Attachment 1N
TOWN OF LOS GATOS
w PLANNING COMMISSION STAFF REPORT
Meeting Date: October 9, 2013
ITEM NO: 3
PREPARED BY: Jennifer Savage, Associate Planner
jsavagea los atg oseagov
APPLICATION NO: Architecture and Site Application S -13 -049
LOCATION: 134 Loma Alta Avenue (approximately 840 feet southeast of
Los Gatos Boulevard, between Cross Way and Redhead Lane)
APPLICANT/
PROPERTY OWNER/
CONTACT PERSON: Donald J. Prolo,11
APPLICATION SUMMARY: Requesting approval to demolish a pre -1941 single - family
residence and construct a new single - family residence on
property zoned R -1:8. APN 532 -29 -033.
DEEMED COMPLETE: September 5, 2013
FINAL DATE TO TARE ACTION: March 5, 2014
RECOMMENDATION: Denial.
PROJECT DATA: General Plan Designation: Low Density Residential, 0 -5
dwelling units /acre
Zoning Designation: R -1:8 — Single- Family
Residential, 8,000 square foot lot
minimum
Applicable Plans & Standards: General Plan; Residential Design
Guidelines
Parcel Size: 7,000 square feet
Surrounding Area:
Existing Land Use
General Plan _
Zoning^
North i Sin le Family
Low Density Residential
-1:8
East ; Single Family
Low Density Residential
_R
South Single Family
Low Density Residential
R-1:9
West Single Family
!Low Density Residential
_
R -1:8
CEQA: The project is Categorically Exempt pursuant to Section 15301
of the State Environmental Guidelines as adopted by the Town
because the project consists of the demolition and construction of
a single- family residence.
ATTACkiwNT 1'
Planning Commission Staff Report - Page 2
134 Loma Alta Avenue /5 -13 -049
October 9, 2013
FINDINGS:
■
As required by Section 15301 of the State Environmental
Guidelines as adopted by the Town that this project is
Categorically Exempt.
®
As required by Section 29.10.09030(e) of the Town Code for
the demolition of a single family residence.
■
As required by the Residential Design Guidelines that the
project complies with the Residential Design Guidelines.
CONSIDERATIONS:
■
As required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application.
ACTION:
The
decision of the Planning Commission is final unless
appealed within ten days.
EXHIBITS:
1.
Location Map
2.
Findings and Considerations
3.
Recommended Conditions of Approval
4.
Project Data Sheet
5.
Project Description and Letter of Justification, received May
28, 2013 (one page)
6.
Structural Condition Report, received May 28, 2013 (16
pages)
7.
Architectural Consultant Report, received August 19, 2013
(four pages)
8.
Development Plans, received September 4, 2013 (four sheets)
BACKGROUND:
The subject property is 7,000 square feet and contains a 979 square foot single - family residence
and 298 square foot detached garage. The property was removed from the Historic Resources
Inventory in June 2013.
The application is being referred to the Planning Commission because the project would create
the largest home in the immediate neighborhood in terms of square footage.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The property is located at 134 Loma Alta Avenue approximately 840 feet southeast of
Los Gatos Boulevard, between Cross Way and Redhead Lane. Surrounding properties
contain single - family residences.
Planning Commission Staff Report - Page 3
134 Loma Alta Avenue/S -13 -049
October 9, 2013
B. Architecture and Site Annlication
The applicant is proposing to demolish the existing 979 square foot single- family
residence and 298 square foot detached garage, and to construct a 2,281 square foot
single - family residence and a 516 square foot detached garage with a 54 square foot
bathroom.
The two -story single- family residence would be 26 feet, 10 inches high. Materials would
consist of stucco siding, wood and cast stone trim, clad wood windows, and a clay tile
roof. The garage would be 15 feet high and consist of the same materials.
Exhibit 4 provides general project data. A project description and letter of justification
are attached as Exhibit 5, and development plans are attached as Exhibit 8,
C. Zoning Compliance
The proposed project complies with the height, setback, and structure coverage
limitations. The zoning permits a single - family residence.
