PREPARED BY: Maria Chavarin
Assistant Planner
__________________________________________________________________________________________ Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6832 www.losgatosca.gov
TOWN OF LOS GATOS
COUNCIL AGENDA REPORT
MEETING DATE: 3/5/2024
ITEM NO: 13
DESK ITEM
DATE: March 5, 2024
TO: Mayor and Town Council
FROM: Laurel Prevetti, Town Manager
SUBJECT: Consider the Adoption of a Resolution Denying an Appeal of a Planning Commission Decision that Approved the Demolition of an Existing SingleFamily Residence and Construction of a New Single-Family Residence with Reduced Setbacks on a Non-Conforming Property Zoned R-1D. Located at 212 Thurston Street. APN 410-15-039. This Project is Categorically Exempt Pursuant to the California Environmental Quality Act (CEQA) Guidelines, Section 15303(a): New Construction or Conversion of Small Structures. PROPERTY OWNER/APPLICANT: Meleah Guillardo. PROJECT PLANNER: Maria Chavarin
REMARKS:
Attachment 9 includes a supplemental letter and plans received from the applicant on March 5, 2024.
ATTACHMENTS:
Previously received with the March 5, 2024 Staff Report:
1. December 13, 2024 Planning Commission Staff Report
2. January 10, 2024 Planning Commission Staff Report, with Exhibits 1-12
3. January 10, 2024 Planning Commission Verbatim Minutes
4. January 17, 2024 Planning Commission Action Letter
5. Appeal of the Planning Commission Decision, received January 22, 2024
6. Applicant’s Response to Appeal, Received February 20, 2024
7. Draft Resolution to Deny Appeal and Approve Project
Previously received with the March 5, 2024 Addendum Report:
8. Supplemental Appeal Letter, Received March 3, 2024
PAGE 2 OF 2
SUBJECT: 212 Thurston Street/S-23-009
DATE: March 5, 2024
ATTACHMENTS (continued):
Received with this Desk Item Report:
9. Suppledmental letter and plans, Received March 5, 2024 Meleah Guillardo
212 Thurston St.
Los Gatos, CA 95030
408.364.6993
March 5, 2024
Dear Los Gatos Town Council Members,
I am providing responses to the appellant’s most recent comments provided on March 3, 2024. I have provided responses to his previous letters dated January 22, 2024, July 12, 2023, and July 7, 2023.
“Error or abuse of discretion by the Planning Commission for the ‘setback, condition of approval for existing garage to remain’”
I would like to first highlight that the “Request for Approval for Demolition of an Existing Single-Family Residence and Construction of a New Single-Family Residence with Reduced Setbacks on a Non-Conforming Property Zoned R-1D” passed with the Planning Commission’s vote of 5-1 on January 10, 2024. The Planning Commission is a competent group of individuals who spent extensive time evaluating the application, reviewing the various Town of Los Gatos department’s comments (Building, Planning, Engineering, Architecture, Fire), reviewing public comments, and all Planning Commissioners even performed a neighborhood and site visit to substantiate their decision.
As stated in my previous response to the appellant and throughout the full planning process, there has never been an intent in my application to remove the existing garage, which has been in its current condition and location since 1915. As part of the January 10, 2024 Planning Commission meeting, I agreed to the added condition to repair the garage as part of my construction plans to appease my neighbors’ concerns. The repair of the garage will include fixing the roof, gutters and drainage concerns the appellant raises, which is also the first time I’m hearing of this drainage concern from the appellant.
My garage is a legal, non-conforming structure. The appellant has cited the following Town Code section as his basis for requesting the movement of the garage:
1. Sec. 29.10.245 to 29.10.255 - These codes are related to the expansion of non-conforming buildings and do not apply to my existing garage, because I do not plan to enlarge or change the use of the garage. There are no plans for my garage beyond repair and therefore the setbacks under these codes do not apply.
Further the appellant cited the following codes that he believes the Planning Commissioners violated:
2. Sec. 29.20.150 - This code relates to considerations in the review of applications. The Planning Commissioners and various Town of Los Gatos departments thoroughly ATTACHMENT 9
considered the various aspects of this code in their review and ultimately approved the application.
3. Sec. 29-20-160 to Sec.29.20.175 - These codes are related to conditions of approval. As part of the January 10, 2024 Planning Commission meeting, I have agreed to the terms to repair my garage, which was added to appease my neighbors’ concerns.
