Staff Report with Exhibits.14300 Lora Dr
PREPARED BY: SALLY ZARNOWITZ
Planning Manager
Reviewed by: 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: 04/14/2021
ITEM NO: 3
DATE: April 9, 2021
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Demolition of an Existing Detached Garage and
Construction of a New Single-Family Residence on Property Zoned R-1:8
Located at 14300 Lora Drive. APN 409-15-028. Architecture and Site
Application S-20-019. Property Owner: Amrito Chaube. Applicant: Krislani
Mulia. Project Planner: Sally Zarnowitz.
BACKGROUND:
On February 24, 2021, the Planning Commission considered the application and continued the
matter to April 14, 2021, with the following direction:
• Address concerns with the height of the structure;
• Address privacy concerns by providing additional tree screening;
• Ensure that the architectural and civil plans match; and
• Return the revised project plans to the Town’s Consulting Architect for review.
DISCUSSION:
The applicant has revised the development plans (Exhibit 18) in response to the comments
received from the Planning Commission and provided a revised letter of justification
(Exhibit 13).
The overall height has been reduced by three feet, eight and one-half inches by lowering the
foundation, first floor level, and roof pitch. The second floor has been reoriented and stepped
back on the left side, resulting in an overall increase of 125 square feet. On the left elevation,
window heights have been raised and bathroom windows will be obscured to increase privacy.
A projecting roof element has been introduced between the first and second floors, the void
has been reduced, and a portion of the second floor on the rear elevation has been stepped
back around the void and loft area to address concerns about eave heights,
PAGE 2 OF 4
SUBJECT: 14300 Lora Drive/S-20-019
DATE: April 9, 2021
DISCUSSION (continued):
continuous solid walls, and privacy. The civil plans have been revised to match the architectural
plans. Additional tree screening has been included at the rear property line to increase privacy.
The recommended conditions of approval have been revised to address the bathroom
windows, tree screening, and rear fence height extension (Exhibit 1 7).
The Town’s Consulting Architect reviewed the revised project, noted that the changes have
been thoughtfully implemented and the resulting design has a strong traditional Mediterranean
Style with appropriate details carried around all sides of the house, and had no
recommendations for additional changes (Exhibit 14).
PUBLIC COMMENTS:
Story poles and project signage were installed on the site in anticipation of the February 24,
2021, Planning Commission hearing. The installed story poles have been maintained and
updated to reflect the revised project. Public comments received between 11:01 a.m.,
Wednesday, February 24, 2021 and 11:00 a.m., Friday, April 9, 2021, are included as Exhibit 15.
The applicant has submitted a response to the adjacent neighbors’ comments (Exhibit 16).
CONCLUSION:
A. Summary
The applicant has submitted revised development plans responding to the Planning
Commission’s direction (Exhibit 18).
B. Recommendation
Should the Planning Commission determine that the revised project meets the direction
provided, the Commission can take the actions below to approve the Architecture and Site
application:
1. 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 or Conversion of Small Structures (Exhibit 2);
2. Make the findings as required by Section 29.10.09030(e) of the Town Code for the
demolition of existing structures (Exhibit 2);
3. Make the finding that the project complies with the objective standards of Chapter 29 of
the Town Code (Zoning Regulations) (Exhibit 2);
4. Make the finding required by the Town’s Residential Design Guidelines that the project
complies with the Residential Design Guidelines (Exhibit 2);
PAGE 3 OF 4
SUBJECT: 14300 Lora Drive/S-20-019
DATE: April 9, 2021
CONCLUSION (continued):
5. 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
6. Approve Architecture and Site Application S-20-019 with the revised conditions
contained in Exhibit 17 and the revised development plans in Exhibit 18.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
EXHIBITS:
Previously received with the February 24, 2021 Staff Report:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Project Description and Letter of Justification
5. Consulting Architect’s Report, dated September 8, 2020
6. Applicant’s Response to the Consulting Architect’s Report, dated September 30, 2020
7. Consulting Arborist’s Report, dated September 25, 2020
8. Applicant’s Neighborhood Outreach, dated August 19, 2020
9. Public Comments received by 11:00 a.m., Friday, February 19, 2021
10. Applicant’s Response to Public Comments, dated February 18, 2021
11. Development Plans, received February 1, 2021
Previously received with the February 24, 2021 Desk Item Report:
12. Public Comments received between 11:00 a.m. Tuesday, February 23, 2021 and 11:00 a.m.
Wednesday, February 24, 2021
Received with this Staff Report:
13. Revised Letter of Justification, dated March 22, 2021
14. Consulting Architect’s Report, dated March 26, 2021
15. Public Comments received between 11:01 a.m., Wednesday, February 24, 2021 and
11:00 a.m., Friday, April 9, 2021
16. Applicant’s Response to Public Comments, dated March 22, 2021 and April 6, 2021
17. Revised Recommended Conditions of Approval
18. Revised Development Plans, received March 22, 2021
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THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212 Page 1
Planning Division March 22, 2021
Community Development Department, Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
RE: ARCHITECT CONSULTANT SECOND REVIEW
On behalf of Sonali and Amrito Chaube and their family, below are our revised design report for
the house on the above address for the Architect Consultant second review.
INTRODUCTION
We received Architecture Consultant Review, written by Larry L. Cannon from Cannon Design
Group, dated September 8, 2020. After carefully studied the recommendation, we decided to
implement APPROACH 2 (page 6 on the letter), which stated:
“Revise the design to simplify the building and roof forms to be consistent with the version of
the Mediterranean Style that emphasizes more formality”.
All recommendation as stated and illustrated in the Architecture Consultant letter on Page 8 -9,
had been implemented, submitted to the city planners, and presented at Town Council Meeting
on February 24, 2021. (Notes: For easy reference, all illustrative recommendation is included on
Page 5-11 of this letter)
EXHIBIT 13
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 2
Subsequent to the Town Council Meeting presentation, a number of issues were brought up by
the Neighbors, as part of Neighbor outreach. Various revisions have been implemented as our
response, which includes:
1. MASS BULK AND SCALE, SOLAR, PRIVACY CONCERNS.
• The overall height has been reduced by 3’-8.5” by lowering the foundation, First Floor
Finish level, and roof pitch.
• Left side of L2 is setback by 4’ to provide privacy and visual relief to the left neighbor at
14298 Lora Dr.
• The second floor has been reoriented to provide additional privacy to the left neighbor.
• Balcony has been positioned to the right side, increasing the distance from the left
neighbor.
• Voids have been reduced by 254sf (30% reduction in size).
• All around roof between the 1st and 2nd floor has been introduced to accommodate
neighbors concern about the continuous solid wall as well as privacy concern.
• Portion of 2nd floor rear elevation is setback around the void and loft area to break the
continuous wall and to further reduce roof height.
• The proposed 4,467 sf. is still under the limit of Town of Los Gatos ordinance (max. limit
4,590 sf.).
The revised design
The previous design (as presented on 02/24/2021)
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 3
2. TWO STORY FORMAL MEDITERRANEAN HAS BEEN CHANGED TO INFORMAL
MEDITERRANEAN STYLE.
The revised design
The previous design (as presented on 02/24/2021)
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 4
The revised design
The previous design (as presented on 02/24/2021)
Reference of Formal Entry from immediate neighbors
17525 Wedgewood Ave.
14238 Lora Dr.
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 5
September 30, 2020
ITEM: 14300 Lora Drive
Architecture and Site Application S-20-019
Requesting approval for construction of a new single-family residence on property zoned R-1:8.
APN 409-15-028.
PROPERTY OWNER : A. Chaube
APPLICANT : Krislani Mulia
PROJECT PLANNER : Jocelyn Shoopman
LAST REVIEWED BY STAFF : Second Review
ARCHITECT CONSULTANT RESPONSE:
We received Architecture Consultant Review, written by Larry L. Cannon from Cannon Design Group,
dated September 8, 2020. After carefully studied the recommendation, we decided to implement
APPROACH 2 (page 6 on the letter), which stated:
“Revise the design to simplify the building and roof forms to be consistent with the version of the
Mediterranean Style that emphasizes more formality”.
