Item 3.Staff Report with Exhibits 1-8.202 University
PREPARED BY: SEAN MULLIN, AICP
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 12/14/2022
ITEM NO: 3
DATE: December 9, 2022
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of an Accessory Structure Requiring
Variances to Accessory Structure Lot Coverage Standards and Side and Rear
Setback Requirements in the University-Edelen Historic District on Property
Zoned R-1D:LHP. Located at 202 University Avenue. APN 529-04-001.
Variance Application V-22-003. Property Owner: Tyler and Kristine Shewey.
Applicant: Jay Plett, Architect.
RECOMMENDATION:
Denial.
PROJECT DATA:
General Plan Designation: Medium Density Residential
Zoning Designation: R-1D:LHP – Single-family residential downtown (5,000-square
foot minimum) with a Landmark and Historic Preservation
overlay
Applicable Plans & Standards: General Plan, Residential Design Guidelines
Parcel Size: 6,380 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Medium Density Residential R-1D:LHP
South Residential Office Professional O:LHP
East Residential Medium Density Residential R-1D:LHP
West Residential Medium Density Residential R-1D:LHP
PAGE 2 OF 9
SUBJECT: 202 University Avenue/V-22-003
DATE: December 9, 2022
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction.
FINDINGS:
▪ As required, the project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction.
▪ As required, the project meets the objective standards of Chapter 29 of the Town Code
(Zoning Regulations) with the exception of the request for Variances to accessory structure
lot coverage standards and side and rear setback requirement s.
▪ As required by Section 29.20.170 of the Town Code for granting Variances to accessory
structure lot coverage standards and side and rear setback requirements.
▪ As required, that the project complies with the Residential Design Guidelines.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located on the northeast corner of University and Miles Avenues in the
University-Edelen Historic District (Exhibit 1). The subject property is approximately 6,380
square feet, where 5,000 square feet is required for a parcel in the R -1D zone. The site is
developed with a 1,167.5-square foot Italianate Victorian single-story residence. The existing
residence is approximately 22 feet tall with the main floor located above a crawl space that
projects above grade.
On January 21, 2022, the Planning Commission approved Architecture and Site Application
S-21-019 for the construction of a second-story addition to the contributing single-family
residence to exceed floor area ratio (FAR) standards and construction of an accessory structure
(detached garage) with reduced side and rear setbacks (Exhibit 4). Pursuant to the Town Code,
required side and rear yard setbacks for accessory structures may be reduced to no less than
three feet when the deciding body finds that the proposed setbacks are compatible with the
neighborhood and consistent with the Residential Design Guidelines. The Planning Commission
made the required findings and approved the reduced side and rear setbacks of three feet for
the detached garage (Exhibit 5). The applicant has since revised the location of the detached
garage to include a side setback of one foot and a rear setback of one foot, six inches. The
revised setbacks require approval of a Variance.
PAGE 3 OF 9
SUBJECT: 202 University Avenue/V-22-003
DATE: December 9, 2022
BACKGROUND (continued):
In addition to the revised location, the applicant revised the dimensions of the detached
garage. The revised dimensions increased the size of the garage from the previously approved
484 square feet to 518 square feet. Pursuant to the Town Code, accessory structures are
limited to a maximum lot coverage of 15 percent exclusive of required building setbacks. The
maximum accessory structure lot coverage for the subject property is 485 square feet. The
revised detached garage exceeds the allowed accessory structure lot coverage and requires
approval of a Variance.
On August 24, 2022, the Historic Preservation Committee (HPC) reviewed the proposed project
and forwarded a recommendation of approval (Exhibit 6).
PROJECT DESCRIPTION:
The project is being considered by the Planning Commission as the applicant is requesting
approval for construction of an accessory structure requiring Variances to the Town Code for
accessory structure lot coverage standards and side and rear setback requirements in the
University-Edelen Historic District on property zoned R-1D:LHP.
A. Location and Surrounding Neighborhood
The subject property is approximately 6,380 square feet, located on the northeast corner of
University and Miles Avenues in the University-Edelen Historic District (Exhibit 1). The
property is developed with an Italianate Victorian single-story residence constructed around
1898 and identified as a contributor to the University-Edelen Historic District. The subject
site and surrounding properties are comprised of single-family homes.
B. Project Summary
The applicant proposes construction of a 513-square foot detached garage requiring
Variances to the Town Code for accessory structure lot coverage standards and side and
rear setback requirements.
C. Zoning Compliance
The subject property is approximately 6,380 square feet, where 5,000 square feet is
required for a parcel in the R-1D zone. Accessory structures are permitted in the R-1D zone
and the proposed detached garage complies with the zoning regulations for height and
parking. The applicant requests approval of Variance s to the Town Code for accessory
PAGE 4 OF 9
SUBJECT: 202 University Avenue/V-22-003
DATE: December 9, 2022
PROJECT DESCRIPTION (continued):
structure lot coverage standards and side and rear setback requirements and has provided a
Letter of Justification discussing these requests (Exhibit 7).
DISCUSSION:
A. Project Summary
The proposed detached garage would be located in the northeast corner of the property ,
similar to the previous approval. The proposed garage would match the residence in form,
materials, and details. The applicant is requesting Variances to accessory structure lot
coverage standards, for a side setback of one foot, and a rear setback of one foot, six
inches, where five feet is required. The applicant provided a Letter of Justification
discussing the project and the requested Variances (Exhibit 7).
As required by Section 29.20.170 of the Town Code, the deciding body, on the basis of the
evidence submitted at the hearing, may grant a Variance if it can make the following
findings:
1. Because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of the ordinance deprives
such property of privileges enjoyed by other properties in the vicinity and under
identical zone; and
2. The granting of a variance would not constitute a grant of special privileges inconsistent
with the limitations upon other properties in the vicinity and zone which such property
is situated.
B. Variance – Accessory Structure Lot Coverage
Section 29.40.015 (A)(5) of the Town Code limits accessory structure lot coverage to 15
percent of the lot exclusive of the required setback. As applied to the subject property, the
R-1D zone requires a front setback of 15 feet along University Avenue, a rear setback of 20
feet at the eastern property line, a side setback of five feet at the northern property line,
and a street-side setback of 10 feet along Miles Avenue. The gross size of the lot is 6,380
square feet. After removing the area of the required setbacks, the net lot area is 3,234
square feet, and the 15 percent limit for accessory structure lot coverage is 485 square feet.
The proposed detached garage would cover 518 square feet of the lot, or 16 percent,
requiring approval of a Variance.
In their Letter of Justification, the applicant indicates that the required 10 -foot street-side
setback is an undue burden and presents a special circumstance applicable to the property
that reduces the net lot area and allowable accessory structure lot coverage below the
PAGE 5 OF 9
SUBJECT: 202 University Avenue/V-22-003
DATE: December 9, 2022
DISCUSSION (continued):
limitations of an interior lot of similar size (Exhibit 7). The applicant states that if the subject
property were an interior lot rather than a corner lot, the allowable accessory structure lot
coverage would increase to 537 square feet and the proposed 518 -square foot garage
would have a lot coverage of 14 percent, which would not require a Variance. The applicant
provided lot coverage information showing that the proposed lot coverage of 16 percent
would be within the range of lot coverages of properties in the immediate neighborhood
(Exhibit 9, Sheet NP-1). Lastly, the applicant indicates that the proposed size of the
detached garage is required to adhere to the inherent vertical design form characteristic of
the Italianate architectural style required to blend with the planned second-story ADU.
Staff Analysis
The subject property exceeds the minimum lot size requirements for the R-1D zone. The
required street-side setback is applicable to the subject property due to its location on the
corner of University and Miles Avenues. The immediate neighborhood includes 13
properties, 10 of which are currently developed with accessory structures. All properties in
the immediate neighborhood are zoned R-1D:LHP except one, which is zoned O:LHP;
however, all of the properties are a single-family residential use. The accessory structure lot
coverages within the immediate neighborhood range from six percent to 25 percent as
reflected in the table below. The corner lot configuration and required street -side setbacks
are not unique to the immediate neighborhood, which includes five corner lots. Two of
these corner lots exceed the Town Code standards for accessory structure lot coverage.
The proposed lot coverage of 16 percent would be consistent with the development in the
immediate neighborhood.
Neighborhood Accessory Structure Lot Coverage
Address Zoning Accessory Structure Lot
Coverage (percent)
123 University Avenue* R-1D:LHP 18
126 University Avenue R-1D:LHP 12
128 University Avenue* O:LHP 11
201 University Avenue* R-1D:LHP 14
202 University Avenue* R-1D:LHP 16
205 University Avenue R-1D:LHP 9
209 University Avenue R-1D:LHP 13
210 University Avenue R-1D:LHP 6
217 University Avenue R-1D:LHP 14
129 Edelen Avenue* R-1D:LHP 15
68 Miles Avenue* R-1D:LHP 25
* Corner lot
PAGE 6 OF 9
SUBJECT: 202 University Avenue/V-22-003
DATE: December 9, 2022
DISCUSSION (continued):
With regards to the first required finding, the corner lot configuration and required street-
side setback do not represent a special circumstance applicable to the property. With
regards to the second required finding, the proposed accessory structure lot coverage of 16
percent would be consistent with the development on properties in the immediate
neighborhood and would not constitute a grant of special privilege.
C. Variance – Accessory Structure Setbacks
Section 29.40.015 (A)(4) of the Town Code requires that accessory structures are at least
five feet from any property line. Required side and rear yard setbacks for accessory
structures may be reduced to no less than three feet through a Minor Residential
Development application when the proposed setbacks are found to be compatible with the
neighborhood and consistent with the Residential Design Guidelines. The proposed
detached garage includes a side setback of one foot and a rear setback of one foot, six
inches, requiring approval of a Variance.
In their Letter of Justification, the applicant indicates that the proposed setbacks were
determined after consulting with two adjacent neighbors and addressing their concerns for
maintaining light and view corridors to the hills (Exhibit 7). The applicant provided setback
information for accessory structures in the immediate neighborhood (Exhibit 9, Sheet NP-1)
and states that the reduced setbacks would be consistent with the neighborhood pattern.
Staff Analysis
As stated above, the subject property exceeds the minimum lot size requirements for the
R-1D zone. There are five other corner properties in the immediate neighborhood and the
lot configuration and required street-side setbacks are not unique to the subject property.
Of the 13 properties in the immediate neighborhood, 10 are currently developed with
accessory structures all having at least one setback of five feet or less as reflected in the
table below. Seven of the accessory structures have at least one setback of less than three
feet. The proposed detached garage with a side setback of one foot and a rear setback of
one foot, six inches would be consistent with the development in the immediate
neighborhood.
PAGE 7 OF 9
SUBJECT: 202 University Avenue/V-22-003
DATE: December 9, 2022
DISCUSSION (continued):
Neighborhood Accessory Structure Setbacks
Address Zoning Side Setback Rear Setback
123 University Avenue* R-1D:LHP 0 1
126 University Avenue R-1D:LHP 0 0
128 University Avenue* O:LHP 0 0
201 University Avenue* R-1D:LHP 3 3
202 University Avenue* R-1D:LHP 1.5 1
205 University Avenue R-1D:LHP 1 6
209 University Avenue R-1D:LHP 5 6
210 University Avenue R-1D:LHP 2 3
217 University Avenue R-1D:LHP 0 10
129 Edelen Avenue* R-1D:LHP 0 0
68 Miles Avenue* R-1D:LHP 3 3
* Corner lot
With regards to the first required finding, the corner lot configuration and required street-
side setback do not represent a special circumstance applicable to the property. With
regards to the second required finding, the proposed accessory structure setbacks would be
consistent with the development on properties in the immediate neighborhood and would
not constitute a grant of special privilege.
D. Neighborhood Outreach
The Letter of Justification indicates that the applicant worked extensively with the
immediate neighbors to the north and east in siting the revised garage to ensure
conservation of existing light and view corridors (Exhibit 7). Additionally, the applicant
provided a summary of their outreach efforts for the approved Architecture and Sit e
application, which included a detached garage in a similar location (Exhibit 4).
E. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction.
PUBLIC COMMENTS:
Public comments received by 11:00 a.m., Friday, December 9, 2022, are included as Exhibit 8.
PAGE 8 OF 9
SUBJECT: 202 University Avenue/V-22-003
DATE: December 9, 2022
CONCLUSION:
A. Summary
The applicant is requesting approval for construction of an accessory structure requiring
Variances from the Town Code for accessory structure lot coverage standards and side and
rear setback requirements on property zoned R-1D:LHP.
B. Recommendation
Based on the analysis provided in this report, staff recommends denial of the Variance
application as the first required finding for granting a Variance cannot be made.
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 (Exhibit 2);
b. Make the finding that the proposed project meets the objective standards of
Chapter 29 of the Town Code (Zoning Regulations) with the exception of the request
for a Variance to accessory structure lot coverage standards and side and rear
setback requirements (Exhibit 2);
c. Make the findings as required by Section 29.20.170 of the Town Code for granting a
Variance to accessory structure lot coverage standards and side and rear setback
requirements (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. Approve Variance application V-22-003 with the conditions contained in Exhibit 3
and the development plans in Exhibit 9.
2. Approve the application with additional and/or modified conditions; or
3. Continue the matter to a date certain with specific direction.
PAGE 9 OF 9
SUBJECT: 202 University Avenue/V-22-003
DATE: December 9, 2022
EXHIBITS:
1. Location Map
2. Required Findings
3. Recommended Draft Conditions of Approval
4. Planning Commission Staff Report with Exhibits, January 26, 2022
5. Planning Commission Action Letter, January 26, 2022
6. Historic Preservation Committee Action Letter, August 24, 2022
7. Letter of Justification
8. Public comments received by 11:00 a.m., Friday, December 9, 2022
9. 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 – December 14, 2022
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
202 University Avenue
Variance Application V-22-003
Requesting Approval for Construction of an Accessory Structure Requiring Variances
to Accessory Structure Lot Coverage Standards and Side and Rear Setback
Requirements in the University-Edelen Historic District on Property Zoned R-1D:LHP.
APN 529-04-001.
PROPERTY OWNERS: Tyler and Kristine Shewey
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
FINDINGS
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15303: New
Construction.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code
(Zoning Regulations) with the exception of the request for a Variance to accessory
structure lot coverage standards and side and rear setback requirements.
Required findings for granting a Variance:
■ As required by Section 29.20.170 of the Town Code for granting a Variance to
accessory structure lot coverage standards and side and rear setback
requirements:
1. Because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of the ordinance deprives such
property of privileges enjoyed by other properties in the vicinity and under identical zone;
and
2. The granting of a variance would not constitute a grant of special privileges inconsistent
with the limitations upon other properties in the vicinity and zone which such property is
situated.
EXHIBIT 2
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Avenue\Exhibit 2 - Required Findings.docx
Required compliance with the Residential Design Guidelines:
■ The project is in compliance with the Residential Design Guidelines.
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PLANNING COMMISSION – December 14, 2022
CONDITIONS OF APPROVAL
202 University Avenue
Variance Application V-22-003
Requesting Approval for Construction of an Accessory Structure Requiring Variances
to Accessory Structure Lot Coverage Standards and Side and Rear Setback
Requirements in the University-Edelen Historic District on Property Zoned R-
1D:LHP.
APN 529-04-001.
PROPERTY OWNERS: Tyler and Kristine Shewey
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properti es. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Arborist’s report for the project, on file in the
Community Development Department. These recommendations must be incorporated in
the building permit plans and completed prior to issuance of a building permit where
applicable.
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.
EXHIBIT 3
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8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
10. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town
of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
11. 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, indemnif y,
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.
12. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
13. PERMITS REQUIRED: A Building Permit is required for the construction of the new
detached accessory structure. An additional Building Permit will be required for the PV
System if the system is required by the California Energy Code.
14. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos
as of January 1, 2023, are the 2022 California Building Standards Code, California Code of
Regulations Title 24, Parts 1-12, including locally adopted Reach Codes.
15. 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.
16. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
17. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
18. 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.
19. SHORING: Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth, or which remove lateral support from any existing building, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
20. 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
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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
21. 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.
22. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water
closets, showers, and bathtubs, located 34 inches from the floor to the center of the
backing, suitable for the installation of grab bars if needed in the future.
b. All passage doors shall be at least 32-inch-wide doors on the accessible floor level.
c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing,
no more than 1 inch out of plane with the immediate interior floor level and with an
18-inch clearance at interior strike edge.
d. A door buzzer, bell or chime shall be hard wired at primary entrance.
23. BACKWATER VALVE: The scope of this project may require the install ation 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. T he
Town Special Inspection form must be completely filled-out and signed by all requested
parties prior to permit issuance. Special Inspection forms are available online at
www.losgatosca.gov/building.
26. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard San ta 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 online at
www.losgatosca.gov/building.
27. 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
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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
28. 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 drainag e facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The Owner's representative in charge shall be at the job site during all
working hours. Failure to maintain the public right-of-way according to this condition may
result in the issuance of correction notices, citations, or stop work orders and the Town
performing the required maintenance at the Owner's expense.
29. 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 appro ved plans or conditions of
approvals shall be approved by the Town Engineer.
30. 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.
31. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and
affect for this approval.
32. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Owner to obtain any necessary encroachment permits from affected
agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E),
AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation
(Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering
Division of the Parks and Public Works Department prior to releasing any permit.
33. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to
the Town on a yearly basis. In addition to general coverage, the policy must cover all
elements encroaching into the Town’s right-of-way.
34. PUBLIC WORKS INSPECTIONS: The Owner or their representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in penalties and rejection of any work that occurred without
inspection.
35. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner or their representative shall repair
or replace all existing improvements not designated for removal that are damaged or
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removed because of the Owner or their representative's operations. Improvements such
as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised
pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced
to a condition equal to or better than the original condition. Any new concrete shall be
free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a
stamp or equal shall be removed and replaced at the Contractor’s sole expense and no
additional compensation shall be allowed therefore. Existing improvement to be repaired
or replaced shall be at the direction of the Engineering Construction Inspector and shall
comply with all Title 24 Disabled Access provisions. The restoration of all improvements
identified by the Engineering Construction Inspector shall be completed before the
issuance of a certificate of occupancy. The Owner or their representative shall reques t a
walk-through with the Engineering Construction Inspector before the start of construction
to verify existing conditions.
36. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
37. 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.
38. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of
any building permits.
39. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two
(72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final “as-built” plans.
40. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California and submitted to the Town Engineer for
review and approval. Additionally, any post-project traffic or parking counts, or other
studies imposed by the Planning Commission or Town Council shall be funded by the
Owner.
41. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event
that, during the production of construction drawings and/or during construction of the
plans approved with this application by the Town of Los Gatos, it is determined that a
grading permit would be required as described in Chapter 12, Article II (Grading Permit) of
the Town Code of the Town of Los Gatos, an Architecture and Site Application would need
to be submitted by the Owner for review and approval by the Development Review
Committee prior to applying for a grading permit.
42. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work
unlawfully completed shall be charged double the current fee. As a result, the required
grading permit fees associated with an application for grading will be charged accordingly.
