Item 4 - Staff Report and Exhibits 1 to 13
PREPARED BY: Erin Walters
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: 05/11/2022 ITEM NO: 4
DATE: May 6, 2022
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Technical Demolition of an Existing Single-Family
Residence and Construction of a New Single-Family Residence on Property
Zoned R-1:8. Located at 16668 Shannon Road. APN 532-05-002.
Architecture and Site Application S-21-039. PROPERTY
OWNERS/APPLICANTS: Peter and Cheri Binkley. PROJECT PLANNER: Erin
Walters.
RECOMMENDATION:
Denial.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:8
Applicable Plans & Standards: General Plan, Residential Design Guidelines
Parcel Size: 15,392 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 12 SUBJECT: 16668 Shannon Road/S-21-039 DATE: May 6, 2022
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction or Conversion of
Small Structures.
FINDINGS:
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures.
The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
The project is in compliance with the Residential Design Guidelines.
CONSIDERATIONS:
As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The project site is located on the south side of Shannon Road approximately 83 feet west of
Englewood Avenue (Exhibit 1). The subject property is 15,392 square feet and developed with
a single-story, 1,806-square foot single-family residence with an attached 500-square foot
garage.
On May 3, 2021, the applicant submitted a Minor Residential Development application (MR-21-
011) for the construction of a second story addition to an existing single-family residence. After
review by staff and the Consulting Architect, it was determined that the proposed project
would result in a major change of architecture style and would result in the largest house in
terms of square footage in the immediate neighborhood, which requires an Architecture and
Site application.
On December 2, 2021, the applicant submitted an Architecture and Site application (S-21-039)
for a revised project with a proposed technical demolition of the existing house and
construction of a new two-story single-family residence.
PAGE 3 OF 12 SUBJECT: 16668 Shannon Road/S-21-039 DATE: May 6, 2022
BACKGROUND (continued):
On March 15, 2022, Accessory Dwelling Unit Permit (D-22-010) was approved to construct a
new detached 810-square foot Accessory Dwelling Unit (ADU) to be located at the rear of the
subject property.
The project is being considered by the Planning Commission due to the project proposing the
largest house in terms of square footage in the immediate neighborhood.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is 15,392 square feet, located on the south side of Shannon Road
approximately 83 feet west of Englewood Avenue (Exhibit 1). The property is developed
with a single-family residence and attached garage. Single-family residential development
surrounds the property.
B. Project Summary
The applicant proposes to technically demolish the existing house and constructing a new
3,420-square foot, two-story single-family residence with an attached 715-square foot
three-car garage, and 450 square-feet of below grade square footage (Exhibit 13). The
project is considered a “technical demolition” as the project proposes to remove more than
fifty (50) percent of the exterior wall framing. Pursuant to Town Code Section 29.10.020
demolition of non-historic structures means removal of more than fifty (50) percent of the
exterior walls. The proposed residence would be the largest in terms of square footage in
the immediate neighborhood.
The applicant is also proposing a 500-square foot attached Junior ADU on the second floor
of the proposed residence. The proposed Junior ADU is not part of this application and will
be
reviewed under a separate ministerial application.
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 for the property. Additionally, the proposed
residence is in compliance with height, setbacks, building coverage, and on-site parking
requirements. No exceptions are requested.
PAGE 4 OF 12 SUBJECT: 16668 Shannon Road/S-21-039 DATE: May 6, 2022
DISCUSSION:
A. Architecture and Site Analysis
The applicant is proposing to technically demolish the existing one-story 1,806 square foot
ranch style residence and 500-square foot attached garage.
The applicant proposes the construction of a simplified Mediterranean style two-story
single-family home with 3,420 square feet of house floor area, 450 square feet of below
grade square footage, and a 715-square foot attached three car garage. The height of the
proposed building would be approximately 26 feet, 5 inches where a maximum of 30 feet is
allowed. The applicant has provided a Project Description and a Letter of Justification
summarizing the project (Exhibit 4). The proposed Development Plans are included in
Exhibit 13.
The applicant is also proposing a 500-square foot attached Junior ADU on the second floor
of the proposed residence. Per State law the proposed Junior ADU is not part of this
application and will be reviewed under a separate ministerial ADU Permit application.
However, as shown in the table below, the approved detached ADU (890 square feet), plus
the proposed Junior ADU (500 square feet) exceeds the 10 percent bonus square footage
allowed for ADUs, and therefore 110 square feet counts toward the maximum house floor
area, listed below as “Countable Junior ADU Square Footage.”
A summary of the floor area for the existing residence and proposed residence is included
below:
Floor Area
Existing SF Proposed SF Maximum Allowed SF
Main House - 1st Floor 1,806 2,480
Main House - 2nd Floor 0 750
Attic 0 80
Countable Junior ADU Square Footage 0 110*
Below Grade Square Footage 0 450 Exempt
Total 1,806 3,420 4,108
Attached Garage 500 715 1,091
Detached ADU 0 810 Max size 1,200
Attached Junior ADU 0 500 Max size 500
ADU Total 0 1,310 -110
countable
SF*= 1,200
10% ADU increase –
1,200 Max Total
PAGE 5 OF 12 SUBJECT: 16668 Shannon Road/S-21-039 DATE: May 6, 2022
DISCUSSION (continued):
The proposed project materials include smooth stucco walls; concrete roof tiles; wood
columns and iron railings at the rear seconds story balcony; wood trim; metal and glass
front door; and wood sectional garage doors. The Color and Materials Board is included as
Exhibit 5.
B. Building Design
Minor Residential Development Permit Application – Two-Story Addition
On July 22, 2021, Town’s Consultant Architect reviewed the proposed two-story addition to
an existing single-family residence for Minor Residential Development Permit application
(Exhibit 7). The two-story addition proposed at total of 4,033 square feet.
The Town’s Consulting Architect stated that the project consists of a significant increase of
the existing house on the site, and a major change in architectural style. The site is
relatively large, and surrounded by other similar sized parcels, some which have seen the
addition of larger homes. The Consulting Architect stated that overall, the proposed design
is well done with substantial integrity on all sides (Exhibit 7). The architect stated that the
proposed design would have taller elements near the front setback line than the other new
larger homes nearby, but the house would be setback forty feet.
The Consulting Architect made the following six recommendations:
1. Extend projecting base consistently around all sides of house;
2. Select windows that have sash widths consistent with the scale of the house (e.g.
vinal cover wood), and recess windows from exterior wall face;
3. Reassess all window trim sizes to be consistent, and of a size appropriate to the
scale of the house and each window;
4. Consider cast stone trim instead of stucco-covered foam for a higher quality of
finish at the windows and other projecting trim;
5. For windows showing divided panes, use true or simulated divided light, and
6. Add substantial landscaping in the driveway island similar to that which existed
previously.
Due to the major change in architectural style of the proposed residence and the project
resulting in the largest square footage in the immediate neighborhood the project required
an Architecture and Site application.
PAGE 6 OF 12 SUBJECT: 16668 Shannon Road/S-21-039 DATE: May 6, 2022
DISCUSSION (continued):
Architecture and Site Application – New Two-Story Residence
The applicant applied for an Architecture and Site application and resubmitted a revised
design for a technical demolition of the existing house, to construct a new two-story
residence with an attached three car garage, below grade square footage, and an attached
Junior ADU on the second floor. The Junior ADU is not part of this review. Figure 1 and
Figure 2 below compare the front elevations of the original two-story addition design and
the revised new two-story residence design.
Figure 1.
Original Minor Residential Permit Application
New Second Story Addition
Proposed Square Feet: 4,033 s.f.
Figure 2.
Revised Design- Architecture and Site Application
New Two-Story Residence
Proposed Square Feet: 3,420 s.f.
The revised two-story residence was reduced in size by 613 square feet for compatibility
with the immediate neighborhood. The revised project adds a 500-square foot attached
Junior ADU occupying the rear left portion of the second floor, which is not a part of this
review.
On December 16, 2021, the Town’s Consulting Architect reviewed the new two-story
residence for Architecture and Site application (Exhibit 8). The Town’s Consulting Architect
restated that overall, the proposed design is well done with substantial integrity on all sides.
That the proposed design would be smaller in floor area and building mass than the initial
design reviewed in July 2021. The Consulting Architect found that the design does a much
better job of relating to the immediate neighborhood, and the front façade would be
softened by substantial articulation, and an emphasis on the first-floor roof eave line.
The Consulting Architect made seven recommendations, and they are summarized below.