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 6
All recommendation No. 1-10 as stated and illustrated in the Architecture Consultant letter on Page 8-9,
are implemented and followed:
1. Simplify the front façade form to allow a building envelope more typical of the formal
Mediterranean Style.
Response: The simplified front building envelope resulted into clearer and simpler architectural
mass and manages to avoid complex roof forms to be consistent with Residential Design Guideline
3.3.1. (Develop the house plans and elevations together). The simplified front façade eliminates a
more irregular front profile on the original design and also eliminates the need for first floor roofs
which is inconsistent with the chosen Approach 2 (Formal Mediterranean Style). Some plan
modification on the area that got affected by the changes resulted into a slightly larger GFA of 4,342
S.F. compare to the original of 4,195 S.F. that the owner has agreed to compromise in compliance to
the Architecture Consultant recommendation. The increase GFA is reflected in Project Data on the
revised Sheet A-1.
Architecture Consultant recommendation
The modified Plans
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 7
Summary of the Revised Design:
• Overall massing: 1’ less overall massing height, with Level 1 height got reduced from 11’ to
10’ to create a less bulky massing and better proportion.
• Simpler architectural mass.
• Elimination of first story roofs to avoid complex roof.
• More uniform windows height and style.
• Projecting Porch massing also got increased to create more prominent entrance as an
important central axis of the Formal Mediterranean Style (refer to Left/Right Elevation for
clarity).
2. Select windows with substantial sash and wood or cast stone trim width to match traditional
windows appropriate to the style.
Response: All windows sash (from 1.5” to 2.5”) and trim width (from 3” to 6”) has been substantially
increased as reflected in all our revised elevations to match the intended architecture style and
consistent with Residential Design Guideline 3.2.2. (Design for architectural integrity) and 3.7.4.
(Design the windows with attention to matching the traditional details of the architectural style).
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 8
Architecture Consultant recommendation
3. Provide cast stone projecting trim below second floor windows on all four sides of the house.
Response: A suitable profile projecting trim is added below second floor windows on all four sides of
the house to provide visual relief for two story walls which is especially common in Formal
Mediterranean Style. The added element is also responsive to Residential Design Guideline 3.3.3.
(Provide visual relief for two story walls).
Front Elevation
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 9
4. Use arched window forms on all front elevation first floor windows and doors.
Response: All front elevation first floor windows and doors have been modified with arched forms.
We implemented ‘segmented arch’ top compare to the Architecture Consultant illustrated ‘half
arch’ top, as it is aesthetically preferred by the owner. Knowing ‘segmented arch’ top is also
common practice in Mediterranean Style. This implementation is consistent with Residential Design
Guideline 3.2.2. (Design for architectural integrity).
Front Elevation
5. Add exposed rafter tails at the roof eaves.
Response: Rafter tails which are common practice in Mediterranean Style are added into the roof
design. This implementation is consistent with Residential Design Guideline 3.2.2. (Design for
architectural integrity).
6. Eliminate the rear elevation bay window.
Response: The rear elevation bay window is changed into regular window similar to other windows
design. This approach is to achieve clearer intended architectural style without mixing inconsistent
architectural elements. This implementation is consistent with Residential Design Guideline 3.2.2.
(Design for architectural integrity).
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 10
7. Revise the design and supports for the second floor balcony to better relate it to the overall house
design.
Response: The design and supports for the second floor balcony has been revised to be consistent
with the overall house design and style, with dimension that are large enough to clearly provide
structural support for the balcony. This implementation is consistent with Residential Design
Guideline 3.2.2. (Design for architectural integrity) and 3.10.2 (Balconies).
Rear Elevation
8. Revise side elevation to match front and rear elevations.
Response: Left and right elevations have been revised to be consistent with the front and rear
elevations. This implementation is consistent with Residential Design Guideline 3.2.2. (Design for
architectural integrity).
Left Elevation
Right Elevation
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 11
9. Add additional architectural detail appropriate to the architecture style.
Response: For roof material, Spanish colonial concrete style will be used. Mediterranean style light
lanterns are included into front porch design. This implementation is consistent with Residential
Design Guideline 3.2.2. (Design for architectural integrity).
10. Add buffer landscaping in side and rear setback.
Response: Buffer landscaping in side and rear setback is always intended to be incorporated as part
of the new house complete design.
Sincerely,
Krislani Mulia
Designer
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March 26, 2021
Ms. Jocelyn Shoopman
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 14300 Lora Drive
Dear Jocelyn:
I reviewed the drawings, evaluated the site context and prepared a review letter in September. I have previously reviewed
one other house on this block. My comments and recommendations on the newly revised design are as follows:
Neighborhood Context
The site is a deep lot located in an established neighborhood of largely one-story homes with a scattering of two-story
homes. Photographs of the neighborhood are shown on the following page.
EXHIBIT 14
14300 Lora Drive
Design Review Comments
March 26, 2021 Page 2
House to the immediate left House to the immediate right
The Site and existing house
Nearby house to left
Aerial Photo
House immediately across Lora Drive
Nearby multifamily homes across Lora Drive
Nearby house across Lora Drive
14300 Lora Drive
Design Review Comments
March 26, 2021 Page 3
OVERVIEW
The proposed house is two-stories in height, and would be located behind an existing one-story home on the site which
will remain. - See air photo with superimposed site plan below and the aerial photo on the previous page
The proposed house has a site footprint that is similar to others in the immediate neighborhood. When the previous
design was presented to the Planning Commission, public feedback from nearby neighbors raised a number of issue re-
garding the proposed building height and mass. Since that hearing the applicant has worked with staff and the neighbors
to formulate an approach for mitigating those concerns.
CURRENT DESIGN EVALUATION
The applicant has been working corroboratively with the neighbors to address the issues raised in the Planning Commis-
sion hearing. The changes made to the design include:
MASS BULK AND SCALE, SOLAR, PRIVACY CONCERNS
• The overall height has been reduced by 3’-8.5” by lowering the foundation, first floor finish level, and roof pitch.
• The second floor on the left side elevation has been set back by 4’ to provide privacy and visual relief to the left
neighbor at 14298 Lora Dr.
• The second floor plan layout has been reoriented to provide additional privacy to the left neighbor.
• The balcony has been positioned to the right side of the rear facade, increasing the distance from the left neighbor.
• The two-story interior volumes have been reduced by 254 square feet (30% reduction in size).
• A projecting roof element between the 1st and 2nd floor has been introduced to accommodate neighbor’s concern
about the continuous solid wall as well as privacy concern.
• A portion of the 2nd floor on the rear elevation has been setback around the void and loft area to break the continu-
ous wall and to further reduce roof height.
• The proposed 4,467 sf. is still under the limit of Town of Los Gatos ordinance (max. limit 4,590 sf.).
14300 Lora Drive
Design Review Comments
March 26, 2021 Page 4
14300 Lora Drive
Design Review Comments
March 26, 2021 Page 5
14300 Lora Drive
Design Review Comments
March 26, 2021 Page 6
14300 Lora Drive
Design Review Comments
March 26, 2021 Page 7
RECOMMENDATIONS
The changes made to the design reviewed by the Planning Commission are significant, and have been thoughtfully
implemented by the applicant. The resulting design has a strong traditional Mediterranean Style with appropriate details
carried around all sides of the house.
I have no recommendations for additional changes.
Jocelyn, please let me know if you have any questions, or if there are other issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
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Town of Los Gatos and Amrito Chaube, March 2, 2021
Please accept this followup letter as a summary of the concerns my family has with the
proposed project. It is also a recap of themes from the Town Council Meeting and a review of
my discussions with Amrito this past weekend.
