Grande Way (Across the street) 3. Recommendations #3: Simplify the window forms and styles and provide wood trim on all facades. Plan Updates / Justification We have simplified the window forms and have provided wood trim on all facades. We have used slightly arch windows in the front and rear elevation, and we have consistent window styles for each elevation. 4. Recommendations #4: Eliminate the brick in favor of a uniform stucco treatment and add a molding trim strip. Plan Updates / Justification We have eliminated the brick in all elevations and have provided uniform stucco treatment as suggested. 5. Recommendations #5: Substantially recess the garage door and select a garage door color to blend with the main body of the home rather than contrasting with it. Plan Updates / Justification The garage door has been recessed as suggested and changes are depicted in the floor plan. The color has also been updated to blend with the main body of the home. 6. Recommendations #5: Remove the roof dormer to simplify the roof. Plan Updates / Justification We have significantly reduced the size of the dormer; however, we require it as it is the only source to provide natural light in the entry hallway. We hope that the city will allow us to keep the roof dormer. 7. Recommendations #7: Match bay window roof slope to main roof. Plan Updates / Justification The bay window roof initially consisted of two slopes—the initial slope of 6:12, followed by 9:12 slope. We have reduced the slope to be 5:12 initially, and then followed it with a 7.5:12 slope. This leads to a slight transition in the roof slope, which in our opinion adds character to the structure. We experimented with a consistent 5:12 slope; however, that makes the structure look very flat and abates its significance. In our opinion, a flat bay window roof structure gives more prominence to the garage. In addition to addressing the above recommendations, we have also provided our perspective on the other comments made by the consultant Architect. Comment #1: The tall floor to eave height and roof ridge height are out of scale with the immediate neighborhood. Plan Updates / Justification: We had initially considered a two-story home, however, we decided against it considering the prevalence of single-story homes in our neighborhood. There are, however, multiple two-story homes on our street, and we have attached a couple of images for reference. In any case, we understand the concern raised by the consultant architect and to address the concern, we have reduced the slope of the roof from 6:12 to 5:12, which has reduced the height of the house by 2’. Two-story home at 156 Arroyo Grande Way Two-story home at 209 Arroyo Grande Way Comment #2: The front elevation has too many elements fighting for attention. Plan Updates / Justification: We have made the following changes to address this comment: • We have removed the exterior crown molding. • We have significantly reduced the size of the roof dormer. The roof dormer is required to provide natural light in the entry hallway. We would like to build an energy efficient home, so we would prefer natural light where possible. • We have simplified the window layout in the front elevation and have updated the windows to have a very slight arch. • We have removed all brick work and have provided consistent stucco treatment. Comment #3: The gables on the rear elevation are very awkward, and unrelated to the architectural style. Plan Updates / Justification: The review suggested the use of a hip roof on the rear elevation. We spend a lot of time in the backyard and it is also the place where we host most of our gatherings with family and friends. Therefore, we would like to have certain architectural design elements in the rear elevation to appreciate the home we have built. Since the rear elevation is not visible from the street, we sincerely hope that the city will allow us to keep the gable roof in the rear elevation. Comment #4: Wrapping the brick around on the side elevation and then stopping it in the same plane as the stucco wall is not consistent with residential design guidelines 3.2.2 and 3.8.4. Plan Updates / Justification: We have removed brick work and have provided consistent stucco treatment. Comment #5: The tall garage gable facing the street is out of scale with the immediate neighborhood and makes the garage the most prominent element of the front facade. This would not be consistent with Residential Design Guideline 3.4.1. Plan Updates / Justification: We have reduced the roof slope to 5:12, which has resulted in a reduction in garage gable height. We have also removed all brick work to make the garage less prominent. Comment #6: Multiple window styles and proportions are not consistent with Residential Design Guideline 3.7.2 and 3.7.4. Plan Updates / Justification: We have updated the right-side elevation to have a consistent window style. All the elevations have a window style that is consistent for the given elevation. Comment #7: The landscape plan appears to show only redwood bark as ground cover. This would be in stark contrast to the treatment of other homes in the immediate neighborhood. Plan Updates / Justification: Since a landscape plan is not required for our project, we have removed it from the formal submission. We will use low-water plants and trees to conserve natural resources, and there will be no lawns on the property. Please let us know if you have any questions or concerns regarding any of the statements presented in this document. Sincerely, Hema and Yogesh Jhamb 140 Arroyo Grande Way, Los Gatos, CA 95032. 