Staff Report with Exhibits.280 Carlton Avenue
PREPARED BY: SAVANNAH VAN AKIN and RYAN SAFTY
Assistant Planner 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: 04/27/2022
ITEM NO: 2
DATE: April 22, 2022
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of a Second-Story Addition to an
Existing Single-Family Residence on Property Zoned R-1:8. Located at 280
Carlton Avenue. APN 424-16-067. Minor Residential Development
Application MR-22-002. Property Owner: Rada and Mihailo Despotovic.
Applicant: Shlomi Caspi. Project Planners: Savannah Van Akin and Ryan Safty.
RECOMMENDATION:
Consider approval of a request for construction of a second -story addition to an existing single-
family residence on property zoned R-1:8, located at 280 Carlton Avenue.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: Zoned R-1:8
Applicable Plans & Standards: General Plan, Residential Design Guidelines
Parcel Size: 6,425 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:8
South Residential Low Density Residential R-1:8
East Residential Low Density Residential R-1:8
West Residential Low Density Residential R-1:8
PAGE 2 OF 8
SUBJECT: 280 Carlton Avenue/MR-22-002
DATE: April 22, 2022
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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.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
▪ The project is in compliance with the Residential Design Guidelines.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located along Carlton Avenue between Carlton Court and Lester Drive,
directly across from the Carlton Way cul-de-sac (Exhibit 1). The property is 6,425 square feet
with an existing 1,304-square foot, single-story residence and 479-square foot attached garage.
The immediate low-density residential neighborhood contains mostly one-story residences, and
a few two-story residences on corner lots within the immediate neighborhood.
On December 14, 2021, the applicant submitted a Minor Residential Development application
to construct a second story addition to an existing single-story residence.
The proposed project meets all technical requirements of Town Code including height, floor
area, building coverage, parking, and setbacks.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located along Carlton Avenue between Carlton Court and Lester
Drive, directly across from the Carlton Way cul-de-sac (Exhibit 1). The immediate low-
density residential neighborhood contains mostly one-story residences, and a few two-story
residences on corner lots within the immediate neighborhood.
PAGE 3 OF 8
SUBJECT: 280 Carlton Avenue/MR-22-002
DATE: April 22, 2022
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PROJECT DESCRIPTION (continued):
B. Project Summary
The applicant is proposing to construct a new 719-square foot second-story addition to an
existing single-family residence (Exhibit 10). The proposal also includes a 76-square foot
addition to the first floor. The project is in compliance with the Town Code. The proposed
residence would not be the first two-story, would not be the largest in terms of floor area,
would not have the largest floor area ratio (FAR), and would not be the tallest home in the
immediate neighborhood.
C. Zoning Compliance
A single-family residence is permitted in the R-1:8 zone. The proposed residence is in
compliance with the allowable floor area, building coverage, setbacks, parking, and height
requirements for the property. No exceptions are requested. Pursuant to Town Code, the
second-story addition requires approval of a Minor Residential Development application.
DISCUSSION:
A. Minor Residential Development Analysis
The applicant is proposing construction of a new 719-square foot second-story addition to
an existing one-story single-family residence. The project also includes a 76-square foot
addition to the first floor. The proposed two-story residence would be 2,099 square feet
with a 479-square foot attached garage.
The maximum height of the proposed residence is 23.5 feet, where a maximum of 30 feet is
allowed. The existing single-story residence is roughly 14 feet tall. The heights of the other
two-story homes in the immediate neighborhood, 265 Carlton Court and 269 Carlton Way,
are roughly 22 and 24 feet tall respectively, per building permit records. When expanding
the immediate neighborhood, the residence four properties to the west at 264 Carlton
Avenue is roughly 23.5 feet per building permit records.
The proposed residence would be of a traditional ranch style, with an asphalt shingled roof
and stucco siding (Exhibit 10). The applicant provided a Letter of Justification (Exhibit 4)
detailing the project, explaining the proposed design concept, and provided a study of two-
story homes in the wider neighborhood.
The request is being considered by the Planning Commission because the proposed two-
story home is within a predominantly single-story neighborhood. Three neighbors have
submitted public comments in opposition to aspects of the proposed second-story addition
(Exhibit 9).
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SUBJECT: 280 Carlton Avenue/MR-22-002
DATE: April 22, 2022
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DISCUSSION (continued):
B. Building Design
The applicant provided a Letter of Justification (Exhibit 4) along with their application,
addressing the design of the home and its compatibility with the neighborhood. Specifically,
the sensitivity around constructing a second-floor addition was addressed, and measures
taken to consider bulk, mass, and privacy were provided.
The applicant cites several measures considered to address the bulk and mass of their
project: the proposed plate heights for both floors are only eight feet; the resulting building
height is at 23.5 feet; the second floor appears hidden under the extension of the existing
roof; the consistency to other two-story homes in the neighborhood; and the second-floor
wall complies with the required eight-foot side yard setback when the existing non-
conforming six-foot, seven-inch setback could have been continued per Town Code. The
applicant also addresses potential privacy concerns, noting that second floor windows along
the east side have a 50-inch sill height to respect the neighbor's privacy, and all second-floor
egress windows are located away from the adjacent neighbor to the east. To conclude, the
applicant’s Letter of Justification asks the Commission to consider the property’s non-
conforming lot size as a factor in the decision to build a new second floor rather than add a
first-floor addition in the limited yard area.
The Town’s Consulting Architect reviewed the design of the proposed project within the
neighborhood context to provide recommendations regarding the building design (Exhibit
5). The site is located in an established neighborhood. Nearby homes on the south side of
Carlton Avenue are all small-scale Ranch Style homes, one-story in height, with the
exception of one home four parcels to the west at the end of the block which has a two -
story mass and form similar to the proposed house. Two homes on this block, across
Carlton Avenue, have partial second stories.
In the Issues and Concerns section of the report, the Consultant identified the following
aspects of the design that are not compliant with the Town’s Residential Design Guidelines.
Specifically, the proposed use of stone on the front; the entry not being consistent with the
Residential Design Guidelines; and the corbel supports on the right side and rear facade.
The Consultant identified specific design changes in the Recommendations section of the
report and noted that if the proposed house is revised to implement each recommendation,
the project would meet the Town’s Residential Design Guidelines and fit in with the
surrounding neighborhood.
Following receipt of the Consulting Architect Report, the applicant revised the project plans
to address each of the recommendations listed in the report (Exhibit 6). Specifically, the
stone on the front façade was removed, stucco was used all throughout the residence, the
tall entry form was modified and replaced with an entry under an eave extension, roof
PAGE 5 OF 8
SUBJECT: 280 Carlton Avenue/MR-22-002
DATE: April 22, 2022
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DISCUSSION (continued):
segments were lowered to match the entry eave, and wood trim above the support corbels
on both projecting pop-out bays was added. Although Recommendation 2 called for the
use of board and batten siding on the second-floor walls to match the existing material on
the existing front façade, staff confirmed with the Consultant that the use of all stucco on
the residence would address the concern and would meet the intent of the
recommendation.
C. Neighborhood Compatibility
The immediate residential neighborhood contains mostly one-story residences, and a few
two-story residences on corner lots within the immediate neighborhood. Based on Town
and County records, the residences in the immediate area range in size from 1,094 square
feet to 2,599 square feet. The FARs range from 0.17 to 0.34. The proposed residence
would be 2,099 square feet with a FAR of 0.33. Pursuant to Town Code, the maximum
allowable square footage for the 6,425-square foot lot is 2,176 square feet with a maximum
FAR of 0.34. The table below reflects the current conditions of the immediate
neighborhood.
The proposed residence would comply with the maximum allowed floor area on the site,
would not be the first two-story home, and would not be the largest home in the immediate
neighborhood in terms of floor area or FAR. However, the proposed residence would be
the only two-story home not on a corner lot in the immediate, predominantly single-story
neighborhood.
D. Tree Impacts
The Town Arborist prepared a report for the site and made recommendations for the
project (Exhibit 7). The only tree that would be impacted by the proposed work is the
Ailanthus Altissima tree in the side yard, behind the existing garage. The Town Arborist
PAGE 6 OF 8
SUBJECT: 280 Carlton Avenue/MR-22-002
DATE: April 22, 2022
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DISCUSSION (continued):
recommended that the owners apply for a Tree Removal Permit prior to building permit
submittal to remove this tree as it will outgrow the current planter area and is not suitable
for preservation. Two, 15-gallon trees would be required to be replanted as a condition of
the Tree Removal Permit.
E. Neighbor Outreach and Public Comments
The applicant provided a summary of their efforts to communicate with their neighbors
(Exhibit 8). Following the applicant’s initial neighborhood outreach efforts on January 31
and February 1, 2022, story poles and signage were installed on site. In the days following
the story pole installation, several letters were submitted in opposition to the project
(Exhibit 9). The applicant’s responses to these comments are also provided in Exhibit 8,
dated March 16 and March 22, 2022.
The public comments all relate to the proposed second-story. Specifically, the neighbors
who submitted comments have concerns related to privacy of the second-story windows,
neighborhood pattern with a new second-floor addition in a predominately single-story
neighborhood, and shadow impacts of the second floor. Following receipt of the public
comments, the applicant reinitiated public outreach in an attempt to find a solution for all
parties involved (pages 5-14 of Exhibit 8). The owners explored ideas of increasing the rear
fence height, installing privacy tree screening, and making second-story window
adjustments. The owners could not come to an agreement with all parties involved and
decided to wait to make additional plan changes based on the Planning Commission’s
feedback. As noted in page 13 of Exhibit 8: “We are open to reasonable plan change(s) the
Commission decides as appropriate here, as long as we can legally call and use the 2nd floor
rooms as our children’s bedrooms […] We are looking forward to the Commission hearing to
see which of those solution(s) would be acceptable to all parties involved.”
F. 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.
CONCLUSION:
A. Summary
The applicant is requesting approval of a Minor Residential Development application for
construction of a new 719-square foot second-story addition to an existing single-family
residence (Exhibit 10). The project is in compliance with the Town Code. The proposed
PAGE 7 OF 8
SUBJECT: 280 Carlton Avenue/MR-22-002
DATE: April 22, 2022
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CONCLUSION (continued):
residence would not be the first two-story residence, would not be the largest in terms of
floor area, would not have the largest FAR, and would not be the tallest home in the
immediate neighborhood.
B. Recommendation
Based on the analysis above, staff recommends approval of the Minor Residential
Development 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 finding that the project complies with the objective standards of Chapter 29 of
the Town Code (Zoning Regulations) (Exhibit 2);
3. Make the finding that the project complies with the Town’s Residential Design
Guidelines (Exhibit 2); and
4. Approve Minor Residential Development application M-22-002 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. Applicant's Letter of Justification, received January 12, 2022
5. Consulting Architect Report, dated February 8, 2022
6. Response to Consulting Architect Report, received February 14, 2022
7. Town Arborist Report, dated February 28, 2022
8. Applicant’s Neighborhood Outreach Efforts, received March 23, 2022
9. Public Comments received prior to 11:00 a.m., Friday, April 22, 2022
10. Development Plans, received March 2, 2022
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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
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PLANNING COMMISSION – April 27, 2022
REQUIRED FINDINGS:
280 Carlton Avenue
Minor Residential Application MR-22-002
Requesting Approval for Construction of a Second-Story Addition to an Existing
Single-Family Residence on Property Zoned R-1:8. APN 424-16-067.
PROPERTY OWNER: Rada and Mihailo Despotovic.
APPLICANT: Shlomi Caspi.
