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Staff Report with Exhibits.15605 El Gato Ln PREPARED BY: RYAN SAFTY Associate Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 02/09/2022 ITEM NO: 3 DATE: February 4, 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 with an Exemption from the Parking Requirements, an Exception for Maximum Lot Coverage, and Site Work Requiring a Grading Permit on Nonconforming Property Pre-Zoned R- 1:8. Located at 15605 El Gato Lane. APN 523-22-010. Architectural and Site Application S-21-020. Property Owner: Natasha Malisic. Applicant: Archana Jain. Project Planner: Ryan Safty. RECOMMENDATION: Consider approval of a request for demolition of an existing single-family residence and construction of a new single-family residence with an exemption from the parking requirements, an exception for maximum lot coverage, and site work requiring a grading permit on nonconforming property Pre-Zoned R-1:8, located at 15605 El Gato Lane. PROJECT DATA: General Plan Designation: Low Density Residential Zoning Designation: Pre-Zoned R-1:8 Applicable Plans & Standards: General Plan and Residential Design Guidelines Parcel Size: 0.187 acres (8,135 square feet) Surrounding Area: Existing Land Use General Plan Zoning North Residential Low Density Residential Pre-R-1:8 South Residential Low Density Residential Pre-R-1:8 East Residential Low Density Residential Pre-R-1:8 West Residential Low Density Residential Pre-R-1:8 PAGE 2 OF 12 SUBJECT: 15605 El Gato Lane/S-21-020 DATE: February 4, 2022 S:\PLANNING COMMISSION REPORTS\2022\02-09-2022\Item 3 - 15605 El Gato Lane\staff report.15605 El Gato Ln.docx CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. FINDINGS: ▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. ▪ 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 requests for an exemption from the parking requirement and an exception for maximum lot coverage. ▪ 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 Section 29.10.265(3) of the Town Code for modification of zoning rule s on nonconforming lots, including lot coverage requirements. ▪ 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 , the considerations in review of an Architecture and Site application were all made in reviewing this project. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The subject property is located on the west side of El Gato Lane (Exhibit 1). The property is 8,135 square feet with an existing 1,268-square foot one-story residence and a 276-square foot attached garage. The immediate low density residential neighborhood contains one- and two- story residences. PAGE 3 OF 12 SUBJECT: 15605 El Gato Lane/S-21-020 DATE: February 4, 2022 S:\PLANNING COMMISSION REPORTS\2022\02-09-2022\Item 3 - 15605 El Gato Lane\staff report.15605 El Gato Ln.docx BACKGROUND (continued): The subject property, along with the rest of the immediate neighborhood, is currently located within Santa Clara County jurisdiction. The applicant submitted their proposal to the Santa Clara County Planning Department, but due to the proposed scope of work and the property meeting the Town’s minimum criteria for annexation, the applicant was directed to annex the property into the Town. The subject property is in the process of being annexed into the Town. Los Gatos Town Council reviewed and approved the annexation on December 7 and December 21, 2021. The property will be officially annexed into the Town once the State’s Local Agency Formation Commission (LAFCO) issues certification. Per Draft Condition of Approval 15 (Exhibit 3), the property must be officially annexed and certified by LAFCO prior to building permit issuance for the proposed work. On July 7, 2021, the applicant submitted an Architecture and Site application for the demolition of an existing single-family residence, construction of a new one-story residence, and site work requiring a grading permit. The proposal was designed to comply with Santa Clara County Planning Department’s requirements. In order to keep the originally designed floor plan, t he project requests an exemption from the parking requirements and an exception to the maximum allowed lot coverage. The project meets all other technical requirements of the Town Code. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is located on the west side of El Gato Lane (Exhibit 1). The surrounding properties in the low-density residential neighborhood are one- and two-story single-family residences and are all within Santa Clara County jurisdiction . B. Project Summary The applicant is proposing to construct a new 2,513-square foot one-story single-family residence with an attached 432-square foot garage (Exhibit 10) with requests for an exemption to the parking requirements and an exception to the maximum allowed lot coverage. The proposed residence would be the largest in terms of floor area in the immediate neighborhood by one-square foot. PAGE 4 OF 12 SUBJECT: 15605 El Gato Lane/S-21-020 DATE: February 4, 2022 S:\PLANNING COMMISSION REPORTS\2022\02-09-2022\Item 3 - 15605 El Gato Lane\staff report.15605 El Gato Ln.docx PROJECT DESCRIPTION (continued): C. Zoning Compliance A single-family residence is permitted in the R-1:8 zone. The existing property is 8,135 square feet with a lot frontage of 54.6 feet. The minimum lot frontage is 60 feet, and therefore the lot is nonconforming as to street frontage. The proposed residence is in compliance with the allowable floor area, height , and setbacks, and includes requests for an exemption from the parking requirements and an exception for maximum lot coverage as discussed below. DISCUSSION: A. Architecture and Site Analysis The applicant is proposing demolition of the existing residence and construction of a new one-story single-family residence with 2,513 square feet of living space and a 432-square foot attached garage. The maximum height of the proposed residence is approximately 20 feet, where a maximum of 30 feet is allowed. The proposed project materials include a composition shingle roof, with standing seam metal roof accents along all sides. The exterior material would be textured plaster finish. All windows have simulated divided lites and all openings are recessed. The applicant has provided a Project Description and Letter of Justification detailing the project (Exhibit 8). The project plans show a Junior Accessory Dwelling Unit (JADU) at the rear of the proposed residence. The JADU is not being reviewed as a part of this Architecture and Site Application per State law. B. Parking The applicant is requesting an exemption to the parking requirements for a single-family residence. Town Code requires two on-site parking spaces for a single-family residence, both of which must be located outside of the required 25-foot front setback. The applicant is proposing one on-site parking space located outside of the front setback, within the attached garage. The project plans (Exhibit 10) show a second parking space within the front setback, along the driveway, and off-set from the garage parking space so as not to be in tandem. The parking exemption request would allow the second required on-site parking space to be within the required front setback. PAGE 5 OF 12 SUBJECT: 15605 El Gato Lane/S-21-020 DATE: February 4, 2022 S:\PLANNING COMMISSION REPORTS\2022\02-09-2022\Item 3 - 15605 El Gato Lane\staff report.15605 El Gato Ln.docx DISCUSSION (continued): Town Code Section 29.10.150(h)(2) allows an exemption from the single-family residence parking requirements 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 applicant has provided written justification for the parking exemption request (Pages 9- 45 of Exhibit 8). The subject property is nonconforming with 54.6 feet of lot frontage where 60 feet is required. The lots in the immediate and surrounding neighborhood are generally 50 feet wide. With eight-foot side setback requirements, the allowed floor plan is limited to 34 feet in width. The property owner would like, “a nice entryway which is inviting as well as a nice living area with some nice open large windows which are appealing to the house, giving the house a good curb appeal” (Page 9 of Exhibit 8). The applicant further justifies the parking exemption request by stating that the immediate and surrounding neighborhood has plenty of street parking, “the sidewalks are rural undeveloped which makes the parking very convenient for the visitors” (Page 9 of Exhibit 8). Additionally, the applicant analyzed 129 properties in the surrounding neighborhood within Santa Clara County Jurisdiction (El Gato Lane, Linda Avenue, and Loma Vista Avenue) to determine how many properties conform to the Town’s parking