ANALYSIS:
A. Demolition
The applicant is proposing to demolish the existing single - family residence and detached
garage. A licensed architect reviewed the site and the condition of the structures (Exhibit
6). She concluded that the deteriorated condition of the buildings would result in a
technical demolition if the necessary repairs were made to the structure. The report
concludes that the structures should be demolished. The Building Official reviewed the
report and concurs with the recommendation.
B. Architecture
The project was reviewed by the Town's Consulting Architect (Exhibit 7). The
consultant found that the proposed residence was modest in scale and well designed. The
consultant made two recommendations and the applicant revised the plans to meet both
of the recommendations. The Architectural Consultant and staff found that the residence
is compatible with the neighborhood.
Planning Commission Staff Report - Page 4
134 Loma Alta Avenue /5 -13 -049
October 9, 2013
C. Neighborhood Compatibility
The neighborhood is a mix of one and two story homes. Staff and the Town's
Architectural Consultant (Exhibit 7) have determined that the proposed two -story
residence is compatible with the neighborhood in terms of mass and scale.
Based on Town and County records, the surrounding residences range in size from 885
square feet to 2,141 square feet. The floor area ratios (FAR) range from 0.16 FAR to
0.35 FAR. The applicant is proposing 2,335 square feet (a residence of 2,281 square feet
and a bathroom in the detached garage of 54 square feet) on a 7,000 square foot parcel
(0.33 FAR). The maximum square footage for the lot size is 2,338 square feet.
The Neighborhood Analysis table below reflects current conditions of the immediate
neighborhood.
��ra�aa�,e ?ier�flttood �uhlgsis _
_�iddacess ;'
1#ortSe SF`
-' tzara�e�P'
l�ot_�>7_ a 5Y'' ..
,5YOries,
,:�oUSe iF`c1R _
130 Loma Alta
885
240
5,000
1
0.18
132 Loma Alta
2,141
317
6,200
1
0.35
136 Loma Alta
2,041
216
7,000
2
0.29
138 Loma Alta
2,037
270
7,000
1
0.29
129 Loma Alta
1,736
480
8,025
2
0.22
143 Loma Alta
1,743
586
11,000
1
0.16
139 Loma Alta
2,109
501
8,250
1
0.26
134 Loma Alta
2,335
516
7,000
2
0.33
At 2,335 square feet, the residence would be the largest in the immediate neighborhood in
terms of square footage. The residence would be 194 square feet larger than the 2,141
square foot residence at 132 Loma Alta. The proposed project would be only the second
largest in terms of FAR. The Residential Design Guidelines specify that residential
development shall be similar in mass, bulk and scale to the immediate neighborhood.
The guidelines also specify that consideration will be given to the existing FAR's,
residential square footages, and lot sizes in the neighborhood.
The project was referred to the Planning Commission because the residence would result
in the largest residence in the immediate neighborhood in terms square footage. The
Planning Commission should consider if the proposed floor area is compatible with the
immediate neighborhood.
Planning Commission Staff Report - Page 5
134 Loma Alta Avenue/5- 13.049
October 9, 2013
D. Tree Impacts
The project would not affect any protected trees. Therefore, replacement trees and tree
protection measures are not required.
E. Historic Preservation Committee
On January 23 and June 20, 2013, the Historic Preservation Committee (HPC) reviewed
the request to demolish the pre -1941 structure and remove the property from the Historic
Resources Inventory. HPC found that:
• The building is not associated with any events that have made a significant
contribution to the Town;
• No significant persons are associated with the site;
• There are no distinctive characteristics of type, period or method of construction or
representation of work of a master;
• The structure does not yield information to Town history; and
• Structural integrity of the building is poor.
HPC recommended approval of the demolition request and approved the removal of the
property from the Historic Resources Inventory.