The February 25th Town Council Meeting produced consistent themes in regard to the project:
1.House would be the largest in the immediate area - this is not advisable.
2.Mass/ Bulk/ Scale is extensive and does not support our neighborhood.
3.The 2nd Story Mass/ Bulk/ Scale could be reduced with no impact to you usable
square footage.
4.Formal Architectural Design is not indicative of the immediate area, where
Informal would be.
5.There are various ways to reduce the finished floor height - to include reducing
below ground level, which would be consistent with how the garage will be
constructed.
6.An extended height foundation is not suitable as it raises the finished floor to
between 5’-6’ above existing and adjacent grades.
7.Sun Exposure is blocked by the structure and various solutions are available.
8.Privacy is Impeded and can be remedied with viable solutions.
9.Balconies are not appropriate if they negatively impact privacy.
10. Extensive amounts of exterior lights will have an unanticipated impact.
11. Curb appeal concerns due to the existing structure not being part of the provided
Elevation Plans.
12. Accurate Drawings and Plans are needed to understand the proposed home.
13. Another review from the Town’s Consulting Architect is needed.
Our Family’s Consistent Concerns:
1.Mass/ Bulk/ Scale Negatively Impacts our Property and Lifestyle
2.Proposed Structure Completely Blocks Winter Sun Exposure
3.Diminished Privacy our Home and Active Use Areas
1 Mass/ Bulk/ Scale - Reduce the Height at least 4 feet w/ Attention to Left Elevation Side
Wall
We are specifically seeking a reduction of the finished floor elevation as well as a reduction of
the overall height, at our setback, by stepping back the second floor. Our specific concern is the
height of the left elevation walls. As this seems to be indicative of Formal Mediterranean
Architecture, perhaps Informal Mediterranean is more appropriate for our neighborhood.
Amrito asked me various ways to reduce the Mass, Bulk and Scale. While his architect is the
best to determine this, I provided him the following ideas:
1.Remove fill dirt/ construction debris which was discarded on the property and
install the foundation at an appropriate level.
2.Use sub-surface 1st floor foundation - similar to how he plans to build your
garage.
3.Install slab on grade foundation.
4.Reduce 1st and/or 2nd floor plate heights from 10’ and 9’ to lower values.
EXHIBIT 15
5. Install vaulted ceilings on the 2nd floor Left Elevation - starting at 7’ or 8’ - instead
of flat ceiling at 9’.
6. Reduce roof pitch from 3.75/12 to 3/12. Note the garage is 4/12 - both should
match.
7. Start the first floor completely under grade as the Town Council member inquired
- which is consistent with how the immediate neighbor to the south has done.
8. Drop the roof line of the home to be more similar to a Triangle as opposed to a
Square in shape.
The Below Images Illustrate the extensive Mass, Bulk and Scale
2 Sun Exposure - Reduce Impact of Structure Blocking Access to the Sun
The provided Shadow Survey demonstrates that in December, there is total obstruction to a
significant portion of our house as well as the complete coverage of our defined outdoor Active
Use Areas. It is essential to minimize this impact to a more acceptable level.
The reduction of Mass/ Bulk and Scale is the only way to reduce this impact. We are not
seeking complete access to the sun, but are very concerned that the planned structure will have
significant impacts between November, December and January. Besides the obvious concerns
with ensuring we have access to the sun, we have a specific health concern which we are
asking for specific consideration.
I have previously provided several photos of the shadows cast from the story poles. The
shadows in February are similar to what the provided Shadow Study demonstrates in
December. I would like to ensure the Shadow Survey was conducted correctly.
The Below Images Illustrate Block Sun Exposure
Images Illustrate How Step-Backs and Reduction in Height & 2nd Floor Mass, Bulk, Scale
Can Help
3 Establish Suitable Privacy - Reduce Impact from 2nd Story Windows
The windows on the 2nd floor provide absolute and clear visibility into our Kitchen/ Dining Area
as well as provide stadium views of our complete backyard and clearly defined active use
areas. The reduction of the 1st floor’s finished floor height, along with the 2nd Floor Step-Back
will aid tremendously with improving our privacy. Raising the window sills to 5 feet from the
floor will also help this. The installation of opaque glass on bathroom windows will also
improve. The balcony creates a visual vantage point, which needs to be addressed. Screen
trees have been proposed, however due to the location there will be insufficient sunlight to be
effective within 2 years. I would also prefer a species that would not have such a large crown
which would also negatively impact our Sun Exposure.
This Images Demonstrate our Privacy Concerns
4 Exterior Lighting - (New) Concern Identified During Council Meeting
We are in agreement that the proposed lighting will have a negative impact, as the amount and
placement of the lights will essentially illuminate their entire sides of the structure. We are
requesting that exterior mounted lighting is installed no higher than the midline of the structure
on the Front and Left Elevations.
My Efforts to Self Implement Solutions
When I was advised that a 2 story home was to be built, I have purposefully been trying to
increase the existing hedge height from 10 feet to as high as practically possible. As the hedge
species is ‘Prunus Caroliniana ‘Compacta’ I am beyond the recommended height capability of
the species. I have landed on the ability for me to maintain a 12 foot hedge (11’ above
neighboring grade). As demonstrated in the below images, this is the tallest I am comfortable
with maintaining, without significant expense and an increased risk to workers
Images Demonstrate Highest I Feel Safe Maintaining Privacy Hedge
Neighbor Partnership, Resource Outreach, and Collaborative Assistance
I am actively trying to partner with Amrito to illustrate unintentional consequences of the
proposed project. I am also focused to ensure his project is successfully welcomed into our
neighborhood.
Here are a few areas I have been engaged:
• Laser Grade Level Demonstration
I set up a grade level laser and marked and demonstrated the proposed height of the finished
floor in relation to the fence lines and existing home. I also demonstrated the area and depth of
where and fill dirt/ construction debris would need to be reduced - which is minimal. I have also
dug down to demonstrate that there is a retaining wall that was covered by the introduction of
the Fill Dirt.
• Assistance in Aiding with Cost Effective Fill Dirt/ Construction Debris
Removal
I connected Amrito to a neighbor who is offering to remove the fill dirt/ construction
rubble, at direct cost with no markup. The resource is licensed, bonded, and insured -
and has the core competency for the scope of work.
• Geotechnical Consultant/ Engineer
Provided a reputable Geotechnical Engineer to aid in understanding the effects of fill dirt/
construction debris as a medium to install a foundation as well as be able to guide them
in how to properly reduce the foundation and finished floor height - while maintaining
needed site drainage.
• Commitment Partner for the Success of Their Project & the Benefit of the
Neighborhood
My Grandparents purchased the 1st Model Tract Home in 1961 (249 Mattson Ave). I
have been part of this neighborhood my entire life. I have been focused on being a good
neighbor and have been working to improve the neighborhood in many ways. One of
the more visible examples was to enhance the beautification of the Lora Drive
Condominiums, where I provided and installed 10 Trees around their property. I have
also donated a significant amount of new/ excess landscape construction materials and
have loaned tools to various neighbors to improve their properties.
Thank you for your consideration,
Joe Clark and Family
14300 Lora Drive - Post Council Meeting Followup
Hello Amrito, March 15, 2021
Thank you for your partnership over the past few days to land on reasonable compromises. Here is a
recap of the agreed solutions:
• The overall height of the house has been reduced by 3' 81/2'' , a few inches short of 4 ft as you
requested. Agreed - Thank you.
• The foundation is 2 ft lower as you had suggested as well. Agreed - Thank you. Finished Floor Height
Installed at 263.5 - w/ survey elevation confirmation.
• The drainage also has been planned with no impact to the common fence as per your feedback.
Agreed - Thank you. I am still very interested in seeing the engineered plans that are to be designed
with the Building Department.