PROJECT PLANNERS: Savannah Van Akin and 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 compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
Required compliance with the Residential Design Guidelines:
■ The project is in compliance with the Residential Design Guidelines. The Town’s Consulting
Architect has reviewed the proposal and determined that if all recommendations are met,
the proposed house would be designed in a way that meets the Town’s Residential Design
Guidelines. The applicant addressed all the Consulting Architect’s recommendations. While
the proposed home is within a predominately single-story neighborhood, it would be the
third second story home in the neighborhood, would have the second largest FAR, would
have the forth largest square footage, and would be the second tallest home.
EXHIBIT 2
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PLANNING COMMISSION – April 27, 2022
DRAFT CONDITIONS OF APPROVAL:
280 Carlton Avenue
Minor Residential Application MR-22-002
Requesting Approval for Construction of a Second-Story Addition to an Existing
Single-Family Residence on Property Zoned R-1:8. APN 424-16-067.
PROPERTY OWNER: Rada and Mihailo Despotovic.
APPLICANT: Shlomi Caspi.
PROJECT PLANNERS: Savannah Van Akin and 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 sh all be approved by the
Community Development Director, Development Review Committee, or the Planning
Commission depending on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
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 STAKING: All newly planted trees shall be double-staked using rubber tree ties.
8. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
9. 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 exp ressly set
forth in the approval and may be secured to the satisfaction of the Town Attorney.
EXHIBIT 3
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10. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
11. DEMOLITION AFFIDAVIT: Prior to issuance of a building permit, a demolition affidavit m ust
be submitted and signed by the property owner, project architect, project engineer and
contractor.
12. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Arborist’s report dated as received February 28, 2022,
for the project, on file in the Community Development Department. These
recommendations must be incorporated in the building permit plans and completed prior
to issuance of a building permit where applicable.
13. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Minor Residential application.
2360 Carlton Avenue, San Jose , California 95124
December 27, 2021
To:
Town of Los Gatos
Director of Planning Division
Re: Application for Second Floor Addition, 280 Carlton Avenue
Hello,
Thank you you for reviewing our application for this second floor addition. We worked hard on the design and we believe
it would be a good fit for the neighborhood. The homeowners are very excited about their project, which will allow them
to have the additional space they need while keeping their back yard as is.
We do understand that a second floor addition is a sensitive issue and we want to let you know that we've taken several
measures to address bulk and mass, as well as privacy. As you review your drawing, please note the following:
1. We kept the plate heights for both floors at 8 feet. As a result, the highest ridge is at 22 feet above floor (roughly 23'-6”
above grade), more than 6' lower than the maximum allowable height.
2. Facing the street, the 2
nd floor is mostly buried under the extension of the existing roof, with just a couple of dormers
indicating the 2nd floor. This makes the house smaller than it actually is and reduces bulk. It is also consistent with the
design of the 2nd floor at the nearby 264 Carlton Avenue, 4 houses to the west along the same block.
3. Despite being allowed per city code, we did not extend the existing non-conforming wall to the 2
nd floor along the east
side of the property. Instead, we pushed back the 2nd floor wall to comply with the current setback. Furthermore, all 2nd
floor windows along the east side have a 50” sill height, to respect the neighbor's privacy. We designed all 2nd floor egress
windows to face other directions.
As shown on the area map, there are 3 nearby two-story houses, included right across the street from our project. Also,
please consider the fact that this property is sub-standard to R-1:8 (being only 6,425 SF), and as mentioned above, the
only way to add the necessary space the homeowners need without compromising the already-small backyard, is to add a
second floor.
Thank you for your consideration. We're looking forward to receiving your feedback.
Sincerely,
Shlomi Caspi,
Architectural Designer
Phone: (408) 358 0469
Email: shlomicaspi@gmail.com
EXHIBIT 4
Mihailo Despotovic
Sun 3/20/2022 4:04 PM Hi Savannah/Ryan/Jennifer,
as discussed, please find attached a simple survey of the locations of 2nd story houses in our wider neighborhood. The consulting architect had a narrower study and you mentioned
something like this might be helpful. The survey was done by me (and my bicycle :) ) this
morning. BTW, almost all of these houses seem to me to have bigger and taller (some much bigger and taller) 2nd stories than what we are proposing and all of them have perfectly normal
large windows on almost all sides with no special privacy trees planted anywhere. Most of the windows seem to have standard inside blinds. From those windows many surrounding backyards can be seen. We can send more real pictures of those houses if you think it would be useful. We attached one picture (264 Carlton) as an example but all of them look
very similar — see down below the survey. Let us know if Shlomi needs to upload this into the system or this email is enough.
Cheers, Mihailo.
February 8, 2022
Ms. Savannah Van Akin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 280 Carlton Avenue
Dear Savannah:
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. Nearby homes on the south side of Carlton Avenue are all
small-scale Ranch Style homes one-story in height with the exception of one home four parcels to the west at
the end of the block which has a two story mass and form similar to the proposed house.
Two homes on this block face across Carlton Avenue have partial second stories. Photos of the site and its sur-
rounding neighborhood are shown on the following page.
EXHIBIT 5
280 Carlton Avenue
Design Review Comments
February 8, 2022 Page 2
THE SITE
House to the immediate left House to the immediate right
Nearby house to left
House across Carlton Avenue immediate left House across Carlton Avenue immediate right
Nearby house to right
280 Carlton Avenue
Design Review Comments
February 8, 2022 Page 3
PROPOSED PROJECT
The existing home would be retained and a second floor added - see proposed elevations below.
Proposed Front Elevation
Proposed Left Side Elevation
Proposed Rear Elevation
Proposed Right Side Elevation
280 Carlton Avenue
Design Review Comments
February 8, 2022 Page 4
ISSUES AND CONCERNS
1. The proposed use of stone on the front dormer is heavy and not consistent with the architectural style.
2. The entry is not consistent with Residential Design Guidelines 3.6.2 and 3.6.3, and the roof transition at
the entry is awkward.
3.6.2 Design home entries with sensitivity to the architectural style
• Most architectural styles have a distinctively unique entry type. Avoid using an entry type that is not part
of the style. For example, avoid using projecting entries, especially those with an eave line higher than
the first floor roof, for Ranch Style houses or in Ranch Style neighborhoods.
3.6.3 Design entries with sensitivity to the surrounding neighborhood
• Avoid large and formal entries unless that is the norm for nearby houses. It is often best to start the
design consideration with an entry type (e.g., projecting or under eave porch) that is similar to nearby
homes.
3. The use of stone on the front facade without carrying it consistently around the structure would not be
consistent with Residential Design Guideline 3.2.2.
3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side
and rear elevations that are markedly different from the front elevation.
280 Carlton Avenue
Design Review Comments
February 8, 2022 Page 5
4. The corbel supports on the right side and rear facade projecting bay elements are good, but the detail is
incomplete.
RECOMMENDATIONS
The size and bulk of the house are clearly different from its immediate neighborhood, which is the primary cri-
terion established for review under the Town’s Residential Design Guidelines. However, there is a house with
similar roof forms four parcels away at the end of the block on Carlton Avenue - see streetscape diagram and
photos below. There are also two 2-story homes across the Carlton Avenue.
Front (264 Carlton Avenue)Side (264 Carlton Avenue)
Side (265 Carlton Avenue)Corner (269 Carlton Avenue)
280 Carlton Avenue
Design Review Comments
February 8, 2022 Page 6
I believe that if the proposed house is revised to implement the following specific recommendations, it
would meet the Town’s Residential Design Guidelines and fit in with the surrounding neighborhood.
1. Remove all stone facing and replace with materials to match the rest of the first floor.
2. Add board and batten siding on all second floor walls to match the similar existing material on the exist-
ing front floor facade.
3. Replace the proposed tall entry form with an under the eave entry similar to the predominant entry type
in the immediate neighborhood.
4. Lower applied roof segments on the left side and rear elevations to match the entry eave.
5. Add wood trim above the support corbels on both projecting pop out bays.
280 Carlton Avenue
Design Review Comments
February 8, 2022 Page 7
In summary, I believe that the specific recommendations above would substantially improve the design and,
with the strong emphasis on its long first story eave line, would fit into the neighborhood comparable to the
existing home at the nearby Calrester Drive intersection.
In reviewing this design I noted that there are a few elements of the design which are functionally awk-
ward that I would note as a courtesy to the applicant, but which do not require floor plan or elevation
changes.
A. The right side elevation is drawn incorrectly. The front of the bay windows align with the garage face and the
roof surfaces align in a single flat plane.
B. The placement of the bedroom adjacent to the entry is functionally poor as it relates to its location relative to the nearest bath-
room, and that bathroom is only a powder room with no tub or shower. Functionally, the room is more like a Den or Home
Office.
280 Carlton Avenue
Design Review Comments
February 8, 2022 Page 8
C. The very high ceiling over the Living Room is unusual for the Ranch Style of the house and will increases the
visual bulk of the house.
D. The applicant should be aware that the drop ceiling over the Living Room is a bit too low relative to eye level
on the second floor.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
Minor Residential Development Application MR-22-002
280 Carlton Avenue
Los Gatos, California 95032
2360 Carlton Avenue, San Jose , California 95124
ARCHITECTURAL CONSULTANT, ISSUES AND CONCERNS:
1.The proposed use of stone on the front dormer is heavy and not consistent with the architectural style.
Response:
All stone is removed from the design, please see exterior elevations on sheets A3.1 and A3.2.
2.The entry is not consistent with Residential Design Guidelines 3.6.2 and 3.6.3, and the roof transition at the entry is awkward.
Response:
Entry feature is removed, roof lines are adjusted per consultant's recommendations, please see exterior
elevations on sheets A3.1 and A3.2.
3.The use of stone on the front facade without carrying it consistently around the structure would not be consistent with Residential Design
Guideline 3.2.2.
Response:
All stone is removed from the design. All 4 sides of the house are now proposed to have cement plaster finish,
consistent at all elevations, please see sheets A3.1 and A3.2.
4.The corbel supports on the right side and rear facade projecting bay elements are good, but the detail is incomplete.
Response:
A wood trim is added per consultant's recommendations, please see elevations on sheets A3.1 and A3.2.
ARCHITECTURAL CONSULTANT, RECOMMENDATIONS:
1. Remove all stone facing and replace with materials to match the rest of the first floor.
Response:
All stone is removed from the design, please see exterior elevations on sheets A3.1 and A3.2.
2. Add board and batten siding on all second floor walls to match the similar existing material on the existing front floor facade.
Response:
Per additional email correspondence with the city, and per architectural consultant's approval, all wood siding is
removed from the design. All exterior walls are now proposed to have cement plaster finish, please see
elevations on sheets A3.1 and A3.2.
Response Letter (1) for 280 Carlton Avenue, February 13, 2022 - Page 4 of 5 EXHIBIT 6
Minor Residential Development Application MR-22-002
280 Carlton Avenue
Los Gatos, California 95032
2360 Carlton Avenue, San Jose , California 95124
3. Replace the proposed tall entry form with an under the eave entry similar to the predominant entry type in the immediate neighborhood.
Response:
Entry feature is removed, roof lines are adjusted per consultant's recommendations, please see exterior
elevations on sheets A3.1 and A3.2.
4. Lower applied roof segments on the left side and rear elevations to match the entry eave.
Response:
Roof line is adjusted per consultant's recommendations, please see elevations on sheets A3.1 and A3.2.
5. Add wood trim above the support corbels on both projecting pop out bays.
Response:
A wood trim is added per consultant's recommendations, please see elevations on sheets A3.1 and A3.2.
ARCHITECTURAL CONSULTANT, ADDITIONAL COURTESY RECOMMENDATIONS:
A. The right side elevation is drawn incorrectly. The front of the bay windows align with the garage face and the roof surfaces align in a single
flat plane.
Response:
Drafting mistake is now fixed, please see exterior elevations on A3.2.
B. The placement of the bedroom adjacent to the entry is functionally poor as it relates to its location relative to the nearest bathroom, and
that bathroom is only a powder room with no tub or shower. Functionally, the room is more like a Den or Home Office.