43. DRIVEWAY: The driveway conform to existing pavement on Miles Ave shall be constructed
in a manner such that the existing drainage patterns will not be obstructed.
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44. CONSTRUCTION EASEMENT: Prior to the issuance of a building permit, it shall be the sole
responsibility of the Owner to obtain any and all proposed or required easements and/or
permissions necessary to perform the grading herein proposed. Proof of
agreement/approval is required prior to the issuance of any Permit.
45. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the
issuance of a building permit.
46. PRECONSTRUCTION MEETING: Prior to issuance of any building permits or the
commencement of any site work, the general contractor shall:
a. Along with the Owner, attend a pre-construction meeting with the Town Engineer to
discuss the project conditions of approval, working hours, site maintenance and other
construction matters;
b. Acknowledge in writing that they have read and understand the project conditions of
approval and will make certain that all project sub-contractors have read and
understand them as well prior to commencing any work, and that a copy of the project
conditions of approval will be posted on-site at all times during construction.
IMPROVEMENT PLANS:
47. UTILITIES: The Owner shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.015(b). All new utility services shall
be placed underground. Underground conduit shall be provided for cable television
service. The Owner is required to obtain approval of all proposed utility alignments from
any and all utility service providers before a Certificate of Occupancy for any new building
can be issued. The Town of Los Gatos does not approve or imply approval for fina l
alignment or design of these facilities.
48. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation of the utility without undermining the house foundation. The
Town Engineer shall determine the appropriate setback based on the depth of the utility,
input from the project soils engineer, and the type of foundation.
49. SIDEWALK REPAIR: The Owner shall repair and replace to existing Town standards any
sidewalk damaged now or during construction of this p roject. All new and existing
adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match
existing color, texture and design, and shall be constructed per Town Standard Details.
New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified
that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole
expense and no additional compensation shall be allowed therefore. The limits of sidewalk
repair will be determined by the Engineering Construction Inspector during the
construction phase of the project. The improvements must be completed and accepted by
the Town before a Certificate of Occupancy for any new building can be issued.
50. CURB AND GUTTER REPAIR: The Owner shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. All new and
existing adjacent infrastructure must meet Town standards. New curb and gutter shall be
constructed per Town Standard Details. New concrete shall be free of stamps, logos,
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names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be
removed and replaced at the Contractor’s sole expense and no additional compensation
shall be allowed therefore. The limits of curb and gutter repair will be determined by the
Engineering Construction Inspector during the construction phase of the project. The
improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
51. DRIVEWAY APPROACH: The Owner shall install a Town standard residential driveway
approach. The new driveway approach shall be constructed per Town Standard Plans and
must be completed and accepted by the Town before a Certificate of 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 compensati on shall be allowed
therefore.
52. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
53. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not
limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080,
26.10.065, and 29.40.030.
54. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor’s property will
need to be removed and replaced to the correct location of the boundary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition will
require signed and notarized letters from all affected neighbors.
TRAFFIC AND TRANSPORTATION:
55. 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.
56. 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.
57. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a building permit, the Owner and/or Applicant or their representative shall
work with the Town Building Department and Engineering Division Inspectors to devise a
traffic control plan to ensure safe and efficient traffic flow under periods when soil is
hauled on or off the project site. This may include, bu t is not limited to provisions for the
Owner and/or Applicant to place construction notification signs noting the dates and time
of construction and hauling activities, or providing additional traffic control. Coordination
with other significant projects in the area may also be required. Cover all trucks hauling
soil, sand and other loose debris.
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58. CONSTRUCTION HOURS: All subdivision improvements and site improvements construction
activities, including the delivery of construction materials, labors, heavy equipment,
supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00
a.m. to 4:00 p.m. Saturdays. The Town may authorize, on a case-by-case basis, alternate
construction hours. The Owner shall provide written notice twenty-four (24) hours in
advance of modified construction hours. Approval of this request is at discretion of the
Town.
59. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00
a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be allowed.
No individual piece of equipment shall produce a noise level exceeding eighty -five (85) dBA
at twenty-five (25) feet from the source. If the device is located within a structure on the
property, the measurement shall be made at distances as close to twenty-five (25) feet
from the device as possible. The noise level at any point outside of the property plane
shall not exceed eighty-five (85) dBA.
60. 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 construction staging area, materials storage area(s), construction trailer(s),
concrete washout(s) and proposed outhouse locations. Please refer to the Town’s
Construction Management Plan Guidelines document for additional information.
STORMWATER MANAGEMENT:
61. BEST MANAGEMENT PRACTICES (BMPs): The Owner is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures are
implemented. Best Management Practices (BMPs) shall be maintained and be placed for
all areas that have been graded or disturbed and for all material, equipment and/or
operations that need protection. Removal of BMPs (temporary removal during
construction activities) shall be replaced at the end of each working day. Fail ure to comply
with the construction BMP will result in the issuance of correction notices, citations, or
stop work orders.
62. 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.
63. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous
domestic waste materials to be deposited in such a manner or location as to constitute a
threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful
discharges to storm drains include, but are not limited to: discharges from toilets, sinks,
industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or
vehicle cleaning.
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64. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. Interim erosion control measur es,
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.
65. 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 n ecessary 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.
66. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant
emissions, the following the Bay Area Air Quality Management District (BAAQMD)-
recommended basic construction measures shall be included in the project’s grading plan,
building plans, and contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day, or otherwise kept dust -free.
b. All haul trucks designated for removal of excavated soil and demolition debris from site
shall be staged off-site until materials are ready for immediate loading and removal
from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off -site shall be
covered.
d. As practicable, all haul trucks and other large construction equipment shall be staged in
areas away from the adjacent residential homes.
e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day, or as deemed appropriate by
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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 poss ible.
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.
67. 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.
68. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to
public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to
Bay” NPDES required language. On-site drainage systems for all projects shall include one
of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These
include storm water reuse via cisterns or rain barrels, directing runoff from impervious
surfaces to vegetated areas and use of permeable surfaces. If stormwater treatment
facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent
property line and/or right-of-way. Alternatively, the facility(ies) may be located with an
offset between 5 and 10 feet from the adjacent property and/or right -of-way line(s) if the
responsible engineer in charge provides a stamped and signed letter that addresses
infiltration and states how facilities, improvements and infrastructure within the Town’s
right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will
not be adversely affected. No improvements shall obstruct or divert runoff to the
detriment of an adjacent, downstream or down slop e property.
69. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Owner's representative
in charge shall be at the job site during all working hours. Failure to maintain the public
right-of-way according to this condition may result in penalties and/or the Town
performing the required maintenance at the Owner's expense .
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70. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
71. 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 sprinkler system. Exceptions: 1) One or more additions made to a
building after January 1, 2011 that does not total more than 1,000 square feet of building
area and meets all access and water supply requirements of Chapter 5 and Appendix B and
C of the 2019 California Fire Code. 2) Detached Accessory Dwelling Units, provided that all
of the following are met: a) The unit meets the definition of an Accessory Dwelling Unit as
defined in the Government Code Section 65852.2. b) The existing primary residence does
not have automatic fire sprinklers. c) The detached ADU does not exceed 1,200 square feet
in size. d) The unit is on the same lot as the primary residence. e) The unit meets all access
and water supply requirements of Chapter 5 and Appendix B and C of the 2019 California
Fire Code. Primary residence will have an automatic sprinkler system.
72. REQUIRED FIRE FLOW: The minimum required fire flow for this project is 500 Gallons Per
Minute (GPM) at 20 psi residual pressure. This fire flow assumes inst allation of automatic
fire sprinklers per CFC [903.3.1.3]. Letter received. Hydrant is capable of meeting fire flow.
73. 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. Access for the ADU is off
of Miles Ave. Apply for an address change to Miles Ave for the ADU and demonstrate that
an address change application has been submitted.
74. 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
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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.
75. 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 t he project. CFC
Chp. 33.
76. 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].
PREPARED BY: SEAN MULLIN, AICP
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 01/26/2022
ITEM NO: 2
DATE: January 21, 2022
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of a Second-Story Addition to a
Contributing Single-Family Residence to Exceed Floor Area Ratio Standards
and Construction of an Accessory Structure with Reduced Side and Rear
Setbacks in the University-Edelen Historic District on Property Zoned
R-1D:LHP. Located at 202 University Avenue. APN 529-04-001. Architecture
and Site Application S-21-019. Property Owner: Tyler and Kristine Shewey.
Applicant: Jay Plett, Architect.
RECOMMENDATION:
Consider a request for approval for construction of a second-story addition to a contributing
single-family residence to exceed floor area ratio (FAR) standards and construction of an
accessory structure with reduced side and rear setbacks in the University -Edelen Historic
District on property zoned R-1D:LHP located at 202 University Avenue.
PROJECT DATA:
General Plan Designation: Medium Density Residential
Zoning Designation: R-1D:LHP – Single-family residential downtown (5,000 square-
foot minimum) with a Landmark and Historic Preservation
overlay
Applicable Plans & Standards: General Plan
Parcel Size: 6,380 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Medium Density Residential R-1D
South Residential Office Professional O:LHP
East Residential Medium Density Residential R-1D
West Residential Medium Density Residential R-1D
EXHIBIT 4
PAGE 2 OF 10
SUBJECT: 202 University Avenue/S-21-019
DATE: January 21, 2022
CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Sections 15301: Existing facilities and 15303: New
Construction.
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Sections 15301: Existing
Facilities and 15303: New Construction.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) with the exception of the requests to exceed FAR standards and for an
accessory structure with reduced side and rear yard setbacks.
▪ As required by Section 29.40.075(c) of the Town Code for granting approval of an exception
to the FAR standards.
▪ As required by Section 29.40.015(B)(1) of the Town Code for an accessory structure with
reduced side and rear setbacks.
▪ As required by the Residential Design Guidelines that the project complies with the
Residential Design Guidelines.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located on the northeast corner of University and Miles Avenues in the
University-Edelen Historic District (Exhibit 1). The subject property is approximately 6,380
square feet, where 5,000 square feet is required for a parcel in the R-1D zone. The site is
developed with a 1,167.5 square-foot Italianate Victorian single-story residence. The existing
residence is approximately 22 feet tall with the main floor located above a cr awl space that
projects above grade. The applicant proposes construction of additions to the ground floor and
a new second-story addition to the residence that will exceed FAR standards (Exhibit 10). The
project also includes new below-grade square footage, a new detached garage with reduced
side and rear setbacks, and various site and landscape improvements.
PAGE 3 OF 10
SUBJECT: 202 University Avenue/S-21-019
DATE: January 21, 2022
BACKGROUND (continued):
On April 28, 2021, the Historic Preservation Committee (HPC) conducted a preliminary review
of the project and expressed concerns about the scale of the addition, and recommended that
the applicant consider (Exhibit 4):
• Reducing the massing, stepping back the second-story addition, and lowering the roof height
while ensuring consistency with the architecture;
• Exploring a site plan that is less crowded; and
• Incorporating landscaping to soften the site.
An Architecture and Site application for the proposed project was submitted to the Town on
June 30, 2021. The revised Development Plans showed that the applicant responded to the
April 28, 2021, recommendations of the HPC by:
• Lowering the roof height to reduce the maximum height of the residence by one foot, six
inches, to 28 feet, six inches;
• Providing examples showing how the proposed project is consistent with the Italianate
architectural style; and
• Eliminating the previously proposed attached carport on the south elevation of the
proposed detached garage.
On July 28, 2021, the HPC reviewed the proposed project and forwarded a recommendation of
approval of the proposed design (Exhibit 5).
This Architecture and Site application is being referred to the Planning Commission because the
applicant is proposing to exceed the maximum allowable FAR. The residence would have the
third largest floor area in terms of FAR and square footage in the immediate neighborhood
based on Town and County records.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is approximately 6,380 square feet, located on the northeast corner of
University and Miles Avenues in the University-Edelen Historic District (Exhibit 1). The
property is developed with an Italianate Victorian single-story residence constructed around
1898 and identified as a contributor to the University-Edelen Historic District. The subject
site and surrounding properties are comprised of single-family homes.
PAGE 4 OF 10
SUBJECT: 202 University Avenue/S-21-019
DATE: January 21, 2022
PROJECT DESCRIPTION (continued):
B. Project Summary
The applicant proposes construction of a 127-square-foot addition to the rear of the
residence and a new 1,197-square foot second story addition (Exhibit 10). The proposed
residence would exceed the allowable FAR by 329 square feet. The project also includes
construction of a new 484-square foot detached garage with reduced side and rear
setbacks. Lastly, the project includes 1,263 square feet of below-grade square footage that
would not count towards the allowable floor area.
C. Zoning Compliance
The subject property is approximately 6,380 square feet, where 5,000 square feet is
required for a parcel in the R-1D zone. A single-family residence is permitted in the R-1D
zone. The proposed residence complies with the zoning regulations for height and
setbacks. The project also includes construction of a new detached two-car garage with
reduced side and rear yard setbacks, meeting the zoning regulations for parking. The
applicant requests approval to exceed the allowable FAR for the residence and for reduced
setbacks for the detached garage and has provided a Letter of Justification discussing these
requests (Exhibit 6).
DISCUSSION:
A. Architecture and Site Analysis
The applicant proposes demolition of the exterior walls at the rear elevation and portions of
walls on the north side elevation (Exhibit 10). A four-foot addition to the first floor would
be constructed at the rear of the residence, adding 127 square feet. A new covered deck is
proposed off the north side elevation above a new lightwell. The existing roof would be
removed to allow for the construction of a new 1,197.5-square-foot second-story addition
to the existing one-story residence. The height of the proposed residence with the second-
story addition would be 28 feet, six inches. The new second story would continue the
architecture of the existing residence utilizing consistent forms, materials, and details. A
new second-story balcony is proposed on the front elevation, which would create a covered
porch at the front entry below. The existing crawl space would be improved to create 1,263
square feet of below-grade living space. A new egress light well is proposed on the south
side of the residence in the required street-side setback providing secondary egress from
the new below-grade living space. An additional light well and below-grade patio area is
proposed on the north side of the residence and would be served by exterior stairs on the
east side of the residence.
PAGE 5 OF 10
SUBJECT: 202 University Avenue/S-21-019
DATE: January 21, 2022
DISCUSSION (continued):
The applicant is requesting approval to exceed the FAR standards for the property by
approximately 329 square feet. The Town Code allows for an FAR greater than what is
allowed when determined to be consistent with the Residential Design Guidelines and
compatible with the lot coverage, setbacks, and FAR of development on surrounding
properties, as discussed in Section B below.
The applicant proposes construction of a new 484-square-foot detached garage in the
northeast corner of the property. The two-car garage would take access from Miles Avenue
via an improved driveway (Exhibit 10). A portion of existing paved area between the
residence and the proposed garage would be removed to provide yard space. The
proposed garage would match the residence in form, materials, and details. The applicant
is requesting reduced side and rear setbacks of three feet, where five feet is required. The
Town Code allows for reduced side and rear setbacks for detached accessory structures to
no less than three feet with approval of a discretionary application, as discussed in Section
D below. The applicant provided a Letter of Justification discussing the project and the
requested exceptions (Exhibit 6).
A summary of the floor area for the existing and proposed residence is included in the table
below.
The neighborhood compatibility of the proposed floor area is discussed in Section B below.
B. Neighborhood Compatibility
Pursuant to Section 29.40.075 of the Town Code, the maximum FAR for the subject property is
0.34 (2,162.5 square feet). The proposed residence would have an FAR of 0.39 (2,492 square
feet), exceeding the allowable FAR by 0.05 (329 square feet). The following table reflects the
Floor Area Summary
Allowed SF Existing SF Addition SF Proposed SF
Main Residence
First Floor
Second Floor
TOTAL
2,162.5
1,167.5
--
1,167.5
127.0
1,197.5
1,324.5
1,294.5
1,197.5
2,492.0
Below-Grade Area* -- 0 1,263.0 1,263.0
Garage 484.0 0 0 484.0
* Pursuant to Sec. 29.10.020, floor area means the entire enclosed area of all floors that are more
than four feet above the proposed grade, measured from the outer face of exterior walls or in the
case of party walls from the centerline.
PAGE 6 OF 10
SUBJECT: 202 University Avenue/S-21-019
DATE: January 21, 2022
DISCUSSION (continued):
current conditions of the homes in the immediate area and the proposed project.
Immediate Neighborhood Comparison
Address Zoning House
SF
Garage
SF
Total
SF
Site
SF
Building
FAR
Garage
FAR
Exceed
FAR?
129 Edelen Ave R-1D:LHP 3,091 520 3,091 10,560 0.24 0.049 NO
68 Miles Ave R-1D:LHP 1,768 412 1,768 4,081 0.33 0.101 NO
72 Miles Ave R-1D:LHP 2,054 0 2,054 3,481 0.59 0.000 YES
+0.21 (+748 sf)
123 University Ave R-1D:LHP 2,153 0 2,153 5,567 0.39 0.000 YES
+0.04 (+230 sf)
128 University O:LHP 1,678 360 1,678 6,472 0.20 0.056 NO
201 University Ave R-1D:LHP 2,177 420 2,177 5,015 0.35 0.084 YES
+0.01 (+2 sf)
205 University Ave R-1D:LHP 2,032 284 2,032 5,581 0.31 0.051 NO
210 University Ave R-1D:LHP 2,172 216 2,172 5,946 0.33 0.036 NO
209 University Av R-1D:LHP 3,009 441 3,009 5,554 0.46 0.079 YES
+0.12 (+649 sf)
215 University Ave R-1D:LHP 1,360 0 1,360 5,557 0.24 0.000 NO
216 University Ave R-1D:LHP 1,513 160 1,513 5,947 0.23 0.027 NO
217 University Ave R-1D:LHP 768 0 768 3,726 0.21 0.000 NO
202 University Ave (E) R-1D:LHP 1,168 0 1,168 6,380 0.18 0.000 NO
202 University Ave (P) R-1D:LHP 2,492 484 2,976 6,380 0.39 0.076 YES
+0.05 (+329 sf)
Based on Town and County records, the homes in the immediate neighborhood range in
size from 768 square feet to 3,091 square feet and building FARs range from 0.20 to 0.59.
The applicant is proposing a 2,492-square foot residence (not including the proposed
below-grade square footage) and a 484-square foot detached garage on a 6,380-square foot
parcel. The proposed residence would be the third largest in terms of FAR and square
footage in the immediate neighborhood. As shown in the table below, there are four
homes in the immediate neighborhood that currently exceed their maximum allowable FAR.
The proposed residence would rank in the middle of the homes in the immediate
neighborhood that exceed FAR standards.
Residences in Immediate Neighborhood Exceeding FAR – Ranked by FAR Exceedance
Address Zoning House SF Site SF Allowed FAR Building FAR Exceed FAR?