• Additional Stepback, as requested, has been introduced, 7' 61/2"" towards the front of the
house closer to your home, and 4 ft towards the backyard. Agreed. Thank you. If further
chances in size are necessary, we would prefer this wall to be brought t o 7' 6 1/2" across
the entire side.
• An additional roof therefore has been introduced similar to a non formal architectural style as
per your suggestion. Agreed. Thank you. I am assuming this is in reference to the roof
under the step backs.
• The pitch of the roof has been reduced as you had suggested, to allow for more sun to come
into your background. The Solar mpact is now minimal due to reduced height. Agreed. Thank
you. Based on the provided solar study, this seems like a good compromise.
• The bathroom windows will have opaque glass and so will the bedroom windows till 5ft as per
your request. We had agreed to 5.5.ft when the stepback was not in the picture, so 5ft with the
stepback should provide similar privacy, which is what you have mentioned above as well.
Agreed - With Modification. Thank you. For clarification, I understand all the windows on
the Left Elevation and the one on the Front/ Left Elevation will be constructed to have the
window sills starting at least 5 feet above the 2nd floor's finished floor. The bathroom
windows would be obscure glass. The sizes windows will be:
• All Windows Sills constructed with Minimum 5' above finished floor.
• Left Elevation 2nd Floor Bedroom 2 quantity 2.5' wide
• Left Elevation Bathroom 1 quantity 2' wide - Obscure
• Front Left 2nd floor bathroom 1 quantity 2.5' wide - Obscure
• Furthermore the balcony will not overlook your backyard to ensure additional privacy. Agreed.
Thank you.
• We Agreed to ensure exterior lighting is set no higher than the 1st floor on the Left and
Front Elevations of the home.
• We also agreed that the exterior HVAC Equipment and any other exterior mechanical
equipment will be located on the Right Elevation - near the Utility service entrance.
• We also agreed to continue working on an appropriate screen tree species - if screen
trees are even necessary at this point.
We both recognize that the Consulting Architect, as well as others within the community, may
influence your home's design. With that in mind, I will continue to be prompt and accommodating to
aid the success of your project. With these principles implemented, we do not foresee us having
further concerns. We look forward to seeing the revised plans.
More importantly - we look forward to your project starting and welcoming you to the neighborhood.
With Gratitude,
Joe Clark
On Mon, Mar 8, 2021 at 6:32 PM Amrito Chaube <amritochaube@gmail.com> wrote:
Joe
As discussed here is the revised plan.We have taken into account all your asks and have
modified the design accordingly.
1. The overall height of the house has been reduced by 3' 81/2'' , a few inches short of 4 ft as
you requested.
2. The foundation is 2 ft lower as you had suggested as well.
3. The drainage also has been planned with no impact to the common fence as per yoru
feedback.
4. Additional Stepback, as requested, has been introduced, 7' 61/2"" towards the front of
the house closer to your home, and 4 ft towards the backyard.
5. An additional roof therefore has been introduced similar to a non formal architectural
style as per your suggestion.
6. The pitch of the roof has been reduced as you had suggested, to allow for more sun to
come into your background. The Solar mpact is now minimal due to reduced height.
7. The bathroom windows will have opaque glass and so will the bedroom windows till 5ft
as per your request. We had agreed to 5.5.ft when the stepback was not in the picture,
so 5ft with the stepback should provide similar privacy, which is what you have
mentioned above as well.
8. Furthermore the balcony will not overlook your backyard to ensure additional privacy.
You can study the drawings which capture these changes. The Solar study has also been
updated to reflect the changes. Hope that resolves your concerns.
We will also reduce the lighting in the backyard in the formal submission to the city.
Regards
Amrito
14300 Lora Drive Architectural Design
Hello Jocelyn and Sally, March 18, 2021
I hope everyone is healthy and doing well.
I am writing regarding concerns to the style and height of a home that is being proposed at 14300 Lora
Drive, Los Gatos. One of the reasons my husband and I decided to choose the town of Los Gatos to build
a home and raise our family in, was because of the charm throughout the town.
We fell in love with the golf course views off of Wedgwood Ave and the rolling hills to walk right outside
our front door.
When looking at the plans for 14300 Lora Drive, I don’t see the charm in the architecture that makes Los
Gatos special. Honestly, from the street view design posted at the sight, the house looks like a large
square box with no architectural design. Please don’t take short cuts when approving this design. Please
look at it with a careful eye, as the town has done for so many years with each home.
This is a beautiful part of Los Gatos with desirable schools. Please don’t treat this part of Los Gatos with
any less attention than you would other neighborhoods in the town. This is a hidden gem of an area,
that if treated with the same attention as the other neighborhoods in Los Gatos will shine with the Los
Gatos charm we all love.
Please reach out to me if there is anything more I can do to voice my concern for the height and style of
the home that is being proposed.
Thank you,
Jeannie DaQuino
Good morning Amrito, 4/1/2021
Thank you for your email, thoughts and kind words.
I did go over the drawings, and report from your designer.
I have some questions from your email regarding overall mass:
• Overall the height of 14300 Lora Dr is now 7’55’’ lower than 14333 Mulberry Dr => this means 7 ft and 55
inches = (11 ft and 7 inches). Is this correct?
• 14333 Lora Dr. has been lowered to be 5’ 36’’ below Mulberry Dr. first floor => this means 5 ft and 36 inches
= (8 ft). Is this correct?
I did not see much changes from last email with exception of drainage. Clearly we are not on the same page
regarding the mass, scale & bulk of your proposed structure and the kind of privacy issues that will create.
I am confused and extremely frustrated with the drawings and the report from your designer. I don't know what
I should trust. There are so many inconsistencies & errors in numbers and claims.
Here are some examples:
• On the report the claim is that Mulberry structure is 6 inches wider than proposed structure of Lora dr.
The actual data is Mulberry structure width is 24ft 8 inches and Lora Dr. proposed structure width
is 57 ft. Could somebody please tell me, Which one is wider? (page 2 of her report, plan Bulk
dimension).
• On last drawing sheet 15, it shows there are 4 trees on Mulberry property "missing trees per plan". I
don't understand how they showed up and why only on sheet 15. These trees were on Lora dr.
property not Mulberry dr. Why did these trees show up on Mulberry?
• Your designer is forgetting that you are building a brand new house not me. Her analysis around scale
and mass is interesting. Mass Bulk Scale. For example have her count up all the square footage of every
house that received a flyer to comment. The average square footage of all 16 houses is 1990sqft. The house
she is proposing is over DOUBLE the average and 1200 sqft larger than the largest house within all 16. The
proposed house's square footage is out of scale and does not fit the surrounding neighborhood.
• The Distance from your proposed structure to my seating area near the fence is ~ 60 ft not 123 ft or 113 ft.
• Balcony comments, Please have her read the Town of Los Gatos Design Guidelines regarding privacy
around the 2nd floor balcony & windows.
I believe your intentions are good; however, this set of drawings and report from your designer don't do justice
to anyone. They create confusion and mistrust. We have to be able to see things from each
other's perspective. Unfortunately, I don't see anything was done to address the mass, bulk and scale of the
proposed structure and the kind of privacy issues that will create.
I look forward to hearing back from you with a revised set of drawings & report.
Best regards
Hooman
Dear Krislani, April 8, 2021
Thank you for your email and update.
I see the new style of proposed structure is Informal Mediterranean (page 14 of your word document). I
saw that the revised drawings were uploaded on the Town of Los Gatos Website; unfortunately, I didn't
see the revised CANNON DESIGN GROUP report.
I have 2 questions:
1. Could you please let me know when you will get the report of the revised drawings back from
CANNON DESIGN GROUP (page 16 of your word document)?
2. Could you please let me know the precise square footage of the revised
o 1st floor,
o 2nd floor
o Voids on the 2nd floor.
I look forward to hearing back from you.