Response:
Homeowners are aware of that. This bedroom will indeed be used as an office. No changes made.
C. The very high ceiling over the Living Room is unusual for the Ranch Style of the house and will increases the visual bulk of the house.
Response:
In an effort to avoid visual bulk, this space is buried under the extension of the existing roof. No actual
recommendation is made here, so no changes are made. Other recommendation are implemented, and per
the consultant's report, implementing them would make the house “fit into the neighborhood comparable to the
existing home at the nearby Calrester Drive intersection” (page 7).
D. The applicant should be aware that the drop ceiling over the Living Room is a bit too low relative to eye level on the second floor.
Response:
Homeowners are aware of that. This ceiling is kept at that height to keep it below the existing roof plane. No
changes are made. All head-heights are compliant with building code.
Response Letter (1) for 280 Carlton Avenue, February 13, 2022 - Page 5 of 5
TOWN OF LOS GATOS
PARKS AND PUBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-8529
February 28, 2022
Mr. Ryan Safty Associate Planner
Ms. Savannah Van Akin Assistant Planner
TOWN OF LOS GATOS
Planning Department
110 E. Main Street
Los Gatos, California 95030
Re: Tree Impact Inspection – 280 Carlton Ave – MR-22-002
Ryan,
I inspected this site for the proposed addition and remodel per your request.
The only tree that will be impacted by the proposed work is the Ailanthus Altissima tree in the side
yard, behind the existing garage. I recommend that the owners apply for a Tree Removal Permit prior
to building permit submittal to remove this tree as it will outgrow the current planter area and is not
suitable for preservation. Two, 15-gallon trees will be required to be replanted as a condition of the
Tree Removal Permit.
For additional questions, please contact me at (408) 761-4530.
Sincerely,
Rob Moulden, Town Arborist
SERVICE CENTER
41 MILES AVENUE
LOS GATOS, CA 95030
EXHIBIT 7
Sec. 29.10.1005. - Protection of trees during construction
(a) Protective tree fencing shall specify the following:
(1) Size and materials. Six (6) foot high chain link fencing, mounted on two-inch diameter
galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at
no more than ten-foot spacing. For paving area that will not be demolished and when
stipulated in a tree preservation plan, posts may be supported by a concrete base.
(2) Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire
dripline area or at the tree protection zone (TPZ), when specified by a certified or
consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link
fence around the entire planter strip to the outer branches. Type III: Protection for a tree
located in a small planter cutout only (such as downtown): orange plastic fencing shall be
wrapped around the trunk from the ground to the first branch with two-inch wooden
boards bound securely on the outside. Caution shall be used to avoid damaging any bark
or branches.
(3) Duration of Type I, II, III fencing. Fencing shall be erected before demolition, grading
or construction permits are issued and remain in place until the work is completed.
Contractor shall first obtain the approval of the project arborist on record prior to
removing a tree protection fence.
(4) Warning sign. Each tree fence shall have prominently displayed an eight and one-half-
inch by eleven-inch sign stating: "Warning—Tree Protection Zone—This fence shall not be
removed and is subject to penalty according to Town Code 29.10.1025."
(b) All persons, shall comply with the following precautions:
(1) Prior to the commencement of construction, install the fence at the dripline, or tree
protection zone (TPZ) when specified in an approved arborist report, around any tree
and/or vegetation to be retained which could be affected by the construction and prohibit
any storage of construction materials or other materials, equipment cleaning, or parking of
vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the
encroachment of the construction.
(2) Prohibit all construction activities within the TPZ, including but not limited to:
excavation, grading, drainage and leveling within the dripline of the tree unless approved
by the Director.
(3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials
within the dripline of or in drainage channels, swales or areas that may lead to the dripline
of a protected tree.
(4) Prohibit the attachment of wires, signs or ropes to any protected tree.
(5) Design utility services and irrigation lines to be located outside of the dripline when
feasible.
(6) Retain the services of a certified or consulting arborist who shall serve as the project
arborist for periodic monitoring of the project site and the health of those trees to be
preserved. The project arborist shall be present whenever activities occur which may pose
a potential threat to the health of the trees to be preserved and shall document all site
visits.
(7) The Director and project arborist shall be notified of any damage that occurs to a
protected tree during construction so that proper treatment may be administered.
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Intentionally
Left Blank
Neighborhood Outreach Document
Minor Residential Development Application: MR-22-002
Property Owners: Rada and Mihailo Despotovic
280 Carlton Avenue, APN 424 16 067
Summary
•Total neighbors contacted: 9 of 9
•No concern received: 8 of 9 (6 explicit + 2 implicit)
•No email reply after reasonable time, assumed no concerns: 1
•No USPS mail reply after reasonable time, assumed no concerns: 1
•Have a concern: 1 of 9
Neighbors with no concerns
We spoke directly to these neighbors and gave them printed images of the suggested
remodeled house exterior, as well as our contact information (full name and address,
email, mail and phone):
On 1/31/22:
•Shkolnik Boris & Sasha, Carlester Dr, LOS GATOS, CA 95032
•Li Fiona H, Carlester Dr, LOS GATOS, CA 95032
•Taylor Michael B, Carlton Av, LOS GATOS, CA 95032
•Paulding Larry D & Marsha J Trustee, Carlton Wy, LOS GATOS, CA 95032
•Occupant, Carlton Wy, LOS GATOS, CA 95032
On 2/1/22:
•Occupant, Carlton Av, LOS GATOS, CA 95032
Email sent on 1/31/22:
•Jarugula Sarath & Nalamothu Vamsee Trustee, Townsend St Unit 325, SAN
FRANCISCO, CA 94107
•We knew these neighbors before they moved to San Francisco. We once did a
project together (replacement of fence between our properties). They haven’t
replied with any concerns.
USPS mail sent on 1/31/22:
•Zhong Jian & Zhang Lan, Innes Rd, SCARSDALE, NY 10583
•We don’t know these neighbors/owners. We sent our information package to
them via USPS. Haven’t received a reply so we assume no concerns.
Neighbors with concerns
On 1/31/22, we talked in person to the following neighbor with a general and non-
specific concern about 2nd floor proposals. They did not want any additional
information nor further discussions with us:
•Wong Becky Trustee, Carlester Dr, LOS GATOS, CA 95032
EXHIBIT 8
Potential concerns mitigation / addressing
General steps taken to address general concerns from any and all neighbors
•We worked very hard on the design and we believe it would be a good conceptual
and cosmetic fit for the whole neighborhood
•We are very excited about the prospect of additional indoor space for our 5th grade
twin boys that currently go Blossom Hill Elementary in Los Gatos. We’d like to retain
our existing backyard space, play areas, and landscaping
•We did anticipate that a partial 2nd floor addition could be a sensitive issue and we
already took many measures during planning to proactively address bulk, mass, and
privacy. In particular, please note the following in our plan:
•We didn’t make the 2nd story as tall or massive as we could have or is allowed; it’s
only a partial 2nd floor, a minimum possible for 2 rooms for our kids, plus a
bathroom for them
•We kept the plate heights for both floors at 8 feet only. As a result, the highest ridge
is just at 22 feet above floor (roughly 23'-6” above grade), more than 6 feet lower
than the maximum allowable height
•Facing the street, the 2nd floor is mostly buried under the extension of the existing
roof, with just a couple of dormers indicating it. This makes the house smaller than
it actually is and reduces the bulk. (That is consistent with the 2nd floor design at
the nearby 264 Carlton Avenue, 4 houses to the west in the same block.)
•Despite being allowed per city code, we did not extend the existing non-conforming
wall to the 2nd floor along the east side of the property. Instead, we pushed it back
to comply with the current setback. Furthermore, all 2nd floor windows along the
east side have a 50” sill height, to respect the neighbor's privacy
•Our property lot is sub-standard to R-1:8 (being only 6,425 SF), and as mentioned
above, the only way to add the necessary space without compromising the already-
small backyard, was to add a second floor
•As per area map, there are already four (4) two-story houses in our our immediate
neighborhood, including 269 Carlton Wy that is part of this outreach document:
Specific steps related to potential specific concerns from 239 Carlester
We don’t know the specifics of the concern(s), except a broad “don’t like 2nd floors”.
They did not want to see the pictures nor discuss our plan details. However, we can
envision two groups of concerns:
•Sun-blocking concerns
•Privacy concerns
Sun-blocking mitigation:
We don’t believe this would be a valid concern because the surveyor’s shadow study
calculations show that the proposed design will never obstruct any part of the 239
Carlester house. Please see “AREA MAP, STREETSCAPES AND SHADOW
STUDY“ (A0.2 part of the plan) for details and the following picture:
Privacy mitigation:
•We could have put more windows in the back and on the side but we limited their
number and size due to potential privacy concerns
•The only larger upstairs window toward 239 Carlester is a bedroom window. Our kids
are in school and enrichment programs most of the day, so that room will be used
primarily for sleeping. All larger 2nd floor windows will have privacy blinds
•Depending on the appeal(s) and potential commission suggestions resulting from it
we are open to accommodate additional reasonable requests such as:
•planting more trees in the backyard to increase privacy
•increasing the fence height on certain segments to increase privacy
We hope this document will be helpful while making a decision on our application.
Thank you for your consideration.
Rada Despotovic Mihailo Despotovic
radadespotovic@me.com mihailod@me.com
(408) 348-3730 (408) 348-2442
Then:
•3/16/2022 @ 6:50PM — husband) opened the door and we had a
good conversation. We explained how we want to address their concerns and left
the letter with him. He said he understood our approach and that they will think
about it. We encouraged him to talk directly to us or to the city in case they have
any further remarks. We hope we reduced the probability of them filing a formal
complaint.
case ( Carlester)
Please see the .pdf letter which is enclosed in our file (uploaded by Savannah on
3/16/2022 per her email, also on pages 4 and 5 of this document) which explains in
detail how we intend to address their concerns.
We attempted to deliver a paper copy of that letter in person on:
•3/16/2022 @ 10:40AM — we rang once and heard steps inside the house but no
answer. We rang again and someone shut the blinds on one of the windows. We
then decided to leave and try later.
•3/16/2022 @ 3:40PM — we rang once and again heard steps inside and a dog
barking. We waited and then rang the 2nd time and heard the sound of someone
approaching the entrance door and locking it from inside. We waited a bit more and
nobody showed up. At that point we decided to call Savannah and to let her know
that we don’t feel comfortable going the 3rd time. We left the letter in the mailbox.
•At this point, unfortunately, we can only wait and see if they file a formal complaint
and then go from there.
We hope this document will be helpful while making the final decision on our
application.
Thank you for your consideration.
Rada Despotovic Mihailo Despotovic
radadespotovic@me.com mihailod@me.com
(408) 348-3730 (408) 348-2442
Page of 2 5
RE: 280 Carlton Ave MR-22-002 Neighbor Comments March 15, 2022
To: , Carlester Dr Wednesday, March 16th 2022
Original concern(s):
[…] the current plan shows a huge window that is direct across from our two windows.
One of them is the master bedroom, another one - is my son's bedroom (8th grader).
This is a huge concern to our privacy. […] I would politely ask to either relocate that
window so it does not overlook directly into our bedrooms or to make it into the narrow
top window above average person height.
Response:
During design, we paid particular attention to neighbors’ privacy as documented in the
design plan, and more specifically in our answers to the city consultant architect’s
remarks (all available publicly on the city website).
In addition to those, we welcomed your feedback and immediately had several
additional meetings with city officials (Savannah and Ryan), the city arborist on site
(Rob), our architect and our builders.