The appellant did not attend the January 10, 2024 Planning Commission meeting. At this meeting, not only was the condition of the garage discussed, but I also addressed that I planned to keep the garage in its current location. The Planning Commission added a condition for me to repair the garage concurrent with the construction of the new home to address the neighbors’ concerns. Further, this condition was accepted by the neighbors’ who attended this public meeting, which included the neighbors bordering 212 Thurston St. and whose property borders the garage (105 Olive St.).
The Planning Commission did not err or abuse their powers regarding the garage. The appellant’s request to demolish and move the garage based on the lack of any code violation, is egregious and unreasonable. This would be a very expensive request on an already high cost project to satisfy the appellant's apparent main garage setback concern, drainage, which I’ve noted will be addressed when the garage is repaired. I have no intention of tearing down or moving this garage.
“Planning Commission’s decision is not supported by substantial evidence in the record as ‘setbacks do not conform to R1-D minimum setback requirements’” The setbacks for the non-conforming lot were thoroughly discussed throughout the whole planning process and at the Planning Commision meeting on January 10, 2024. Again, I want to address the competency and thoroughness of procedures performed by the Planning Commission and Town of Los Gatos departments to ensure the setbacks were appropriate by code and conformed with the neighborhood. The Planning Commissioners performed a neighborhood and site visit to assess the setbacks and heights, to substantiate their approval of the plan on January 10, 2024.
The Planning Commission additionally asked my immediate neighbors who attending the Planning Commission meeting and who border my home on Olive St. (105, 103, and 101 Olive St.) for their concerns regarding the setbacks and even offered them various scenarios (move the house back to increase front setbacks, move the house forward and further reduce front setbacks, or lower the height of the house, all to address their privacy and sunlight concerns), but ultimately the neighbors determined that the current setbacks and heights best addressed any privacy and sunlight concerns and they did not raise any further concerns on January 10, 2024. The appellant had the opportunity, like my neighbors, to raise his concerns regarding the setbacks and height at the January 10, 2024 meeting, but the appellant did not attend the meeting nor raise any concerns on this date.
The Planning Commission voted in favor to approve the setbacks as they are. The Planning Commission did not err or abuse their powers regarding the setbacks or building height. The setbacks and height are appropriate for a non-conforming lot and the neighborhood, which includes multiple 2 story homes (including the appellant’s) and non-conforming setbacks.
Additional concerns raised in the appellant’s letter have also been previously raised and addressed during the planning process and at the Planning Commision meeting. One of my neighbors’ main concerns is privacy, which is also one of my main concerns, as my bedroom and bathroom face into the Olive St. neighbors’ yards. To address this privacy concern, I have agreed to adjust the heights of my windows, have frosted glass bathroom windows, and will plant privacy screening trees bordering the fences. To further address the privacy concerns, I have submitted landscape architecture plans to demonstrate the location and type of screening trees, English Laurel hedges, which are evergreen and drought tolerant. I will maintain these privacy screening trees and their heights to protect my neighbors’ privacy concerns as well as my own. My neighbors also have the right to address any of their own privacy concerns on their own properties. I have further provided a “shadow study” (refer to page A1 of submitted plans) as part of my approved project plans, which did not indicate any significant sunlight impact for my neighbors. This study has been reviewed and approved as part of my application by the Planning Commission and Town of Los Gatos departments. As part of my planning application, I also submitted documentation that I met my surrounding neighbors in person and who were available (on Thurston St, Monterey Ave., and immediate neighbors on Olive St.) and I notified them of my project plans and none of them indicated strong concerns to my project. This neighbor visit included meeting the appellant’s parents who are the primary occupants of 214 Thurston St., who also did not raise any concerns during my visit and were happy to see the existing home be torn down with new construction and did not mention any concerns about the garage. They also did not attend the January 10, 2024 Planning Commission meeting.
Town Council Members, I appreciate your time and consideration into my project and I hope that you will agree with the Planning Commission’s approval. Please take into consideration the thoroughness and time the Planning Commission, various Los Gatos departments, and my team and myself have put into this project to ensure that it abides by the Town Codes and takes neighbors’ concerns seriously. I am a first time home owner and I am grateful for the opportunity to build my dream home in this beautiful town that I grew up in and to be a good and compromising neighbor.
