Exhibits 2-7 of Attachment 2258 Union Avenue
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This Page
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CDAC
November 14, 2012
Page 3
• Creating a neighborhood; interfacing of homes important.
• Driveway aprons on some lots are insufficient as they will not accommodate parking.
• No place for children to play.
• Visitors' overnight parking is insufficient.
• Protect the view shed heading south on Winchester.
• May need to reduce the number of units.
• The price range may be attractive to downsizing seniors except that the houses are all
two- stories.
ITEM 2: 258 Union Avenue
Conceptual Development Application CD -12 -005
Consideration of conceptual plans for eight residential condominiums on property
zoned C -1. APN 527 -44 -012 and 013.
APPLICANT: Chris Kummerer
PROPERTY OWNER: ValleyOne Investment, LLC
PROJECT PLANNER: Suzanne Avila
John Machado, Chris Kummerer, Shawn Wang, and Kim Connor were present for this item.
Chris Kummerer provided background on the property, noting that it is too small for a PD and a
private street cannot be proposed. The proposed driveways will continue the rhythm on Union
Avenue moving from single - family to duplex to the project site. The project is ideal for smart
growth with retail across the street and being on a transit corridor and is a bridge between the
larger development to the north which is in San Jose and the duplexes and single family to the
south. The objective was to create an attractive design that will fit into the neighborhood.
Margaret Smith asked about the driveway turnarounds and how they function. Chris Kummerer
explained how the driveways would function.
Joanne Talesfore clarified that there would be a Homeowner's Association.
Charles Erekson asked about the affordability of the homes. Kim Connor said that the prices
would be $750,000 to $900,000.
Comments:
• Concerned about the home sizes relative to what is being proposed on the entire site.
• The project is consistent with the townhomes to the north; however, that is in San Jose.
• Creating a sense of neighborhood and community may be difficult.
• Garages directly facing Union Avenue not attractive.
• More guest parking is needed.
EXHIBIT 3
ofAttachment 2
CDAC
November 14, 2012
Page 4
• Fewer units would allow more common space and landscaping.
• There are a lot of existing homes in the 2200 -2400 square foot range (not an unmet need).
The architecture is very nice.
Single - family housing is not an identified need for the Town.
Not being in the Los Gatos School District is a benefit.
• Not aware of traffic issues in the area.
• The property is zoned commercial and while housing would fit in, a commercial use
could work on the site.
Garages with back -up onto Union Avenue not desirable.
• Price range seems low for homes of the proposed sizes.
• Questionable if required findings for Conditional Use Permit can be made.
• Guest parking is a concern and two spaces are in the rear setback.
• Did a great job of making something work on a difficult site.
• More appropriate to match the duplex housing to the south of the site than to the north
which is San Jose.
• More variety in the elevations is desirable.
• The green space should be increased; the Mill Creek project on Lark Avenue is a good
example of use of green space.
The size of the homes could be smaller to increase the amount of green space.
On -site parking does not appear sufficient for the size of the homes.
• Shared driveways are a creative solution.
• Commercial use is a possibility.
John Machado commented that there is not a need for more commercial in the area.
ADJOURNMENT Meeting adjourned at 5:35 p.m. The next regular meeting of the
Conceptual Development Advisory Committee is Wednesday, December
12, 2012.
Prepared by:
aa'jL'Q AIA' l 01
Suzanne Avila, Senior Planner
cc: Planning Commission Chair
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PLANNING COMMISSION — December 11, 2013
REQUIRED FINDINGS & CONSIDERATIONS FOR:
258 Union Avenue
Conditional Use Permit Application U -13 -012
Subdivision Application M -13 -004
Architecture and Site Applications S -13 -20 through S -13 -027
Negative Declaration ND -13 -002
Requesting approval of a Conditional Use Permit to construct eight residential condominiums on
property zoned C -1. An Initial Study and Mitigated Negative Declaration have been prepared as
required by the California Environmental Quality Act (CEQA). APN 527 -44 -012 and 013.
APPLICANT: Chris Kummerer, CKA Architects
PROPERTY OWNER: Valley One Investment, LLC
FINDINGS:
Required findings for CEQA:
■ No significant impacts have been identified as a result of the project and a Mitigated
Negative Declaration has been prepared.
Required findings for a Conditional Use Permit.
■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit:
1. The proposed uses of the property are essential or desirable to the public convenience
or welfare in that the redevelopment of the property will provide new housing units;
2. The proposed uses will not impair the integrity and character of the zone. The project
density will provide a transition between the townhouses to the north and the
duplexes to the south, will fit in to the existing streetscape, and will improve the
appearance of the site which has been vacant since 2001;
3. The proposed uses would not be detrimental to public health, safety, or general
welfare as appropriate mitigation measures and conditions of approval have been
included to address potential traffic impacts; and
4. The proposed use of the property is in harmony with the various elements or
objectives of the General Plan and the purposes of the Town Code as detailed in the
December 11, 2013 Planning Commission report.
Required findings required by Housing Element Policy HOU -9.1:
The proposed development is consistent with the Town's Housing Element and addresses the
Town's housing needs as identified in the Housing Element.
EXHIBIT 5
ofAttachmeut 2
Compliance with Residential Design Guidelines:
■ The project was reviewed by staff and the Architectural Consultant and determined to be in
compliance with the Residential Design Guidelines. The units are well designed and will
each have a unique exterior color palette.
