Staff Report with Exhibits.118 Olive Street
PREPARED BY: SEAN MULLIN, AICP
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 01/12/2022
ITEM NO: 2
DATE: January 7, 2022
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Demolition of an Existing Single-Family Residence
and Construction of a New Single-Family Residence to Exceed Floor Area
Ratio (FAR) Standards with Reduced Front and Side Yard Setbacks on
Nonconforming Property Zoned R-1D. Located at 118 Olive Street.
APN 410-15-022. Architecture and Site Application S-21-013. PROPERTY
OWNER: Thomas and Meredith Reichert. APPLICANT: Jay Plett, Architect.
RECOMMENDATION:
Consider approval for demolition of an existing single-family residence and construction of a
new single-family residence to exceed Floor Area Ratio (FAR) standards with reduced front and
side yard setbacks on nonconforming property zoned R-1D located at 118 Olive Street.
PROJECT DATA:
General Plan Designation: Medium Density Residential
Zoning Designation: R-1D (Single-family residential downtown – 5,000 square-foot
minimum for single-family)
Applicable Plans & Standards: General Plan
Parcel Size: 3,680 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Medium Density Residential R-1D
South Residential Medium Density Residential R-1D
East Residential Medium Density Residential R-1D
West Residential Medium Density Residential R-1D
PAGE 2 OF 12
SUBJECT: 118 Olive Street/S-21-013
DATE: January 7, 2022
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction.
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction.
▪ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) with the exception of the requests to exceed FAR standards, for reduced front
and side yard setbacks, and for an exemption from the parking requirements.
▪ As required by Section 29.40.075(c) of the Town Code for granting approval of an exception
to the FAR standards.
▪ As required by Section 29.10.265(3) of the Town Code for modification of zoning rules on
nonconforming lots, including setback requirements.
▪ As required by Section 29.10.150(h)(2) of the Town Code for reduced parking where it can
be shown that the lot does not have adequate area to provide parking as required.
▪ As required by the Residential Design Guidelines that the project complies with the
Residential Design Guidelines.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located on the north side of Olive Street, approximately 138 feet from
the intersection with San Benito Avenue (Exhibit 1). The subject property is approximately
3,680 square feet and is nonconforming as to size, where 5,000 square feet is required for a
parcel in the R-1D zone.
This Architecture and Site application is being referred to the Planning Commission because the
applicant is proposing to exceed the maximum allowable FAR and reduced
PAGE 3 OF 12
SUBJECT: 118 Olive Street/S-21-013
DATE: January 7, 2022
BACKGROUND (continued):
front and side setbacks. The residence would have the third largest floor area in terms of FAR
and square footage in the immediate neighborhood based on Town and County records.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is approximately 3,680 square feet, located on the north side of Olive
Street (Exhibit 1). The subject site and surrounding properties are comprised of single-
family homes.
B. Project Summary
The applicant proposes demolition of the existing 814-square foot single-story residence
and 253-square foot attached garage (Exhibit 9) and construction of a new 1,677-square
foot two-story residence with a 299-square foot attached garage (Exhibit 11). The proposed
residence would exceed the allowable FAR. In addition, the proposed residence includes a
front setback of 10 feet, where 15 feet is required, and a left-side setback of three feet,
where five feet is required. The project includes one off-street parking space, where two
spaces are required by the Town Code. Lastly, the project also includes 1,195 square feet of
below-grade square footage that would not count toward s the allowable floor area.
C. Zoning Compliance
The subject property is approximately 3,680 square feet and is noncon forming as to size,
where 5,000 square feet is required for a parcel in the R-1D zone. A single-family residence
is permitted in the R-1D zone. The proposed residence complies with the zoning regulations
for height and right-side and rear setbacks. The applicant requests approval to exceed the
allowable FAR, reduce the front and left-side setbacks, as well as an exemption to the
requirement to provide two off-street parking spaces. The applicant provided a Letter of
Justification discussing these requests (Exhibit 4).
DISCUSSION:
A. Architecture and Site Analysis
The applicant proposes demolition of the existing single-story residence and construction of
a 1,677-square foot two-story residence with a 299-square foot attached garage and 1,195
square feet of below-grade square footage that would not count towards the allowable
floor area (Exhibit 11). The proposed residence would have a front setback of 10 feet,
PAGE 4 OF 12
SUBJECT: 118 Olive Street/S-21-013
DATE: January 7, 2022
DISCUSSION (continued):
where 15 feet is required, and a left-side setback of three feet, where five feet is required,
as discussed in Section D below. The project also includes one off-street parking space,
where two spaces are required by the Town Code, as discussed in Section E below. The
applicant provided a Letter of Justification discussing the project and the requested
exceptions (Exhibit 4).
A summary of the floor area for the existing and proposed homes is included in the table
below.
The neighborhood compatibility of the proposed floor area is discussed in Section B below.
B. Neighborhood Compatibility
Pursuant to Section 29.40.075 of the Town Code, the maximum FAR for the subject
property is 0.37 (1,369 square feet). The proposed residence would have an FAR of 0.46
(1,677 square feet), exceeding the allowable FAR by 0.09 (308 square feet). The table on
the following page reflects the current conditions of the homes in the immediate
neighborhood and the proposed project.
Floor Area Summary
Allowed SF Existing SF Proposed SF
Main Residence 1,369 814 1,677
Below-Grade Area* -- 0 1,195
Garage 400 253 299
* Pursuant to Sec. 29.10.020, floor area means the entire enclosed area of all
floors that are more than four feet above the proposed grade, measured from
the outer face of exterior walls or in the case of party walls from the centerline.
PAGE 5 OF 12
SUBJECT: 118 Olive Street/S-21-013
DATE: January 7, 2022
DISCUSSION (continued):
Immediate Neighborhood Comparison
Address Zoning House
SF
Garage
SF
Total
SF
Site
SF
Building
FAR
Garage
FAR
Exceed
FAR?
114 Olive St R-1D 1,311 220 1,531 3,680 0.36 0.060 No
116 Olive St R-1D 969 220 1,189 3,680 0.26 0.060 No
120 Olive St R-1D 1,429 300 1,729 3,680 0.39 0.082 Yes
+0.02 (+60 sf)
122 Olive St R-1D 1,267 360 1,627 3,680 0.34 0.098 No
127 Olive St R-1D 1,518 300 1,818 3,626 0.42 0.083 Yes
+0.05 (+166 sf)
129 Olive St R-1D 916 162 1,078 3,625 0.25 0.045 No
131 Olive St R-1D 1,125 215 1,340 3,624 0.31 0.059 No
133 Olive St R-1D 975 190 1,165 3,542 0.28 0.054 No
135 Olive St R-1D 1,699 0 1,699 3,542 0.48 0.000 Yes
+0.11 (+373 sf)
546 San Benito Av R-1D 1,767 0 1,767 3,680 0.48 0.000 Yes
+0.11 (+398 sf)
118 Olive St (e) R-1D 814 253 1,067 3,680 0.22 0.069 No
118 Olive St (p) R-1D 1,677 299 1,976 3,680 0.46 0.081 Yes
+0.09 (+308 sf)
Based on Town and County records, the homes in the immediate neighborhood range in
size from 916 square feet to 1,767 square feet and building FARs range from 0.22 to 0.48.
The applicant is proposing a 1,677-square foot residence (not including the proposed below
grade square footage) and a 299-square foot attached garage on a 3,680-square foot parcel.
The proposed residence would be the third largest in terms of FAR and square footage in
the immediate neighborhood. As shown in the table below, there are four homes in the
immediate neighborhood which currently exceed their maximum allowable FAR. The
proposed residence would rank in the middle of the homes in the immediate neighborhood
that exceed FAR standards.
Residences in Immediate Neighborhood Exceeding FAR – Ranked by FAR Exceedance
Address Zoning House SF Site SF Allowed FAR Building FAR Exceed FAR?
546 San Benito Av R-1D 1,767 3,680 0.37 0.48 Yes
+0.11 (+398 sf)
135 Olive St R-1D 1,699 3,542 0.37 0.48 Yes
+0.11 (+373 sf)
118 Olive St (p) R-1D 1,677 3,680 0.37 0.46 Yes
+0.09 (+308 sf)
127 Olive St R-1D 1,518 3,626 0.37 0.42 Yes
+0.05 (+166 sf)
120 Olive St R-1D 1,429 3,680 0.37 0.39 Yes
+0.02 (+60 sf)
PAGE 6 OF 12
SUBJECT: 118 Olive Street/S-21-013
DATE: January 7, 2022
DISCUSSION (continued):
Section 29.40.075(c) of the Town Code states that the deciding body may allow a FAR in
excess of the maximum allowed FAR if the following findings can be made:
1. The design theme, sense of scale, exterior materials, and details of the proposed project
are consistent with the provisions of the adopted residential development standards;
and
2. The lot coverage, setbacks, and FAR of the proposed project is compatible with the
development on surrounding lots.
Exhibit 4 contains the applicant’s Letter of Justification addressing the findings required to
grant an exception to the maximum allowable FAR. In addition, the applicant states that
the proposed residence has been designed with thorough consideration of the Residenti al
Design Guidelines and to be compatible with the neighborhood in terms of mass, area, and
scale.
C. Building Design
The applicant proposes a contemporary two-story residence with traditional forms, natural
materials, and neutral colors. Proposed exterior materials include a dark gray standing
seam metal roof, off-white plaster siding, natural stained cedar siding, gray and white stone
veneer, and recessed dark aluminum windows (Exhibit 5).
The Town’s Consulting Architect reviewed the proposed residence on August 4, 2021
(Exhibit 6). At the time of this review, the project did not include full demolition of the
existing residence and was considered a significant remodel and second -story addition.
While processing the application, the applicant decided that full demolition of the existing
residence was needed to accomplish the project. The design of the proposed residence did
not change once full demolition of the existing residence was proposed. After reviewing the
project, the Consulting Architect noted that the proposed residence has the potential to
blend well with the immediate neighborhood (Exhibit 6). The Consulting Architect
identified several issues and provided six recommendations for changes to the original
design to increase compatibility with the immediate neighborhood and the Residential
Design Guidelines. In response to these recommendations, the applicant made several
modifications to the design of the residence and provided written responses to the
recommendations (Exhibit 7). The Consulting Architect’s recommendations are provided on
the following page, followed by the applicant’s response in italics.
PAGE 7 OF 12
SUBJECT: 118 Olive Street/S-21-013
DATE: January 7, 2022
DISCUSSION (continued):
1. Use similar flat roof forms on both the garage and Family room/Kitchen pop out.
Optional usable roof deck over garage for Bedroom 2 and/or Master Bedroom.
We have created a deck over the garage per our attached revised plan. Our design steps
the deck back to the garage face providing a stepped back more attractive street
presence.
2. Integrate the entry column into the garage wall and add a canopy over the entry and the
garage.
The element in question is not a column. It is the end of a wall that extends from the
entry to the face of the building. Comment is not applicable.
3. Recess the garage door - similar to new home nearby to the right (114 Olive Street).
The garage door has been recessed by 1'-0."
4. Match the gable roof slopes.
The roofs in question oppose each other and no contrast between their slope differences
will be visually apparent. The roof slopes were chosen to blend the house appropriately
and to keep the mass of the house appealing. If the side gable slope were to match the
front of the house, mass would be increased. I believe the intent of the code is to
prevent unequal slopes on the gable as illustrated in the drawing above, left. Larry
Canon just approved a house w/dissimilar roof slopes at 515 Bachman Ave. The photo
that Larry Canon is using is 114 Olive is my design. Those roof slopes do not match, but
since the roof directions oppose each other, the appearance is wholly acceptable and not
apparent resulting in reduced mass and bulk.
5. Add trim to all windows consistent with Residential Design Guideline 3.7.4 and recess
large windows- similar to new home nearby to the right (114 Olive Street).
This design calls for trimless, recessed windows per the exception noted at 3.7.4, Page 4
of Canon's report. The exterior walls will be 6" thick and the windows will be recessed as
far as practical. For this style of architecture, window trim would not be appropriate .
The applicant provided additional details to staff that the proposed windows would be
recessed into the wall by approximately two inches. The windows would also have dark
frames in contrast with the wall color to further accentuate the recess.