P, General Plan
The goals and policies of the 2020 General Plan applicable to this project include but are
not limited to:
• Policy LU -6.8 — New construction, remodels, and additions shall be compatible and
blend with the existing neighborhood.
• Policy CD -1.2 — New structures, remodels, landscapes, and hardscapes shall be
designed to harmonize and blend with the scale and rhythm of the neighborhood and
natural features in the area.
• Policy CD -1.4 — Development on all elevations shall be of high quality design and
construction, a positive addition to and compatible with the Town's ambiance.
Development shall enhance the character and unique identity of existing commercial
and/or residential neighborhoods.
Planning Commission Staff Report - Page 6
134 Loma Alta Avenue /5 -13 -049
October 9, 2013
G. CEQA Determination
The proposed project is Categorically Exempt pursuant to Sections 15301 of the State
Environmental Guidelines as adopted by the Town because the project consists of the
demolition and construction of a single - family residence.
PUBLIC COMMENTS:
At this time, the Town has not received any written comments for the subject application.
SUMMARY AND RECOMMENDATION:
A. Summary
Staff and the consulting architect found that the proposed residence complies with the
Residential Design Guidelines and is compatible with the neighborhood in terms of mass,
scale, materials, and FAR. However, the proposed residence would create the largest
home in terms of square footage.
The project was referred to the Planning Commission because the residence would result
in the largest residence in the immediate neighborhood in terms square footage. The
Planning Commission should consider if the proposed floor area for the residence is
compatible with the immediate neighborhood.
B. Recommendation
Staff recommends denial because the proposed residence would be the largest in the
immediate neighborhood in terms of square footage.
If the Commission finds merit with the project, it should take the following actions:
1. Find that the proposed project is categorically exempt, pursuant to Section 15301 of
the California Environmental Quality Act as adopted by the Town (Exhibit 2); and
2. Make the required findings as required by Section 29.10.09030(e) of the Town Code
for granting approval of a demolition of a single - family residence (Exhibit 2); and
3. Make the required considerations as required by Section 29.20.150 of the Town Code
for granting approval of an Architecture & Site application (Exhibit 2); and
4. Approve Architecture & Site Application 5 -13 -049 with conditions. contained in
Exhibit 3.
Planning Commission Staff Report - Page 7
134 Loma Alta Avenuc/S -13 -049
October 9, 2013
Alternatively, the Commission can:
1. Approve the application with additional or modified conditions of approval; or
2. Continue the matter to a date certain with specific direction; or
3. Deny the application.
Prep Tby: ed b Je er vage, AICP Sandy L. Bai y
Associate Planner Director of Community Development
SLB:JS:ct
cc: Donald J. Prolo, II, 19841 Glen Una Drive, Saratoga, CA 95070
N: %DLVU'C REP0RTS\2013V.omaAIta134.docx
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PLANNING COMMISSION — October 9, 2013
REQUIRED FINDINGS & CONSIDERATIONS FOR:
134 Loma Alta
Architecture and Site Application 5 -13 -049
Requesting approval to demolish a pre -1941 single- family residence and construct a new
single - family residence on property zoned R -1 :8. APN 532 -29 -033.
PROPERTY OWNERIAPPLICANT: Donald J. Prolo, II
FINDINGS
Required finding for CEQA:
The project is Categorically Exempt pursuant to Sections 15301 of the State Environmental
Guidelines as adopted by the Town in that the project consists of the demolition and
construction of a single - family residence.
Required finding for the demolition of a single - family residence:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of a single -
family residence:
1. The Town's housing stock will be maintained as the single - family residence will be
replaced.
2. The existing structures have no architectural or historical significance, and are in poor
condition.
3. The property owner does not desire to maintain the structures as they exist; and
4. The economic utility of the structures was considered; it is not viable to maintain the
existing structures without resulting in a technical demolition.
Required Compliance with the Residential Design Guidelines:
is The project is in compliance with the Residential Design Guidelines for single - family homes
not in hillside residential areas.
CONSIDERATIONS
Required considerations in review of Architecture & Site applications:
s 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.
