Item 4.Staff Report with Exhibits 1-10.14876 Clara Street
PREPARED BY: JOCELYN SHOOPMAN
Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 12/14/2022
ITEM NO: 4
DATE: December 9, 2022
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of a Second Story Addition to an
Existing Single-Family Residence on Property Zoned R-1:12. Located at 14876
Clara Street. APN 409-25-027. Architecture and Site Application S-22-033.
PROPERTY OWNER: Jacob John. APPLICANT: Louie Leu. PROJECT PLANNER:
Jocelyn Shoopman.
RECOMMENDATION:
Denial.
PROJECT DATA:
General Plan Designation: Low Density Residential
Zoning Designation: R-1:12 (Single-Family Residential – 12,000-square foot
minimum lot size)
Applicable Plans & Standards: General Plan, Residential Design Guidelines
Parcel Size: 20,234 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Low Density Residential R-1:12
South Residential Low Density Residential
and City of Monte Sereno
R-1:12
East Residential Low Density Residential R-1:12
West Residential Low Density Residential R-1:12
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SUBJECT: 14876 Clara Street/S-22-033
DATE: December 9, 2022
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CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15301: Existing Facilities.
FINDINGS:
▪ The project is Categorically Exempt pursuant to the adopted Guidel ines for the
Implementation of the California Environmental Quality Act, Section 15301: Existing
Facilities.
▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations).
▪ As required for compliance with the Residential Design Guidelines.
CONSIDERATIONS:
▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located on the east side of Clara Street (Exhibit 1). The property is
approximately 20,234 square feet and is developed with an existing 1,980-square foot single-
story residence with a 565-square foot attached garage. The immediate neighborhood as
defined by the Residential Design Guidelines is made up of one-story residences.
The project meets all technical requirements of Town Code including height, floor area, building
coverage, parking, and setbacks.
The project is being considered by the Planning Commission due to the proposed residence
resulting in the first two-story residence in the immediate neighborhood as defined by the
Residential Design Guidelines.
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SUBJECT: 14876 Clara Street/S-22-033
DATE: December 9, 2022
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PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located on the east side of Clara Street, approximately 350 feet
north of La Rinconada Drive (Exhibit 1). The property is developed with a single-family
residence and attached garage. Single-family residential development abuts the property to
the north, east, west, and to the south; however, the homes located to the south are
located within the City of Monte Sereno.
B. Project Summary
The applicant is proposing construction of a new 1,234-square foot second-story addition to
an existing one-story single-family residence. The project also includes an addition of 161
square feet to the first floor. The total resulting two-story residence, including a 65-square
foot detached accessory structure would be 3,449 square feet with an existing 565-square
foot attached garage (Exhibit 10).
C. Zoning Compliance
A single-family residence is permitted in the R-1:12 zone. The proposed residence is in
compliance with the allowable floor area, building coverage, setbacks, parking, and height
requirements for the property. No exceptions are being requested.
DISCUSSION:
A. Architecture and Site Analysis
The applicant is proposing a 3,449-square foot two-story residence with an existing 565-
square foot attached garage.
The height of the proposed residence would be approximately 24 feet where a maximum of
30 feet is allowed. The existing one-story residence is approximately 13 feet, five inches
tall. A schematic streetscape of the adjacent one-story residences within the immediate
neighborhood has been provided by the applicant on Sheet A-1.2 of Exhibit 10.
The applicant has provided a Letter of Justification summarizing the project (Exhibit 4). The
proposed Development Plans are included in Exhibit 10.
A summary of the floor area for the existing and proposed residence is included in the table
on the following page.
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SUBJECT: 14876 Clara Street/S-22-033
DATE: December 9, 2022
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PROJECT DESCRIPTION (continued):
Floor Area Summary
Existing
SF
Addition
SF
Proposed
SF
Max
Allowed SF
First Floor 1,980 161 2,141
4,616 Second Floor -- 1,243 1,243
Detached Accessory
Structure
65 -- 65
Total 2,045 1,404 3,449
Garage 565 -- 565 1,160
The proposed project materials include hardie board horizontal lap siding; a hardie board
vertical siding feature above the front entry; brick veneer; a dark gray standing seam metal
roof; and metal clad windows. A Color and Materials sheet is included as Exhibit 6.
The project is being considered by the Planning Commission due to the proposal resulting in
the first two-story residence in the immediate neighborhood as defined by the Residential
Design Guidelines. The proposed residence would be approximately four feet, five inches
taller than the tallest residence in the neighborhood at 14832 Clara Street with an
approximate height of 19 feet, five inches (Sheet A-1.2, Exhibit 10).
Should the Planning Commission choose to consider a greater view of the immediate
neighborhood, there are existing two-story residences when traveling north of the subject
property along Golf Links Drive towards Clearview Drive, southeast of the subject property
along La Rinconada Drive and Zena Avenue, and southwest of the subject property along La
Rinconada Drive and Natalye Drive. The residences located south of the subject property
along La Rinconada Drive are located within the City of Monte Sereno.
B. Building Design
The proposed project materials include hardie board horizontal lap siding; a hardie board
vertical siding feature above the front entry; brick veneer; a dark gray standing seam metal
roof; and metal clad windows (Exhibit 6). In their Letter of Justification (Exhibit 4), the
applicant states that the proposed residence would be in keeping with the ranch or tract
style of homes with a combination of hip and gable roof forms. The applicant’s letter
details their efforts to discuss the project with their neighbors. Lastly, the letter describes
the consideration given to the surrounding neighborhood in designing a project that is
architecturally compatible.