PAGE 8 OF 12
SUBJECT: 118 Olive Street/S-21-013
DATE: January 7, 2022
DISCUSSION (continued):
6. Eliminate the stone on the front facade.
The stone wraps around the architectural element at the front of the house and is
distinct. No such elements exist at sides and rear to create a similar condition. The
proposed color of the stone compliments and blends with the color of the roof.
As seen above, the applicant has responded to the recommendations made by the
Consulting Architect with both design changes and written justification . Staff notes that the
responses to recommendations 2 and 4 were minimal. The applicant’s response to item 2
clarifies that the entry column referenced in the recommendation is a wall that projects
from the front elevation and supports the second story above (Exhibit 11, Sheet A-2,
Ground Floor Plan). The applicant chose not to incorporate a canopy above the entry and
garage, as recommended, but did change the sloped roof above the garage to a terrace,
creating a flat roof profile above the garage (as recommended in item 1). In response to
recommendation 4, the applicant clarifies that the roof sections with differing slopes
oppose each other and that the different roof pitches would not be visually apparent in this
configuration. Further, the applicant provides examples of homes in the neighborhood and
beyond with similar roof configurations to show compatibility with the neighborhood.
If the Planning Commission finds that additional changes are necessary, they can be
incorporated into the Conditions of Approval for the project.
D. Setbacks
Pursuant to Town Code, the R-1D zone requires a front setback of 15 feet, rear setback of
20 feet, and side setbacks of five feet. Section 29.10.265(3) of the Town Code allows any
rule of the zone, including setbacks, to be modified on a nonconforming lot when the
deciding body finds that the building and its use will be compatible with the neighborhood.
As noted, the subject property is nonconforming as to size. The proposed residence
includes a front setback of 10 feet, where 15 feet is required, and a left-side setback of
three feet, where five feet is required (Exhibit 11). In their Letter of Justification, the
applicant provides six examples of residences along Olive Street having front setbacks
between four feet and eight feet, nine inches (Exhibit 4). Additionally, the applicant
provides seven examples of residences along Olive Street with side setbacks between zero
feet and three feet. The examples provided by the applicant are also shown on Sheet A-1.1
of the Development Plans (Exhibit 11).
E. Parking
Town Code Section 29.10.150 requires two off-street parking spaces for a single-family
residence. Section 29.10.150(h)(2) allows an exemption from the parking requirement
PAGE 9 OF 12
SUBJECT: 118 Olive Street/S-21-013
DATE: January 7, 2022
DISCUSSION (continued):
when the deciding body finds that the subject property does not have adequate area to
provide parking as required. Further, if the deciding body makes the finding, parking shall
be provided to the maximum extent possible.
The proposed project includes only one off-street parking space. The applicant requests an
exemption to the Town Code parking requirement and provided a Letter of Justification
detailing their request (Exhibit 4). The applicant indicates that the subject property is
nonconforming as to size with inadequate area to provide additional parking . The existing
residence includes a one-car garage that does not meet the required dimensions for a one-
car garage. The proposed residence includes a one-car garage that would meet the
required dimensions and would be consistent with the neighborhood pattern of one-car
garages.
F. Neighbor Outreach
The property owner has indicated that they have shared the plans with surrounding
neighbors as outlined in Exhibit 8.
G. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction.
PUBLIC COMMENTS:
Story poles and project signage were installed on the site by December 22, 2021, in
anticipation of the January 12, 2022 Planning Commission hearing. Public comments received
by 11:00 a.m., Friday, January 7, 2022, are included as Exhibit 10.
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application for demolition
of an existing residence and construction of a new two-story residence to exceed FAR
standards with reduced front and side yard setbacks on nonconform ing property. The
applicant has responded to all recommendations of the Town’s Consulting Architect and
provided justification for the proposed FAR and reduced setbacks, demonstrating their
consistency with the immediate neighborhood. The applicant also requests an exemption
from the parking requirements due to the substandard size of their property and provided
PAGE 10 OF 12
SUBJECT: 118 Olive Street/S-21-013
DATE: January 7, 2022
CONCLUSION (continued):
justification showing that the one-car garage would be an improvement to existing
conditions and would be consistent with the immediate neighborhood.
B. Recommendation
Based on the analysis above, staff recommends approval of the Architecture and Site
application subject to the recommended conditions of approval (Exhibit 3). If the Planning
Commission finds merit with the proposed project, it should:
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 (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) with the exception of the requests to exceed FAR
standards, for reduced front and side yard setbacks, and for an exemption from the
parking requirements (Exhibit 2);
4. Make the findings as required by Section 29.40.075(c) of the Town Code for granting
approval of an exception to the FAR standards (Exhibit 2);
5. Make the findings as required by Section 29.10.265(3) of the Town Code for
modification of zoning rules on nonconforming lots, including setback requirements
(Exhibit 2);
6. Make the findings as required by 29.10.150(h)(2) of the Town Code for reduced parking
where it can be shown that the lot does not have adequate area to provide parking as
required (Exhibit 2);
7. Make the finding required by the Town’s Residential Design Guidelines that the project
complies with the Residential Design Guidelines (Exhibit 2);
8. 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
9. Approve Architecture and Site Application S-21-003 with the conditions contained in
Exhibit 3 and the Development Plans in Exhibit 11.
C. Alternatives
Alternatively, the Planning 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.
PAGE 11 OF 12
SUBJECT: 118 Olive Street/S-21-013
DATE: January 7, 2022
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Project Description and Letter of Justification, dated August 2, 2021
5. Color and Materials Board
6. Consulting Architect’s Report, dated August 4, 2021
7. Applicant’s response to Consulting Architect’s Report
8. Owner’s summary of neighbor outreach
9. Photos of existing residence
10. Public comments received by 11:00 a.m., Friday, January 7, 2022
11. Development Plans
This Page
Intentionally
Left Blank
OLIVE
S
T
ASHLE
R
A
V
N SANTA CRUZ AVTHURS
T
O
N
S
T
SAN M
A
T
E
O
A
V
SAN BENITO AVFANCH
E
R
C
T
MONTEREY AVANDRE
W
S
S
T
GRI
F
F
I
T
H
P
L
SAN BENITO AV118 Olive Street
0 0.250.125 Miles
°
Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)
EXHIBIT 1
This Page
Intentionally
Left Blank
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 2 - Required Findings and Considerations.docx
PLANNING COMMISSION – January 12, 2022
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
118 Olive Street
Architecture and Site Application S-21-013
Requesting Approval for Demolition of an Existing Single-Family Residence and
Construction of a New Single-Family Residence to Exceed Floor Area Ratio (FAR)
Standards with Reduced Front and Side Yard Setbacks on Nonconforming Property
Zoned R-1D. APN 410-15-022.
PROPERTY OWNER: Thomas and Meredith Reichert
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
FINDINGS
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction.
Required finding for the technical demolition of existing structures:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures:
1. The Town's housing stock will be maintained as the single-family residence will be
replaced.
2. The existing structure has no architectural or historical significance.
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structures was considered.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) with the exception of the requests to exceed Floor Area Ratio (FAR)
standards, for reduced front and side yard setbacks, and for an exemption from the
parking requirements.
EXHIBIT 2
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 2 - Required Findings and Considerations.docx
Required finding to exceed floor area ratio (FAR) standards:
■ As required by Section 29.40.075(c) of the Town Code for allowing a FAR in excess of
the FAR standards in the Town Code:
1. The design theme, sense of scale, exterior materials, and details of the proposed
project are consistent with the provisions of the adopted residential development
standards; and
2. The lot coverage, setbacks, and FAR of the proposed project are compatible with
the development on surrounding lots.
Required finding for reduced side setbacks on a nonconforming lot:
■ As required by Section 29.10.265(3) of the Town Code for modification of zoning rules
on nonconforming lots, including setback requirements:
1. The subject property is nonconforming with regard to lot size.
2. The front and left-side setbacks of the new residence are compatible with the
neighborhood.
Required finding for an exemption to single-family parking requirements:
■ As required by Section 29.10.150(h)(2) of the Town Code for reduced parking where it
can be shown that the lot does not have adequate area to provide parking as
required:
1. The subject property is nonconforming with regard to lot size with inadequate area
to meet the single-family parking requirement. The existing residence includes a
one-car garage that does not meet the required dimensions for a parking space.
The proposed residence includes a one-car garage that would meet the required
dimensions and would be consistent with the neighborhood pattern of one-car
garages.
Required compliance with the Residential Design Guidelines:
■ The project is in compliance with the Residential Design Guidelines for single -family
residences not in hillside areas. The project was reviewed by the Town’s Consulting
Architect and recommendations were provided to address the consistency of the
project with the Residential Design Guidelines. The applicant responded to all
recommendations.
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 2 - Required Findings and Considerations.docx
CONSIDERATIONS
Required considerations in review of Architecture and Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of
an Architecture and Site application were all made in reviewing this project.
This Page
Intentionally
Left Blank
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
PLANNING COMMISSION –January 12, 2022
CONDITIONS OF APPROVAL
118 Olive Street
Architecture and Site Application S-21-013
Requesting Approval for Demolition of an Existing Single-Family Residence and
Construction of a New Single-Family Residence to Exceed Floor Area Ratio (FAR)
Standards with Reduced Front and Side Yard Setbacks on Nonconforming Property
Zoned R-1D. APN 410-15-022.
PROPERTY OWNER: Thomas and Meredith Reichert
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
4. 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.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. 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. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Arborist’s report for the project, on file in the
Community Development Department. These recommendations must be incorporated in
the building permit plans and completed prior to issuance of a building permit where
applicable.
8. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Include a tree protection plan with the
construction plans.
EXHIBIT 3
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
9. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town
of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. 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.
13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
14. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing
single-family residence. A separate Building Permit is required for the construction of the
new single-family residence and attached garage. An additional Building Permit will be
required for the PV System if the system is required by the California Energy Code.
15. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos
as of January 1, 2020, are the 2019 California Building Standards Code, California Code of
Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes.
16. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
17. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
18. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
19. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building
Department Demolition Application and a Bay Area Air Quality Management District
Application from the Building Department Service Counter. Once the demolition form has
been completed, all signatures obtained, and written verification from PG&E that all
utilities have been disconnected, return the completed form to the Building Department
Service Counter with the Air District’s J# Certificate, PG&E verification, and three (3) sets of
site plans showing all existing structures, existing utility service lines such as water, sewer,
and PG&E. No demolition work shall be done without first obtaining a permit from the
Town.
20. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted with
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
the Building Permit Application. This report shall be prepared by a licensed Civil Engineer
specializing in soils mechanics.
21. 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.
22. 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
23. 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.
24. 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.
25. 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.
26. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
27. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the
Architect or Engineer of Record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the Building Permit. The
Town Special Inspection form must be completely filled-out and signed by all requested
parties prior to permit issuance. Special Inspection forms are available from the Building
Division Service Counter or online at www.losgatosca.gov/building.
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
28. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint
Source Pollution Control Program Sheet (page size same as submitted drawings) shall be
part of the plan submittal as the second page. The specification sheet is available at the
Building Division Service Counter for a fee of $2 or at ARC Blueprint for a fee or online at
www.losgatosca.gov/building.
29. 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
30. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right -of-way shall be kept
clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of
the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The Owner's representative in charge shall be at the job site during all
working hours. Failure to maintain the public right-of-way according to this condition may
result in the issuance of correction notices, citations, or stop work orders and the Town
performing the required maintenance at the Owner's expense.
31. 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.
32. 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.
33. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner or their representative shall repair
or replace all existing improvements not designated for removal that are damaged or
removed because of the Owner or their representative's operations. Improvements 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
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
compensation shall be allowed therefore. Existing improvement to be repaired or replaced
shall be at the direction of the Engineering Construction Inspector and shall comply with all
Title 24 Disabled Access provisions. The restoration of all improvements identified by the
Engineering Construction Inspector shall be completed before the issuance of a certificate
of occupancy. The Owner or their representative shall request a walk-through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
34. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
35. 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.
36. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of
any building permits.
37. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The Owner’s
project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours
in advance of all the proposed changes. Any approved changes shall be incorporated into
the final “as-built” plans.