Sincerely,
Meleah Guillardo
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* SHEETS SHEET OF SCALE: DATE: DRAWN: JOB: PERMIT SET CONSTRUCTION SET PRELIMINARY SET PLAN CHECK SET DESIGN REVIEW SET REVISIONS BY A R C H I T E C T CHRIS SPAULDING (510) 527-5997 FAX (510) 527-5999 BERKELEY CALIFORNIA 94710 801 CAMELIA STREET SUITE E DRAWINGS PREPARED BY LOS GATOS CALIFORNIA CS/DB GUILLARDO 4-17-23
4 212 THURSTON ST AS NOTED
A PROPOSED NEW 2-STORY HOME FOR
GUILLARDO RESIDENCE 7-19-23 db 10-11-23 10-20-23 A1
6'-6" PROPOSED
RIGHT SIDE SETBACK
COVERED
PORCH
20'-0" REQUIRED REAR SETBACK
5'-0" REQUIRED
SIDE SETBACK
22'-3
1 2
" PROPOSED REAR SETBACK
PROPOSED
2-STORY HOUSE
[E] GARAGE
COVERED
PORCH REMOVE [E] CONCRETE STEPS
7'-3" PROPOSED
FRONT SETBACK
5'-0" REQUIRED
SIDE SETBACK
27'-0" PROPOSED
LEFT SIDE SETBACK
BSMT FLR 370.95' 1ST FLR 382.0' 2ND FLR 393.05' DOTTED HATCH INDICATES 2ND FLOOR PERIMETER [E] CONCRETE DRIVEWAY SITE PLAN 1" = 8' - 0" PLOTTED ON SURVEY BY ROBERT J. CRAIG, DATED 12-8-2022, JOB # C-22086. P R O J E C T D A T A OWNER: MELEAH GUILLARDO ADDRESS: 212 THURSTON ST PROJECT DESCRIPTION: - DEMOLISH [E] 1-STORY HOUSE (± 1,109 SQ.FT.), KEEP [E] GARAGE (± 385 SQ.FT.) - BUILD [N] 2-STORY HOUSE W/ BASEMENT - REMOVE (2) FRUIT TREES APN: 410-15-039 ZONING: R-1-D CONSTRUCTION TYPE: V - B, SPRINKLER SYSTEM REQUIRED OCCUPANCY GROUP: R-3 / U GROSS & NET LOT SIZE: 4,671 SQ.FT. V I C I N I T Y M A P 0 SCALE: 1" = 8'
8 16 32
LIGHT- WELL DATE ALTITUDE AZIMUTH SOLAR SHADOW TABLE DEC 21 TIME DEC 21 JUN 21 JUN 21 9 AM 14 42 3 PM 14 42 9 AM 47 77 3 PM 47 77 DEC 21 3 PM
JUN 21 3 PM
DEC 21 9 AM
JUN 21 9 AM SHADOW STUDY 1"=10'-0" JUNE SHADOW DECEMBER SHADOW DECEMBER SHADOW @ NOON JUNE SHADOW @ NOON JUNE 21, 9 AM SHADOW DEC 21, NOON SHADOW (CROSS HATCH) DEC 21, 9 AM
SHADOW
DEC 21, 3 PM
SHADOW JUN 21, NOON SHADOW (DARKER SHADE) JUNE 21, 3 PM SHADOW
APPROXIMATE
LOCATION OF ADJACENT HOUSE
APPROXIMATE
LOCATION OF ADJACENT HOUSE AVERAGE LOT SLOPE: LESS THAN 4% (FLAT) MAX. ALLOWABLE FAR: 0.35 = 1,634 SQ.FT. FLOOR AREA (ALL NUMBERS IN SQ.FT.) 1ST FLOOR 875.5 2ND FLOOR 757.2 TOTAL 1,632.7 FAR=0.35 BASEMENT 875.5 [E] GARAGE 385 COVERED PORCHES 242.9 LIGHTWELLS 67.6 TOTAL PROPOSED B'LDG COVERAGE 1,571 TOTAL [E] BUILDING COVERAGE 1,503.4 PARKING SPACES: (1) COVERED + (1) UNCOVERED
APPROXIMATE
LOCATION OF ADJACENT HOUSE
APPROXIMATE
LOCATION OF ADJACENT HOUSE
APPROXIMATE
LOCATION OF ADJACENT HOUSE
APPROXIMATE
LOCATION OF ADJACENT HOUSE
APPROXIMATE
LOCATION OF ADJACENT DETACHED GARAGE
APPROXIMATE
LOCATION OF ADJACENT HOUSE
APPROXIMATE
LOCATION OF ADJACENT HOUSE
RELOCATE [E] ELEC. METER
TO THIS
LOCATION UNDERGROUND ELEC, TEL, & TV [E] WATER METER
C.O.