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SUBJECT: 14876 Clara Street/S-22-033
DATE: December 9, 2022
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PROJECT DESCRIPTION (continued):
The proposed residence would include eight-foot plate heights on the first floor and for the
bedrooms on the second floor (Exhibit 10, Sheet A-3.1). The second-story addition would
have the following approximate step-backs from the first floor:
• Between two feet, eleven and a half inches, and four feet, five and a half inches along
the front elevation;
• Approximately 11 feet, six inches along the left-side elevation; and
• Approximately 17 feet, four and a half inches along the right-side elevation.
Additionally, the proposed residence sits approximately two feet below Clara Street and is
partially screened by five existing cedar trees which are proposed to remain. The residence
proposes a 4/12 roof pitch helping to reduce the overall height of the residence by utilizing
a low roof pitch and gabled roofs, both commonly used in the immediate neighborhood.
The Town’s Consulting Architect reviewed the proposed residence on August 4, 2022
(Exhibit 5). The Consulting Architect identified several issues with the project that were
inconsistent with the Residential Design Guidelines. In response, the applicant made
modifications to the design of the residence and provided written responses to the
remaining issues and recommendations of the Consulting Architect (Exhibit 4). The
recommendations identified by the Consulting Architect are provided below, followed by
the applicant’s response in italics.
1. Reduce the visual bulk of the second-floor addition by utilizing hip roof forms in lieu of
gable roofs.
The second story portion of the residence has a plate height of eight feet and its visual
mass is broken up by a lower roof line. The upper roof is proposed as a hip roof with
gable dormers, which is a consistent roof line utilized by other homes within the
immediate neighborhood.
2. Select and maintain a single roof slope for all roofs.
The proposed design incorporates a mix of hip and gable roof forms. The proposal stays
within the neighborhood pattern in terms of its use of simple roof forms and exterior
materials.
3. Retain the hip roof form on the garage to provide more design unity.
The design proposes to modify the existing hip roof over the garage to a gable roof for
consistency with the other gable elements proposed elsewhere on the residence .
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SUBJECT: 14876 Clara Street/S-22-033
DATE: December 9, 2022
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PROJECT DESCRIPTION (continued):
4. Simplify the first-floor eaves and provide an under-the-eave entry consistent with the
surrounding homes.
Gable roof forms above a lower roof line at the entry is seen on other homes just outside
of the immediate neighborhood at 14871 Golf Links Drive and 17261 La Rinconada. The
home incorporates similar architectural elements, dormers, low pitches, and gabled
roofs common in the surrounding homes.
5. Eliminate the brick facing on the front elevation .
The proposed exterior materials will retain the existing horizontal wood siding and add a
brick accent to the front mid-section of the home. The brick will run the full height from
the ground to the roof line at the lower level and return to the inside corners of the
building. The brick is proposed to be painted to match the wood siding in color, so it will
be more of a subtle accent. This technique can be seen on a nearby house at 14737
Eastview. There are several homes in the immediate neighborhood which combine the
use of stone or brick as an accent material and can be seen at 14854 Clara Street, 14891
Clara Street, and 14821 Golf Links Drive.
6. Center the second-floor front facade windows in the projecting bay facade.
Modification incorporated into the revised design.
7. Chose a roof material more sympathetic to the surrounding homes. It could perhaps be
a composition roof similar to nearby homes or a metal roofing with the look, color, and
texture of composition roofing.
While a metal roof is not as commonly seen in the immediate neighborhood, a standing
seam metal roof is proposed for a pending Architecture and Site application for a new
single-family residence located within the immediate neighborhood at 14810 Clara
Street.
As detailed above, the applicant has made one of the recommended modifications to the
design in response to the recommendations made by the Consulting Architect and has
provided justification for not making the additional recommended modifications.
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SUBJECT: 14876 Clara Street/S-22-033
DATE: December 9, 2022
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PROJECT DESCRIPTION (continued):
C. Neighborhood Compatibility
The immediate neighborhood is made up of all one-story residences. Based on Town and
County records, the residences in the immediate area range in size from 2,301 square feet
to 3,603 square feet. The floor area ratios (FAR) range from 0.09 to 0.20. The proposed
residence would be 3,449 square feet with a FAR of 0.17. Pursuant to Town Code, the
maximum allowable square footage for the 20,234-square foot lot is 4,616 square feet with
a maximum FAR of 0.23. The table below reflects the current conditions of the immediate
neighborhood.
Address Zoning House SF Garage
SF
Total
SF Site SF Building
FAR Stories
14854 Clara R-1:12 3,603 420 4,023 20,453 0.18 1
14832 Clara R-1:12 3,610 440 4,050 18,247 0.20 1
14898 Clara R-1:12 2,410 928 3,338 17,022 0.14 1
14901 Clara R-1:12 2,301 483 2,784 15,090 0.15 1
14891 Clara R-1:12 2,347 525 2,872 25,976 0.09 1
14841 Clara R-1:12 2,336 504 2,840 26,845 0.09 1
14876 Clara (E) R-1:12 1,980 565 2,545 20,234 0.10 1
14876 Clara (N) R-1:12 3,449 565 4,014 20,234 0.17 2
The proposed residence would comply with the maximum allowed floor area and height for
the property and would not be the largest home in the immediate neighborhood in terms of
square footage or FAR; however, it would create the first two-story home in the immediate
neighborhood.
D. Tree Impacts
Pursuant to Town Code, trees adjacent to t ree protection fencing shall be erected before
demolition or construction permits are issued and shall remain in place until the work is
completed. No trees on the site are proposed for removal. The recommended conditions
of approval include that the requirements of the Tree Protection Ordinance are
implemented by the applicant prior to issuance of a Building Permit (Exhibit 3).