201 House SF: 1813 151 House SF: 1292 131 House SF: 1292 205 House SF: 1284 179 House SF: 2021 109 House SF: 1195 220 House SF: 2464 197 House SF: 1150 216 House SF: 2534 200 House SF: 1150 209 House SF: 1929 115 House SF: 1568 189 House SF: 1477 135 House SF: 900 215 House SF: 900 219 House SF: 1150 223 House SF: 2043 193 House SF: 1280 181 House SF: 900 116 House SF: 1230 171 House SF: 1150 147 House SF: 1578 139 House SF: 1918 175 House SF: 1150 123 House SF: 1596 235 House SF: 1566 162 House SF: 1795 143 House SF: 1526 121 House SF: 1292 148 House SF: 1508 152 House SF: 1416 127 House SF: 900 159 House SF: 1522 185 House SF: 1150 163 House SF: 1150 124 House SF: 1150 140 House SF: 2123 151 House SF: 1150 171 House SF: 1150 157 House SF: 1321 160 House SF: 1432 166 House SF: 1491 174 House SF: 1340 167 House SF: 1846 159 House SF: 1581 155 House SF: 1150 119 House SF: 1255 175 House SF: 1188167 House SF: 1403 163 House SF: 1804 239 House SF: 1148 158 House SF: 2106 144 House SF: 1150 156 House SF: 2034 120 House SF: 1549 147 House SF: 1376 108 House SF: 1766 105 House SF: 1407 241 House SF: 1148 112 House SF: 1292 A R R O Y O G R A N D E W Y L A S A S T A S D R LAR K A V LA CANADA CTGARDEN HILL DRLA CIENEGA CTOKA RDLegend Immediate Neighborhood Applicant's Examples Subject Property EXHIBIT 8 This Page Intentionally Left Blank TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT PHONE (408) 399-5770 FAX (408) 354-6824 SERVICE CENTER 41 MILES AVENUE LOS GATOS, CA 95030 A Tree Review of The Proposed New Residence at 140 Arroyo Grande Way Los Gatos, California Property Owner/Applicant: Yogesh Jhamb APN: 424-23-048 Zoned R-1:8 Submitted to: Sean Mullin, AICP Associate Planner Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, California 95030 Submitted by: Robert Moulden Los Gatos Town Arborist ISA Certified Arborist: #WE-0532A November 2, 2020 EXHIBIT 9 TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT PHONE (408) 399-5770 FAX (408) 354-6824 SERVICE CENTER 41 MILES AVENUE LOS GATOS, CA 95030 Introduction At your request, I inspected the plans for the proposed demolition of an existing single- family residence and construction of a new single-family residence at 140 Arroyo Grande Way. Trees on Site/ Recommendation There are no trees on the site proper that are in conflict with project. However, there are two (2) Chinese pistache street trees in the parking strip in front of the residence. These trees need to be protected either by putting chain link fencing around each tree (3’ on each side), or by fencing the entire parking strip using chain link fencing. This fencing should be in place before project begins and shall be in place for the duration of project. Sec.29.10.1005. – Protection of trees during construction (a) Protective tree fencing shall specify the following: (1) Size and materials: A five (5) or six (6) foot high chain link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more than 10-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base. (2) Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire drip line area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cut-out only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with 2-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches. (3) Duration of Type I, II, III fencing. Fencing shall be erected before demolition; grading or construction begins and remain in place until final landscaping is required. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence. (4) Warning sign. Each tree fence shall have prominently displayed an 8.5 x 11-inch sign stating: "Warning—Tree Protection Zone-this fence shall TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT PHONE (408) 399-5770 FAX (408) 354-6824 SERVICE CENTER 41 MILES AVENUE LOS GATOS, CA 95030 not be removed and is subject to penalty according to Town Code 29.10.1025". (b) All persons shall comply with the following precautions: (1) Prior to the commencement of construction, install the fence at the drip line, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials or vehicles inside the fence. The drip line shall not be altered in any way so as to increase the encroachment of the construction. (2) Prohibit excavation, grading, drainage and levelling within the drip line of the tree unless approved by the director. (3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the drip line of or in drainage channels, swales or areas that may lead to the drip line of a protected tree (4) Prohibit the attachment of wires, signs or ropes to any protected tree. (5) Design utility services and irrigation lines to be located outside of the drip line when feasible. (6) Retain the services of the certified or consulting arborist for periodic monitoring of the project site and the health of those trees to be preserved. The certified or consulting arborist shall be present whenever activities occur which poses a potential threat to the health of the trees to be preserved. (7) The director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered. This Page Intentionally Left Blank From: Jiuhua Feng <joe_feng@icloud.com> Sent: Saturday, August 15, 2020 5:44 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Re: My Neighbor’s Remodel Sean, Thank you very much for your email which provides me the details of my neighbor’s plan. Two weeks ago, I received a text message from my neighbor saying he is going to remodel his house. When I check his plan on the link “pending projects website”, it’s a new construction of a house! What my neighbor told me is not true. I feel I’m not respected as a next door neighbor. I have asked my friends in builder Industry to estimate possible influences on my side. So far, there’s a privacy concern. He plans elevate my side wall two feet. The windows on the wall might be higher than the fence between his house and my house. From those windows, one can see my side and back yards. I’ll let you know if I have other concerns. Thank you again! Jiuhua Feng EXHIBIT 10 From: IAN LAND <iland8@icloud.com> Sent: Sunday, August 23, 2020 7:26 PM To: Sean Mullin <SMullin@losgatosca.gov>; Charlene Land <csland@garlic.com>; IAN LAND <iland_7@yahoo.com>; IAN LAND <iland8@icloud.com> Subject: Thanks and questions regarding 140 Arroyo Grande Sean, We are nearing completion on our remodel project at 124 Arroyo Grande Way and we recently moved back in. It is really a wonderful change and we thank you for your help to make this a reality. It turns out our next door neighbors are looking to remodel their home also. While we encourage that change, we do have some concerns about their design. They are moving forward to the limit, they are moving toward us to the limit, they are raising their roof quite high and they seem to have a second story (dormer) window facing us. Not only does this block part of our front view it also could impede light to our windows on their side and it seems to have a privacy issue with the high window. What is the process for us to voice our concerns? What would you recommend we do with these concerns? Thanks in advance for your help. Best Regards Ian Land From: Jiuhua Feng <joe_feng@icloud.com> Sent: Wednesday, September 2, 2020 6:18 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Re: My Neighbor’s Remodel Sean, I had received my neighbor’s updated plan yesterday. He believes that the elevated windows will not impact my privacy. In contrast, he even adds two more windows on my side. In particular, my privacy concern is following: My right side of house has two regular windows (7’ high), one smoked window and a garage side door. Also, there is a side yard with a door to go outside. The fence in between is 7’ tall in total with 6’ wood fence plus 1’ mesh fence. The neighbor plans to elevate the windows up to 8’ to 9’ high, which is 1’ to 2’ higher than the fence. The reason I have privacy concern is simple: The windows are significantly higher than the fence. I would like to ask City to make a judgment. Please let me know if I’m wrong. In addition, I have concern on the impact of view and light. The neighbor plans to elevate new house as high as 21’, which is 9’ higher than the original house. It will impact my house’s view and block light. Thank you. Jiuhua From: Jiuhua Feng <joe_feng@icloud.com> Sent: Thursday, September 10, 2020 7:39 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Re: My Neighbor’s Remodel Sean, Thanks for your email. Town’s Residential Design Guidelines is very helpfully to me. I like attach two photos that show my side adjacent the neighbor. The first photo: door for going out; garage door with a window, 6’ high solid fence topped by 1’ non-solid fence. The second photo: one regular window, one small smoke window, 7’ high solid fence. Thank you again. Jiuhua P. S. Please see attached. 124 Arroyo Grande Way Los Gatos, CA 95032 22 December 2020 Dear Sean, We would like to respond to the pending application and justification letter for new construction at 140 Arroyo Grande Way. We live at 124 Arroyo Grande Way with the south- facing living area of our home facing the proposed new construction at 140 Arroyo Grande Way. We have spoken to the homeowners about our concerns and would also like to present them to the Town. As 21-year owners of our home, one of the things we most like about the neighborhood is the well-spaced homes. As these 1958-built homes age, we appreciate and encourage updates to the homes while keeping the unique benefits of this neighborhood, including the space between dwellings that enables more privacy and low roof heights which provide sunlight. Our top priorities as homeowners in this neighborhood are space between homes, privacy, sunlight and a wide view of the sky. As you know, we recently remodeled our home and we worked to maintain these important priorities. The present plans for 140 Arroyo Grande Way impact these priorities and the characteristics of this neighborhood. Personal loss of privacy, sunlight and sky view On the south side of our home, there are five windows: two bedroom, two living room and a window in the foyer. At least 4 of the 5 windows will have reduced privacy, sunlight and sky view by the proposed design at 140 Arroyo Grande. This is because the design: 1. Raises the roof peak height 2. Raises the top height of the windows nearly two feet above the top of our own 3. Pushes toward our house to the easement limit of 8 feet 4. Moves forward toward the street to the easement limit of 25 feet for the complete available space of the front of the lot REQUEST: We would like to see reduction of this impact by reducing the expansion toward our property, maintaining a similar height of the present roof and keeping their north-facing windows near their current height or at least below fence-top at the top of the windows. We are willing to split the cost of a taller fence to support their desire for higher windows. Neighborhood characteristics Our neighborhood is geographically flat with one-story homes of similar height being typical, especially in recent remodels and homes on a rectangular lot. Homes are characteristically stucco-covered, ranch-style homes with multi-peaked roofs that keep the roof lines low. Given these characteristics, we would like to add some context and data to the justification letter for the proposed construction that sites seven homes in the neighborhood. Contextual Data Please review the contextual details regarding the justification of the new construction against the 7 homes cited: Four two-story homes: - Two back up against the hill facing Garden Hill Drive with no rear neighbors - One is on a much larger lot (18% larger at 7546-sq-ft) - The fourth is mid-block with the second story being a legacy approval - These four homes were listed for justifying greater square footage, but it was not noted that they occupy a smaller portion of the lots than the proposed Three one-story homes: - None of the three have neighbors on all sides: Two are corner lots that were expanded toward the street side with little or no impact to adjacent neighbors and the third is at the end of a cul de sac with no rear neighbors (backyard ends at the corner of Lark Ave and Garden Hill). - All three expanded one-story homes have larger lots (7800 - 8712 sq ft) - All three have similar foot prints on those lots: 25%, 30% and 31% of their lot size, well below the 40% proposed Additional House and Lot Size Information We’ve added an appendix with pictures and charts of the dwelling lot footprints of the 30 homes nearest to the applicant lot which add similar data to the comparisons in terms of dwelling footprint. Note they broaden and confirm the data above, showing dwelling footprints ranging from 13% to 34% with an average dwelling footprint of 22% (including corner lots and hill-facing backyards). County records show that that 8 of the 30 nearby neighborhood homes have had remodels between 2010 and 2020. The range of additional square footage is from 158 to 1107 square feet with an average of adding 459 square feet, whereas the proposed is nearly three times the average and beyond the 1107 maximum of the last decade. All of these increases are included in calculations of the average neighborhood footprint of 22% of lot size. Again, the proposed construction is well beyond both the average actual increase and the resulting footprint. Roof height data is more difficult to accumulate, so we’ve added photos taken from the roof of our home included in the appendix. You