N:1DEVWMTNL3SV0131LOMAALTA 134.DOCX
EXMWIT 2
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PLANNING COMMISSION — October 9, 2013
CONDITIONS OF APPROVAL
134 Loma Alta
Architecture and Site Application S -13 -049
Requesting approval to demolish a pre -1941 single - family residence and construct a new
single - family residence on property zoned R -1:8. APN 532 -29 -033.
PROPERTY OWNER/APPLICANT: Donald J. Prolo, II
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 and noted
as received by the Town on September 4, 2013. Any changes or modifications to the
approved plans shall be approved by the Community Development Director, the
Development Review Committee, the Planning Commission, or Town Council, depending
on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security. The
lighting plan shall be reviewed during building plan check.
4. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit,
the developer shall provide the Community Development Director with written notice of
the company that will be recycling the building materials. All wood, metal, glass, and
aluminum materials generated from the demolished structure shall be deposited to a
company which will recycle the materials. Receipts from the company(s) accepting these
materials, noting the type and weight of materials, shall be submitted to the Town prior to
the Town's demolition inspection.
5. 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.
Building Division
6. PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the
existing single family residence and detached garage and a Building Permit for the
construction of the new single family residence and a separate Building Permit for the new
Detached Garage /Accessory Building. Separate permits are required for electrical,
mechanical, and plumbing work as necessary.
7. 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
EXHIBIT 3
OfAttachment I
and submitted with the building permit application detailing how the Conditions of
Approval will be addressed.
8. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36 ", maximum
size 30" x 42 ".
9. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application
and a Bay Area Air Quality Management District Application from the Building
Department Service Counter. Once the demolition form has been completed, all signatures
obtained, and written verification from PG &E that all utilities have been disconnected,
return the completed form to the Building Department Service Counter with the Air
District's T# Certificate, PG &E verification, and three (3) sets of site plans that show all
existing structures, existing utility service lines such as water, sewer, and PG &E. No
demolition work shall be done without first obtaining a permit from the Town
10. 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.
11. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector at foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report, and that the building pad elevation and on -site retaining wall locations and
elevations have been prepared according to the approved plants. Horizontal and vertical
controls shall be set and certified by a licensed surveyor or registered civil engineer for the
following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining Walls
12. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be
designed with adaptability features for single family residences per Town Resolution 1994-
61:
a. Wood backing (2" x 8" minimum) shall be provided in all bathroom walls at water
closets, showers, and bathtubs, located 34- inches from the floor to the center of the
backing, suitable for the installation of grab bars.
b. All passage doors shall be at least 32- inches wide on the accessible floor.
c. Primary entrance shall be a 36 -inch wide door including a 5'x5' level landing, no more
than 1/2 -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.
13. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue - lined, i.e. directly printed, onto a plan sheet.
14. 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.
15. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase
H approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10 -feet
of Chimney.
16. HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly,
17. WILDLAND -URBAN INTERFACE: This project is located in a Wildland -Urban
Interface High Fire Area and must comply with Section R327 of the California Residential
Code.
18. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a
California licensed Architect or Landscape Architect in conformance with California
Public Resources Code 4291 and California Government Code Section 51182.
19. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Architect or
Landscape Architect certifying the landscaping and vegetation clearance requirements have
been completed per the California Public Resources Code 4291 and Government Code
Section 51182.
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 from the Building
Division Service Counter or online at www.losgatosca.gov/building
21. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County
Valley Nonpoint Source Pollution Control Program Sheet (2406) shall be part of the plan
submittal as the second page. The specification sheet is available at the Building Division
Service Counter for a fee of $2 or at San Jose Blue Print for a fee or online at
www.losgatosca.gov/building.
22. PLANS: The construction plans shall be prepared under the direct supervision of the
licensed architect or engineer. (Business and Professionals Code Section 5538)
23. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development — Planning Division: Jennifer Savage at (408) 399 -5702
b. Engineering/Parks & Public Works Department: Maziar Bozorginia at (408) 395 -3460
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.
f. Bay Area Air Quality Management District: (415) 771 -6000
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
24. 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.