Best regards
Hooman
On Thu, Apr 8, 2021 at 12:53 PM Joe Clark <joe.clark@gmail.com> wrote: April 8, 2021
Hello Amrito (et all)
I noticed that the revised plans are now posted on the Town's website. Upon review, it seems like a
few of the agreed upon items have not been included or correctly specified in your drawings. Is it
possible to have these updated and have a correct file be reloaded on the website? This will remove
the need for discussion at the town meeting.
1. Page A-3 - 2nd Floor Plan does not clarify that both bathroom glass windows are to be
opaque. We Agreed:
o Left Elevation Bathroom 1 quantity 2' wide - Obscure
o Front Left 2nd floor bathroom 1 quantity 2.5' wide - Obscure
2. Page A-13 - Site Lighting Plan shows 1 light for each entry door of the Front Elevation and 1
light on the Left Elevation.
o Pages A-4 & A-5 do not have consistent lighting illustrated.
o We Agreed to ensure exterior lighting is set no higher than the 1st
floor on the Left and Front Elevations of the home.
3. Page A-1 Cover Sheet illustrates that the 1st and 2nd Floor Left Setback is at 12'.
o This should be updated to be correct as there are now stepbacks introduced on the 2nd
Floor.
I am also interested in reviewing the Consulting Architects second report. When will that be made
available?
Much Thanks,
Joe
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212 Page 1
Planning Division March 22, 2021
Community Development Department, Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
RE: RESPONSE TO JOE CLARK - NEIGHBOR ON 14298 LORA DRIVE
On behalf of Sonali and Amrito Chaube and their family, below are our responses to various
subjects during the outreach and subsequent negotiations.
Notes: Joe Clark responses and acceptance are highlighted in Cyan.
1.The overall height of the house has been reduced by 3'-8.5”, a few inches short of 4 ft. as you
requested. Agreed - Thank you.
a.The foundation is 2 ft lower as you had suggested as well. Agreed - Thank you. Finished
Floor Height installed at 263.5 - w/ survey elevation confirmation.
b.Additional step back, as requested, has been introduced, 7'-6.5" towards the front of the
house closer to your home, and 4 ft. towards the backyard. Agreed. Thank you. If
further chances in size are necessary, we would prefer this wall to be brought to 7'-6.5"
across the entire side.
c.An additional roof therefore has been introduced similar to a non-formal architectural
style as per your suggestion. Agreed. Thank you. I am assuming this is in reference to
the roof under the step backs.
d.The pitch of the roof has been reduced as you had suggested, to allow for more sun to
come into your background. The Solar impact is now minimal due to reduced height.
Agreed. Thank you. Based on the provided solar study, this seems like a good
compromise.
EXHIBIT 16
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 2
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 3
2. The bathroom windows will have opaque glass and so will the bedroom windows till 5ft as
per your request. We had agreed to 5.5.ft when the step back was not in the picture, so 5ft
with the step back should provide similar privacy, which is what you have me ntioned above
as well. Agreed - with Modification. Thank you. For clarification, I understand all the
windows on the Left Elevation and the one on the Front/ Left Elevation will be constructed
to have the window sills starting at least 5 feet above the 2nd floor's finished floor. The
bathroom windows would be obscure glass.
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 4
3. The drainage also has been planned with no impact to the common fence as per your
feedback. Agreed - Thank you. I am still very interested in seeing the engineered plans
that are to be designed with the Building Department.
4. Furthermore the balcony will not overlook your backyard to ensure additional privacy.
Agreed. Thank you.
5. We agreed to ensure exterior lighting is set no higher than the 1st floor on the Left and Front
Elevations of the home.
Krislani Mulia
Designer
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 1
Planning Division March 22, 2021
Community Development Department, Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
RE: RESPONSE TO HOOMAN BOLANDI - NEIGHBOR ON 14333 MULBERRY DR.
On behalf of Sonali and Amrito Chaube and their family, below are our responses to various
subjects during the outreach and subsequent negotiations.
Notes: Hooman Bolandi comments are highlighted in Cyan.
1. Overall Mass Bulk & Scale (please see attached file slides 4-8):
While my family & I appreciate your effort on reducing the proposed height by 3 ft 8 inches
and introducing a setback of 4 ft on one side, unfortunately, the overall mass (width of the
2nd floor) and height of structure is still towering over our property. Looking at the 2nd floor
floor plan layout, there is plenty of "void" space (~800 sqft) that allows for more mass
(width) reduction which results in further reduction of overall height.
Our Ask is to please reduce the overall mass (width) of the 2nd floor proposed structure.
This will further reduce the overall height.
Response:
Overall the height of 14300 Lora Dr is now 7’55’’ lower than 14333 Mulberry Dr
14333 Lora Dr. has been lowered to be 5’ 36’’ below Mulberry Dr. first floor
Second floor height has been lowered to be 5'5'' below mulberry drive 2nd floor height
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 2
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 3
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 4
2. Privacy & Shadow (please see attached file slides 9-12):
Unfortunately, planting trees by the fence of Mulberry dr. will diminish the value and effort
of reduced overall height of 3ft 8 inches. The trees should be planted against your proposed
house and they can be in a staggered pattern to create a shaded patio area for your
backyard. This will be a Win-Win for both of our families.
Our Ask is to please plant trees against your proposed house, reduce the overall mass
(width) of the 2nd floor proposed structure, install privacy screen lattice on the fence and
around balcony
Response:
Several existing trees already provide privacy
Rails on the balcony to provide privacy as requested.
PRIVACY
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 5
14333 Lora Dr. has been lowered to be 5’ 36’’ below Mulberry Dr. first floor
First Floor privacy will be provided through additional lattice on the fence till 8 ft.
Second floor height has been lowered to be 5'5'' below mulberry drive 2nd floor height
Distance including the setbacks between the second floors of the two houses is a total
123' 6''
Additional Screen trees will be added to provide additional privacy. Screen trees will be
added 5ft from the property line to minimize shadow. Shadow study has been created
to depict minimal impact.
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 6
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 7
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 8
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 9
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 10
3. Drainage (please see attached file slide 12):
Unfortunately, I didn't see any notes or design to address the drainage near the Mulberry dr.
fence.
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 11
Our Ask is to Reinforced all fence posts with Mulberry dr., Establish positive drainage, install
rainwater management system.
Response:
COMMISSIONER'S COMMENTS DURING THE 2/24/21 HEARING
(PLEASE SEE ATTACHED FILE SLIDE 3):
1. Compatibility study around mass & volume of 2 Story Formal Mediterranean Style.
Response:
See previous pages. Two story Formal Mediterranean has been changed to informal
Mediterranean Style
2. The largest house in the neighborhood over 4500 sf.
Response:
a. The proposed 4,467 sf. is still under the limit of TLG ordinance (max. limit 4,590 sf.).
b. There are 2 condominium complexes in neighborhood, which must be more than 4,500 sf.:
14225 Lora Dr.
14245 Lora Dr.
3. Town Architecture Report suggested an informal architecture
Response:
The current Architecture design turned to an Informal Mediterranean style.
THE A. CHAUBE RESIDENCE, 14300 Lora Drive, Los Gatos, CA 95032
Kris & Associates - 3484 Mission View Dr., Fremont CA 94538 - (510) 252 1212
Page 12
4. Two story building with a basement to act as 1st floor.
Response:
a. The proposed 2-story height of 26’-3” is still under the limit of TLG ordinance.
b. The proposed 4,467 sf. is still under the limit of TLG ordinance (max. limit 4,590 sf.).
c. There is no basement implementation precedent on houses around the block.
5. No balcony
Response:
Our adjacent rear neighbor at 14333 Mulberry has a full house width balcony (30’x14’-10”).
Our balcony is only 15’x4’-8”.
Comparison between 14300 Lora Dr. and 14333 Mulberry Dr.
6. Ask the town architect to relook at the proposed design
Response:
Proposed revised design will be submitted to Architect Consultant for review.