can see that aside from a single legacy two-story home, the roof peaks remain similar in height. In these photos you will also see we did increase our own roof between 1 and 2 feet higher for a distance of 7.5’ of the total of 58’ length of the home (13%) at a maximum height of 13’6” from grade at a corner of the home that should not impact our neighbor’s skylight to the North. Key Concerns Our key concern is that the increased roof height would jut well above the four houses which precede it as you travel from Lark Avenue south down Arroyo Grande Way and impede the south facing sunlight and sky view at 124 Arroyo Grande Way (for reference, a picture is included in the appendix of sunlight at 8:18am Wednesday December 16th). If our understanding of the architectural drawings are correct, the roofline extends above not only the telephone lines, but also the 1st level of power lines nearly 20’ into the air in the middle of the neighborhood. This could have a significant impact to the neighborhood looks as well as the light reaching our south-facing windows. In addition to roof height, the home design proposes the use of 40% of the lot size, more than any of the homes in the proposal data or in the additional data set that is provided below. The average of those 7 homes listed in the proposal data set is 30% with a range of 25 to 34%. Summary Please take the above context of the neighborhood, the additional data for compared homes and our priorities into consideration as you review the plans for new construction. We would like to see the plans updated to be more appropriate to the neighborhood characteristics and more considerate of our priorities as direct neighbors. We appreciate the town’s careful scrutiny of such to benefit the applicants, the Town and existing property owners. We are open to questions and discussion on the above. Thank you for your time and consideration on this matter. Respectfully, Ian Land Charlene Land (Attached pictures, chart and data) Attachments Bedroom window view looking south at 140 Arroyo Grande Way from 124 Arroyo Grande Way at 8:18am on Wednesday, December 16th, 2020. South-facing roofline view from 124 Arroyo Grande Way (below) – 140 Arroyo Grande roofline would change significantly West facing roof view from 124 Arroyo Grande – all roofs are similar height North facing roof view below – rooflines are similar height East facing roof view – neighbor rooflines are across the street Chart with additional dwelling size data below – note that 140 Arroyo Grande way is proposed to be substantially above all others on a small to mid-size lot with three neighbors Background data for the dwelling-size chart Address Home Size Lot Size % of lot Additional sq ft or # stories Year of Remodel Corner Lot Summary of Data 140 Arroyo Grande (proposed) 2566 6425 40% 1416 Neighborhood Average (30 homes) 1608 7350 22% Homes remodeled after 2010 (9 homes - marked in red) 459 Homes in Nearby Neighborhood 108 Arroyo Grande Way 1765 9544 18% 109 Arroyo Grande Way 1195 9000 13% 115 Arroyo Grande Way 1292 7215 18% 116 La Cienaga Court 1568 7000 22% 346 Pending 120 Arroyo Grande Way 1549 6000 26% 124 Arroyo Grande Way 1647 6425 26% 340 2020 139 La Cienaga Court 2395 8093 30% 139 Las Astas Way 1549 6500 24% 140 Arroyo Grande Way 1150 6425 18% 143 Arroyo Grande Way 1526 7263 21% Yes 143 Las Astas Way 900 6500 14% 144 Arroyo Grande Way 1150 6011 19% 147 Arroyo Grande Way 1153 8450 14% 148 Arroyo Grande Way 1508 6800 22% 151 La Canada Court 1292 9860 13% 151 Las Astas (directly behind) 1150 6625 17% 152 Arroyo Grande Way 1416 6677 21% 156 Arroyo Grande Way 2034 6000 34% 2 157 Las Astas Way 1321 6400 21% 159 Las Astas Way 1581 6634 24% 160 Arroyo Grande Way 1432 6400 22% 175 La Canada Court 1155 8050 14% 228 2014 179 La Canada Court 2200 8712 25% 185 La Canada Court 1646 6137 27% 499 2017 200 Arroyo Grande Way 1150 7448 15% 209 Arroyo Grande Way 1929 7797 25% 216 Arroyo Grande Way 2534 7546 34% 2 220 Arroyo Grande Way 2455 8100 30% Yes 223 Arroyo Grande Way 2043 6720 30% 224 Arroyo Grande Way 1804 8800 21% 556 2012 Yes 231 El Cajon Way 2395 9398 25% 1107 2018 235 Arroyo Grande Way 1292 6600 20% 158 2014 235 El Cajon Way 1748 7405 24% 281 2018 240 El Cajon Way 1761 7380 24% 613 2016 Initial Justification 139 La Cienaga Ct 2395 7800 31% Yes 156 Arroyo Grande Way 2034 6000 34% 2 179 La Canada Court 2200 8712 25% 209 Arroyo Grande Way 1929 7797 25% 216 Arroyo Grande Way 2534 7546 34% 2 220 Arroyo Grande Way 2455 8100 30% 1 Yes 223 Arroyo Grande Way 2043 6720 30% From: Jiuhua Feng <joe_feng@icloud.com> Sent: Tuesday, March 16, 2021 8:30 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Re: My Neighbor’s Remodel Sean, Thank you so much for your email. We have received the notice of public hearing. we would like to express our privacy concerns about the project plan at 140 Arroyo Grande Way, Los Gatos. § 2.5.2 on p. 20 of “Single and Two Family Residential Design Guidelines, Town of Los Gatos” (hereinafter the Guidelines) require design with sensitivity to adjacent neighbors and states the following: Never-the-less, additions to existing homes and new houses should be planned with an awareness of the impacts which they will have on the views, sky exposure, sun access and privacy of neighbors (see Section 3.11 for additional guidelines). § 3.11 of the Guidelines further delineates more details about how additions to existing homes should be planned with an awareness of the impacts on the privacy of neighbors in that: § 3.11.2 • Windows should be placed to minimize views into the living spaces and yard spaces near neighboring homes. • When windows are needed and desired in side building walls, they should be modest in size and not directly opposite windows on adjacent homes. (Emphasis added). Based on the published project plan and the Guidelines, we would like to explicitly, formally express our concerns. The project plan proposes to increase views, instead of minimizing views stated in the Guidelines, into our private living spaces and yard spaces. Several months ago, we had expressed our concerns about the size and especially the height of the media room double window (6’ x 5’) (W x H) in the project plan. To our great surprise and disappointment, the current plan of 140 Arroyo Grande Way not only failed to address any of our privacy concerns but instead added two more