E. Neighbor Outreach and Public Comments
Exhibit 7 includes letters in support of the project. Public comments received by 11:00 a.m.,
Friday, December 9, 2022, are included as Exhibit 8. Exhibit 9 includes the applicant’s
response to public comments.
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SUBJECT: 14876 Clara Street/S-22-033
DATE: December 9, 2022
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F. Environmental Review
The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15301: Existing
Facilities.
CONCLUSION:
A. Summary
The applicant is proposing construction of a 1,234-square foot second-story addition to an
existing one-story single-family residence. The project also includes an addition of 161
square feet to the first floor. The two-story residence, including a 65-square foot detached
accessory structure would be 3,449 square feet with an existing 565-square foot attached
garage (Exhibit 10). The project is in compliance with the objective standards of the Town
Code related to allowable floor area, height, setbacks, lot coverage, and on -site parking
requirements. The project was reviewed by the Town’s Consulting Architect who provided
recommendations for the project to integrate the proposal within the immediate
neighborhood and address the design’s consistency with the Town’s Residential Design
Guidelines (Exhibit 5). In response to the recommendations of the Consulting Architect, the
applicant responded to the issues identified in the report through revision o f the residence
and provided justification for not making the additional recommended modifications
(Exhibit 4). The applicant also utilized eight-foot plate heights on both floors in an effort to
mitigate the impact of second-floor height and bulk relative to other homes in the
immediate neighborhood.
B. Recommendation
Based on the analysis above, staff recommends denial of the Architecture and Site
application based on concerns related to the project’s compatibility with the immediate
neighborhood and consistency with the Residential Design Guidelines.
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 15301: Existing Facilities (Exhibit 2);
b. Make the finding that the project complies with the objective standards of Chapter
29 of the Town Code (Zoning Regulations) (Exhibit 2);
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SUBJECT: 14876 Clara Street/S-22-033
DATE: December 9, 2022
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CONCLUSION (continued):
c. Make the finding that the project complies with the Town’s Residential Design
Guidelines (Exhibit 2);
d. 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
e. Approve Architecture and Site application S-22-033 with the conditions contained in
Exhibit 3 and the development plans in Exhibit 10.
2. Approve the application with additional and/or modified conditions; or
3. Continue the matter to a date certain with specific direction.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Letter of Justification and Response to the Consulting Architect Report
5. Consulting Architect Report
6. Color and Materials Sheet
7. Neighborhood Letters of Support
8. Public Comments received prior to 11:00 a.m., Friday, September 23, 2022
9. Applicant's Response to Public Comments
10. Development Plans
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CLARA STLA RINCONADA DRGOLF LINKS DRNEWELL AV
ZENA AVNATALYE RDWINCHESTER BLELENA WYBROCASTLE WY14876 Clara Street
0 0.250.125 Miles
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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:
14876 Clara Street
Architecture and Site Application S-22-033
Requesting Approval for Construction of a Second Story Addition to an Existing
Single-Family Residence on Property Zoned R-1:12. Located at 14876 Clara Street.
APN 409-25-027.
PROPERTY OWNER: Jacob John
APPLICANT: Louie Leu
PROJECT PLANNER: Jocelyn Shoopman
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.
Required Compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code
(Zoning Regulations).
Required Compliance with the Residential Design Guideline:
■ The project is in compliance with the Residential Design Guidelines for single -
family residences not in hillside areas.
CONSIDERATIONS
Required Considerations in Review of Architecture and Site Applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
EXHIBIT 2
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PLANNING COMMISSION – December 14, 2022
CONDITIONS OF APPROVAL
14876 Clara Street
Architecture and Site Application S-22-033
Requesting Approval for Construction of a Second Story Addition to an Existing
Single-Family Residence on Property Zoned R-1:12. Located at 14876 Clara Street.
APN 409-25-027.
PROPERTY OWNER: Jacob John
APPLICANT: Louie Leu
PROJECT PLANNER: Jocelyn Shoopman
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. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Include a tree protection plan with the
construction plans.
8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
EXHIBIT 3
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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 i rrigation 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, 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.
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 renovation and addition to the
single-family residence and attached garage.
14. 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.
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. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
17. 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.
18. 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.
19. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
20. 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 online at
www.losgatosca.gov/building.
21. 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
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part of the plan submittal as the second page. The specification sheet is available online at
www.losgatosca.gov/building.
22. 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
23. 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 constructio n debris at the end of
the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The Owner’s representative in charge shall be at the job site during all
working hours. Failure to maintain the public right-of-way according to this condition may
result in the issuance of correction notices, citations, or stop work orders and the Town
performing the required maintenance at the Owner’s expense.
24. 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.
25. 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.
26. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and
affect for this approval.
27. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The
property owner shall enter into an agreement with the Town for all existing and proposed
private improvements within the Town’s right-of-way. The Owner shall be solely
responsible for maintaining the improvements in a good and safe condition at all times and
shall indemnify the Town of Los Gatos. The agreement must be completed and accepted
by the Director of Parks and Public Works, and subsequently recorded by the Town Clerk at
the Santa Clara County Office of the Clerk-Recorder, prior to the issuance of any building
permits. Please note that this process may take approximately six to eight (6 -8) weeks.
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28. 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.
29. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or
their representative shall repair or replace all existing improvements not designated for
removal that are damaged or removed because of the Owner, Applicant and/or Developer
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, Applicant and/or Developer or their representative shall
request a walk-through with the Engineering Construction Inspector before the start of
construction to verify existing conditions.
30. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job
site at all times during construction.
31. STREET CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk
requires an encroachment permit. Special provisions such as limitations on works hours,
protective enclosures, or other means to facilitate public access in a safe manner may be
required.
32. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited
with the Engineering Division of the Parks and Public Works Department prior to the
commencement of plan check review.
33. 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.
34. 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, Applicant and/or Developer.
35. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event
that, during the production of construction drawings and/or during construction of t he
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
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to be submitted by the Owner for review and approval by the Development Review
Committee prior to applying for a grading permit.
36. 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.
37. WATER METER: The existing water meter, currently located within the Town of Los Gatos
right-of-way, shall be relocated within the property in question, directly behind the public
right-of-way line. The Owner, Applicant and/or Developer shall repair and replace to
existing Town standards any portion of concrete flatwork within said right -of-way that is
damaged during this activity prior to issuance of a certificate of occupancy.
38. SANITARY SEWER CLEANOUT: The existing sanitary sewer cleanout, currently located
within the Town of Los Gatos right-of-way, shall be relocated within the property in
question, within one (1) foot of the property line per West Valley Sanitation District
Standard Drawing 3, or at a location specified by the Town. The Owner, Applicant and/or
Developer shall repair and replace to existing Town standards any portion of concrete
flatwork within said right-of-way that is damaged during this activity prior to issuance of a
certificate of occupancy.
39. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works
Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate
of Occupancy until all required improvements within the Town’s right-of-way have been
completed and approved by the Town.
40. UTILITIES: The Owner, Applicant and/or Developer 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, Applicant and/or Developer is required to obtain
approval of all proposed utility alignments from any and all utility ser vice 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.
41. 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.
42. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to
the issuance of a grading or building permit, the Owner 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.
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43. CONSTRUCTION HOURS: All site improvement construction activities, including the delivery
of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the
hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. The Town
may authorize, on a case-by-case basis, alternate construction hours. The Owner,
Applicant and/or Developer shall provide written notice twenty-four (24) hours in advance
of modified construction hours. Approval of this request is at discretion of the Town.
44. 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.
45. 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 Earth Movement Plan, Traffic Control Plan, Project Schedule, site security
fencing, employee parking, 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.
46. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant and/or Developer 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.
47. 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.
48. 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.
49. 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
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maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building
on an area if grading is allowed during the rainy season. Interim erosion control measures,
to be carried out during construction and before installation of the final landscaping, shall
be included. Interim erosion control method shall include, but are not limited to: silt
fences, fiber rolls (with locations and details), erosion control blankets, Town standard
seeding specification, filter berms, check dams, retention basins, etc. Provide erosion
control measures as needed to protect downstream water quality during winter months.
The Town of Los Gatos Engineering Division of the Parks and Public Works Department and
the Building Department will conduct periodic NPDES inspections of the site throughout
the recognized storm season to verify compliance with the Constructi on General Permit
and Stormwater ordinances and regulations.
50. 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. St reets 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 includ e 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.
51. 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
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device is also recommended to minimize mud and dirt-track-out onto adjacent public
roads.
f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour.
g. All driveways and sidewalks to be paved shall be completed as soon as possible. Building
pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
h. Post a publicly visible sign with the telephone number and person to contact at the lead
agency regarding dust complaints. This person shall respond and take corrective action
within forty-eight (48) hours. The Air District’s phone number shall also be visible to
ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint
number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367).
i. All excavation, grading, and/or demolition activities shall be suspended when average
wind speeds exceed twenty (20) miles per hour.
j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in
disturbed areas as soon as possible and watered appropriately until vegetation is
established.
52. 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.
53. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and
homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on
a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into
the Town’s storm drains.
54. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
55. 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.
56. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet A-0.0) 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
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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.
57. REQUIRED FIRE FLOW: (Letter received) The minimum require fireflow for this project is
875 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes
installation of automatic fire sprinklers per CFC [903.3.1.3].
58. 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.
59. ADDRESS IDENTIFICATION: (As Noted on Sheet A-00.01) 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 ro ad 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.
60. CONSTRUCTION SITE FIRE SAFETY: (As Noted on Sheet A-00.01) All construction sites must
comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and
Specification S1-7. Provide appropriate notations on subsequent plan submittals, as
appropriate to the project. CFC Chp. 33.
61. 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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7 September 2022
Community Development Department,
Town of Los Gatos
110 East Main Street
Los Gatos, CA 95030
Re: Letter of Justification for proposed second-story addition at 14876 Clara Street, Los Gatos
Attn: Planning Staff
Jacob John and Kavitha Rao have lived at 14876 Clara Street for the past 2-1/2 years. The
house was originally constructed in 1950's and is a single-story home. With two growing kids,
grandparents who visit frequently for long durations and work-at-home situations, the current
home is insufficient. They have concluded that it would be more economically feasible to add a
second story rather than expand on a single level. This would preserve yard area and also
maintain more separation from the neighbors, as the home next door (at 14854) had made
recent additions to their home, which brought their home closer to their shared fence line.
The following is a general description of the project, identifying the project's compliance to the
Single Family Residential guidelines.
The project site is an interior lot on Clara Street, approximately 20,000 sq.ft with a 7.9% slope
down and away from the street.
Clara Street is unique in that it is a circular
street, with 3 homes inside the circle and
ten homes around the outside of the circle.