requirements for single- family residences. The results of this analysis show that over half of the surrounding neighborhood would not comply with the Town’s parking requirements. Specifically, 27 percent of the 129 properties studies have a single-car garage, and 24 percent have a second parking space that is inaccessible. The proposed residence includes a one-car garage and a second parking space within the front setback, along the existing driveway, and off-set from the garage parking space so as not to be in a tandem configuration. The proposed parking configuration would be consistent with the neighborhood pattern. C. Lot Coverage The subject property is nonconforming with 54.6 feet of lot frontage where 60 feet is required. Section 29.10.265 of the Town Code allows for modification of any rule of the zone for nonconforming lots, including lot coverage requirements, if the modifications are found to be compatible with the neighborhood. As detailed in the applicant’s Project Description and Letter of Justification (Page 46 of Exhibit 8), the applicant requests an exception to the maximum allowed lot coverage in order to maximize the development potential of the property. PAGE 6 OF 12 SUBJECT: 15605 El Gato Lane/S-21-020 DATE: February 4, 2022 S:\PLANNING COMMISSION REPORTS\2022\02-09-2022\Item 3 - 15605 El Gato Lane\staff report.15605 El Gato Ln.docx DISCUSSION (continued): The maximum allowed lot coverage is 40 percent. Based on the lot size of 8,135 square feet, the maximum allowed lot coverage is 3,254 square feet. The applicant’s proposal is for 3,303.5 square feet of building area, which equates to a 40.6 percent lot coverage. The proposal would require the removal of 51.5 square feet of roofed building area to comply with the maximum lot coverage requirement. The applicant chose not to redesign and remove building or covered porch area to comply with the Town’s maximum lot coverage requirement. The applicant justifies this exception with the following: “We have small, covered entry porch, a small covered rear exit and a side porch for outdoor seating, and the main house and one car garage that we can maximize on this lot. These covered porches help with the sun angle also for the shading of the house in summers.” (Exhibit 8). The applicant has identified six other properties in the surrounding neighborhood to justify the lot coverage exception and prove compatibility with the surrounding neighborhood (Page 46 of Exhibit 8). Of the six properties identified, two are within the Town’s jurisdiction and four are in Santa Clara County jurisdiction. The two properties that are located within the Town, 112 and 125 Verde Court, were confirmed by Town staff to have a lot coverage of under 40 percent (39.97 percent). Based on data from the Santa Clara County Assessor’s Office, only one of the four Santa Clara County jurisdiction properties listed exceed the Town’s maximum allowed lot coverage: 15611 Loma Vista, which has a lot coverage of 44 percent. There are several other properties along El Gato Lane that appear to exceed 40 percent lot coverage (15565, 15700, and 15735 El Gato Lane); however, the property data obtained from the Santa Clara County Assessor’s Office only included permitted building floor area. Covered porches, accessory buildings, and un-permitted additions are not included in this data. D. Building Design The Town’s Consulting Architect reviewed the design of the proposed project within the neighborhood context to provide recommendations regarding the building design. The immediate neighborhood is comprised of predominantly one-story homes designed with shed and low-slope gable roofs similar to traditional Eichler style homes. PAGE 7 OF 12 SUBJECT: 15605 El Gato Lane/S-21-020 DATE: February 4, 2022 S:\PLANNING COMMISSION REPORTS\2022\02-09-2022\Item 3 - 15605 El Gato Lane\staff report.15605 El Gato Ln.docx DISCUSSION (continued): In the Issues and Concerns background section of the report (Exhibit 4), the Consulting Architect noted that the height and bulk of the proposed replacement house would not be out of scale, but identified several issues with the design and made recommendations to address each issue. The Consulting Architect drafted two recommended design approaches (Page 6, Exhibit 4), one showing shed and flat roofs similar to the Eichler style homes in the neighborhood, and one showing a simplified traditional style with a recessed garage face. The Consulting Architect then made six recommendations that need to be followed to address consistency of the project with the Residential Design Guidelines: 1. Change the roof forms to shed and flat or gable roofs and eliminate metal roofing. 2. Add trellis over garage. 3. Articulate the long right-side façade by recessing a portion of the façade at the kitchen. 4. Add one or more roof dormers to break up the long roof forms. 5. Utilize more traditional window details and add wood trim at all windows and doors. 6. If divided lite windows are desired, use true or simulated divided lites. The applicant revised the plans (Exhibit 10) to address the Consulting Architect’s recommendations, generally following the second recommended design approach (Page 6, Exhibit 4) and responding to each of the six recommendations identified in the report. The plan changes and responses (Exhibit 5) are as follows: 1. The roof forms were altered slightly, with front facing gable roofs over the living room window and attached garage. The previously proposed standing seam metal roofing along the entire front cross-gable has been replaced with composition shingle roofing throughout, with the standing seam metal roofing used now as accents for the covered porches and front entry. 2. A standing seam metal awning was added above the garage door, matching the awning over the living room window. 3. Instead of recessing portions of the kitchen, standing seam metal awnings were added to the other three sides of the proposed building to break up the facades. 4. Instead of adding roof dormers, skylights were added to break up the long roof forms. 5. Instead of adding wood trim to the windows, all windows and doors are recessed two to three inches to give depth to the openings. Exhibit 9 includes an example image showing the inspiration for recessing openings instead of adding trim. 6. All windows and doors have simulated divided lites. PAGE 8 OF 12 SUBJECT: 15605 El Gato Lane/S-21-020 DATE: February 4, 2022 S:\PLANNING COMMISSION REPORTS\2022\02-09-2022\Item 3 - 15605 El Gato Lane\staff report.15605 El Gato Ln.docx DISCUSSION (continued): Although revisions to the plans were made, staff cannot find that the project is compliant with the Consulting Architect’s recommendations, and therefore the project as currently proposed is not compliant with the Town’s Residential Design Guidelines. Specifically, the second recommended design approach (Page 6 of Exhibit 4) calls for recessing the garage face by a minimum of three feet, and Recommendations 3 and 4 related to breaking up and articulating the roof form and elevations have not been adequately addressed. Staff has added Draft Condition of Approval 16 requiring that the applicant work with staff and the Consulting Architect to revise the plans to comply with the Residential Design Guidelines prior to building permit submittal (Exhibit 3). E. Neighborhood Compatibility The immediate neighborhood is made up of one- and two-story single-family residences. Based on County records, the residences in the immediate area range in size from 1,100- square feet to 2,512-square feet. The floor area ratios range from 0.136 to 0.312. The proposed residence would be 2,513-square feet with a floor area ratio of 0.309. Pursuant to Town Code, the maximum allowable square footage for the 8,135-square foot lot is 2,643 square feet with a maximum floor area ratio of 0.325. The table below reflects the current conditions of the immediate neighborhood: The proposed residence would not be the largest home in the immediate neighborhood in terms of FAR, and not the tallest. The proposed residence would be the largest in terms of square footage in the immediate neighborhood by one-square foot. PAGE 9 OF 12 SUBJECT: 15605 El Gato Lane/S-21-020 DATE: February 4, 2022 S:\PLANNING COMMISSION REPORTS\2022\02-09-2022\Item 3 - 15605 El Gato Lane\staff report.15605 El Gato Ln.docx DISCUSSION (continued): If the immediate neighborhood is expanded by one property to include 15630 El Gato Lane, the proposed residence would no longer be the largest in the immediate neighborhood in terms of square footage as the property at 15630 El Gato Lane has a 3,827-square foot two- story residence. F. Tree Impacts The Town