Subdivision Map Act findings for denial:
In order to deny the application, the deciding body must make one or more of the following
findings, as required by Section 66474 of the State Subdivision Map Act:
a. That the proposed map is not consistent with applicable general and specific plans as
specified in Section 65451.
b. That the design or improvement of the proposed subdivision is not consistent with
applicable general and specific plans.
C. That the site is not physically suitable for the type of development.
d. That the site is not physically suitable for the proposed density of development.
e. That the design of the subdivision or the proposed improvements are likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
f. That the design of the subdivision or type of improvements is likely to cause serious
public health problems.
g. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision.
CONSIDERATIONS:
Required considerations in review of 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. The houses are
well designed, will fit the Union Avenue streetscape, and will be compatible with the
surrounding land uses.
N:\ DEV \MDINGS\2013 \UNION258- CUP.DOC
PLANNING COMMISSION — DECEMBER 11, 2013
CONDITIONS OF APPROVAL
258 Union Avenue
Conditional Use Permit Application U -13 -012
Subdivision Application M -13 -004
Architecture and Site Applications S -13 -20 through S -13 -027
Negative Declaration ND -13 -002
Requesting approval of a Conditional Use Permit to construct eight residential condominiums on
property zoned C -1. An Initial Study and Mitigated Negative Declaration have been prepared as
required by the California Environmental Quality Act (CEQA). APN 527- 44-012 and 013.
APPLICANT: Chris Kummerer, CKA Architects
PROPERTY OWNER: Valley One Investment, LLC
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 listed below and in substantial compliance with the plans
approved by the Planning Commission on December 11, 2013, and noted as received by
the Town on November 20, 2013. Any changes or modifications to the approved plans
shall be approved by the Community Development Director or the Planning Commission,
depending on the scope of the changes.
2. EXPIRATION. The Conditional Use Permit, Tentative Map, and Architecture and Site
approvals will expire two years from the approval date pursuant to Section 29.20.320 of
the Town Code, unless the approval is used prior to expiration.
3. 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.
4. SITE DESIGN. Units 6 and 7 shall be attached. The applicant shall work with staff and
the Town's Architectural Consultant to incorporate this change when construction plans
are prepared.
5. BELOW MARKET PRICE (BMP) UNIT. The developer shall provide one (1) for -sale
BMP unit (80% of area median income) to be sold at a price that is affordable to the
target household income range, as required by the Town's BMP Program Guidelines and
the BMP Resolution in place at the time of building permit issuance. A deed restriction
shall be recorded prior to the issuance of any building permits, stating that the BMP unit
must be sold and maintained as a below market price unit pursuant to the Town's BMP
Ordinance and Guidelines. The BMP unit shall be provided prior to final inspection and
issuance of an occupancy permit for the fifth market rate unit.
6. AFFORDABLE HOUSING AGREEMENT. Prior to issuance of building permits, the
developer shall enter into an Affordable Housing Agreement with the Town for provision
of the required BMP unit and to facilitate its sale pursuant to the BMP Program
Guidelines and BMP Resolution in place at the time of building permit issuance.
EXHIBIT 6
of Attachment 2
Conditions of Approval
258 Union Avenue — U -13 -012, M -13 -004, ND -13 -002, S -13 -020 through S -13 -027
Page 2 of 14
7. FENCING. An eight foot high fence is permitted for the section of the private yard for
unit 3 that faces Union Avenue. A two foot extension may be added to the wall on the
rear property line, bringing the overall height to eight feet.
8. OUTDOOR LIGHTING. House exterior and landscape lighting shall be kept to a
minimum, and shall be down directed fixtures that will not reflect or encroach onto
adjacent properties. The outdoor lighting plan will be reviewed during building plan
check. Any changes to the lighting plan shall be approved prior to installation.
9. GREEN BUILDING. The new residences shall be designed to achieve compliance with
GreenPoint Rated Standards for green building certification. The GreenPoint checklist
shall be completed by a Certified Green Building Professional.
10. WATER EFFECIENCY 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. TREE REMOVAL PERMIT. A Tree removal Permit shall be issued for any trees to be
removed. Replacement and screening trees and on -site landscaping shall be planted,
prior to final inspection.
12. TREE FENCING. Protective tree fencing shall be placed at the drip line of the existing
trees in the vicinity of construction prior to issuance of any permits and shall remain
through all phases of construction. Fencing shall be six foot high cyclone attached to
two -inch diameter steel posts drive 18 inches into the ground and spaced no further than
10 feet apart.
13. TREE PRESERVATION. All recommendations of the Town's Consulting Arborist shall
be followed throughout all phases of construction. Refer to the report prepared by
Deborah Ellis dated March 6, 2013 for details. Tree protection specifications shall be
printed on the construction plans.
14. CULTURAL RESOURCES MITIGATION MEASURE CUL -1.
a. Construction personnel involved with earthmoving shall be alerted st the potential
for the discovery of prehistoric materials and concentrations of historic artifacts.
Prehistoric archaeological resources could include but are not be limited to the
following: darker than surrounding soils of a friable nature, concentrations of
stone, bone or fresh water shellfish, artifacts of these materials, and evidence of
fire (ash, charcoal, fire altered earth or rock) and burials, both human and animal.
b. In the event that archaeological traces are encountered, all construction within a
20 -foot radius of the find shall be halted, the Community Development Director
shall be notified, and an archaeologist shall be retained to examine the find and
make appropriate recommendations.