72 Miles Ave R-1D:LHP 2,054 3,481 0.38 0.59 +0.21 (+748 sf)
209 University Ave R-1D:LHP 3,009 5,554 0.35 0.46 +0.12 (+329 sf)
202 University Ave (p) R-1D:LHP 2,976 6,380 0.34 0.39 +0.05 (+329 sf)
123 University Ave R-1D:LHP 2,153 5,567 0.35 0.39 +0.04 (+230 sf)
201 University Ave R-1D:LHP 2,177 5,015 0.35 0.35 +0.01 (+2 sf)
PAGE 7 OF 10
SUBJECT: 202 University Avenue/S-21-019
DATE: January 21, 2022
DISCUSSION (continued):
Section 29.40.075(c) of the Town Code states that the deciding body may allow a FAR in
excess of the maximum allowed FAR if the following findings can be made:
1. The design theme, sense of scale, exterior materials, and details of the proposed project
are consistent with the provisions of the adopted residential development standards;
and
2. The lot coverage, setbacks, and FAR of the proposed project is compatible with the
development on surrounding lots.
Exhibit 6 contains the applicant’s Letter of Justification addressing the findings required to
grant an exception to the maximum allowable FAR. In addition, the applicant states that
the proposed residence has been designed and sized to be compatible with other original
homes and recent additions in the neighborhood. Additional neighborhood context is
included on Sheet NP-1 of the Development Plans (Exhibit 10).
C. Building Design
The applicant proposes construction of additions to the existing 1898 Italianate Victorian
residence. The proposed additions would continue the architecture of the existing
residence utilizing consistent forms, materials, and details, including horizontal wood siding,
wood corbels, ogee gutters, and a composition roof (Exhibit 10, Sheet A-2).
On April 28, 2021, the HPC conducted a preliminary review of the project and expressed
concerns about the scale of the addition, and recommended that the applicant consider
(Exhibit 4):
• Reducing the massing, stepping back the second-story addition, and lowering the roof
height while ensuring consistency with the architecture;
• Exploring a site plan that is less crowded; and
• Incorporating landscaping to soften the site.
The applicant revised the project and submitted and Architecture and Site application to the
Town on June 30, 2021. In response the recommendation s of the HPC, the applicant:
• Lowered the roof height to reduce the maximum height of the residence by one foot, six
inches, to 28 feet, six inches;
• Provided examples showing how the proposed project is consistent with the Italianate
architectural style; and
• Eliminated the previously proposed attached carport on the south elevation of the
proposed detached garage.
PAGE 8 OF 10
SUBJECT: 202 University Avenue/S-21-019
DATE: January 21, 2022
DISCUSSION (continued):
On July 28, 2021, the HPC reviewed the proposed project and forwarded a recommendation
of approval of the proposed design (Exhibit 5).
D. Setbacks
Pursuant to Town Code, required side and rear yard setbacks for accessory structures may
be reduced to no less than three feet from a property line when the deciding body finds
that the proposed setbacks are compatible with the neighborhood and consistent with the
Residential Design Guidelines. The detached garage proposed in the northeast corner of
the property would have side and rear setbacks of three feet and would match the
architecture of the residence utilizing consistent forms, materials, and details (Exhibit 10,
Sheet A-1). The applicant has provided a Neighborhood Plan showing how the reduced
setbacks for the proposed detached garage are compatible with other properties in the
immediate neighborhood (Attachment 10, Sheets NP-1 and NP-2). A summary of the
accessory structure setbacks in the immediate neighborhood based on a review of Town
Building Permit records is included in the table below.
Neighborhood Accessory Structure Setbacks
Address Side Setback (ft) Rear Setback (ft)
123 University Avenue 0 1
128 University Avenue 0 0
201 University Avenue 3 3
202 University Avenue 3 3
205 University Avenue 1 6
209 University Avenue 5 6
210 University Avenue 2 3
68 Miles Avenue 3 3
129 Edelen Avenue 0 0
E. Trees
The Town Arborist reviewed the proposed project and provided recommendations for
protection of the existing trees within the construction area (Exhibit 7). The Town Arborist
identified 11 protected trees on the site, four of which are Town-maintained trees in the
parking strips along University and Miles Avenues. Trees #4 and 5 are proposed for removal
due to their proximity to the proposed improvements and the anticipated impacts to the
trees resulting from the additions to the residence. Trees #7 and 10 are also proposed for
removal due to their location within the proposed driveway improvements. The Town
Arborist provided recommendations for the protection of the existing trees to remain.
PAGE 9 OF 10
SUBJECT: 202 University Avenue/S-21-019
DATE: January 21, 2022
DISCUSSION (continued):
Arborist recommendations for tree protection have been included in the Conditions of
Approval (Exhibit 3).
F. Neighbor Outreach
The property owner has indicated that they have shared the plans with surrounding
neighbors as outlined in Exhibit 8.
G. CEQA Determination
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section s 15301: Existing
facilities and 15303: New Construction.
PUBLIC COMMENTS:
Story poles and project signage were installed on the site by November 10, 2021, in
anticipation of the January 26, 2022 Planning Commission hearing. At the time of this report’s
preparation, the Town has not received any public comment.
CONCLUSION:
A. Summary
The applicant is requesting approval of an Architecture and Site application for construction
of a second-story addition to a contributing single-family residence to exceed FAR standards
and construction of an accessory structure with reduced side and rear setbacks in the
University-Edelen Historic District. The applicant has responded to all recommendations of
the HPC, who forwarded a recommendation of approval for the project . The applicant
provided justification for the proposed FAR and reduced setbacks for the detached garage,
demonstrating their consistency with the immediate neighborhood.
B. Recommendation
Based on the analysis above, staff recommends approval of the Architecture and Site
application subject to the recommended conditions of approval (Exhibit 3). If the Planning
Commission finds merit with the proposed project, it should:
PAGE 10 OF 10
SUBJECT: 202 University Avenue/S-21-019
DATE: January 21, 2022
CONCLUSION (continued):
1. Make the finding that the proposed project is Categorically Exempt, pursuant to the
adopted Guidelines for the implementation of the California Environmental Quality Act,
Sections 15301: Existing Facilities and 15303: New Construction (Exhibit 2);
2. Make the finding that the project complies with the ob jective standards of Chapter 29 of
the Town Code (Zoning Regulations) with the exception of the requests to exceed FAR
standards and for an accessory structure with reduced side and rear yard setbacks
(Exhibit 2);
3. Make the findings as required by Section 29.40.075(c) of the Town Code for granting
approval of an exception to the FAR standards (Exhibit 2);
4. Make the findings as required by Section 29.40.015(B)(1) of the Town Code for granting
approval of an accessory structure with reduced side and rear setbacks (Exhibit 2);
5. Make the finding required by the Town’s Residential Design Guidelines that the project
complies with the Residential Design Guidelines (Exhibit 2);
6. 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
7. Approve Architecture and Site Application S-21-019 with the conditions contained in
Exhibit 3 and the Development Plans in Exhibit 10.
C. Alternatives
Alternatively, the Planning Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Historic Preservation Committee Action Letter, April 28, 2021
5. Historic Preservation Committee Action Letter, July 28, 2021
6. Letter of Justification
7. Town Arborist’s Report
8. Owner’s summary of neighbor outreach
9. 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)
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S:\PLANNING COMMISSION REPORTS\2022\01-26-2022\2. 202 University Avenue\Exhibit 2 -
Required Findings and Considerations.docx
PLANNING COMMISSION – January 26, 2022
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
202 University Avenue
Architecture and Site Application S-21-019
Requesting Approval for Construction of a Second-Story Addition to a Contributing
Single-Family Residence to Exceed Floor Area Ratio Standards and Construction of an
Accessory Structure with Reduced Side and Rear Setbacks in the University-Edelen
Historic District on Property Zoned R-1D:LHP. APN 529-04-001.
PROPERTY OWNER: Tyler and Kristine Shewey
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
FINDINGS
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15301:
Existing Facilities and 15303: New Construction.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) with the exception of the requests to exceed Floor Area Ratio (FAR)
standards and for an accessory structure with reduced side and rear yard setbacks.
Required finding to exceed floor area ratio (FAR) standards:
■ As required by Section 29.40.075(c) of the Town Code for allowing a FAR in excess of
the FAR standards in the Town Code:
1. The design theme, sense of scale, exterior materials, and details of the proposed
project are consistent with the provisions of the adopted residential development
standards; and
2. The lot coverage, setbacks, and FAR of the proposed project are compatible with
the development on surrounding lots.
EXHIBIT 2
S:\PLANNING COMMISSION REPORTS\2022\01-26-2022\2. 202 University Avenue\Exhibit 2 -
Required Findings and Considerations.docx
Required finding for reduced side and rear setbacks for an accessory structure:
■ As required by Section 29.40.015(B)(1) of the Town Code for accessory structures
with reduced side and rear setbacks:
The setbacks of the proposed accessory structure are consistent with the
neighborhood, University-Edelen Historic District, and the privacy and compatibility
of the neighborhood.
Required compliance with the Residential Design Guidelines:
■ The project is in compliance with the Residential Design Guidelines for single -family
residences not in hillside areas. The project was reviewed by the Historic
Preservation Committee and recommendations were provided to address the
consistency of the project with the surrounding neighborhood, University-Edelen
Historic District, and the Residential Design Guidelines. The applicant responded to
all recommendations.
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.
S:\PLANNING COMMISSION REPORTS\2022\01-26-2022\2. 202 University Avenue\Exhibit 3 - Recommended Conditions of Approval.docx
PLANNING COMMISSION –January 26, 2022
CONDITIONS OF APPROVAL
202 University Avenue
Architecture and Site Application S-21-019
Requesting Approval for Construction of a Second-Story Addition to a Contributing
Single-Family Residence to Exceed Floor Area Ratio Standards and Construction of
an Accessory Structure with Reduced Side and Rear Setbacks in the University-
Edelen Historic District on Property Zoned R-1D:LHP. APN 529-04-001.
PROPERTY OWNER: Tyler and Kristine Shewey
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
4. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
7. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Arborist’s report for the project, on file in the
Community Development Department. These recommendations must be incorporated in
the building permit plans and completed prior to issuance of a building permit where
applicable.
8. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Include a tree protection plan with the
construction plans.
EXHIBIT 3
S:\PLANNING COMMISSION REPORTS\2022\01-26-2022\2. 202 University Avenue\Exhibit 3 - Recommended Conditions of Approval.docx
9. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town
of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee sch edule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement from the Town shall defend, indemnify,
and hold harmless the Town and its officials in any action brought by a third party to
overturn, set aside, or void the permit or entitlement. This requirement is a condition of
approval of all such permits and entitlements whether or not expressly set forth in the
approval, and may be secured to the satisfaction of the Town Attorney.
13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
14. PERMITS REQUIRED: A Building Permit is required for the renovation and addition of an
existing single-family home. An additional Building Permit will be required for the
detached garage.
15. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos
as of January 1, 2020, are the 2019 California Building Standards Code, California Code of
Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes.
16. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
17. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
18. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
19. 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.
20. SHORING: Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth or which remove lateral support from any existing building, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
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
S:\PLANNING COMMISSION REPORTS\2022\01-26-2022\2. 202 University Avenue\Exhibit 3 - Recommended Conditions of Approval.docx
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 ba ckwater 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.
26. 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.
27. 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 appr opriate 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
28. 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
S:\PLANNING COMMISSION REPORTS\2022\01-26-2022\2. 202 University Avenue\Exhibit 3 - Recommended Conditions of Approval.docx
the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The Owner's representative in charge shall be at the job site during all
working hours. Failure to maintain the public right-of-way according to this condition may
result in the issuance of correction notices, citations, or stop work orders and the Town
performing the required maintenance at the Owner's expense.
29. 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.
30. 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.
31. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and
affect for this approval.
32. ENCROACHMENT PERMIT: All work in the public right -of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Owner to obtain any necessary encroachment permits from affected
agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E),
AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation
(Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering
Division of the Parks and Public Works Department prior to releasing any permit.
33. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to
the Town on a yearly basis. In addition to general coverage, the policy must cover all
elements encroaching into the Town’s right-of-way.
34. PUBLIC WORKS INSPECTIONS: The Owner or their representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in penalties and rejection of any work that occurred without
inspection.
35. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner or their representative shall repair
or replace all existing improvements not designated for removal that are damaged or
removed because of the Owner or their representative's operations. Improvements such
as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised
pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced
to a condition equal to or better than the original condition. Any new concrete shall be
free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a
stamp or equal shall be removed and replaced at the Contractor’s sole expense and no
additional compensation shall be allowed therefore. Existing improvement to be repaired
or replaced shall be at the direction of the Engineering Construction Inspector and shall
comply with all Title 24 Disabled Access provisions. The restoration of all improvements
identified by the Engineering Construction Inspector shall be completed before the
issuance of a certificate of occupancy. The Owner or their representative shall request a
S:\PLANNING COMMISSION REPORTS\2022\01-26-2022\2. 202 University Avenue\Exhibit 3 - Recommended Conditions of Approval.docx
walk-through with the Engineering Construction Inspector before the start of constru ction
to verify existing conditions.
36. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
37. 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.
38. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of
any building permits.
39. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two
(72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final “as-built” plans.
40. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registe red
Professional Engineer in the State of California and submitted to the Town Engineer for
review and approval. Additionally, any post-project traffic or parking counts, or other
studies imposed by the Planning Commission or Town Council shall be funded by the
Owner.
41. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event
that, during the production of construction drawings and/or during construction of the
plans approved with this application by the Town of Los Gatos, it is determined that a
grading permit would be required as described in Chapter 12, Article II (Grading Permit) of
the Town Code of the Town of Los Gatos, an Architecture and Site Application would need
to be submitted by the Owner for review and approval by the Development Review
Committee prior to applying for a grading permit.
42. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work
unlawfully completed shall be charged double the current fee. As a result, the required
grading permit fees associated with an application for grading will be charged accordingly.
43. DRIVEWAY: The driveway conform to existing pavement on Miles Ave shall be constructed
in a manner such that the existing drainage patterns will not be obstructed.
44. CONSTRUCTION EASEMENT: Prior to the issuance of a building permit, it shall be the sole
responsibility of the Owner to obtain any and all proposed or required easements and/or
permissions necessary to perform the grading herein proposed. Proof of
agreement/approval is required prior to the issuance of any Permit.
45. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the
issuance of a building permit.
46. PRECONSTRUCTION MEETING: Prior to issuance of any building permits or the
commencement of any site work, the general contractor shall:
a. Along with the Owner, attend a pre-construction meeting with the Town Engineer to
discuss the project conditions of approval, working hours, site maintenance and other
construction matters;
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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.
IMPROVEMENT PLANS:
47. UTILITIES: The Owner shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.015(b). All new utility services sha ll
be placed underground. Underground conduit shall be provided for cable television
service. The Owner is required to obtain approval of all proposed utility alignments from
any and all utility service providers before a Certificate of Occupancy for any new building
can be issued. The Town of Los Gatos does not approve or imply approval for final
alignment or design of these facilities.
48. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation of the utility without undermining the house foundation. The
Town Engineer shall determine the appropriate setback based on the depth of the utility,
input from the project soils engineer, and the type of foundation.
49. SIDEWALK REPAIR: The Owner shall repair and replace to existing Town standards any
sidewalk damaged now or during construction of this project. All new and existing
adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match
existing color, texture and design, and shall be constructed per Town Standard Details.
New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified
that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole
expense and no additional compensation shall be allowed therefore. The limits of sidewalk
repair will be determined by the Engineering Construction Inspector during the
construction phase of the project. The improvements must be completed and accepted by
the Town before a Certificate of Occupancy for any new building can be issued.
50. CURB AND GUTTER REPAIR: The Owner shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. All new and
existing adjacent infrastructure must meet Town standards. New curb and gutter shall be
constructed per Town Standard Details. New concrete shall be free of stamps, logos,
names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be
removed and replaced at the Contractor’s sole expense and no additional compensation
shall be allowed therefore. The limits of curb and gutter repair will be determined by the
Engineering Construction Inspector during the construction phase of the project. The
improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
51. DRIVEWAY APPROACH: The Owner shall install a Town standard residential driveway
approach. The new driveway approach shall be constructed per Town Standard Plans and
must be completed and accepted by the Town before a Certificate of 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
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replaced at the Contractor’s sole expense and no additional compensation shall be allowed
therefore.
52. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
53. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not
limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080,
26.10.065, and 29.40.030.
54. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor’s property will
need to be removed and replaced to the correct location of the boundary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition will
require signed and notarized letters from all affected neighbors.
TRAFFIC AND TRANSPORTATION:
55. 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.
56. 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.
57. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a building permit, the Owner and/or Applicant or their representative shall
work with the Town Building Department and Engineering Division Inspectors to devise a
traffic control plan to ensure safe and efficient traffic flow under periods when soil is
hauled on or off the project site. This may include, but is not limited to provisions for the
Owner and/or Applicant to place construction notification signs noting the dates and time
of construction and hauling activities, or providing additional traffic control. Coordination
with other significant projects in the area may also be required. Cover all trucks hauling
soil, sand and other loose debris.
58. CONSTRUCTION HOURS: All subdivision improvements and site improvements construction
activities, including the delivery of construction materials, labors, heavy equipment,
supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00
a.m. to 4:00 p.m. Saturdays. The Town may authorize, on a case-by-case basis, alternate
construction hours. The Owner shall provide written notice twenty-four (24) hours in
advance of modified construction hours. Approval of this request is at discretion of the
Town.
59. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00
a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be allowed.
No individual piece of equipment shall produce a noise level exceeding eighty -five (85) dBA
at twenty-five (25) feet from the source. If the device is located within a structure on the
property, the measurement shall be made at distances as close to twenty-five (25) feet
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from the device as possible. The noise level at any point outside of the property plane
shall not exceed eighty-five (85) dBA.
60. 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 construction staging area, materials storage area(s), construction trailer(s),
concrete washout(s) and proposed outhouse locations. Please refer to the Town’s
Construction Management Plan Guidelines document for additional information.
STORMWATER MANAGEMENT:
61. BEST MANAGEMENT PRACTICES (BMPs): The Owner is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such m easures 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.
62. 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 drivew ay, at a minimum.
e. Use landscaping to treat stormwater.
63. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous
domestic waste materials to be deposited in such a manner or location as to constitute a
threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful
discharges to storm drains include, but are not limited to: discharges from toilets, sinks,
industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or
vehicle cleaning.
64. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. Interim erosion control measures,
to be carried out during construction and before installation of the final landscaping, shall
be included. Interim erosion control method shall include, but are not limited to: silt
fences, fiber rolls (with locations and details), erosion control blankets, Town standard
seeding specification, filter berms, check dams, retention basins, etc. Provide erosion
control measures as needed to protect downstream water quality during winter months.
The Town of Los Gatos Engineering Division of the Parks and Public Works Department and
the Building Department will conduct periodic NPDES inspections of the site throughout
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the recognized storm season to verify compliance with the Construction General Permit
and Stormwater ordinances and regulations.
65. 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, an d
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.