Arborist prepared a report for the site and made recommendations for the project (Exhibit 7). The project site contains 18 protected trees. The applicant is proposing to remove a Palm tree and a non-fruit bearing Cherry tree, which are within or adjacent to the proposed footprint. The remaining 16 Italian Cypress trees lining the northern property line in the front yard will be preserved. In addition, the applicant is proposing to remove several bushes along the perimeter of the property, none of which are considered protected trees. The applicant is proposing to pay in-lieu fees and plant three new 24-inch box Tristania Laurine Elegant trees along the rear property line to meet the tree replacement requirement. G. Neighbor Outreach The applicant provided a summary of their efforts to communicate with their neighbors (Exhibit 6). H. Environmental Review The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. PUBLIC COMMENTS: Story poles and signage were installed on the site and written notice was sent to property owners and tenants located within 300 feet of the subject property. Public comments received by 11:00 a.m., Friday, February 4, 2022, are included as Exhibit 11. PAGE 10 OF 12 SUBJECT: 15605 El Gato Lane/S-21-020 DATE: February 4, 2022 S:\PLANNING COMMISSION REPORTS\2022\02-09-2022\Item 3 - 15605 El Gato Lane\staff report.15605 El Gato Ln.docx CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site application for demolition of an existing single-family residence and construction of a new single-family residence with requests for an exemption to the parking requirements and an exception to the maximum allowed lot coverage. As proposed, the project would create a 2,513-square foot one-story residence and 432-square foot attached garage. The proposed residence would not be the largest in terms of FAR in the immediate neighborhood but, would be the largest in terms of floor area in the immediate neighborhood by one-square foot; however, if the immediate neighborhood is expanded to include one additional property across the street (15630 El Gato Lane), the proposed residence would no longer be the largest in the immediate neighborhood in terms of square footage. The applicant has provided justification for the parking exemption and lot coverage exception requests, demonstrating consistency with the immediate and expanded neighborhood. Draft Condition of Approval 16 requires that the applicant work with Town staff and the Consulting Architect to revise the plans prior to building permit submittal to ensure compliance with the Residential Design Guidelines. 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 or Conversion of Small Structures (Exhibit 2); 2. Make the findings as required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures (Exhibit 2); 3. Make the finding that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) with the exception of requests for an exemption from the parking requirements and an exception for maximum lot coverage (Exhibit 2); 4. Make the finding 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 (Exhibit 2); 5. Make the finding required by Section 29.10.265(3) of the Town Code for modification of zoning rules on nonconforming lots, including lot coverage requirements (Exhibit 2); 6. Make the finding required by the Town’s Residential Design Guidelines that the project complies with the Residential Design Guidelines (Exhibit 2); 7. 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 PAGE 11 OF 12 SUBJECT: 15605 El Gato Lane/S-21-020 DATE: February 4, 2022 S:\PLANNING COMMISSION REPORTS\2022\02-09-2022\Item 3 - 15605 El Gato Lane\staff report.15605 El Gato Ln.docx CONCLUSION (continued): 8. Approve Architecture and Site application S-21-020 with the conditions contained in Exhibit 3 and the development plans in Exhibit 10. C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; 2. Approve the application with additional and/or modified conditions; or 3. Deny the application. EXHIBITS: 1. Location Map 2. Required Findings and Considerations 3. Recommended Conditions of Approval 4. Consulting Architect’s Report, dated July 22, 2021 5. Applicant’s response to the Consulting Architect’s Report, received August 27, 2021 6. Applicant’s neighborhood outreach efforts, received August 30, 2021 7. Town Arborist’s Report, dated October 27, 2021 8. Project Description and Letter of Justification , received November 9, 2021 9. Color and Materials Board, received November 9, 2021 10. Development Plans, received November 9, 2021 11. Public Comments received prior to 11:00 a.m., Friday, February 4, 2022 This Page Intentionally Left Blank LINDA LNEL GATO LNVERDE CTLOS GATOS- A L M A D E N R D LOMA VISTA AVLEILA CTEDMUND DRNATIONAL AV15605 El Gato Lane 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 PLANNING COMMISSION – February 9, 2022 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 15605 El Gato Lane Architecture and Site Application S-21-020 Requesting Approval for Demolition of an Existing Single-Family Residence and Construction of a New Single-Family Residence with an Exemption from the Parking Requirements, an Exception for Maximum Lot Coverage, and Site Work Requiring a Grading Permit on Nonconforming Property Pre-Zoned R-1:8. APN 523-22-010. PROPERTY OWNER: Natasha Malisic APPLICANT: Archana Jain PROJECT PLANNER: Ryan Safty FINDINGS Required finding for CEQA: ■ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. Required finding for the demolition of a single-family residence: ■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures: 1. The Town's housing stock will be maintained as the single-family residence will be replaced. 2. The existing structure has no architectural or historical significance and is in poor condition. 3. The property owner does not desire to maintain the structures as they exist; and 4. The economic utility of the structures was considered. Required compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations), with the exception of requests for an exemption from the parking requirement and an exception for maximum lot coverage, as described below. EXHIBIT 2 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 minimum lot frontage. The existing residence includes a one-car garage, with the second parking space parked in tandem in the driveway leading to the garage. In order to develop the desired floor plan, the proposed residence includes a one-car garage. The second parking space is proposed in the driveway leading to the garage, off-set from the garage space so as not to be tandem. More than half of the properties in the surrounding neighborhood have one-car garages or are situated so that the second parking space is inaccessible. Required findings for a lot coverage exception 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 lot coverage requirements: 1. The subject property is nonconforming having a lot frontage of 54.6 feet where 60 feet is required by Town Code. 2. The proposed lot coverage exception allows for the proposed house to be single story for compatibility with the neighborhood. Required compliance with the Residential Design Guidelines: ■ With Draft Condition of Approval 16, the project design will be in compliance with the Residential Design Guidelines. Draft Condition of Approval 16 requires that the applicant work with Town staff and the Consulting Architect to revise the plans prior to building permit submittal to ensure compliance with the Residential Design Guidelines. The project will not have the largest FAR in the immediate neighborhood, but would have the largest floor area by one square foot. If the immediate neighborhood is expanded by one property, adding 15630 El Gato Lane, the proposal would not be the largest for floor area in the neighborhood. The project meets the objective standards of the zoning code, except for parking and lot coverage. 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 PLANNING COMMISSION – February 9, 2022 CONDITIONS OF APPROVAL 15605 El Gato Lane Architecture and Site Application S-21-020 Requesting Approval for Demolition of an Existing Single-Family Residence and Construction of a New Single-Family Residence with an Exemption from the Parking Requirements, an Exception for Maximum Lot Coverage, and Site Work Requiring a Grading Permit on Nonconforming Property Pre-Zoned R-1:8. APN 523-22-010. PROPERTY OWNER: Natasha Malisic APPLICANT: Archana Jain PROJECT PLANNER: Ryan Safty TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. OUTDOOR LIGHTING: Prior to final occupancy all exterior lighting shall be kept to a minimum and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. All exterior lighting shall utilize shields so that no bulb is visible and to ensure that the light is directed to the ground surface and does not spill light onto neighboring parcels or produce glare when seen from nearby homes. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any protected trees to be removed, prior to the issuance of a building or grading permit. 5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan and must remain on the site. 6. TREE FENCING: Protective tree fencing, and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. 7. TREE REPLACEMENT: Prior to issuance of final occupancy replacement trees must be planted. 8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. EXHIBIT 3 10. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. A Compliance Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendations have or will be addressed. 11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the requirements of the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. Submittal of a Landscape Documentation Package pursuant to WELO is required prior to issuance of a building permit. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. A completed WELO Certificate of Completion is required prior to final inspection/certificate of occupancy. 12. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 13. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval and may be secured to the satisfaction of the T own Attorney. 14. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. 15. ANNEXATION: Annexation must be completed and certified by LAFCO prior to Building Permit issuance. 16. CONSULTING ARCHITECT RECOMMENDATIONS: Prior to building permit submittal, the applicant shall work with Town staff and the Consulting Architect to revise the project plans to comply with the Town’s Residential Design Guidelines, to the satisfaction of the Community Development Director. Building Division 17. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing single-family residence and attached garage. A separate Building Permit is required for the construction of the new single-family residence and attached garage. A separate Building Permit and address will be required for the JADU. An additional Building Permit will be required for the PV System if the system is required by the California Energy Code. 18. 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. 19. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 20. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 21. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 22. 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. 23. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics. 24. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining wall(s) locations and elevations 25. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet. 26. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the future. b. All passage doors shall be at least 32-inch wide doors on the accessible floor level. c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18-inch clearance at interior strike edge. d. A door buzzer, bell or chime shall be hard wired at primary entrance. 27. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) require s backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 28. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 29. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 30. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification 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. 31. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 32. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Owner’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. 33. APPROVAL: This application shall be completed in accordance with all the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 34. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website. 35. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and affect for this approval. 36. ENCROACHMENT PERMIT: All work in the public right -of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Owner to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering Division of the Parks and Public Works Department prior to releasing any permit. 37. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insuran ce to the Town on a yearly basis. In addition to general coverage, the policy must cover all elements encroaching into the Town’s right-of-way. 38. PUBLIC WORKS INSPECTIONS: The Owner or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in penalties and rejection of any work that occurred without inspection. 39. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The property owner shall enter into an agreement with the Town for all existing and proposed private improvements within the Town’s right-of-way. The Owner shall be solely responsible for maintaining the improvements in a good and safe condition at all times and shall indemnify the Town of Los Gatos. The agreement must be completed and accepted by the Director of Parks and Public Works, and subsequently recorded by the Town Clerk at the Santa Clara County Office of the Clerk-Recorder, prior to the issuance of any grading or building permits. Please note that this process may take approximately six to eight (6 -8) weeks. 40. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner or their representative s hall 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 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. 41. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 42. STREET CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 43. PLAN CHECK FEES: Plan check fees shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the commencement of plan check review. 44. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any grading or building permits. 45. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 46. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California and submitted to the Town Engineer for review and approval. 47. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). After the preceding Architecture and Site Application has been approved by the respective deciding body, the grading permit application (with grading plans and associated required materials and plan check fees) shall be made to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location(s), driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurre ntly with the building permit. The grading permit is for work outside the building footprint(s). Prior to Engineering signing off and closing out on the issued grading permit, the Owner’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department, located at 110 E. Main Street, is needed for grading within the building footprint. 48. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event that, during the production of construction drawings and/or during construction of the plans approved with this application by the Town of Los Gatos, it is determined that a grading permit would be required as described in Chapter 12, Article II (Grading Permit) of the Town Code of the Town of Los Gatos, an Architecture and Site Application would need to be submitted by the Owner for review and approval by the Development Review Committee prior to applying for a grading permit. 49. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work unlawfully completed shall be charged double the current fee. As a result, the required grading permit fees associated with an application for grading will be charged accordingly. 50. DRIVEWAY: The driveway conform to existing pavement on El Gato Lane shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 51. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the Owner to obtain any and all proposed or required easements and/or permissions necessary to perform the grading herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit. 52. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall: top of wall elevations and locations. 53. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the commencement of any site work, the general contractor shall: a. Along with the Owner, attend a pre-construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the project conditions of approval and will make certain that all project sub-contractors have read and understand them as well prior to commencing any work, and that a copy of the project conditions of approval will be posted on-site at all times during construction. 54. RETAINING WALLS: A building permit, issued by the Building Department, located at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 55. 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 to the Town), the Property Owner shall record a Deed Restriction on the parcel 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. 56. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the project’s design-level geotechnical/geological investigation as prepared by the Owner’s engineer(s), and any subsequently required report or addendum. Subsequent reports or addendum are subject to peer review by the Town’s consultant and costs shall be borne by the Owner. 57. WATER METER: The existing water meter, currently located within the El Gato Lane right- of-way, shall be relocated within the property in question, directly behind the public right - of-way line. The Owner shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 58. SANITARY SEWER CLEANOUT: The existing sanitary sewer cleanout, currently located within the El Gato Lane right-of-way, shall be relocated within the property in question, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. The Owner shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 59. UTILITIES: The Owner shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Owner is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 60. SIDEWALK/CURB IN-LIEU FEE: A curb and sidewalk in-lieu fee of $7,560.00 shall be paid prior to issuance of a grading or building permit. This fee is based on 54 linear feet of curb at $68.00 per linear foot and 243 square feet of 4.5 -foot wide sidewalk at $16.00 per square foot in accordance with Town policy and the Town’s Comprehensive Fee Schedule. The final curb and sidewalk in-lieu fee for this project shall be calculated using the current fee schedule and rate schedule in effect at the time the fee is paid. 61. DRIVEWAY APPROACH: The Owner shall install a Town standard residential driveway approach. The new driveway approach shall be constructed per Town Standard Plans and must be completed and accepted by the Town before a Certificate of Occupa ncy for any new building can be issued. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. 62. 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. 63. 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. 64. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to the issuance of a grading or building permit, the Owner 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 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. 65. CONSTRUCTION HOURS: All site improvement 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 , holidays excluded. 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. 66. 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. 67. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any grading or 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, site security fencing, construction staging area, materials storage area(s), concrete washout(s) and proposed outhouse locations. Please refer to the Town’s Construction Management Plan Guidelines document for additional information. 68. MAINTENANCE ACCESS: Prior to the issuance of any grading or building permits, the Owner shall propose maintenance access improvements for the Town Engineer to review, comment on, and approve. The Engineering Division of the Parks and Public Works Department shall approve the surface materials over each public easement. 69. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used. A Sanitary Sewer Clean-out is required for each property at the property line, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. 70. 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. 71. NPDES STORMWATER COMPLIANCE: In the event that, during the production of construction drawings for the plans approved with this application by the Town of Los Gatos, it is determined that the project will create and/or replace more than 2,500 square feet of impervious area, completion of the NPDES Stormwater Compliance Small Projects Worksheet and implementation of at least one of the six low impact development site design measures it specifies shall be completed and submitted to the Engineering Division before issuance of a grading/building permit. 72. 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. 73. 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. 74. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 75. 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 bas is 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. 76. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust -free. b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site. c. All haul trucks transporting soil, sand, debris, or other loose material off -site shall be covered. d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on -site track-out control device is also recommended to minimize mud and dirt -track-out onto adjacent public roads. f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. g. All driveways and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty-eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367). i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour. j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established. 77. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble -ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 78. 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. 79. 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 NPDE S 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 (1 0) 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 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. 80. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supe rvised by a person or persons authorized to do so at all times during working hours. The Owner’s representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Owner’s expense. 81. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 82. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 83. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional re quirements 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. 84. FIRE SPRINKLERS REQUIRED: (As noted on Sheet A0.1) An automatic residential fire sprinkler system shall be installed in all new one- and two-family dwellings. 85. REQUIRED FIRE FLOW: The fire flow for this project is 1,750 GPM at 20 psi residual pressure. Since an automatic fire sprinkler system will be installed, the fire flow will be reduced by 50%, establishing a required adjusted fire flow of 875 GPM at 20 psi residual pressure. Note: The minimum required number and spacing of the hydrants shall be in accordance with CFC Table C102.1. Letter received. Hydrant is capable of meeting required fire flow. 86. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 87. ADDRESS IDENTIFICATION: (As noted on Sheet A0.1) 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 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 maintain ed. CFC Sec. 505.1. 88. 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 purv eyor 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 conta iners 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. July 22, 2021 Mr. Ryan Safty Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 15605 El Gato Lane Dear Ryan: 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 of older mostly small one-story homes and a few larger houses. The site is shown on the photos of the site and its surroundings on the following page. EXHIBIT 4 15605 El Gato Lane Design Review Comments July 22, 2021 Page 2 THE SITE Home to the immediate rightHome to the immediate left Nearby house across El Gato Lane Nearby house across El Gato Lane Nearby house across El Gato Lane Nearby house across El Gato Lane 15605 El Gato Lane Design Review Comments July 22, 2021 Page 3 ISSUES AND CONCERNS The proposed project would remove the existing one-story home on the site, and replace it with a larger one-story house - see proposed floor plan and elevation drawings below. Proposed Front Elevation Proposed Left Side Elevation Proposed Rear Elevation Proposed Right Side Elevation Proposed Floor Plan 15605 El Gato Lane Design Review Comments July 22, 2021 Page 4 The immediate neighborhood is comprised of predominantly one-story homes designed with shed and low-slope gable roofs similar to traditional Eichler Style homes. The height and bulk of the proposed replacement house would not be out of scale, but there are several design issues and conflicts with the Town’s Residential Design Guidelines including the following: 2.2.2 Provide front facade articulation similar to those predominant in the neighborhood • If facades along a street front are generally simple, avoid large changes in front wall planes. While there is some variation in the front facades of nearby homes, most follow the simplicity of the Eichler design style. 