Based on those meetings and to further address your privacy concerns, we offer the
following:
•Plant several screening evergreen trees (Rob recommended Italian Cypress). We
already have a 3 feet head start (due to elevated landscaping near the fence) and the
initial trees will be ~6 feet tall so that yields instant ~9 feet of privacy. Per Rob, they
grow 2-3 feet every year so by the time our kids are in high school we will have
almost 20 feet of height there. Planting these trees is a standard procedure and a go-
to privacy solution in Bay Area.
•Increase the height of the fence between our properties by 1 foot lattice (per city
recommendation)
Please also note that relocating or resizing of the window is not an option because it is
the (legally required) fire escape (“egress”) window for that room.
We sincerely hope that all this helps with your concerns. If not, please feel free to
contact us directly.
Regards,
Mihailo Despotovic Rada Despotovic
Page of 3 5
RE: 280 Carlton Ave MR-22-002 Neighbor Comments March 15, 2022
To: , Carlester Dr Wednesday, March 16th 2022
Concern:
Privacy – The second story can cause privacy impacts for adjacent and nearby homes
by creating unwanted view points from windows that would allow someone to look into
the yards and private spaces of the neighbors. […]
Response:
During design, we paid particular attention to neighbors’ privacy as documented in the
design plan, and more specifically in our answers to the city consultant architect’s
remarks (all available publicly on the city website).
In addition to those, we welcomed your feedback and immediately had several
additional meetings with city officials (Savannah and Ryan), the city arborist who came
on site (Rob), our architect and our builders.
Based on those meetings and to further address your privacy concerns related to the
big backyard window, we offer the following:
•Plant several screening evergreen trees between us and 235 Carlester (Rob
recommended Italian Cypress). We already have a 3 feet head start (due to elevated
landscaping near the fence) and the initial trees will be ~6 feet tall so that yields
instant ~9 feet of privacy. Per Rob, they grow 2-3 feet every year so by the time our
kids are in high school we will have almost 20 feet of height there. Planting these
trees is a standard procedure and a go-to privacy solution in Bay Area.
•Increase the height of the fence between our property and 235 Carlester by 1 foot
lattice (per city recommendation)
•As we don’t share any fence with you, we can also offer to increase the fence
between us and 284 Carlton by 1 foot lattice
Please note that (per Rob) we cannot plant any trees between us and 284 Carlton due
to the power pole and power lines configuration in that area.
Please also note that relocating or resizing of the backyard window is not an option
because it is the (legally required) fire escape (“egress”) window for that room.
The other side window in that room is small and already elevated (it will be above our
kid’s writing desk).
Page of 4 5
Concern:
Neighborhood Pattern - I live in a neighborhood that consists of predominantly one-
story homes - eight out of nine homes on Carlton Avenue are one-story and eighteen
out of eighteen homes on Carlester Drive are one- story. Currently, the only two-story
home on Carlton is on a corner lot. The second-story addition will change the
appearance and characters of the homes on Carlton and Carlester neighborhood.
Response:
Per consulting architect’s feedback document, the “NEIGHBORHOOD CONTEXT”
chapter, there are multiple 2-story houses in the relevant area (which is wider than
quoted in the concern) and there were no compliance violations found by the
consulting architect nor the city.
Concern:
Sunlight and shade – […]
Response:
Per extensive Shadow Study, plan document, page A0.2, there is no sunlight and
shade impact to 239 Carlester.
We sincerely hope that all this helps with your concerns. If not, please feel free to
contact us directly.
Regards,
Mihailo Despotovic Rada Despotovic
Page of 5 5
Neighborhood Outreach Document
PART III (Summary Outreach)
Minor Residential Development Application: MR-22-002
Property Owners: Rada and Mihailo Despotovic
280 Carlton Avenue, APN 424 16 067
3/22/2022
Summary
•One additional neighbor (name and address withheld) complained
•235 Carlester neighbors rejected our idea of planting the trees and elevating
the fence and also had additional privacy comments on our windows
An anonymous neighbor case — NEW CASE
> 1. A one-story community
> Carlton, Carlester and neighboring streets predominantly
> have one-story homes. […]
As documented previously, and as per the consulting architect report, the close
neighborhood we are in already has two 2-story houses (one just across the street and
another one just three houses away on the same street). On top of that, we did a
survey of a slightly wider neighborhood and documented twenty 2-story houses
around us. This survey (in a form of a Google maps view with annotated 2-story
houses) was sent via email to Savannah and she included it into our case file.
For convenience, here is a smaller version of that picture:
> Although there are 2-story houses in the neighborhood, they blend in as corner
> properties or in a cul de sac.
Today we confirmed with Ryan and Savannah that there are no zoning laws against
non-corner and/or non-cul-de-sac houses having 2nd story in our neighborhood. Also,
the survey of the wider neighborhood shows many 2-story houses which are not on a
corner lot or in cul-de-sac. The closest one would be on 239 Mary Alice Dr, mere 150
yards from our house.
For reference, this is what the back of 239 Mary Alice Dr looks like (this is not a corner
house):
Page of 2 5
And this is what the back of 264 Carlton looks like (this is a corner house):
> 2. Privacy
Since this is essentially the same complaint as the existing complaints from and
Carlester, please see the case below for how we plan to approach this.
Page of 3 5
> I have never thought of building a second story on my property
> out of respect and courtesy to my friendly neighbors.
We sincerely hope that the commission will focus on facts, codes, and zoning laws and
not statements that are personal, biased, and/or cannot be proven. People don’t build
2nd stories for many reasons, the top two being cost and inconvenience (one has to
live outside the house for many months while it is being built).
case ( Carlester) — OUR REPLY TO THEIR REPLY
family rejected our proposal to plant trees and increase the fence size.
I am sure we can find another solution. In specific, their response was:
> Upon further inspection of the plans for the proposed second story,
> we saw that both second-story bedrooms have windows on the sides - those
> windows address the egress requirements. Therefore, the windows that
> face Carlester Dr are not required per city code.
We think this pertains to the statement we made in the previous letter saying: “Please
also note that relocating or resizing of the window is not an option because it is the
(legally required) fire escape (“egress”) window for that room.”
Upon further consultations with our architect and also Savannah and Ryan, the
are indeed correct here and we are open to accommodating the plan
changes to position the egress windows on the sides and change the nature of the
backyard windows.
At this point, and as per agreement with Ryan and Savannah and since every plan
change incurs additional cost and we are not sure what change(s) exactly to implement
(we need the commission to advise us on that), we will make this generic statement
which should apply to all current and potential future privacy concerns:
We are open to reasonable plan change(s) the commission decides as
appropriate here, as long as we can legally call and use the 2nd floor rooms as
our children’s bedrooms. We know that some neighbors proposed some solutions
and we also proposed some on earlier meetings as well (moving windows,
reducing windows, partial frosting). We are looking forward to the commission
hearing to see which of those solution(s) would be acceptable to all parties
involved.
Page of 4 5
We again hope this document will be helpful while making the final decision on our
application.
Thank you for your consideration.
Rada Despotovic Mihailo Despotovic
radadespotovic@me.com mihailod@me.com
(408) 348-3730 (408) 348-2442
Page of 5 5
Mon 3/14/2022 11:56 PM
Hi Savannah,
Thanks for your help in answering my questions this morning.
The owners of the property located at 280 Carlton Avenue (APN 424 16 067) wants to add a second
story to their property. I am concerned that this second-story addition will have the following impacts
on the surrounding property:
Privacy – The second story can cause privacy impacts for adjacent and nearby homes by creating
unwanted view points from windows that would allow someone to look into the yards and private
spaces of the neighbors. The privacy-invasion is my big concern. My back wall of the house (a master
bedroom and two other bedrooms) are facing the backyard. My master bedroom has a double glass
door facing the backyard. The big window of the other bedrooms almost covers the entire back
wall. The back and side windows of the second-story addition would cause the loss of my privacy –
anyone in the second-story rooms can look into my yards and private spaces.
Neighborhood Pattern - I live in a neighborhood that consists of predominantly one-story homes - eight
out of nine homes on Carlton Avenue are one-story and eighteen out of eighteen homes on Carlester
Drive are one-story. Currently, the only two-story home on Carlton is on a corner lot. The second-story
addition will change the appearance and characters of the homes on Carlton and Carlester
neighborhood.
Sunlight and shade – The additional building height created by a second story can block sunlight into a
nearby home or create too much shade in nearby yards.
Per owners’ Neighborhood Outreach Document, the owners of 280 Carlton Ave may think that planting
more trees in the backyard and/or increasing the fence height may increase some privacy. Planting
trees as screens will not work – when the winter comes and leaves drop, the privacy
disappears. Increasing the height of the fence also will not work as the windows on the second level are
much higher than the fence. Further, a higher fence will change the appearance of the yards.
In the document, the owners mentioned that they would put their kids in the upstairs bedroom that has
a bigger window towards . They think that this would mitigate the privacy concerns
because their two kids are in school and enrichment programs most of the day, so this room with a
larger window will be used primarily for sleeping. They also think that all larger second-story windows
will have privacy blinds. This is likely the owners’ ideal scenarios. In a few years, the kids will grow up
and become young adults; the second-story will be occupied by young adults and likely someone else.
Due to the above concerns, I request the building department to review these concerns and support
alternatives to avoid the impacts on surrounding properties that are caused by the second-story
addition.
Thanks,
Los Gatos
EXHIBIT 9
Mon 3/14/2022 3:13 PM
Hello Ryan and Savannah,
My name is and I live at
The house behind us on 280 Carlton Ave (APN 424 16 067) is planning to build a second story and the
post went up over the weekend.
When the owners stopped by a few weeks ago to talk about the second story, I did not have an
immediate concern, as I could not visualize how it will project over the fence.
I do not mind the second story as an idea, but the current plan shows a huge window that is direct
across from our two windows. One of them is the master bedroom, another one - is my son's bedroom
(8 th grader).
This is a huge concern to our privacy. When we rebuilt our house a few years ago, we did not add on the
second story. The second story would give us the ability to have an extra bedroom for two of our boys
and increase the house value, but we keep the house to three-bedroom out of the concert and respect
our neighbor's privacy.
I would politely ask to either relocate that window so it does not overlook directly into our bedrooms or
to make it into the narrow top window above average person height.
Thank you,
Wed 3/16/2022 3:12 PM
Hi Savannah,
Thanks for your email.
After looking into the pending project plan on Town of Los Gatos’s website, I noticed that the
windows facing my home are very large. These windows look into a large section of my home –
an actively used backyard/garden; a master bedroom with a double door; and two bedrooms
each with a large window.
I have gone through a home addition project. We remodeled and increased the living area of
our home in a 6,000+ sq. ft. lot at the ground level for a family of 4. My children were 8- and 6-
year old at the time. When we planned our project, we liked the idea of having a second-story
addition - more living space, better views, increase in property value, etc. However, we also
considered other factors (privacy, neighborhood pattern, sunlight and shade, etc.) in
determining whether a second-story addition was appropriate for our current location. Like
many other additions of one-story homes in the neighborhood, we decided not to add a
second-story in order to retain the characters/appearance of the existing ne ighborhood
(Carlton Avenue/Carlester Drive) and respect the privacy of the surrounding neighbors.
Due to the privacy concern, I respectfully request the pending plan to be reviewed and
considered other design options. Specifically, the back and side windows need to be much
smaller and to be relocated with the base of the windows above the eye level of an average
adult.
Attached are pictures taken from my home for review.
Thanks,
Fri 3/18/2022 5:54 PM
Via email
Ms. Savannah Van Akin, Assistant Planner
Mr. Ryan Safty, Associate Planner
Community Development Department
Los Gatos, CA
Dear Ms. Savannah and Mr. Safty,
I am the property owner of . I am writing this letter to express my
comments in connection with the proposed plan to construct a second story addition to the
existing property on 280 Carlton Avenue.