66. 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 de bris from site
shall be staged off-site until materials are ready for immediate loading and removal
from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off -site shall be
covered.
d. As practicable, all haul trucks and other large construction equipment shall be staged in
areas away from the adjacent residential homes.
e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day, or as deemed appropriat e 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 regulation s. Please provide the
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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.
67. 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.
68. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to
public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to
Bay” NPDES required language. On-site drainage systems for all projects shall include one
of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. The se
include storm water reuse via cisterns or rain barrels, directing runoff from impervious
surfaces to vegetated areas and use of permeable surfaces. If stormwater treatment
facilities are to be used they shall be placed a minimum of ten (10) feet from t he adjacent
property line and/or right-of-way. Alternatively, the facility(ies) may be located with an
offset between 5 and 10 feet from the adjacent property and/or right -of-way line(s) if the
responsible engineer in charge provides a stamped and signed letter that addresses
infiltration and states how facilities, improvements and infrastructure within the Town’s
right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will
not be adversely affected. No improvements shall obstruct or divert runoff to the
detriment of an adjacent, downstream or down slope property.
69. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Owner's representative
in charge shall be at the job site during all working hours. Failure to maintain the public
right-of-way according to this condition may result in penalties and/or the Town
performing the required maintenance at the Owner's expense.
70. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
71. 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 pl an 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.
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72. FIRE SPRINKLERS REQUIRED: (As noted on Sheet A-1) Fire sprinklers required to be installed
in both the single-family home and the secondary dwelling unit. An automatic residential
fire sprinkler system shall be installed in one- and two-family dwellings as follows: 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 square feet.
Exception: A one-time addition to an existing building that does not total more than 1,000
square feet of building area. Note: The owner(s), occupant(s) and any contractor(s) or
subcontractor(s) are responsible for consulting with the water purveyor of record in order
to determine if any modification or upgrade of the existing water service is required. A
State of California licensed (C-16) Fire Protection Contractor shall submit plans,
calculations, a completed permit application and appropriate fees to this department for
review and approval prior to beginning their work. CRC Sec. 313.2 as adopted and
amended by LGTC.
73. REQUIRED FIRE FLOW: The fire flow for this project is 1,750 GPM at 20 psi residual
pressure. Since an automatic fire sprinkler system will be installed, the fire flow will be
reduced by 50%, establishing a required adjusted fire flow of 875 GPM at 20 psi re sidual
pressure. Note: The minimum required number and spacing of the hydrants shall be in
accordance with CFC Table C102.1. Provide documentation from a local water purveyor
(San Jose Water) confirming the required fire flow of 875 GPM @ 20 psi residual f rom a fire
hydrant located within 600' of the farthest exterior corner of the structure is required. Fire
flow letter shall be submitted as soon as it is received.
74. 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.
75. 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 numbe rs
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 id entify the
structure. Address numbers shall be maintained. CFC Sec. 505.1.
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76. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp. 33.
77. 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 jurisd iction. 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]
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408)354-6872 Fax (408) 354-7593
April 29, 2021
Jay Plett
213 Bean Avenue
Los Gatos, CA 95030
Via email
RE: 202 University Avenue
Preliminary Review of a Request for Construction of Exterior Alterations and a Second-
Story Addition to Exceed Floor Area Ratio Standards to a Contributing Single-Family
Residence in the University-Edelen Historic District on Property Zoned R-1D:LHP.
APN 529-04-001.
PROPERTY OWNER: Tyler and Kristine Shewey
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
On April 28, 2021, the Los Gatos Historic Preservation Committee discussed the item, expressed
concerns about the scale of the addition, and recommended that the applicant consider:
•Reducing the massing, stepping back the second story addition, and lowering the roof
height while ensuring consistency with the architecture;
•Exploring a site plan that is less crowded; and
•Incorporating landscaping to soften the site.
If you have any questions, I can be contacted by email at smullin@losgatosca.gov.
Sincerely,
Sean Mullin, AICP
Associate Planner
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CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
EXHIBIT 4
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TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408)354-6872 Fax (408) 354-7593
August 26, 2021
Jay Plett
213 Bean Avenue
Los Gatos, CA 95030
Via email
RE: 202 University Avenue
Forward a Recommendation to the Community Development Director on a Request
for Construction of a Second-story Addition to a Contributing Single-family Residence
to Exceed Floor Area Ratio Standards and Construction of an Accessory Structure with
Reduced Side and Rear Setbacks in the University-Edelen Historic District on Property
Zoned R-1D:LHP Located at 202 University Avenue. APN 529-04-001. Architecture and
Site Application S-21-019.
PROPERTY OWNER: Tyler and Kristine Shewey
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
On July 28, 2021, the Los Gatos Historic Preservation Committee recommended approval of the
above request to the Community Development Director.
If you have any questions, I can be contacted by phone at (408) 354-6823 or by email at
smullin@losgatosca.gov.
Sincerely,
Sean Mullin, AICP
Associate Planner
cc: Tyler and Kristine Shewey, via email
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CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
EXHIBIT 5
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1
MODIFICATIONS PER INITIAL HPC MEETING
THE BUILDING HEIGHT HAS BEEN LOWERED TO 28'-6”, THE
CARPORT HAS BEEN ELIMINATED, THUS LIMITING SIZE OF A
POSSIBLE FUTURE ADU, REDUCING THE OVERALL MASS OF THE
PROJECT.
AS A RESULT, THE VIEW SHED TO THE HILLS FROM 72 MILES
AND 210 UNIVERSITY WILL BE PRESERVED.
P R O J E C T D E S C R I P T I O N
THE EXISTING STRUCTURE COULD BEST BE CHARACTERIZED AS
A SIMPLE BOX FORM FOLK / ITALIANATE VICTORIAN. THE
PROPOSED ADDITION RESPECTS THE SIMPLICITY and
CHARACTER OF THE ORIGINAL HOUSE.
DESIGN CONSIDERATIONS
THE ADDITION and NEW GARAGE STRUCTURE HAVE BEEN
DESIGNED and PLACED ON THE SITE WITH CONSIDERATION FOR
THE VIEW SHEDS OF THE NEXT DOOR NEIGHBORS AT 72 MILES
and 210 UNIVERSITY. THE VIEW SHEDS HAVE BEEN CLEARLY
ILLUSTRATED ON THE SITE/FLOOR PLAN SHEET A-1 and THE
BUILDING ELEVATIONS, SHEET A-2.
THE PROPOSED ADDITION WILL ADD 4 FEET TO THE REAR OF
THE EXISTING HOME and THEN A SECOND STOREY ADDITION WILL
BE ADDED DIRECTLY ON TOP. THE RESULT WILL BE A FORM
THAT RISES STRAIGHT UP FROM THE ORIGINAL STRUCTURE
EXHIBIT 6
2
CONSISTENT WITH THE TWO STOREY DESIGN CHARACTERISTIC
OF THE ITALIANATE STYLE.
45 BROADWAY 121 EDELEN
FIELD GUIDE TO AMERICAN FIELD GUIDE TO AMERICAN
HOUSES PAGE 225, PHOTO 6 HOUSES PAGE 221, PHOTO 2
3
THE RHYTHM OF THE THREE DOUBLE WINDOWS HAS BEEN
PRESERVED ALONG THE MILES AV. ELEVATION.
THE FRONT BAY WINDOW ELEMENT HAS BEEN PRESERVED.
THE ORIGINAL SIMPLE ROOF FORM HAS BEEN RETAINED ON THE
ADDITION. THE 2ND FLOOR PORCH IS CHARACTERISTIC OF ITS
ITALIANATE STYLE. MANY SUCH EXAMPLES CAN BE FOUND
AROUND THE TOWN - 121 EDELEN IS A NEARBY EXAMPLE.
SIMPLE DETAILING IS PROPOSED TO MATCH THAT OF THE
EXISTING HOUSE IN THE PORCH POSTS and WINDOW TRIM. THE
EXISTING CORBELS WILL BE RETAINED and DUPLICATED THEN
PLACED AS SHOWN ON THE ELEVATIONS.
NEIGHBORHOOD CONTEXT/COMPATIBILITY
THE MASS and SCALE OF THE PROPOSED PROJECT IS
COMPATIBLE WITH OTHER ORIGINAL HOMES AND RECENT
ADDITIONS IN THE NEIGHBORHOOD – REFER TO THE
NEIGHBORHOOD COMPARISON PLAN SHEET NP-1. THE FLOOR
AREA EXCEEDS THE FAR, BUT IS SMALLER and COMPATIBLE
WITH OTHER ORIGINAL HOMES, NEW HOMES, and ADDITIONS
WITHIN THE NEIGHBORHOOD THAT POSSESS GREATER FLOOR
AREA's AND FAR's.
209 UNIVERSITY – GREATER FL AREA and FAR
201 UNIVERSITY – GREATER FL AREA and FAR
72 MILES – GREATER FAR
4
THE PROPOSED BUILDING HEIGHT IS CONSISTENT WITH THE
HOMES OF THE IMMEDIATE NEIGHBORHOOD and THE ITALIANATE
STYLE.
REFERENCE SHEET NP-1 FOR ILLUSTRATED HEIGHT
COMPARISONS.
S U M M A R Y
THE ADDITION HAS BEEN THOUGHTFULLY DESIGNED WITH
THOROUGH CONSIDERATION FOR IT'S HISTORIC CHARACTER,
CONTEXT, COMPATIBILITY WITH THE NEIGHBORHOOD IN
MASS/FLOOR AREA, THE TOWN DESIGN GUIDELINES and HPC
CONSULTATION.
JA/FLEET
SHEWEY202 UNIVERSITY AVENUE
SUPPLEMENT TO JUSTIFICATION LETTER 8.09.2021
The master bedroom porch balcony is at front of house and does not affect neighbors privacy.
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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 Inventory and review of
The Proposed Addition and Remodel to Single Family Home
202 University Ave
Los Gatos, Ca. 95030
Property Owners: Tyler and Kristine Shewey
202 University Avenue
Los Gatos, Ca. 95030
Project Design: Jay Plett
213 Bean Avenue Avenue
Los Gatos, Ca. 95030
APN: 529-04-001
Zoned R1-D LHP
Submitted to:
Sean Mullin, AICP, 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
EXHIBIT 7
TOWN OF LOS GATOS
PARKS AND PUBLIC WORKS DEPARTMENT
PHONE (408) 399-5770
FAX (408) 354-6824
SERVICE CENTER
41 MILES AVENUE
LOS GATOS, CA 95030
Introduction
I have been asked by Los Gatos Community Development Department to
review the potential tree impacts associated with plans for remodel and
addition of single-family home located at 202 University Avenue, Los Gatos CA.
95030
Trees on Site
There is a total of 11 protected trees on the site, four of which are Town
maintained Melalueeca trees located on parking strip. Three of these trees are
on the Miles Avenue side and one is on the University Avenue side of the
property. One of these trees (#7) has been proposed as candidate for removal
to facilitate driveway installation. These trees have been identified and marked
on the plans.
There is also one Deodara cedar on the front of the property (Tree #1) that
may be affected by the project.
Trees #4, #5, #8, #9, #10 and #11 – are Sycamores and are in good health. They
are also marked on the plans. Tree #10 is slated for removal.
Recommendations:
The applicant is proposing the removal of two trees which can be approved
after they apply for a Tree Removal Permit at Engineering Building at 41 Miles
Avenue. There will be replacement requirement or replacement fees
associated with the removals.
Trees #4 and 5 will be impacted by the proposed development and are
candidates for removal should the applicant make this request. The removal
of these two trees could be supported by the Town Arborist and would
require application for a Tree Removal Permit at Engineering Building at 41
Miles Avenue. There will be replacement requirement or replacement fees
associated with the removals.
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
The four Melalueeca trees (#2, 3, 6, and 7) are to be protected using Type III
tree protection. This entails 2 x 4s around trees and wrapping with orange
netting.
The three remaining Sycamores (#8, 9, and 11) shall be protected by a chain
link fence installed between the trees and the construction site. If trees #4
and 5 are to remain, they shall be protected by a chain link fence installed
between the trees and the construction site
The Deodara cedar (#1) shall be protected with a chain link fence that will
completely surround the tree installed no less than four feet from base of
tree.
The removal of the tree or trees must be accomplished by the applicant
applying for a tree removal permit before construction begins with
appropriate replacement trees.
The trees that are selected for replacement should be selected from Town of
Los Gatos list of recommended trees which is available online. All trees must
be installed before occupancy and shall have stakes and tree ties. Watering
for these newly planted trees should be a drip system.
If there are any questions, please feel free to let me know. My # 408-761-
4530.
Respectfully,
Rob Moulden
Arborist, Town of Los Gatos
This Page
Intentionally
Left Blank
EXHIBIT 8
This Page
Intentionally
Left Blank
PL
PL
PL
PL
PL PL
REAR FRONT
SIDE,
STREET
SIDE,
YARD
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
RELOCATE (E)
ELEC SERVICE
AS REQ'D
W
0
4 8
16
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
ELEC
W
0
4 8
16
(E)
WDW
12 SF
(E)
DR.
21 SF
(E) WDW
6 SF
(E) WALL AREA = 219 SF
(E) WALL ARE = 291 SF
TO DEMO
(E) WALL AREA = 0
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 1.5 SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 2.5 SF
DEMO 44 SF OF ENTRY WALL AREA
(E) STREET FACING WALL AREA = 374 SF
DEMO 48 SF = 48 SF / 13%
(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence21'- 9"+/-(e) house
71.5 SF
1,167.5
SF
48 SF
127 SF
485 SF
230SF
485 SF
696 SF854 SF
IMPERVIOUS AREAS(E)(P)
(E) HOUSE1,167.5 1,294.5
FRONT PORCH4848
FRONT WALK71.571.5
REAR PAVEMENT2,520 2,520
REMOVED PAVEMENT(854)
TOTALS3,807 2,953
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"
evergreen
18" evergreen
12" evergreen
12"
sycamore
18"
sycamore
12"
sycamore
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to match
MAIN RESIDENCE
porch does not
encroach
neighbor'S yard
NO privaCY
IMPACTS
match (e) wood
wdwsw/5" trim
provide historic
sill nose
46'-3" +/- OVERALL TYP. ALL FLOORS
41'-6" +/- TYP. ALL FLOORS30'-0" +/- OVERALL TYP. ALL FLOORS
upper bedroom
porch does not
encroach
neighbor's
yard.
no privacy
imapcts
6 / 12 6 / 126 / 126 / 12 4 / 127 / 127 / 12 30" max1'-6" MATCH (E)
23'-0"21'-0"6 / 126 / 12 6 / 126 / 12 1'-0" typ.
(E) 42'-6" +/-(E) 30'-0" +/-
23'-0"21'-0"2'-0"2'-0"
remove
(e) tree
10'-0" REQD SETBACK20'-0" REQD SETBACK
15'-0" REQD SETBACK
remove
(e) tree
1
2
3
5
67
10
8
9
11
light/egress well
3'-0"42" ht rail
light/egress well
3'-0"
light/egress well
42" ht rail
garage ht:
15'-0" max
ladder
(e) street trees to remain
existing street
trees to remain
4'- 0" addition 4
SHEWEY RESIDENCEREMODEL & ADDITION202 UNIVERSITY AV.main level remodel/site
1/4" = 1'-0"N
07.30.21
O6.28.21
a-1
back porch
area PARTICULARS
SITE AREA 6,380 SF
FAR 0.339
Allowed FLOOR AREA 2,162.5 SF
Allowed detached
GARAGE per net site area 484 SF
SITE PARTICULARS
APN 529-04-001
ZONE R1-D LHP
TABLE OF CONTENTS
A-1 MAIN LEVEL / SITE PLAN
a-1.1 conditions of approval
np-1/2 NEIGHBORHOOD PLAN & CHARACTERISTICS
a-2 ELEVATIONS
A-3 roof & floor plans
AB/D-1 AS BUILT / DEMO & SHADOW STUDY
c-1 CIVIL DRAWINGS
OWNERS
TYLER & KRISTINE SHEWEY
202 UNIVERSITY AVE, LOS GATOS
PH: 408 834 5983
EMAIL: tashewey@sbcglobal.net
iMPERVIOUS AREA
EXISTING 3,807 SF
PROPOSED 2,953 SF
REMOVING HARDSCAPE FROM REAR YARD
scope
addition and remodel to single family house
house to be
equipped with fire
sprinklers
see sheet a-1.1 for conditions
of approval
LEGEND
NEW WALL
(E) WALL TO REMAIN
proposed floor area
EXISTING ADDED TOTALS
main LEVEL 1,167.5 sf 127.0 SF 1,294.5 sf
UPSTAIRS LEVEL 0 SF 1197.5 SF 1,197.5 sf
EXISTING FLR AREA 1,167.5 sf
TOTAL ADDED FLR AREA 1324.5 sf
TOTAL PROJECT FLR AREA 2,492.0 sf
(N) BASEMENT 1,263.0 SF
TOTAL LIVING space 3,755.0 SF
garage 484.0 sf
back porch 230.0 sf
upper porch 72.0 sf
EXHIBIT 9
SHEWEY RESIDENCEREMODEL & ADDITION202 UNIVERSITY AV.07.30.21
O6.28.21
conditions of approval
a-1.1
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PL PLPLPLPLPL REAR FRONTSIDE,STREET SIDE,YARD 100CLG2458 24642464246424586276 1011 CLGsTHRU-OUT2868 308030682868 246424643068 2872287230xx20542054302024682468245824582458245828xx26xx GASRELOCATE (E)ELEC SERVICEAS REQ'D W048 16 100CLG2458 24642464246424586276 1011 CLGsTHRU-OUT2868 308030682868 246424643068 2872287230xx20542054302024682468245824582458245828xx26xx GASELECW048 16(E)WDW12 SF (E)DR.21 SF (E) WDW6 SF(E) WALL AREA = 219 SF(E) WALL ARE = 291 SF TO DEMO(E) WALL AREA = 0 TO REMAIN (E)WDW11.5SF (E)WDW11.5SFDEMO 1.5 SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SFDEMO 2.5 SFDEMO 44 SF OF ENTRY WALL AREA(E) STREET FACING WALL AREA = 374 SF DEMO 48 SF = 48 SF / 13%(E) WALL AREA TO REMAIN = 326 SF / 87%(E)WDW17.5SF(E)WDW11 SF(E)WDW11 SF (E)WDW17.5SF(E)WDW21 SF DEMO15 SF (E)WDW11.5SF(E) WALL AREA = 378 SF(E) WALL AREA = 169 SF / 45% TO DEMO(E) WALL AREA = 209 SF / 55% TO REMAIN (E) STRUCTURE TO REMAIN(E) WALL AREA = 467.5 SF(E) WALL ARE = 13.25 SF TO DEMO(E) STREET FACING = 454.25 SF / 97% WALL AREA TO REMAIN (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SFDEMO.5 DEMO1.5 DEMO1.5DEMO2.75 DEMO2.75 AS BUILT /DEMO AS BUILT(e) hgt= 17-'0"34'- 8"profile of(E) HOUSE72 miles av.residence210 universityave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence21'- 9"+/-(e) house71.5 SF1,167.5SF48 SF127 SF485 SF230SF485 SF696 SF854 SFIMPERVIOUS AREAS(E)(P)(E) HOUSE1,167.51,294.5FRONT PORCH4848FRONT WALK71.571.5REAR PAVEMENT2,5202,520REMOVED PAVEMENT(854)TOTALS3,8072,953(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN (s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00') (c)line of sysbline of sysbline of rysbline offysb33'- 5"30"12"evergreen18" evergreen12" evergreen12"sycamore18"sycamore12"sycamore
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to match
MAIN RESIDENCE
porch does notencroachneighbor'S yardNO privaCYIMPACTSmatch (e) woodwdws w/5" trimprovide historicsill nose 46'-3" +/- OVERALL TYP. ALL FLOORS41'-6" +/- TYP. ALL FLOORS30'-0" +/- OVERALL TYP. ALL FLOORSupper bedroomporch does notencroachneighbor'syard.no privacyimapcts6 / 12 6 / 126 / 126 / 12 4 / 127 / 127 / 12 30" max1'-6" MATCH (E)23'-0"21'-0"6 / 126 / 126 / 126 / 121'-0" typ.(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"2'-0"2'-0"remove(e) tree10'-0" REQD SETBACK20'-0" REQD SETBACK15'-0" REQD SETBACKremove(e) tree1 23567108911 light/egress well3'-0"42" ht raillight/egress well3'-0"
light/egress well
42" ht rail
garage ht:
15'-0" max
ladder
(e) street trees to remain
existing streettrees to remain4'- 0" addition4 PL PLPLPLPLPL REAR FRONT
SIDE,
STREET
SIDE,
YARD
100CLG2458 24642464246424586276 1011 CLGsTHRU-OUT2868 308030682868 246424643068 2872287230xx20542054302024682468245824582458245828xx26xx GASRELOCATE (E)ELEC SERVICEAS REQ'D W048 16 100CLG2458 24642464246424586276 1011 CLGsTHRU-OUT2868 308030682868 246424643068 2872287230xx20542054302024682468245824582458245828xx26xx GASELECW048 16(E)WDW12 SF (E)DR.21 SF (E) WDW6 SF(E) WALL AREA = 219 SF(E) WALL ARE = 291 SF TO DEMO(E) WALL AREA = 0 TO REMAIN (E)WDW11.5SF (E)WDW11.5SFDEMO 1.5 SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SFDEMO 2.5 SFDEMO 44 SF OF ENTRY WALL AREA(E) STREET FACING WALL AREA = 374 SF DEMO 48 SF = 48 SF / 13%(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"34'- 8"
profile of
(E) HOUSE72 miles av.residence210 universityave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence21'- 9"+/-(e) house71.5 SF1,167.5SF 48 SF127 SF485 SF230SF485 SF696 SF854 SFIMPERVIOUS AREAS(E)(P)(E) HOUSE1,167.51,294.5FRONT PORCH4848FRONT WALK71.571.5REAR PAVEMENT2,5202,520REMOVED PAVEMENT(854)TOTALS3,8072,953 (E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN (E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN (s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00') (c)line of sysb line of sysbline of rysbline offysb33'- 5"30"12"evergreen18" evergreen12" evergreen12"sycamore18"sycamore12"sycamore
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to match
MAIN RESIDENCE
porch does not
encroach
neighbor'S yard
NO privaCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" +/- OVERALL TYP. ALL FLOORS41'-6" +/- TYP. ALL FLOORS30'-0" +/- OVERALL TYP. ALL FLOORSupper bedroomporch does notencroachneighbor'syard.no privacyimapcts6 / 12 6 / 126 / 126 / 12 4 / 127 / 127 / 12 30" max1'-6" MATCH (E)23'-0"21'-0"6 / 126 / 12 6 / 126 / 12 1'-0" typ.(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"2'-0"2'-0"remove(e) tree10'-0" REQD SETBACK20'-0" REQD SETBACK 15'-0" REQD SETBACKremove(e) tree 1 23567108911 light/egress well3'-0"42" ht raillight/egress well3'-0"
light/egress well
42" ht rail
garage ht:
15'-0" max
ladder
(e) street trees to remain
existing street
trees to remain
4'- 0" addition 4
PL
PL
PL
PL
PLPL
REAR FRONT
SIDE,
STREET
SIDE,
YARD
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
RELOCATE (E)
ELEC SERVICE
AS REQ'D
W
0
4 8
16
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
ELEC
W
0
4 8
16
(E)
WDW
12 SF
(E)
DR.