TO
REMAIN 4" SEWER LATERAL. CONTRACTOR TO V.I.F. TRENCH LOCATION REMOVE [E] CONCRETE STEPS 9' x 18' 2ND
PARKING
SPACE
LIGHT- WELL REMOVE [E] 1-STORY HOUSE REMOVE [E] PORCH
5'-10"
5'-1"
4'-8"
4'-8"
14'-10" DRIVEWAY WIDTH ARCHITECTURAL SHEET A1 SITE PLAN, PROJECT DATA, SHADOW STUDY SHEET A2 FLOOR PLANS, ROOF PLAN SHEET A3 ELEVATIONS SHEET A4 SECTIONS, STREETSCAPE & SITE SECTION CIVIL SHEET 1 GRADING & DRAINAGE NOTES SHEET 2 BMP SHEET SHEET 3 SITE PLAN & DEMO PLAN SHEET 4 DRAINAGE PLAN SHEET 5 SITE PROFILE, SECTION CUTS, & DETAILS SHEET 6 UTILITY PLAN SHEET 7 CONSTRUCTION MANAGEMENT PLAN SHEET 8 EROSION & SEDIMENT CONTROL PLAN, NOTES AND DETAILS SHEET 9 CONSTRUCTION SITE FIRE SAFETY D R A W I N G I N D E X 15'-0"
-9" FRONT SETBACK NOTE LANDSCAPING NOTE THE ADJACENT HOUSE SETBACKS ARE 15'-0" AND MINUS 9", SO THE REQUIRED FRONT SETBACK IS THE AVERAGE = 15-0.75/2= 7.125' 15'-0"REQUIRED
FRONT SETBACK NO LANDSCAPING IS PROPOSED - ALL DISTURBED AREAS IN THE FRONT YARD WILL BE COVERED WITH MULCH PRIOR TO FINAL INSPECTION 12'-3" GRADING & DRAINAGE NOTE REFER TO GRADING & DRAINAGE PLANS PREPARED BY LE ENGINEERING, DATED 6-29-23 FOR ALL GRADING, DRAINAGE, UTILITIES, AND IMPERVIOUS COVERAGE F I R
E
D
E
P
A
R
T
M
E
N
T
N
O
T
E
S 1. Fire Sprinklers Required: An automatic residential fire sprinkler system shall be installed in new dwellings. 2. Required Fire Flow: The minimum require fire flow for this project is 500 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3] 3. Water Supply Requirements: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 4. Address identification: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 5. Construction Site Fire Safety: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. NOTES: 1. A separate building permit is required for the PV system that is required by the California Energy Code Performance or Prescriptive standards. The separate PV system permit must be finaled prior to the issuance of Certificate of Occupancy. 2. This Residence will comply with the Town's all electric appliance, electric vehicle and energy storage system requirements in accordance with Town Code.
MSPC MSPC MSPC MSPC MSPC MSPC MSPC MSPC MSPC MSPC BASEMENT FLOOR PLAN 1/4"=1'-0" A2 0 5 10 15 MASTER BEDROOM VAULTED CEILING COVERED PORCH GREAT ROOM LIGHTWELL BEDROOM 3 BATH 3 MASTER BATHDN FIRST FLOOR PLAN 1/4"=1'-0" 0 5 10 15 SECOND FLOOR PLAN 1/4"=1'-0"
0 5 10 15 MASTER CLO VESTIBULE STAIR HALL LIN BEDROOM 2 BATH 2 VAULTED CEILINGCLO 1'-6" 10'-6" 22'-6" 20'-6" 6'-6" 4'-9" KITCHEN ENTRY COVERED PORCH 16'-6" 6'-0" 1'-0" 5'-0" 7'-6" 1'-6" 13'-6" 5'-0"8'-6" 12'-0" 6'-6" LAUNDRY / DOG WASH THEATER / GAME ROOM CLO EQUIP. STO UPUPDN 5'-6" 12'-6" 10'-0" 1'-6" 7'-0" 5'-6" 7'-0" 15'-6" 5'-0" 14'-6" 2'-6" 10'-0" 2'-0"
2'-0" 8'-10" 7'-0"
1'-2"
10'-0" 2'-0" 18'-0" 5'-4" 6'-10" 5'-4" LIGHTWELL ROOF PLAN 1/4"=1'-0" 0 5 10 15 SHADED AREA = UPPER ROOF 2ND FLOOR EXTERIOR WALL 1ST FLOOR EXTERIOR WALL / PORCH PERIMETER ROOFING =STANDING SEAM METAL ROOFING TYPICAL ROOF SLOPE = 4:12 A
A
B B
A
A
B B
A
A
B B
A
A
B B
1'-0" RAKE
EAVE, TYP.