large, vertically installed windows (3’x5’ each) with the height of 8-foot off the floor along the same side facing our house and side yard. It seems to us that we have been “punished” simply because we exercised our right to express our concerns. Moreover, the project plan of neighbors at 140 Arroyo Grande Way proposes to use four large windows (3’x 5’ each) facing our living spaces and yard spaces. To further exacerbate our privacy concerns, the top edge of two of these large windows is 9’ above the floor, and the top edge of the remaining two large 3’ x 5’ windows is 8’ despite the 7’-tall fence (with one-foot lattice top) dividing our property and our neighbor’s property. In essence, these four large windows are one-foot or two-foot taller than our common fence (without accounting for the one-foot lattice, see-through section) to provide a direct line-of- sight into our private living spaces and yard spaces. In addition, these four windows on our side include one 4’ x 3’ (W x H) window for a bath room, one 6’ x 5’ double-window for the media room, and two 3’ x 5’ windows for the garage. One of the 3’ x 5’ windows for the garage is directly opposing our window for the garage. This size and the placement of a 3’ x 5’ window opposite my existing window appears to contradict § 3.11.2 which states, inter alia, that “[w] hen windows are needed and desired in side building walls, they should be modest in size and not directly opposite windows on adjacent homes.” (Emphasis added). Furthermore, the choice of different sizes and placement of these four windows by the owner of 140 Arroyo Grande Way clearly demonstrate that the owner apparently respects his own privacy by adopting a smaller, smoke and horizontally installed window for the bath room while ignoring his neighbors’ privacy by installing three large (e.g., one 6’ x 5’ and two vertically installed 3’ x 5’) window high in the areas where his privacy concerns are reduced or minimal without regard to his neighbor’s privacy concerns. Finally, this current project plan has given us the impression that the project plan has been prepared without regard to the City of Los Gatos’ Guidelines as if the Guidelines did not exist at all, and more importantly that our privacy concerns are non-issue as we were once told by the owner of the property at 140 Arroyo Grande Way. Please feel free to contact us if you have any questions or concerns. Thank you again for your invaluable time and efforts. Jiuhua This Page Intentionally Left Blank From: Yogesh Jhamb <jhamb.yogesh@gmail.com> Sent: Thursday, September 10, 2020 10:15 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Re: My Neighbor’s Remodel Thanks, Sean! We appreciate your keeping us in the loop! This is the same neighbor that had expressed some concerns earlier. I have repeatedly tried reaching out to him to discuss this; however, he prefers to address his concerns to the city hoping for a favorable resolution. We would also prefer to let the city make the final decision and we will abide by it. I had provided our response in the Project Description document and it is also given below. Please document and forward it to the deciding body. I have reviewed Residential Design Guidelines and I believe we are in compliance to those guidelines. We also plan to have fruit trees in both the side yards and they should help mitigate the privacy concerns also. Response to neighbor’s privacy concern from the Project Description document: The neighbors to our immediate left, at 144 Arroyo Grande Way, have expressed some concerns regarding their privacy due to the higher elevation of our home. While we understand their concern, we don’t believe that their privacy concerns are valid due to the following reasons: 1.The floor level of the new house remains the same as the existing house. 2.The existing fence is 7’ tall, with 6’ of regular fence and 1’ of mesh fence, which means that it is not possible to look over the fence from the floor level of the new home. 3.The neighbor’s house has the garage and family room towards our side elevation. The Bedroom #2, which aligns with the neighbor’s family room, has no windows on the side elevation. 4.The Bath #2, attached to Bedroom #2, will have a smoked glass window with no visibility. 5.The media room has windows on the side elevation; however, it predominantly aligns with the garage of the neighbor’s house. 6.The windows in our garage are at a lower elevation, and they completely align with the neighbor’s garage. 7.There is no window in the side elevation that could possibly look into the neighbor’s backyard. We are very concerned about our privacy, as well as our neighbor’s privacy, and this is why we have designed the side elevation so that there is no visibility into our home from outside, and into our neighbor’s home from inside our home. Best, -Yogi EXHIBIT 11 EXHIBIT 12 GreenPoint Rated Checklist: Single Family 0 0 0 0 0 0 0 30 5 6 9 Single Family New Home 4.0 / 2008 Title 24 Notes A. SITE Enter Project Name Possible Points Possible Points The GreenPoint Rated checklist tracks green features incorporated into the home. A home is onl y GreenPoint Rated if all features are verified by a Certified GreenPoint Rater through Build It Green. GreenPoint Rated is provided as a public service by Build It Green, a professional non-profit whose mission is to promote healthy, energy and resource efficient buildings in California. The minimum requirements of GreenPoint Rated are: verification of 50 or more points; Earn the following minimum points per category: Energy (30), Indoor Air Quality/Health (5), Resources (6), and Water (9); and meet the prerequisites A.2.a, H10a., J.2, K7., and N.1. Projects meeting measure J4. Obtain EPA Indoor airPLUS Certification should automatically meet the requirements of 29 other measures; when J4 is chosen, these 29 measures will be highlighted in blue for your convenience. The criteria for the green building practices listed below are described in the GreenPoint Rated Single Family Rating Manual. For more information please visit www.bui lditgreen.org/greenpointrated Total Points Targeted: 0 0 0 0 00 30 5 6 9 A. SITE 1. Protect Topsoil and Minimize Disruption of Existing Plants & Trees TBD a. Protect Topsoil and Reuse after Construction 0 1 1 TBD b. Limit and Delineate Construction Footprint for Maximum Protection 0 1 