Sincerely,
Krislani Mulia
Designer
6 April 2021 Page 0
Mr H Boolandi’s concerns addressed
PriVacY
Privacy will be provided by the distance, height
and screen trees
Towering Mulberry has 7.55’ higher ridge
Distance between the second floors 128’
The floor height comparison for both floors both have Mulberry at
the more than 5 ft advantage reducing privacy issues
Privacy through Engineering
Towering Mulberry floors are >5’ higher
4
PRIVACY
• Install lattice on the fence
• Balcony : Install rails to act as privacy
screen
• Screen Trees
Steps to satisfy Hooman Boolandi’s
request
5
Screen Trees will be placed 5 ft into Lora Drive to preserve
active backyard taking into Account Mr. Boolandi’s request
6
Extremenly Minimal shadow from Screen Trees
Mass
8
MASS
• Eliminate the need for an extended height
foundation, significantly lower the exterior wall .
Mulberry FF is 5.36 higher
• Reduce the overall exterior wall height of the
proposed structure Mulberry ridge is 7.55’ higher
• Reduce 2
nd story mass
• Roof Pitch has been reduced
• Roof has been added between 1
st and 2
nd floor to
break a single wall
• Void has been reduced by 254 sq ft
Steps to satisfy Hooman Boolandi’s
request
9
Height of the screen tree will be 4 ft lower than
the roof. In a few years only roof will be visible
106 Ft Fence12 Ft screenMinimal roof line will be visible with a 12ft
screen tree –fence height referenced
for comparison
15 ft screen trees have been proposed
116 Ft Fence12 Ft screenOnly roof will
be visible with
a 12ft screen
tree –fence
height
referenced
for
comparison
15 ft screen trees have been proposed
Towering Mulberry is 7.55’ higher
Lora Buildable area is 2.4 X Mulberry’s
13
Towering Mulberry is bigger in 2 of the
3 dimensions although
Lora Buildable area is 2.4 X Mulberry’s
14
Towering Mulberry is bigger in 2 of the 3 dimensions
although
Lora Buildable area is 2.4 X Mulberry’s
15
Lora has smallest FAR in block
16
2nd Floor mass has been reduced
17
sHadow
19
No shadow on Mulberry
20
Inaccurate representation – shadow from Towering
Mulberry on Lora
21
Inaccurate representation –Shadow study provides
accurate solar impact
→
14333 Mulberry Dr
14300 Lora Dr
14298 Lora Dr
•It Seems the focus of the analysis was
partial and only one side
•Clearly due to mass and scale of the
proposed plan 14333 Mulberry will be
impacted.
This is going to be a problem for my mother who is 85+ years old and is required to get sun.
Aerial View of Shadowing impact on 14333 Mulberry Dr.
PICTURE SHOWS SHADOW FROM 14333 MULBERRY DRIVE ON
TO 14330 LORA DRIVE
→
Town of Los Gatos Design Guideline Proposed Design of 14300 Lora Dr. View from 14333 Mulberry Dr.
Impacted of Proposed Design On
14333 Mulberry Dr.
INACCURATE
REPRESENTATION:
BACKYARD SHADOW
FROM EXISTING FOLIAGE
AND STRUCTUREs NOT
FROM STORY POLE OF
14300 LORA DRIVE
drainage
25
Inaccurate representation – Mulberry Lot grade is
much higher than Lora
26
Positive Drainage plan is part of Civil plan
otHers
Balcony
•Balcony: Your beautiful house and its balcony is a wonderful example
which we have factored in as well as design guidelines, e.g we have a
55' ft distance from my rear property much more than the
recommended 20ft. We have also accepted your proposal earlier of
using railings instead of glass sides.
This Page
Intentionally
Left Blank
EXHIBIT 17
PLANNING COMMISSION – April 14, 2021
CONDITIONS OF APPROVAL
14300 Lora Drive
Architecture and Site Application S-20-019
Requesting Approval for Demolition of an Existing Detached Garage and for
Construction of a New Single-Family Residence on Property Zoned R-1:8. APN 409-
15-028. Architecture and Site Application
S-20-019.
PROPERTY OWNER: Amrito Chaube
APPLICANT: Krislani Mulia
PROJECT PLANNER: Jocelyn Shoopman
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: Exterior lighting shall be kept to a minimum and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4. ACCESSORY DWELLING UNIT PERMIT: An Accessory Dwelling Unit permit shall be obtained
from the Planning Division prior to issuance of a building permit.
5. 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.
6. 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.
7. TREE FENCING: Protective tree fencing, and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Include a tree protection plan with the
construction plans.
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.
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. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
13. SECOND FLOOR BATHROOM WINDOWS: Second floor bathroom windows on the north
(left) elevation shall be obscured glass.
14. TREE SCREENING: Tree screening shall be included at the rear property line to the
satisfaction of the Community Development Director.
15. REAR FENCE: An eight-foot high privacy fence extension shall be constructed along the east
(rear) property line.
16. 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.
17. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
18. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Lo s 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.
19. 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.
20. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
21. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
22. 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.
23. SHORING: Shoring plans and calculations will be required for all excavations 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.
24. 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
25. 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.
26. 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.
27. BACKWATER VALVE: The scope of this project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the
plans if a backwater valve is required and the location of the installation. The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
28. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
29. 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.
30. 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 shee t 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.
31. APPROVALS REQUIRED: The project requires the following departments and agencies
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
32. 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, Applicant and/or Developer's representative in charge shall be at
the job site during all working hours. Failure to maintain the public right-of-way according
to this condition may result in the issuance of correction notices, citations, or stop work
orders and the Town performing the required maintenance at the Owner, Applicant and/or
Developer's expense.
33. 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.
34. 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.
35. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and
affect for this approval.
36. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use or
occupancy of any non-residential condominium space, the buyer or the new or existing
occupant shall apply to the Community Development Department and obtain approval for
use determination and building permit and obtain inspection approval for any necessary
work to establish the use and/or occupancy consistent with that intended.
37. ENCROACHMENT PERMIT: All work in the public right -of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Owner/Applicant/Developer to obtain any necessary encroachment
permits from affected agencies and private parties, including but not limited to, Pacific Gas
and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California
Department of Transportation (Caltrans). Copies of any approvals or permits must be
submitted to the Town Engineering Division of the Parks and Public Works Department prior
to releasing any permit.
38. 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.
39. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or Developer 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.
40. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or their
representative shall repair or replace all existing improvements not designated for removal
that are damaged or removed because of the Owner, Applicant and/or Developer or their
representative's operations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement
markings, etc., shall be repaired and replaced to a condition equal to or better than the
original condition. Any new concrete 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, Applicant
and/or Developer or their representative shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
41. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
42. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or
sidewalk requires an encroachment permit. Special provisions such as limitations on works
hours, protective enclosures, or other means to facilitate public access in a safe manner
may be required.
43. 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.
44. 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.
45. 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,
Applicant and/or Developer’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.
46. 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, Applicant and/or Developer.
47. GRADING PERMIT: A grading permit is required for all site grading and drainage work except
for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading
Ordinance). After the preceding Architecture and Site Application has been approved by
the respective deciding body, the grading permit application (with grading plans and
associated required materials and plan check fees) shall be made to the Engineering
Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading
plans shall include final grading, drainage, retaining wall location(s), driveway, utilities and
interim erosion control. Grading plans shall list earthwork quantities and a table of existing
and proposed impervious areas. Unless specifically allowed by the Director of Parks and
Public Works, the grading permit will be issued concurrently with the building permit. The
grading permit is for work outside the building footprint(s). Prior to Engineering signing off
and closing out on the issued grading permit, the Owner/Applicant/Developer’s soils
engineer shall verify, with a stamped and signed letter, that the grading activities were
completed per plans and per the requirements as noted in the soils report. A separate
building permit, issued by the Building Department, located at 110 E. Main Street, is needed
for grading within the building footprint.