C. In the event that it appears further earthmoving will affect a resource eligible for
the California Register of Historic Resource (CRHR), a plan for evaluation of the
resource through limited hand excavation should be submitted to the Town
Planning Office for approval. If evaluative testing demonstrates that the project
will affect a CRHR eligible resource, a plan for the mitigation of impacts to the
resource should be submitted to the Community Development Department for
approval before construction is allowed inside the zone designated as
archaeologically sensitive.
Conditions of Approval
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d. Mitigation can take the form of additional data retrieval through hand excavation
combined with archaeological monitoring of all additional soil removal inside the
zone of archaeological sensitivity to ensure that significant cultural resources are
recorded and/or removed for further analysis before work is allowed to
recommence.
15. HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE HAZ -1.
The project sponsor, working with the Town of Los Gatos and County of Santa Clara
Household Hazardous Waste program, shall implement a Buyer Education Program for
Household Hazardous Waste. The program shall include developing materials to educate
buyers about the identification of household hazardous wastes, appropriate disposal
methods, and how to make an appointment for disposal. At a minimum, the materials
shall provide a list of example household hazardous wastes, discuss the environmental
impacts of improper disposal, explain how to make an appointment for disposal, and list
safer and less toxic alternatives to hazardous products commonly used. The educational
materials shall be provided to the buyer at the time of purchase.
16. NOISE MITIGATION MEASURE NOI -1. The recommendations of the Edward L. Pack
Associates, Inc. noise assessment study (dated July 16, 2013, Attachment 6 of the Initial
Study) shall be added to project plans. These recommendations specify construction of
an eight -foot high acoustically- effective barrier at the rear of Lot 3 to connect the house
on Lot 2 with the house on Lot 3 (see Figure 1 of Attachment 6 of the Initial Study). The
barrier height is in reference to the nearest rear yard ground elevation. This barrier would
also provide acceptable noise shielding for the side yard of Lot 2. With an eight -foot
high barrier at the specified location, both the Town's long -term noise goal of 55 dBA
(DNL) and /or Town noise guideline of 60 dBA (DNL) would be met. If a lower barrier
height is desired for aesthetic reasons, the following alternative barrier heights would
result in the following noise exposures (all would meet the 60-dB Town noise guideline,
but only an eight -foot high barrier would meet the Town's 55 -dB noise goal):
Barrier Height Reduced Noise Level
8 feet 54 dB (DNL)
7 feet 56 dB (DNL)
6 feet 57 dB (DNL)
17. STORY POLES. The story poles on the project site shall be removed within 30 days of
approval of the Architecture and Site application.
Building Division
18. PERMITS REQUIRED. A demolition permit is required for the demolition of the
existing building and building permits are required for the construction of the four new
residences. Separate permits are required for electrical, mechanical and plumbing work
as necessary.
19. CONDITIONS OF APPROVAL. The Conditions of Approval must be blue -lined in full
on the cover sheet of the construction plans. A compliance memorandum shall be
prepared and submitted with the building permit application detailing how the Conditions
of Approval will be addressed.
20. BUILDING ADDRESSES. Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
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21. 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 (California Building Chapter 18).
22. SIZE OF PLANS. Four sets of construction plans, maximum size 24" x 36."
23. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer
or land surveyor may be required to 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, the building pad elevation, on -site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
C. Foundation comer locations
d. Retaining Walls
24. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CF-
1R, MF -1R, and WS -5R must be blue -lined on the plans.
25. TOWN FIREPLACE STANDARDS. New wood burning fireplaces shall be an EPA
Phase 11 approved appliance as per Town Ordinance 1905. Tree limbs within 10 feet of
chimneys shall be cut.
26. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS. The residence shall be
designed with adaptability features for single family residences per Town Resolution
1994 -61:
a. Wooded backing (2 -inch x 8 -inch 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 gab bars.
b. All passage doors shall be at least 32- inches wide on the accessible floor.
C. Primary entrance shall a 36 -inch wide door including a 5'x5' level landing, no more
than 1 -inch out of plane with the immediate interior floor level with an 18 -inch
clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance
27. BACKWATER VALVE. The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide
information on the plans if a backwater valve is required and the location of the
installation. The Town of Los Gatos Ordinance and West Valley Sanitation District
(WVSD) 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.
28. SPECIAL INSPECTIONS. When a special inspection is required by CBC Section 1701,
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, signed by all requested
parties, and be blue -lined on the construction plans. Special Inspection forms are
available from the Building Division Service Counter or at www.losgatosca.gov/building.
Conditions of Approval
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29. NONPOINT SOURCE POLLUTION STANDARDS. The Town standard Santa Clara
Valley Nonpoint Source Pollution Control Program sheet (or 24x36 Clean Bay sheet)
shall be part of the plan submittal as the second page. The specification sheet is available
at the Building Division Counter for a fee of $2 or at San Jose Blue Print for a fee.
30. APPROVALS REQUIRED. The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development - Planning Division: Suzanne Avila (408) 354 -6875
b. Engineering/Parks & Public Works Department: Trang Tu- Nguyen (408) 354 -5236
C. Santa Clara County Fire Department: (408) 378 -4010
d. West Valley Sanitation District: (408) 378 -2407
C. 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
31. AIR QUALITY MITIGATION MEASURE AQ -1. The following BAAQMD-
recommended Basic Construction Mitigation 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.
b. All haul trucks transporting soil, sand, or other loose material off -site shall be
covered.
C. 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. The use of dry
power sweeping is prohibited.
d. All vehicle speeds on unpaved roads shall be limited to 15 mph.
e. All roadways, driveways, and sidewalks to be paved shall be completed as soon
as possible.