25. 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,
26. FNCROACI4MENT 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.
27. DRIVEWAY: Existing drainage pattern shall not be disturbed with the new driveway
construction.
28. PUBLIC WORKS INSPECTIONS: The developer or his representative shall notify the
Engineering Inspector at least twenty -£our (24) hours before starting any work pertaining to
on -site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in rejection of work that went on without inspection.
29. 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.
30. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the
job site at all times during construction.
31. STREET /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.
32. 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
33. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to issuance of
any Permit or recordation of the Final Map.
34. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to altered work being started. The Applicant Project Engineer
shall notify, in writing, the Town Engineer at least 72 hours in advance of all the proposed
changes. Any approved changes shall be incorporated into the final "as- built" plans.
35. 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.
36. GRADING PERMIT: Grading permit may be required for all site grading and drainage
work except for exemptions listed in Section 12.20.015 of the Town Grading Ordinance.
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 Department on E. Main Street is needed
for grading within the building footprint.
37. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
issuance of a grading permit/building permit.
38. 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.
39. 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.
40, GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall
be conducted for the project to determine the surface and sub - surface conditions at the site
and to determine the potential for surface fault rupture on the site. The geotechnical study
shall provide recommendations for site grading as well as the design of foundations,
retaining walls, concrete slab -on -grade construction, excavation, drainage, on -site utility
trenching and pavement sections. All recommendations of the investigation shall be
incorporated into project plans
41. SOILS REVIEW: Prior to issuance of any permit, the applicant's engineers shall prepare
and submit a design -level geotechnical/geological investigation for review and approval by
the Town. 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.
42. 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.
43. SOIL RECOMMENDATIONS: The project shall incorporate the geoteehnical/geological
recommendations contained in the Soil and Foundation Investigation of Proposed Single
Family Residence by American Soil Testing, Inc., dated March 14, 2013, Limited Fault
Investigation by Steven F. Connelly, C.E.G., dated July 8, 2013, and any subsequently
required report or addendum. Subsequent reports or addendum are subject to peer review
by the Town's consultant and costs shall be borne by the applicant.
44. 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(6). 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.
45. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation of the utility without undermining the house foundation. The
Town Engineer shall determine the appropriate setback based on the depth of the utility,
input from the project soils engineer, and the type of foundation.
46. TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed
subject to the following requirements:
a. The Town standard "T" trench detail shall be used.
b. A Town approved colored controlled density backfill shall be used.
c. The total asphalt thickness shall be a minimum of 3- inches or shall match the existing
thickness, whichever is greater. The final lift shall be 1.5- inches of half inch medium
asphalt. The initial lift(s) shall be of three quarter inch medium asphalt.
d. The Contractor shall schedule a pre- paving meeting with the Town Engineering
Construction Inspector the day the paving is to take place.
e. A slurry seal topping may be required by the constriction inspector depending his
assessment of the quality of the trench paving. If required, the slurry seal shall extend
the full width of the street and shall extend 5 -feet beyond the longitudinal limits of
trenching. Slurry seal materials shall be approved by the Town Engineering
Construction Inspector prior to placement. Black sand may be required in the slurry
mix. All existing striping and pavement markings shall be replaced upon completion of
slurry seal operations.
47. 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.
48. 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. The limits of sidewalk repair will be determined by the Engineering Construction
Inspector during the construction phase of the project.
49. 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. The limits of curb and gutter repair
will be determined by the Engineering Construction Inspector during the construction
phase of the project.
50. DRIVEWAY APPROACH: The developer shall install Town standard residential
driveway approach. The new driveway approach shall be constructed per Town Standard
Details.