38. 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.
39. 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 for review and approval by the Development Review
Committee prior to applying for a grading permit.
40. 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.
41. PRECONSTRUCTION MEETING: Prior to issuance of any building permits or the
commencement of any site work, the general contractor shall:
a. Along with the Owner, 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.
42. DEMOLITION: Within 60-days of the Development Review Committee approval action
being final (i.e. after the 10-day appeal period and no requested appeals being submitted
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
to the Town), the Property Owner shall record a Deed Restriction on each of the parcels in
question which prohibits the recording of a Certificate of Compliance until one of the two
(2) prerequisite actions occurs prior to the proposed recordation: 1) removal of any
structures which cross lot/property lines or 2) the Property Owner successfully obtaining
an Architecture & Site approval from the Town of Los Gatos for the demolition of the
existing house and construction of a replacement house.
43. WATER METER: The existing water meter, currently located within the Olive Street right -of-
way, shall be relocated within the property in question, directly behind the public right-of-
way line. The Owner shall repair and replace to existing Town standards any portion of
concrete flatwork within said right-of-way that is damaged during this activity prior to
issuance of a certificate
44. SIDEWALK REPAIR: The Owner shall repair and replace to existing Town standards any
sidewalk damaged now or during construction of this project. All new and existing adjacent
infrastructure must meet current ADA standards. Sidewalk repair shall match existi ng
color, texture and design, and 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 sidewalk
repair will be determined by the Engineering Construction Inspector during the
construction phase of the project. The improvements must be completed and accep ted by
the Town before a Certificate of Occupancy for any new building can be issued.
45. CURB AND GUTTER REPAIR: The Owner shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. All new and
existing adjacent infrastructure must meet Town standards. New curb and 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 sh all be
removed and replaced at the Contractor’s sole expense and no additional compensation
shall be allowed therefore. The limits of curb and gutter repair will be determined 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.
46. 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.
47. 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.
48. 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 building permit, the Owner 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 to place
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. Cover all trucks hauling soil, sand and other
loose debris.
49. CONSTRUCTION HOURS: All site improvements construction activities, including the
delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited
to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. The
Town may authorize, on a case-by-case basis, alternate construction hours. The Owner
shall provide written notice twenty-four (24) hours in advance of modified construction
hours. Approval of this request is at discretion of the Town.
50. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00
a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be allowed.
No individual piece of equipment shall produce a noise level exceeding eighty -five (85) dBA
at twenty-five (25) feet from the source. If the device is located within a structure on the
property, the measurement shall be made at distances as close to twenty-five (25) feet
from the device as possible. The noise level at any point outside of the property plane shall
not exceed eighty-five (85) dBA.
51. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any building permits,
the Owner’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,
Project Schedule, site security fencing, 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.
52. MAINTENANCE ACCESS: Prior to the issuance of any building permits, the Owner shall
propose maintenance access improvements for the Town Engineer to review, comment on,
and approve. The Engineering Division of the Parks and Public Works Department shall
approve the surface materials over each public easement.
53. BEST MANAGEMENT PRACTICES (BMPs): The Owner is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures are
implemented. Best Management Practices (BMPs) shall be maintained and be placed for all
areas that have been graded or disturbed and for all material, equipment and/or
operations that need protection. Removal of BMPs (temporary removal during
construction activities) shall be replaced at the end of each working day. Failure to comply
with the construction BMP will result in the issuance of correction notices, citations, or
stop work orders.
54. 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.
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
55. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous
domestic waste materials to be deposited in such a manner or location as to constitute a
threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful
discharges to storm drains include, but are not limited to: discharges from toilets, sinks,
industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or
vehicle cleaning.
56. LANDSCAPING: In finalizing the landscape plan for the biotreatment area(s), it is
recommended that the landscape architect ensure that the characteristics of the selected
plants are similar to those of the plants listed for use in bioretention areas in Appendix D of
the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP) C.3
Stormwater Handbook.
57. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading, and
by landscaping disturbed soils as soon as possible. Further, water trucks shall be present
and in use at the construction site. All portions of the site subject to blowing dust shall be
watered as often as deemed necessary by the Town, or a minimum of three (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.
58. 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
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
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.
59. 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.
60. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to
public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to
Bay” NPDES required language. On-site drainage systems for all projects shall include one
of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These
include storm water reuse via cisterns or rain barrels, directing runoff from impervious
surfaces to vegetated areas and use of permeable surfaces. If stormwater treatment
facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent
property line and/or right-of-way. Alternatively, the 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.
61. 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.
62. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Owner's representative
in charge shall be at the job site during all working hours. Failure to maintain the public
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
right-of-way according to this condition may result in penalties and/or the Town
performing the required maintenance at the Owner's expense.
63. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: Immediately upon approval of
an encroachment permit, the Owner 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.
64. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
65. 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.
66. 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
more 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. Exceptions: 1) One or more
additions made to a building after January 1, 2011 that does not total more than 1,000
square feet of building area and meets all access and water supply requirements of
Chapter 5 and Appendix B and C of the 2019 California Fire Code. This project is
categorized as a new dwelling according to scope.
67. 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.
68. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by the fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency
S:\PLANNING COMMISSION REPORTS\2022\01-12-2022\Item 2 - 118 Olive Street\Exhibit 3 - Recommended Conditions of Approval.docx
response. 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. Address numbers shall be maintained . CFC Sec. 505.1.
69. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp. 33.
70. 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]
This Page
Intentionally
Left Blank
1 | P a g e
PROJECT DESCRIPTION and JUSTIFICATION
THE NEIGHBORHOOD IS IN A TRANSITION OF RENEWAL AND
COMPRISED OF VARYING STYLES. THE PROJECT CONSISTS OF A NEW
HOME OF TRADITIONAL AMERICAN FORMS AND SHOULD BE
CONSIDERED APPROPRIATE FOR THE NEIGHBORHOOD. THE ADDITION IS
DESIGNED TO BLEND AMICABLY INTO THIS ECLECTIC NEIGHBORHOOD,
IN MANY WAYS ITS FORM RESEMBLING THE 2 STORY NEXT TO IT AT
120 OLIVE.
FLOOR AREA and F.A.R. COMPARISONS
THE PROJECT FLOOR AREA = 1,677 SF/FAR .456
THERE ARE 4 HOMES WITHIN ITS IMMEDIATE SPHERE THAT ARE OVER
THE ALLOWED FLOOR AREA
120 OLIVE = 1,429 SF / FAR = .390
135 OLIVE = 1,699 SF / FAR = .480
127 OLIVE = 1,518 SF / FAR = .423
546 SAN BENITO = 1,767 SF / FAR = .480
THE AVERAGE OF THESE 4 BEING 1,603 SF WITH AN AVERAGE FAR
OF .44. THIS HOME FLOOR AREA FALLS IN THE MIDDLE - WITH 2
NEIGHBORS BEING LARGER AND 2 NEIGHBORS BEING SMALLER.
SETBACK COMPARISONS
Fronts
PROJECT 10'-0”
133 OLIVE 7'-0”
13 1 OLIVE 8'-0”
127 OLIVE 7'-0”
125 OLIVE 5'-0”
1 12 OLIVE 8'-9”
1 10 OLIVE 4'-0”
THE PROPOSED PROJECT'S FRONT SETBACK IS WELL WITHIN THE
NEIGHBORHOOD PATTERNS AS MANY HOMES POSSESS MUCH
SMALLER FRONT SETBACKS.
EXHIBIT 4
2 | P a g e
SETBACK COMPARISONS (continued)
Sideyards
PROJECT 3'-0”
120 OLIVE 3'-0” +-
135 OLIVE 0'-0”
13 1 OLIVE 2'-0” +-
129 OLIVE 2'-0” +-
127 OLIVE 1'-6” +-
1 10 OLIVE 0'-0”
1 12 OLIVE 3'-0”
THE PROPOSED PROJECTS SIDEYARD SETBACK IS WELL WITHIN THE
NEIGHBORHOOD PATTERNS AS MANY HOMES POSSESS MUCH
SMALLER SIDEYARD SETBACKS.
PARKING
THE SITE IS NONCONFORMING WITH INADEQUATE AREA AND
DIMENSIONS TO PROVIDE ADDITIONAL PARKING. THE PATTERN OF
THE NEIGHBORHOOD IS ONE-CAR GARAGES. THE PROJECT HOME’S
GARAGE IS NON-CONFORMING WITH AN EXISTING 10’-0” INSIDE WIDTH.
THE PROPOSED GARAGE WILL BE IMPROVED TO 12’-0” INSIDE CLEAR
WIDTH, THUS PROVIDING A CONFORMING ONE-CAR GARAGE.
S U M M A R Y
THE PROJECT'S FLOOR AREA IS COMPARABLE WITH THE FOUR
NEIGHBORS; ITS F.A.R. IS LESS THAN THE AVERAGE OF THOSE FOUR
NEIGHBORS, WHICH EXCEED THE FAR. THE HOME/ADDITION HAS BEEN
DESIGNED WITH THOROUGH CONSIDERATION OF THE TOWN'S DESIGN
GUIDELINES, TO FIT AND BLEND AMICABLY WITHIN IT'S
NEIGHBORHOOD BY MATCHING THE MASS, AREA AND SCALE of
ADJACENT NEIGHBORS.
STANDING SEAM METAL ROOF
(gun metal gray)
TRIMLESS RECESSED ALUMINIUM
FRAMED WINDOWS IN PLASTER,
dark color
OFF WHITE PLASTER walls
stone veneer
(gray + white tones)
alternate cedar siding
MATERIAL BOARD
reichert home
remodel & addiition
118 olive, los gatos
apn: 410 15 022 EXHIBIT 5
This Page
Intentionally
Left Blank
August 4, 2021
Mr. Sean Mullin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 118 Olive Street
Dear Sean:
I reviewed the drawings and evaluated the site context. My comments and recommendations are as follows:
NEIGHBORHOOD CONTEXT
The site is located in an established neighborhood containing a mix of one and two-story homes. Photos of the site
and surrounding neighborhood context are shown on the following page.
EXHIBIT 6
118 Olive Street
Design Review Comments
August 4, 2021 Page 2
The Site and Existing House Houses immediately to the left
House to the immediate left House to the immediate right
Nearby house to the rightNearby house immediately across Olive Street
Nearby house across Olive Street Nearby house across Olive Street
118 Olive Street
Design Review Comments
August 4, 2021 Page 3
ISSUES AND CONCERNS
The proposed first and second floor footprints, shown in relationship to other nearby homes, and elevations are shown below.
Proposed Front Elevation
Proposed Right Side Elevation
Proposed Rear Elevation
Proposed Left Side Elevation
118 Olive Street
Design Review Comments
August 4, 2021 Page 4
The additions seem appropriate, and have the potential to blend well with the existing house and immediate
neighborhood. There are, however, a few issues, as follows:
1. The use of stone on the front elevation, while not carrying it around consdsistently on the other three facades
would not be consistent with Residential Design Guideline 3.2.2.
3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side
and rear elevations that are markedly different from the front elevation.
2. The column detail shown at the entry is not well detailed, and does not look like it is an integral part of the facade,
3. The existing house is simple in its forms, and the addition should relate to that. However, the garage form and the
popout form on the right side elevation at the Family Room/Kitchen are quite foreign to main forms of the house
and to each other.
3. There appears to be no trim at the window, and windows do not appear to be substantially recessed from the face of
the wall which would not be consistent with Residential Design Guideline 3.7.4.
3.7.4 Design the windows with attention to matching the traditional details of the architectural
style
• Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around
the windows. The trim width should be matched to the style, but in general, should not be less than 3
1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than
one-sixth of the opening width.
• Projecting window sills and heads are strongly encouraged unless the architectural style would not
normally have those features.
• Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches
from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.
4. Gable roof slopes do not match which would not be consistent with Residential Design Guideline 3.5.1.
118 Olive Street
Design Review Comments
August 4, 2021 Page 5
RECOMMENDATIONS
1. Use similar flat roof forms on both the garage and Family room/Kitchen popout. Optional usable roof deck over
garage for Bedroom 2 and/or Master Bedroom.