£ Idling times shall be minimized either by shutting equipment off when not in use
or reducing the maximum idling time to five minutes (as required by the
California airborne toxics control measure Title 13, Section 2485 of California
Code of Regulations [CCRj). Clear signage shall be provided for construction
workers at all access points.
g. All construction equipment shall be maintained and properly tuned in accordance
with manufacturer's specifications. All equipment shall be checked by a certified
mechanic and determined to be running in proper condition prior to operation.
h. Post a publicly visible sign with the telephone number and person to contact at the
Town regarding dust complaints. This person shall respond and take corrective
action within 48 hours. The BAAQMD's phone number shall also be visible to
ensure compliance with applicable regulations.
Conditions of Approval
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32. GEOLOGY AND SOLIS MITIGATION MEASURE GEO -1. The recommendations of
the Murray Engineers geotechnical investigation (March 27, 2013), Post - Tensioned Slab
Recommendations (June 4, 2013), and any subsequent geotechnical investigations shall
be incorporated in the final construction plans for the proposed project (Attachment 4 of
the Initial Study). These recommendations address removal of non - engineered soft
geologic materials and replacement with engineered fill or compacted materials as well as
appropriate design of the building foundations and building slab to avoid damage from
differential settlement.
33. APPROVAL. This application shall be completed in accordance with all the conditions
of approvals listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer
34. GENERAL. All public improvements shall be made according to the latest adopted
Town Standard Drawings and the Town Standard Specifications. All work shall conform
to the applicable Town ordinances. The adjacent public right -of -way shall be kept clear
of all job related dirt and 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 a special permit is issued. The developer'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 Town
performing the required maintenance at the developer's expense.
35. OVERLAY. A half street pavement overlay along the full property frontage will be
required prior to issuance of the first certificate of occupancy.
36. ENCROACHMENT PERMIT. All work in the public right -of -way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security. It is the responsibility of the applicant/developer to obtain any necessary
encroachment permits from affected agencies and private parties, including but not
limited to, Pacific Gas and Electric (PG &E), SBC, Comcast, Santa Clara Valley Water
District, California Department of Transportation. Copies of any approvals or permits
must be submitted to the Town Engineering Department prior to releasing of any permit.
37. PUBLIC WORKS INSPECTIONS. The developer or representative shall notify the
Engineering Inspector at least 24 -hours before starting any work pertaining to on -site
drainage facilities. Grading or paving, and all work in the public right -of -way. Failure to
do so will result in rejection of work that went on without an inspection.
38. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed
because of developer'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. 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. Developer shall request a walk - through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
39. SITE SUPERVISION. The general contractor shall provide qualified supervision on the
job site at all times during construction.
Conditions of Approval
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40. STREET /SIDEWALK CLOSURE. Any proposed blockage or partial closure of the
sidewalk requires an encroachment permit. Special provisions such as limitations on
work hours, protective enclosures or other means to facilitate public access in a safe
manner may be required.
41. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to plan
review at the Engineering Division of the Parks and Public Works Department.
42. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance
of any Permit or recordation of the Final Map.
43. DESIGN CHANGES. Any proposed change(s) to the approved plans is /are subject to
approval of the Town prior to start of altered work. The project engineer shall notify the
Town Engineer in writing at least 72 hours in advance of proposed changes. Any
approved changes shall be incorporated in the "as- built' plans.
44. GRADING PERMIT. A grading permit is required for site grading and drainage. The
grading permit application (with grading plans) shall be made to the Engineering
Division of the Parks & Public Works Department located at 41 Miles Avenue. The
grading plans shall include final grading, drainage, retaining wall location, driveway,
utilities and interim erosion control. Grading plans shall list earthwork quantities and a
table of existing and proposed impervious areas. Unless specifically allowed by the
Director of Parks and Public Works, the grading permit will be issued concurrently with
the building permit. The grading permit is for work outside the building footprint(s). A
separate building permit, issued by the Building Division on E. Main Street is needed for
grading within the building footprint.
45. DRAINAGE IMPROVEMENTS. Prior to the recordation of a subdivision map (except
maps for financing and conveyance purposes only) or prior to the issuance of any
grading/improvement permits, whichever comes first, the applicant shall: a) Design
provisions for surface drainage; and b) Design all necessary storm drain facilities
extending to a satisfactory point of disposal for the proper control and disposal of storm
runoff; and c) provide recorded copy of any required easements to the Town.
46. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior
to issuance of a grading permit.
47. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by
a licensed surveyor or registered civil engineer qualified to practice land surveying, for
the following items:
a. Retaining wall - top of wall elevations and locations
b. Toe and top of cut and fill slopes
48. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the
commencement of any site work, the general contractor shall:
a. Along with the project applicant, attend a pre - construction meeting with the Town
Engineer to discuss the project conditions of approval, working hours, site
maintenance and other construction matters.
b. Acknowledge in writing that they have read and understand the project conditions
of approval, and will make certain that all project sub - contractors have read and
understand them prior to commencing work and that a copy of the project
conditions of approval will be posted on site at all times during construction.
Conditions of Approval
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49. RETAINING WALLS. A building permit, issued by the Building Department at 110 E.
Main Street, may be required for site retaining walls. Walls are not reviewed or approved
by the Engineering Division of Parks and Public Works during the grading permit plan
review process.
50. FINAL MAP. A final map shall be recorded. Two copies of the final map shall be
submitted to the Engineering Division of the Parks & Public Works Department for
review and approval. Submittal shall include closure calculations, title reports and
appropriate fee. The map shall be recorded before any permits for new construction are
issued.