2. Divert/Recycle Job Site Construction Waste (Including Green Waste and Existing Structures) TBD a.Required:Divert 50% (by weight) of All Construction and Demolition Waste (Recycling or Reuse) N R TBD b. Divert 100% of Asphalt and Concrete and 65% (by weight) of Remaining Materials 0 2 TBD c. Divert 100% of Asphalt and Concrete and 80% (by weight) of Remaining Materials 0 2 3. Use Recycled Content Aggregate (Minimum 25%) TBD a. Walkway and Driveway Base 0 1 TBD b. Roadway Base 0 1 TBD 4. Cool Si te: Reduce Heat Island Effect On Site 0 1 TBD 5. Construction Environmental Quality Management Plan, Duct Sealing, and Pre-Occupancy Flush-Out [*This credit is a requirement associated with J4: EPA IAP] 0 2 Total Points Available in Site = 12 0 B. FOUNDATION TBD 1. Replace Portland Cement in Concrete with Recycled Fly Ash and/or Slag (Minimum 20%)0 2 TBD 2. Use Frost-Protected Shallow Foundation in Cold Areas (CEC Climate Zone 16)0 2 TBD 3. Use Radon Resistant Construction [*This credit is a requirement associated with J4: EPA IAP]0 2 Possible Points Possible Points © Build It Green Single Family Checklist New Home Version 4.0 Page 1 of 11 Notes Enter Project Name TBD 4. Install a Foundation Drainage System [*This credit is a requirement associated with J4: EPA IAP]0 2 TBD 5. Moisture Controlled Crawlspace [*This credit is a requirement associated with J4: EPA IAP]0 2 6. Design and Build Structural Pest Controls TBD a. Install Termite Shields & Separate All Exterior Wood-to-Concrete Connections 0 1 TBD b. All Plants Have Trunk, Base, or Stem Located At Least 36 Inches from Foundation 0 1 Total Points Available in Foundation = 12 0 C. LANDSCAPE 0% Enter in the % of landscape area. (Projects with less than 15% of the total site area (i.e. total lot size) as landscape area are capped at 6 points for the following measures: C1 through C7 and C9 through C11. TBD 1. Group Plants by Water Needs (Hydrozoning)0 2 TBD 2. Mulch All Pl anting Beds to the Greater of 3 Inches or Local Water Ordinance Requirement 0 2 3. Construct Resource-Efficient Landscapes TBD a. No Invasive Species Listed by Cal-IPC Are Planted 0 1 TBD b. No Plant Species Will Require Shearing 0 1 TBD c. 75% of Plants Are Drought Tolerant, California Natives or Mediterranean Species or Other Appropriate Species 0 3 Possible Points TBD or Other Appropriate Species 0 3 4. Minimize Turf in Landscape Installed by Builder TBD a. Turf Shall Not Be Installed on Slopes Exceeding 10% and No Overhead Sprinklers Installed in Areas Less than 8 Feet Wide 0 2 TBD b. Turf is Small Percentage of Landscaped Area (2 Points for ≤33%, 4 Points for ≤10%)0 4 TBD 5. Plant Shade Trees 0 1 1 1 6. Install High-Efficiency Irrigation Systems TBD a. System Uses Only Low-Flow Drip, Bubblers, or Sprinklers 0 2 TBD b. System Has Smart (Weather-Based) Controller 0 3 TBD 7. Incorporate Two Inches of Compost in the Top 6 to 12 Inches of Soil 0 3 8. Rain Water Harvesting System TBD a. Cistern(s) is Less Than 750 Gallons 0 1 TBD b. Cistern(s) is 750 to 2,500 Gallons 0 1 TBD c. Cistern(s) is Greater Than 2,500 Gallons 0 1 TBD 9. Irrigation System Uses Recycled Wastewater 0 1 TBD 10. Submetering for Landscape Irrigation 0 1 11. Design Landscape to Meet Water Budget TBD a. Install Irrigation System That W ill Be Operated at ≤70% Reference ET (Prerequisites for Credit are C1. and C2.)0 1 TBD b. Install Irrigation System That W ill Be Operated at ≤50% Reference ET (Prerequisites for Credit are C1, C2, and C6a or C6b.)0 1 © Build It Green Single Family Checklist New Home Version 4.0 Page 2 of 11 Notes Enter Project Name TBD 12. Use Environmentally Preferable Materials for 70% of Non-Plant Landscape Elements and Fencing A) FSC-Certified Wood, B) Reclaimed, C) Rapidly Renewable, D) Recycled-Content E) Finger-Jointed or F) Local 0 1 TBD 13. Reduce Light Pollution by Shielding Fixtures and Directing Light Downward 0 1 Total Points Available in Landscape = 35 0 D. STRUCTURAL FRAME & BUILDING ENVELOPE 1. Apply Optimal Value Engineering TBD a. Place Joists, Rafters and Studs at 24-Inch On Center 0 3 TBD b. Door and W indow Headers are Sized for Load 0 1 TBD c. Use Only Cripple Studs Required for Load 0 1 2. Construction Material Efficiencies TBD a. Wall and Floor Assemblies (Excluding Solid Wall Assemblies) are Delivered Panelized from Supplier (Minimum of 80% Square Feet)0 2 TBD b. Modular Components Are Delivered Assembled to the Project (Minimum 25%)0 6 3. Use Engineered Lumber TBD a. Engineered Beams and Headers 0 1 TBD b. Wood I-Joists or W eb Trusses for Floors 0 1 TBD c. Engineered Lumber for Ro f Rafters 0 1 Possible Points TBD c. Engineered Lumber for Roof Rafters 0 1 TBD d. Engineered or Finger-Jointed Studs for Vertical Applications 0 1 TBD e. Oriented Strand Board for Subfloor 0 1 TBD f. Oriented Strand Board for Wall and Roof Sheathing 0 1 TBD 4. Insulated Headers 0 1 5. Use FSC-Certified Wood TBD a. Dimensional Lumber, Studs and Timber (Minimum 40%)0 6 TBD b. Panel Products (Minimum 40%)0 3 6. Use Solid W all Systems (Includes SIPS, ICFs, & Any Non-Stick Frame Assembly) TBD a. Floors 0 2 TBD b. Walls 0 2 TBD c. Roofs 0 1 TBD 7. Energy Heels on Roof Trusses (75% of Attic Insulation Height at Outside Edge of Exterior Wall)0 1 8. Install Overhangs and Gutters TBD a. Minimum 16-Inch Overhangs and Gutters 0 1 TBD b. Minimum 24-Inch Overhangs and Gutters 0 1 9. Reduce Pollution Entering the Home from the Garage [*This credit is a requirement associated with J4: EPA IAP] TBD a. Install Garage Exhaust Fan OR Build a Detached Garage 0 1 TBD b. Tightly Seal the Air Barrier between Garage and Living Area (Performance Test Required)0 1 Total Points Available in Structural Frame and Building Envelope = 39 0 © Build It Green Single Family Checklist New Home Version 4.0 Page 3 of 11 Notes Enter Project Name E. EXTERIOR TBD 1. Use Environmentally Preferable Decking 0 2 TBD 2. Flashing Installation Techniques Specified and Third-Party Verified [*This credit is a requirement associated with J4: EPA IAP]0 1 TBD 3. Install a Rain Screen Wall System 0 2 TBD 4. Use Durable and Non-Combustible Siding Materials 0 1 TBD 5. Use Durable and Fire Resistant Roofing Materials or Assembly 0 2 Total Points Available in Exterior = 8 0 F. INSULATION 1. Install Insulation with 75% Recycled Content TBD a. W alls 0 1 TBD b. Ceilings 0 1 TBD c. Floors 0 1 Total Points Available in Insulation = 3 0 G. PLUMBING 