The applicant’s response to each recommendation follows in italics and are included in
Exhibit 9.
1. Simplify the front façade by eliminating the second-floor bay window and match other
rectangle windows.
PAGE 7 OF 12 SUBJECT: 16668 Shannon Road/S-21-039 DATE: May 6, 2022
DISCUSSION (continued):
• The front façade was simplified as recommended by removing the bay window in
favor of a rectangular window.
2. Raise the first-floor eave on the front and right-side elevation to provide a common
eave line height.
• The first-floor eave heights were changed to have a common eave height.
3. Refine the rear elevation by using wood columns, beams, bases, and column caps in lieu
of the proposed stucco. Also, open up the sides of the second-floor balcony.
• The rear balcony now has wood beams in lieu of stucco as recommended and the
sides were opened.
4. Provide uniform eave heights around all facades.
• Uniform eave heights were adopted.
5. Carry the projecting base consistently around all sides of the structure.
• The projected base was removed instead of carrying it around to all sides as it
became awkward with window placements.
6. Provide additional buffer landscaping, retain the existing landscape area along the right
property line, and use modular driveway paving.
• The existing driveway is not changing. The applicant has planted new trees in the
front landscaping area.
7. Use casement windows with wood trim and if the applicant desires divided light
windows on the front façade, they should be repeated on other facades.
• Windows were updated to be turn and tilt to maximize environmentally friendly
air ventilation. The window will not be divided.
The applicant has addressed all of the Consulting Architect’s recommendations with the
exception of using modular driveway paving. The applicant will not be modifying the
existing driveway.
C. Neighborhood Compatibility
The subject property is 15,392 square feet and the maximum allowable floor area is 4,108
square feet for the residence and accessory structures, and 1,091 square feet for the
garage. The maximum allowable Floor Area Ratio (FAR) for the residence and any accessory
structure is 0.26. The table on the following page reflects the current conditions of the
residences in the immediate neighborhood based on County records and the proposed
project.
PAGE 8 OF 12 SUBJECT: 16668 Shannon Road/S-21-039 DATE: May 6, 2022
DISCUSSION (continued):
FAR Comparison - Neighborhood Analysis
Address Zoning Residential
SF*
Garage
SF
Total
SF**
Lot Area
SF
Residential
FAR
No. of
Stories
16689 Shannon Road R-1:8 1,280 360 1,640 9,265 0.14 1
16675 Shannon Road R-1:8 2,727 503 3,230 9,833 0.28 2
16667 Shannon Road R-1:8 1,634 437 2,071 9,229 0.18 1
16653 Shannon Road R-1:8 2,600 560 3,160 10,035 0.26 1
16639 Shannon Road R-1:8 2,128 482 2,610 8,037 0.26 1
16690 Shannon Road R-1:8 1,988 484 2,472 12,331 0.16 1
16680 Shannon Road R-1:8 2,803 962 3,765 16,387 0.17 2
16301 Englewood Ave. R-1:20 2,139 480 2,619 13,023 0.16 1
16302 Englewood Ave. R-1:20 2,788 534 3,322 14,299 0.19 1
16668 Shannon Road (P) R-1:8 3,420 715 4,135 15,392 0.22 2
16668 Shannon Road (E) R-1:8 1,806 500 2,306 15,392 0.12 1
* Residential square footage does not include garages.
**The total square footage numbers do not include below grade square footage.
The property sizes within the immediate neighborhood range from 8,037 square feet to
16,387 square feet. Based on Town and County records, the residences in the immediate
neighborhood range in size from 1,280 square feet to 2,803 square feet. The FAR of the
residences in the immediate neighborhood range from 0.14 to 0.28. The applicant is
proposing a 3,420-square foot residence and a FAR of 0.22 on a 15,392-square foot parcel.
The proposed project would be the largest residence in terms of square footage by 617
square feet. The proposed project would not be the largest FAR in the immediate
neighborhood.
The applicant has provided a Letter of Justification for the proposed two-story single-family
residence, and justification for neighborhood compatibility (Exhibit 4). The applicant states
that there are other two-story homes in the immediate neighborhood. The Town’s
Residential Design Guidelines define the immediate neighborhood as the two residences
located on each side of the subject property and the five residences located across the
street. The applicant describes that the subject property is larger than the properties
located across the street on Shannon Road, located within the immediate neighborhood.
The applicant provides an example of a larger lot located behind the subject house at 16317
Englewood located outside of the defined immediate neighborhood with a building size of
3,203 square feet, similar to the proposed project. The applicant initially designed the two-
story addition to almost the maximum allowable FAR of 4,033 square feet, but have since
reduced the project to 3,420 square feet.
The applicants describe that although the proposed residence is the largest square footage
in the immediate neighborhood by 617 square feet it is not over the maximum allowable
PAGE 9 OF 12 SUBJECT: 16668 Shannon Road/S-21-039 DATE: May 6, 2022
DISCUSSION (continued):
FAR or the largest FAR in the immediate neighborhood. The proposed square footage will
accommodate the applicant’s home offices and provide extra space for grandparents to
stay to provide childcare during the applicant’s work hours.
The applicants describe how the building setbacks and roof line soften the mass of the
second story. The proposed house is set back approximately 16 feet further than the
adjacent residences. The front setback, overall lot size, and front landscaping reduce the
size and appearance from Shannon Road making it compatible with the neighborhood.
D. Tree Impacts
The Town’s Arborist prepared a report for the site and made recommendations for the
project (Exhibit 10). The applicant is not proposing to remove any existing on-site trees and
all trees are proposed to remain and be protected. Arborist recommendations for tree
protection have been included in the Conditions of Approval (Exhibit 3).
E. Neighbor Outreach
The applicants have indicated that they have shared the project plans with surrounding
neighbors as outlined in Exhibit 11. The applicants have provided a summary of their
outreach and the neighborhood’s responses. Included in the outreach summary is a letter
of support from a neighbor.
F. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures.
PUBLIC COMMENTS:
Story poles and signage were installed on the site and written notice was sent to property
owners and tenants located within 300 feet of the subject property. At time of preparation of
this report, four public comments in support of the project have been received (Exhibit 12).
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application for the technical
demolition of an existing single-family residence and the construction of a new two-story
PAGE 10 OF 12 SUBJECT: 16668 Shannon Road/S-21-039 DATE: May 6, 2022
CONCLUSION (continued):
single-family residence. The proposed residence would be the largest in terms of square
footage by 617 square feet in the immediate neighborhood. The proposed project is not
the largest FAR in the immediate neighborhood. The project is in compliance with the
objective standards of the Town Code related to allowable floor area, height, setbacks, lot
coverage, and on-site parking requirements. The project was reviewed by the Town’s
Consulting Architect who provided recommendations to address the consistency of the
project with the Residential Design Guidelines. The applicant addressed all of the Town’s
Consulting Architect’s recommendations with the exception of modifying the existing
driveway material. The project is consistent with the Zoning and General Plan Land Use
designation for the property. The application was referred to the Planning Commission
because the residence would be the largest in terms of square footage in the immediate
neighborhood.
The applicant has provided a Project Description and Letter of Justification for the proposed
two-story residence, describing the design’s compatibly with the immediate neighborhood
and positive neighborhood feedback (Exhibit 4).
B. Recommendation
Based on the analysis above, staff recommends denial of the Architecture and Site
application based on concerns related to size, neighborhood compatibility, and consistency
with the Residential Design Guidelines, as discussed in this report.
C. Alternatives
Alternatively, the Commission can:
1. Approve the application by taking the following actions:
a. Make the finding that the proposed project is categorically exempt pursuant to the
adopted Guidelines for the Implementation of the California Environmental Quality
Act, Section 15303: New Construction or Conversion of Small Structures (Exhibit 2);
b. Make the findings as required by Section 29.10.09030(e) of the Town Code for the
demolition of existing structures (Exhibit 2);
c. Make the finding that the project complies with the objective standards of Chapter
29 of the Town Code (Zoning Regulations) (Exhibit 2);
d. Make the finding required by the Town’s Residential Design Guidelines that the
project complies with the Residential Design Guidelines (Exhibit 2);
e. Make the considerations as required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application (Exhibit 2); and
f. Approve Architecture and Site application S-21-039 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 13.