51. 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 convention:
a) Building Outline, Layer: BLDG - OUTLINE; b) Driveway, Layer: DRIVEWAY; c)
Retaining Wall, Layer: RETAINING WALL; d) Swimming Pool, Layer: SWIMMING-
POOL; e) Tennis Court, Layer: TENNIS - COURT; f) Property Line, Layer: PROPERTY -
LINE; g) Contours, Layer: NEWCONTOUR. All as-built digital files must be on the same
coordinate basis as the Town's survey control network and shall be submitted in AutoCAD
version 2000 or higher.
52. CONSTRUCTION TRAFFIC: All construction traffic and related vehicular routes shall be
submitted for review and approval by the Town Engineer prior to issuance of permit.
53. 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.
54. 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 Department 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.
55. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays; and
9:00 a.m. to 7:00 p.m., weekends and holidays, construction, alteration or repair activities
shall be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty -five (85) dBA at twenty -five (25) feet. If the device is located within a structure on
the property, the measurement shall be made at distances as close to twenty -five (25) feet
from the device as possible. The noise level at any point outside of the property plane shall
not exceed eighty -five (85) dBA.
56. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are used or
reused. Sanitary Sewer Clean -out is required for each property at the property line or
location specify by the Town.
57. 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. The Town shall not incur
any liability or responsibility for damage resulting from a sewer overflow where the
property owner or other person has failed to install a backwater valve as defined in the
Uniform Plumbing Code adopted by the Town and maintain such device in a functional
operation condition. Evidence of West Sanitation District's decision on whether a
backwater device is needed shall be provided prior to issuance of a building permit.
58. 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.
59. SITE DESIGN MEASURES: All projects must incorporate 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 permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stomrwater.
60. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Department of the Parks & Public Works Department. A
Notice of Intent (NOI) and Storm Water Pollution Prevention Plan ( SWPPP) shall be
submitted to the San Francisco Bay Regional Water Quality Control Board for projects
disturbing more than one acre. 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, erosion control plans and SWPPP
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. Monitoring for erosion
and sediment control is required and shall be performed by the QSD or QSP as required by
the Construction General Permit. Stormwater samples are required for all discharge
locations and projects may not exceed limits set forth by the Construction General Permit
Numeric Action Levels and/or Numeric Effluent Levels, A Rain Event Action Plan is
required when there is a 50 % or greater forecast of rain within the 48 hours, by the
National Weather Service or whenever rain is imminent. The QSD or QSP must print and
save records of the precipitation forecast for the project location area from
(http: / /www.srh.noaa.gov /forecast) and must accompany monitoring reports and sampling
test data. A Rain gauge is required on site. 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.
61. 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.
62. 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 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.
63. 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.3d 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.
64. 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.
65. 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.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
66. WILDLAND -URBAN INTERFACE: This project is located within the designated
Wildland -Urban Interface Fire Area. The building construction shall comply with the
provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance
shall be in compliance with CBC Section 701A3.2.4 prior to project final approval. Check
with the Planning Department for related landscape plan requirements.
67. FIRE SPRINKLER SYSTEM REQUIRED: An automatic residential fire sprinkler system
shall be installed in one- and two - family dwellings as follows: In all new one- and two -
family dwellings and in existing one- and two - family dwellings when additions are made
that increase the building area to more than 3,600 square feet. Exception: A one -time
addition to an existing building that does not total more than 1,000 square feet of building
area. Group A, B, E, F, I, L, M, S, and U occupancy buildings and structures that are
located in the Wild- and -Urban Interface fire area and do not exceed 500 square feet of
building area Note: The owner(s), occupant(s), and any contractor(s) or subcontractor(s)
are responsible for consulting with the water purveyor of record in order to determine if
any modification or upgrade of the existing water service is required. Note: Covered
porches, patios, balconies, and attic spaces may require fire sprinkler coverage. A State of
California licensed (C -16) Fire Protection Contractor shall submit plans, calculations, a
completed permit application and appropriate fees to the Fire Department for review and
approval prior to beginning their work.