1. Distribute Domestic Hot Water Efficiently (Max. 5 points, G1a. is a Prerequisite for G1b-e) TBD a. Insulate All Hot Water Pipes [*This credit is a requirement associated with J4: EPA IAP]0 1 1 TBD b. Use Engineered Parallel Plumbing 0 1 Possible Points Possible Points Possible Points TBD b. Use Engineered Parallel Plumbing 0 1 TBD c. Use Engineered Parallel Plumbing with Demand Controlled Circulation Loop(s)0 1 TBD d. Use Traditional Trunk, Branch and Twig Plumbing with Demand Controlled Circulation Loop(s)0 1 2 TBD e. Use Central Core Plumbing 0 1 1 1 2. Water Efficient Fixtures TBD a. High Efficiency Showerheads ≤2.0 Gallons Per Minute (gpm) at 80 psi 0 3 TBD b. High Efficiency Bathroom Faucets ≤ 1.5 gpm at 60psi 0 1 TBD c. High Efficiency Kitchen and Utility Faucets ≤2.0 gpm 0 1 TBD 3. Install Only High Efficiency Toilets (Dual-Flush or ≤1.28 Gallons Per Flush (gpf))0 2 Total Points Available in Plumbing = 12 0 H. HEATING, VENTILATION & AIR CONDITIONING 1. Properly Design HVAC System and Perform Diagnostic Testing TBD a. Design and Install HVAC System to ACCA Manual J, D, and S Recomm endations [*This credit is a requirement associated with J4: EPA IAP]0 4 TBD b. Test Total Supply Air Flow Rates [*This credit is a requirement associated with J4: EPA IAP]0 1 TBD c. Third Party Testing of Mechanical Ventilation Rates for IAQ (meet ASHRAE 62.2)0 1 2. Install Sealed Combustion Units [*This credit is a requirement associated with J4: EPA IAP] TBD a. Furnaces 0 2 TBD b. W ater Heaters 0 2 TBD 3. Install High Performing Zoned Hydronic Radiant Heating 0 1 1 Possible Points © Build It Green Single Family Checklist New Home Version 4.0 Page 4 of 11 Notes Enter Project Name TBD 4. Install High Efficiency Air Conditioning w ith Environmentally Preferable Refrigerants 0 1 5. Design and Install Effective Ductwork TBD a. Install HVAC Unit and Ductwork within Conditioned Space 0 1 TBD b. Use Duct Mastic on All Duct Joints and Seams [*This credit is a requirement associated with J4: EPA IAP]0 1 TBD c. Pressure Relieve the Ductwork System [*This credit is a requirement associated with J4: EPA IAP]0 1 TBD 6. Install High Efficiency HVAC Filter (MERV 6+) [*This credit is a requirement associated with J4: EPA IAP]0 1 TBD 7. No Fireplace OR Install Sealed Gas Fireplace(s) with Efficiency Rating >60% using CSA Standards [*This credit is a requirement associated with J4: EPA IAP] 0 1 TBD 8. Install ENERGY STAR Bathroom Fans on Timer or Humidistat 0 1 9. Install Mechanical Ventilation System for Cooling (Max. 4 Points) TBD a. Install ENERGY STAR Ceiling Fans & Light Kits in Living Areas & All Bedrooms 0 1 TBD b. Install Whole House Fan with Variable Speeds (Credit Not Available if H9c Chosen)0 1 TBD c. Automatically Controlled Integrated System with Variable Speed Control 0 3 10. Advanced Mechanical Ventilation for IAQ10. Advanced Mechanical Ventilation for IAQ TBD a.Required:Compliance with ASHRAE 62.2 Mechanical Ventilation Standards (as adopted in Title 24 Part 6) [*This credit is a requirement associated with J4: EPA IAP]N R TBD b. Advanced Ventilation Practices (Continuous Operation, Sone Limit, Minimum Efficiency, Minimum Ventilation Rate, Homeowner Instructions)0 1 TBD c. Outdoor Air Ducted to Bedroom and Living Areas of Home 0 2 TBD 11. Install Carbon Monoxide Alarm(s) (or No Combustion Appliances in Living Space and No Attached Garage) [*This credit is a requirement associated with J4: EPA IAP] 0 1 Total Points Available in Heating, Ventilation and Air Conditioning = 27 0 I. RENEWABLE ENERGY TBD 1. Pre-Plumb for Sol ar Water Heating 0 1 TBD 2. Install Wiring Conduit for Future Photovoltaic Installation & Provide 200 ft2 of South-Facing Roof 0 1 0.0% 3. Offset Energy Consumption with Onsite Renewable Generation (Solar PV, Solar Thermal, Wind) Enter % total energy consumption offset, 1 point per 4% offset 0 25 Total Available Points in Renewable Energy = 27 0 Possible Points © Build It Green Single Family Checklist New Home Version 4.0 Page 5 of 11 Notes Enter Project Name J. BUILDING PERFORMANCE 1. Building Envelope Diagnostic Evaluations TBD a. Verify Quality of Insulation Installation & Thermal Bypass Checklist before Drywall [*This credit is a requirement associated with J4: EPA IAP]0 1 TBD b. House Passes Blower Door Test [*This credit is a requirement associated with J4: EPA IAP]0 1 TBD c. Blower Door Results are Max 2.5 ACH50 for Unbalanced Systems (Supply or Exhaust) or Max 1.0 ACH50 for Balanced Systems (2 Total Points for J1b. and J1c.)0 1 TBD d. House Passes Combustion Safety Backdraft Test 0 1 0%2.Required:Building Performance Exceeds Title 24 (Minimum 15%) (Enter the Percent Better Than Title 24, Points for Every 1% Better Than Title 24)0 ≥30 TBD 3. Design and Build Near Zero Energy Homes (Enter number of points, minimum of 2 and maximum of 6 points)0 6 TBD 4. Obtain EPA Indoor airPlus Certification (Total 42 points, not including Title 24 performance; read comment)0 2 TBD 5. Title 24 Prepared and Signed by a CABEC Certified Energy Plans Examiner (CEPE)0 1 6. Participation in Utility Program w ith Third Party Plan Review Possible Points TBD a. Energy Efficiency Program [*This credit is a requirement associated with J4: EPA IAP]0 1 TBD b. Renewable Energy Program with Min. 30% Better Than Title 24 (High Performing Home)0 1 Total Available Points in Building Performance = 45+ 0 K. FINISHES TBD 1. Design Entryways to Reduce Tracked-In Contaminants 0 1 2. Use Low-VOC or Zero-VOC Paint (Maximum 3 Points) TBD a. Low-VOC Interior Wall/Ceiling Paints (<50 Grams Per Liter (gpl) VOCs Regardless of Sheen) [*This credit is a requirement associated with J4: EPA IAP] 0 1 TBD b. Zero-VOC: Interior Wall/Ceiling Paints (<5 gpl VOCs Regardless of Sheen)0 2 TBD 3. Use Low-VOC Coatings that Meet SCAQMD Rule 1113 [*This credit is a requirement associated with J4: EPA IAP]0 2 TBD 4. Use Low-VOC Caulks, Construction Adhesives and Sealants that Meet SCAQMD Rule 1168 0 2 TBD 5. Use Recycled-Content Paint 0 1 Possible Points © Build It Green Single Family Checklist New Home Version 4.0 Page 6 of 11 Notes Enter Project Name G. Plumbing TBD 1. Greywater Pre-Plumbing (Includes Clothes Washer at Minimum)0 1 TBD 2. Greywater System Operational (Includes Clothes Washer at Minimum)0 2 TBD 3. Innovative Wastewater Technology (Constructed Wetland, Sand Filter, Aerobic System)0 1 TBD 4. Composting or