51. WEST VALLEY SANITATION DISTRICT. All sewer connection and treatment plant
capacity fees shall be paid either immediately prior to recordation of the parcel map or
immediately prior to issuance of sewer connection permits, whichever occurs first.
Written confirmation of payment of these fees shall be provided prior to recordation of
the parcel map.
52. PRIVATE UTILITIES - STREET. Prior to the recordation of a subdivision map the
applicant/subdivider shall place a note on the map, in a manner that meets the approval of
the Town Engineer that states: "The private streets, utilities constructed within this map
shall be owned, operated and maintained by the developer, successors or assigns."
53. DEDICATIONS. The following shall be dedicated on the parcel map by separate
instrument. The dedication shall be recorded before any permits are issues:
a. Public Service Easement (PSE). Five -foot wide, next to the Union Avenue right -
of -way.
54. SOILS REPORT. One copy of the soils and geologic report shall be submitted with the
application. The soils report shall include specific criteria and standards governing site
grading, drainage, pavement design, retaining wall design and erosion control. The
reports shall be signed and "wet stamped" by the engineer or geologist, in conformance
with Section 6735 of the California Business and Professions Code.
55. SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall
review the final grading and drainage plans to ensure that designs for foundations,
retaining walls, site grading, and site drainage are in accordance with their
recommendations and the peer review comments. The applicant's soils engineer's
approval shall then be conveyed to the Town either by letter or by signing the plans.
56. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all
excavations and grading shall be inspected by the applicant's soils engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design-level geotechnical report, and recommend appropriate changes
in the recommendations contained in the report, if necessary. The results of the
construction observation and testing should be documented in an "as- built" letter /report
prepared by the applicants' soils engineer and submitted to the Town before final release
of any occupancy permit is granted.
57. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the
Town prior to recordation of the final map. The joint trench plans shall include street
and/or site lighting and associated photometrics. A letter shall be provided by PG &E
stating that public street light billing will by Rule LS2A, and that private lights shall be
metered with billing to the homeowners association. Pole numbers, assigned by PG &E,
shall be clearly delineated on the plans.
Conditions of Approval
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58. WATER DESIGN. Water plans prepared by SJWC must be reviewed and approved prior
to issuance of any permit.
59. UTILITIES. The 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. Applicant is required to obtain approval of all proposed utility alignments from
any and all utility service providers. The Town of Los Gatos does not approve or imply
approval for final alignment or design of these facilities.
60. SIDEWALK CLOSURE. Any proposed blockage or partial closure of the 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.
61. SIDEWALK REPAIR. The developer shall repair and replace to existing Town
standards any sidewalk damaged now or during construction of this project. Sidewalk
repair shall match existing color, texture and design, and shall be constructed per Town
Standard Details.
62. CURB AND GUTTER. The developer shall repair and replace to existing Town
standards any curb and gutter damaged now or during construction of this project. New
curb and gutter shall be constructed per Town Standard Details.
63. DRIVEWAY APPROACH. The developer shall install two (2) Town standard
residential driveway approaches. The new driveway approach shall be constructed per
Town Standard Details.
64. AS -BUILT PLANS. An AutoCAD disk of the approved "as- built" plans shall be
provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file
shall include only the following information and shall conform to the layer naming
Traffic Control Devices (MUTCD), 2003, and standard construction practices. Final
construction plans and specifications shall be approved by the Town Engineer and
released for construction prior to the issuance of the encroachment permit.
65. TRAFFIC IMPROVEMENTS. Underground overhead electric feed to the street light at
frontage. Replace the light fixture with LED street light fixture. Repaint the pole as
required by Town Engineer. Restripe Union from Dowling Oak Ct to San Jose city limit
as directed by Town Engineer. Remove existing 2 -hour parking sign at project frontage.
66. TRAFFIC IMPACT MITGATION FEE (RESIDENTIAL). The developer shall pay a
proportional the project's share of transportation improvements needed to serve
cumulative development within the Town of Los Gatos. The fee amount will be based
upon the Town Council resolution in effect at the time the building permit is issued. The
fee shall be paid before issuance of a building permit. The traffic impact mitigation fee
for this project using the current fee schedule is $5,742 per unit. The final fee shall be
calculated form the final plans using the rate schedule in effect at the time the building
permit is issued.
Conditions of Approval
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67. TRAFFIC CONTROL PLAN. The project sponsor will be required to work with the
Engineering Division of the Parks and Public Works Department to develop a traffic
control plan for incorporation into the construction bid documents (specifications), and
this plan will include, but not be limited to, the following measures:
a. Construction activities shall be strategically timed and coordinated to minimize
traffic disruption for schools, residents, businesses, special events, and other
projects in the area. The schools located on the haul route shall be contacted to
help with the coordination of the trucking operation to minimize traffic disruption.
b. Flag persons shall be placed at locations necessary to control one -way traffic
flow. All flag persons shall have the capability of communicating with each other
to coordinate the operation.
C. Prior to construction, advance notification of all affected residents and emergency
services shall be made regarding one -way operation, specifying dates and hours of
operation.
68. CONSTRUCTION STREET PARKING. No vehicle having a manufacture's rated gross
vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the
portion of a street which abuts property in a residential zone without prior to approval
from the Town Engineer.
69. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays; and
9:00 a.m. to 7:00 p.m., weekends and holidays construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty -five (85) dBA at twenty -five (25) feet. 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.
70. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic
Control Plan, Project Schedule, site security fencing, employee parking, construction
staging area, construction trailer, and proposed outhouse locations.