21 SF
(E) WDW
6 SF
(E) WALL AREA = 219 SF
(E) WALL ARE = 291 SF
TO DEMO
(E) WALL AREA = 0
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 1.5 SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 2.5 SF
DEMO 44 SF OF ENTRY WALL AREA
(E) STREET FACING WALL AREA = 374 SF
DEMO 48 SF = 48 SF / 13%
(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence21'- 9"+/-(e) house71.5 SF1,167.5
SF
48 SF
127 SF
485 SF
230SF
485 SF
696 SF854 SF
IMPERVIOUS AREAS(E)(P)(E) HOUSE1,167.51,294.5FRONT PORCH4848FRONT WALK71.571.5REAR PAVEMENT2,5202,520REMOVED PAVEMENT(854)TOTALS3,8072,953
(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN (E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"
evergreen
18" evergreen12" evergreen
12"
sycamore
18"
sycamore
12"
sycamore
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to match
MAIN RESIDENCE
porch does not
encroach
neighbor'S yard
NO privaCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" +/- OVERALL TYP. ALL FLOORS
41'-6" +/- TYP. ALL FLOORS30'-0" +/- OVERALL TYP. ALL FLOORSupper bedroom
porch does not
encroach
neighbor's
yard.
no privacy
imapcts
6 / 12 6 / 126 / 126 / 12 4 / 127 / 127 / 12 30" max1'-6" MATCH (E)
23'-0"21'-0"6 / 126 / 126 / 126 / 12 1'-0" typ.
(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"2'-0"2'-0"
remove
(e) tree
10'-0" REQD SETBACK20'-0" REQD SETBACK
15'-0" REQD SETBACK
remove
(e) tree
1
2
3
5
67
10
8
9
11
light/egress well
3'-0"42" ht rail
light/egress well
3'-0"
light/egress well
42" ht rail
garage ht:
15'-0" max
ladder
(e) street trees to remain
existing street
trees to remain
4'- 0" addition 4
PL
PL
PL
PL
PLPL
REAR FRONT
SIDE,
STREET
SIDE,
YARD
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
RELOCATE (E)
ELEC SERVICE
AS REQ'D
W
0
4 8
16
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
ELEC
W
0
4 8
16
(E)
WDW
12 SF
(E)
DR.
21 SF
(E) WDW
6 SF
(E) WALL AREA = 219 SF
(E) WALL ARE = 291 SF
TO DEMO
(E) WALL AREA = 0
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 1.5 SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 2.5 SF
DEMO 44 SF OF ENTRY WALL AREA
(E) STREET FACING WALL AREA = 374 SF
DEMO 48 SF = 48 SF / 13%
(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence21'- 9"+/-(e) house71.5 SF1,167.5
SF
48 SF
127 SF
485 SF
230SF
485 SF
696 SF854 SF
IMPERVIOUS AREAS(E)(P)(E) HOUSE1,167.51,294.5FRONT PORCH4848FRONT WALK71.571.5REAR PAVEMENT2,5202,520REMOVED PAVEMENT(854)TOTALS3,8072,953
(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"
evergreen
18" evergreen12" evergreen
12"
sycamore
18"
sycamore
12"
sycamore
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to match
MAIN RESIDENCE
porch does not
encroach
neighbor'S yard
NO privaCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" +/- OVERALL TYP. ALL FLOORS
41'-6" +/- TYP. ALL FLOORS30'-0" +/- OVERALL TYP. ALL FLOORSupper bedroom
porch does not
encroach
neighbor's
yard.
no privacy
imapcts
6 / 12 6 / 126 / 126 / 12 4 / 127 / 127 / 12 30" max1'-6" MATCH (E)
23'-0"21'-0"6 / 126 / 126 / 126 / 121'-0" typ.
(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"2'-0"2'-0"
remove
(e) tree
10'-0" REQD SETBACK20'-0" REQD SETBACK
15'-0" REQD SETBACK
remove
(e) tree
1
2
3
5
67
10
8
9
11
light/egress well
3'-0"42" ht rail
light/egress well
3'-0"
light/egress well
42" ht rail
garage ht:
15'-0" max
ladder
(e) street trees to remain
existing street
trees to remain
4'- 0" addition4
PLPLPLPLPLPL REAR FRONTSIDE,STREET SIDE,YARD 100CLG2458 24642464246424586276 1011 CLGsTHRU-OUT2868 308030682868 246424643068 2872287230xx20542054302024682468245824582458245828xx26xx GASRELOCATE (E)ELEC SERVICEAS REQ'D W048 16 100CLG2458 24642464246424586276 1011 CLGsTHRU-OUT2868 308030682868 246424643068 2872287230xx20542054302024682468245824582458245828xx26xx GASELECW048 16(E)WDW12 SF (E)DR.21 SF (E) WDW6 SF(E) WALL AREA = 219 SF(E) WALL ARE = 291 SF TO DEMO(E) WALL AREA = 0 TO REMAIN (E)WDW11.5SF (E)WDW11.5SFDEMO 1.5 SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SFDEMO 2.5 SFDEMO 44 SF OF ENTRY WALL AREA(E) STREET FACING WALL AREA = 374 SF DEMO 48 SF = 48 SF / 13%(E) WALL AREA TO REMAIN = 326 SF / 87%(E)WDW17.5SF(E)WDW11 SF(E)WDW11 SF (E)WDW17.5SF(E)WDW21 SF DEMO15 SF (E)WDW11.5SF(E) WALL AREA = 378 SF(E) WALL AREA = 169 SF / 45% TO DEMO(E) WALL AREA = 209 SF / 55% TO REMAIN (E) STRUCTURE TO REMAIN(E) WALL AREA = 467.5 SF(E) WALL ARE = 13.25 SF TO DEMO(E) STREET FACING = 454.25 SF / 97% WALL AREA TO REMAIN (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SFDEMO.5 DEMO1.5 DEMO1.5DEMO2.75 DEMO2.75 AS BUILT /DEMO AS BUILT(e) hgt= 17-'0"34'- 8"profile of(E) HOUSE72 miles av.residence210 universityave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence21'- 9"+/-(e) house71.5 SF1,167.5SF48 SF127 SF485 SF230SF485 SF696 SF854 SFIMPERVIOUS AREAS(E)(P)(E) HOUSE1,167.51,294.5FRONT PORCH4848FRONT WALK71.571.5REAR PAVEMENT2,5202,520REMOVED PAVEMENT(854)TOTALS3,8072,953(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00') (c)line of sysbline of sysbline of rysbline offysb33'- 5"30"12"evergreen18" evergreen12" evergreen12"sycamore18"sycamore12"sycamore
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to match
MAIN RESIDENCE
porch does notencroachneighbor'S yardNO privaCYIMPACTSmatch (e) woodwdws w/5" trimprovide historicsill nose46'-3" +/- OVERALL TYP. ALL FLOORS41'-6" +/- TYP. ALL FLOORS30'-0" +/- OVERALL TYP. ALL FLOORSupper bedroomporch does notencroachneighbor'syard.no privacyimapcts6 / 126 / 126 / 126 / 124 / 127 / 127 / 1230" max1'-6" MATCH (E)23'-0"21'-0"6 / 126 / 126 / 126 / 121'-0" typ.(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"2'-0"2'-0"remove(e) tree10'-0" REQD SETBACK20'-0" REQD SETBACK15'-0" REQD SETBACKremove(e) tree123567108911light/egress well3'-0"42" ht raillight/egress well3'-0"
light/egress well
42" ht rail
garage ht:
15'-0" max
ladder
(e) street trees to remain
existing streettrees to remain4'- 0" addition4
SHEWEY RESIDENCEREMODEL & ADDITION202 UNIVERSITY AV.07.30.21
O6.28.21
a-2
south elevation
3/16" = 1'-0" miles ave
garage, west elevation
3/16" = 1'-0" viewed from rear of main house
west elevation
3/16" = 1'-0" university ave
NORTH elevation
3/16" = 1'-0" university ave
EAST elevation
3/16" = 1'-0"
PL
PL
PL
PL
PL PL
REAR FRONT
SIDE,
STREET
SIDE,
YARD
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
RELOCATE (E)
ELEC SERVICE
AS REQ'D
W
0
4 8
16
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
ELEC
W
0
4 8
16
(E)
WDW
12 SF
(E)
DR.
21 SF
(E) WDW
6 SF
(E) WALL AREA = 219 SF
(E) WALL ARE = 291 SF
TO DEMO
(E) WALL AREA = 0
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 1.5 SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 2.5 SF
DEMO 44 SF OF ENTRY WALL AREA
(E) STREET FACING WALL AREA = 374 SF
DEMO 48 SF = 48 SF / 13%
(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence21'- 9"+/-(e) house71.5 SF1,167.5
SF
48 SF
127 SF
485 SF
230SF
485 SF
696 SF854 SF
IMPERVIOUS AREAS(E)(P)(E) HOUSE1,167.51,294.5FRONT PORCH4848FRONT WALK71.571.5REAR PAVEMENT2,5202,520REMOVED PAVEMENT(854)TOTALS3,8072,953
(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN (E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"
evergreen
18" evergreen12" evergreen
12"
sycamore
18"
sycamore
12"
sycamore
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to match
MAIN RESIDENCE
porch does not
encroach
neighbor'S yard
NO privaCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" +/- OVERALL TYP. ALL FLOORS
41'-6" +/- TYP. ALL FLOORS30'-0" +/- OVERALL TYP. ALL FLOORSupper bedroom
porch does not
encroach
neighbor's
yard.
no privacy
imapcts
6 / 12 6 / 126 / 126 / 12 4 / 127 / 127 / 12 30" max1'-6" MATCH (E)
23'-0"21'-0"6 / 126 / 12 6 / 126 / 12 1'-0" typ.
(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"2'-0"2'-0"
remove
(e) tree
10'-0" REQD SETBACK20'-0" REQD SETBACK
15'-0" REQD SETBACK
remove
(e) tree
1
2
3
5
67
10
8
9
11
light/egress well
3'-0"42" ht rail
light/egress well
3'-0"
light/egress well
42" ht rail
garage ht:
15'-0" max
ladder
(e) street trees to remain
existing street
trees to remain
4'- 0" addition 4
PL
PL
PL
PL
PL
PL
REAR FRONT
SIDE,
STREET
SIDE,
YARD
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
RELOCATE (E)
ELEC SERVICE
AS REQ'D
W
0
4 8
16
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
ELEC
W
0
4 8
16
(E)
WDW
12 SF
(E)
DR.
21 SF
(E) WDW
6 SF
(E) WALL AREA = 219 SF
(E) WALL ARE = 291 SF
TO DEMO
(E) WALL AREA = 0
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 1.5 SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 2.5 SF
DEMO 44 SF OF ENTRY WALL AREA
(E) STREET FACING WALL AREA = 374 SF
DEMO 48 SF = 48 SF / 13%
(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence21'- 9"+/-(e) house71.5 SF1,167.5
SF
48 SF
127 SF
485 SF
230SF
485 SF
696 SF854 SF
IMPERVIOUS AREAS(E)(P)
(E) HOUSE1,167.51,294.5
FRONT PORCH4848
FRONT WALK71.571.5
REAR PAVEMENT2,5202,520
REMOVED PAVEMENT(854)
TOTALS3,8072,953
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"
evergreen
18" evergreen
12" evergreen
12"
sycamore
18"
sycamore
12"
sycamore
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to match
MAIN RESIDENCE
porch does not
encroach
neighbor'S yard
NO privaCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" +/- OVERALL TYP. ALL FLOORS
41'-6" +/- TYP. ALL FLOORS30'-0" +/- OVERALL TYP. ALL FLOORSupper bedroom
porch does not
encroach
neighbor's
yard.
no privacy
imapcts
6 / 12
6 / 12
6 / 12
6 / 12
4 / 12
7 / 127 / 12 30" max1'-6" MATCH (E)
23'-0"21'-0"6 / 12
6 / 12
6 / 126 / 121'-0" typ.
(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"2'-0"
2'-0"
remove
(e) tree
10'-0" REQD SETBACK20'-0" REQD SETBACK
15'-0" REQD SETBACK
remove
(e) tree
1
2
3
5
67
10
8
9
11
light/egress well
3'-0"42" ht rail
light/egress well
3'-0"
light/egress well
42" ht rail
garage ht:
15'-0" max
ladder
(e) street trees to remain
existing street
trees to remain
4'- 0" addition4
PL
PL
PL
PL
PL
PL
REAR FRONT
SIDE,
STREET
SIDE,
YARD
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
RELOCATE (E)
ELEC SERVICE
AS REQ'D
W
0
4 8
16
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
ELEC
W
0
4 8
16
(E)
WDW
12 SF
(E)
DR.
21 SF
(E) WDW
6 SF
(E) WALL AREA = 219 SF
(E) WALL ARE = 291 SF
TO DEMO
(E) WALL AREA = 0
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 1.5 SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 2.5 SF
DEMO 44 SF OF ENTRY WALL AREA
(E) STREET FACING WALL AREA = 374 SF
DEMO 48 SF = 48 SF / 13%
(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence21'- 9"+/-(e) house71.5 SF1,167.5
SF
48 SF
127 SF
485 SF
230SF
485 SF
696 SF854 SF
IMPERVIOUS AREAS(E)(P)
(E) HOUSE1,167.51,294.5
FRONT PORCH4848
FRONT WALK71.571.5
REAR PAVEMENT2,5202,520
REMOVED PAVEMENT(854)
TOTALS3,8072,953
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"
evergreen
18" evergreen
12" evergreen
12"
sycamore
18"
sycamore
12"
sycamore
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to match
MAIN RESIDENCE
porch does not
encroach
neighbor'S yard
NO privaCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" +/- OVERALL TYP. ALL FLOORS
41'-6" +/- TYP. ALL FLOORS30'-0" +/- OVERALL TYP. ALL FLOORSupper bedroom
porch does not
encroach
neighbor's
yard.
no privacy
imapcts
6 / 12
6 / 12
6 / 12
6 / 12
4 / 12
7 / 12
7 / 12
30" max
1'-6" MATCH (E)
23'-0"21'-0"6 / 12
6 / 12
6 / 126 / 12
1'-0" typ.
(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"2'-0"
2'-0"
remove
(e) tree
10'-0" REQD SETBACK20'-0" REQD SETBACK
15'-0" REQD SETBACK
remove
(e) tree
1
2
3
5
67
10
8
9
11
light/egress well
3'-0"42" ht rail
light/egress well
3'-0"
light/egress well
42" ht rail
garage ht:
15'-0" max
ladder
(e) street trees to remain
existing street
trees to remain
4'- 0" addition4
PL
PL
PL
PL
PL
PL
REAR FRONT
SIDE,
STREET
SIDE,
YARD
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
RELOCATE (E)
ELEC SERVICE
AS REQ'D
W
0
4 8
16
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
ELEC
W
0
4 8
16
(E)
WDW
12 SF
(E)
DR.