48. 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.
49. 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.
50. DRIVEWAY: The driveway conform to existing pavement on Lora Drive shall be constructed
in a manner such that the existing drainage patterns will not be obstructed.
51. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be
the sole responsibility of the Owner, Applicant and/or Developer 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.
52. DRAINAGE STUDY: Prior to the issuance of any grading or building permits, the following
drainage studies shall be submitted to and approved by the Town Engineer: a drainage
study of the project including diversions, off-site areas that drain onto and/or through the
project, and justification of any diversions; a drainage study evidencing that the proposed
drainage patterns will not overload the existing storm drain facilities; and detailed drainage
studies indicating how the project grading, in conjunction with the drainage conveyance
systems (including applicable swales, channels, street flows, catch basins, storm drains, and
flood water retarding) will allow building pads to be safe from inundation from rainfall
runoff which may be expected from all storms up to and including the theoretical 100 -year
flood.
53. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the
commencement of any site work, the general contractor shall:
a. Along with the Owner, Applicant and/or Developer, attend a pre -construction meeting
with the Town Engineer to discuss the project conditions of approval, working hours, site
maintenance and other construction matters;
b. Acknowledge in writing that they have read and understand the project conditions of
approval and will make certain that all project sub-contractors have read and understand
them as well prior to commencing any work, and that a copy of the project conditions of
approval will be posted on-site at all times during construction.
54. SOILS REPORT: One electronic copy (PDF) of the soils and geologic report shall be submitted
with the application. The soils report shall include specific criteria and standards governing
site grading, drainage, pavement design, retaining wall design, and erosion control. The
reports shall be signed and "wet stamped" by the engineer or geologist, in conformance
with Section 6735 of the California Business and Professions Code.
55. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be
conducted for the project to determine the surface and sub-surface conditions at the site
and to determine the potential for surface fault rupture on the site. The geotechnical study
shall provide recommendations for site grading as well as the design of foundations,
retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility
trenching and pavement sections. All recommendations of the investigation shall be
incorporated into project plans.
56. SOILS REVIEW: Prior to issuance of a building permit, the Owner, Applicant and/or
Developer’s engineers shall prepare and submit a design-level geotechnical and geological
investigation for review by the Town’s consultant, with costs borne by the Owner, Appl icant
and/or Developer, and subsequent approval by the Town. In the event that the deciding
body requests as such, the peer review shall be completed prior to approval of a
development application. The Owner, Applicant and/or Developer’s soils engineer s hall
review the final grading and drainage plans to ensure that designs for foundations, retaining
walls, site grading, and site drainage are in accordance with their recommendations and the
peer review comments. Approval of the Owner, Applicant and/or De veloper’s soils
engineer shall then be conveyed to the Town either by submitting a Plan Review Letter prior
to issuance of grading or building permit(s).
57. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and
grading shall be inspected by the Owner, Applicant and/or Developer’s soils engineer prior
to placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design-level geotechnical report and recommend appropriate changes in
the recommendations contained in the report, if necessary. The results of the construction
observation and testing shall be documented in an “as-built” letter/report prepared by the
Owner, Applicant and/or Developer’s soils engineer and submitted to the Tow n before a
certificate of occupancy is granted.
58. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project’s design-level geotechnical/geological
investigation as prepared by the Owner, Applicant and/or Developer’s engineer(s), and any
subsequently required report or addendum. Subsequent reports or addendum are subject
to peer review by the Town’s consultant and costs shall be borne by the Owner, Applicant
and/or Developer.
59. SUPPLEMENTAL GEOLOGIC AND GEOTECHNICAL STUDIES: Supplemental geologic and
geotechnical engineering studies shall be performed in support of the design of the
infrastructure and the house, and the reports and plans shall be submitted to the Town for
review.
60. JOINT TRENCH PLANS: Joint trench plans shall be reviewed and approved by the Town prior
to recordation of a map. The joint trench plans shall include street and/or site lighting and
associated photometrics. A letter shall be provided by PG&E stating that public street light
billing will by Rule LS2A, and that private lights shall be metered with billing to the
homeowners’ association. Pole numbers, assigned by PG&E, shall be clearly delineated on
the plans.
61. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works
Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate
of Occupancy until all required improvements within the Town’s right-of-way have been
completed and approved by the Town.
62. GREEN INFRASTRUCTURE MEASURES: Projects which propose work within the Town’s right-
of-way, including but not limited to pavement restoration, street widening, construction of
curb, gutter and/or sidewalk, right-of-way dedication, etc., will be evaluated by Staff to
determine its potential for the implementation of Green Infrastructure measures and
associated improvements.
63. FRONTAGE IMPROVEMENTS: The Owner and/or Applicant shall be required to improve the
project’s public frontage (right-of-way line to centerline and/or to limits per the direction of
the Town Engineer) to current Town Standards. These improvements may include but not
limited to curb, gutter, sidewalk, driveway approach(es), curb ramp(s), signs, pavement,
raised pavement markers, thermoplastic pavement markings, storm drain facilities, traffic
signal(s), street lighting (upgrade and/or repaint) etc. The improvements must be
completed and accepted by the Town before a Certificate of Occupancy for any new
building can be issued.
64. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or
temporarily removed utility services, including telephone, electric power and all other
communications lines underground, as required by Town Code Section 27.50.015(b). All
new utility services shall be placed underground. Underground conduit shall be provided
for cable television service. The Owner, Applicant and/or Developer 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.
65. 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.
66. 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, Applicant and/or Developer's
surveyor shall prepare the legal description and plat. The Owner, Applicant and/or
Developer shall pay any recordation costs. The documents shall be recorded before any
grading or permits are issued.
67. PRIVATE EASEMENTS: Agreements detailing rights, limitations and responsibilities of
involved parties shall accompany any proposed private easement. Access driveway shall be
within the recorded access easement. A new private access easement shall be recorded,
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 issuance of a
grading or building permit. A realigned access driveway shall be completed prior to the
issuance of grading or building permit.
68. TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed subject
to the following requirements:
a. The Town standard “T” trench detail shall be used.
b. A Town-approved colored controlled density backfill shall be used.
c. All necessary utility trenches and related pavement cuts shall be consolidated to minimize
the impacted area of the roadway.
d. The total asphalt thickness shall be a minimum of three (3) inches, meet Town standards,
or shall match the existing thickness, whichever is greater. The final lift shall be 1.5-inches
of one-half (½) inch medium asphalt. The initial lift(s) shall be of three-quarter (¾) inch
medium asphalt.
e. The Contractor shall schedule a pre-paving meeting with the Town Engineering
Construction Inspector the day the paving is to take place.
f. A slurry seal topping may be required by the construction inspector depending their
assessment of the quality of the trench paving. If required, the slurry seal shall extend
the full width of the street and shall extend five (5) feet beyond the longitudinal limits of
trenching. Slurry seal materials shall be approved by the Town Engineering Construction
Inspector prior to placement. Black sand may be required in the slurry mix. All existing
striping and pavement markings shall be replaced upon completion of slurry seal
operations. All pavement restorations shall be completed and approved by the Inspector
before occupancy.
69. SIDEWALK/CURB IN-LIEU FEE: A curb and sidewalk in-lieu fee of $10.780.00 shall be paid
prior to issuance of a building permit. This fee is based on 77 linear feet of curb at $68.00
per linear foot and 346 square feet of 4.5-foot wide sidewalk at $16.00 per square foot in
accordance with Town policy and the Town’s Comprehensive Fee Schedule. The final curb
and sidewalk in-lieu fee for this project shall be calculated using the current fee schedule
and rate schedule in effect at the time the fee is paid.