The Despotovics stopped by my house a couple of months ago to distribute some images of
what the 2-story home would look like (just pictures with no dimensions). I perceived the visit
as a courtesy notification to affected neighbors, thinking that there would be additional
notifications such as plan details. I appreciate their outreach, but the images provided are not
enough for anyone to form any opinion on the spot. The moment came last week (week of
March 7) when I saw workers putting up posts on the roof. I realize the addition creates
concerns for me.
1. A one-story community
Carlton, Carlester and neighboring streets predominantly have one-story homes. These homes
create a peaceful architectural flow, one of the elements that makes this part of Los Gatos a
sought-after neighborhood where people enjoy its charm. There are many families here with 2-
3 school age children who happily reside in single-story homes, enjoying the closeness they
offer. Although there are 2-story houses in the neighborhood, they blend in as corner
properties or in a cul de sac. A 2-story property on a relatively busy street such as Carlton
where properties on both sides are primarily single-story homes tarnishes its clean appearance.
2. Privacy
When I saw the posts and the workers, I instantly recognized the threat to my privacy. For a
week now, I have not opened the blinds wide in my living room and family room like I used
to. Looking up at the right-hand corner of the backyard seeing those posts (and potentially a
structure soon) obstructing part of the sky view is disappointing. My property is already not
directly behind 280 Carlton. Other neighbors are even more adversely affected. A second story
with windows all around turns my property into a bird cage. It does not matter whether the
occupants of the second floor are children or whether they are home all the time or not. A loss
of privacy is a loss. I cannot plant taller trees in the back yard to block because there are power
lines.
I sincerely hope that the natural charm and beauty in this neighborhood can be preserved and
treasured. I have never thought of building a second story on my property out of respect and
courtesy to my friendly neighbors. I respectfully ask you to consider my comments
above. Thank you.
Sincerely,
Mon 3/21/2022 9:29 AM
Hello Savannah,
We have received a reply from the owners to our previous ask to respect our privacy while
planning the 280 Carlton Ave project. The reply does not address our request to avoid the view
inside our bedrooms and actively used backyard.
A. The proposed tree planting solution will take several years to work and is not a permanent
solution. Once the house is built - the occupant of the house will have a clear view into our
master and kids' bedroom.
If the trees are planted:
1. It would take several years for them to grow, in the meantime, our house and the
backyard is exposed
2. For those types of trees, no legal guarantees can be made that in that time they will not
be removed
3. The trees can be cut down due to the ownership change.
B. For the fence lattice solution - our lot sits higher than the 280 Carlton lot and even a 1-foot
lattice will not provide adequate privacy to either bedrooms or a backyard.
Upon further inspection of the plans for the proposed second story, we saw that both second-
story bedrooms have windows on the sides - those windows address the egress requirements.
Therefore, the windows that face are not required per city code.
All of our bedrooms are built with the permit and have a single window.
If the lighting in the bedroom is the concert - there are several ways to solve it: recess lights,
skylights, a window at the top of the room, with the hight to the opening starting at minimum
average person hight
Regards,
To: Town of Los Gatos March 22, 2022
Planning Director/Commission
Notice of Appeal
New Second-Story Addition at 280 Carlton Avenue, Los Gatos (APN 424 16
067)
Thank you for your reply regarding the window minimum opening area (5.7 sq ft; 24”H x 20”W – net clear). The
Despotovics’ second-story windows (facing the back and east) are significantly larger than the minimum
requirements and each room has more than one window. The window size of these windows ranging from
(48”H x 96’W) to (30”H x 54”W).
Per Despotovics’ response (dated 3/16/2022) to the neighbors’ privacy concern issue, they said that “relocating
or resizing of the backyard window is not an option”. It appears that they do have an option to redesign and
make a change to the window; but they are unwilling to do so.
The Town of Los Gatos provides residential design guidelines (copy attached/highlighted in yellow) to
homeowners who want to add a new second story to an existing home. Section 3.11.2 of the guidelines states
that:
"Minimize privacy intrusions on adjacent residences
• Windows should be placed to minimize views into the living spaces and yard spaces near
neighboring homes.
• When windows are needed and desired in side building walls, they should be modest in size and
not directly opposite windows on adjacent homes.
• Where possible, second floor windows that might intrude on adjacent property privacy should
have sill heights above eye level."
The Town of Los Gatos Code of Ordinances, Section 29.20.480(c) - Administrative Procedure for Residential
Project (copy attached/highlighted in yellow) states that “if the Planning Director intends to approve the
application, a “Notice of Pending Approval” will be mailed to neighboring residents and property owners
including any applicable conditions, exactions or dedications as required. The notice will advise the
neighboring residents and property owners of the applicant’s plans, and that the application will be approved
ten (10) days from the date of mailing. Any interested person as defined in section 29.10.020 will have (10)
days from the date of approval in which to file a written notice of appeal to the Planning Commission with the
Planning Director.”
Section 29.10.020 (copy attached/highlighted in yellow) defines an interested person as “any person or persons
or entity or entities who own property or reside within one thousand (1,000) feet of a property for which a
decision has been rendered, and can demonstrate that their property will be injured by the decision."
As of today, I have not received a Notice of Pending Approval from the Town of Los Gatos. As such, I do not
know whether the Planning Director intends to approve the application. Since this subject is time sensitive; and
there is a time window to file a written notice of appeal to the Planning Commission with the Planning Director,
this letter will serve as the notice of appeal. Please forward this letter and the attachments to the Planning
Director and Planning Commission. Please advise if there is any issue in forwarding this appeal letter to them.
, Los Gatos