PAGE 11 OF 12 SUBJECT: 16668 Shannon Road/S-21-039 DATE: May 6, 2022
CONCLUSION (continued):
2. Approve the applications with additional and/or modified conditions; or
3. Continue the matter to a date certain with specific direction.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Project Description and Letter of Justification, dated April 20, 2022
5. Color and Materials Board
6. Site Photographs
7. Consulting Architect’s Report, dated July 22, 2021
8. Consulting Architect’s Report, dated March 22, 2021
9. Applicant’s response to the recommendations of the Consulting Architect, March 2, 2022
10. Town Arborist’s Report, dated April 28, 2022
11. Applicant’s Outreach Summary, dated March 1, 2022
12. Public Comments
13. Development Plans
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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 – May 11, 2022
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
16668 Shannon Road
Architecture and Site Application S-21-039
Requesting Approval for Technical Demolition of an Existing Single-Family Residence and
Construction of a New Single-Family Residence on Property Zoned R-1:8. APN 532-05-002.
PROPERTY OWNERS/APPLICANTS: Peter and Cheri Binkley
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 15301, Existing
Facilities and 15303, New Construction.
Required finding for the demolition of existing structures:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures:
1. The Town's housing stock will be maintained as the single-family residence will be replaced.
2. The existing structure has no architectural or historical significance and is in poor condition.
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structures was considered.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
Required compliance with the Residential Design Guidelines:
■ The project is in compliance with the Residential Design Guidelines. The project was
reviewed by the Town’s Consulting Architect who noted that the proposed design is well
designed with substantial integrity on all sides. The Town’s Consulting Architect made
recommendations to improve the consistency of the project with the Residential Design
Guidelines and the applicant has responded to all recommendations with the exception
of using modular driveway paving. The applicant will not be modifying the existing
driveway.
CONSIDERATIONS
Required considerations in review of Architecture and Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
EXHIBIT 2
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PLANNING COMMISSION –May 11, 2022
CONDITIONS OF APPROVAL
16668 Shannon Road
Architecture and Site Application S-21-039
Requesting Approval for Technical Demolition of an Existing Single-Family Residence and
Construction of a New Single-Family Residence on Property Zoned R-1:8. APN 532-05-
002.
PROPERTY OWNERS/APPLICANTS: Peter and Cheri Binkley
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or modifications
to the approved plans and/or business operation shall be approved by the Community
Development Director, DRC or the Planning Commission depending on the scope of the
changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section
29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Prior to final occupancy all exterior lighting shall be kept to a minimum
and shall be down directed fixtures that will not reflect or encroach onto adjacent properties.
All exterior lighting shall utilize shields so that no bulb is visible and to ensure that the light is
directed to the ground surface and does not spill light onto neighboring parcels or produce
glare when seen from nearby homes. No flood lights shall be used unless it can be
demonstrated that they are needed for safety or security.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any protected trees to be
removed, prior to the issuance of a building or grading permit.
5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan and must remain on the site.
6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations
identified in the April 28, 2022, Town Arborist’s report. These recommendations must be
incorporated in the building permit plans, and completed prior to issuance of a building permit
where applicable. A Compliance Memorandum shall be prepared by the applicant and
submitted with the building permit application detailing how the recommendations have or
will be addressed.
7. TREE FENCING: Protective tree fencing, and other protection measures shall be placed at the
drip line of existing trees prior to issuance of demolition and building permits and shall remain
through all phases of construction. Include a tree protection plan with the construction plans.
8. TREE REPLACEMENT: Prior to issuance of final occupancy replacement trees must be planted.
9. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must
be landscaped.
11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
requirements of the Town of Los Gatos Water Conservation Ordinance or the State Water
EXHIBIT 3
Efficient Landscape Ordinance, whichever is more restrictive. Submittal of a Landscape
Documentation Package pursuant to WELO is required prior to issuance of a building permit. A
review fee based on the current fee schedule adopted by the Town Council is required when
working landscape and irrigation plans are submitted for review. A completed WELO
Certificate of Completion is required prior to final inspection/certificate of occupancy.
12. STORY POLES: The story poles on the project site shall be removed within 30 days of approval
of the Architecture & Site application.
13. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any
applicant who receives a permit or entitlement from the Town shall defend, indemnify, and
hold harmless the Town and its officials in any action brought by a third party to overturn, set
aside, or void the permit or entitlement. This requirement is a condition of approval of all such
permits and entitlements whether or not expressly set forth in the approval and may be
secured to the satisfaction of the Town Attorney.
14. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
15. PERMITS REQUIRED: Building Permit is required for the renovation and addition of the existing
single-family residence and attached garage. An additional Building Permit will be required for
the PV System if the system is required by the California Energy Code. The proposed ADU
shown on the plans will require a separate permit but is not part of this preliminary review.
16. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as
of January 1, 2020, are the 2019 California Building Standards Code, California Code of
Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes.
17. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the cover
sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted
with the building permit application detailing how the Conditions of Approval will be
addressed.
18. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
19. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
20. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing
foundation and retaining wall design recommendations, shall be submitted with the Building
Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in
soils mechanics.
21. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project Building Inspector at foundation inspection. This
certificate shall certify compliance with the recommendations as specified in the Soils Report,
and that the building pad elevations and on-site retaining wall locations and elevations have
been prepared according to the approved plans. Horizontal and vertical controls shall be set
and certified by a licensed surveyor or registered Civil Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
22. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must
be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet.
23. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer
backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a
backwater valve is required and the location of the installation. The Town of Los Gatos
Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage
piping serving fixtures that have flood level rims less than 12 inches above the elevation of the
next upstream manhole.
24. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies.
25. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the
Architect or Engineer of Record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the Building Permit. The Town Special
Inspection form must be completely filled-out and signed by all requested parties prior to
permit issuance. Special Inspection forms are available from the Building Division Service
Counter or online at www.losgatosca.gov/building.BLUEPRINT FOR A CLEAN BAY SHEET: The
Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size
same as submitted drawings) shall be part of the plan submittal as the second page. The
specification sheet is available at the Building Division Service Counter for a fee of $2 or at ARC
Blueprint for a fee or online at www.losgatosca.gov/building.
26. APPROVALS REQUIRED: The project requires the following departments and agencies approval
before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
27. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform
to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-
related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris
shall not be washed into storm drainage facilities. The storing of goods and materials on the
sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the
Engineering Division of the Parks and Public Works Department. The Owner and/or Applicant's
representative in charge shall be at the job site during all working hours. Failure to maintain the
public right-of-way according to this condition may result in the issuance of correction notices,
citations, or stop work orders and the Town performing the required maintenance at the Owner
and/or Applicant's expense.
28. APPROVAL: This application shall be completed in accordance with all the conditions of
approval listed below and in substantial compliance with the latest reviewed and approved
development plans. Any changes or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer.
29. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1
(Construction Plan Requirements) of the Town’s Engineering Design Standards, which are
available for download from the Town’s website.
30. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Owner/Applicant to obtain any necessary encroachment permits from
affected agencies and private parties, including but not limited to, Pacific Gas and Electric
(PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of
Transportation (Caltrans). Copies of any approvals or permits must be submitted to the Town
Engineering Division of the Parks and Public Works Department prior to releasing any permit.
31. PUBLIC WORKS INSPECTIONS: The Owner and/or Applicant or their representative shall notify
the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure
to do so will result in penalties and rejection of any work that occurred without inspection.
32. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner and/or Applicant or their
representative shall repair or replace all existing improvements not designated for removal
that are damaged or removed because of the Owner and/or Applicant or their representative's
operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways,
signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be
repaired and replaced to a condition equal to or better than the original condition. Any new
concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is
displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense
and no additional compensation shall be allowed therefore. Existing improvement to be
repaired or replaced shall be at the direction of the Engineering Construction Inspector and
shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements
identified by the Engineering Construction Inspector shall be completed before the issuance of
a certificate of occupancy. The Owner and/or Applicant or their representative shall request a
walk-through with the Engineering Construction Inspector before the start of construction to
verify existing conditions.
33. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at
all times during construction.
34. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or
sidewalk requires an encroachment permit. Special provisions such as limitations on works
hours, protective enclosures, or other means to facilitate public access in a safe manner may
be required.
35. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The Owner
and/or Applicant’s project engineer shall notify, in writing, the Town Engineer at least seventy-
two (72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final “as-built” plans.
36. PLANS AND STUDIES: Any studies imposed by the Planning Commission or Town Council shall
be funded by the Owner and/or Applicant.
37. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event that,
during the production of construction drawings and/or during construction of the plans
approved with this application by the Deciding Body, it is determined that a grading permit
would be required as described in Chapter 12, Article II (Grading Permit) of the Town Code of
the Town of Los Gatos, an Architecture and Site Application would need to be submitted by the
Owner/Applicant for review and approval by the Development Review Committee prior to
applying for a grading permit.
38. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits, the
Owner and/or Applicant shall: a) design provisions for surface drainage; and b) design all
necessary storm drain facilities extending to a satisfactory point of disposal for the proper
control and disposal of storm runoff; and c) provide a recorded copy of any required
easements to the Town.
39. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the
issuance of a grading permit/building permit.
40. PRECONSTRUCTION MEETING: Prior to the commencement of any site work, the general
contractor shall:
a. Along with the Owner and/or Applicant, attend a pre-construction meeting with the
Town Engineer to discuss the project conditions of approval, working hours, site
maintenance and other construction matters;
b. Acknowledge in writing that they have read and understand the project conditions
of approval and will make certain that all project sub-contractors have read and
understand them as well prior to commencing any work, and that a copy of the
project conditions of approval will be posted on-site at all times during construction.
41. RETAINING WALLS: A building permit, issued by the Building Department, located at 110 E.
Main Street, may be required for site retaining walls. Walls are not reviewed or approved by
the Engineering Division of Parks and Public Works during the grading permit plan review
process.
42. WATER METER: The existing water meter, currently located within the Shannon Road right-of-
way, shall be relocated within the property in question, directly behind the public right-of-way
line. The Owner and/or Applicant shall repair and replace to existing Town standards any
portion of concrete flatwork within said right-of-way that is damaged during this activity prior
to issuance of a certificate of occupancy.
43. SANITARY SEWER CLEANOUT: A sanitary sewer cleanout shall be located within the property in
question, within one (1) foot of the property line per West Valley Sanitation District Standard
Drawing 3, or at a location specified by the Town. The Owner and/or Applicant shall repair and
replace to existing Town standards any portion of concrete flatwork within said right-of-way
that is damaged during this activity prior to issuance of a certificate of occupancy.
44. PUBLIC IMPROVEMENTS: In the event that construction commences prior to the Town’s
Shannon Road Pedestrian and Bikeway improvement project, the following improvements shall
be installed by the Owner and/or Applicant. Plans for those improvements shall be prepared
by a California registered civil engineer, reviewed and approved by the Town before the
issuance of any grading or building permits. The improvements must be completed and
accepted by the Town before a Certificate of Occupancy for any new building can be issued.
a. Shannon Road: Curb, gutter, sidewalk and landscape strip; 2” overlay from the
centerline to the southwestern lip of gutter, or alternative pavement restoration
measure as approved by the Town Engineer.
45. TRENCHING MORATORIUM: In the event that construction is completed during/after the Town’s
Shannon Road Pedestrian and Bikeway improvement project, trenching within a newly paved
street will be allowed subject to the following requirements:
a. The Town standard “T” trench detail shall be used.
b. A Town-approved colored controlled density backfill shall be used.
c. All necessary utility trenches and related pavement cuts shall be consolidated to
minimize the impacted area of the roadway.
d. The total asphalt thickness shall be a minimum of three (3) inches, meet Town
standards, or shall match the existing thickness, whichever is greater. The final lift
shall be 1.5-inches of one-half (½) inch medium asphalt. The initial lift(s) shall be
of three-quarter (¾) inch medium asphalt.
e. The Contractor shall schedule a pre-paving meeting with the Town Engineering
Construction Inspector the day the paving is to take place.
f. A slurry seal topping may be required by the construction inspector depending
their assessment of the quality of the trench paving. If required, the slurry seal
shall extend the full width of the street and shall extend five (5) feet beyond the
longitudinal limits of trenching. Slurry seal materials shall be approved by the
Town Engineering Construction Inspector prior to placement. Black sand may be
required in the slurry mix. All existing striping and pavement markings shall be
replaced upon completion of slurry seal operations. All pavement restorations
shall be completed and approved by the Inspector before occupancy.
46. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works
Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate of
Occupancy until all required improvements within the Town’s right-of-way have been
completed and approved by the Town.
47. GREEN INFRASTRUCTURE MEASURES: Projects which propose work within the Town’s right-of-
way, including but not limited to pavement restoration, street widening, construction of curb,
gutter and/or sidewalk, right-of-way dedication, etc., will be evaluated by Staff to determine its
potential for the implementation of Green Infrastructure measures and associated
improvements.
48. FRONTAGE IMPROVEMENTS: The Owner and/or Applicant shall be required to improve the
project’s public frontage (right-of-way line to centerline and/or to limits per the direction of
the Town Engineer) to current Town Standards. These improvements may include but not
limited to curb, gutter, sidewalk, driveway approach(es), pavement, etc. The improvements
must be completed and accepted by the Town before a Certificate of Occupancy for any new
building can be issued.
49. DRIVEWAY APPROACH: The Owner and/or Applicant shall install one (1) Town standard
residential driveway approach. The new driveway approach shall be constructed per Town
Standard Plans and must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued. New concrete shall be free of stamps, logos,
names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be
removed and replaced at the Contractor’s sole expense and no additional compensation shall
be allowed therefore.
50. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right-of-way
will only be allowed if it does not cause access or safety problems as determined by the Town.
51. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency
services shall be made regarding parking restriction, lane closure or road closure, with
specification of dates and hours of operation.
52. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening
peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
53. p.m.), and at other times as specified by the Director of Parks and Public Works. Cover all
trucks hauling soil, sand and other loose debris.
54. CONSTRUCTION HOURS: All construction activities, including the delivery of construction
materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to
6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, holidays excluded. The Town may
authorize, on a case-by-case basis, alternate construction hours. The Owner and/or Applicant
shall provide written notice twenty-four (24) hours in advance of modified construction hours.
Approval of this request is at discretion of the Town.
55. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m.
to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be
allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five
(85) dBA at twenty-five (25) feet from the source. If the device is located within a structure on
the property, the measurement shall be made at distances as close to twenty- five (25) feet
from the device as possible. The noise level at any point outside of the property plane shall
not exceed eighty-five (85) dBA.
56. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any grading or building
permits, the Owner and/or Applicant’s design consultant shall submit a construction
management plan sheet (full-size) within the plan set that shall incorporate at a minimum the
Traffic Control Plan, Project Schedule, employee parking, construction staging area, materials
storage area, concrete washout and proposed outhouse location(s). Please refer to the Town’s
Construction Management Plan Guidelines document for additional information.
57. WVSD (West Valley Sanitation District): A Sanitary Sewer Clean-out is required for each
property at the property line, within one (1) foot of the property line per West Valley
Sanitation District Standard Drawing 3, or at a location specified by the Town.
58. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood level
rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream
manhole and/or flushing inlet cover at the public or private sewer system serving such
drainage piping shall be protected from backflow of sewage by installing an approved type
backwater valve. Fixtures above such elevation shall not discharge through the backwater
valve, unless first approved by the Building Official. The Town shall not incur any liability or
responsibility for damage resulting from a sewer overflow where the property owner or other
person has failed to install a backwater valve as defined in the Uniform Plumbing Code
adopted by the Town and maintain such device in a functional operation condition. Evidence of
West Sanitation District’s decision on whether a backwater device is needed shall be provided
prior to the issuance of a building permit.
59. BEST MANAGEMENT PRACTICES (BMPs): The Owner and/or Applicant is responsible for
ensuring that all contractors are aware of all storm water quality measures and that such
measures are implemented. Best Management Practices (BMPs) shall be maintained and be
placed for all areas that have been graded or disturbed and for all material, equipment and/or
operations that need protection. Removal of BMPs (temporary removal during construction
activities) shall be replaced at the end of each working day. Failure to comply with the
construction BMP will result in the issuance of correction notices, citations, or stop work
orders.
60. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use porous or pervious pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
61. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to
the Engineering Division of the Parks and Public Works Department. A maximum of two
62. (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is
allowed during the rainy season. Interim erosion control measures, to be carried out during
construction and before installation of the final landscaping, shall be included. Interim erosion
control method shall include, but are not limited to: silt fences, fiber rolls (with locations and
details), erosion control blankets, Town standard seeding specification, filter berms, check
dams, retention basins, etc. Provide erosion control measures as needed to protect
downstream water quality during winter months. The Town of Los Gatos Engineering Division
of the Parks and Public Works Department and the Building Department will conduct periodic
NPDES inspections of the site throughout the recognized storm season to verify compliance
with the Construction General Permit and Stormwater ordinances and regulations.
63. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving
and building construction begin as soon as possible after completion of grading, and by
landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in
use at the construction site. All portions of the site subject to blowing dust shall be watered as
often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-
toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at
construction sites in order to insure proper control of blowing dust for the duration of the
project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers
or by hand as often as deemed necessary by the Town Engineer, or at least once a day.
Watering associated with on-site construction activity shall take place between the hours of 8
a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the
effects of blowing dust. All public streets soiled or littered due to this construction activity
shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the
Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous
gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose
debris shall be covered.
64. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions,
the following the Bay Area Air Quality Management District (BAAQMD)-recommended basic
construction measures shall be included in the project’s grading plan, building plans, and
contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day, or otherwise kept dust-
free.
b. All haul trucks designated for removal of excavated soil and demolition debris from
site shall be staged off-site until materials are ready for immediate loading and
removal from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be
covered.
d. As practicable, all haul trucks and other large construction equipment shall be
staged in areas away from the adjacent residential homes.
e. All visible mud or dirt track-out onto adjacent public roads shall be removed using
wet power vacuum street sweepers at least once a per day, or as deemed
appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on-
site track-out control device is also recommended to minimize mud and dirt-track-
out onto adjacent public roads.
f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour.
g. All driveways and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used.
h. Post a publicly visible sign with the telephone number and person to contact at the
lead agency regarding dust complaints. This person shall respond and take
corrective action within forty-eight (48) hours. The Air District’s phone number shall
also be visible to ensure compliance with applicable regulations. Please provide the
BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334-
ODOR (6367).
i. All excavation, grading, and/or demolition activities shall be suspended when
average wind speeds exceed twenty (20) miles per hour.
j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in
disturbed areas as soon as possible and watered appropriately until vegetation is
established.
65. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading
or building permits, all pertinent details of any and all proposed stormwater management
facilities, including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls,
infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted
plans, reviewed by the Engineering Division of the Parks and Public Works Department, and
approved for implementation.
66. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the
CASQA Stormwater Best Management Practices Handbooks for Construction Activities and
New Development and Redevelopment, the Town's grading and erosion control ordinance, and
other generally accepted engineering practices for erosion control as required by the Town
Engineer when undertaking construction activities.
67. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. On-site drainage systems for all projects shall include one of the
alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include
storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to
vegetated areas and use of permeable surfaces. No improvements shall obstruct or divert
runoff to the detriment of an adjacent, downstream or down slope property.
68. http://www.scvurppp-w2k.com/nd_wp.shtml?zoom_highlight=BIOTREATMENT+SOIL.
69. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and homeowner
to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis.
Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town’s storm
drains.
70. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the
course of construction. All construction shall be diligently supervised by a person or persons
authorized to do so at all times during working hours. The Owner and/or Applicant's
representative in charge shall be at the job site during all working hours. Failure to maintain
the public right-of-way according to this condition may result in penalties and/or the Town
performing the required maintenance at the Owner and/or Applicant's expense.
71. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be
issued simultaneously.
72. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
73. GENERAL: Review of this Developmental proposal is limited to acceptability of site access,
water supply and may include specific additional requirements as they pertain to fire
department operations, and shall not be construed as a substitute for formal plan review to
determine compliance with adopted model codes. Prior to performing any work, the applicant
shall make application to, and receive from, the Building Department all applicable
construction permits.
74. FIRE SPRINKLERS REQUIRED: An automatic residential fire sprinkler system shall be installed in
one- and two-family dwellings as follows: 1) In all new one- and two-family dwellings and in
existing one- and two-family dwellings when additions are made that increase the building
area to more than 3,600 SF whether by increasing the area of the primary residence or by
creation of an attached Accessory Dwelling Unit. 2) In all new basements and in existing
basements that are expanded by more than 50%. 3) In all attached ADUs, additions or
alterations to an existing one- and two-family dwelling that have an existing fire sprinklers.
Exception: One or more additions made to a building after January 1, 2011 that does not total
more than 1,000 square feet of building area and meets all access and water supply
requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code. Make a note
on sheet A1.0 that sprinklers will be installed and as a deferred submittal during building
permit.
75. REQUIRED FIRE FLOW: (Letter received) The minimum require fireflow for this project is 1000
Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of
automatic fire sprinklers per CFC [903.3.1.3] Provide a fire flow letter from a local water
purveyor confirming the required fire flow of 1000 GPM @ 20 psi residual from a fire hydrant
located within 600' of the farthest exterior corner of the structure is required. Contact your
local water purveyor (San Jose Water) for details on how to obtain the fire flow letter.
76. ADDRESS IDENTIFICATION New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly legible
and visible from the street or road fronting the property. These numbers shall contrast with
their background. Where required by the fire code official, address numbers shall be provided
in additional approved locations to facilitate emergency response. Address numbers shall be
Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm)
high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a
private road and the building cannot be viewed from the public way, a monument, pole or
other sign or means shall be used to identify the structure. Address numbers shall
be maintained. CFC Sec. 505.1.
77. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from contamination
caused by fire protection water supplies. It is the responsibility of the applicant and any
contractors and subcontractors to contact the water purveyor supplying the site of such
project, and to comply with the requirements of that purveyor. Such requirements shall be
incorporated into the design of any water-based fire protection systems, and/or fire
suppression water supply systems or storage containers that may be physically connected in
any manner to an appliance capable of causing contamination of the potable water supply of
the purveyor of record. Final approval of the system(s) under consideration will not be granted
by this office until compliance with the requirements of the water purveyor of record are
documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5
and Health and Safety Code 13114.7.
78. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp.
33.
79. GENERAL: This review shall not be construed to be an approval of a violation of the provisions
of the California Fire Code or of other laws or regulations of the jurisdiction. A permit
presuming to give authority to violate or cancel the provisions of the fire code or other such
laws or regulations shall not be valid. Any addition to or alteration of approved construction
documents shall be approved in advance. [CFC, Ch.1, 105.3.6]
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4/20/22
Updated Letter of Justification
To whom it may concern,
We live at 16668 Shannon Road (APN 532-05-002), and would like to remodel the home
which will requires a tech demo per the Planning Dept. The lot is 15,392 sq feet with less
than 1% slope. The house was built in 1957. The yard was very overgrown with dried Juniper,
Oleander, Bamboo and Ivy that we have slowly been removing for future landscaping as it
was a fire hazard. The current home needs a new roof as it is very old shake (another fire
hazard) and at the end of its life span. It also needs single pane windows replaced,
improved insulation, grounded electrical work, and other repairs, including repairs to walls
where stucco reaches the ground and many cracked windows.
We have lived in Los Gatos for 12 years, and absolutely love this town! Our roots here go
deep, as Peter grew up in Saratoga and his father graduated from Los Gatos High School in
1958. We moved to this house recently because it had a larger s outh facing lot for
gardening, with great solar power potential, and a location that allows Peter to bicycle
commute, and the kids to bike to school. We hope to make our forever home here in this
spot.
Environmentalists at heart, we hope to build a home that is efficient, uses solar energy
(hopefully enough to power the home and a couple of electric vehicles), and uses greywater
for irrigation. We also hope to enlarge the garage a bit to make space for a family of bikes
that we use for our day-to-day transportation, while still having two vehicles in the garage.
Our current “two car” garage is too narrow to functionally fit 2 cars. We feel that garaging
our bikes is also important for ease of access and encouraging our use of bikes for
commuting and getting to school.
The planning department brought up concerns about the 3 car garage element. The allowed
area for the garage is 1,077 sq feet and we are requesting only 715 sq feet. The proposed
width of the garage is 32 feet which is only 8 feet more than a standard 2 car 24 foot
garage. We purpose only 2 openings, one existing, and a 2nd opening set back in order to
reduce the overall appearance. We would like to have this space in order to keep our cars
out of sight and house a family of bikes and scooters. Reducing cars on the sides of the road
and in driveways is more aesthetically pleasing plus it gives more space for children
walking and helps visibility for safety on Shannon Rd., which is a Safe Route to
School. Tucking our cars away in the garage will also allow guests to park in the driveway
rather than the street. Street parking will be limited with the new pedestrian/bikeway
project that is scheduled for this fall on Shannon Road as part of the Connect Los Gatos and
Safe Routes to School initiatives. Many of the older homes in our neighborhood have
garages that are frankly too small to fit two cars. They therefore keep cars in the driveway
and on the side of the road. We think the town is more beautiful when the cars aren't all
lining the streets and filling the driveways. The size and number of cars per household have
drastically increased since the 1950s when these houses were built, and the town planning
department should not be ignoring this significant change, nor ignoring the importa nce of
EXHIBIT 4
making bike commuting more simplified and practical.