1'-6" EAVE 1'-0" EAVE
6" 6" 6" EXTERIOR LIGHTING LEGEND LED RECESSED LIGHTING WITH MOTION & PHOTOCELL SENSOR WAC LIGHTING: 'SODOR' LED WALL LANTERN WITH MOTION & PHOTOCELL SENSOR PLAN SYMBOL ID FIXTURE NAME/MODEL QUANTITY WATTAGE 5 12 MSPC NOTE: EXTERIOR LIGHTING SHALL BE DOWNWARD DIRECTED AND SHIELDED5 12 1/2 BATH SOLAR PANEL LOCATION 2'-0" 1'-0"
6" 2'-0" 5'-0"
1'-0"
8'-3" 5'-6" 8'-2" 8'-10"
6"
6" 10'-6" 2'-0" 9'-0" 7'-6" 6'-0"
4'-9" 4'-6" 5'-6" 8'-2" 8'-10"
6" 2'-0" EAVE, TYPICAL, U.N.O.
2'-0" EAVE 6" 6" SHEETS SHEET OF SCALE: DATE: DRAWN: JOB: PERMIT SET CONSTRUCTION SET PRELIMINARY SET PLAN CHECK SET DESIGN REVIEW SET REVISIONS BY A R C H I T E C T CHRIS SPAULDING (510) 527-5997 FAX (510) 527-5999 BERKELEY CALIFORNIA 94710 801 CAMELIA STREET SUITE E DRAWINGS PREPARED BY LOS GATOS CALIFORNIA CS/DB GUILLARDO 4-17-23
4 212 THURSTON ST AS NOTED
A PROPOSED NEW 2-STORY HOME FOR
GUILLARDO RESIDENCE 7-19-23 db 10-11-23 10-20-23
2'-0" EAVE INTERIOR EXTERIOR (2) 2x6
1 2" GYP. BOARD INSULATION
1 2" PLYWOOD
7 8" STUCCO INSIDE WINDOW LEDGE WINDOW JAMB @ STUCCO FINISH 1 NTS WINDOW JAMB @ STONE VENEER
2 NTS
1 2" PLYWOOD
7 8" STUCCO ADHERED STONE VENEER 'MARVIN' CONTEMPORARY LINE'MARVIN' CONTEMPORARY LINE EXTERIOR STONE VENEER WINDOW LEDGE (2) 2x6 1 2" GYP. BOARD (2) 2x4 INTERIOR
2A2
1A2 TYPICAL @ STUCCO FINISH TYPICAL @ STONE VENEER FINISH A3 STANDING SEAM METAL ROOFING COLOR: DARK BRONZE WITH MATTE FINISH CLAD-WOOD WINDOW W/ FACTORY-INSTALLED CASING FRAME COLOR: BRONZE 12 ADHERED REAL STONE VENEER REAR (NORTHEAST) ELEVATION 1/4"=1'-0" 0 5 10 15 1ST FLR 382.0' SHEETS SHEET OF SCALE: DATE: DRAWN: JOB: PERMIT SET CONSTRUCTION SET PRELIMINARY SET PLAN CHECK SET DESIGN REVIEW SET REVISIONS BY A R C H I T E C T CHRIS SPAULDING (510) 527-5997 FAX (510) 527-5999 BERKELEY CALIFORNIA 94710 801 CAMELIA STREET SUITE E DRAWINGS PREPARED BY LOS GATOS CALIFORNIA CS/DB GUILLARDO 4-17-23
4 212 THURSTON ST AS NOTED
A PROPOSED NEW 2-STORY HOME FOR
GUILLARDO RESIDENCE 7-19-23 db 10-11-23 10-20-23 FRONT (SOUTHWEST) ELEVATION 1/4"=1'-0" 0 5 10 15 RIGHT SIDE (SOUTHEAST) ELEVATION 1/4"=1'-0"
0 5 10 15 LEFT SIDE (NORTHWEST) ELEVATION 1/4"=1'-0"
0 5 10 15
10'-0" 1ST FLOOR PLATE HT, TYPICAL ADHERED REAL STONE VENEER CREAMY LIMESTONE METAL GUARD RAIL COLOR: BLACK 9'-0" 2ND FLOOR PLATE HT,
TYPICAL, U.N.O.