PROJECTLOCATION8517LOS GATOS BLVDN A T I O NA L A V ESAMARITAN DRCARLTON AVELARK AVEGOODSAMARITANHOSPITALCARLTON AVESCHOOLNCARLESTER DRL E S T E R L N JT.JOINTK.D.KILN DRIEDLAM.PLASTIC LAMINATELAV.LAVATORYMAX.MAXIMUMMAT.MATERIALMECH. MECHANICALMFR.MANUFACTURERMIN.MINIMUM(N)NEWN.I.C.NOT IN CONTRACTN.T.S. NOT TO SCALEO/OVERO.C.ON CENTERO.D.OUTSIDE DIAMETERPL.PLATEPLYWD. PLYWOOD(P)PROPOSEDP.T.PRESSURE TREATED(R)REMODELR.RADIUSREF.REFRIGERATORREQ'D. REQUIREDRM.ROOMRND.ROUNDR.O.ROUGH OPENINGRWD. REDWOODS.C.SOLID CORESIM.SIMILARSPEC. SPECIFICATIONSSQ.SQUARES.S.STAINLESS STEELSTD.STANDARDSTL.STEELSTRUCT. STRUCTURALT>ONGUE AND GROOVETHK.THICKT.O.___ TOP OF ___T.O.C. TOP OD CONCRETET.O.P. TOP OF PLATET.O.S. TOP OF SLABT.O.W. TOP OF WALLTYP.TYPICALU.O.N. UNLESS OTHERWISE NOTEDVERT. VERTICALV.I.F.VERIFY IN FIELDWWASHERW/WITHW.C.WATER CLOSETWD.WOODW.H.WATER HEATERW/OWITHOUTWT.WEIGHT&AND@ATDIAMETERA.B.ANCHOR BOLTA.F.F. ABOVE FINISH FLOORALUM. ALUMINUMAPPROX. APPROXIMATELYBD.BOARDBLKG. BLOCKINGBM.BEAMB.O.___ BOTTOM OF ___CAB.CABINETC.J.CONTROL JOINTCLG.CEILINGCLR.CLEARC.M.U. CONCRETE MASONRY UNITCOL.COLUMNCONC. CONCRETECONT. CONTINUOUSDDRYERDBL.DOUBLEDTL.DETAILDN.DOWND.F.DOUGLAS FIRDR.DOORD.W.DISHWASHERDWG. DRAWING / DRAWINGSEA.EACHEL.ELEVATIONEQ.EQUALEQUIP. EQUIPMENT(E), EXIST. EXISTINGEXT.EXTERIORFDN.FOUNDATIONF.D.FLOOR DRAINF.O.___ FACE OF ___F.O.C. FACE OF CONCRETEF.O.F. FACE OF FINISHF.O.S. FACE OF STUDFT.FOOT / FEETFTG.FOOTINGGA.GAUGEGALV. GALVANIZEDG.I.GALVANIZED IRONG.L.B. GLUE LAM BEAMH.C.HOLLOW COREHDR.HEADERH.M.HOLLOW METALHORIZ. HORIZONTALHT.HEIGHTI.D.INSIDE DIAMETERIN.INCHESINSUL. INSULATIONINT.INTERIOR⌀Shlomi CaspiShlomi CaspiShlomi CaspiShlomi Caspirrrrcccchhhhiiiitttteeeeccccttttuuuurrrraaaallll eeeessssiiiiggggnnnnTHE DATA SET FORTH ON THIS SHEET IS THE PROPERTY OF SHLOMI CASPI ARCHITECTURAL DESIGN. IT IS AN INSTRUMENT OF SERVICE AND MAY NOT BE ALTERED, REPRODUCED, OR USED WITHOUT THE CONSENT OF THE DESIGNER. THE PROPER ELECTRONIC TRANSFER OF DATA SHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITY TO THE DESIGNER. UNAUTHORIZED USE IS PROHIBITED.2360 CARLTON AVENUE SAN JOSE , CA 95124 ( 4 0 8) 3 5 8 -0 4 6 9SHEET NUMBER :SHEET NAME :JOB NUMBER:PHASE:CACDSDDATE:PREPARED BY:SHLOMI CASPICITY APPROVAL:A0.1COVER SHEETRADA and MIHAILO DESPOTOVIC280 CARLTON AVENUE, LOS GATOS, CALIFORNIA, 9503216803/01/22A0.1 COVER SHEETA0.2 AREA MAP, STREETSCAPES AND SHADOW STUDYC.0 SURVEYA1.1 SITE PLAN, DEMOLITION PLANA2.1 PROPOSED FLOOR PLANSA2.2 ROOF PLANSA3.1 EXISTING AND PROPOSED ELEVATIONSA3.2 EXISTING AND PROPOSED ELEVATIONSA4.1 SECTIONSSP-1 STORY POLES, PLAN AND 3D VIEWSSP-2 STORY POLES, ELEVATIONSSP-3 STORY POLES, ELEVATIONSSP-4 STORY POLES, SIGNALL WORK SHALL BE DONE IN ACCORDANCE WITH THE 2019 EDITIONS OF THE CALIFORNIA BUILDING, MECHANICAL, ELECTRICAL AND PLUMBING CODES, STATE OF CALIFORNIA TITLE-24 REQUIREMENTS, AND ALL APPLICABLE CODES AND ORDINANCES. IN THE EVENT OF CONFLICT BETWEEN PERTINENT CODES AND REGULATIONS AND THE REQUIREMENTS OF THE REFERENCED STANDARDS OF THESE NOTES, THE PROVISIONS OF THE MORE STRINGENT SHALL GOVERN.DIMENSIONS HAVE PREFERENCE OVER SCALE. ALL WALL DIMENSIONS ARE GIVEN TO THE FACE OF FRAMING OR TO FACE OF CONCRETE UNLESS OTHERWISE NOTED. DOOR AND WINDOW DIMENSIONS ARE GIVEN TO THE CENTER OF THE OPENING UNLESS OTHERWISE NOTED.THE CONTRACTOR SHALL VISIT THE SITE AND SHALL NOTIFY THE DESIGNER IF THERE ARE ANY OBSERVED DISCREPANCIES BETWEEN EXISTING CONDITIONS AND THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL VERIFY ALL THE INFORMATION IN THE DRAWINGS AND SHALL NOTIFY THE DESIGNER OF ANY DISCREPANCY PRIOR TO ORDERING MATERIALS OR COMMENCING WITH WORK. IF HIDDEN OR UNUSUAL SITUATIONS ARE ENCOUNTERED DURING CONSTRUCTION WHICH COULD NOT HAVE BEEN FORESEEN PRIOR TO CONSTRUCTION, NOTIFY THE DESIGNER BEFORE PROCEEDING WITH THE WORK.THE CONTRACTOR SHALL NOT ENCUMBER ANY PUBLIC OR PRIVATE PROPERTY OTHER THAN THE SITE WITHOUT ENCROACHMENT PERMITS OR WRITTEN PERMISSION FROM THE PROPERTY OWNERS.THE CONTRACTOR SHALL PROVIDE FENCING, BARRICADES, WARNING SIGNS / SIGNALS OR OTHER PROTECTIVE MEASURES AS NEEDED TO PROVIDE FOR THE PUBLIC'S SAFETY.THE CONTRACTOR SHALL SCHEDULE AND COORDINATE ALL INSPECTIONS AND AT THE END OF THE WORK AND SHALL PROVIDE THE OWNER WITH ALL THE ORIGINAL SIGNED DOCUMENTS FROM ANY INSPECTING ENTITY.TYPICAL DETAILS AND NOTES SHALL APPLY UNLESS SPECIFICALLY SHOWN OR NOTED OTHERWISE. DETAILS NOT FULLY SHOWN OR NOTED SHALL BE SIMILAR TO DETAILS SHOWN FOR SIMILAR CONDITIONS. DIMENSIONS TAKE PRECEDENCE OVER SCALE SHOWN ON DRAWINGS. SCALING DRAWINGS TO DETERMINE DIMENSIONS IN NOT VALID.IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DESIGN AND PROVIDE SHORING, BRACING, FORMWORK, ETC., AS REQUIRED TO PROTECT LIFE AND PROPERTY.JOB COPIES OF THE BUILDING PERMITS SHALL BE ON-SITE DURING INSPECTIONS.1.2.3.4.5.6.7.8.9.10.1,304.34 S.F.478.91 S.F.75.97 S.F.719.01 S.F.794.98 S.F.1,380.31 S.F.719.01 S.F.2,099.32 S.F.------------------------------------2,570.00 S.F.1,380.31 S.F.478.91 S.F.212.46 S.F.52.63 S.F.2,124.31 S.F.EXISTING HOUSEEXISTING GARAGE1st FLOOR ADDITION2ndFLOOR ADDITIONTOTAL ADDITIONSTOTAL PROPOSED HABITABLE AREA:1st FLOOR2nd FLOORTOTAL HABITABLE (w/o GARAGE)------------------------------------------------MAX. ALLOWABLE FLOOR AREALOT SIZE: 6,425 SFALLOWABLE HABITABLE AREA:(EXCLUDING GARAGE, ADU)0.35 -[ (6.425-5) x 0.2 / 25 ] = 0.33860.3386 x 6425 = 2,175 SFALLOWABLE GARAGE AREA:0.1 -[ (6.425-5) x 0.07 / 25 ] = 0.096010.09601 x 6425 = 617 SF------------------------------------------------LOT COVERAGELOT SIZE: 6,425 SFALLOWABLE COVERAGE: 40% =1st FLOOR HABITABLE:GARAGE:COVERED REAR PATIO:COVERED FRONT PORCH:TOTAL PROPOSED COVERAGE:OWNER: PROPERTY ADDRESS: APN: ZONING DISTRICT:SCOPE OF WORK:OCCUPANCY CLASSCONSTRUCTION TYPERADA AND MIHAILO DESPOTOVIC280 CARLTON AVENUE,LOS GATOS, CALIFORNIA 95032SAME424-16-067R-1:82nd STORY ADDITION, REMODEL 1st FLOOR AND 63.75 SF ADDITION AT ENTRY, TO AN EXISTING SINGLE STORY RESIDENCE.EXISTING HOUSE HAS 3 BEDROOMS AND TWO BATHROOMS.PROPOSED HOUSE HAS 4 BEDROOMS AND 2-1/2 BATHROOMS.NO PROPOSED CHANGES TO EXISTING GARAGE.TOTAL PROPOSED 1sf FLOOR HABITABLE SPACE = 1,368.09 SFTOTAL PROPOSED 2nd FLOOR HABITABLE SPACE = 729.01 SFTOTAL PROPOSED HABITABLE SPACE = 2,087.10 SFR-3 / UV -BABBREVIATIONSVICINITY MAPGENERAL NOTESPROJECT DATASHEET INDEXAREA CALCULATIONSARCHITECTURESHLOMI CASPI2360 CARLTON AVE.SAN JOSE, CA 95124(408) 358-0469shlomicaspi@gmail.comPROJECT TEAMAPPLICABLE CODES2019 CALIFORNIA CODES (CBC, CRC, CEC, CMC, CPC )2019 CALIFORNIA GREEN BUILDING STANDARD CODE (CALGreen)2019 CALIFORNIA FIRE CODE2019 CALIFORNIA ENERGY CODETOWN OF LOS GATOS ORDINANCESTHERE IS NO EXISTING FIRE SPRINKLER SYSTEM IN THE HOUSE.1.2.280 CARLTON AVENUE , LOS GATOS, CALIFORNIA, 95032DESPOTOVIC RESIDENCE ADDITION SURVEYORED WUWEC & ASSOCIATES2625 MIDDLEFIELD RD.PALO ALTO, CA 94306(650) 823-6466ed@weceng.comCITY NOTESREVISIONSEXHIBIT 10
PROPOSED PROJECT280 Carlton Ave.276 Carlton Ave.272 Carlton Ave.268 Carlton Ave.264 Carlton Ave.284 Carlton Ave.288 Carlton Ave.292 Carlton Ave.196 Carlton Ave.251 Carlester Dr.247 Carlester Dr.243 Carlester Dr.239 Carlester Dr.235 Carlester Dr.231 Carlester Dr.229 Carlester Dr.225 Carlester Dr.215 Carlester Dr.2 9 7 C a r l t o n Wa y295 C a r l t o n Wa y
2 7 3 C a r l t o n Wa y
2 6 9 C a r l t o n Wa y
2 0 1 L a s t e r L a n e
2 6 5 C a r l t o n C t .2 STORIES2 STORIES1 STORY1 STORY1 STORY1 STORY2 STORIES1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORYCARLTON AVENUECARLTON AVENUEC A R L T O N W A Y
5A0.25A0.26A0.26A0.2284 Carlton Avenue(1 Story)280CarltonAvenue(Proposed Project)276 Carlton Avenue(1 Story)284 Carlton Avenue(1 Story)280CarltonAvenue(Proposed Project)276 Carlton Avenue(1 Story)284 Carlton Avenue(1 Story)280CarltonAvenue(Proposed Project)276 Carlton Avenue(1 Story)284 Carlton Avenue(1 Story)280CarltonAvenue(Proposed Project)276 Carlton Avenue(1 Story)284 Carlton Avenue(1 Story)280CarltonAvenue(Proposed Project)276 Carlton Avenue(1 Story)284 Carlton Avenue(1 Story)280CarltonAvenue(Proposed Project)276 Carlton Avenue(1 Story)280 Carlton Ave.276 Carlton Ave.272 Carlton Ave.268 Carlton Ave.264 Carlton Ave.284 Carlton Ave.288 Carlton Ave.292 Carlton Ave.196 Carlton Ave.297 Carlton Way269 Carlton Way201 Laster Lane265 Carlton Ct.(E) HOUSENote: All heights show are to street elevationNote: All heights show are to street elevation+/- 18' - 3"+/- 18' - 11"+/- 18' - 11"+/- 17' - 5"Proposed25' - 8"Existing17' - 4"+/- 17' - 4"+/- 18' - 11"+/- 18' - 11"+/- 26' - 8"+/- 19' - 4"+/- 17' - 7"+/- 25' - 5"+/- 25' - 5"280 Carlton Ave239 Carlester Dr269 Carlton Way273 Carlton WayExisting17' - 4"Proposed25' - 8"+/- 18' - 8"+/- 25' - 5"+/- 17' - 6"Note: All heights show are to street elevation280 Carlton AveNote: All heights show are to street elevationStreet ElevationProposed25' - 8"Existing17' - 4"+/- 17' - 4"+/- 17' - 5"276 Carlton Ave284 Carlton AveShlomi CaspiShlomi CaspiShlomi CaspiShlomi Caspirrrrcccchhhhiiiitttteeeeccccttttuuuurrrraaaallll eeeessssiiiiggggnnnnTHE DATA SET FORTH ON THIS SHEET IS THE PROPERTY OF SHLOMI CASPI ARCHITECTURAL DESIGN. IT IS AN INSTRUMENT OF SERVICE AND MAY NOT BE ALTERED, REPRODUCED, OR USED WITHOUT THE CONSENT OF THE DESIGNER. THE PROPER ELECTRONIC TRANSFER OF DATA SHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITY TO THE DESIGNER. UNAUTHORIZED USE IS PROHIBITED.2360 CARLTON AVENUE SAN JOSE , CA 95124 ( 4 0 8) 3 5 8 -0 4 6 9SHEET NUMBER :SHEET NAME :JOB NUMBER:PHASE:CACDSDDATE:PREPARED BY:SHLOMI CASPICITY APPROVAL:A0.2AREA MAP,STREETSCAPESAND SHADOWSTUDYRADA and MIHAILO DESPOTOVIC280 CARLTON AVENUE, LOS GATOS, CALIFORNIA, 9503216803/01/221" = 50'-0"1AREA MAP1" = 30'-0"4SHADOW STUDY, DECEMBER 21st9 AM12 PM3 PM1" = 30'-0"3SHADOW STUDY, JUNE 21stN9 AM12 PM3 PM1" = 20'-0"2STREETSCAPEREVISIONS1" = 25'-0"5SECTION1" = 25'-0"6SECTION