2. Integrate the entry column into the garage wall, and add a conopy over the entry and the garage.
3. Recess the garage door - similar to new home nearby to the right (photo below).
4. Match the gable roof slopes.
5. Add trim to all windows consistent with Residential Design Guideline 3.7.4 and recess large windows- similar to
new home nearby to the right (photo above).
6. Eliminate the stone on te front facade.
118 Olive Street
Design Review Comments
August 4, 2021 Page 6
Sean, please let me know if you have any questions, or if there are other issues that I did not
address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
August 4, 2021
Mr. Sean Mullin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 118 Olive Street
Dear Sean:
I reviewed the drawings and evaluated the site context. My comments and recommendations are as follows:
NEIGHBORHOOD CONTEXT
The site is located in an established neighborhood containing a mix of one and two-story homes. Photos of the site
and surrounding neighborhood context are shown on the following page.
EXHIBIT 7
118 Olive Street
Design Review Comments
August 4, 2021 Page 2
The Site and Existing House Houses immediately to the left
House to the immediate left House to the immediate right
Nearby house to the rightNearby house immediately across Olive Street
Nearby house across Olive Street Nearby house across Olive Street
118 Olive Street
Design Review Comments
August 4, 2021 Page 3
ISSUES AND CONCERNS
The proposed first and second floor footprints, shown in relationship to other nearby homes, and elevations are shown below.
Proposed Front Elevation
Proposed Right Side Elevation
Proposed Rear Elevation
Proposed Left Side Elevation
118 Olive Street
Design Review Comments
August 4, 2021 Page 4
The additions seem appropriate, and have the potential to blend well with the existing house and immediate
neighborhood. There are, however, a few issues, as follows:
1.The use of stone on the front elevation, while not carrying it around consdsistently on the other three facades
would not be consistent with Residential Design Guideline 3.2.2.
3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side
and rear elevations that are markedly different from the front elevation.
2.The column detail shown at the entry is not well detailed, and does not look like it is an integral part of the facade,
3.The existing house is simple in its forms, and the addition should relate to that. However, the garage form and the
popout form on the right side elevation at the Family Room/Kitchen are quite foreign to main forms of the house
and to each other.
3.There appears to be no trim at the window, and windows do not appear to be substantially recessed from the face of
the wall which would not be consistent with Residential Design Guideline 3.7.4.
3.7.4 Design the windows with attention to matching the traditional details of the architectural
style
• Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around
the windows. The trim width should be matched to the style, but in general, should not be less than 3
1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than
one-sixth of the opening width.
• Projecting window sills and heads are strongly encouraged unless the architectural style would not
normally have those features.
•Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches
from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.
4.Gable roof slopes do not match which would not be consistent with Residential Design Guideline 3.5.1.
The stone wraps around the architectural
element @ The front of the house and is
distinct. No such elements exist @ sides &
rear to create a similar condition. The
proposed color of the stone compliments
& blends with the color of the roof
We have created a deck over the garage per Canon suggestion
The exterior walls will be 6" thick and the windows
will be recessed as far as practical. For this style
of architecture, window trim would not be
appropirate
The element in question is not a column. It is the
end of a wall that extends from the entry to
the face of the building. Comment is N/A
The roofs in question oppose each other and no contrast between their slope differences will be
visually apparent. The roof slopes were chosen to blend the house appropriately and to keep the mass
of the house appealing. If the side gable slope were to match the front of the house, mass would be
increased. I believe the intent of the code is to prevent unequal slopes on the gable as illustrated in the
drawing above, left. Larry Canon just approved a house w/dissimilar roof slopes @ 515 Bachman Ave
118 Olive Street
Design Review Comments
August 4, 2021 Page 5
RECOMMENDATIONS
1. Use similar flat roof forms on both the garage and Family room/Kitchen popout. Optional usable roof deck over
garage for Bedroom 2 and/or Master Bedroom.
2.Integrate the entry column into the garage wall, and add a conopy over the entry and the garage.
3.Recess the garage door - similar to new home nearby to the right (photo below).
4.Match the gable roof slopes.
5.Add trim to all windows consistent with Residential Design Guideline 3.7.4 and recess large windows- similar to
new home nearby to the right (photo above).
6.Eliminate the stone on te front facade.
We have created a deck over the Garage per our attached revised plan. Our design steps the deck back to the garage face providing a stepped back more attractive street presence
As mentioned earlier on the previous page point
number 2., there is no entry column
The garage door has been
recessed by 1'-0"
Answered on the previous page point number 4., The photo that Larry Canon is using of 114
Olive is my design. Those roof slopes do not match, but since the roof directions oppose each other, the appearance is wholly acceptable and not apparent resulting in reduced mass and bulk
This design calls for trimless, recessed windows per the exception noted @3.7.4, Page 4 of Canon's report
Answered on the previous page, point number 1.
118 Olive Street
Design Review Comments
August 4, 2021 Page 6
Sean, please let me know if you have any questions, or if there are other issues that I did not
address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
As discussed earlier, the dissimilar roof
slopes are acceptable as we have applied
them
The canopy as extended per Larry Canon is not desirable. This is a north elevation and we prefer as much solar access as
possible here. The canopy as designed, it is purely functional- It sheds the main person door and the future kitchen area from
the weather.
EXHIBIT 8
Project House
EXHIBIT 9
Project House
From: AnnMarie Zimmermann <>
Sent: Sunday, October 31, 2021 6:58 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Cc: Ralph Cell Zimmermann <>
Subject: Opposing 118 Olive Plans
EXTERNAL SENDER
Hello Sean,
I hope you are doing well.
We oppose the plans at 118 Olive (https://www.losgatosca.gov/2388/O) for the same reasons
we opposed 114 Olive:
•Parking implications on Ashler, Olive and San Benito by waving the side-by-side parking
requirement. Parking and traffic conditions have only gotten worse since we last
corresponded.
•Privacy. We’ve attached a picture of 114 Olive overlooking our backyard and kitchen
even after revised plans. It’s still very obtrusive and uncomfortable.
•Potential damage to the Oak tree between 114 and 118 Olive. The family at 114 Olive
periodically cut the Oak over their house.
•Precedence setting by continuing to look for exceptions for non-conforming lots rather
than preserving the cottage like style and history of the neighborhood.
Ralph and AnnMarie Zimmermann
Los Gatos, CA
EXHIBIT 10
From: Celeste Lam <>
Sent: Friday, December 17, 2021 1:44 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Cc: Marcus Lam >
Subject: 118 Olive St plans
EXTERNAL SENDER
Hi Sean,
It's been a little while. I hope this finds you well! Marcus and I are writing in support of the plans for 118
Olive St. Similar to us, the Reichert family have two young children and we understand the need to
upgrade the once weekend bungalow homes on our street to meet the needs of modern families.
Especially when the Bay Area is experiencing an unprecedented housing crunch.
Let us know if we can be of assistance. We would have loved positive support during our building
process, so however we can help we'd like to.
Thanks & Happy Holidays!
Celeste & Marcus Lam
From: Christie Boskovich <>
Sent: Monday, December 20, 2021 7:24 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Cc: Mark Boskovich <>
Subject: Letter of Support for 118 Olive St Project
EXTERNAL SENDER
Hi Sean,
Hope you are well. Unrelated to our project, Mark and I just wanted to let you know we are fully
supportive of Meredith and Thomas Reichert's remodel plan. They have reached out to us personally to
let us know their plan and we think it will be an excellent upgrade for our neighborhood. It makes a very
efficient use of space. We believe they are balancing their family's needs with the needs of the
neighborhood very well and we hope their plans get approved. If you have any questions for us, please
let us know.
Thank you!
Christie and Mark Boskovich
From: Mark De Mattei <>
Sent: Monday, December 20, 2021 1:27 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Cc: Jay Plett <>; Thomas Reichert <>; Zachary De
Mattei <>
Subject: Reichert residence olive street
EXTERNAL SENDER
Hi Sean ,
We own the home at 129 olive which is directly across the street from the Reichert proposed project. I
am e mailing you regarding my support of the Reichert residence project . I have reviewed the design
and story poles . I feel this is a positive addition to the Neighborhood .
Kind Regards
Mark
Mark De Mattei
President
PL
PL
PL
PL
ridgeflat roof flatroofrvalleyvalleyridge
DECK
UPper
level 5'-0"3'-0"10'-0"1'-0" @ EGRESS WELL
ONLY.
WELL TO HAVE
METAL GRATE
COVER DESIGNED
FOR FOOT TRAFFIC
(e) NEIGHBOR
HOUSE
residential
(e) NEIGHBOR
HOUSE
residential
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
(E) WATER
LINE TO
REMAIN
W
W
S
S
S S
POWER POLE
ABANDON GAS
SERVICE
UG
UG
SEWER MAIN
VERIFY C.O
24"
EVERGREEN
TREE
6" FRUIT
TREE
8" FRUIT
TREE
(e)
driveway
olive street
UG
7/12 slope 7/12 slope7/12 slope7/12 slope
(e) kitchen (e) dining (e) bath
(e) bed 1
(e) bed 2
(e) living rm
(e) garage
(E) 6
042 (E) 3
068 (E) 6
030 (E) 3230(E) 3230(E) 4
1030(E) 3
220(E) 5
468(E) 3
230
(E) 3230(E) 8
070
3'4.5'2'7'2.5'3.5'3.5'2'0.5'5'22'2'
1'
4.5'2'7'2'1'3'
2'3.5'3.5'2.5'22'5'0.5'
UNDERGROUND
ELEC., PHONE,
CABLE ETC. PER
TOWN OF LOS GATOS
AND PG&E
STANDARDS
m. bedterracegarageW/ liftproposed garwidth= 12'-0"38'-6"gar door tobe recessedas shown terrace
front yard
landscape to be
less than 500 sf
(N) 200 AMP
ELEC SERVICE 20'-0" min. req'd.reichert homeREMODEL & ADDITION118 olive apn: 410 15 022site plan
1/8" = 1'-0"
NOTE: NO UTILITIES VISIBLE FROM STREET INCLUDING HB'S
A-1
N
OWNERS
THOMAS & MEREDITH REICHERT
118 OLIVE STREET, LOS GATOS, CA 95030
PH: 858 449 4536
EMAIL: thomasmichaelreichert@gmail.com
SITE PARTICULARS
SITE IS NON-CONFORMING IN BOTH AREA AND DIMENSION
APN: 410 15 022
ZONING:R1-D
AVG SLOPE: 4%
SITE AREA: 3680 SF
FAR HOUSE: 0.372
ALLOWED FLOOR AREA: 1369 SF
required setbacks: front= 15', rear= 20', side'S= 5'
PROJECT DESCRIPTION
THE NEIGHBORHOOD IS IN A TRANSITION OF
RENEWAL AND COMPRISED OF VARYING
architectural STYLES. THE PROJECT will be A
new dwelling composed of traditional
american FORMS blending amicably into it's
eclectic neighborhood. THis home design is
appropriate for the neighborhood- IN
MANY WAYS ITS FORM RESEMBLING THE 2 STOReY
right NEXT TO IT AT 120 OLIVE.
table of contents
a-1 site plan / general info
ca-1 town and fire conditions of project approval
a-1.1 neighborhood plan
a-2 floor plans / roof plan
a-3 section / alt. basement plan
a-4 elevations
a-5 shadow study
C1.0 thru C4.0- CIVIL
SITE NOTES:
-NO GRADING PROPOSED
-(E) SITE DRAINAGE PATTERNS TO REMAIN UNCHANGED
-(N) DOWNSPOUTS W/ SPLASH BLOCKS TO DIVERT
RUNOFF ONTO VEGETATED AREAS
09.23.21
09.01.21
06.15.21
04.26.21
A separate building permit is required for the
PV system that is required by the Energy
Calculations compliance modeling. The separate
PV System permit must be finaled prior to
issuance of Certificate of Occupancy
AREA SUMMARY
main LEVEL 896 sf
UPSTAIRS LEVEL 781 sf
TOTAL FLOOR AREA 1677 sf
BELOW GROUND LIVING 896 SF
BELOW GROUND STORAGE 299 SF
GARAGE 299 sf
abreviation & SYMBOL legend
(e) existing
(p) proposed
FYSB front yard set back
RYSB rear yard set back
SYSB side yard set back
g gas line
p property line
pp power pole
OH OVERHEAD elec line
s sewer line
w water line
l
TREE PROTECTION MEASURES WILL BE INSTALLED AROUND
ALL PROTECTED TREES AS REQ'D BY SECTION 29.10.1005
the house is to be equipped with fire sprinklers
This residence will comply with the Towns all electric
appliance, electric vehicle and energy storage
system requirements in accordance with Town Code
Section 6.70.020 and 6.120.020.