10'-0" BSMT FLOOR
PLATE HT, TYPICAL 2ND FLR 393.05' 4, TYPICAL BSMT FLR 370.95' [F] 380.0' [E] GRADE, [E] 379.7' TYPICAL [F] GRADE, TYPICAL [E] 380.5' [F] 380.0' [F] 380.0' [E] 380.1' [F] 380.0' [E] 380.4' [F] 380.0' [E] 380.4' [F] 380.0' [E] 379.8' [F] 380.0' [E] 379.8' [E] 379.7' [F] 380.0' PAINTED STUCCO COLOR: 'AFTERNOON TEA' OGEE GUTTER COLOR: DARK BRONZE PAINTED ROOF BOARDS & TRIMS COLOR: DARK BRONZE 26'-3" PROPOSED MAX. HEIGHT
(FROM LOWEST [E] GRADE AROUND PERIMETER TO HIGHEST RIDGE) SOLAR PANEL LOCATION 10'-0" 1ST FLOOR PLATE HT, TYPICAL
9'-0
1 16
" 2ND FLOOR PLATE HT,
TYPICAL, U.N.O.
26'-3" PROPOSED MAX. HEIGHT
(FROM LOWEST [E] GRADE AROUND PERIMETER TO HIGHEST RIDGE) 10'-0" 1ST FLOOR
PLATE HT, TYPICAL
9'-0" 2ND FLOOR PLATE HT,
TYPICAL, U.N.O.
26'-3" PROPOSED MAX. HEIGHT
(FROM LOWEST [E] GRADE AROUND PERIMETER TO HIGHEST RIDGE) 10'-0" 1ST FLOOR PLATE HT, TYPICAL
9'-0" 2ND FLOOR PLATE HT,
TYPICAL, U.N.O.
26'-3" PROPOSED MAX. HEIGHT
(FROM LOWEST [E] GRADE AROUND PERIMETER TO HIGHEST RIDGE) HIGHEST RIDGE 405.95' 4, TYPICAL 12 4, TYPICAL 12 9'-6" FRONT
COVERED PORCH PLATE
10'-0" BSMT FLOOR
PLATE HT, TYPICAL
17'-0
3 4
"
A4 SECTION A-A 1/4"=1'-0" 0 5 10 15 SECTION B-B 1/4"=1'-0" 0 5 10 15 GREAT ROOM ENTRY COVERED PORCH THEATER / GAME ROOM MASTER BATH MASTER CLO STAIR HALL THEATER / BEDROOM 3 GAME ROOM CLO GREAT ROOMMASTER BEDROOM VAULTED CEILING STAIR HALL LIN 8'-912" (6'-8" MIN
HEADROOM REQU'D) VENTED ATTIC VENTED ATTIC 1ST FLR 382.0' 10'-0" 1ST FLOOR PLATE HT, TYPICAL
9'-0" 2ND FLOOR PLATE HT,
TYPICAL, U.N.O. 2ND FLR 393.05'
26'-3" PROPOSED MAX. HEIGHT
(FROM LOWEST [E] GRADE AROUND PERIMETER TO HIGHEST RIDGE) 10'-0" BSMT FLOOR
PLATE HT, TYPICAL BSMT FLR 370.95' STO SHEETS SHEET OF SCALE: DATE: DRAWN: JOB: PERMIT SET CONSTRUCTION SET PRELIMINARY SET PLAN CHECK SET DESIGN REVIEW SET REVISIONS BY A R C H I T E C T CHRIS SPAULDING (510) 527-5997 FAX (510) 527-5999 BERKELEY CALIFORNIA 94710 801 CAMELIA STREET SUITE E DRAWINGS PREPARED BY LOS GATOS CALIFORNIA CS/DB GUILLARDO 4-17-23 4
212 THURSTON ST AS NOTED
A PROPOSED NEW 2-STORY HOME FOR
GUILLARDO RESIDENCE 7-19-23 db 10-11-23 10-20-23 STREETSCAPE LOOKING TOWARDS PROJECT SITE 1/16"=1'-0" N SANTA CRUZ ST PROPOSED PROJECT SITE 212 THURSTON ST 210 THURSTON ST ⅊ ⅊ ⅊ ⅊ ⅊ ⅊ 533 N SANTA CRUZ AVE 214 THURSTON ST 232 THURSTON ST 228 THURSTON ST 18'-9" ±
26'-0" ±
21'-0" ±
26'-3"
15'-3" ±
18'-0" ± SITE CROSS SECTION WITH PROPERTY BEHIND AND ACROSS 1/16"=1'-0" ⅊ ⅊ ⅊ ⅊ ⅊ MONTEREY AVE 529 MONTEREY AVE 531 N SANTA CRUZ AVE 590 MONTEREY AVE 27'-0" ±
20'-0" ±
19'-0" ±
20'-0" ± PROPOSED PROJECT SITE 212 THURSTON ST ⅊ ⅊ ⅊ ⅊ ⅊ ⅊ OLIVE ST THURSTON ST 103 OLIVE ST 590 MONTEREY AVE 20'-0" ±
16'-0" ±
2'-5" HIGHEST RIDGE 405.95' 12 4, TYPICAL 12 4, TYPICAL 26'-3"
9'-6" PLATE @ FRONT
COVERED PORCH 2'-0"
GRADING AND DRAINAGE PLANS
TOWN NOTES, GENERAL NOTES, LEGEND & ABBREVIATIONS
DATE:
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
NTS
SHEET OF 1
CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: SEPT. 2016
GRADING AND DRAINAGE PLANS
212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE DATE: 06/29/23
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
PT
PT
NC
NC
SHEET OF 9
REVISED PER ROUND 1 COMMENTS 09/14/23 HV 1
REVISED PER ROUND 2 COMMENTS 10/16/23 HV 2 SCOPE OF WORK VICINITY MAP
TOWN OF LOS GATOS STANDARD GRADING NOTES
TOWN OF LOS GATOS NPDES NOTES
SHEET INDEX
212 THURSTON STREET, LOS GATOS, CA 95030
GRADING PERMIT APPLICATION NO.
ASSESSOR'S PARCEL NO. 410-15-039
GRADING AND DRAINAGE PLANS
ABBREVIATIONS
TABLE OF PROPOSED EARTHWORK QUANTITIES
LEGEND
PROJECT DATA
TABLE OF PROPOSED PERVIOUS AND IMPERVIOUS AREAS
AVERAGE SLOPE
GRADING AND DRAINAGE PLANS DATE:
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
NTS
SHEET OF 2
CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: SEPT. 2016
GRADING AND DRAINAGE PLANS
212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE DATE: 06/29/23
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
PT
PT
NC
NC
SHEET OF 9
REVISED PER ROUND 1 COMMENTS 09/14/23 HV 1
REVISED PER ROUND 2 COMMENTS 10/16/23 HV 2
BLUEPRINT FOR A CLEAR BAY
APN 410-15-038
APN 410-15-076
T H U R S T O N S T R E E T ( 4 0 ' R / W )
EX GARAGE
TO REMAIN
EX BLDG
EX BLDG
EX DWY
TO REMAIN
APN 410-15-039
LOT SIZE = 4,671±
A1 = 385 SF
A2 = 667 SF
FF = 383.5
A3 = 1,206 SF
APN 410-15-038
APN 410-15-076
T H U R S T O N S T R E E T ( 4 0 ' R / W )
EX GARAGE
TO REMAIN
EX BLDG
EX BLDG
EX DWY
TO REMAIN
APN 410-15-039
LOT SIZE = 4,671±
A1 = 385 SF
A2 = 667 SF
1ST = 382.00
LW
PORCH
LW
381.96
PORCH
381.96
B3 = 951 SF
B4 = 120 SF
B1=96 SF
B2=51 SF
B5=88 SF
B6=36 SF
BSMT = 370.95
LANDING
381.96
GRADING AND DRAINAGE PLANS
DEMOLITION PLAN & SITE PLAN
DATE:
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
NTS
SHEET OF 3
CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: SEPT. 2016
GRADING AND DRAINAGE PLANS
212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE DATE: 06/29/23
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
PT
PT
NC
NC
SHEET OF 9
REVISED PER ROUND 1 COMMENTS 09/14/23 HV 1
REVISED PER ROUND 2 COMMENTS 10/16/23 HV 2 BASIS OF BEARINGS
SITE PLAN
DEMOLITION PLAN
BASIS OF ELEVATIONS
LEGEND
APN 410-15-038
APN 410-15-076
APN 410-15-034 APN 410-15-035 APN 410-15-036
T H U R S T O N S T R E E T ( 4 0 ' R / W )
EX GARAGE
TO REMAIN
EX BLDG
EX BLDG
EX DWY
TO REMAIN
APN 410-15-039
LOT SIZE = 4,671±
1ST = 382.00
LW
PORCH
LW
381.96
PORCH
381.96
BSMT = 370.95
LANDING
381.96
GRADING AND DRAINAGE PLANS
212 THURSTON STREET
GRADING AND DRAINAGE PLAN
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE DATE: 06/29/23
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
PT
PT
NC
NC
SHEET OF 9
REVISED PER ROUND 1 COMMENTS 09/14/23 HV 1
REVISED PER ROUND 2 COMMENTS 10/16/23 HV 2 4
SECTION B-B
1ST = 382.0
BSMT = 370.95
1ST = 382.0
BSMT = 370.95
PORCH
SECTION A-A
LD
THURSTON ST
GRADING AND DRAINAGE PLANS
BUILDING CROSS SECTIONS