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. This is perhaps the primary issue or set of issues regarding this proposed design. As currently designed, the struc- ture is a uniform rectangular box married to a front portion that is totally different in form and detail. Existing and Proposed Site Plan Comparison 15605 El Gato Lane Design Review Comments July 22, 2021 Page 5 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 nor- mally 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. • Divided lights (i.e., larger window panes broken up into smaller pieces) are common in many home styles found in Los Gatos. Use either vertical or square proportions for the smaller window elements. Be consistent in the proportions (i.e., the ratio of the horizontal to the vertical dimension) of the smaller panes. Do not use snap in flat grids to simulate divided lights. Use either true divided lights or one of the newer window systems that have dimensional muntins on both the exterior and interior of the glass along with a spacer muntin between the panes of glass. Use consistently for windows on all sides of the house. This window are set close to the exterior face of the wall, have minimal and non-traditional head and sill details, and lack window trim all of which are not consistent with Residential Design Guideline 3.7.4. 15605 El Gato Lane Design Review Comments July 22, 2021 Page 6 RECOMMENDATIONS I feel that I could also recommend one other approach that I studied. It is more similar to the applicant’s proposed design, but simplified in a traditional style found throughout Los Gatos. The alternate front elevation and roof plan are shown below. This alternative approach would require some minor floor plan changes. • Moving the face of the garage back from the front facade by a minimum distance of 3 feet. • Adjust garage recess by either reducing the depth of the garage, reducing the size of the exterior patio, reducing the dimensions of the bedrooms on this side of the house, or a combination of these adjustments to achieve the garage setback. No matter which of these two approaches is selected, they should follow the recommendations below. Recommended Front Elevation Recommended Rear Elevation Recommended Right Side Elevation Left Side Elevation similar 15605 El Gato Lane Design Review Comments July 22, 2021 Page 7 1. Change the roof forms to shed and flat or gable roofs, and eliminate metal roofing - see nearby neighborhood examples below. 2. Add trellis over garage - see photo example below. 3. Articulate the long right side facade by recessing a portion of the facade at the kitchen - see diagram on page 6. Note: All rooms are substantially deeper than is common for most new homes in Los Gatos, and additional side wall articulations should not impact the liveability of the house. 4. Add one or more roof dormers to break up long roof forms, 5. Utilize more traditional window details, and add wood trim at all windows and doors consistent with Residential Design Guideline 3.7.4 -see photo example below. 6. If divided lite windows are desired, use true or simulated divided lites consistent with Residential Design Guideline 3.7.4 - see example below. Ryan, I have no other recommendations for change. Sincerely, CANNON DESIGN GROUP Larry L. Cannon This Page Intentionally Left Blank July 22, 2021 Mr. Ryan Safty Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 15605 El Gato Lane Dear Ryan: 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 of older mostly small one-story homes and a few larger houses. The site is shown on the photos of the site and its surroundings on the following page. EXHIBIT 5 15605 El Gato Lane Design Review Comments July 22, 2021 Page 2 THE SITE Home to the immediate rightHome to the immediate left Nearby house across El Gato Lane Nearby house across El Gato Lane Nearby house across El Gato Lane Nearby house across El Gato Lane 15605 El Gato Lane Design Review Comments July 22, 2021 Page 3 ISSUES AND CONCERNS The proposed project would remove the existing one-story home on the site, and replace it with a larger one-story house - see proposed floor plan and elevation drawings below. Proposed Front Elevation Proposed Left Side Elevation Proposed Rear Elevation Proposed Right Side Elevation Proposed Floor Plan 15605 El Gato Lane Design Review Comments July 22, 2021 Page 4 The immediate neighborhood is comprised of predominantly one-story homes designed with shed and low-slope gable roofs similar to traditional Eichler Style homes. The height and bulk of the proposed replacement house would not be out of scale, but there are several design issues and conflicts with the Town’s Residential Design Guidelines including the following: 2.2.2 Provide front facade articulation similar to those predominant in the neighborhood • If facades along a street front are generally simple, avoid large changes in front wall planes. While there is some variation in the front facades of nearby homes, most follow the simplicity of the Eichler design style. 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. This is perhaps the primary issue or set of issues regarding this proposed design. As currently designed, the struc- ture is a uniform rectangular box married to a front portion that is totally different in form and detail. Existing and Proposed Site Plan Comparison 15605 El Gato Lane Design Review Comments July 22, 2021 Page 5 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 nor- mally 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. • Divided lights (i.e., larger window panes broken up into smaller pieces) are common in many home styles found in Los Gatos. Use either vertical or square proportions for the smaller window elements. Be consistent in the proportions (i.e., the ratio of the horizontal to the vertical dimension) of the smaller panes. Do not use snap in flat grids to simulate divided lights. Use either true divided lights or one of the newer window systems that have dimensional muntins on both the exterior and interior of the glass along with a spacer muntin between the panes of glass. Use consistently for windows on all sides of the house. This window are set close to the exterior face of the wall, have minimal and non-traditional head and sill details, and lack window trim all of which are not consistent with Residential Design Guideline 3.7.4. 15605 El Gato Lane Design Review Comments July 22, 2021 Page 6 RECOMMENDATIONS I feel that I could also recommend one other approach that I studied. It is more similar to the applicant’s proposed design, but simplified in a traditional style found throughout Los Gatos. The alternate front elevation and roof plan are shown below. This alternative approach would require some minor floor plan changes. • Moving the face of the garage back from the front facade by a minimum distance of 3 feet. • Adjust garage recess by either reducing the depth of the garage, reducing the size of the exterior patio, reducing the dimensions of the bedrooms on this side of the house, or a combination of these adjustments to achieve the garage setback. No matter which of these two approaches is selected, they should follow the recommendations below. Recommended Front Elevation Recommended Rear Elevation Recommended Right Side Elevation Left Side Elevation similar 15605 El Gato Lane Design Review Comments July 22, 2021 Page 7 1. Change the roof forms to shed and flat or gable roofs, and eliminate metal roofing - see nearby neighborhood examples below. 2. Add trellis over garage - see photo example below. 3. Articulate the long right side facade by recessing a portion of the facade at the kitchen - see diagram on page 6. Note: All rooms are substantially deeper than is common for most new homes in Los Gatos, and additional side wall articulations should not impact the liveability of the house. 4. Add one or more roof dormers to break up long roof forms, 5. Utilize more traditional window details, and add wood trim at all windows and doors consistent with Residential Design Guideline 3.7.4 -see photo example below. 