The circular road is entered on one side by
Clara Street and on the other by Golf Links
Drive. As such, the immediate
neighborhood definition diagrams shown in
the Design Guidelines (Section 1.6), don't
really fit in this case. Applying "common
sense" as stated by the Design Guidelines,
we would make the case that the immediate
neighborhood consists of the homes visible
from our site and on the same side of the
circle. These would include the 3 homes on
the outer circle to left side of our parcel, the
two homes on the outer circle to the right
side of our parcel, and the 2 homes across
the street on the inner side of the circle.
(see adjacent diagram) Immediate neighborhood diagram
EXHIBIT 4
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The existing homes in this immediate neighborhood are single story, ranch or tract style homes
with a combination of hip and gable roofs. Five of the homes have asphalt shingle roof, one
shake roof, and one metal roof. The house with the metal roof recently burned down, and is
rebuilt as a single story contemporary home with a metal roof and 10'-plus plate heights. The
other homes appear to be of original construction dating back to the 1950's. The home at 14832
Clara appears to more recent due to its higher pitched roof.
All of these homes have some sort of gable element in their roofline facing the street. Two have
gabled entry elements (14898 Clara, 14832 Clara), and two have brick or stone accents on the
front elevations of the home (14854 Clara and 14841 Clara).
(House next door at 14854 Clara, has gable roof over garage, gabled roof lines,
stone used as an accent in middle of façade, and different eave heights.)
(House at 14832 Clara, has gabled entry, and gabled roof lines)
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(House at 14898 Clara St, has a gabled entry feature).
Description of Proposed Design:
The proposed design is for a second-story addition of 1,243 square feet above the existing
1,980 square foot lower level. The height of the new home will increase approximately from 13.5
feet to 24 feet. However, it should be noted that this site is the lowest site in the circle, and the
current home sits about 2 feet below the road. It is the only house that sits below street level,
while all other sit at or above the street level. It is also separated from the street by 5 huge
cedar trees, which provides substantial screening. As such, this two-story addition will have less
visibility and impact on adjoining homes.
(Our property at 14876 Clara Street, showing the existing trees that screen the home)
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Our proposed design stays within the neighborhood pattern in terms of its use of simple gable
forms and exterior materials. The second story portion has a plate height of only 8' and its visual
mass is broken up by a lower roof line. The upper roof is a hip roof with gabled dormers. The
house next door has a gable roof over their garage. This design proposes changing the current
hip roof over the garage to a gable roof to be like the house next door, and to be consistent with
the other gable elements proposed on the house.
Existing front elevation
Proposed front elevation
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Gable roof forms above a lower roof line are common on several homes just outside of the
intermediate neighborhood. (14781 Golf Links Dr. and 17261 La Rinconada, homes which are
just two properties removed from the immediate neighborhood by definition)
(Houses with gable roof forms above a lower roof line-14781 Golf Links Dr. and 17261 La Rinconada)
The home incorporates similar architectural elements, dormers, low pitched and gabled roofs
common in the area. The exterior materials will retain the existing horizontal wood siding, and
add brick accent to the front mid-section of the home. The brick runs full height from the ground
to the roof line at the lower level and returns to the inside corners of the building. The brick will
be painted to match the wood siding, so it will be more of a subtle accent. This technique can
be seen on a nearby house at 14737 Eastview.
(house at 14737 Eastview, showing use of painted brick to create different texture next to wood siding)
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Several homes in the immediate neighborhood combine the use of stone or brick as an accent
material (next door at 14854 Clara, across the street at 14891 Clara, and around the circle on
14821 Golf Links)
(House at 14854 Golf Links, uses stone as central accent element)
(House at 14821 Golf Links, showing use of brick as central accent element)
(House at 14891 Clara St., showing use of brick and wood combination)
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Our project proposes a metal standing seam roof. While a metal roof is not as common, a
standing seam metal roof will be on the new re-built house just 3 properties to the left within the
sphere of the immediate neighborhood (14810 Clara St).
(house to be built at 14810 Clara St)
Metal roofs are also on several homes in the broader neighborhood, (14737 Eastview, 14745
and 14784 La Rinconada). Metal roofs are a more ecological friendly (green) roofing material
than asphalt shingles, and is being used more commonly as a preferred roofing material. The
metal roof color will be dark gray, similar to the color of asphalt shingles, so as not to easily
standout.
The proposed addition saves all the current mature trees on the site and should have minimal
impact on the neighbors. There will be no privacy impacts or solar access impact to the
neighbors. The home does not alter the site's topography or drainage patterns. The floor area is
below the allowable F.A.R and all setbacks are met. No exceptions are being requested.
As this will be the first two story home in the neighborhood, the building should not only be
sensitive to the neighborhood in terms of scale, colors, and rooflines (as per the Design
Guidelines), but should also be somewhat interesting and have some character. It should set a
good example for those to follow. It should not be a bland two-story home that appears to be
copy the same architecture of the original homes. The neighborhood is in the beginning stages
of transition as most all of the homes are over 50-60 years old and will be eventually be re-built
or remodeled sometime in the near future. The home being re-built at 14810 Clara St is a
modern single-story home, with different wood siding materials, taller plate heights and large
expanses of windows. This is a good example of how transitional architectural can be slightly
different in character and be interesting, using different but current materials, and be a positive
improvement for the neighborhood. We believe that our design is in keeping with this idea.
We hope that this project description provides the Planning and Development Review
Committee with sufficient evidence of general compliance to Residential Design "guidelines" to
support approval of the project.
Sincerely,
LOUIE LEU ARCHITECT, Inc.