68. PREMISES IDENTIFICATION: Approved numbers or addresses shall be placed on all
new buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
69. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with
applicable provisions of the CFC Chapter 14 and Standard Detail and Specification SI -7.
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EXHWIT 4
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134 Loma Alta Avenue, Los Gatos
Project Description
- Demolish existing 865 square foot residence and 298 square foot garage
- Construct new 2281 square foot residence and 569 square foot detached garage
- Request reduced side setbacks (lot has non - conforming site frontage and the
neighborhood pattern has many homes with reduced side setbacks). The proposed
residence will maintain the zone - district regular 8' side setbacks — the request is made in
order to enlarge the building envelope for the maximum accessory building size
computation (15% of building envelope area).
- Remove one fruit tree
Letter of Justification
The current residence and garage are small and in poor condition. In order to bring the
structures up to current standards and to enlarge the house as desired by the owner, the building
would be classified as a demolition by the Town of Los Gatos definition. Therefore, in the
interest of constructing an attractive and functional home, the owner has decided to rebuild the
house and garage. The new home will be moved to within the normally required setbacks for the
R -1:8 zone district, and the garage will be moved to be accessed off the alley that is along the
rear of the property.
The new home has been designed in the same style as the existing home (Spanish
Eclectic). The 2nd floor steps back from the first floor for most of the building in order to reduce
the building mass and the perception of bulk. The 2nd floor bedrooms face the front and the rear
of the property and only secondary windows face to the sides in order to preserve the neighbor's
privacy.
,-'lf
MAY 20 2033
TOWN OF LOS OATOS
MANNING CIIVIVOM
EXHIBIT b
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Letter of Recommendation
Prolo Residence
134 Loma Alta Ave.
Los Gatos, CA
(-0
Jane Wang, RE
MAY 2 8 2013
TOWN OF LOS GATOS
PLANNING DIVISION
NO 11 MON0419,011
To: Town of Los Gatos
From: Jane Wang, P.E.
(408) 406 -8892
Subject: Letter of Recommendation for Prolo Residence
1341 Loma Alta Ave., Los Gatos, CA
Date: Jan 10, 2013
Safety hazard issues:
The foundation around the house has no proper ventilation and has a lot of major
cracks on the east side of the house as shown in photo exhibit 1. By inspection, sub
floor is not safe and needs reinforcement. There's at least one floor beam that is
discontinuous. The house is not level due to major supporting failure. There is no
reinforced foundation. The foundation was not built to the code; one hundred percent of
the foundation needs to be replaced. (Exhibit 2 -4)
The shear walls have been cut and reattached. Exhibit 10 shows about mid wall area,
mid -level on west side, there has no sign on this area that these reattached panels are
in accordance with the codes. Roof and walls are not properly framed. The majority of
the roof has no eaves, east, west and south side as shown on Exhibits 9 -10, which was
not common up to this date since most houses, whose roofs have been rebuilt to have
proper roof structure. While the roof structures are way out of date, the walls have had
lots infiltration, causing major rot and mold to the structure (Exhibit 5 -6). More than fifty
percent of roof framing and seventy percent of the walls need to be replaced. The load
distribution on those timbers or foundation could cause incorrect load transfer due to
uneven quality of the material, which could be a safety hazard.
Parts of the walls are not insulated and have no shear walls. There's no reinforced
foundation and no proper insulation above the ceiling. The roofs insulation is not up to
code, which needs to be replaced. (Exhibit 11 -14) The ceiling as well as floor has major
tilting indicating the weakening of the house structure, which needs to be replaced.
The building is old and is not up to code, typically doors, windows, electrical and
drainage, etc.; the structure of the main building along with the detached garage are sub
standard rather than poor; no shear wall in many areas. The years of termite, dry rot,
improper repair is causing the walls to be ineffective as shown in Exhibits 15 -24. Exhibit
17 shows one of the examples that the structure connection could not function well
anymore, where it was all eaten away by the termites. The windows are not insulated,
and they should be replaced.