6. If divided lite windows are desired, use true or simulated divided lites consistent with Residential Design Guideline 3.7.4 - see example below. Ryan, I have no other recommendations for change. Sincerely, CANNON DESIGN GROUP Larry L. Cannon TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT PHONE (408) 399-5770 FAX (408) 354-6824 SERVICE CENTER 41 MILES AVENUE LOS GATOS, CA 95030 A Tree Inventory and Review of The Proposed Demolition and Construction of Single-Family Home 15605 El Gato Lane Los Gatos, California 95032 Property Owners: Natasha Malisic 15605 El Gato Lane Los Gatos, California 95032 Architect: AJ’S Design APN: 523-22-010 Zoned - R-1:8 Submitted to: Associate Planner: Ryan Safty Town of Los Gatos 110 E. Main Street Los Gatos, California 95030 Submitted by: Robert Moulden Los Gatos Town Arborist ISA Certified Arborist: #WE-0532A EXHIBIT 7 TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT PHONE (408) 399-5770 FAX (408) 354-6824 SERVICE CENTER 41 MILES AVENUE LOS GATOS, CA 95030 Introduction I have been asked by the Los Gatos Community Development Department to review the potential tree impacts associated with the plans to demo and construct a new single-family home at 15605 El Gato Lane, Los Gatos Ca. 95032 Trees on Site There are eighteen trees on the site of which will be affected by the proposed design, two of them are slated for removal. These trees have been identified and marked on the site Plan. Tree #1 thru 16 – are mature Italian cypress which are in good health. The trees are located on the Northern side of the property in a line running East to West. Tree #17 – is a Palm with a diameter of 18” in diameter. This tree is in good health. The tree is in Western end of property in rear yard. Tree #18 – is a Cherry tree with a 4” diameter also located in Western rear of the property. Recommendations Trees #1-16 are Italian cypress and are slated to remain. These trees shall remain and will be protected using Type I tree protection (Continuous chain link fencing) 3’ away from base of the trees. This shall be up and in place before project begins to be inspected by myself. Tree #17 – Palm shall be removed as proposed after obtaining tree removal permit. Replacement will be a required as per ordinance. Tree #18 – Cherry shall be removed as proposed after obtaining permit. Replacement will be a required as per ordinance. There are also numerous bushes along the border of the property which are not ordinance size and may be removed without obtaining permits. 15600 El Gato Lane, Los Gatos Project Description We are proposing to demolish the existing single family house and proposing a new 2,513.16 sf with 3 bedroom, 431.71 sf one car garage. Attached JADU of 483.77 sf with one bedroom, bath and living space. The existing house is slab on grade and currently structurally not sound to do the modifications and make it seismically stable with current codes. Also by the time we will be saw cutting the slab to add to the bathrooms and kitchen modification, the calculations make it impossible to keep under the remodel terms that the County of Santa Clara has to be considered remodel if we have permits through the County. This is a 67 year old home and the foundations are pretty old, which have started to settle, deteriorate and cracks are visible on the slab and possibility of water seeping through also. We are not aware of the thickness of the slab and rebar if it will meet todays code. The cost to update / remodel is more than a new house. These lots are very narrow about 50’ wide and with the setback requirements of 8’ on sides makes these lots very challenging to develop. We are requesting an exception of lot coverage- allowed is 40% and we are proposing 40.60% which is 50 sf. We have small covered entry porch, a small covered rear exit and a side porch for outdoor seating and the main house and one car garage that we can maximize on this lot. These covered porches help with the sun angle also for the shading of the house in summers. There is no defined Architectural style in this neighborhood. Most of the homes are very flat with shallow slope roofs, which have no character. They are pseudo Eichler’s but not true Eichler’s. They all date back from the early 40’s and 50’s and the character of this neighborhood is changing. 15540 El Gato, a property which has been annexed by the Town, has no relationship with the neighboring 2 properties in terms of size, architecture, materials etc. EXHIBIT 8 15620 and 15630 – 2 homes opposite the Project site – 15630 which do not seem to belong at all in terms of shape, size, character or any form that can be said its part of this neighborhood. 15630 which do not seem to belong at all in terms of shape, size, character or any form that can be said its part of this neighborhood. The architectural style we are proposing is clean lines of simplicity which define the home with the client’s need, to keep the increasing construction cost low with a simple clean roof line and not too ornate such that it stands out. The proposed home has a tall roof to make the house appealing and inviting and creating a definite character with a modern yet simple architecture, materials and color. Some adjacent homes to our property which have no style at all that we should be obligated to follow or resemble as none of them define an architectural style. The inspiration for this home came from the Hyland Park area in Dallas where there are clean lines, simple but yet elegant homes. The clean recessed windows with true divided grids, textured plaster to give some depth. Parking These lots are very narrow, most of them being 50’ wide and the zoning setback requirement is 8’ on the sides which leaves a very narrow width of 34’ to develop. We want a nice entryway which is inviting as well as a nice living area with some nice open large windows which are appealing to the house, giving the house a good curb appeal. We are requesting the support of a one car parking space from the Town due to the lot width restrictions. We are proposing the 2nd parking space on the driveway. As well as this neighborhood has no issues with parking overflow, as the sidewalks are rural undeveloped which makes the parking very convenient for the visitors. More than 50% of this neighborhood has one car garage homes or detached garages where most people never park due to the access. See Map showing the various address with one car garage and the detached garages which are not used due to the access. 129 properties in this neighborhood. all addresses in blue have one car garage – 35 homes = 27% All addresses in red theoretically have 2 car detached garage, some tandem, some side by side, but most of the 2nd parking spaces are inaccessible due to the way they are placed and additions have been done or parking is blocked by junk, storage containers etc. = 31 homes = 24% Total of over 50% of this neighborhood which has similar narrow lots of 50’ width- with County or Los Gatos Town municipal code setbacks renders these lots very narrow to have 2 car garage space as well as a decent entry to the main house and an approachable house. We are providing a large one car garage so all storage and bikes and one car can be parked in the garage so there is no overspill of any junk on the side or front. This property even today is one of the most elegant property in this neighborhood with a very well landscaped area and no junk on the driveway. We strongly request that these lots be looked at for the width and the variance be granted for the one car parking space and space for additional car on the driveway. The various photos will show a bunch of scenarios of parking but the key thing that you can notice that there is not much overflow of parking on the streets. All residents do park in the driveways and one car garages thus not impacting the streets which are left for incidental visitor parking. What we are not proposing as well as this is not our intent is to provide a 2 car parking and then convert to ADU and then spill the parking on the street. Map of the neighborhood which is dominated by the 50’ lot widths, most of them belong to County of Santa Clara but probably will be annexed by the Town in future. Images of homes with 1 car garage, both new and existing. This house was recently completed back about 6 months ago and has a one car garage. Lot Coverage As we are requesting a little over 40%- 40.60 % on the lot coverage – we have noticed a few homes in this neighborhood which do exceed – some visually through aerial view and some which are definitely above are listed below: 1. 15630 El Gato Lane – it appears through calculations at 47% 2. 15611 Loma Vista – about 43% 3. 15621 and 15660 Loma Vista – both visually appear more than 40% covered incluidng porches, garage etc. 4. 