21 SF
(E) WDW
6 SF
(E) WALL AREA = 219 SF
(E) WALL ARE = 291 SF
TO DEMO
(E) WALL AREA = 0
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 1.5 SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 2.5 SF
DEMO 44 SF OF ENTRY WALL AREA
(E) STREET FACING WALL AREA = 374 SF
DEMO 48 SF = 48 SF / 13%
(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence21'- 9"+/-(e) house71.5 SF1,167.5
SF
48 SF
127 SF
485 SF
230SF
485 SF
696 SF854 SF
IMPERVIOUS AREAS(E)(P)
(E) HOUSE1,167.51,294.5
FRONT PORCH4848
FRONT WALK71.571.5
REAR PAVEMENT2,5202,520
REMOVED PAVEMENT(854)
TOTALS3,8072,953
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"
evergreen
18" evergreen
12" evergreen
12"
sycamore
18"
sycamore
12"
sycamore
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to match
MAIN RESIDENCE
porch does not
encroach
neighbor'S yard
NO privaCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" +/- OVERALL TYP. ALL FLOORS
41'-6" +/- TYP. ALL FLOORS30'-0" +/- OVERALL TYP. ALL FLOORSupper bedroom
porch does not
encroach
neighbor's
yard.
no privacy
imapcts
6 / 12
6 / 12
6 / 12
6 / 12
4 / 12
7 / 12
7 / 12
30" max
1'-6" MATCH (E)
23'-0"21'-0"6 / 12
6 / 12
6 / 126 / 12
1'-0" typ.
(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"2'-0"
2'-0"
remove
(e) tree
10'-0" REQD SETBACK20'-0" REQD SETBACK
15'-0" REQD SETBACK
remove
(e) tree
1
2
3
5
67
10
8
9
11
light/egress well
3'-0"42" ht rail
light/egress well
3'-0"
light/egress well
42" ht rail
garage ht:
15'-0" max
ladder
(e) street trees to remain
existing street
trees to remain
4'- 0" addition 4 SHEWEY RESIDENCEREMODEL & ADDITION202 UNIVERSITY AV.basement
1/4" = 1'-0"
upstairs addition
1/4" = 1'-0"
07.30.21
O6.28.21
a-3
ROOF PLAN
1/4" = 1'-0"
GARAGE ROOF PLAN
1/4" = 1'-0"
PL
PL
PL
PL
PLPL
REAR FRONT
SIDE,
STREET
SIDE,
YARD
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
RELOCATE (E)
ELEC SERVICE
AS REQ'D
W
0
4 8
16
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
ELEC
W
0
4 8
16
(E)
WDW
12 SF
(E)
DR.
21 SF
(E) WDW
6 SF
(E) WALL AREA = 219 SF
(E) WALL ARE = 291 SF
TO DEMO
(E) WALL AREA = 0
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 1.5 SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 2.5 SF
DEMO 44 SF OF ENTRY WALL AREA
(E) STREET FACING WALL AREA = 374 SF
DEMO 48 SF = 48 SF / 13%
(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
ADDITIONADDITION
ADDITION
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence
6'- 9" +/-
21'- 9" +/-
6'- 9" +/-
21'- 9" +/-(e) house
(e) house
6'- 9" +/-
21'- 9" +/-
(e) house
ADDITION
6'- 9" +/-
21'- 9" +/-
(e) house
71.5 SF1,167.5
SF
48 SF
127 SF
485 SF
230SF
485 SF
696 SF854 SF
IMPERVIOUS AREAS(E)(P)
(E) HOUSE1,167.51,294.5
FRONT PORCH4848
FRONT WALK71.571.5
REAR PAVEMENT2,5202,520
REMOVED PAVEMENT(854)
TOTALS3,8072,953
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
55.00'109.82'61.20'110.00'
line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"
18"
12"
12"
18"
12"
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to
match house
porch does not
encroach
neighbor'S yard
NO privatCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" OVERALL TYP. ALL FLOORS
41'-6" TYP. ALL FLOORS30'-0" OVERALL TYP. ALL FLOORSupper bedroom
porch does not
encroach
neighbor's
yard.
no privacy
imapcts
6 / 12 6 / 126 / 126 / 12 4 / 127 / 127 / 12 30" max1'-6" MATCH (E)
23'-0"21'-0"6 / 126 / 126 / 126 / 121'-0"
(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"(e) street trees to remain
existing street
trees to remain
4'- 0" addition
PL
PL
PL
PL
PLPL
REAR FRONT
SIDE,
STREET
SIDE,
YARD
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
RELOCATE (E)
ELEC SERVICE
AS REQ'D
W
0
4 8
16
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
ELEC
W
0
4 8
16
(E)
WDW
12 SF
(E)
DR.
21 SF
(E) WDW
6 SF
(E) WALL AREA = 219 SF
(E) WALL ARE = 291 SF
TO DEMO
(E) WALL AREA = 0
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 1.5 SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 2.5 SF
DEMO 44 SF OF ENTRY WALL AREA
(E) STREET FACING WALL AREA = 374 SF
DEMO 48 SF = 48 SF / 13%
(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
ADDITIONADDITION
ADDITION
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence
6'- 9" +/-
21'- 9" +/-
6'- 9" +/-
21'- 9" +/-(e) house
(e) house
6'- 9" +/-
21'- 9" +/-
(e) house
ADDITION
6'- 9" +/-
21'- 9" +/-
(e) house
71.5 SF1,167.5
SF
48 SF
127 SF
485 SF
230SF
485 SF
696 SF854 SF
IMPERVIOUS AREAS(E)(P)(E) HOUSE1,167.51,294.5FRONT PORCH4848FRONT WALK71.571.5REAR PAVEMENT2,5202,520REMOVED PAVEMENT(854)TOTALS3,8072,953(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN
55.00'109.82'61.20'110.00'
line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"
18"12"12"
18"
12"
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to
match house
porch does not
encroach
neighbor'S yard
NO privatCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" OVERALL TYP. ALL FLOORS
41'-6" TYP. ALL FLOORS30'-0" OVERALL TYP. ALL FLOORSupper bedroom
porch does not
encroach
neighbor's
yard.
no privacy
imapcts
6 / 126 / 126 / 126 / 124 / 127 / 127 / 1230" max1'-6" MATCH (E)
23'-0"21'-0"6 / 126 / 126 / 126 / 121'-0"
(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"(e) street trees to remain
existing street
trees to remain
4'- 0" addition
PLPLPLPLPLPL REAR FRONT
SIDE,
STREET
SIDE,
YARD
100CLG2458 24642464246424586276 1011 CLGsTHRU-OUT2868 308030682868 246424643068 2872287230xx20542054302024682468245824582458245828xx26xx GASRELOCATE (E)ELEC SERVICEAS REQ'D W048 16 100CLG2458 24642464246424586276 1011 CLGsTHRU-OUT2868 308030682868 246424643068 2872287230xx20542054302024682468245824582458245828xx26xx GASELECW048 16(E)WDW12 SF (E)DR.21 SF (E) WDW6 SF(E) WALL AREA = 219 SF(E) WALL ARE = 291 SF TO DEMO(E) WALL AREA = 0 TO REMAIN (E)WDW11.5SF (E)WDW11.5SFDEMO 1.5 SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SFDEMO 2.5 SFDEMO 44 SF OF ENTRY WALL AREA(E) STREET FACING WALL AREA = 374 SF DEMO 48 SF = 48 SF / 13%(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
ADDITIONADDITION
ADDITION
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 universityave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence
6'- 9" +/-
21'- 9" +/-
6'- 9" +/-
21'- 9" +/-(e) house
(e) house
6'- 9" +/-
21'- 9" +/-
(e) house
ADDITION
6'- 9" +/-
21'- 9" +/-
(e) house
71.5 SF1,167.5SF48 SF127 SF485 SF230SF485 SF696 SF854 SFIMPERVIOUS AREAS(E)(P)(E) HOUSE1,167.51,294.5FRONT PORCH4848FRONT WALK71.571.5REAR PAVEMENT2,5202,520REMOVED PAVEMENT(854)TOTALS3,8072,953(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN55.00'109.82'61.20'110.00'line of sysbline of sysbline of rysbline offysb33'- 5"30"12"18"12"12"18"12"
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to
match house
porch does not
encroach
neighbor'S yard
NO privatCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" OVERALL TYP. ALL FLOORS41'-6" TYP. ALL FLOORS30'-0" OVERALL TYP. ALL FLOORSupper bedroomporch does notencroachneighbor'syard.no privacyimapcts6 / 126 / 126 / 126 / 124 / 127 / 127 / 1230" max1'-6" MATCH (E)23'-0"21'-0"6 / 126 / 126 / 126 / 121'-0"(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"(e) street trees to remain
existing street
trees to remain
4'- 0" addition
PL
PLPLPLPLPL
REAR FRONT
SIDE,
STREET
SIDE,
YARD
100CLG2458 24642464246424586276 1011 CLGsTHRU-OUT2868 308030682868 246424643068 2872287230xx20542054302024682468245824582458245828xx26xx GASRELOCATE (E)ELEC SERVICEAS REQ'D W
0
4 8
16
100CLG2458 24642464246424586276 1011 CLGsTHRU-OUT2868 308030682868 246424643068 2872287230xx20542054302024682468245824582458245828xx26xx GASELECW
0
4 8
16
(E)WDW12 SF (E)DR.21 SF (E) WDW6 SF(E) WALL AREA = 219 SF(E) WALL ARE = 291 SF TO DEMO(E) WALL AREA = 0 TO REMAIN (E)WDW11.5SF (E)WDW11.5SFDEMO 1.5 SF (E)WDW11.5SF (E)WDW11.5SF (E)WDW11.5SFDEMO 2.5 SFDEMO 44 SF OF ENTRY WALL AREA(E) STREET FACING WALL AREA = 374 SF DEMO 48 SF = 48 SF / 13%(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
ADDITIONADDITION
ADDITION
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence
6'- 9" +/-
21'- 9" +/-
6'- 9" +/-
21'- 9" +/-(e) house
(e) house
6'- 9" +/-
21'- 9" +/-
(e) house
ADDITION
6'- 9" +/-
21'- 9" +/-
(e) house
71.5 SF1,167.5SF48 SF127 SF
485 SF
230SF
485 SF
696 SF854 SFIMPERVIOUS AREAS(E)(P)(E) HOUSE1,167.51,294.5FRONT PORCH4848FRONT WALK71.571.5REAR PAVEMENT2,5202,520REMOVED PAVEMENT(854)TOTALS3,8072,953(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN55.00'109.82'61.20'110.00'line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"18"12"12"18"12"
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to
match house
porch does not
encroach
neighbor'S yard
NO privatCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" OVERALL TYP. ALL FLOORS41'-6" TYP. ALL FLOORS30'-0" OVERALL TYP. ALL FLOORSupper bedroomporch does notencroachneighbor'syard.no privacyimapcts6 / 126 / 126 / 126 / 12 4 / 127 / 127 / 12 30" max1'-6" MATCH (E)23'-0"21'-0"6 / 126 / 126 / 126 / 121'-0"(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"(e) street trees to remain
existing street
trees to remain
4'- 0" addition
PL
PL
PL
PL
PL
PL
REARFRONT
SIDE,
STREET
SIDE,
YARD
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
RELOCATE (E)
ELEC SERVICE
AS REQ'D
W
0
4 8
16
100
CLG
2458
2464246424642458
6276
1011 CLGs
THRU-OUT
2868
30803068
2868
246424643068
28722872
30xx
2054 205430202468246824582458 24582458
28xx
26xx
GAS
ELEC
W
0
4 8
16
(E)
WDW
12 SF
(E)
DR.
21 SF
(E) WDW
6 SF
(E) WALL AREA = 219 SF
(E) WALL ARE = 291 SF
TO DEMO
(E) WALL AREA = 0
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 1.5 SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO 2.5 SF
DEMO 44 SF OF ENTRY WALL AREA
(E) STREET FACING WALL AREA = 374 SF
DEMO 48 SF = 48 SF / 13%
(E) WALL AREA TO REMAIN = 326 SF / 87%
(E)
WDW
17.5
SF
(E)
WDW
11 SF
(E)
WDW
11 SF
(E)
WDW
17.5
SF
(E)
WDW
21 SF
DEMO
15 SF
(E)
WDW
11.5
SF
(E) WALL AREA = 378 SF
(E) WALL AREA = 169 SF / 45%
TO DEMO
(E) WALL AREA = 209 SF / 55%
TO REMAIN
(E) STRUCTURE
TO REMAIN
(E) WALL AREA = 467.5 SF
(E) WALL ARE = 13.25 SF
TO DEMO
(E) STREET FACING = 454.25 SF / 97%
WALL AREA
TO REMAIN
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
(E)
WDW
11.5
SF
DEMO
.5
DEMO
1.5
DEMO
1.5
DEMO
2.75
DEMO
2.75
AS BUILT /
DEMO
AS BUILT
(e) hgt= 17-'0"
ADDITIONADDITION
ADDITION
34'- 8"
profile of
(E) HOUSE72 miles av.residence210 university
ave garage
neighbor
house
210 university
nbr
wdw
nbr
wdw
neighbor
fence
6'- 9" +/-
21'- 9" +/-
6'- 9" +/-
21'- 9" +/-(e) house
(e) house
6'- 9" +/-
21'- 9" +/-
(e) house
ADDITION
6'- 9" +/-
21'- 9" +/-
(e) house
71.5 SF1,167.5
SF
48 SF
127 SF
485 SF
230SF
485 SF
696 SF854 SF
IMPERVIOUS AREAS(E)(P)
(E) HOUSE1,167.51,294.5
FRONT PORCH4848
FRONT WALK71.571.5
REAR PAVEMENT2,5202,520
REMOVED PAVEMENT(854)
TOTALS3,8072,953
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
55.00'109.82'61.20'110.00'
line of sysb
line of sysbline of rysbline offysb33'- 5"30"
12"
18"
12"
12"
18"
12"
4'-0"
basement
ceiling
1'-0"
eave
2'-0"
siding and trim to
match house
porch does not
encroach
neighbor'S yard
NO privatCY
IMPACTS
match (e) wood
wdws w/5" trim
provide historic
sill nose
46'-3" OVERALL TYP. ALL FLOORS
41'-6" TYP. ALL FLOORS30'-0" OVERALL TYP. ALL FLOORSupper bedroom
porch does not
encroach
neighbor's
yard.
no privacy
imapcts
6 / 12
6 / 12
6 / 12
6 / 12
4 / 12
7 / 127 / 1230" max1'-6" MATCH (E)
23'-0"21'-0"6 / 12
6 / 12
6 / 126 / 121'-0"
(E) 42'-6" +/-(E) 30'-0" +/-23'-0"21'-0"(e) street trees to remain
existing street
trees to remain
4'- 0" addition
SHEWEY RESIDENCEREMODEL & ADDITION202 UNIVERSITY AV.07.30.21
O6.28.21
ab/d-1
as built / demo
1/4" = 1'-0"
LEGEND
(E) WALL TO REMAIN
WALL AREA
TO BE REMOVED
WALL AREA
TO REMAIN
(E) INTERIOR WALL
TO BE REMOVED
(E) EXTERIOR WALL
TO BE REMOVED
totals
TOTAL (E) WALL = 1510.5
TOTAL DEMO = 521.25 / 35%
30% OF TOTAL DEMO TAKES PLACE AT NON STREET FACING WALLS
shadow study
not to scale
north / side
1/8" = 1'-0"
west / front
1/8" = 1'-0"
south / side
1/8" = 1'-0"
east / rear
1/8" = 1'-0"
floor plan
1/4" = 1'-0"
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
January 27, 2022
Jay Plett, Architect
213 Bean Avenue
Los Gatos, CA 95030
Via Email
RE: 202 University Avenue
Architecture and Site Application S-21-019
Requesting Approval for Construction of a Second-Story Addition to a Contributing Single-Family
Residence to Exceed Floor Area Ratio Standards and Construction of an Accessory Structure with
Reduced Side and Rear Setbacks in the University-Edelen Historic District on Property Zoned
R-1D:LHP. Located at 202 University Avenue. APN 529-04-001.
PROPERTY OWNER: Tyler and Kristine Shewey
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
At its meeting of January 26, 2022, the Town of Los Gatos Planning Commission approved the above
referenced application.
The attached draft conditions of approval will not be final until the Planning Commission has approved
the January 26, 2022, meeting minutes at their next meeting, confirming any additional or modified
conditions of approval for the project in the underlined font. You will be notified in writing once the
Planning Commission has approved the minutes.
PLEASE NOTE: Pursuant to Section 29.20.275 of the Town Code, this approval may be appealed to the
Town Council within 10 days of the date the approval is granted. Therefore, this action for approval should
not be considered final, and no permits by the Town will be issued until the appeal period has passed.
If you have any questions, I can be contacted by email at smullin@losgatosca.gov.
Sincerely,
Sean Mullin, AICP
Senior Planner
Cc: Tyler and Kristine Shewey, via email
N:\DEV\PC\PC ACTION Letters\2022\01-26-22 [202 University Avenue - Item#2; Approved].docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
EXHIBIT 5
S:\PLANNING COMMISSION REPORTS\2022\01-26-2022\2. 202 University Avenue\Exhibit 3 - Recommended Conditions of Approval.docx
PLANNING COMMISSION –January 26, 2022
CONDITIONS OF APPROVAL
202 University Avenue
Architecture and Site Application S-21-019
Requesting Approval for Construction of a Second-Story Addition to a Contributing
Single-Family Residence to Exceed Floor Area Ratio Standards and Construction of
an Accessory Structure with Reduced Side and Rear Setbacks in the University-
Edelen Historic District on Property Zoned R-1D:LHP. APN 529-04-001.
PROPERTY OWNER: Tyler and Kristine Shewey
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, DRC or the Planning Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
4. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
7. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations identified in the Arborist’s report for the project, on file in the
Community Development Department. These recommendations must be incorporated in
the building permit plans and completed prior to issuance of a building permit where
applicable.
8. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Include a tree protection plan with the
construction plans.
EXHIBIT 3
S:\PLANNING COMMISSION REPORTS\2022\01-26-2022\2. 202 University Avenue\Exhibit 3 - Recommended Conditions of Approval.docx
9. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town
of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement from the Town shall defend, indemnify,
and hold harmless the Town and its officials in any action brought by a third party to
overturn, set aside, or void the permit or entitlement. This requirement is a condition of
approval of all such permits and entitlements whether or not expressly set forth in the
approval, and may be secured to the satisfaction of the Town Attorney.
13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
14. PERMITS REQUIRED: A Building Permit is required for the renovation and addition of an
existing single-family home. An additional Building Permit will be required for the
detached garage.
15. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos
as of January 1, 2020, are the 2019 California Building Standards Code, California Code of
Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes.
16. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
17. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
18. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
19. 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.
20. SHORING: Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth or which remove lateral support from any existing building, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
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
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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.
26. 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.
27. 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
28. 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
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the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The Owner's representative in charge shall be at the job site during all
working hours. Failure to maintain the public right-of-way according to this condition may
result in the issuance of correction notices, citations, or stop work orders and the Town
performing the required maintenance at the Owner's expense.
29. 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.
30. 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.
31. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and
affect for this approval.
32. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security. It is the
responsibility of the Owner to obtain any necessary encroachment permits from affected
agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E),
AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation
(Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering
Division of the Parks and Public Works Department prior to releasing any permit.
33. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to
the Town on a yearly basis. In addition to general coverage, the policy must cover all
elements encroaching into the Town’s right-of-way.
34. PUBLIC WORKS INSPECTIONS: The Owner or their representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in penalties and rejection of any work that occurred without
inspection.
35. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner or their representative shall repair
or replace all existing improvements not designated for removal that are damaged or
removed because of the Owner or their representative's operations. Improvements such
as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised
pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced
to a condition equal to or better than the original condition. Any new concrete shall be
free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a
stamp or equal shall be removed and replaced at the Contractor’s sole expense and no
additional compensation shall be allowed therefore. Existing improvement to be repaired
or replaced shall be at the direction of the Engineering Construction Inspector and shall
comply with all Title 24 Disabled Access provisions. The restoration of all improvements
identified by the Engineering Construction Inspector shall be completed before the
issuance of a certificate of occupancy. The Owner or their representative shall request a
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walk-through with the Engineering Construction Inspector before the start of construction
to verify existing conditions.
36. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
37. 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.
38. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of
any building permits.
39. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two
(72) hours in advance of all the proposed changes. Any approved changes shall be
incorporated into the final “as-built” plans.
40. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California and submitted to the Town Engineer for
review and approval. Additionally, any post-project traffic or parking counts, or other
studies imposed by the Planning Commission or Town Council shall be funded by the
Owner.
41. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event
that, during the production of construction drawings and/or during construction of the
plans approved with this application by the Town of Los Gatos, it is determined that a
grading permit would be required as described in Chapter 12, Article II (Grading Permit) of
the Town Code of the Town of Los Gatos, an Architecture and Site Application would need
to be submitted by the Owner for review and approval by the Development Review
Committee prior to applying for a grading permit.
42. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work
unlawfully completed shall be charged double the current fee. As a result, the required
grading permit fees associated with an application for grading will be charged accordingly.
43. DRIVEWAY: The driveway conform to existing pavement on Miles Ave shall be constructed
in a manner such that the existing drainage patterns will not be obstructed.
44. CONSTRUCTION EASEMENT: Prior to the issuance of a building permit, it shall be the sole
responsibility of the Owner to obtain any and all proposed or required easements and/or
permissions necessary to perform the grading herein proposed. Proof of
agreement/approval is required prior to the issuance of any Permit.
45. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the
issuance of a building permit.
46. PRECONSTRUCTION MEETING: Prior to issuance of any building permits or the
commencement of any site work, the general contractor shall:
a. Along with the Owner, attend a pre-construction meeting with the Town Engineer to
discuss the project conditions of approval, working hours, site maintenance and other
construction matters;
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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.
IMPROVEMENT PLANS:
47. UTILITIES: The Owner shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.015(b). All new utility services shall
be placed underground. Underground conduit shall be provided for cable television
service. The Owner is required to obtain approval of all proposed utility alignments from
any and all utility service providers before a Certificate of Occupancy for any new building
can be issued. The Town of Los Gatos does not approve or imply approval for final
alignment or design of these facilities.
48. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation of the utility without undermining the house foundation. The
Town Engineer shall determine the appropriate setback based on the depth of the utility,
input from the project soils engineer, and the type of foundation.
49. SIDEWALK REPAIR: The Owner shall repair and replace to existing Town standards any
sidewalk damaged now or during construction of this project. All new and existing
adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match
existing color, texture and design, and shall be constructed per Town Standard Details.
New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified
that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole
expense and no additional compensation shall be allowed therefore. The limits of sidewalk
repair will be determined by the Engineering Construction Inspector during the
construction phase of the project. The improvements must be completed and accepted by
the Town before a Certificate of Occupancy for any new building can be issued.
50. CURB AND GUTTER REPAIR: The Owner shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. All new and
existing adjacent infrastructure must meet Town standards. New curb and gutter shall be
constructed per Town Standard Details. New concrete shall be free of stamps, logos,
names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be
removed and replaced at the Contractor’s sole expense and no additional compensation
shall be allowed therefore. The limits of curb and gutter repair will be determined by the
Engineering Construction Inspector during the construction phase of the project. The
improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
51. DRIVEWAY APPROACH: The Owner shall install a Town standard residential driveway
approach. The new driveway approach shall be constructed per Town Standard Plans and
must be completed and accepted by the Town before a Certificate of 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
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replaced at the Contractor’s sole expense and no additional compensation shall be allowed
therefore.
52. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
53. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not
limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080,
26.10.065, and 29.40.030.
54. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor’s property will
need to be removed and replaced to the correct location of the boundary lines before a
Certificate of Occupancy for any new building can be issued. Waiver of this condition will
require signed and notarized letters from all affected neighbors.
TRAFFIC AND TRANSPORTATION:
55. 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.
56. 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.
57. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a building permit, the Owner and/or Applicant or their representative shall
work with the Town Building Department and Engineering Division Inspectors to devise a
traffic control plan to ensure safe and efficient traffic flow under periods when soil is
hauled on or off the project site. This may include, but is not limited to provisions for the
Owner and/or Applicant to place construction notification signs noting the dates and time
of construction and hauling activities, or providing additional traffic control. Coordination
with other significant projects in the area may also be required. Cover all trucks hauling
soil, sand and other loose debris.
58. CONSTRUCTION HOURS: All subdivision improvements and site improvements construction
activities, including the delivery of construction materials, labors, heavy equipment,
supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00
a.m. to 4:00 p.m. Saturdays. The Town may authorize, on a case-by-case basis, alternate
construction hours. The Owner shall provide written notice twenty-four (24) hours in
advance of modified construction hours. Approval of this request is at discretion of the
Town.
59. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00
a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be allowed.
No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA
at twenty-five (25) feet from the source. If the device is located within a structure on the
property, the measurement shall be made at distances as close to twenty-five (25) feet
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from the device as possible. The noise level at any point outside of the property plane
shall not exceed eighty-five (85) dBA.
60. 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 construction staging area, materials storage area(s), construction trailer(s),
concrete washout(s) and proposed outhouse locations. Please refer to the Town’s
Construction Management Plan Guidelines document for additional information.
STORMWATER MANAGEMENT:
61. BEST MANAGEMENT PRACTICES (BMPs): The Owner is responsible for ensuring that all
contractors are aware of all storm water quality measures and that such measures are
implemented. Best Management Practices (BMPs) shall be maintained and be placed for
all areas that have been graded or disturbed and for all material, equipment and/or
operations that need protection. Removal of BMPs (temporary removal during
construction activities) shall be replaced at the end of each working day. Failure to comply
with the construction BMP will result in the issuance of correction notices, citations, or
stop work orders.
62. 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.
63. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous
domestic waste materials to be deposited in such a manner or location as to constitute a
threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful
discharges to storm drains include, but are not limited to: discharges from toilets, sinks,
industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or
vehicle cleaning.
64. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. Interim erosion control measures,
to be carried out during construction and before installation of the final landscaping, shall
be included. Interim erosion control method shall include, but are not limited to: silt
fences, fiber rolls (with locations and details), erosion control blankets, Town standard
seeding specification, filter berms, check dams, retention basins, etc. Provide erosion
control measures as needed to protect downstream water quality during winter months.
The Town of Los Gatos Engineering Division of the Parks and Public Works Department and
the Building Department will conduct periodic NPDES inspections of the site throughout
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the recognized storm season to verify compliance with the Construction General Permit
and Stormwater ordinances and regulations.
65. 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.
66. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant
emissions, the following the Bay Area Air Quality Management District (BAAQMD)-
recommended basic construction measures shall be included in the project’s grading plan,
building plans, and contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day, or otherwise kept dust-free.
b. All haul trucks designated for removal of excavated soil and demolition debris from site
shall be staged off-site until materials are ready for immediate loading and removal
from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be
covered.
d. As practicable, all haul trucks and other large construction equipment shall be staged in
areas away from the adjacent residential homes.
e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day, or as deemed appropriate by
Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out
control device is also recommended to minimize mud and dirt-track-out onto adjacent
public roads.
f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour.
g. All driveways and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used.
h. Post a publicly visible sign with the telephone number and person to contact at the
lead agency regarding dust complaints. This person shall respond and take corrective
action within forty-eight (48) hours. The Air District’s phone number shall also be
visible to ensure compliance with applicable regulations. Please provide the
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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.
67. 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.
68. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to
public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to
Bay” NPDES required language. On-site drainage systems for all projects shall include one
of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These
include storm water reuse via cisterns or rain barrels, directing runoff from impervious
surfaces to vegetated areas and use of permeable surfaces. If stormwater treatment
facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent
property line and/or right-of-way. Alternatively, the facility(ies) may be located with an
offset between 5 and 10 feet from the adjacent property and/or right-of-way line(s) if the
responsible engineer in charge provides a stamped and signed letter that addresses
infiltration and states how facilities, improvements and infrastructure within the Town’s
right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will
not be adversely affected. No improvements shall obstruct or divert runoff to the
detriment of an adjacent, downstream or down slope property.
69. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised by a person or
persons authorized to do so at all times during working hours. The Owner's representative
in charge shall be at the job site during all working hours. Failure to maintain the public
right-of-way according to this condition may result in penalties and/or the Town
performing the required maintenance at the Owner's expense.
70. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
71. 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.
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72. FIRE SPRINKLERS REQUIRED: (As noted on Sheet A-1) Fire sprinklers required to be installed
in both the single-family home and the secondary dwelling unit. An automatic residential
fire sprinkler system shall be installed in one- and two-family dwellings as follows: 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 square feet.
Exception: A one-time addition to an existing building that does not total more than 1,000
square feet of building area. Note: The owner(s), occupant(s) and any contractor(s) or
subcontractor(s) are responsible for consulting with the water purveyor of record in order
to determine if any modification or upgrade of the existing water service is required. A
State of California licensed (C-16) Fire Protection Contractor shall submit plans,
calculations, a completed permit application and appropriate fees to this department for
review and approval prior to beginning their work. CRC Sec. 313.2 as adopted and
amended by LGTC.
73. REQUIRED FIRE FLOW: The fire flow for this project is 1,750 GPM at 20 psi residual
pressure. Since an automatic fire sprinkler system will be installed, the fire flow will be
reduced by 50%, establishing a required adjusted fire flow of 875 GPM at 20 psi residual
pressure. Note: The minimum required number and spacing of the hydrants shall be in
accordance with CFC Table C102.1. Provide documentation from a local water purveyor
(San Jose Water) confirming the required fire flow of 875 GPM @ 20 psi residual from a fire
hydrant located within 600' of the farthest exterior corner of the structure is required. Fire
flow letter shall be submitted as soon as it is received.
74. 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.
75. 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.
S:\PLANNING COMMISSION REPORTS\2022\01-26-2022\2. 202 University Avenue\Exhibit 3 - Recommended Conditions of Approval.docx
76. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp. 33.
77. 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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TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
November 28, 2022
Jay Plett
213 Bean Avenue
Los Gatos, CA 95030
Via email
RE: 202 University Avenue
Variance Application V-22-003
Forward a Recommendation to the Community Development Director on a Request
for Variances to the Accessory Structure Lot Coverage Standard and to the Side and
Rear Setback Requirements for a Detached Accessory Structure on Property Located in
the University-Edelen Historic District Zoned R-1D:LHP. APN 529-04-001.
PROPERTY OWNER: Tyler and Kristine Shewey
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
On August 24, 2022, the Los Gatos Historic Preservation Committee recommended approval of
the above request to the Community Development Director.
If you have any questions, I can be contacted by phone at (408) 354 -6823 or by email at
smullin@losgatosca.gov.
Sincerely,
Sean Mullin, AICP
Senior Planner
cc: Tyler and Kristine Shewey, via email
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2022\University Avenue, 202 - V-22-003 - HPC Action Letter.docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
EXHIBIT 6
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Left Blank
JA/FLEET
SHEWEY ADU Page 1202 UNIVERSITY AVENUELOS GATOS, CA 95030
PROJECT DESCRIPTION/JUSTIFICATION
TO: Town of Los GatosFROM: Jay Plett Architect
The architecture is in the Italianate style, matching its companion Main House.
This project has been designed and situated on the Site with significant input from the two adjacent neighbors, requiring a variance to preserve the neighbor's light and view corridors to the hills as much possible.
Granting a set back variance would be consistent with the existing neighborhood patterns. Within the immediate neighborhood there are :
9 Garages with smaller SySb's5 Garages with smaller RySb's2 Garages have larger FAR's1 Garage has larger area (880) sf
Reference Sheet NP-1 of the Architectural drawings.
A variance for net lot site coverage is also requested. This being a corner lot with an increased outside side setback, our net site area is compromised compared to an interior lot of similar size.
* Allowed Garage by Net Site Area is 485 sf
* An interior parcel of identicalsize would have a Net Site Areaallowance for a Garage of 537 sf
* The proposed detached Garage is 518 sf
October 19, 2022
EXHIBIT 7
JA/FLEET
SHEWEY ADU Page 2202 UNIVERSITY AVENUELOS GATOS, CA 95030
PROJECT DESCRIPTION/JUSTIFICATION
As a corner lot, the proposed garage has a net site area = 16%. If it were calculated as an interior lot, the net site area would = 14%. Per the table on sheet NP-1, we are well within the norms regarding area and lot coverage of the existing accessory structures in the neighborhood.
In addition, the requested detached Garage area is required by Architectural aesthetic necessity to blend harmoniously with the planned, moderately sized ADU above it.
121 Edelen - Exhibit 1
Field Guide to American Houses page 225, photo 6Exhibit 2
Field Guide to American Houses page 221, photo 2 - Exhibit 3
From: Jeffrey Scott
Sent: Friday, December 9, 2022 10:26 AM
To: Clerk <Clerk@losgatosca.gov>
Cc: Wendy Wood <WWood@losgatosca.gov>
Subject: 202 University Avenue (application V-22-003)
EXTERNAL SENDER
Town Clerk and Planning Commissioners-
I live at . My house is next door to 202 University Avenue. I am writing about the
variance application for a detached accessory structure.
While I am generally supportive of the overall renovation planned for 202 University Avenue, I am
requesting that you deny this variance application.
The variance would place a garage within 18" of our property line. The garage would be directly outside
our kitchen window and bathroom window. And when an ADU is placed above the garage, the ADU will
be directly outside our master bedroom and deck.
My wife and I want our neighbors to enjoy their home, and we are confident they can build a
beautiful accessory structure without a variance.
Thank you,
Jeffrey Scott
EXHIBIT 8
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Left Blank
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL 9'-2" +/- EXISTING12' M
IN
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-
MAX HGT
COMP ROOF TO
MATCH HOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 university
ave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00')
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELEC
METER
TO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID BL
O
C
K
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)
s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)
(s
6
5
°35'47"
e
)
(
a
)
(
1
1
0
.
0
0
'
)
(
c
)
line
o
f
(
E
)
s
y
s
b
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY
W
I
R
E
S
T
O
BE
M
O
V
E
D
A/C
MILES
A
V
.UNIVERSITY AV.
UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED
1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWER
POLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE
H
Y
D
R
A
N
T
A
T
MILES
&
E
D
E
L
E
N
FIRE
H
Y
D
R
A
N
T
ON
G
R
E
Y
S
L
N
MID
B
L
O
C
K
CONSTRUCT
A
(
N
)
DRIVEWAY
A
P
R
O
N
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE
17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighbor
house
72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
(e) tree to be
removed DRIVEWAYWIDTH
1
2
3
5
6
7
10
8
9
11
5'-0"
SYSB
5'-0"
SYSB
ROOF EAVE
PROJECTION
20'-0"
rYSB
10'-0"
sYSB
15'-0"
fYSB
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12"evergreen
18"evergreen
12"
evergreenDRIVEWAY
DRIVEWAY
4 SHEWEY ADU11.30.22
9.4.22
7.12.22
A-1
SITE PLAN
1/8" = 1'-0"
PROJECT DESCRIPTION PROJECT DESCRIPTION
new detached garage WITH
REDUCED SIDE AND REAR SET
BACKS
OWNERSOWNERS
tYLER & KRISTINE SHEWEY
202 UNIVERSITY AVE
los gatos, ca 95030
PHONE: 408.834.5983
EMAIL: TASHEWEY@SBCGLOBAL.NET
SITE PARTICULARSSITE PARTICULARS
APN 529-04-001
ZONING R-1 D LHP
AREA SUMMARY AREA SUMMARY
SITE 6380 SF
NET SITE AREA 3234/485 SF
corner lot
garage allowed 485 sf
corner lot
proposed garage 518 sf
adu 603 sf
scc fire dept notes scc fire dept notes
Fire Sprinklers Required: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
sprinkler system. Exceptions: 1) One or more additions made to
a building after January 1, 2011 that does not total more than
1,000 square feet of building area and meets all access and
water supply requirements of Chapter 5 and Appendix B and C
of the 2019 California Fire Code. 2) Detached Accessory
Dwelling Units, provided that all of the following are met: a) The
unit meets the definition of an Accessory Dwelling Unit as defined
in the Government Code Section 65852.2. b) The existing primary
residence does not have automatic fire sprinklers. c) The
detached ADU does not exceed 1,200 square feet in size. d) The
unit is on the same lot as the primary residence. e) The unit meets
all access and water supply requirements of Chapter 5 and
Appendix B and C of the 2019 California Fire Code. Primary
residence will have an automatic sprinkler system.
Address identificationAddress 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. Access for
the ADU is off of Miles Ave. Apply for an address change to
Miles Ave for the ADU.
Water Supply RequirementsWater 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.
Construction Site Fire SafetyConstruction Site Fire Safety : All construction sites must
comply with applicable provisions of the CFC Chapter 33 and
our Standard Detail and Specification S1-7.