Louie Leu, AIA
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Cc: Jacob John and Kavitha Rao
August 4, 2022
Ms. Jocelyn Shoopman
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 14876 Clara Street
Dear Jocelyn:
I reviewed the drawings and evaluated the site context. My comments and recommendations are as follows:
Neighborhood Context
The site is a large parcel located in an unique circular neighborhood of one-story Ranch Style homes. Photographs of the
neighborhood are shown on the following page.
EXHIBIT 5
14876 Clara Street
Design Review Comments
August 4,2022 Page 2
House to the immediate right
THE SITE
House to the immediate left
Nearby house to the left Nearby house
Nearby house across Clara Street Nearby house across Clara Street
14876 Clara Street
Design Review Comments
August 4,2022 Page 3
OVERVIEW
Proposed elevation illustrations are shown below.
PROPOSED FRONT ELEVATION
PROPOSED REAR ELEVATION
PROPOSED LEFT SIDE ELEVATION
PROPOSED RIGHT SIDE ELEVATION
14876 Clara Street
Design Review Comments
August 4,2022 Page 4
ISSUES AND CONCERNS
The proposed addition would create the first two-story structure in the neighborhood - see streetscape illustration below.
There are a few issues with sympathetically integrating the changes into the immediate neighborhood and addressing the
proposed design’s consistency with the Town’s Residential Design Guidelines .
1. The second floor addition appears quite large compared to the existing home and to the surrounding neighborhood
homes - see illustration below. Its visual prominence would not be consistent with Residential Design Guideline
2.3.1.
2.3.1 Design two story houses in predominantly one story neighborhoods to blend with the smaller
homes.
Two-story houses may not be appropriate for every neighborhood. For neighborhoods dominated by one-
story homes, an effort should be made to limit the house to one-story in height or to accommodated sec-
ond floor space within the existing roof. If a two-story house is proposed in this type of a neighborhood,
the house shall be designed to blend with the smaller homes.
2. The roof slopes shown of the drawings differ which would not be consistent with Residential Design Guideline 3.5.1.
3.5.1 Unify roof pitches
• Utilize the same slope for all primary roofs.
3. The gable eave returns are not consistent with the architectural style.
14876 Clara Street
Design Review Comments
August 4,2022 Page 5
4. Adding brick on the front facade without repeating it consistently on the other facades would not be consistent
with Residential Design Guideline 3.3.2.
3.2.2 Design for architectural integrity
• In general, it is best to select a clear and distinctive architectural style rather than utilizing generic design
elements or mixing elements from different architectural styles.
• Building massing, roof pitches, materials, window types and proportions, design features (e.g., roof dor-
mers), and other architectural features should be consistent with the traditions of the selected style.
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side
and rear elevations that are markedly different from the front elevation.
5. Adding a gable entry and larger front facade gable would create too much visual conflict and would not be consis-
tent with Residential Design Guideline 3.6.3.
3.6.3 Design entries with sensitivity to the surrounding neighborhood
• Avoid large and formal entries unless that is the norm for nearby houses. It is often best to start the
design consideration with an entry type (e.g., projecting or under eave porch) that is similar to nearby
homes.
6. Changing garage roof from a hip to a gable may not be the best approach for the overall visual integrity of the
design.
7. Changing the first floor eave height and return eave and roof segment are awkward.
8. Off-center windows on the second floor bay projections are visually awkward.
9. Metal roofs would be very prominent and out of character with this neighborhood.
14876 Clara Street
Design Review Comments
August 4,2022 Page 6
RECOMMENDATIONS
1. Reduce the visual bulk of the second floor addition by utilizing hip roof forms in lieu of gable roofs.
2. Select and maintain a single roof slope for all roofs.
3. Retain the hip roof form on the garage to provide more design unity.
4. Simplify the first floor eaves and provide an under-the-eave entry consistent with the preponderance of surrounding
homes.
5. Eliminate the brick facing on the front elevation.
6. Center the second floor front facade windows in the projecting bay facade,
7. Chose a roof material more sympathetic to the surrounding homes. It could perhaps be a composition roof similar
to nearby homes or a metal roofing with the look, color and texture of composition roofing.
The recommended changes are shown on the streetscape illustration below.
Jocelyn, please let me know if you have any questions, or if there are other issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
EXTERIOR FINISHHARDIE BOARDHORIZONTAL LAP SIDINGSMOOTH FINISHCOLOR: OFF WHITEWINDOWSMETAL CLADCOLOR: DARK BRONZEROOFSTANDING SEAM METAL ROOFCOLOR: DARK GRAYSTONE ACCENTBRICK VENEERCOLOR: WHITEACCENT FINISHHARDIE BOARD VERTICAL SIDINGSMOOTH FINISHCOLOR: OFF WHITEFASCIASCOLOR: OFF WHITELOUIE LEU ARCHITECTINCINCC236 N. Santa Cruz Ave., Suite 210, Los Gatos, CA 95030Ph. 408.399.2222 Fax 408.399.2223 222.louieleuarch.comD E S I G N F O R L I V I N GMATERIAL BOARDRAO-JOHN RESIDENCE 14876 Clara Street, Los Gatos CA 95032EXHIBIT 6
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EXHIBIT 7
To: The Los Gatos Planning Staff and Planning Commission
We live at <
We recently noticed the story poles and netting installed for a second story addition at 14876 Clara Street. Our house is located at the above address and 14876 Clara St is in close proximity to our house.
We have had a chance to review the plans and have no reservations with proposed second story addition.
There are several two-story homes in the surrounding area and we do not have any reservations with the proposed design. The design is non-obtrusive as well. The materials and roof forms they have chosen will fit in with what is in our immediate area.