Waterless Toilet 0 2 TBD 5. Install Drain Water Heat-Recovery System 0 1 TBD 6. Install a Hot Water Desuperheater 0 2 H. Heating, Ventilation, and Air Conditioning TBD 1. Humidity Control Systems (Only in California Humid/Marine Climate Zones 1,3,5,6,7) [*This credit is a requirement associated with J4: EPA IAP]0 1 TBD 2. Design HVAC System to Manual T for Register Design 0 1 K. Finishes TBD 1. Materials Meet SMaRT Criteria (Select the number of points, up to 5 points)0 5 N. Other TBD 1. Detailed Durability Plan and Third-Party Verification of Plan Implementation 0 2 2. Educational Signage of Project's Green Features TBD a. Promotion of Green Building Practices 0 1 TBD b. Installed Green Building Educational Signage 0 1 3. Innovation: List innovative measures that meet green building objectives. Enter in the number of points in each category for a maximum of 4 points for the measure in the blue cells. Points achieved column will be automatically fill in based on the sum of the points in each category. Points and measures will be evaluated by Build It Green. TBD Innovation: Enter up to 4 Points at right. Enter description here 0 TBD Innovation: Enter up to 4 Points at right. Enter description here 0 TBD Innovation: Enter up to 4 Points at right. Enter description here 0 TBD Innovation: Enter up to 4 Points at right. Enter description here 0 TBD Innovation: Enter up to 4 Points at right. Enter description here 0 Total Achievable Points in Innovation = 33+ 0 Summary Total Available Points in Specific Categories 35 96+44 110 56 Minimum Points Required in Specific Categories 50 0 30 5 6 9 Total Points Achieved 0 0 0 0 0 0 © Build It Green Single Family Checklist New Home Version 4.0 Page 10 of 11 Notes Enter Project Name 4. Install Built-In Recycling Center or Composting Center TBD a. Built-In Recycling Center 0 1 TBD b. Built-In Composting Center 0 1 5. Install High-Efficacy Lighting and Design Lighting System TBD a. Install High-Efficacy Lighting 0 1 TBD b. Install a Lighting System t o IESNA Footcandle Standards or Hire Lighting Consultant 0 1 Total Available Points in Appliances and Lighting = 13 0 N. OTHER TBD 1.Required:Incorporate GreenPoint Rated Checklist in Blueprints [*This credit is a requirement associated with J4: EPA IAP]N R TBD 2. Pre-Construction Kick-Off Meeting with Rater and Subs 0 1 TBD 3. Homebuilder's Management Staff are Certified Green Building Professionals 0 1 TBD 4. Develop Homeowner Manual of Green Features/Benefits and Conduct Walkthroughs [*This credit is a requirement associated with J4: EPA IAP]0 1 1 1 TBD 5. Install a Home System Monitor OR Participate in a Time-of-Use Pricing Program 0 1 Total Available Points in Other = 6 0 O. COMMUNITY DESIGN & PLANNING Possible Points Possible Points O. COMMUNITY DESIGN & PLANNING 1. Develop Infill Sites TBD a. Project is an Urban Infill Development 0 1 1 TBD b. Home(s)/Development is Located within 1/2 Mile of a Major Transit Stop 0 2 TBD 2. Build on Designated Brownfield Site 0 3 3. Cluster Homes & Keep Size in Check TBD a. Cluster Homes f or Land Preservation 0 1 1 TBD b. Conserve Resources by Increasing Density (10 Units per Acre or Greater)0 2 2 c. Home Size Efficiency 0 9 0 i. Enter Average Unit Square Footage 0 ii. Enter Average Number of Bedrooms/Unit 4. Design for Walking & Bicycling 0 a. Site Has Pedestrian Access W ithin 1/2 Mile of Community Services: TIER 1: Enter Number of Services W ithin 1/2 Mile 1) Day Care 2) Comm unity Center 3) Public Park 4) Drug Store 5) Restaurant 6) School 7) Library 8) Farmer's Market 9) Aft er School Programs 10) Convenience Store Where Meat & Produce are Sold 0 TI ER 2: Enter Number of Services W ithin 1/2 Mile 1) Bank 2) Place of W orship 3) Laundry/Cleaners 4) Hardware 5) Theater/Entertainment 6) Fitness/Gym 7) Post Off ice 8) Senior Care Facility 9) Medical/Dental 10) Hair Care 11) Commercial Office or Major Employer 12) Full Scale Supermarket i. 5 Services Listed Above (Tier 2 Services Count as 1/2 Service Value)0 1 ii. 10 Services Listed Above (Tier 2 Services Count as 1/2 Service Value)0 1 Possible Points © Build It Green Single Family Checklist New Home Version 4.0 Page 8 of 11 Notes Enter Project Name 6. Use Environmentally Preferable Materials for Interior Finish A) FSC-Certified Wood, B) Reclaimed, C) Rapidly Renewable, D) Recycled-Content or E) Finger-Jointed F) Local TBD a. Cabinets (50% Minimum)0 3 TBD b. Interior Trim (50% Minimum)0 2 TBD c. Shelving (50% Minimum)0 2 TBD d. Doors (50% Minimum)0 2 TBD e. Countertops (50% Minimum)0 2 TBD 7. Required:Reduce Formaldehyde in Interior Finish – Meet Current CARB Airborne Toxic Control Measure (ATCM) for Composite Wood Formaldehyde Limits by Mandatory Compliance Dates [*This credit is a requirement associated with J4: EPA IAP] N R 8. Reduce Formaldehyde in Interior Finish - Exceed Current CARB ATCM for Composite Wood Formaldehyde Limits Prior to Mandatory Compliance Dates TBD a. Doors (90% Minimum)0 1 TBD b. Cabinets & Countertops (90% Minimum)0 2 TBD c. Interior Trim and Shelving (90% Minimum)0 1 9. After Installation of Finishes, Test of Indoor Air Sho s Formaldeh de TBD 9. After Installation of Finishes, Test of Indoor Air Shows Formaldehyde Level <27ppb 0 3 Total Available Points in Finishes = 27 0 L. FLOORING TBD 1. Use Environmentally Preferable Flooring ( Minimum 15% Floor Area) A) FSC-Certified Wood, B) Reclaimed or Refinished, C) Rapidly Renewable, D) Recycled-Content, E) Exposed Concrete, F) Local. Flooring Adhesives Must Meet SCAQMD Rule 1168 for VOCs. 0 4 TBD 2. Thermal Mass Floors (Minimum 50%)0 1 TBD 3. Low Emitting Flooring (Section 01350, CRI Green Label Plus, Floorscore [*This credit is a requirement associated with J4: EPA IAP]0 3 Total Available Points in Flooring = 8 0 M. APPLIANCES AND LIGHTING TBD 1. Install ENERGY STAR Dishwasher (Must Meet Current Specifications)0 1 1 2. Install ENERGY STAR Clothes Washer TBD a. Meets ENERGY STAR and CEE Tier 2 Requirements (Modified Energy Factor 2.0, Water Factor 6.0 or less)0 1 2 TBD b. Meets ENERGY STAR and CEE Tier 3 Requirements (Modified Energy Factor 2.2, Water Factor 4.5 or less) 0 2 3. Install ENERGY STAR Refrigerator TBD a. ENERGY STAR Qualified & < 25 Cubic Feet Capacity 0 1 TBD b. ENERGY STAR Qualified & < 20 Cubic Feet Capacity 0 1 Possible Points Possible Points © Build It Green Single Family Checklist New Home Version 4.0 Page 7 of 11