EXHIBIT 11
reichert homeREMODEL & ADDITION118 olive apn: 410 15 02209.23.21
09.01.21
06.15.21
04.26.21
ca-1
town and fire conditions of approval
PL PL PL PL
PL
PLPL
PL PL
PL PL PL PL PL
PL
PL
PLPLPL
PLPL
546
three
STOREY
122
a.d.u
120
two
STOREY
118
project
house
116
one
storey
A.D.U 114
one &
half
storey
olive street
135
two
storey
133
one
storey
131
one
storey
A.D.U
129
one
storey
A.D.U
127
two
storey
gar.
125
two
storey
A.D.Usan benito avePROJECT
HOUSE
546threeSTOREY122a.d.u120twoSTOREY118projecthouse116onestoreyA.D.U114one &halfstoreyolive street135twostorey 133onestorey 131onestorey A.D.U129onestorey A.D.U127twostorey gar.125twostorey A.D.Usan benito ave546 san benito ave
122 olive st
120 olive st 118 olive st 116 olive st 114 olive st
54
6
th
r
e
e
ST
O
R
E
Y
12
0
tw
o
ST
O
R
E
Y
118
pr
o
j
e
c
t
ho
u
s
e
116
on
e
st
o
r
e
y
114
on
e
&
ha
l
f
st
o
r
e
y
ol
i
v
e
s
t
r
e
e
t
135
tw
o
st
o
r
e
y
133
on
e
st
o
r
e
y
131
on
e
st
o
r
e
y
129
on
e
st
o
r
e
y
127
tw
o
st
o
r
e
y
125
tw
o
st
o
r
e
y
san benito avesan benito ave
san benito ave
544 SAN BENITO AVE135 OLIVE ST
133 OLIVE ST131 OLIVE ST129 OLIVE ST127 OLIVE ST125 OLIVE ST
54
4
ON
E
st
o
r
e
y
28'-0" +/-
12'-1" +/-
27'-0" +/-
16'-0" +/-
25'-0" +/-
17'-0" +/-
22'-6" +/-
16'-0" +/-
17'-0" +/-
18'-9" +/-16'-6" +/-
27'-0" +/-546threeSTOREY122a.d.u120twoSTOREY118projecthouse116onestoreyA.D.U114one &halfstoreyolive street135twostorey 133onestorey 131onestorey A.D.U129onestorey A.D.U127twostorey gar.125twostorey A.D.Usan benito ave14'-0" +/-
PROJECT
HOUSE
118 olive st 131 olive st
25'-0" +/-
20'-6" +/-
232 thurston st
olive st thurston st
ashler ave
39 ashler ave
25'-6" +/-
section
cut LINE- A
20'-0" +/-N3'-
0
"
2'-
0
"
2'-
0
"
1'-
6
"
1'-
0
"
3'-
0
"
112
on
e
st
o
r
e
y
110
on
e
st
o
r
e
y7'-0"8'-0"7'-0"5'-0"8'-9"4'-0"3'-
0
"
PL PL PL PL
PL
PLPL
PL PL
PL PL PL PL PL
PL
PL
PLPLPL
PLPL
546
three
STOREY
122
a.d.u
120
two
STOREY
118
project
house
116
one
storey
A.D.U 114
one &
half
storey
olive street
135
two
storey
133
one
storey
131
one
storey
A.D.U
129
one
storey
A.D.U
127
two
storey
gar.
125
two
storey
A.D.Usan benito avePROJECT
HOUSE
546threeSTOREY122a.d.u120twoSTOREY118projecthouse116onestoreyA.D.U114one &halfstoreyolive street135twostorey 133onestorey 131onestorey A.D.U129onestorey A.D.U127twostorey gar.125twostorey A.D.Usan benito ave546 san benito ave
122 olive st
120 olive st
118 olive st 116 olive st
114 olive st
54
6
th
r
e
e
ST
O
R
E
Y
12
0
tw
o
ST
O
R
E
Y
118
p
r
o
j
e
c
t
ho
u
s
e
116
o
n
e
st
o
r
e
y
114
on
e
&
ha
l
f
st
o
r
e
y
ol
i
v
e
s
t
r
e
e
t
135
tw
o
st
o
r
e
y
133
on
e
st
o
r
e
y
131
on
e
st
o
r
e
y
129
on
e
st
o
r
e
y
127
tw
o
st
o
r
e
y
125
tw
o
st
o
r
e
y
san benito avesan benito ave
san benito ave
544 SAN BENITO AVE
135 OLIVE ST
133 OLIVE ST131 OLIVE ST129 OLIVE ST127 OLIVE ST125 OLIVE ST
54
4
ON
E
st
o
r
e
y
28'-0" +/-
12'-1" +/-
27'-0" +/-
16'-0" +/-
25'-0" +/-
17'-0" +/-
22'-6" +/-
16'-0" +/-
17'-0" +/-
18'-9" +/-16'-6" +/-
27'-0" +/-546threeSTOREY122a.d.u120twoSTOREY118projecthouse116onestoreyA.D.U114one &halfstoreyolive street135twostorey 133onestorey 131onestorey A.D.U129onestorey A.D.U127twostorey gar.125twostorey A.D.Usan benito ave14'-0" +/-
PROJECT
HOUSE
118 olive st 131 olive st
25'-0" +/-
20'-6" +/-
232 thurston st
olive st thurston st
ashler ave
39 ashler ave
25'-6" +/-
section
cut LINE- A
20'-0" +/-N3'-
0
"
2'-
0
"
2'-
0
"
1'-
6
"
1'-
0
"
3'-
0
"
112
on
e
st
o
r
e
y
110
on
e
st
o
r
e
y7'-0"8'-0"7'-0"5'-0"8'-9"4'-0"3'-
0
"
PLPLPLPL
PL
PLPL
PL PL
PL PL PL PL PL
PL
PL
PLPLPL
PLPL
546
three
STOREY
122
a.d.u
120
two
STOREY
118
project
house
116
one
storey
A.D.U114
one &
half
storey
olive street
135
two
storey
133
one
storey
131
one
storey
A.D.U
129
one
storey
A.D.U
127
two
storey
gar.
125
two
storey
A.D.Usan benito avePROJECTHOUSE
546threeSTOREY122a.d.u120twoSTOREY118projecthouse116onestoreyA.D.U114one &halfstoreyolive street135twostorey 133onestorey 131onestorey A.D.U129onestorey A.D.U127twostorey gar.125twostorey A.D.Usan benito ave546 san benito ave
122 olive st
120 olive st
118 olive st116 olive st
114 olive st
54
6
th
r
e
e
ST
O
R
E
Y
12
0
tw
o
ST
O
R
E
Y
118
p
r
o
j
e
c
t
ho
u
s
e
116
o
n
e
st
o
r
e
y
114
on
e
&
ha
l
f
st
o
r
e
y
ol
i
v
e
s
t
r
e
e
t
135
tw
o
st
o
r
e
y
133
on
e
st
o
r
e
y
131
on
e
st
o
r
e
y
129
on
e
st
o
r
e
y
127
tw
o
st
o
r
e
y
125
tw
o
st
o
r
e
y
san benito avesan benito ave
san benito ave
544 SAN BENITO AVE
135 OLIVE ST
133 OLIVE ST131 OLIVE ST129 OLIVE ST127 OLIVE ST125 OLIVE ST
54
4
ON
E
st
o
r
e
y
28'-0" +/-
12'-1" +/-
27'-0" +/-
16'-0" +/-
25'-0" +/-
17'-0" +/-
22'-6" +/-
16'-0" +/-
17'-0" +/-
18'-9" +/-16'-6" +/-
27'-0" +/-546threeSTOREY122a.d.u120twoSTOREY118projecthouse116onestoreyA.D.U114one &halfstoreyolive street135twostorey 133onestorey 131onestorey A.D.U129onestorey A.D.U127twostorey gar.125twostorey A.D.Usan benito ave14'-0" +/-
PROJECT
HOUSE
118 olive st 131 olive st
25'-0" +/-
20'-6" +/-
232 thurston st
olive st thurston st
ashler ave
39 ashler ave
25'-6" +/-
section
cut LINE- A
20'-0" +/-N3'-
0
"
2'-
0
"
2'-
0
"
1'-
6
"
1'-
0
"
3'-
0
"
112
on
e
st
o
r
e
y
110
on
e
st
o
r
e
y7'-0"8'-0"7'-0"5'-0"8'-9"4'-0"3'-
0
"
PLPLPLPL
PL
PLPL
PLPL
PLPLPLPLPL
PL
PL
PLPLPL
PLPL
546
three
STOREY
122
a.d.u
120
two
STOREY
118
project
house
116
one
storey
A.D.U114
one &
half
storey
olive street
135
two
storey
133
one
storey
131
one
storey
A.D.U
129
one
storey
A.D.U
127
two
storey
gar.
125
two
storey
A.D.Usan benito avePROJECT
HOUSE
546threeSTOREY122a.d.u120twoSTOREY118projecthouse116onestoreyA.D.U114one &halfstoreyolive street135twostorey 133onestorey 131onestorey A.D.U129onestorey A.D.U127twostorey gar.125twostorey A.D.Usan benito ave546 san benito ave
122 olive st
120 olive st
118 olive st116 olive st
114 olive st
54
6
th
r
e
e
ST
O
R
E
Y
12
0
tw
o
ST
O
R
E
Y
118
p
r
o
j
e
c
t
ho
u
s
e
116
on
e
st
o
r
e
y
114
on
e
&
ha
l
f
st
o
r
e
y
ol
i
v
e
s
t
r
e
e
t
135
tw
o
st
o
r
e
y
133
on
e
st
o
r
e
y
131
on
e
st
o
r
e
y
129
on
e
st
o
r
e
y
127
tw
o
st
o
r
e
y
125
tw
o
st
o
r
e
y
san benito avesan benito ave
san benito ave
544 SAN BENITO AVE
135 OLIVE ST
133 OLIVE ST131 OLIVE ST129 OLIVE ST127 OLIVE ST125 OLIVE ST
54
4
ON
E
st
o
r
e
y
28'-0" +/-
12'-1" +/-
27'-0" +/-
16'-0" +/-
25'-0" +/-
17'-0" +/-
22'-6" +/-
16'-0" +/-
17'-0" +/-
18'-9" +/-16'-6" +/-
27'-0" +/-546threeSTOREY122a.d.u120twoSTOREY118projecthouse116onestoreyA.D.U114one &halfstoreyolive street135twostorey 133onestorey 131onestorey A.D.U129onestorey A.D.U127twostorey gar.125twostorey A.D.Usan benito ave14'-0" +/-
PROJECT
HOUSE
118 olive st 131 olive st
25'-0" +/-
20'-6" +/-
232 thurston st
olive st thurston st
ashler ave
39 ashler ave
25'-6" +/-
section
cut LINE- A
20'-0" +/-N3'-
0
"
2'-
0
"
2'-
0
"
1'-
6
"
1'-
0
"
3'-
0
"
112
on
e
st
o
r
e
y
110
on
e
st
o
r
e
y7'-0"8'-0"7'-0"5'-0"8'-9"4'-0"3'-
0
"
FLOOR AREA/FAR COMPARISONS
NEIGHBORHOOD PLAN
1" = 50'
olive street LOOKING at PROJECT
1/16" = 1'-0"
olive street LOOKING across from PROJECT
1/16" = 1'-0"
NEIGHBORHOOD SECTION-A
1/16" = 1'-O"A-1.1
09.23.21
06.15.21
04.26.21
ADDRESS LOT SIZE FLR AREA allowed/over flr area FAR HOUSE GARAGE (SF)
114 olive st 3680 1311 0.356 220
116 olive st 3680 969 0.263 220
120 olive st 3680 1429 1369/60 sf 0.388 300
135 olive st 3542 *1699 1326/373 sf **0.479 0
133 olive st 3542 975 0.375 190
131 olive st 3624 1125 0.310 215
129 olive st 3588 916 0.255 162
127 olive st 3588 1518 1340/178 sf 0.423(comp. far) 300
546 san benito 3680 *1767 1369/398 sf **0.480 360
ave
PROJECT HOUSE
118 olive st 3680 1677 1369/308 sf 0.456 242
analysis
*2 NEIGHBOR HOMES HAVE GREATER FLOOR AREA
** 2 NEIGHBOR HOMES HAVE GREATER FAR
AS THE STREETSCAPE ILLUSTRATES, THE PROJECT HOUSE BLENDS AMICABLY WITH THE SCALE OF THE
NEIGHBORHOOD reichert homeREMODEL & ADDITION118 olive apn: 410 15 022
PL
PL
PL
PL 1' -0"ridge
flat roof
flat
roof
rvalleyvalleyridgeDECK
UPSTAIRS
ADDITION 5'-0"3'-0"10'-0"1'-0" @ EGRESS WELL
ONLY.