REF.DWWHGMEMSLJPWMWMIRRIRRFLASHING LEDSPEED SIANADADSSCOSSCOSSCOA3.12A3.22A3.24A3.14202020202020202020212121202121212020212021212121212121212122222222222324252526262727282829883030303030303030303030313131313232331718313435GARAGEKITCHENLIVING ROOM(E) BEDROOM 1(E) BEDROOM 2(E) MASTER BEDROOM(E) MASTER BATH(E) BATH(E) HALLEXTERIOR WALLS DEMO CALCULATIONS:TOTAL LENGTH EXISTING EXTERIOR WALLS:104'-11"TOTAL LENGTH EXTERIOR WALLS TO BE REMOVED: 5'-5"DEMO PERCENTAGE: 5.16%EXISTING TO REMAIN23' - 10 1/2" CLEAREXISTING TO REMAIN18' - 8 1/4" CLEAR3636SP-32SP-22SP-24SP-34FRONT SETBACK25' - 0"SIDE SETBACK8' - 0"SIDE SETBACK8' - 0"REAR SETBACK20' - 0"Addition to P/L+/- 6'-7 1/4"(E) to P/L+/- 6'-7 1/2"(E) to P/L+/- 6'-2"(E) to P/L+/- 27'-6 3/4"(N) 2nd Floor to P/L+/- 25'-10"11112222333344445555666677891010101011121212131414121413121512121416171819CARLTON AVENUEEasement5' - 0"Public UtilityEasement5' - 0"Wire Clearance1234567899TREE SCHEDULENo.SPECIESTRUNK SIZESTATUSCrape Myrtle 3"⌀RETAIN87654321Aliso17"⌀RETAINBlack Poui 5"⌀RETAIN Biota 5"⌀RETAINAilanthus Altissima 14"⌀RETAINCrape Myrtle 2"⌀RETAINCrape Myrtle 2"⌀RETAINNavel Orange 1"⌀RETAINMeyer Lemon 2"⌀RETAINNShlomi CaspiShlomi CaspiShlomi CaspiShlomi Caspirrrrcccchhhhiiiitttteeeeccccttttuuuurrrraaaallll eeeessssiiiiggggnnnnTHE DATA SET FORTH ON THIS SHEET IS THE PROPERTY OF SHLOMI CASPI ARCHITECTURAL DESIGN. IT IS AN INSTRUMENT OF SERVICE AND MAY NOT BE ALTERED, REPRODUCED, OR USED WITHOUT THE CONSENT OF THE DESIGNER. THE PROPER ELECTRONIC TRANSFER OF DATA SHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITY TO THE DESIGNER. UNAUTHORIZED USE IS PROHIBITED.2360 CARLTON AVENUE SAN JOSE , CA 95124 ( 4 0 8) 3 5 8 -0 4 6 9SHEET NUMBER :SHEET NAME :JOB NUMBER:PHASE:CACDSDDATE:PREPARED BY:SHLOMI CASPICITY APPROVAL:A1.1SITE PLAN,DEMOLITIONPLANRADA and MIHAILO DESPOTOVIC280 CARLTON AVENUE, LOS GATOS, CALIFORNIA, 9503216803/01/221/4" = 1'-0"2EXISTING AND DEMOLITION PLAN1/8" = 1'-0"1PROPOSED SITE PLANKEYNOTES1 EXISTING HOUSE TO REMAIN; REFER TO DEMOLITION PLANAND PROPOSED PLAN FOR REMODEL WORK2 EXISTING GARAGE TO REMAIN3 SHADE INDICATES AREA OF PROPOSED ADDITION AT FIRSTFLOOR4 PATTERN INDCATES PROPOSED SECOND FLOOR ADDITION5 NEW COVERED PORCH6 NEW PATIO ROOF ABOVE, RETAIN EXISTING PAVERS ANDCONCRETE HARDSCAPE7 NEW POST8 EXISTING LANDING TO REMAIN9 NEW LANDING AND STEPS, REFER TO PROPOSED FLOOR PLAN10 EXISTING TREE TO REMAIN, REFER TO TREE SCHEDULE; NOTREE REMOVAL IS PROPOSED11 EXISTING DEIVEWAY TO REMAIN12 EXISTING LANDSCAPE AREA TO REMAIN13 EXISTING LAWN TO REMAIN14 EXISTING WALKWAY TO REMAIN15 EXISTING RETAINING-WALL TO REMAIN16 A/C UNIT OVER AN EXISTING CONCRETE PAD; REPLACE UNIT ATSAME LOCATIONREVISIONSKEYNOTES17 EXISTING GAS METER TO REMAIN18 EXISTING ELECTRICAL PANEL, UPDRADE TO 200 AMPS19 EXISTING OVERHEAD POWER FEED; RELOCATE TO NEW,HIGHER ROOF20 EXISTING WALL TO REMAIN21 REMOVE EXISTING WALL AS SHOWN22 CUT A NEW OPENING IN EXISTING WALL, REFER TO PROPOSEDFLOOR PLAN FOR DIMENSIONAL REQUIREMENTS23 EXISTING PLATFORM TO REMAIN24 EXISTING WATER HEATER TO REMAIN25 REMOVE AND SLAVAGE WASHER AND DRYER, REFER TOPROPOSED FLOOR PLAN FOR NEW LOCATION26 RETAIN KITCHEN CABINETS, FIXTURES AND APPLICANCES ASSHOWN27 REMOVE AND SALVAGE KITCHEN CABINETS, FIXTURES ANDAPPLICANCES AS SHOWN; COORDINATE WITH HOMEOWNERSFOR NEW LOCATION28 REMOVE EXISTING EXTERIOR FINISHES WHERE ADDITIONOCCURS29 REMOVE EXISTING LANDING30 REMOVE EXISTING DOORKEYNOTES31 REMOVE EXISTING WINDOW32 BATHROOM DEMOLITION: REMOVE ALL CABINETS, FIXTURESAND FINISHES33 EXISTING GAS FIREPLACE AND CHIMNEY TO REMAIN; EXTENDVENT UP TO NEW ROOF34 REMOVE EXISTING A/C UNIT, RETAIN CONCRETE PAD; NEW A/CUNIT TO BE INSTALLED AT SAME LOCATION, REFER TOPROPOSED FLOOR PLAN35 REMOVE EXISTING FURNACE; NEW FURNACE TO BE INSTALLEDAT SAME LOCATION, REFER TO PROPOSED FLOOR PLAN36 REMOVE EXISTING BOARD AND BATTEN SIDING AT KITCHENWALLS
WHWSWDIRRADUPDNA3.23A3.1A3.1A3.2131COVERED PORCH5' - 0"ADDITION6' - 8"11' - 8"4' - 7"5' - 5"V.I.F.+/- 13' - 3 1/4"2' - 6"V.I.F.+/- 7' - 11"6' - 11 5/8"15' - 9"V.I.F.+/- 5' - 2 7/8"6' - 8"ALIGNALIGN3' - 10"ALIGNV.I.F.+/- 3' - 6"DBL.2x4V.I.F.+/- 3' - 1 3/4"4' - 0"12' - 0"2' - 0"ALIGNGARAGEKITCHENBEDROOM 1CLOSET 1POWDERLAUNDRYMASTERBEDROOMMASTERBATHHISHERSENTRYLIVING ROOMHALL 1(E)2'-6"W6'-8"H(E)2'-8"W6'-8"H(E)16'-0"W7'-0"H(E)1'-4"W3'-0"H(E)1'-10"W3'-0"H(E)1'-4"W3'-0"H(E)2'-5"W3'-0"H(E)1'-10"W3'-0"H(E)1'-10"W3'-0"H(E)5'-6"W3'-2"H3'-0"W6'-8"H4'-8"W6'-8"H4'-8"W6'-8"HTO VENT36" MIN.2' - 2"6'-0"W3'-6"HCS/FXEGR.TTT2'-6"W6'-8"H2'-8"W6'-8"H(E)2'-0"W6'-8"H2'-6"W6'-8"H2'-6"W6'-8"H2'-4"W6'-8"H2'-4"W6'-8"H4'-0"W6'-8"H2'-4"W6'-8"HT3' - 0"4'-0"W2'-0"HSLIDER2'-0"W2'-0"HAWNING2'-4"W2'-6"HAWNING8'-0"W4'-0"HSLIDER(E)8'-0"W6'-8"H12233333322222244444444444566777789101112131415T16171819191A4.11A4.13A4.13A4.1EXISTING TO REMAIN23' - 10 1/2" CLEAREXISTING TO REMAIN18' - 8 1/4" CLEAR2A4.12A4.1ADDITION+/- 10' - 5"ALIGNA3.23A3.1A3.1A3.2131OPEN TO BELOWALIGNALIGNV.I.F.+/- 1' - 10"15' - 11 1/2"V.I.F.+/- 10' - 2"OVERHANG1' - 10"13' - 2"2' - 9 1/2"OVERHANG1' - 10"V.I.F.+/- 11' - 6 1/4"5' - 8"3' - 6"16' - 1"V.I.F.+/- 20' - 5 1/2"6' - 0"1' - 6"3' - 2"V.I.F.+/- 13' - 1 3/4"V.I.F.+/- 20' - 5 1/2"4' - 6"OVERHANG1' - 10"1' - 4"6' - 3 5/8"2' - 4"ALIGNALIGN4' - 10"2' - 0"BEDROOM 3BEDROOM 2BATHROOM HALL 2LOFT(E) 4 1/2" / 12"(E) 4 1/2" / 12"(E) 4 1/2" / 12"(E) 4 1/2" / 12"(N) 4 1/2" / 12"5'-0"W3'-0"HSLIDER6'-0"W4'-0"HSLIDER8'-0"W4'-0"HSLIDER4'-6"W2'-6"HSLIDER2'-4"W2'-6"HAWNING2'-4"W2'-6"HAWNING4'-6"W2'-6"HSLIDER3'-6"W2'-6"HSLIDER3'-6"W2'-6"HSLIDER8'-0"W3'-6"HFIXED3'-4"W2'-0"HFIXED4'-0"W6'-8"H2'-6"W6'-8"H1'-4"W6'-8"H2'-6"W6'-8"H7'-0"W6'-8"H2'-6"W6'-8"H2'-4"W6'-8"HCLEAR36" MIN.20212220232372424TYP.251A4.11A4.13A4.13A4.1DECORATIVE DORMER2A4.12A4.14 1/2" / 12"4 1/2" / 12"NShlomi CaspiShlomi CaspiShlomi CaspiShlomi Caspirrrrcccchhhhiiiitttteeeeccccttttuuuurrrraaaallll eeeessssiiiiggggnnnnTHE DATA SET FORTH ON THIS SHEET IS THE PROPERTY OF SHLOMI CASPI ARCHITECTURAL DESIGN. IT IS AN INSTRUMENT OF SERVICE AND MAY NOT BE ALTERED, REPRODUCED, OR USED WITHOUT THE CONSENT OF THE DESIGNER. THE PROPER ELECTRONIC TRANSFER OF DATA SHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITY TO THE DESIGNER. UNAUTHORIZED USE IS PROHIBITED.2360 CARLTON AVENUE SAN JOSE , CA 95124 ( 4 0 8) 3 5 8 -0 4 6 9SHEET NUMBER :SHEET NAME :JOB NUMBER:PHASE:CACDSDDATE:PREPARED BY:SHLOMI CASPICITY APPROVAL:A2.1PROPOSEDFLOOR PLANSRADA and MIHAILO DESPOTOVIC280 CARLTON AVENUE, LOS GATOS, CALIFORNIA, 9503216803/01/221/4" = 1'-0"1PROPOSED FIRST FLOOR PLAN1/4" = 1'-0"2PROPOSED SECOND FLOOR PLANKEYNOTES1 PATTERN INDICATES AREA OF ADDITION2 NEW WALL, TYPICAL3 ENCLOSE EXISTING OPENING, MATCH AND ALIGN WITHWALL FINISHES ON BOTH SIDES4 EXISTING WALL TO REMAIN5 NEW PATIO ROOF ABOVE6 PROPOSED 2nd FLOOR OVERHANG ABOVE7 SETBACK LINE, REFER TO SITE PLAN ON A1.18 EXISTING LANDING TO REMAIN9 NEW LANDING; TOP OF LANDING SURFACE TO BE 6"BELOW T.O.SUBFLOOR, SLOPE 2% AWAY FROM DOOR;STEP AT DOOR THRESHOLD SHALL NOT EXCEED 7-3/4"10 NEW LANDING; TOP OF LANDING SURFACE TO ALIGNWITH T.O.SUBFLOOR, SLOPE 2% AWAY FROM DOOR;STEP AT DOOR THRESHOLD SHALL NOT EXCEED 1"REVISIONSKEYNOTES11 EXISTING ELECTRICAL PANEL, UPDRADE TO 200 AMPS12 EXISTING GAS METER TO REMAIN13 EXISTING PLATFORM TO REMAIN14 EXISTING WATER HEATER TO REMAIN15 NEW WATER SOFTENER16 NEW FURNCAE17 NEW A/C UNIT18 EXISTING GAS FIREPLACE AND CHIMNEY TO REMAIN;EXTEND VENT UP TO NEW ROOF19 NEW CABINETS, COORDINATE WITH OWNERS20 ROOF WITH ASPHLAT SHINGLES OVER #15UNDERLAYMENT21 FLAT ROOF WITH IB ROOFING; SLOPE 1/4" PER FOOT TODRAINKEYNOTES22 DECAORATIVE DORMER23 DASH-LINE INDICATES EXTERIOR FACE OF WALLFRAMING BELOW24 4x8 DECOTATIVE OUTRIGGERS25 HVAC SHAFT