EXHIBIT 9
PROJECT HOUSE
PL PL PL PL PL PL PL PL PL PL
PL PL PL
PL PL PL PL PL PL PL PL PL
PL PL PL PL PL PL PLPLPL
PL
PLPL
PL
PLPL
202 UNIVERSITY AVE210 UNIVERSITY AVE216 UNIVERSITY AVE 72 MILES AVE 68 MILES AVE
university ave looking at the project
MILES ave looking at the project
MILES ave looking ACROSS the project
129 EDELEN AVE
(house across the street, Height similar to project house)
128 UNIVERSITY AVE 126 UNIVERSITY AVE
university ave looking across the project
123 UNIVERSITY AVE 201 UNIVERSITY AVE 205 UNIVERSITY AVE 209 UNIVERSITY AVE 215 UNIVERSITY AVE 217 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
PROJECT
MILES AVE
UNIVERSITY
AVE EDELEN
AVE
EDELEN AVE
128 UNIVERSITY AVE
UNIVERSITY
AVE
GRAYS LN
19'-0" +/-
216 UNIVERSITY AVE
23'-0" +/-
202 UNIVERSITY AVE210 UNIVERSITY AVE 128 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
MILES AVE
PROJECT HOUSE 30'-0" +/-
25'-0" +/-
126 UNIVERSITY AVE68 MILES AVE
30'-0" +/-27'-0" +/-
72 MILES AVE
PROJECT HOUSE
UNIVERSITY
AVE
201 UNIVERSITY AVE 202 university AVE
28'-6" +/-28'-6" +/-
30'-0" +/-
201 university AVE
grays ln miles ave
23' - 9" +/-
12
9
GA
R
.
12
6
20
2
21
0
216
72
68
GA
R
A
G
E
12
8
G
A
R
.
A.
D
.
U
12
3
G
A
R
.
20
1
20
5
20
9
215
217
G
A
R
.
GA
R
.UNIVERSITY AVEMI
L
E
S
A
V
E
G
R
A
Y
S
L
N
GA
R
.
A.
D
.
U
P
R
O
J
E
C
T
GA
R
A
G
E
G
A
R
.
GA
R
A
G
E
GA
R
A
G
E
project
site
GA
R
.
PROJECT HOUSE
PL PL PL PL
PL PL PL PL PL PL
PL PL PL
PL PL PL PL PL PL PL PL PL
PLPLPLPLPLPLPLPLPL
PL
PLPL
PL
PLPL
202 UNIVERSITY AVE210 UNIVERSITY AVE216 UNIVERSITY AVE 72 MILES AVE 68 MILES AVE
university ave looking at the project
MILES ave looking at the project
MILES ave looking ACROSS the project
129 EDELEN AVE
(house across the street, Height similar to project house)
128 UNIVERSITY AVE 126 UNIVERSITY AVE
university ave looking across the project
123 UNIVERSITY AVE 201 UNIVERSITY AVE 205 UNIVERSITY AVE 209 UNIVERSITY AVE 215 UNIVERSITY AVE 217 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
PROJECT
MILES AVE
UNIVERSITY
AVE EDELEN
AVE
EDELEN AVE
128 UNIVERSITY AVE
UNIVERSITY
AVE
GRAYS LN
19'-0" +/-
216 UNIVERSITY AVE
23'-0" +/-
202 UNIVERSITY AVE210 UNIVERSITY AVE128 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
MILES AVE
PROJECT HOUSE30'-0" +/-
25'-0" +/-
126 UNIVERSITY AVE68 MILES AVE
30'-0" +/-
27'-0" +/-
72 MILES AVE
PROJECT HOUSE
UNIVERSITY
AVE
201 UNIVERSITY AVE 202 university AVE
28'-6" +/-28'-6" +/-
30'-0" +/-
201 university AVE
grays ln miles ave
23' - 9" +/-
12
9
GA
R
.
12
6
20
2
21
0
21
6
72
68
GA
R
A
G
E
12
8
G
A
R
.
A.
D
.
U
12
3
G
A
R
.
20
1
20
5
20
9
215
217
G
A
R
.
G
A
R
.UNIVERSITY AVEMI
L
E
S
A
V
E
G
R
A
Y
S
L
N
GA
R
.
A.
D
.
U
P
R
O
J
E
C
T
G
A
R
A
G
E
G
A
R
.
G
A
R
A
G
E
G
A
R
A
G
E
project
site
G
A
R
.
PROJECT HOUSE
PLPLPLPL
PLPL PL PL PL PL
PL PL PL
PL PL PL PL PL PL PL PL PL
PLPLPLPLPLPLPLPLPL
PL
PLPL
PL
PLPL
202 UNIVERSITY AVE210 UNIVERSITY AVE216 UNIVERSITY AVE 72 MILES AVE 68 MILES AVE
university ave looking at the project
MILES ave looking at the project
MILES ave looking ACROSS the project
129 EDELEN AVE
(house across the street, Height similar to project house)
128 UNIVERSITY AVE126 UNIVERSITY AVE
university ave looking across the project
123 UNIVERSITY AVE 201 UNIVERSITY AVE 205 UNIVERSITY AVE 209 UNIVERSITY AVE 215 UNIVERSITY AVE 217 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
PROJECT
MILES AVE
UNIVERSITY
AVE EDELEN
AVE
EDELEN AVE
128 UNIVERSITY AVE
UNIVERSITY
AVE
GRAYS LN
19'-0" +/-
216 UNIVERSITY AVE
23'-0" +/-
202 UNIVERSITY AVE210 UNIVERSITY AVE128 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
MILES AVE
PROJECT HOUSE30'-0" +/-
25'-0" +/-
126 UNIVERSITY AVE68 MILES AVE
30'-0" +/-27'-0" +/-
72 MILES AVE
PROJECT HOUSE
UNIVERSITY
AVE
201 UNIVERSITY AVE 202 university AVE
28'-6" +/-28'-6" +/-
30'-0" +/-
201 university AVE
grays ln miles ave
23' - 9" +/-
12
9
GA
R
.
12
6
20
2
21
0
21
6
72
68
GA
R
A
G
E
12
8
G
A
R
.
A.
D
.
U
12
3
G
A
R
.
20
1
20
5
20
9
215
217
G
A
R
.
G
A
R
.UNIVERSITY AVEMI
L
E
S
A
V
E
G
R
A
Y
S
L
N
GA
R
.
A.
D
.
U
P
R
O
J
E
C
T
G
A
R
A
G
E
G
A
R
.
G
A
R
A
G
E
G
A
R
A
G
E
project
site
G
A
R
.
PROJECT HOUSE
PLPLPLPL
PLPLPLPLPLPL
PLPLPL
PL PL PL PL PL PL PL PL PL
PLPLPLPLPLPLPLPLPL
PL
PLPL
PL
PLPL
202 UNIVERSITY AVE210 UNIVERSITY AVE216 UNIVERSITY AVE72 MILES AVE68 MILES AVE
university ave looking at the project
MILES ave looking at the project
MILES ave looking ACROSS the project
129 EDELEN AVE
(house across the street, Height similar to project house)
128 UNIVERSITY AVE126 UNIVERSITY AVE
university ave looking across the project
123 UNIVERSITY AVE 201 UNIVERSITY AVE 205 UNIVERSITY AVE 209 UNIVERSITY AVE 215 UNIVERSITY AVE 217 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
PROJECT
MILES AVE
UNIVERSITY
AVEEDELEN
AVE
EDELEN AVE
128 UNIVERSITY AVE
UNIVERSITY
AVE
GRAYS LN
19'-0" +/-
216 UNIVERSITY AVE
23'-0" +/-
202 UNIVERSITY AVE210 UNIVERSITY AVE128 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
MILES AVE
PROJECT HOUSE30'-0" +/-
25'-0" +/-
126 UNIVERSITY AVE68 MILES AVE
30'-0" +/-
27'-0" +/-
72 MILES AVE
PROJECT HOUSE
UNIVERSITY
AVE
201 UNIVERSITY AVE202 university AVE
28'-6" +/-28'-6" +/-
30'-0" +/-
201 university AVE
grays lnmiles ave
23' - 9" +/-
12
9
GA
R
.
12
6
20
2
21
0
21
6
72
68
GA
R
A
G
E
12
8
G
A
R
.
A.
D
.
U
12
3
G
A
R
.
20
1
20
5
20
9
215
217
G
A
R
.
G
A
R
.UNIVERSITY AVEMI
L
E
S
A
V
E
G
R
A
Y
S
L
N
GA
R
.
A.
D
.
U
P
R
O
J
E
C
T
G
A
R
A
G
E
G
A
R
.
G
A
R
A
G
E
G
A
R
A
G
E
project
site
G
A
R
.
NEIGHBORHOOD PLAN
1" = 50'
UNIVERSITY AVE LOOKING ACROSS FROM PROJECT
1/16" = 1'-0"
UNIVERSITY AVE
LOOKING AT PROJECT
1/16" = 1'-0"
MILES AVE
LOOKING AT
PROJECT
1/16" = 1'-0"
MILES AVE LOOKING ACROSS FROM PROJECT
1/16" = 1'-0"
SETBACK & FAR COMPARISONS SHEWEY RESIDENCEREMODEL & ADDITION202 UNIVERSITY AV.11.30.22
09.07.22
06.30.22
NP-1
EXISTING NEIGHBORHOOD DETACHED GARAGE CONDITIONS EXISTING NEIGHBORHOOD DETACHED GARAGE CONDITIONS
ADDRESS SIZE (SF) SIDE SB (F)REAR SB (F)LOT SIZE (SF)FAR LOT CVRG(%)#
123 UNIVERSITY AVE 400 0 1 4949 0.081 18
126 UNIVERSITY AVE 245 0 0 4070 0.060 12
128 UNIVERSITY AVE 360 0 0 6490 0.055 11
201 UNIVERSITY AVE 420 3 3 5566 0.075 14
205 UNIVERSITY AVE 284 1 6 5550 0.051 9
209 UNIVERSITY AVE 400 5 6 5550 0.072 13
210 UNIVERSITY AVE 192 2 3 5830 0.033 6
217 UNIVERSITY AVE 220 0 10 3673 0.084 14
129 EDELEN AVE 880 0 0 10560 0.083 15
68 MILES AVE 416 3 3 4260 0.098 25
PROPOSED GARAGE PROPOSED GARAGE
202 UNIVERSITY AVE 518 1'- 6"1'- 0"6380 0.081 16
ANALYSIS ANALYSIS
* 9 NEIGHBORHOOD GARAGES HAVE SMALLER SIDE YARD SETBACKS
** 5 NEIGHBORHOOD GARAGES HAVE SMALLER REAR YARD SETBACKS AND 1 IS THE SAME
*** 2 NEIGHBORHOOD GARAGES HAVE LARGER FARS AND 3 ARE THE SAME/SIMILAR
# ACCESSORY STRUCTURE LOT COVERAGE, PER NET SITE AREA
PROJECT HOUSE
PLPLPLPL
PLPLPLPLPL PL
PL PL PL
PL PL PL PL PL PL PL PL PL
PLPLPLPLPLPLPLPLPL
PL
PLPL
PL
PLPL
202 UNIVERSITY AVE210 UNIVERSITY AVE216 UNIVERSITY AVE72 MILES AVE68 MILES AVE
university ave looking at the project
MILES ave looking at the project
MILES ave looking ACROSS the project
129 EDELEN AVE
(house across the street, Height similar to project house)
128 UNIVERSITY AVE126 UNIVERSITY AVE
university ave looking across the project
123 UNIVERSITY AVE 201 UNIVERSITY AVE 205 UNIVERSITY AVE 209 UNIVERSITY AVE 215 UNIVERSITY AVE 217 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
PROJECT
MILES AVE
UNIVERSITY
AVE EDELEN
AVE
EDELEN AVE
128 UNIVERSITY AVE
UNIVERSITY
AVE
GRAYS LN
19'-0" +/-
216 UNIVERSITY AVE
23'-0" +/-
202 UNIVERSITY AVE210 UNIVERSITY AVE128 UNIVERSITY AVEINTERSECTION OF UNIVERSITY
AND MILES AVE
MILES AVE
PROJECT HOUSE30'-0" +/-
25'-0" +/-
126 UNIVERSITY AVE68 MILES AVE
30'-0" +/-27'-0" +/-
72 MILES AVE
PROJECT HOUSE
UNIVERSITY
AVE
201 UNIVERSITY AVE202 university AVE
28'-6" +/-28'-6" +/-
30'-0" +/-
201 university AVE
grays lnmiles ave
23' - 9" +/-
12
9
GA
R
.
12
6
20
2
21
0
21
6
72
68
GA
R
A
G
E
12
8
G
A
R
.
A.
D
.
U
12
3
G
A
R
.
20
1
20
5
20
9
215
217
G
A
R
.
G
A
R
.UNIVERSITY AVEMI
L
E
S
A
V
E
G
R
A
Y
S
L
N
GA
R
.
A.
D
.
U
P
R
O
J
E
C
T
G
A
R
A
G
E
G
A
R
.
G
A
R
A
G
E
G
A
R
A
G
E
project
site
G
A
R
.
SHEWEY ADUgarage plan
1/4" = 1'-0"
A-2
9.4.22
7.12.22
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-
MAX HGT
COMP ROOF
TO MATCH
HOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 university
ave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00')
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELEC
METER
TO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE
H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID B
L
O
C
K
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES T
O
BE MOVED
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWER
POLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE
H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID B
L
O
C
K
CONSTRUCT A (N)
DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighbor
house
72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
(e) tree to be
removed DRIVEWAYWIDTH
1
2
3
5
6
7
10
8
9
11
5'-0"
SYSB
5'-0"
SYSB
ROOF EAVE
PROJECTION
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12" evergreen
18" evergreen
12"
evergreenDRIVEWAY
DRIVEWAY
4SHEWEY ADUroof plan
1/4" = 1'-0"
A-3
UPSTAIRS plan
1/4" = 1'-0"
9.4.22
7.12.22
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-MAX HGT COMP ROOFTO MATCHHOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 universityave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELECMETERTO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID B
L
O
C
K
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREEPROTECTIONZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BEREMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES TOBE MOVED
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWERPOLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT ATMILES & EDELEN FIRE HYDRANTON GREYS LNMID BLOCKCONSTRUCT A (N)DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighborhouse72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
(e) tree to be
removed DRIVEWAYWIDTH
1
2
3
5
6
7
10
8
9
11
5'-0"SYSB
5'-0"
SYSB
ROOF EAVE PROJECTION
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12" evergreen 18" evergreen
12"
evergreenDRIVEWAY
DRIVEWAY
4
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-MAX HGT COMP ROOFTO MATCHHOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 universityave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00')
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELECMETERTO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE
H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID B
L
O
C
K
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREEPROTECTIONZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREETTREES TO REMAINAND BE MAINTAINEDBY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BEREMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES TOBE MOVED
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWERPOLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT ATMILES & EDELEN FIRE HYDRANTON GREYS LNMID BLOCKCONSTRUCT A (N)DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREEPROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighborhouse72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
(e) tree to be
removed DRIVEWAYWIDTH
1
2
3
5
6
7
10
8
9
11
5'-0"SYSB
5'-0"
SYSB
ROOF EAVE PROJECTION
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12" evergreen 18" evergreen
12"
evergreenDRIVEWAY
DRIVEWAY
4
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-
MAX HGT
COMP ROOF
TO MATCH
HOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 universityave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELEC
METER
TO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID BL
O
C
K
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREETTREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES T
O
BE MOVED
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWER
POLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT ATMILES & EDELEN
FIRE
H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID B
L
O
C
K
CONSTRUCT A (N)DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighbor
house
72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
(e) tree to be
removed DRIVEWAYWIDTH
1
2
3
5
6
7
10
8
9
11
5'-0"
SYSB
5'-0"
SYSB
ROOF EAVE PROJECTION
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12" evergreen
18" evergreen
12"
evergreenDRIVEWAY
DRIVEWAY
4
nbr
wdw
nbr
wdw
nbr
kit.
wdw
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
NEIGHBOR GARAGE
FIRE RATED
WDWS THIS WALL
RECESSED
CLERESTORY WDW
CLERESTORY
WINDOW
VERTICAL
WOOD SIDING
WOOD
SIDING TO
MATCH
HOUSE
24' - 4" +/-
MAX HGT
COMP ROOF
TO MATCH
HOUSE
VERTICAL
WOOD SIDING
JULIET
BALCONIES
WOOD GARAGE DOORS
EAVE
DETAILING TO
MATCH HOUSE
HORIZONTAL
WOOD SIDING
TO MATCH
HOUSE
ADU ENTRY
72 miles av.residence210 universityave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.00')
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATEDA/C
NEW
PRIMARY
RESIDENCE
N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W/ FUTURE
ADU OVER
POWER
POLE
(E) ELEC
METER
TO REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT AT
MILES & EDELEN
FIRE
H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID B
L
O
C
K
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HANDCITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED XXXXXXXXXXTPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"72 miles av.residence210 university
ave garage
(E) TOWN STREET
TREES TO REMAIN
AND BE MAINTAINED
BY TOWN
(s 21°10'00" w 55.00') (c)s 68°46'42" e 109.82' (109.82') (c)(s 21°10'00"61.20') (c)(s 65°35'47" e) (a) (110.
0
0
'
)
(
c
)
line of (E) sysb
30"
FIR
12"
sycamore
12"
sycamore
(e) tree to be
removed
(E) TREE TO BE
REMOVED
(E) TREE TO BE
REMOVED
WM
(E) GAS METER
TO REMAIN
ELEC
GUY WIRES T
O
BE MOVED
A/C
MILES AV.UNIVERSITY AV.UPGRADE
TO 200A
RELOCATED
A/C
NEW
PRIMARY
RESIDENCE N/C PROPOSED1'-0"
1'-6"
(N) GARAGE
W / FUTURE
ADU OVER
POWER
POLE
(E)
ELEC
METER
TO
REMAIN
(E) W
(E) S
(E) G
(E) UG
E
6' FENCE TO TERMINATE
AT BUILDING CORNER AS
DRAWN
FIRE HYDRANT ATMILES & EDELEN
FIRE H
Y
D
R
A
N
T
ON GR
E
Y
S
L
N
MID BL
O
C
K
CONSTRUCT A (N)DRIVEWAY APRON
(E) W
(E) S
(E) G
(E) UG
E
(n) concrete DRIVEWAY
excavation within 15' of
trees TO BE DONE BY HAND
CITY SEWER LINE17'-0" +/- EXISTING
N/C PROPOSED
X
X
X X
X
XX
X X
X
TPZ II TREE
PROTECTION
ZONE FENCING
TPZ III TREE
PROTECTION
WRAP. typ.
LIGHTWELL
2'-0"
neighbor
house
210 university
nbr
wdw
fence
neighbor
house
72 miles
neighbor
house
72 miles
neighbor
garage
210 university
NEIGHBOR
VIEW SHEDNEIGHBORVIEW
SHED
NEIGHBOR
VIEW SHED
NEIGHBORVIEW
SHED
(e) tree to be
removed DRIVEWAYWIDTH
1
2
3
5
6
7
10
8
9
11
5'-0"
SYSB
5'-0"
SYSB
ROOF EAVE PROJECTION
18"
sycamore
12" evergreen
18" evergreen
12"
evergreen
18"
sycamore
12" evergreen
18" evergreen
12"
evergreenDRIVEWAY
DRIVEWAY
4SHEWEY ADUEAST SOUTH (FROM MILES AV)
NORTH WEST
ELEVATIONS
1/4" = 1'-0"A-4
9.4.22
7.12.22