We are in full support of the project.
Regards,
Owner’s Name: _Mike Grado_______________ Signature: _12/1/22________________ Date:
Owner’s Name: _Kirsten Grado_______________ Signature: ____12/1/22_____________ Date: ______________
Location of your property with respect to 14876 Clara St: We are a couple of houses away and look directly at the property planning the expansion. ____________________________________________________________________________
____________________________________________________________________________
Any other comments you would like to share with the planning commission: There are several two story homes in close proximity to the property planning the expansion and see no significant adverse effects to its approval. ____________________________________________________________________________
____________________________________________________________________________
Jacob J <>
14876 Clara St Project
David Makarechian <>Tue, Nov 29, 2022 at 11:00 PM
To: Jacob & Kavitha <>
Cc:
Hi Kavita and Jacob: thanks for stopping by. It looks to be a very well thought out project and a nice addition to the
neighborhood. We are supportive. We will sign the letter!
David Makarechian
On Nov 29, 2022, at 9:40 PM, Jacob & Kavitha <> wrote:
[Quoted text hidden]
<LG-Planning-support.docx>
<A0.00 Project Sign_11-07-22.pdf>
Gmail - 14876 Clara St Project https://mail.google.com/mail/u/1/?ik=8ca0e31032&view=pt&search=a...
1 of 1 11/30/22, 8:49 AM
LAW OFFICES OF
BRE RA
December 5 2022
Los Gatos Planning Commission
Honorable Chairperson and Commissioners
110 E. Main Street
Los Gatos, CA 95032
RE: Site and Architecture Application for 14876 Clara St, Los Gatos
Dear Commissioners;
I reside two doors down from this proposed Remodel. I oppose this application because of its mass,
and height and its unnecessary projection of that mass and height so close to the street. The Town's
Residential Design Guidelines state that the mass and height of an residential applications such as this
must be reviewed in light of"Neighborhood Compatibility".
The Clara St./Golf Links Circle is a unique neighborhood in Los Gatos. It was developed in the early
1950s with a perfectly geometric, 360 degree circle, surrounded with very large lots and all single
story, classic ranch style homes. If the Town were to update it's Housing Inventory and recognize post
War neighborhood designs, this neighborhood could be found worthy of special protection.
Since the Circle was subdivided in 1952, for 70 years now, no 2 story house was ever built. As the
homes have passed to subsequent generations and numerous ownerships, no owner has ever built or
sought to build a 2 story structure. The neighborhood has maintained a cohesive design preserving the
ranch style homes all these years due to the unusually large lots (approx. 20,00 sq. ft. each) making 2
Story houses unnecessary, as well as a tradition of cooperation and good will where neighbors were
considerate of how changes would affect each other. When Sandy and I were designing our remodel
to accommodate our growing family, we originally intended to build a 2 Story home. We shared our
plans with our neighbors, Two of the original homeowners who had lived on the Circle since the
l 950s explained the original design intent of the developer of single story, traditional ranch style
homes. We changed our plans as we wanted to maintain the integrity of the Circle, and did not want
to build a home that would cause friction with our very kmd neighbors. Now in my 60s, with knee
replacements, I have no regrets arising from the omission of staircases.
Since we moved here in 1993, I have witnessed 13 home remodels on the Circle, some large, some
small, but absolutely none of them involved adding a Second Story.
EXHIBIT 8
From: t <>
Sent: Thursday, December 1, 2022 12:14 PM
To: Jocelyn Shoopman <jshoopman@losgatosca.gov>
Cc:
Subject: 14876 Clara St LG second story addition
Dear Ms. Shoopman:
Please submit our email concerning the planned second story addition at 14876 Clara St.
We purchased our home in 1996. All of the homes around the “circle” are single story “rambling ranch”
kind of homes. Some have been remodeled but all are single story. We are concerned about the planned
second story for the house on Clara St. We feel this will set a new precedent to any new homeowners or
remodeling homeowners that building “up” is OK. This planned addition will block the view of the
mountains which is aggravating as more and more mountain views are being blocked by tall buildings in
this town. (North 40)
We currently have a vacant lot across from us (the house burned down a few years back) and a vacant
house above us. ( known as the “weed house”) If the “second story” door is cracked open, we are afraid
that the owners of the vacant lot/home will quickly submit plans that will include McMansions with
looming second story’s. This type of build would block the mountain views even more and eliminate any
privacy we currently have in our back yard.
The family that lives in the home seem to be lovely. I hate to have issues like this tear our neighborhood
apart. It is sad that the current owner doesn’t seem to care about how their remodel will change the
look of the neighborhood.
Thank you for your time
Bruce and Lainey Richardson
From: Jeffrey Whalen <>
Sent: Wednesday, November 30, 2022 3:47 PM
To: Jocelyn Shoopman <jshoopman@losgatosca.gov>
Cc: ; Brent Ventura <>;
; ;
Subject: 14876 Clara street
Dear Ms. Shoopman, please allow me to submit my observations of the proposed 2nd story addition to
the address above. While the applicants are very nice people I am adamantly opposed to a 2nd story
addition for the following reasons;
This neighborhood consists of mid-century single story ranch houses in the style of Cliff May. In fact, our
house (which is contiguous to the applicants) was designed by a student of Frank Lloyd
Wright in 1951. Most all of us are 1st, 2nd, or 3rd generation owners who moved here over 25+ years
ago because of the integrity of the architectural style, privacy, and views of the mountains from
our windows and yards. In fact, this addition will block my view of the sunrise when looking to the
East from my family room. By setting a precedent as illustrated in the plans, the character and makeup
of the entire (and unique “circle”) will forever be altered if other new owners attempt to follow
suit. Approval could mean there is no protection in the next applicant submitting plans for a house 30’
in height, per code, eroding our views and privacy. Further, I submit that if the town were to update
it's "historical designation” dating formula/methods as other towns on the peninsula have, mid-century
architecture would be protected.