71. 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.). Prior to the issuance of a building permit, the developer shall work with the Town
Building and Engineering 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 developer /owner to place
construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. Cover all trucks hauling soil, sand, and other
loose debris or require all trucks to maintain at least two feet of freeboard.
72. SANITARY SEWER LATERAL. Sanitary sewer laterals shall be televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are used
or reused. A sanitary sewer clean-out shall be installed at the property line.
Conditions of Approval
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73. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which
have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the
next upstream manhole and/or flushing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve. Fixtures above such elevation shall not discharge
through the backwater valve, unless first approved by the Administrative (Sec. 6.50.025).
The Town shall not incur any liability or responsibility for damage resulting from a sewer
overflow where the property owner or other person has failed to install a backwater
valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section
6.50.010 of the Town Code and maintain such device in a functional operating condition.
Evidence of West Valley Sanitation District's decision on whether a backwater device is
needed shall be provided prior to issuance of a building permit.
74. STORMWATER MANAGEMENT. Construction activities including but not limited to
clearing, stockpiling, grading or excavation of land, which disturbs 1 acre or more which
are part of a larger common plan of development which disturbs less than 1 acre are
required to obtain coverage under the construction general permit with the State Water
Resources Control Board. You are required to provide proof of WDID# and keep a
current copy of the storm water pollution prevention plan (SWPPP) on the construction
site and shall be made available to the Town of Los Gatos Engineering and/or Building
Department upon request.
75. BEST MANAGEMENT PRACTICES (BMP's). The applicant is responsible for
ensuring that all contractors are aware of all storm water quality measures and 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 placed 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 orders.
76. STORMWATER DEVELOPMENT RUNOFF. All new development and redevelopment
projects are subject to the Stormwater development runoff requirements. Every applicant
shall submit a stormwater control plan and implement conditions of approval that reduce
stormwater pollutant discharges through the construction, operation and maintenance of
treatment measures and other appropriate source control and site design measures.
Increases in runoff volume and flows shall be managed in accordance with the
development runoff requirements as required by the Town.
77. SITE DESIGN MEASURES. All projects must incorporate the following measures to
the maximum extent practicable:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
C. Direct roof downspouts to vegetated areas where feasible.
d. Use permeable pavement surfaces where feasible.
e. Use landscaping to treat stormwater.
l
Conditions of Approval
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78. CONSTRUCTION ACTIVITIES. All construction shall conform to the latest
requirements of the CASQA Stonnwater Best Management Practices Handbooks for
Construction Activities and New Development and Redevelopment, the ABAG Manual
of Standards for Erosion & Sediment Control Measures, 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.EROSION
CONTROL. Interim and final erosion control plans shall be prepared and submitted to
the Engineering Department of the Parks & Public Works Department. A maximum of
two 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
grading, drainage, and erosion control plans shall be in compliance with applicable
measures contained in the amended provisions C.3 and C.14 of most current Santa Clara
County NPDES MRP Permit. The Town of Los Gatos Engineering and 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.
79. 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 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 will 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 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 25 MPH. All
trucks hauling soil, sand, or other loose debris shall be covered.
80. 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 dry
wells are to be used they shall be placed 10' minimum from adjacent property line and/or
right of way.
Conditions of Approval
258 Union Avenue — U -13 -012, M -13 -004, ND -13 -002, 5 -13 -020 through 5 -13 -027
Page 13 of 14
81. STORM WATER MANAGEMENT PLAN. A storm water management shall be
included with the grading permit application for all Group 1 and Group 2 projects as
defined in the amended provisions C.3 of the Municipal Regional Stormwater NPDES
Permit, Order R2- 2009 -074. The plan shall delineate source control measures and BMP's
together with the sizing calculations. The plan shall be certified by a professional pre -
qualified by the Town. In the event that storm water measures proposed on the Planning
approval differ significantly from those certified on the Building/Grading Permit, the
Town may require a modification of the Planning approval prior to release of the
Building Permit. The applicant may elect to have the Planning submittal certified to avoid
this possibility.
82. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES
INSPECTION AND MAINTENANCE OBLIGATIONS. The property
owner/homeowner's association shall enter into an agreement with the Town for
maintenance of the stormwater filtration devices required to be installed on this project
by Town's Stormwater Discharge Permit and all current amendments or modifications.
The agreement will specify that certain routine maintenance shall be performed by the
property owner/homeowner's association and will specify device maintenance reporting
requirements. The agreement will also specify routine inspection requirements, permits
and payment of fees. The agreement shall be recorded prior to release of any occupancy
permits.
83. SILT AND MUD IN PUBLIC RIGHT -OF -WAY. It is the responsibility of contractor
and home owner 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.
84. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times
during the course of construction. Superintendence of construction shall be diligently
performed by a person or persons authorized to do so at all times during working hours.
The storing of goods and/or materials on the sidewalk and/or the street will not be
allowed unless a special permit is issued by the Engineering Division. The adjacent
public right -of -way shall be kept clear of all job related dirt and 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 a special
permit is issued. The developer'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 Town performing the required maintenance at the developer's expense.
85. UTILITY COMPANY REVIEW. Letters from the electric, telephone, cable, and trash
companies indicating that the proposed improvements and easements are acceptable shall
be provided prior to recordation of the final map.