212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE DATE: 06/29/23
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
PT
PT
NC
NC
SHEET OF 9
REVISED PER ROUND 1 COMMENTS 09/14/23 HV 1
REVISED PER ROUND 2 COMMENTS 10/16/23 HV 2 DETAIL B - SUMP PUMP STATION SWALE TYPICAL SECTION 5 DETAIL A - BUBBLER BOX
APN 410-15-038
APN 410-15-076
APN 410-15-034 APN 410-15-035 APN 410-15-036
T H U R S T O N S T R E E T ( 4 0 ' R / W )
EX GARAGE
TO REMAIN
EX BLDG
EX BLDG
EX DWY
TO REMAIN
APN 410-15-039
LOT SIZE = 4,671±
1ST = 382.00
LW
PORCH
LW
381.96
PORCH
381.96
BSMT = 370.95
LANDING
381.96
GRADING AND DRAINAGE PLANS
UTILITY PLAN
DATE:
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
NTS
SHEET OF 6
CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: SEPT. 2016
GRADING AND DRAINAGE PLANS
212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE DATE: 06/29/23
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
PT
PT
NC
NC
SHEET OF 9
REVISED PER ROUND 1 COMMENTS 09/14/23 HV 1
REVISED PER ROUND 2 COMMENTS 10/16/23 HV 2
APN 410-15-038
APN 410-15-076
APN 410-15-034 APN 410-15-035 APN 410-15-036
T H U R S T O N S T R E E T ( 4 0 ' R / W )
EX BLDG
EX BLDG
APN 410-15-039
LOT SIZE = 4,671±
1ST = 382.00
LW
PORCH
LW
381.96
PORCH
381.96
BSMT = 370.95
LANDING
381.96
GRADING AND DRAINAGE PLANS
EROSION CONTROL PLAN
DATE:
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
NTS
SHEET OF 7
CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: SEPT. 2016
GRADING AND DRAINAGE PLANS
212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE DATE: 06/29/23
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
PT
PT
NC
NC
SHEET OF 9
REVISED PER ROUND 1 COMMENTS 09/14/23 HV 1
REVISED PER ROUND 2 COMMENTS 10/16/23 HV 2 LEGEND
GRADING AND DRAINAGE PLANS
EROSION CONTROL DETAILS
DATE:
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
NTS
SHEET OF 8
CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: SEPT. 2016
GRADING AND DRAINAGE PLANS
212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE DATE: 06/29/23
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
PT
PT
NC
NC
SHEET OF 9
REVISED PER ROUND 1 COMMENTS 09/14/23 HV 1
REVISED PER ROUND 2 COMMENTS 10/16/23 HV 2
APN 410-15-038
APN 410-15-076
APN 410-15-034 APN 410-15-035 APN 410-15-036
T H U R S T O N S T R E E T ( 4 0 ' R / W )
EX GARAGE
TO REMAIN
EX BLDG
EX BLDG
EX DWY
TO REMAIN
APN 410-15-039
LOT SIZE = 4,671±
1ST = 382.00
LW
PORCH
LW
381.96
PORCH
381.96
BSMT = 370.95
LANDING
381.96
GRADING AND DRAINAGE PLANS
CONSTRUCTION MANAGERMENT PLAN
DATE:
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
NTS
SHEET OF 9
CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: SEPT. 2016
GRADING AND DRAINAGE PLANS
212 THURSTON STREET
GRADING PERMIT APPLICATION NO.
REVISIONS BY DATE DATE: 06/29/23
SCALE:
DESIGN:
DRAWN:
CHECK:
ENGR:
PROJECT NO.:
PT
PT
NC
NC
SHEET OF 9
REVISED PER ROUND 1 COMMENTS 09/14/23 HV 1
REVISED PER ROUND 2 COMMENTS 10/16/23 HV 2