The proposed plan is also incongruent with others houses in the neighborhood in that the plans “push"
the house toward the street by some 7-10’ when if fact the lot is 20,000 square feet with plenty of
room to add on to the rear and/or sides. The proposed entry, stairwell, office, and “lounge” are much
to close to the street when contrasted to the existing home and contiguous houses.
When viewed from the west, the entire northwest elevation creates much too much “mass” with its
elevation (a sheer wall with dormers) climbing from grade to some 25’ in height at the ridge, vs the 12’ it
(and contiguous houses) is/are now. The proposed metal roofing material is completely out of character
with the architectural style and compatibility of the surrounding ranch style houses. Whereas the
architect attempts to use 14810 as an example, this house in fact does not exist , and it posed a grave
danger to surrounding houses when it burned in a 4 alarm fire with firefighters not being able to
penetrate its metal roof.
If after listening to the neighbors, for some reason the town sees fit to approve a 2nd story I submit the
following;
1. Move the entire northwest elevation plans for the 1st and 2nd story, including dormer windows and
entry 10’ to the rear (east), and over the existing covered porch.
2. Reduce the mass of the entry and overall height of the ridge line.
3. Require the 40 year old cedars in the front yard to remain. Under no circumstances should they be
cut down.
4. Leave garage roof pitch as is.
Thank you.
Respectfully, Jeff whalen .
(A lifelong resident of the town)
From: <>
Sent: Sunday, November 13, 2022 12:28 PM
To: Jocelyn Shoopman <jshoopman@losgatosca.gov>
Cc:
Subject: 14876 Clara St
Jocelyn;
I saw the story poles up at 14876 Clara St LG. I am concerned because all of the houses on the circle (and
beyond) are single story. Is the town of LG allowing 2 stories in our neighborhood?
We have an empty lot across the street……….and a vacant house above our lot…………..if 2nd stories are
going to be allowed, we could lose all privacy in our back yard and lose our view of the mountains.
Please advise as to if the town allows 2 story structures in our neighborhood?
Thanks in advance
Lainey and Bruce Richardson
From: Brent Ventura <>
Sent: Sunday, November 6, 2022 3:46 PM
To: Jocelyn Shoopman <jshoopman@losgatosca.gov>; Brent Ventura <>
Subject: 14876 Clara St Application
What is the deadline for comments on this application?
I oppose any second story addition to any home on the Golf Links Circle that includes Clara St. No other
second story addition has ever been permitted for any home on the Circle. This one will set a precedent
and must not be allowed with the possibility of applications for ADUs or SB9 divisions. If this precedent
is broken, Our whole neighborhood will evolve into a dense collection of tall thin structures crammed
onto our existing lots depriving long term owners of privacy and deprivation in the desirability of the
neighborhood.
The lots on the Circle average 20,000 sq ft so there is plenty or room on each platt to remodel or add
onto a structure without need for a second story.
I object to this application and for any staturory time periods that may have started on thid application
on the ground that the current story poles and netting do not show the full extent of the second story
addition. It looks too square and boxy. I believe they may have failed to include the netting to illustrate
the full extent of the height addition, especially on the sides. Can you have the plans checked vs the
poles and netting that are in place?
The lot in question slopes down away from the street. The second story addition currently sits on top
of the existing structure, as close to the street as possible. At a minimum, any addition to the height of
the structure should occur at the rear of the existing house, where its elevation from the street will be
the lowest, not at the front of the existing house where its elevation will be the tallest.
I will submit further comments on this application once the story pole/netting situation is clarified..
Thank you
EXHIBIT 9
Picture 2 (Show 14801 Golf Links Dr already at a significant dip)
Picture 3 (2 Story home on Golf Links Dr)
2.Jeffrey Whalen’s comments:Looking from their home, towards our
home, below is the view (Picture 4).
a. Our trees very well block their view of any sunrise or sunset. From their vantage
point (Picture 4 below), our trees show up first thing, not our home. We adore
these trees for their beauty and privacy. We have no plans to remove these trees.
Besides our trees, owners at have their own trees which block their view
of mountains or sunrise (Picture 5 below).
b. This neighbor’s home is situated at an angle (Picture 6). Majority of their home
faces Golf Links Dr and Clara St intersection which is South-East and away from
the facade of our home. Please see the Picture 6 below
Picture 4 (View from towards our home)
c. Several homes in the circle have been remodeled. From our research with
losgatosca.gov and the local library there is no credible historic designation to
properties in this circle (We really wanted to find out if there is a proud moment
there for us about owning a historic home). Infact, some of the homes in the
circle are in a bad condition and desperately need updates (including the vacant
property 14810 which needs construction). All things considered, we’ve tried our
best to preserve and respect the current look and feel of the neighborhood with
our second story design, without altering it extensively.
d. While we are extending to a minor extent around the front entrance, we are not
pushing the house towards the street any further than it currently is. Please see
(picture 7) that our existing attached garage extends further towards the street
than the entry point of the house. According to our proposed design, the
perimeter of the house remains exactly intact without further extension.
Picture 7 (Show existing perimeter of the house in relation to the street)
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EXHIBIT 10