122 and 125 Verde Ct – appears to be aroud 41% El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N EXHIBIT 9 This Page Intentionally Left Blank El Gato Residence El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N 15605 El Gato Lane Los Gatos, CA 95032 GENERAL CONDITIONS/NOTES D EXHIBIT 10 El Gato Residence El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N 15605 El Gato Lane Los Gatos, CA 95032 El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N ”El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N NORTH ≥” ””” ≥”≥” El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N NORTH ” ≥” ””” ≥”≥” ≥ “” ’ · · · · · · · ” · · · · · · · ·El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N NORTH El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N El Gato Residence15605 El Gato LaneLos Gatos, CA 95032©LICEN S E D ARC H I T ECTSTAT E OF C A L IFORNIAARCHA N A R JAI N Materials storage & spill cleanup Non-hazardous materials management 4 Sand, dirt, and similar materials must be stored at least 10 feet from catch basins, and covered with a tarp during wet weather or when rain is forecast. 4 Use (but don’t overuse) reclaimed water for dust control as needed. 4 Sweep streets and other paved areas daily. Do not wash down streets or work areas with water! 4 Recycle all asphalt, concrete, and aggregate base material from demolition activities. 4 Check dumpsters regularly for leaks and to make sure they don’t overflow. Repair or replace leaking dumpsters promptly. Hazardous materials management 4 Label all hazardous materials and hazardous wastes (such as pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in accordance with city, state, and federal regulations. 4 Store hazardous materials and wastes in secondary containment and cover them during wet weather. 4 Follow manufacturer’s application instructions for hazardous materials and be careful not to use more than necessary. Do not apply chemicals outdoors when rain is forecast within 24 hours. 4 Be sure to arrange for appropriate disposal of all hazardous wastes. Spill prevention and control 4 Keep a stockpile of spill cleanup materials (rags, absorbents, etc. ) available at the construction site at all times. 4 When spills or leaks occur, contain them immediately and be particularly care- ful to prevent leaks and spills from reaching the gutter, street, or storm drain. Never wash spilled material into a gutter, street, storm drain, or creek! 4 Report any hazardous materials spills immediately! Dial 911 or your local emer- gency response number. Vehicle and equipment maintenance & cleaning 4 Inspect vehicles and equipment for leaks frequently. Use drip pans to catch leaks until repairs are made; repair leaks promptly. 4 Fuel and maintain vehicles on site only in a bermed area or over a drip pan that is big enough to prevent runoff. 4 If you must clean vehicles or equipment on site, clean with water only in a bermed area that will not allow rinsewater to run into gutters, streets, storm drains, or creeks. 4 Do not clean vehicles or equipment on-site using soaps, solvents, degreasers, steam cleaning equipment, etc. Dewatering operations 4 Reuse water for dust control, irrigation, or another on-site purpose to the greatest extent possible. 4 Be sure to call your city’s storm drain inspector before discharging water to a street, gutter, or storm drain. Filtration or diversion through a basin, tank, or sediment trap may be required. 4 In areas of known contamination, testing is required prior to reuse or discharge of groundwater. Consult with the city inspector to determine what testing to do and to interpret results. Contaminated groundwater must be treated or hauled off-site for proper disposal. Concrete, grout, and mortar storage & waste disposal 4 Be sure to store concrete, grout, and mortar under cover and away from drainage areas. These materials must never reach a storm drain. 4 Wash out concrete equipment/trucks off-site or designate an on-site area for washing where water will flow onto dirt or into a temporary pit in a dirt area. Let the water seep into the soil and dispose of hardened concrete with trash. Make sure your crews and subs do the job right! Storm drain polluters may be liable for fines of up to $10,000 per day! Runoff from streets and other paved areas is a major source of pollution in San Francisco Bay. Construction activities can directly affect the health of the Bay unless contractors and crews plan ahead to keep dirt, debris, and other construction waste away from storm drains and local creeks. Following these guidelines will ensure your compliance with local ordinance requirements. 4 Divert water from washing exposed aggregate concrete to a dirt area where it will not run into a gutter, street, or storm drain. 4 If a suitable dirt area is not available, collect the wash water and remove it for appropriate disposal off site. Earthwork & contaminated soils 4 Keep excavated soil on the site where it is least likely to collect in the street. Transfer to dump trucks should take place on the site, not in the street. 4 Use hay bales, silt fences, or other control measures to minimize the flow of silt off the site. Paving/asphalt work Saw cutting 4 Always completely cover or barricade storm drain inlets when saw cutting. Use filter fabric, hay bales, sand bags, or fine gravel dams to keep slurry out of the storm drain system. 4 Shovel, absorb, or vacuum saw-cut slurry and pick up all waste as soon as you are finished in one location or at the end of each work day (whichever is sooner!). 4 If saw cut slurry enters a catch basin, clean it up immediately. 4 Do not pave during wet weather or when rain is forecast. 4 Always cover storm drain inlets and man- holes when paving or applying seal coat, tack coat, slurry seal, or fog seal. 4 Place drip pans or absorbent material un- der paving equipment when not in use. 4 Protect gutters, ditches, and drainage courses with hay bales, sand bags, or earthen berms. 4 Do not sweep or wash down excess sand from sand sealing into gutters, storm drains, or creeks. Collect sand and return it to the stockpile, or dispose of it as trash. 4 Do not use water to wash down fresh asphalt concrete pavement. Painting 4 Never rinse paint brushes or materials in a gutter or street! 4 Paint out excess water-based paint before rinsing brushes, rollers, or containers in a sink. If you can’t use a sink, direct wash water to a dirt area and spade it in. 4 Paint out excess oil-based paint before cleaning brushes in thinner. 4 Filter paint thinners and solvents for reuse whenever possible. Dispose of oil-based paint sludge and unusable thinner as hazardous waste. 4 Avoid scheduling earth moving activities during the rainy season if possible. If grading activities during wet weather are allowed in your permit, be sure to implement all control measures necessary to prevent erosion. 4 Mature vegetation is the best form of erosion control. Minimize disturbance to existing vegetation whenever possible. 4 If you disturb a slope during construction, prevent erosion by securing the soil with erosion control fabric, or seed with fast- growing grasses as soon as possible. Place hay bales down-slope until soil is secure. 4 If you suspect contamination (from site history, discoloration, odor, texture, abandoned underground tanks or pipes, or buried debris), call your local fire department for help in determining what testing should be done. 4 Manage disposal of contaminated soil according to Fire Department instructions. Bay Area Stormwater Management Agencies Association (BASMAA) 1-888-BAYWISE Pollution Prevention —It’s Part of the Plan S1.1STRUCTURALNOTESArun Shah& Associatesdesign + engineering43072 Christy StreetFremont, CA 94538.510.220.426415605 EL GATO LANE,LOS GATOS, CA 95032MALISICRESIDENCE04/19/2021Page 1 of 8 S1.2NOTES &DETAILSArun Shah& Associatesdesign + engineering43072 Christy StreetFremont, CA 94538.510.220.426415605 EL GATO LANE,LOS GATOS, CA 95032MALISICRESIDENCE04/19/2021Page 2 of 8 Arun Shah& Associatesdesign + engineering43072 Christy StreetFremont, CA 94538.510.220.426415605 EL GATO LANE,LOS GATOS, CA 95032MALISICRESIDENCEFOUNDATIONPLANS2.1N04/19/2021Page 3 of 8Type text here Arun Shah& Associatesdesign + engineering43072 Christy StreetFremont, CA 94538.510.220.426415605 EL GATO LANE,LOS GATOS, CA 95032MALISICRESIDENCEROOF FRAMINGPLANS2.2N04/19/2021Page 4 of 8 S3.1FRAMINGDETAILSArun Shah& Associatesdesign + engineering43072 Christy StreetFremont, CA 94538.510.220.426415605 EL GATO LANE,LOS GATOS, CA 95032MALISICRESIDENCE04/19/2021Page 5 of 8 Arun Shah& Associatesdesign + engineering43072 Christy StreetFremont, CA 94538.510.220.426415605 EL GATO LANE,LOS GATOS, CA 95032MALISICRESIDENCES3.2FRAMINGDETAILS04/19/2021Page 6 of 8 S4.1FOUNDATIONDETAILSArun Shah& Associatesdesign + engineering43072 Christy StreetFremont, CA 94538.510.220.426415605 EL GATO LANE,LOS GATOS, CA 95032MALISICRESIDENCE04/19/2021Page 7 of 8 S4.2FOUNDATIONDETAILSArun Shah& Associatesdesign + engineering43072 Christy StreetFremont, CA 94538.510.220.426415605 EL GATO LANE,LOS GATOS, CA 95032MALISICRESIDENCE04/19/2021Page 8 of 8 EXHIBIT 11 This Page Intentionally Left Blank