We feel a small recessed 2nd garage door is better than a window in that location, since it
helps reduce the mass & scale of the home itself, plus allows for easy access to bikes for
every-day use. Any bike-commuter can testify: it is frustrating to push a bike through
a hinged pedestrian door regularly. Storing bikes in a shed around the back is also not
viable given the difficulty of access and for security reasons given the current cost of b ikes.
We have added the use of trellising and landscaping to help beautify the 2nd garage door.
Furthermore the adjacent property behind us at 16317 Englewood has a 3 car garage facing
our backyard. Looking at the extended neighborhood, this element is present
including examples at: 16428 Englewood and 16373 Englewood. Forward facing three car
garages can be seen along W. La Chiquita at property addresses 16316, 16396, and 16355.
To address the committee's concern about mass & scale, we have changed several elements
and would like to highlight others. First we would like to point out that 2 of 3 of the
adjoining properties are 2 story homes. The FAR of our property is 4,109 sq ft. We initially
requested to build a home closer to 4,000sq feet but have drastically reduce the second
story and home to 3,426 sq feet plus we removed 2 story high rooms on the first floor to
make the second floor smaller. We were asked to compare our home to our “immediate
neighborhood” that includes mostly properties on the north side of Shannon Road that are
on properties much smaller than ours. Our property is over 15,000sq feet and more
appropriate to be compared to the home behind & adjacent to us or to nearby homes on
similar size lots. Below are some of our immediate neighbors lot sizes:
Our lot 15,392 sq feet
16639 Shannon Road 8,001 sq feet
16653 Shannon Road 10,036 sq feet
16667 Shannon Road 9,230 sq feet
16675 Shannon Road 10,000 sq feet
16301 Shannon Road 13,504 sq feet
As you can see above, many of our “immediate neighbors” have lots 5,000 sq feet less than
our lot and therefor not comparable. Our adjacent neighbor behind our property that is not
included as a comparison by the city is a similar sized home of 3,203 sq feet at the property
address of 16317 Englewood.
The newest version of our project is only 600 sq feet larger than our immediate neighbor
with 2,788 sq feet at 16680 Shannon Road. This square footage will allow for home office
spaces that are needed for a family that has 2 working adults in an era where working from
home is encouraged. Also we need the extra space for grandparents to sleep over when we
work late or overnight in the hospital as we are both Emergency Medicine physicians.
We have also decreased the size of the entry and have already added rows of decorative
olive and citrus trees in the driveway island and around the driveway to soften the look of
the home. The second story will be set back from the bottom floor – 12.5 feet set back over
the garage and about 17 feet in the middle. The first floor roof line softens the mass of the
second story. Other 2nd story design elements such as side set backs are included in the
design. We would also like the committee to consider that our home is set back up to 16.5
feet further than others in our immediate neighborhood. For example our home is 67 feet
from the middle of Shannon Rd, while by comparison, 16667 Shannon Road is 50.5 feet from
center of road, and 16675 Shannon Road is 54 feet back. Keeping this set back will greatly
reduce the size and appearance of the home and allow room for landscaping to obscure the
house.
Other second story homes in our immediate neighborhood were completed prior to being
annexed into the city. Therefore, the second stories of some of these homes were pushed to
one side of the home. Per Los Gatos, design guidelines we have the second story set back
from the front and both sides.
The Planning Committee's architectural review by Cannon Design Group notes that, in regard
to our immediate neighborhood, "newer homes [have] 2 stories and greater floor area than
the older homes." We feel that our home will fit the neighborhood in that regard. Our
intention is to enclose the current front courtyard, and add a second story. The property
across the street at 16675 Shannon Road has similar front entry and mass when viewed
from Magneson Loop. Also the property at 16653 Shannon Road is 4,588 sq feet, uses a
larger portion of the lot, plus is closer to the road at 53 feet. Another example is 16608
Shannon Rd which is 4,147 sq feet and approx 50 feet from the center of Shannon
Road. The next door property 16301 Englewood appears small from Shannon Road but
viewed from Englewood, has a much wider house, 114 feet wide with the garage and is much
closer to the road at only 36 feet from the middle of Englewood. Our proposed project is
only 68'4'' in width and 67 feet from the center of Shannon Road.
Homes in the extended neighborhood that have similar appearing 2nd stories include:
16516 Shannon Road
16457, 16428, 16401, 16373, 16358, 16330 Englewood
16358, 16382, 16394 Robbie Ln
16336 W. La Chiquita
Per the Architectural Review by the Cannon Design Group “The site is relatively large and
surrounded by other similar sized parcels, some of which have recently seen the addition of
larger homes...” and “the proposed design is well done with substantial architectural
integrity on all sides.” Furthermore the review finds “ridge heights of the house would be
similar to other new two story homes in the immediate neighborhood.”
The architectural style of the neighborhood varies quite substantially. Nearby homes range
from Craftsman, Contemporary, to Ultramodern. Our next door neighbors at 16668 Shannon
Road have a Mediterranean styled home, and across the street 16675 Shannon Road is
Modern Farmhouse with metal roofing. We hope to style our home Modern Mediterranean to
fit into this section of Shannon Road and allow for drier landscaping ideas for less water
usage.
We would also like the committee to note our current home at 16668 Shannon Road is a
eclectic collection of different architectural styles already. Although at first glance the home
looks like a California ranch style tract home, it has a large wall enclosing the front
courtyard in a California mission style, window overhangs in the style of Swiss Chalet, and
exterior walls are wooden siding in front of the house, and Mediterranean style stucco on
the sides an rear. Updating the home will allow for a more consistent and beautiful style.
As part of our community outreach efforts, we have spoken to many of our neighbors, many
times, via fliers and in person. So far we have unanimous support from our community. The
home owners directly across the street, at 16667 Shannon Rd. Mr. Varun Shivakumar says
“[it will] improve the look of the street & community and will fit into the neighborhood ” and
at 16675 Shannon Rd. Mrs. Sheila Bony says “two thumbs up”. Our immediate neighbors to
either side also expressed full support. Mrs. Helen Sun at 16680 Shannon Road feels we
“have been attentive to any concerns.” We are continuously discussing the plans with
neighbors and continuing our outreach. Everyone we have spoken to is excited to have this
home updated per our plans.
Thank you for your consideration of our project!
Peter Binkley
917-842-2964
Cheri Binkley
281-543-3041
16668 Shannon Road
Los Gatos, CA.
MATERIAL BOARD
Main Building Color & Garage Doors: Swiss Coffee KM23
By: “Kelly Moore”
Accent Color: Winter Solstice KM5812 (All trims)
By: “Kelly Moore”
Bassal Architecture, 4912 Bradford Place, Rocklin, CA 95765 (916) 435-0605 / (408) 674-2077
EXHIBIT 5
199 Charcoal range Golden eagle profiles
Suggested: Flat Tiles Roof by: Eagle Roofing
WINDOWS:
BLACK ALUMINUM TILT & TURN
Bassal Architecture, 4912 Bradford Place, Rocklin, CA 95765 (916) 435-0605 / (408) 674-2077
Questions? Contact us for assistance at 303.578.0001
Frame Depth = 90mm (3.54”)
NFRC Values:
Fixed
U = 0.16 Btu/(h.ft2.F)
SHGC = up to 0.39
VT = 0.59
Condensation Resistance = 80
Operable
U = 0.18 Btu/(h.ft2.F)
SHGC = up to 0.34
VT = 0.5
Condensation Resistance = 78
CE Values:
Uf = 1.23 W/(m2K)
Ug = 0.53 W/(m2K)
Uw = 0.8 W/(m2K)
Psi = 0.050 W/mK
Thermo Alu90 combines a Passive House level frame with the thin profile of aluminum
for the modern high performance project. The frame is designed to support very large
window sizes. Made in standard triple-pane, low-iron glass.
Interior and Exterior: RAL powder coated, Tactile
Series, and Anodized options.
FINISH OPTIONS
Fixed
Tilt-turn, Tilt-only, Turn-only, Tilt-first
Fixed/Operable combinations
French window opening
Lift-Slide Doors
Entry Doors
CONFIGURATIONS AVAILABLE
HARDWARE
European multi-point locking system with
upto eight locking points on windows and
four points on entry doors. Visible hinges are
standard but concealed hinges are available.