WELL TO HAVE
METAL GRATE
COVER DESIGNED
FOR FOOT TRAFFIC
(e) NEIGHBOR
HOUSE
residential
(e) NEIGHBOR
HOUSE
residential
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
(E) WATER
METER TO
REMAIN
W
W
S
S
S S
POWER POLE
ABANDON GAS
SERVICE
UG
UG
SEWER MAIN
VERIFY C.O
24"
EVERGREEN
TREE
6" FRUIT
TREE
8" FRUIT
TREE
(e)
driveway
olive street
UG
7/12 slope
7/12 slope7/12 slope
7/12 slope
(e) kitchen (e) dining (e) bath
(e) bed 1
(e) bed 2
(e) living rm
(e) garage
(E) 6042 (E) 3068 (E) 6030 (E) 3230 (E) 3230 (E) 41030 (E) 3220 (E) 5468(E) 3230 (E) 3230 (E) 8070
3' 4.5' 2' 7' 2.5' 3.5' 3.5' 2' 0.5' 5' 22' 2'
1'
4.5' 2' 7' 2' 1' 3'
2' 3.5' 3.5' 2.5' 22' 5' 0.5'
UNDERGROUND
ELEC., PHONE,
CABLE ETC. PER
TOWN OF LOS GATOS
AND PG&E
STANDARDS
m. bed
terrace
garage
W/ lift
proposed gar
width= 12'-0"38'-6"gar door to
be recessed
as shown
terrace
front yard
landscape to be
less than 500 sf
(N) 200 AMP
ELEC SERVICE 20'-0" min. req'd.PL
PL
PL
PL
ridge
flat roof
flat
roof
rvalleyvalleyridgeDECK
UPSTAIRS
ADDITION 5'-0"3'-0"10'-0"1'-0" @ EGRESS WELL
ONLY.
WELL TO HAVE
METAL GRATE
COVER DESIGNED
FOR FOOT TRAFFIC
(e) NEIGHBOR
HOUSE
residential
(e) NEIGHBOR
HOUSE
residential
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
(E) WATER
METER TO
REMAIN
W
W
S
S
S S
POWER POLE
ABANDON GAS
SERVICE
UG
UG
SEWER MAIN
VERIFY C.O
24"
EVERGREEN
TREE
6" FRUIT
TREE
8" FRUIT
TREE
(e)
driveway
olive street
UG
7/12 slope
7/12 slope7/12 slope
7/12 slope
(e) kitchen (e) dining (e) bath
(e) bed 1
(e) bed 2
(e) living rm
(e) garage
(E) 6042 (E) 3068 (E) 6030 (E) 3230 (E) 3230 (E) 41030 (E) 3220 (E) 5468(E) 3230 (E) 3230 (E) 8070
3' 4.5' 2' 7' 2.5' 3.5' 3.5' 2' 0.5' 5' 22' 2'
1'
4.5' 2' 7' 2' 1' 3'
2' 3.5' 3.5' 2.5' 22' 5' 0.5'
UNDERGROUND
ELEC., PHONE,
CABLE ETC. PER
TOWN OF LOS GATOS
AND PG&E
STANDARDS
m. bed
terrace
garage
W/ lift
proposed gar
width= 12'-0"38'-6"gar door to
be recessed
as shown
terrace
front yard
landscape to be
less than 500 sf
(N) 200 AMP
ELEC SERVICE 20'-0" min. req'd.PL
PL
PL
PL
ridge
flat roof
flat
roof
rvalleyvalleyridgeDECK
UPSTAIRS
ADDITION5'-0"3'-0"10'-0"1'-0" @ EGRESS WELL
ONLY.
WELL TO HAVE
METAL GRATE
COVER DESIGNED
FOR FOOT TRAFFIC
(e) NEIGHBOR
HOUSE
residential
(e) NEIGHBOR
HOUSE
residential
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
(E) WATER
METER TO
REMAIN
W
W
S
S
SS
POWER POLE
ABANDON GAS
SERVICE
UG
UG
SEWER MAIN
VERIFY C.O
24"
EVERGREEN
TREE
6" FRUIT
TREE
8" FRUIT
TREE
(e)
driveway
olive street
UG
7/12 slope
7/12 slope7/12 slope
7/12 slope
(e) kitchen (e) dining (e) bath
(e) bed 1
(e) bed 2
(e) living rm
(e) garage
(E) 6042 (E) 3068 (E) 6030 (E) 3230 (E) 3230 (E) 41030 (E) 3220 (E) 5468(E) 3230 (E) 3230 (E) 8070
3' 4.5' 2' 7' 2.5' 3.5' 3.5' 2' 0.5' 5' 22' 2'
1'
4.5' 2' 7' 2' 1' 3'
2' 3.5' 3.5' 2.5' 22' 5' 0.5'
UNDERGROUND
ELEC., PHONE,
CABLE ETC. PER
TOWN OF LOS GATOS
AND PG&E
STANDARDS
m. bed
terrace
garage
W/ lift
proposed gar
width= 12'-0"38'-6"gar door to
be recessed
as shown
terrace
front yard
landscape to be
less than 500 sf
(N) 200 AMP
ELEC SERVICE20'-0" min. req'd.reichert homeREMODEL & ADDITION118 olive apn: 410 15 022roof plan
1/4" = 1'-0"
UPPER floor
1/4" = 1'-0"
GROUND floor
1/4" = 1'-0"
A-2
09.23.21
09.01.21
06.15.21
04.26.21
LEGEND
NEW WALL
PL
PL
PL
PL
ridge
flat roof
flat
roof
rvalleyvalleyridgeDECK
UPSTAIRS
ADDITION5'-0"3'-0"10'-0"1'-0" @ EGRESS WELL
ONLY.
WELL TO HAVE
METAL GRATE
COVER DESIGNED
FOR FOOT TRAFFIC
(e) NEIGHBOR
HOUSE
residential
(e) NEIGHBOR
HOUSE
residential
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
(E) WATER
METER TO
REMAIN
W
W
S
S
SS
POWER POLE
ABANDON GAS
SERVICE
UG
UG
SEWER MAIN
VERIFY C.O
24"
EVERGREEN
TREE
6" FRUIT
TREE
8" FRUIT
TREE
(e)
driveway
olive street
UG
7/12 slope
7/12 slope7/12 slope
7/12 slope
(e) kitchen (e) dining (e) bath
(e) bed 1
(e) bed 2
(e) living rm
(e) garage
(E) 6042 (E) 3068 (E) 6030 (E) 3230 (E) 3230 (E) 41030 (E) 3220 (E) 5468(E) 3230 (E) 3230 (E) 8070
3' 4.5' 2' 7' 2.5' 3.5' 3.5' 2' 0.5' 5' 22' 2'
1'
4.5' 2' 7' 2' 1' 3'
2' 3.5' 3.5' 2.5' 22' 5' 0.5'
UNDERGROUND
ELEC., PHONE,
CABLE ETC. PER
TOWN OF LOS GATOS
AND PG&E
STANDARDS
m. bed
terrace
garage
W/ lift
proposed gar
width= 12'-0"38'-6"gar door to
be recessed
as shown
terrace
front yard
landscape to be
less than 500 sf
(N) 200 AMP
ELEC SERVICE20'-0" min. req'd.PL
PL
PL
PL
ridge
flat roof
flat
roof
rvalleyvalleyridgeDECK
UPSTAIRS
ADDITION 5'-0"3'-0"10'-0"1'-0" @ EGRESS WELL
ONLY.
WELL TO HAVE
METAL GRATE
COVER DESIGNED
FOR FOOT TRAFFIC
(e) NEIGHBOR
HOUSE
residential
(e) NEIGHBOR
HOUSE
residential
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
main Floor level
8'-0" level
(E) WATER
METER TO
REMAIN
W
W
S
S
S S
POWER POLE
ABANDON GAS
SERVICE
UG
UG
SEWER MAIN
VERIFY C.O
24"
EVERGREEN
TREE
6" FRUIT
TREE
8" FRUIT
TREE
(e)
driveway
olive street
UG
7/12 slope
7/12 slope7/12 slope
7/12 slope
(e) kitchen (e) dining (e) bath
(e) bed 1
(e) bed 2
(e) living rm
(e) garage
(E) 6042 (E) 3068 (E) 6030 (E) 3230 (E) 3230 (E) 41030 (E) 3220 (E) 5468(E) 3230 (E) 3230 (E) 8070
3' 4.5' 2' 7' 2.5' 3.5' 3.5' 2' 0.5' 5' 22' 2'
1'
4.5' 2' 7' 2' 1' 3'
2' 3.5' 3.5' 2.5' 22' 5' 0.5'
UNDERGROUND
ELEC., PHONE,
CABLE ETC. PER
TOWN OF LOS GATOS
AND PG&E
STANDARDS
m. bed
terrace
garage
W/ lift
proposed gar
width= 12'-0"38'-6"gar door to
be recessed
as shown
terrace
front yard
landscape to be
less than 500 sf
(N) 200 AMP
ELEC SERVICE 20'-0" min. req'd.reichert homeREMODEL & ADDITION118 olive apn: 410 15 022A-3
HVAC
4" Flat HVAC
ducts to serve
ground level
section
1/4" = 1'-0"
aLt.
basement
1/4" = 1'-0"
HVAC
09.23.21
09.01.21
06.15.21
04.26.21
reichert homeREMODEL & ADDITION118 olive apn: 410 15 02209.23.21
09.01.21
06.15.21
04.26.21
A-5
shadow study
not to scale
C1.0COVER SHEET, DETAILS AND GENERAL NOTESREVISIONNo.BYDATE
SCALE
DESIGNER
JOB
SHEET
OF SHEETS
DRAFTERREVISIONNo.BYGKMengineering.comLos Gatos, Ca 95032CIVIL ENGINEERING SURVEYING LAND PLANNING16185 Los Gatos Blvd., Suite 205(408) 656 5917REICHERT ADDITION & REMODELAPN: 410-15-022118 OLIVE AVENUELOS GATOSCALIFORNIA9/23/2021
AS SHOWN
GM
GM
A210614
51RESPONSE TO ENG. COMMENTS - 6/08/20212RESPONSE TO ENG. COMMENTS - 9/14/2021FOR PLANNING
PURPOSES ONLY
I. GENERAL:
1.ADJUSTMENTS TO BUILDING PAD ELEVATIONS OR PARKING LOT GRADES TO ACHIEVE
EARTHWORK BALANCE SHALL BE MADE ONLY WITH APPROVAL OF THE ENGINEER.
2.COMPACTION TO BE DETERMINED USING ASTM D1557-LATEST EDITION.