86. ABOVE GROUND UTILITIES. The applicant shall submit a 75- percent progress
printing to the Town for review of above ground utilities including backflow prevention
devices, fire department connections, gas and water meters, off - street valve boxes,
hydrants, site lighting, electrical/communication/cable boxes, transformers, and mail
boxes. Above ground utilities shall be reviewed and approved by Community
Development prior to issuance of any permit.
1
Conditions of Approval
258 Union Avenue — U -13 -012, M -13 -004, ND -13 -002, S -13 -020 through S -13 -027
Page 14 of 14
87. ABOVE GROUND UTILITIES. The applicant shall submit a 75- percent progress
printing to the Town for review of above ground utilities including backflow prevention
devices, fire department connections, gas and water meters, off - street valve boxes,
hydrants, site lighting, electrical /communication/cable boxes, transformers, and mail
boxes. Above ground utilities shall be reviewed and approved by Community
Development prior to issuance of any permit.
88. PRIVATE EASEMENTS. Agreements detailing rights, limitations, and responsibilities
of involved parties shall accompany each private easement. The easements and associated
agreements shall be recorded simultaneously with the final map.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
89. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire
sprinkler system is required for the new residence, hydraulically designed per National
Fire Protection Association (NFPA) Standard #13D. A State of California (C -16) Fire
Protection contractor shall submit plans, calculations, a completed permit application and
appropriate fees to the Fire Department for approval, prior to beginning their work.
90. POTABLE WATER SUPPLIES. Potable water supplies shall be protected from
contamination caused by fire protection water supplies. The applicant shall contact the
providing water purveyor and shall comply with all requirements of that purveyor. The
fire sprinkler system shall be designed in compliance with water purveyor requirements;
final approval of the system will not be granted by the Fire Department until written
confirmation is received from the water purveyor.
91. FIRE APPARATUS (ENGINE) ACCESS DRIVEWAY REQUIRED. Provide access
driveways with a paved all weather surface, minimum unobstructed width of 12 feet,
vertical clearance of 13 feet 6- inches, minimum turning radius of 36 feet outside and 23
feet inside, and a maximum slope of 15 %. Installations shall conform to Fire Department
Standard Details and Specifications sheet D -1.
92. PULBIC FIRE HYRDANT(S) REQUIRED. Provide fire hydrant(s) at location(s) to be
determined by the Fire Department and San Jose Water Company. Maximum hydrant
spacing shall be 600 feet, with a minimum dingle hydrant flow of 1000 GPM at 20 psi,
residual. Fire hydrants shall be provided along required fir apparatus access roads and
adjacent public streets.
93. TIMING OF INSTALLATION. Fire apparatus access roads and water supply shall be
installed and made serviceable prior to and during construction except when an approved
alternative method of protection is provided. Temporary street signs shall be installed at
each street intersection when construction of new roadways allows passage by vehicles.
94. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from Union Avenue. Numbers shall be a minimum
of four inches high and shall contrast with their background.
N:\DEV \CONDITNS\2013 \Umon258- A &S.dm
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CANNON
DESIGN
GROUP
July 12, 2013
Ms. Suzanne Avila
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
EE: 238 Union Avenue
Dear Suzanne:
ARCHITECTURE PLANNING
URBAN DESIGN
I reviewed the drawings, visited the site, and prepared a review letter on April 9 of this year. The applicant responded
with some changes and an explanatory narrative. Prior to responding in letter format to the changes, I communicated
informally with you and with the architect that there were still some concerns. The architect has made some additional
changes. This letter is a final summary and evaluation of the project.
Neighborhood Context
The site currently a vacant lot surrounded by a mix of residential and commercial uses. Photos of the site and surround-
ing neighborhood are shown on the following page.
Exmg,gprr T R
700 LARKSPUR LANDING CIRCLE . SUITE 199. LARKSPUR. CA. 94939 TEL: 415.30ST958chrON F°
CDGPLAN@PACBELLNET
View to the sit(
Ad acent multifamily complex immediately to the
left
Adjacent multifamily residential streetscape facade
Shopping Center across Union Avenue
238 Union Avenue
Design Review Comments
July 12, 2013 Page 2
Atilacent office building immediately r- I',,
Multifamily interface with the site
Adjacent single family homes south on Union
Avenue
1nOpping LeiNt 'I, iQ' 0 -I ", " "I
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE. SUITE 199 . LARKSPUR. CA . 94939
238 Union Avenue
Design Review Comments
July 12, 2013 Page 3
Issues and Concerns
The project is very well designed as a small lot single family development. The units are interesting, and well detailed in
a manner consistent with their individual architectural styles. The concerns that I raised in the April 9 letter were as fol-
lows:
1. The small area of the site and the number of units create a couple of awkward areas.
• The guest parking spaces will be difficult to exit. Spaces perpendicular to the driveways would have substan-
dard backup aisle depths, and the ones parallel to the driveways will require some maneuvering to turn around
for exiting.
• Side -by side units with small distances between them have some frill size facing windows that pose potential
privacy impact issues.
2. The porch depths are not consistent with the Residential Design Guidelines which call for minimum depths of 6
feet for usability
3. The facades for Units 6, 7 and 8 are at the terminus of the entry driveways. The elevations are good, but could be
improved as focal points for those views. There may also be some back yard private space privacy intrusion related
to second floor rear deck on Unit 8.
4. The belly bands on homes with shingle siding seem a bit deep and heavy.
5. The use of fiber cement shingles, in -lieu of wood shingles, will still provide texture, but will be a lesser grade of sid-
ing material.