All performance data based on typical assemblies. Discuss specific performance values with a Zola Project Manager
ALUMINUM
THERMO ALU90™
PERFORMANCE
16668 Shannon Rd.
EXHIBIT 6
July 22, 2021
Mr. Diego Mora
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 16668 Shannon Road
Dear Diego:
I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:
Neighborhood Context
The site is located on a large lot with a circular driveway. The nearby parcels are similar in size with newer homes of two
stories and greater floor area than the older houses.. Photographs of the site and immediate neighborhood are shown on
the following page.
EXHIBIT 7
16668 Shannon Road
Design Review Comments
July 22, 2021 Page 2
THE SITE: Current Photo
Parcel to the immediate left
THE SITE: Earlier Photo
House to the immediate right
Nearby house across Shannon Road Nearby house across Shannon Road
Nearby house across Shannon Road Nearby houses across Shannon Road
16668 Shannon Road
Design Review Comments
July 22, 2021 Page 3
ISSUES AND CONCERNS
The project consists of an significant increase in the size of the existing house on the site, and a major change in the archi-
tectural style. The site is relatively large, and surrounded by other similar sized parcels, some of which have recently seen
the addition of larger homes - see aerial photos below.
16668 Shannon Road
Design Review Comments
July 22, 2021 Page 4
Overall, the proposed design is well done with substantial architectural integrity on all sides - see proposed elevations
below.
Proposed Front Elevation
Proposed Rear Elevation
Proposed Left Side Elevation
Proposed Right Side Elevation
16668 Shannon Road
Design Review Comments
July 22, 2021 Page 5
The overall eave and ridge heights of the house would be similar to other new two-story homes in the immediate neigh-
borhood - see streetscape comparisons below.
The proposed design would have taller elements near the front setback line than the other new larger homes nearby, but
the house would be set back forty feet. The front facade would be softened by substantial articulation, and an emphasis
on the first floor roof eave line.
There are just a few issues of concern.
1. The articulated projecting base is appropriate to the architectural style, but does not carry around the sides and rear
of the home which would not be consistent with Residential Design Guideline 3.2.2.
3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear
elevations that are markedly different from the front elevation.
2. Window details are not shown, but from the elevations, there may be some issues.
• The sash widths appear too small for the scale of the proposed house design.
• The window trim appears inconsistent, and in some cases too narrow.
16668 Shannon Road
Design Review Comments
July 22, 2021 Page 6
RECOMMENDATIONS
1. Extend projecting base consistently around all sides of the house.
2. Select windows that have sash widths consistent with the scale of the house (e.g., vinyl cover wood), and recess
windows from the exterior wall face.
3. Reassess all window trim sizes to be consistent, and of a size appropriate to the scale of the house and each window.
4. Consider cast stone trim instead of stucco-covered foam for a higher quality of finish at windows and other project-
ing trim.
16668 Shannon Road
Design Review Comments
July 22, 2021 Page 7
5. For windows showing divided panes, use true or simulated divided lights consistent with Residential Design Guide-
line 3.7.4.
6. Add substantial landscaping in the driveway island similar to that which previously existed - see top two photos
on page 2 and the aerial photos on page 3. This will buffer views to the larger home entry element, and bring the
design back into compliance with Residential Design Guideline 2.4.4.
2.4.4 Limit the use of circular driveways
• Circular driveways are discouraged because they increase the amount of paving in front setbacks.
• Circular driveways may be considered for larger estate lots with wide street frontages where the width of
the total driveway footprint is less than 50 percent of the parcel width.
• Where circular driveways are allowed, substantial landscaping should be provided along the street front,
and special driveway paving materials and/or patterns should be provided.
Diego, I have no other recommendations for change.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
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December 16, 2021
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 16668 Shannon Road
Dear Erin:
I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:
Neighborhood Context
The site is located on a large lot with a circular driveway. The nearby parcels are similar in size with newer homes of two
stories and greater floor area than the older houses in the neighborhood. Photographs of the site and immediate neigh-
borhood are shown on the following page.
EXHIBIT 8
16668 Shannon Road
Design Review Comments
December 16, 2021 Page 2
THE SITE: Current Photo
Parcel to the immediate left
THE SITE: Earlier Photo
House to the immediate right
Nearby house across Shannon Road Nearby house across Shannon Road
Nearby house across Shannon Road Nearby houses across Shannon Road
16668 Shannon Road
Design Review Comments
December 16, 2021 Page 3
PROJECT OVERVIEW
The project consists of an significant increase in the size of the existing house on the site, and a major change in the archi-
tectural style. The site is relatively large, and surrounded by other similar sized parcels, some of which have recently seen
the addition of larger homes - see aerial photos below.
16668 Shannon Road
Design Review Comments
December 16, 2021 Page 4
The overall, the proposed design is well done with substantial architectural integrity on all sides - see proposed elevations
below.
Proposed Front Elevation
Proposed Rear Elevation
Proposed Left Side Elevation
Proposed Right Side Elevation
16668 Shannon Road
Design Review Comments
December 16, 2021 Page 5
ISSUES AND CONCERNS
The overall eave and ridge heights of the house would be similar to other new two-story homes in the immediate neigh-
borhood - see streetscape comparisons below.
The proposed design would be smaller in floor area and building mass than the initial design that I reviewed in July. It
does a much better job of relating to the immediate neighborhood, and the front facade would be softened by substantial
articulation, and an emphasis on the first floor roof eave line.
There are, however, a few issues of concern.
1. The second floor bay window on the front facade is awkward and is fighting the entry for attention.
2. The differing first floor eave heights create awkwrd transition conditions, and are not typical of the proposed archi-
tectural style.
16668 Shannon Road
Design Review Comments
December 16, 2021 Page 6
3. The covered terrace and balcony on the rear facade is heavy and awkward.
4. The articulated projecting base is appropriate to the architectural style, but does not carry around the sides and rear
of the home which 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.
16668 Shannon Road
Design Review Comments
December 16, 2021 Page 7
5. The circular driveway without substantial landscape buffering and modular paving would not be consistent with
Residential Design Guideline 2.4.4.
2.4.4 Limit the use of circular driveways
• Circular driveways are discouraged because they increase the amount of paving in front setbacks.
• Circular driveways may be considered for larger estate lots with wide street frontages where the width of
the total driveway footprint is less than 50 percent of the parcel width.
• Where circular driveways are allowed, substantial landscaping should be provided along the street front,
and special driveway paving materials and/or patterns should be provided.
16668 Shannon Road
Design Review Comments
December 16, 2021 Page 8
RECOMMENDATIONS
1. Simplify the front facade by eliminating the second floor bay window and match other rectangular windows.
2. Raise the first floor eave on the front and right side elevation to provide a common eave line height.
3. Refine the rear elevation by using wood columns, beams, bases and column caps in lieu of the proposed stucco.
Also, open up the sides of the second floor balcony.
4. Provide uniform eave heights around all facades.
5. Carry the projecting base consistently around all sides of the structure.
16668 Shannon Road
Design Review Comments
December 16, 2021 Page 9
6. Provide additional buffer landscaping, retain the existing landscape area along the right property line, and use
modular driveway paving consistent with Residential Design Guideline 2.2.4. See photo of previous landscaping
below
16668 Shannon Road
Design Review Comments
December 16, 2021 Page 10
7. Windows:
• Use casement windows with wood trim.
• If the applicant desires divided light windows on the front facade, they should be repeated on the other facades
to be consistent with Residential Design Guideline 3.2.2. And, divided lites should be either true or simulated
divided light (see example illustration below) to be consistent with Residential Design Guideline 3.7.4.
Erin, I have no other recommendations for change.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
March 2, 2022
16668 Shannon Road – S-21-039
Architectural Memo March 2022 Issues/Concerns Response
1.The floor second floor bay window was removed. Eave heights were adjusted.
2.The back balcony was softened and sides opened.
3.The articulated base was removed. Window types and architectural details are now consistent
around all sides as recommend.
4.The drive way landscaping is not being removed.
Architectural Recommendation Response:
1.The front facade was simplified as recommended by removing the bay window in favor of a
rectangular window.
2.The first floor eave heights were changed to have a common eave height.
3.The rear balcony now wood beams in lieu of stucco as recommended and the sides were
opened.
4.Uniform eave heights were adopted.
5.The projected base was removed instead of carrying it around to all sides as it became awkward
with window placements.
6.The drive way is not changing with the these plans. Existing landscaping will not be removed.