3.THE TYPES, LOCATIONS, SIZES AND/OR DEPTHS OF EXISTING UNDERGROUND UTILITIES AS
SHOWN ON THE IMPROVEMENT PLANS WERE OBTAINED FROM SOURCES OF VARYING
RELIABILITY. THE CONTRACTOR IS CAUTIONED THAT ONLY ACTUAL EXCAVATION WILL
REVEAL THE TYPES, EXTENT, SIZES, LOCATIONS AND DEPTHS OF SUCH UNDERGROUND
UTILITIES. (A REASONABLE EFFORT HAS BEEN MADE TO LOCATE AND DELINEATE ALL KNOWN
UNDERGROUND UTILITIES.) HOWEVER, THE ENGINEER CAN ASSUME NO RESPONSIBILITY FOR
THE COMPLETENESS OR ACCURACY OF THE DELINEATION OF SUCH UNDERGROUND UTILITIES
WHICH MAY BE ENCOUNTERED, BUT WHICH ARE NOT SHOWN ON THESE DRAWINGS.
4.CONTRACTOR TO VERIFY ALL EXISTING INVERT ELEVATIONS FOR STORM DRAIN AND
SANITARY SEWER CONSTRUCTION PRIOR TO ANY SITE WORK. ALL WORK FOR STORM AND
SANITARY INSTALLATION SHALL BEGIN AT THE DOWNSTREAM CONNECTION POINT. THIS
WILL ALLOW FOR ANY NECESSARY ADJUSTMENTS TO BE MADE PRIOR TO THE INSTALLATION
OF THE ENTIRE LINE. IF THE CONTRACTOR FAILS TO BEGIN AT THE DOWNSTREAM
CONNECTION POINT AND WORKS UPSTREAM, HE SHALL PROCEED AT HIS OWN RISK AND BE
RESPONSIBLE FOR ANY ADJUSTMENTS NECESSARY.
5.SHOULD DISCREPANCIES EXIST BETWEEN THE ACTUAL ELEVATIONS AND LOCATIONS OF
EXISTING UTILITY CONNECTIONS AND THOSE AS SHOWN ON THESE PLANS, THE
CONTRACTOR SHALL NOTIFY GKM ENGINEERS, AT (408) 656-5917 BEFORE ADJUSTING
UTILITY DESIGN.
6.CONTRACTOR SHALL UNCOVER AND EXPOSE ALL EXISTING UTILITY AND SEWER LINES WHERE
THEY ARE TO BE CROSSED ABOVE OR BELOW BY THE NEW FACILITY BEING CONSTRUCTED IN
ORDER TO VERIFY THE GRADE AND TO ASSURE THAT THERE IS SUFFICIENT CLEARANCE. IF
THE CONTRACTOR REQUIRES ASSISTANCE HE SHALL CALL GKM ENGINEERS AT (408)
656-5917 AND REQUEST A SURVEY CREW TO MAKE THE DETERMINATION. PIPE SHALL NOT
BE STRUNG NOR TRENCHING COMMENCED UNTIL ALL CROSSINGS HAVE BEEN VERIFIED FOR
CLEARANCE. IF THE CONTRACTOR FAILS TO FOLLOW THIS PROCEDURE, HE WILL BE SOLELY
RESPONSIBLE FOR ANY EXTRA WORK OR MATERIAL REQUIRED IF MODIFICATIONS TO THE
DESIGN ARE NECESSARY.
7.THE CONTRACTOR SHALL SET HIS STRING OR WIRE THROUGH AT LEAST THREE GRADE
STAKES TO VERIFY THE GRADE. IF THE STAKES DO NOT PRODUCE A UNIFORM GRADE,
NOTIFY THE ENGINEER IMMEDIATELY AND HAVE THE GRADES CHECKED PRIOR TO
TRENCHING.
8.STORM DRAIN PIPES DESIGNATED AS "SD FROM 4" TO 24" IN DIAMETER SHALL BE SDR-35
P.V.C. (HANCOR SURE-LOK WT PIPE OR APPROVED EQUAL), CLASS HDPE SMOOTH INTERIOR
PIPE PER ASTM D3212 (HANCOR SURE-LOK WT PIPE OR APPROVED EQUAL) OR DUCTILE IRON
PIPE (D.I.P.), IF SPECIFIED ON PLANS. NO MATERIAL SUBSTITUTION SHALL BE ALLOWED FOR
DUCTILE IRON PIPE. ANY PIPES LARGER THAN 24" IN DIAMETER SHALL BE CLASS III
REINFORCED CONCRETE PIPE (R.C.P.). HDPE AND P.V.C. PIPE SHALL ONLY BE USED WHEN THE
MANUFACTURER RECOMMENDATION REQUIREMENTS ARE MET. PIPE MADE OF ANY OTHER
MATERIAL MAY BE USED ONLY AFTER APPROVAL OF THE ENGINEER.
9.ALL UTILITY STRUCTURES INCLUDING, BUT NOT LIMITED TO MANHOLES, CATCH BASINS,
WATER VALVES, FIRE HYDRANTS, TELEPHONE AND ELECTRIC VAULTS AND PULL BOXES THAT
LIE WITHIN AREAS EFFECTED BY WORK ON THIS PROJECT SHALL BE ADJUSTED TO GRADE BY
THE CONTRACTOR OR THE RESPECTIVE UTILITY COMPANY. THE CONTRACTOR IS
RESPONSIBLE TO AFFECT COORDINATION.
10.ALL AREAS TO BE GRADED AT 1% MINIMUM FOR DRAINAGE EXCEPT ALONG FLOWLINE OF
CURB AND GUTTER OR VALLEY GUTTER, AS SHOWN.
11.CONTRACTOR SHALL GRADE EVENLY BETWEEN SPOT ELEVATIONS SHOWN.
12.PROPOSED SPOT GRADES (ELEVATIONS) SHOWN HEREON ARE FINISHED PAVEMENT GRADES,
NOT TOP OF CURB GRADES, UNLESS NOTED OTHERWISE.
13.ESTIMATED EARTHWORK QUANTITIES: EARTHWORK QUANTITIES SHOWN (IF ANY), OR
OTHERWISE SUPPLIED BY GKM, ARE APPROXIMATE ONLY AND SHOWN FOR THE PURPOSES OF
CALCULATING GRADING PERMIT FEES. GKM ASSUMES NO LIABILITY FOR THE ACCURACY OF
THESE QUANTITIES.
14.WHEN A GRADING PERMIT IS ISSUED ON THIS PROJECT THE AGENCY APPROVAL APPLIES ONLY
TO GRADING. THE CONTRACTOR IS RESPONSIBLE FOR SECURING ALL OTHER NECESSARY
PERMITS TO ACCOMPLISH PROPOSED SITE WORK. IT IS STRONGLY RECOMMENDED THAT THE
CONTRACTOR OBTAIN ALL NECESSARY UNDERGROUND PERMITS BEFORE ROUGH GRADING
THE SITE, AS REVISIONS TO UNDERGROUND FACILITIES MANDATED BY PLAN CHECKING
AGENCIES MAY SUBSTANTIALLY EFFECT GRADING INCLUDING FINISHED FLOOR ELEVATIONS.
15.THE CONTRACTOR SHALL VERIFY THE CONTENTS AND THICKNESSES OF THE BUILDING SLAB
SECTION (IE: CONCRETE, SAND, ROCK) WITH THE STRUCTURAL PLANS AND THE ELEVATIONS
SHOWN HEREON PRIOR TO COMMENCEMENT OF GRADING OPERATIONS.
16.ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH APPLICABLE O.S.H.A. REGULATIONS.
17.CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED
CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME
SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF
CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY;
THAT THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED
TO NORMAL WORKING HOURS, AND CONSTRUCTION CONTRACTOR FURTHER AGREES TO
DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL
LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS
PROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN
PROFESSIONAL.
18.WHERE OFF-SITE DRIVEWAY APPROACHES ARE TO BE CONSTRUCTED THE ON-SITE DRIVEWAY
SHALL NOT BE CONSTRUCTED UNTIL THE OFF-SITE IMPROVEMENTS ARE INSTALLED. THE
ON-SITE DRIVEWAY SHALL CONFORM TO THE COMPLETED OFF-SITE DRIVEWAY.
19.ALL PIPES SHALL HAVE A MINIMUM COVER OF 3' FROM FINISH GRADE UNLESS OTHERWISE
SPECIFIED ON THE PLANS.
20.BENCHMARK:______________________________________________________________
GENERAL NOTES
6"MIN.PER PLAN
3.0' DIAMETER MIN.
MIRAFI
140 N
12"
SEE PLAN FOR
RIM ELEVATION
GROUT PIPE
IN PLACE OR PVC TEE
RIM
INSTALL 12" WIDE APRON
OF 3"-4" COBBLES AROUND
12" RCP/ OR PVC W/
C.I. OR PVC GRATE
3/4'-1 1/2"
CRUSHED DRAIN
ROCK 3.0' MIN.6" PERF. PVC
STORM DRAIN
PER PLAN VARIESCRUSHED ROCKDRAIN TEE
DRAIN PIPE
NDS UNIVERSAL OUTLET
OR APPROVED EQUAL
NDS 12" LOW
PROFILE ADAPTER
SLOPE
TO DRAIN
NDS SPEE-D GRATE, NDS #40, 6"
ROUND FLAT TOP, BLACK.
WITHIN LAWN AREAS
COMPACTED SOIL
VARIESCRUSHED ROCKDRAIN TEE
DRAIN PIPE
(LENGTH AS REQUIRED)
OR APPROVED EQUAL
SLOPE
TO DRAIN
NDS SPEE-D GRATE, NDS #90, 6"
ATRIUM GRATE, BLACK
MULCH AREAS
COMPACTED SOIL
(SHRUB & GROUNDCOVER)
NDS #66 DRAIN RISER PIPE
OR APPROVED EQUAL
VARIESCRUSHED ROCK
DRAIN PIPE
NDS UNIVERSAL OUTLET
OR APPROVED EQUAL
NDS 12" LOW
PROFILE ADAPTER
SLOPE
TO DRAIN
NDS SPEE-D GRATE, NDS #40, 6"
ROUND FLAT TOP, BLACK.
WITHIN LAWN AREAS
COMPACTED SOIL
VARIESCRUSHED ROCK
DRAIN PIPE
(LENGTH AS REQUIRED)
OR APPROVED EQUAL
SLOPE
TO DRAIN
NDS SPEE-D GRATE, NDS #90, 6"
ATRIUM GRATE, BLACK
MULCH AREAS
COMPACTED SOIL
(SHRUB & GROUNDCOVER)
NDS #66 DRAIN RISER PIPE
OR APPROVED EQUAL
NDS 1/4 BEND DRAIN
ELBOW OR APPROVED
EQUAL
NDS 1/4 BEND DRAIN
ELBOW OR APPROVED
EQUAL
NOT TO SCALE
1AREA DRAIN
C2.0
C1.0 COVER SHEET, DETAILS, & GENERAL NOTES
GRADING AND DRAINAGE PLAN
SHEET INDEX
NOT TO SCALE
CONCRETE PAVEMENT SECTION
REICHERT ADDITION & REMODEL
APN: 410-15-022
118 OLIVE AVENUE, LOS GATOS, CA.
C3.0 EROSION CONTROL PLAN
NOT TO SCALE
INFILTRATION DEVICE 6
C4.0 TOPOGRAPHIC SITE SURVEY
3PUMP STATION
C1.1 BEST MANAGEMENT PRACTICES
DISCHARGE TO
INFILTRATION DEVICE
NOT TO SCALE
5
NOTES
1.SEE SOILS REPORT FOR COMPACTION REQUIREMENTS AND FOR
ADDITIONAL INFORMATION NOT SHOWN OR NOTED.