A3.23A3.1A3.1A3.2131(N) 4 1/2" / 12"(N) 4 1/2" / 12"(N) 4 1/2" / 12"(N) 4 1/2" / 12"(N) 4 1/2" / 12"(N) 4 1/2" / 12"[No Slope][No Slope](E) 4 1/2" / 12"(E) 4 1/2" / 12"(E) 4 1/2" / 12"(E) 4 1/2" / 12"1/4" / 12"1/4" / 12"1/4" / 12"RIDGERIDGERIDGERIDGERIDGE(E) RIDGEVALLEYHIPHIPVALLEYHIPHIPVALLEYVALLEYHIP(E) HIP(E) HIP(E) HIPVALLEYHIP345677TYP.TYP.7TYP.454887TYP.7TYP.TYP.1A4.11A4.13A4.13A4.12A4.12A4.14 1/2" / 12"4 1/2" / 12"A3.12A3.22A3.24A3.144 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"RIDGEVALLEYHIPHIPHIPVALLEYVALLEYHIPHIPHIPRIDGE12NShlomi CaspiShlomi CaspiShlomi CaspiShlomi Caspirrrrcccchhhhiiiitttteeeeccccttttuuuurrrraaaallll eeeessssiiiiggggnnnnTHE DATA SET FORTH ON THIS SHEET IS THE PROPERTY OF SHLOMI CASPI ARCHITECTURAL DESIGN. IT IS AN INSTRUMENT OF SERVICE AND MAY NOT BE ALTERED, REPRODUCED, OR USED WITHOUT THE CONSENT OF THE DESIGNER. THE PROPER ELECTRONIC TRANSFER OF DATA SHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITY TO THE DESIGNER. UNAUTHORIZED USE IS PROHIBITED.2360 CARLTON AVENUE SAN JOSE , CA 95124 ( 4 0 8) 3 5 8 -0 4 6 9SHEET NUMBER :SHEET NAME :JOB NUMBER:PHASE:CACDSDDATE:PREPARED BY:SHLOMI CASPICITY APPROVAL:A2.2ROOF PLANSRADA and MIHAILO DESPOTOVIC280 CARLTON AVENUE, LOS GATOS, CALIFORNIA, 9503216803/01/221/4" = 1'-0"1PROPOSED ROOF PLAN1/4" = 1'-0"2ROOF DEMOLITION PLANKEYNOTES1 EXISTING ROOF TO REMAIN, REMOVE EXISTING ASPHALT SHINGLES AND UNDERLAYMENT2 PATTERN INDICATES ROOF DEMOLITION AREA3 FLAT ROOF WITH IB ROOFING; SLOPE 1/4" PER FOOT TO DRAIN4 DASH-LINE INDICATES EXTERIOR FACE OF WALL FRAMING BELOW5 PROVIDE NEW ASPHLAT SHINGLES OVER #15 UNDERLAYMENT AT ALL ROOFS, EXISTING AND NEW6 4x8 DECOTATIVE OUTRIGGERS7 4x12 DECOTATIVE OUTRIGGERS8 ALIGN NEW ROOF WITH EXISTING ROOFREVISIONS
1st Floor0' -0"2nd Floor9' -1"Garage-1' -6"Top of Plate8' -1"Top of Plate8' -1"Roof17' -2"Roof17' -2"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"11+/- 23' - 6" To Grade234224 1/2" / 12"421st Floor0' -0"Garage-1' -6"Top of Plate8' -1"Top of Plate8' -1"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"+/- 13' - 7 1/2"1st Floor0' -0"1st Floor0' -0"2nd Floor9' -1"Top of Plate8' -1"Top of Plate8' -1"Roof17' -2"412245+/- 23' - 6" To Grade4 1/2" / 12"2' - 6"4' - 2"4 1/2" / 12"61st Floor0' -0"1st Floor0' -0"Top of Plate8' -1"Top of Plate8' -1"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"+/- 13' - 7 1/2"Shlomi CaspiShlomi CaspiShlomi CaspiShlomi Caspirrrrcccchhhhiiiitttteeeeccccttttuuuurrrraaaallll eeeessssiiiiggggnnnnTHE DATA SET FORTH ON THIS SHEET IS THE PROPERTY OF SHLOMI CASPI ARCHITECTURAL DESIGN. IT IS AN INSTRUMENT OF SERVICE AND MAY NOT BE ALTERED, REPRODUCED, OR USED WITHOUT THE CONSENT OF THE DESIGNER. THE PROPER ELECTRONIC TRANSFER OF DATA SHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITY TO THE DESIGNER. UNAUTHORIZED USE IS PROHIBITED.2360 CARLTON AVENUE SAN JOSE , CA 95124 ( 4 0 8) 3 5 8 -0 4 6 9SHEET NUMBER :SHEET NAME :JOB NUMBER:PHASE:CACDSDDATE:PREPARED BY:SHLOMI CASPICITY APPROVAL:A3.1EXISTING ANDPROPOSEDELEVATIONSRADA and MIHAILO DESPOTOVIC280 CARLTON AVENUE, LOS GATOS, CALIFORNIA, 9503216803/01/221/4" = 1'-0"1PROPOSED FRONT ELEVATION1/4" = 1'-0"2EXISTING FRONT ELEVATION1/4" = 1'-0"3PROPSOED SIDE ELEVATION (EAST)1/4" = 1'-0"4EXISTING SIDE ELEVATION (EAST)KEYNOTES1 PROVIDE NEW ASPHLAT SHINGLES OVER #15 UNDERLAYMENT AT ALL ROOFS, EXISTING AND NEW2 NEW STUCCO TO MATCH EXISTING TEXTURE; PTOVIE 7/8"-THICK 3-COAT CEMENT PLASTER SYSTEMOVER 2 LAYERS OF GRADE 'D' PAPER3 EXISTING STUCCO FINISH4 4x12 DECOTATIVE OUTRIGGERS5 6x8 DECOTATIVE CORBELS6 2x8 WOOD TRIMREVISIONSEXISTING HOUSEPROPOSED HOUSE
1st Floor0' -0"2nd Floor9' -1"Garage-1' -6"Top of Plate8' -1"Top of Plate8' -1"Roof17' -2"Roof17' -2"112334 1/2" / 12"4 1/2" / 12"4554 1/2" / 12"4 1/2" / 12"4 1/2" / 12"+/- 23' - 6" To Grade4663771st Floor0' -0"Garage-1' -6"Top of Plate8' -1"Top of Plate8' -1"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"+/- 13' - 7 1/2"1st Floor0' -0"2nd Floor9' -1"Garage-1' -6"Top of Plate8' -1"Top of Plate8' -1"Roof17' -2"6445633331+/- 23' - 6" To Grade4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"214771st Floor0' -0"Garage-1' -6"Top of Plate8' -1"Top of Plate8' -1"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"4 1/2" / 12"+/- 13' - 7 1/2"Shlomi CaspiShlomi CaspiShlomi CaspiShlomi Caspirrrrcccchhhhiiiitttteeeeccccttttuuuurrrraaaallll eeeessssiiiiggggnnnnTHE DATA SET FORTH ON THIS SHEET IS THE PROPERTY OF SHLOMI CASPI ARCHITECTURAL DESIGN. IT IS AN INSTRUMENT OF SERVICE AND MAY NOT BE ALTERED, REPRODUCED, OR USED WITHOUT THE CONSENT OF THE DESIGNER. THE PROPER ELECTRONIC TRANSFER OF DATA SHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITY TO THE DESIGNER. UNAUTHORIZED USE IS PROHIBITED.2360 CARLTON AVENUE SAN JOSE , CA 95124 ( 4 0 8) 3 5 8 -0 4 6 9SHEET NUMBER :SHEET NAME :JOB NUMBER:PHASE:CACDSDDATE:PREPARED BY:SHLOMI CASPICITY APPROVAL:A3.2EXISTING ANDPROPOSEDELEVATIONSRADA and MIHAILO DESPOTOVIC280 CARLTON AVENUE, LOS GATOS, CALIFORNIA, 9503216803/01/221/4" = 1'-0"1PROPOSED REAR ELEVATION1/4" = 1'-0"2EXISTING REAR ELEVATION1/4" = 1'-0"3PROPOSED SIDE ELEVATION (WEST)1/4" = 1'-0"4EXISTING SIDE ELEVATION (WEST)KEYNOTES1 PROVIDE NEW ASPHLAT SHINGLES OVER #15 UNDERLAYMENT AT ALL ROOFS, EXISTING AND NEW2 EXISTING STUCCO FINISH3 NEW STUCCO TO MATCH EXISTING TEXTURE; PTOVIE 7/8"-THICK 3-COAT CEMENT PLASTER SYSTEMOVER 2 LAYERS OF GRADE 'D' PAPER4 4x12 DECOTATIVE OUTRIGGERS5 4x8 DECOTATIVE OUTRIGGERS6 6x8 DECOTATIVE CORBELS7 2x8 WOOD TRIMREVISIONS
1st Floor0' -0"1st Floor0' -0"2nd Floor9' -1"Top of Plate8' -1"Top of Plate8' -1"Roof17' -2"Roof17' -2"ENTRYBEDROOM 1POWDERHALL 1MASTER BEDROOMLOFTBATHROOMBEDROOM 211234356ATTICATTIC+/- 23' - 6" To Grade+/- 18' - 4" Dormer1st Floor0' -0"1st Floor0' -0"2nd Floor9' -1"Top of Plate8' -1"Top of Plate8' -1"Roof17' -2"Roof17' -2"LIVING ROOMBEDROOM 1LOFT1122647ATTIC+/- 23' - 6" To Grade+/- 20' - 0 1/2"1st Floor0' -0"1st Floor0' -0"2nd Floor9' -1"Top of Plate8' -1"Top of Plate8' -1"Roof17' -2"Roof17' -2"4621BEDROOM 3HISHERSLIVING ROOMKITCHEN8ATTICATTIC+/- 20' - 0 1/2"+/- 11' - 0"Shlomi CaspiShlomi CaspiShlomi CaspiShlomi Caspirrrrcccchhhhiiiitttteeeeccccttttuuuurrrraaaallll eeeessssiiiiggggnnnnTHE DATA SET FORTH ON THIS SHEET IS THE PROPERTY OF SHLOMI CASPI ARCHITECTURAL DESIGN. IT IS AN INSTRUMENT OF SERVICE AND MAY NOT BE ALTERED, REPRODUCED, OR USED WITHOUT THE CONSENT OF THE DESIGNER. THE PROPER ELECTRONIC TRANSFER OF DATA SHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITY TO THE DESIGNER. UNAUTHORIZED USE IS PROHIBITED.2360 CARLTON AVENUE SAN JOSE , CA 95124 ( 4 0 8) 3 5 8 -0 4 6 9SHEET NUMBER :SHEET NAME :JOB NUMBER:PHASE:CACDSDDATE:PREPARED BY:SHLOMI CASPICITY APPROVAL:A4.1SECTIONSRADA and MIHAILO DESPOTOVIC280 CARLTON AVENUE, LOS GATOS, CALIFORNIA, 9503216803/01/221/4" = 1'-0"1SECTION1/4" = 1'-0"3SECTIONKEYNOTES1 REMOVE EXISTING ROOF AND CEILING A SHOWN2 NEW ROOF, REFER TO ROOF PLAN3 NEW FLOOR4 EXISTING FLOOR5 REMOVE EXISTING LANDING6 EXISTING / FINISH GRADE; NO GRADING WORK ISPROPOSED IN THIS PROJECT7 EXISTING LANDING TO REMAIN8 DECAORATIVE DORMERREVISIONS1/4" = 1'-0"2SECTION
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