We will be adding trees to the front of the property but we are awaiting Shannon Road Ped/Bike
improvement plans. The diagram that points to the east part (right) of the front yard states
“retain existing landscaped area” is a misunderstanding as driveway already exists there. The
area was overgrown ivy from our neighbors property that has been removed – the existing tree
(Pyracantha) will remain.
7.Windows were update to be turn and tilt to maximize environmentally friendly air ventilation.
The windows will not be divided.
.
EXHIBIT 9
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TOWN OF LOS GATOS
PARKS AND PUBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-6824
SERVICE CENTER
41 MILES AVENUE
LOS GATOS, CA 95030
A Tree Review of Proposed
New Single-Family Residence
The Binkley Residence
16668 Shannon Road
Los Gatos, CA 95030
Property Owners: Peter and Cheri Binkley
Project Designer: Cherine Bassal, Bassal Architecture
APN: 532-05-002
Zoned R-1:8
Submitted to:
Erin Walters: Associate Planner
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, Ca. 95030
Submitted by:
Robert Moulden
Los Gatos Town Arborist
ISA Certified Arborist: #WE-0532A
April 28, 2022
EXHIBIT 10
TOWN OF LOS GATOS
PARKS AND PUBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-6824
SERVICE CENTER
41 MILES AVENUE
LOS GATOS, CA 95030
Introduction
I have been asked by Los Gatos Community Development Dept. to review the potential tree impacts
associated with plan for the technical demolition of an existing single-family residence and the
construction of a new single-family residence located at 16888 Shannon Road, Los Gatos.
Trees on Site
There are no trees on the submitted plans that are in footprint of the proposed construction. There
are two protected trees on the property. No trees are proposed to be removed as part of the proposed
project.
Tree #1 is a 6.5” multi-trunk Eucalyptus Snow Gum that is in front of property on Eastern side.
This tree is in good health.
Tree #2 is a 7.5” Ginko located in the Southeast corner of the rear property. This tree is in fair
health.
In addition to the protected trees are there are newly planted trees and fruit trees. There are three
fruit trees located in the front landscape area of the property, recently planted. There are two newly
planted avocado trees and a mature lemon tree located in the rear yard. There are three fruitless
olive trees located in the front of the property, recently planted as tree replacement for the permitted
removal of a diseased Box Elder formally located in the rear yard.
Recommendations
Tree #1 and a newly planted olive tree are located in a planting area in the front yard landscaping
area and should be protected with Type I tree protection (2x4” s wrapped with orange fencing) to
remain in place for duration of project.
The newly planted olive trees and fruit trees in the front yard landscaping area shall be protected
with Type I tree protection (2x4” s wrapped with orange fencing) to remain in place for duration of
project.
Tree #2 and the two newly planted avocado trees shall be protected by Type II tree protection
fencing (permanent chain link fencing) at no less than 8’ from the base of this tree, also to remain
for duration of project.
Protective tree fencing shall be in place and inspected before start of construction, (see
Sec.29.10.1005 below). If there are any questions concerning fencing, please let me know and I will
assist as needed.
‘
TOWN OF LOS GATOS
PARKS AND PUBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-6824
SERVICE CENTER
41 MILES AVENUE
LOS GATOS, CA 95030
Sec.29.10.1005. – Protection of trees during construction
(a) Protective tree fencing shall specify the following:
(1) Size and materials: A five (5) or six (6) foot high chain link fencing, mounted on two -
inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two
(2) feet at no more than 10-foot spacing. For paving area that will not be demolished and
when stipulated in a tree preservation plan, posts may be supported by a concrete base.
(2) Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire drip
line area or at the tree protection zone (TPZ), when specified by a certified or consulting
arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around
the entire planter strip to the outer branches. Type III: Protection for a tree located in a small
planter cut-out only (such as downtown): orange plastic fencing shall be wrapped around the
trunk from the ground to the first branch with 2-inch wooden boards bound securely on the
outside. Caution shall be used to avoid damaging any bark or branches.
(3) Duration of Type I, II, III fencing. Fencing shall be erected before demolition, grading
or construction begins and remain in place until final landscaping is required. Contractor
shall first obtain the approval of the project arborist on record prior to removing a tree
protection fence.
(4) Warning sign. Each tree fence shall have prominently displayed an 8.5 x 11-inch sign
stating: "Warning—Tree Protection Zone-this fence shall not be removed and is subject to
penalty according to Town Code 29.10.1025".
(b) All persons, shall comply with the following precautions:
(1) Prior to the commencement of construction, install the fence at the drip line, or tree
protection zone (TPZ) when specified in an approved arborist report, around any tree
and/or vegetation to be retained which could be affected by the construction and prohibit
any storage of construction materials or other materials or vehicles inside the
fence. The drip line shall not be altered in any way so as to increase the encroachment of
the construction.
(2) Prohibit excavation, grading, drainage and levelling within the drip line of the tree
unless approved by the director.
(3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials
within the drip line of or in drainage channels, swales or areas that may lead to the
drip line of a protected tree
TOWN OF LOS GATOS
PARKS AND PUBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-6824
SERVICE CENTER
41 MILES AVENUE
LOS GATOS, CA 95030
(4) Prohibit the attachment of wires, signs or ropes to any protected tree.
(5) Design utility services and irrigation lines to be located outside of the drip line when
feasible.
(6) Retain the services of the certified or consulting arborist for periodic monitoring of the
project site and the health of those trees to be preserved. The certified or consulting
arborist shall be present whenever activities occur which poses a potential threat to the
health of the trees to be preserved.
(7) The director and project arborist shall be notified of any damage that occurs to a
protected tree during construction so that proper treatment may be administered.
Rob Moulden
(408) 761-4530
Town Arborist
Neighborhood Outreach Summary
16668 Shannon Road – S-21-039
March 1, 2022
Out reach has been ongoing since July 2020. I have updated the previous Memo.
1, Arun & Poojam Venugopal Supportive Since Sept 2020, have seen
plans multiple times
2. Jimmie Yip & Helen Sun Supportive since Sept 2020, text with plans
and website sent 7/1/21, windows removed at their request in design process
3. Sheila & Mark Bony Supportive since Sept 2020, text with plans and
website sent 7/1/21, they remain supportive
4. Ankush & Revti Supportive Since Jan 2021
5. owners living in Santa Cruz just moved left prelim letter for new
owners 7/1/21 Now Andry Horwitz very supportive
6. Ryan Rosenberg spoke to son who will pass letter on to parents
7/1/21 , since then spoken many times
7. Ned Finkle supportive 7/1/21
8. Micheal & Anital Nyland supportive 7/1/21
9. no answer letter left 7/1/21 have spoken in pa ssing and supportive
10. no answer letter left 7/1/21
11. no answer letter left 7/1/21
EXHIBIT 11
From: Helen Sun <>
Sent: Wednesday, April 20, 2022 12:05 PM
To: Erin Walters <EWalters@losgatosca.gov>
Subject: 16668 Shannon Rd: Renovation Project
EXTERNAL SENDER
Hi Erin,
it is nice to e-meet you here. This is Helen and Jimmy at Shannon Rd. We are here to support our
neighbor, Cheri and Pete's renovation project to expand and improve the existing house as long as we
can continue maintaining the level of privacy of our property. Our initial concern was the privacy if
there will be windows looking into our driveway and the kitchen/dining windows from their second floor
because our garage is more setback beyond the main house. Cheri and Pete are aware of this concern
and it appears that they had modified their initial design to two small privacy windows in the bathroom
facing our side (west side) on the second floor. They have been attentive to how the neighbors feel
about their project.
Thank you!
Helen
EXHIBIT 12
From: Ned Finkle
Sent: Wednesday, April 20, 2022 4:38 PM
To: Erin Walters <EWalters@losgatosca.gov>
Subject: Brinkley house plans
EXTERNAL SENDER
Hi Erin,
I am a neighbor to the Brinkleys and support their house plan.
Thanks !
Ned Finkle
Shannon Rd
From: Ryan Rosenberg <>
Sent: Wednesday, April 20, 2022 10:49 PM
To: Erin Walters <EWalters@losgatosca.gov>
Cc: Cheri Finalle >; Maria Gerst binkley Peter
<>
Subject: We are fine with the work at
EXTERNAL SENDER
Dear Erin,
We support the planned home remodel of our neighbors, Peter Binkley and Cheri F inalle, at
16688 Shannon Road.
Regards,
Ryan Rosenberg
Maria Gerst
Shannon Road
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EXHIBIT 13