The roof beams and eaves are not built to code, which caused decay of the weak
beams, and the roof framing couldn't function well. The siding is not properly
waterproofed, not flashed or caulked with more than fifty percent area not built as
required shear wall, which greatly affect walls capacity. All the walls are defected, could
not meet design requirement. (Exhibit 5 -8)
The damaged foundation caused the house to tilt. Roof and wall is not properly framed.
More than fifty percent of roof framing and the walls need to be replaced. The load
distribution on those beams or foundation could cause incorrect load transfer due to
uneven quality of the material, which could be a safety hazard.
The detached structure is at no mean with any proper framing. It has no proper
foundation, proper roof` support and roof sheathing. Garage's hardly self standing per
building code. (Exhibit 7, 25) It needs to be removed.
The house's exterior is in such poor repair, many cracks, poorly insulated windows and
doors, and no interest to the public. It needs to come down.
In conclusion, the house would have severe safety issues without replacing more than
seventy five percent of the foundation, roof, walls, etc., and lacks the architectural or
aesthetic interests or value. The house is recommended to be demolished.
Sincerely,
Jane Wang, P.E.
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August 19, 2013
Ms. Jennifer Savage
Community Development Department
Town of Los Gatos
110 E. Main Srreet
Los Gatos, CA 95031
ARCHITECTURE PLANNING URBAN DESIGN
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Air. 3n2013
TOWN OF LOS GA' To,
,
PLANNING DIVISION
RE; 134 Irma Alm Avenue
Dear Jennifer.
I reviewed die drawings, and visited the site. My comments and recommendations are as fonows:
Neighborhood Context
Ihc site is in the established Loma Alm neighborhood, ands currently occupied by a one -sorry home. Other homes in
the neighborhood are largely one -story in height, but a few are two -story structures. Loma Alm Avenue slopes uphill to
the east, so many of the homes to the east appear taller when viewed from the street and sidewalks m the west Pharos of
the site and surrounding area are shawa on the following page.
EAIiIBiT
700 LARKSPUR LANDING CIRCLE. SUITE 199. LARKSPUR _ CA . 4h939 ®Attac'Twent 1
TEL: 415.331.3795
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Design Review Comments
August 19 2013 Page 3
ISSUES AND RECOMMENDATIONS
The proposed house is modest in scale, and well dosigned. The porch eave and partial second 9oor serbache should assist
in allowing the home to Hr comfortably Into the neighborhood, and relate to both the adjacent one -sorry homes, and the
larger nearby two -story homes. T saw only two issues that should be addressed, as fnilows:
1. The 5 form outside depth of the front porch is not consistent with the Towns Residential Design Guidelines (Guide-
line 3.10.1)
Nate• All parrhes me expected to be usable and have am in imum depth of6fret or preferably more.
4 ! W
ss than the 6 ft.
ailed for in the
Design Guideline
kecommrndatran: lnereare the clear porch depth to a minimum of6feet.
2. The columns, caps and bases on the front porch appear to be too small for the architectural style which ate gener-
ally more substantial (See one photo example below).
1J Columns and caps
appear to be too small
h � �for the Architectural Style
---- -- -ir'!r increase sizes to he consistent
with the Architortural Style
Rervmmend4dan: Increarr rizrs and deut&ug to be consueent wurb the ardritectuml s qle.
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199. LARKSPUR . CA. 94939
1341.o,na Ura {,.enue
Drvgn R,+ie v Conuncnts
Aug.st 19, 2013 Page +
You had asked if I had any concerns over the two -story walls on a portion of the front and side facades. I looked at that,
but felt that the overall quality of the design, the relatively small scale of the taller elements, and the amount of setbacks
in general made it an accepmble design. To me it is generally good to balance some taller elements with one story roofs,
but to try to set back second floors in all places tends to produce a "weddutg cake" effect that is both not very attractive
or very traditionaL. In this case, the balance of one -story roof elements and two-story walls is consistent with the architec-
rural style.
Please let me know if you have any questions or if there are issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
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