70. VALLEY GUTTER REPAIR: The Owner/Applicant shall repair and replace to existing Town
standards any valley gutter damaged now or during construction of this project. All new
and existing adjacent infrastructure must meet Town standards. New valley gutter shall be
constructed per Town Standard Details. New concrete 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. The limits of valley gutter repair will be deter mined by the Engineering
Construction Inspector during the construction phase of the project. The improvements
must be completed and accepted by the Town before a Certificate of Occupancy for any
new building can be issued.
71. DRIVEWAY APPROACH: The Owner, Applicant and/or Developer shall install 1 Town
standard residential driveway approach. The new driveway approach shall be constructed
per Town Standard Plans and must be completed and accepted by the Town before a
Certificate of Occupancy for any new building can be issued. New concrete 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.
72. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor’s property will
need to be removed and replaced to the correct location of the bou ndary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition will
require signed and notarized letters from all affected neighbors.
73. 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.
74. TRAFFIC CONTROL PLAN: A traffic control plan is required and must be submitted and
approved by the Town Engineer prior to the issuance of an encroachment, grading or
building permit. This plan shall include, but not be limited to, the following measures:
a. Construction activities shall be strategically timed and coordinated to minimize traffic
disruption for schools, residents, businesses, special events, and other projects in the
area. The schools located on the haul route shall be contacted to help with the
coordination of the trucking operation to minimize traffic disruption.
b. Flag persons shall be placed at locations necessary to control one-way traffic flow. All flag
persons shall have the capability of communicating with each other to coordinate the
operation.
c. Prior to construction, advance notification of all affected residents and emergency
services shall be made regarding one-way operation, specifying dates and hours of
operation.
75. CONSTRUCTION TRAFFIC CONTROL: All construction traffic and related vehicular routes,
traffic control plan, and applicable pedestrian or traffic detour plans shall be submitted for
review and approval by the Town Engineer prior to the issuance of an encroachment,
grading or building permit.
76. 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.
77. 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. Prior 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 ti me
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.
78. 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 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.m. weekends and holidays. The Town may authorize, on a case-by-case basis,
alternate construction hours. The Owner, Applicant and/or Developer shall provide written
notice twenty-four (24) hours in advance of modified construction hours. Approval of this
request is at discretion of the Town.
79. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall
be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-
five (85) dBA at twenty-five (25) feet from the source. If the device is located within a
structure on the property, the measurement 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.
80. 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 area(s),
construction trailer(s), concrete washout(s) and proposed outhouse locations. Please refer
to the Town’s Construction Management Plan Guidelines document for additional
information.
81. MAINTENANCE ACCESS: Prior to the issuance of any grading or building permits, the Owner,
Applicant and/or Developer 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.
82. EMERGENCY VEHICLE ACCESS: The Emergency Vehicle Access Easement (EVAE) that
traverses the Project Site shall be kept open and in a safe, drive-able condition throughout
construction. If temporary closure is needed, then formal written notice shall be provided
at least one week in advance of closure.
83. EMERGENCY VEHICLE ACCESS EASEMENT: Prior to the issuance of any grading or building
permits, the Owner, Applicant and/or Developer shall coordinate with the Santa Clara
County Fire Department to ensure that any proposed modifications to the Emergency
Vehicle Access Easement that traverses the Project Site are curvilinear, allows for the
Department’s equipment to travel across said easement, and meets all Department
specifications. Plans shall be submitted to the Santa Clara County Fire Department for
approval prior to construction.
84. 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.
85. 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.
86. 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.
87. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant and/or Developer 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.
88. NPDES STORMWATER COMPLIANCE: In the event that, during the production of
construction drawings for the plans approved with this application by the Town of Los
Gatos, it is determined that the project will create and/or replace more than 2,500 square
feet of impervious area, completion of the NPDES Stormwater Compliance Small Projects
Worksheet and implementation of at least one of the six low impact development site
design measures it specifies shall be completed and submitted to the Engineering Division
before issuance of a grading/building permit.
89. 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.
90. 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.
91. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading, and
by landscaping disturbed soils as soon as possible. Further, water trucks shall be present
and in use at the construction site. All portions of the site subject to blowing dust shall be
watered as often as deemed necessary by the Town, or a minimum o f 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 streets 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.
92. 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.
93. 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.
94. 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.
95. 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 prop erty line and/or
right-of-way. Alternatively, the facility(ies) may be located with an offset between 5 and 10
feet from the adjacent property and/or right-of-way line(s) 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.
96. OFF-SITE DRAINAGE: The Owner, Applicant and/or Developer shall construct and install a
private on-site storm drain system that is adequately sized to collect and convey adjacent
off-site tributary drainage. Hydraulic calculations for a 100 -year storm event shall provide
documentation that the proposed storm drain system can convey said off-site drainage as
well as on-site drainage during this event over, within, through and off the s ite, and
ultimately into the Town’s storm drain system.
97. PUBLIC STORM DRAINAGE CONVEYANCE AGREEMENT: The Owner, Applicant and/or
Developer 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 street(s) to be
constructed with the project. The Owner, Applicant and/or Developer 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.
98. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and
homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a
daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into
the Town’s storm drains.
99. 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, Applicant and/or
Developer's representative in charge shall be at the job site during all working hours.
Failure to maintain the public right-of-way according to this condition may result in
penalties and/or the Town performing the required maintenance at the Owner, Applicant
and/or Developer's expense.
100. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: Immediately upon approval of
an encroachment permit, the Owner, Applicant and/or Developer shall initiate a weekly
neighborhood email notification program to provide project status updates. The email
notices shall also be posted on a bulletin board placed in a prominent location along the
project perimeter.
101. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be
issued simultaneously.
102. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
103. 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.
104. FIRE SPRINKLERS REQUIRED: (As noted on Sheet A-1) 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 SF whether by increasing the area
of the primary residence or by creation of an attached Accessory Dwelling Unit. 2) In all
new basements and in existing basements that are expanded by m ore than 50%. 3) In all
attached ADUs, additions or alterations to an existing one- and two-family dwelling that
have an existing fire sprinkler system. Note: A fire sprinkler system is required for the new
residence as well as the new/existing combined garage structure (the structure exceeds
1,000 square feet).
105. FIRE APPARATUS (ENGINE)ACCESS DRIVEWAY REQUIRED: (As noted on Sheet C-1) Provide
an access driveway with a paved all weather surface, a minimum unobstructed width of 12
feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet
outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire
Department Standard Details and Specifications sheet D-1 and CFC Section 503.
106. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
107. ADDRESS IDENTIFICATION: (As noted on Sheet A-2) 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.
108. CONSTRUCTION SITE FIRE SAFETY: (As noted on Sheet A-2) All construction sites must
comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and
Specification SI-7. Provide appropriate notations on subsequent plan submittals, as
appropriate to the project. CFC Chp. 33.
109. 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]
S:\PLANNING COMMISSION\2021\4-14-21\14300 Lora Dr\17. Rev Conditions of Approval.docx
EXHIBIT 18
(N) GARAGE
FF 263.20
PAD 262.28
(N) HOUSE
FF 263.50
DRAWN BY
SHEET
SCALE 1"=10'
DATE
SHEET TITLE
PROJECT
44
REVISIONREVISION
3
2
1
Amrito Sonali
PL
3.21.21A. CHAUBE Residence14300 LORA DRIVELos Gatos, CA 95032 Kris associates
design services
T 510.252.1212
0 10 20 30
SCALE 1" = 10'
NORTH
Email : krism21@gmail.com
(N) GARAGE
FF 263.20
PAD 262.28
(N) HOUSE
FF 263.50
Kris associates
design services
T 510.252.1212
PL
1
2
3
REVISIONREVISION
44
PROJECT
SHEET TITLE
DATE
1"=10'SCALE
SHEET
DRAWN BY
EROSION CONTROL NOTES
Email : krism21@gmail.comA. CHAUBE Residence14300 LORA DRIVELos Gatos, CA 950323.21.21
Amrito Sonali