` mr�ein '=r 4? mires
Exiting
the
se
tarallel
guest
larking
:paces f :
Will I AF
'equire .,
some
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Porches appear to be inconsastant
_Ie IF— in ON- OsaiJe..Nel A 1�
e1 T C In"Nery
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ORS.
4
m
taw
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6
Some potential
=4 privacy impact
from second
floor deck
View terminus
at end of
driveway
Is Important
75' -1 "backup
space is
substandard
: "Mu tittuf
t :blows
"iyacy Issue
betwom them
{++
1 two unks
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
238 Union Avenue
Design Review Comments
July 12, 2013 Page 4
TRASH 2
REAR YARD 2
280 sf
3.2
UNIT 2 1 UNIT 3
(TYPE 'B') (TYPE 'B')
REAR YARD 3
mo SI
TRASH 3
Second floor windows potential privacy conflicts
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
238 Union Avenue
Design Review Comments
July 12, 2013 Page 5
Design Changes and Recommendations
The applicant's response to the earlier review letter and changes made are noted below under the original concerns list
along with my recommendations,.
I. The small area of the site and the number of units create a couple of awkward areas.
The guest parking spaces will be difficult to exit. Spaces perpendicular to the driveways would have substan-
dard backup aisle depths, and the ones parallel to the driveways will require some maneuvering to turn around
for exiting.
The apphiam responded that they had tested the maneuverability of the guest spacer, and felt that they were
workable, and that, on balance, the provision of those spare on site was a positive feature.
Response /Recommendation: Given the limited number of units on this site, and the availability of
on- street parking, I would agree that the guest parking spaces, as shown, are acceptable in this specific
case. The loss of a unit (over 10% of the project) seems to me too high a price to require for only
slightly less inconvenience on an occasional basis.
Side -by side units with small distances between them have some full size facing windows chat pose potential
privacy impact issues.
The applicant responded with some changer to the windows, but my feeling was that then were still issues.
Additional changes have been made, and the comparison of the original and current elevations are shown
below.
SR Rl� BFt Laundry' Bath Tub
Original Submission
Second floor windows potential privacy conflicts
19 2 o 0
BRI BR Loom, sash
U3 P s
U3 SW ele"Von reversed
to better show facing
windows relationship
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
U7
238 Utuon Avenue
Design Review Comments
July 12, 2013 Page G
U7 side elevation reversed
Current Submission to better show Wing
Original Submissior windows relationship
Second floor windows potential privacy conflicts
Response /Recommendation: Ihts tssm is common in small lot developments of this type. 1 have
found that There have been two reactions and approaches to the problem. The first is to do what the
applicant has done here - reduce window sizes and raise windows sills where possible. The second is to
adopt an attitude that the additional light in second floor bedrooms is something that homeowners
desire, and that they would prefer that light and the necessity of providing and using window cover-
ings to achieve the privacy they need. I believe that the changes made by the applicant in this case are
about the best that can be expected in such a small single family lot development without major rede-
sign of the units. They do lessen the exterior visual quality of the homes a bit, but the elevations are on
facades that ate between units, and largely hidden from broader views. 1 think this is a judgement call
by staff. I would, in this specific case, be comfortable with either approach described above
2. The porch depths are not consistent with the Residential Design Guidelines which call for minimum depths of 6
feet for usability.
Porch depths have not significantly changed except that they all now have a 5 i6' level landing area within
them. All pombes have changed to incorporate this landing.
Response/Recommendation: I believe that the less- than - optimal porch depths could be acceptable
given the low- fenced yard areas facing onto Llnion Avenue where distinct personalities for each of
rhose house can be created.
3. The facades for Units 6, 7 and 8 are at the terminus of the entry driveways. The elevations are good, but could be
improved as focal points for those views. There may also be some back yard private space privacy intrusion related
to second floor rear deck on Unit 8.
I discussed this with the architect. 7hey are providing a thickened wall and deep set garage door, and are
trying to de- emphasise the garage ride of the house. I believe this is acceptable, and would nor ask for further
changes.
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA. 94939
238 Union Avenue
Design Review Comments
July 12, 2013 Page 7
4. The belly bands on homes with shingle siding seem a bit deep and heavy.
The depth of the belly bands have been reduced
5. The use of fiber cement shingles, in -lieu of wood shingles, will still provide texture, but will be a lesser grade of sid-
ing material.
The we offiber cement rhing4s is still in consideration pending sampler provided by owner or architect to be
review by staff.
Response/Recommendation: This is a policy decision by the Town. Of the over 500 residential
projects that I have reviewed for the Town, I don't recall another that has used fiber cement shingles.
Where shingles have been proposed, they have been wood. The vast majority of the applications,
however, have been for single family homes rather than subdivisions intended for sale. While develop-
ers like fiber cement shingles and provide a wide range of arguments in favor of their use, I have yet to
see an installation that comes close to the visual quality of wood shingles. I usually discourage their
use, and would do so in this case. But, this is a project that is not in close proximity to higher quality
single family homes, and is on a site that also has a less residential neighborhood context than many
other sites. While I would still encourage the use of wood shingles, I do believe that staff should have
the leeway to approve an alternative, but only if they believe that the fiber cement shingles will have a
visual appearance equal to wood shingles. The usual standard for this is that they are indistinguishable
in appearance at a distance of ten feet. One feature to examine is the treatment of corners. Some fiber
cement shingle manufacturers provide a molded edge trim strip that mimics a mitered wood shingle
corner. Others have a less finished trim treatment.
Suzanne, please let me know if you have any specific questions or need any other specific issues addressed.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
President
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE. SUITE 199 . LARKSPUR. CA. 94939
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