C1.1BEST MANAGEMENT PRACTICESREVISIONNo.BYDATE
SCALE
DESIGNER
JOB
SHEET
OF SHEETS
DRAFTERREVISIONNo.BYGKMengineering.comLos Gatos, Ca 95032CIVIL ENGINEERING SURVEYING LAND PLANNING16185 Los Gatos Blvd., Suite 205(408) 656 5917REICHERT ADDITION & REMODELAPN: 410-15-022118 OLIVE AVENUELOS GATOSCALIFORNIA9/23/2021
AS SHOWN
GM
GM
A210614
51RESPONSE TO ENG. COMMENTS - 6/08/20212RESPONSE TO ENG. COMMENTS - 9/14/2021FOR PLANNING
PURPOSES ONLY
CURB SPLIT
11.0'
13.5'(S 68°20' E 46.00')S 68°26'24" E 46.00'WMGASMTRJOINTPOLEELECMTRLAWNFLOW LINEPEAKPEAKN 21°36'36" E 80.00' (N 21°43' E 80')
N 21°36'36" E 80.00'
(N 21°43' E 80')S 68°26'24" E 46.00' (S 68°20' E 46.00')LANDINGBRICK120 OLIVE
ADJACENT
RESIDENTIAL
LOT
116 OLIVE
ADJACENT
RESIDENTIAL
LOT
35 ASHLER
ADJACENT
RESIDENTIAL
LOT
39 ASHLER
ADJACENT
RESIDENTIAL
LOTO L I V E S T R E E T (40')EX. F.F. = 393.59
118 OLIVE
E E E E E
C2.0GRADING AND DRAINAGE PLANLEGEND
ABBREVIATIONS
CONSTRUCTION NOTES REVISIONNo.BYDATE
SCALE
DESIGNER
JOB
SHEET
OF SHEETS
DRAFTERREVISIONNo.BYGKMengineering.comLos Gatos, Ca 95032CIVIL ENGINEERING SURVEYING LAND PLANNING16185 Los Gatos Blvd., Suite 205(408) 656 5917REICHERT ADDITION & REMODELAPN: 410-15-022118 OLIVE AVENUELOS GATOSCALIFORNIA9/23/2021
AS SHOWN
GM
GM
A210614
51RESPONSE TO ENG. COMMENTS - 6/08/20212RESPONSE TO ENG. COMMENTS - 9/14/2021FOR PLANNING
PURPOSES ONLY
0
Scale 1" = ft10
10 20 30
All roof rainwater leaders are to be discharged onto
splash blocks that are designed to spread out the rain
water so that it enters the landscape areas as sheet flow
RAINWATER LEADER NOTE
EARTHWORK QUANTITIES
ROUGH GRADING FILL:0.0 CUYDS
IMPORT:
EXPORT:
ROUGH GRADING CUT:0.9 CUYDS
ALL ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO SPLASH BLOCKS THAT ARE
DESIGNED TO SPREAD OUT THE RAIN WATER SO THAT IT ENTERS THE LANDSCAPE
AREAS AS SHEET FLOW
0 CUYDS
0.9 CUYDS
ALPHA LAND SURVEYS, INC.
4444 SCOTTS VALLEY DR #7
SCOTTS VALLEY, CA 95066
SURVEY NOTE
THIS SURVEY WAS PREPARED BY:
DATED 3/1/21 JOB#: 2020-065
GKM ENGINEERING IS NOT LIABLE TO THE ACCURACY OF
ANY OF THE EXISTING TOPOGRAPHIC, FIXED WORKS,
BOUNDARY, AND/OR ENCUMBRANCE INFORMATION
SHOWN ON THESE PLANS
2
2
CURB SPLIT
11.0'
13.5'(S 68°20' E 46.00')S 68°26'24" E 46.00'WMGASMTRJOINTPOLEELECMTRLAWNFLOW LINEPEAKPEAKN 21°36'36" E 80.00' (N 21°43' E 80')
N 21°36'36" E 80.00'
(N 21°43' E 80')S 68°26'24" E 46.00' (S 68°20' E 46.00')LANDINGBRICK120 OLIVE
ADJACENT
RESIDENTIAL
LOT
116 OLIVE
ADJACENT
RESIDENTIAL
LOT
35 ASHLER
ADJACENT
RESIDENTIAL
LOT
39 ASHLER
ADJACENT
RESIDENTIAL
LOTO L I V E S T R E E T (40')EX. F.F. = 393.59
118 OLIVE
E E E E E
C3.0EROSION CONTROL PLANREVISIONNo.BYDATE
SCALE
DESIGNER
JOB
SHEET
OF SHEETS
DRAFTERREVISIONNo.BYGKMengineering.comLos Gatos, Ca 95032CIVIL ENGINEERING SURVEYING LAND PLANNING16185 Los Gatos Blvd., Suite 205(408) 656 5917REICHERT ADDITION & REMODELAPN: 410-15-022118 OLIVE AVENUELOS GATOSCALIFORNIA9/23/2021
AS SHOWN
GM
GM
A210614
51RESPONSE TO ENG. COMMENTS - 6/08/20212RESPONSE TO ENG. COMMENTS - 9/14/2021FOR PLANNING
PURPOSES ONLY
0
Scale 1" = ft10
10 20 30
ALPHA LAND SURVEYS, INC.
4444 SCOTTS VALLEY DR #7
SCOTTS VALLEY, CA 95066
SURVEY NOTE
THIS SURVEY WAS PREPARED BY:
DATED 3/1/21 JOB#: 2020-065
GKM ENGINEERING IS NOT LIABLE TO THE ACCURACY OF
ANY OF THE EXISTING TOPOGRAPHIC, FIXED WORKS,
BOUNDARY, AND/OR ENCUMBRANCE INFORMATION
SHOWN ON THESE PLANS
EROSION CONTROL NOTES
1.EROSION CONTROL FACILITIES AND MEASURES ARE TO BE INSTALLED AND
OPERABLE BY OCTOBER 15 AND SHALL CONTINUE IN EFFECT UNTIL APRIL
15, OR UNTIL INSTALLATION OF THE PERMANENT PROJECT LANDSCAPING
AND PAVING.
2.CHANGES TO THE EROSION CONTROL MEASURES INDICATED ON THESE
PLANS AND DESCRIBED HEREIN TO ACCOMMODATE FIELD CONDITIONS MAY
BE MADE ONLY WITH THE PRIOR APPROVAL OF OR AT THE DIRECTION OF
THE CITY ENGINEER.
3.A CONSTRUCTION ENTRANCE SHALL BE PROVIDED AT ANY POINT OF
EGRESS FROM THE SITE. THE CONSTRUCTION ENTRANCE SHOULD BE
COMPOSED OF COARSE DRAIN ROCK (GREATER THAN 3" BUT SMALLER
THAN 6" IN DIAMETER) AT LEAST TWELVE (12) INCHES THICK BY FIFTY (50)
FEET LONG BY TWELVE (12) FEET WIDE AND SHALL BE MAINTAINED UNTIL
THE SITE IS PAVED.
4.SEDIMENT TRAPS SHALL BE CONSTRUCTED AND MAINTAINED IN PLACE
AROUND EACH STORM INLET AS INDICATED ON THE DEMOLITION PLAN. SEE
THE "DRAIN INLET PROTECTION" DETAIL ON THIS SHEET. ALL INLETS WHICH
ARE NOT PROTECTED BY SEDIMENT TRAPS SHALL BE COMPLETELY
BLOCKED AS LONG AS THE EROSION CONTROL PLAN IS IN EFFECT.
5.ALL PAVED AREAS SHALL BE KEPT CLEAR OF EARTH MATERIAL AND DEBRIS.
THE SITE SHALL BE MAINTAINED SO AS TO PREVENT SEDIMENT-LADEN
RUNOFF FROM ENTERING THE STORM DRAINAGE SYSTEM OR ADJACENT
PROPERTIES.
6.ALL EROSION CONTROL FACILITIES SHALL BE INSPECTED BY THE
CONTRACTOR AND REPAIRED, AS REQUIRED, AT THE CONCLUSION OF EACH
WORKING DAY DURING THE RAINY SEASON. THE CONTRACTOR SHALL
INSPECT THE EROSION CONTROL FACILITIES AND MAKE NECESSARY
REPAIRS THERETO PRIOR TO ANTICIPATED STORMS, AND SHALL
PERIODICALLY INSPECT THE SITE AT REASONABLE INTERVALS DURING
STORMS OF EXTENDED DURATION. REPAIRS TO DAMAGED FACILITIES
SHALL BE REPAIRED IMMEDIATELY.
7.FOLLOWING EACH STORM, THE CONTRACTOR SHALL INSPECT EACH STORM
INLET SEDIMENT TRAP TO ASSURE THE INTEGRITY OF THE BASIN AND
OUTLET PIPE. ANY DAMAGE TO THESE OR OTHER EROSION CONTROL
DEVICES SHALL BE REPAIRED AS SOON AS PRACTICABLE.
8.AS SOON AS PRACTICABLE FOLLOWING EACH STORM, THE CONTRACTOR
SHALL REMOVE ANY ACCUMULATION OF SILT OR DEBRIS FROM THE
SEDIMENT TRAP BASIN AND SHALL CLEAR THE OUTLET PIPE OF ANY
BLOCKAGE.
9.THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR THE INSTALLATION
AND MAINTENANCE OF THE EROSION CONTROL FACILITIES AND SHALL
CONDUCT PERIODIC INSPECTION OF THE PROJECT SITE DURING STORMS
OF PROLONGED DURATION AND/OR HEAVY INTENSITY TO ASSURE THAT
THEY FUNCTION IN THE MANNER DESCRIBED HEREIN.
EROSION CONTROL NOTES
PROFILE EXISTING PAVED ROADWAYADITCHAFOUR TIMES THE CIRCUMFERENCE OF THE
LARGEST CONSTRUCTION VEHICLE TIRE.
R=50'
R=50'
MATCH EX. GRADE
NOTE: CONSTRUCT SEDIMENT
BARRIER & CHANNELIZE RUNOFF
TO SEDIMENT TRAPPING DEVICE.10' MINIMUM OR AS REQUIRED TO
ACCOMMODATE ANTICIPATED
TRAFFIC, WHICHEVER IS GREATER
SEDIMENT TRAPPING DEVICE
CRUSHED AGGREGATE GREATER
THAN 3" BUT SMALLER THAN 6"
12" MINIMUM, UNLESS OTHERWISE
SPECIFIED BY A SOILS ENGINEER SECTION A-ACATCH BASIN W/ FILTER
FABRIC UNDER GRATE.
STRAW WATTLE
FILTER FABRIC
3/4" GRAVEL OR GRAVEL
FILLED SANDBAGS
PLAN
WRAP STRAW WATTLE
AROUND INLET
STORM INLET
3/4" GRAVEL OR GRAVEL
FILLED SANDBAGS
FINISH GRADE
FOR FLAT AREAS
FINISHED GRADE
3/4" x 3/4" WOOD STAKE @ 4' O.C.DIRECTION
OF FLOW
STRAW FIBER ROLL WRAPPED IN A TUBULAR BLACK
PLASTIC NETTING WITH A DIAMETER OF 8"-10".
12" MIN.
AL
O
N
G
C
O
N
T
O
U
R
S
SP
A
C
E
2
0
'
O
N
S
L
O
P
E
12" MIN.
8"-10" DIA FIBER ROLL
FOR SLOPED AREAS
N.T.S.
3/4" x 3/4" WOOD
STAKE @ 4' O.C.
3" MIN.
5" MAX.
3" MIN.
5" MAX.
NOTES:
1.FIBER ROLL COMPOSED OF BIO-DEGRADEABLE FIBERS STUFFED INTO A
PHOTO-DEGRADEABLE OPEN WEAVE NETTING.
2.FIBER ROLL EROSION BARRIER TRAPS SEDIMENT AND REDUCES SHEET AND HILL SIDE EROSION
BY REDUCING SLOPE GRADIENT. IT INCREASING INFILTRATION RATES AND BY PRODUCING A
FAVORABLE ENVIRONMENT FOR PLANT ESTABLISHMENT.
3.FIBER ROLL INSTALLATION REQUIRES THE PLACEMENT AND SECURE STAKING OF THE FIBER
ROLL IN A TRENCH 3"-5" DEEP, DUG ON CONTOUR. RUNOFF MUST NOT BE ALLOWED TO RUN
UNDER OR AROUND FIBER ROLL.
FIBER ROLL EROSION BARRIER 2 STABILIZED CONSTRUCTION ENTRANCE
STABILIZED CONSTRUCTION ENTRANCE
FIBER ROLL EROSION BARRIER
KEY NOTE
LIMIT OF DISTURBED AREA
INLET SEDIMENT PROTECTION
LEGEND
DRAIN INLET PROTECTION 1 3
C4.0