ITEM NO. 18.
Agreement will be required if planters are proposed to be located within the Town’s rightof-way. A copy of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any grading or building permits.
61. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The property owner shall enter into an agreement with the Town for all existing and proposed private improvements within the Town’s right-of-way. The Owner shall be solely responsible for maintaining the improvements in a good and safe condition at all times and shall indemnify the Town of Los Gatos. The agreement must be completed and accepted by the Director of Parks and Public Works, and subsequently recorded by the Town Clerk at the Santa Clara County Office of the Clerk-Recorder, prior to the issuance of any grading or building permits.
62. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required.
63. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). All grading work taking place with this application and related applications /projects within a two year time period are considered eligible for the grading permit process and will be counted toward the quantities used in determining grading permit requirements. After the preceding Architecture and Site Application has been approved by the respective deciding body and the appeal period has passed, the grading permit application with grading plans and associated required materials shall be submitted via email to the PPW engineer assigned to the A&S review. Plan check fees (determined after initial submittal) shall be sent to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. 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). Prior to Engineering signing off and closing out on the issued grading permit, the Owner’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department, located at 110 E. Main Street, is needed for grading within the building footprint.
64. SECURITY OF PERFORMANCE: Prior to approval of the grading permit, the applicant shall provide security for the performance of the work described and delineated on the approved grading plans, encroachment plans and or public improvement plans. The form of security shall be one (1) or a combination of the following to be determined by the Town Engineer and subject to the approval of the Town Attorney
• Bond or bonds issued by one (1) or more duly authorized corporate sureties on a form approved by the Town.
• Deposit, with the Town, money, negotiable bonds of the kind approved for securing deposits of public monies, or other instrument of credit from one (1) or more financial
ITEM NO. 18.
institutions subject to regulation by the State or Federal Government wherein such financial institution pledges funds are on deposit and guaranteed for payment.
65. DRIVEWAY: The driveway conform to existing pavement on National Avenue shall be constructed in a manner such that the existing drainage patterns will not be obstructed.
The Owner, Applicant and/or Developer shall install a Town standard residential driveway approach. The new driveway approach shall be constructed per Town Standard Plans and must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore.
66. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the Owner, Applicant and/or Developer to obtain any and all proposed or required easements and/or permissions necessary to perform the grading herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit.
67. DRAINAGE STUDY: Prior to the issuance of any grading or building permits, the following drainage studies shall be submitted to and approved by the Town Engineer: a drainage study of the project including diversions, off-site areas that drain onto and/or through the project, and justification of any diversions; a drainage study evidencing that the proposed drainage patterns will not overload the existing storm drain facilities; and detailed drainage studies indicating how the project grading, in conjunction with the drainage conveyance systems (including applicable swales, channels, street flows, catch basins, storm drains, and flood water retarding) will allow building pads to be safe from inundation from rainfall runoff which may be expected from all storms up to and including the theoretical 100-year flood.
68. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a building permit. An arborist report may be necessary. Please contact Tammy Robnett-Illges, Engineering Administrative Assistant [email protected] (408) 399-5771 for more information.
69. DEDICATIONS: The following shall be dedicated by separate instrument. The dedications shall be recorded before any grading or building permits are issued:
a. A 10-foot street right-of-way shall be dedicated in fee. b. A 5-foot Public Service Easement.
70. DEMOLITION: Within 60-days of the Development Review Committee approval action being final (i.e. after the 10-day appeal period and no requested appeals being submitted to the Town), the Property Owner shall record a Deed Restriction on each of the number (#) parcels in question which prohibits the recording of a Certificate of Compliance until one of the two (2) prerequisite actions occurs prior to the proposed recordation: 1) removal of any structures which cross lot/property lines or 2) the Property Owner successfully obtaining an Architecture & Site approval from the Town of Los Gatos for the demolition of the existing house and construction of a replacement house.
71. IMPROVEMENT AGREEMENT: The Owner, Applicant and/or Developer shall enter into an agreement to construct public improvements in accordance with Town Code Section
ITEM NO. 18.
24.40.020. The Owner, Applicant and/or Developer shall supply suitable securities for all public improvements that are part of the development in a form acceptable to the Town in the amount of 100% performance and 100% labor and materials prior to the issuance of any encroachment, grading or building permit. The Owner, Applicant and/or Developer shall provide two (2) copies of documents verifying the cost of the public improvements to the satisfaction of the Engineering Division of the Parks and Public Works Department. An electronic copy (PDF) of the executed agreement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any encroachment, grading or building permit.
72. JOINT TRENCH PLANS: Joint trench plans shall be reviewed and approved by the Town prior to recordation of a 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.
73. PUBLIC IMPROVEMENTS: The following improvements shall be installed by the Owner and/or Applicant. Plans for those improvements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of any grading or building permits or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. a. National Avenue: New curb, gutter, sidewalk, streetlights, tie-in paving, signing, striping, utility pole relocation, as required.
b. National Ave: 2” overlay from the centerline to the edge of pavement, or alternative pavement restoration measure as approved by the Town Engineer.
74. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate of Occupancy until all required improvements within the Town’s right-of-way have been completed and approved by the Town.
75. FRONTAGE IMPROVEMENTS: The Owner and/or Applicant shall be required to improve the project’s public frontage (right-of-way line to centerline and/or to limits per the direction of the Town Engineer) to current Town Standards. These improvements may include but not limited to curb, gutter, sidewalk, driveway approach(es), curb ramp(s), signs, pavement, raised pavement markers, thermoplastic pavement markings, storm drain facilities, traffic signal(s), street lighting (upgrade and/or repaint) etc. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued.
76. PARKING LOTS: Parking lots and other impervious areas shall be designed to drain stormwater runoff to vegetated drainage swales, filter strips, and/or other Low Impact Development (LID) treatment devices that can be integrated into required landscaping areas and traffic islands prior to discharge into the storm drain system and/or public rightof-way. The amount of impervious area associated with parking lots shall be minimized by utilizing design features such as providing compact car spaces, reducing stall dimensions, incorporating efficient parking lanes, using permeable pavement where feasible, and
ITEM NO. 18.
adhering to the Town’s Parking Development Standards. The use of permeable paving for parking surfaces is encouraged to reduce runoff from the site. Such paving shall meet Santa Clara County Fire Department requirements and be structurally appropriate for the location.
77. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Owner, Applicant and/or Developer is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities.
78. 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. All necessary utility trenches and related pavement cuts shall be consolidated to minimize the impacted area of the roadway.
d. The total asphalt thickness shall be a minimum of three (3) inches, meet Town standards, or shall match the existing thickness, whichever is greater. The final lift shall be 1.5-inches of one-half (½) inch medium asphalt. The initial lift(s) shall be of threequarter (¾) inch medium asphalt. e. The Contractor shall schedule a pre-paving meeting with the Town Engineering Construction Inspector the day the paving is to take place. f. A slurry seal topping may be required by the construction inspector depending their assessment of the quality of the trench paving. If required, the slurry seal shall extend the full width of the street and shall extend five (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. All pavement restorations shall be completed and approved by the Inspector before occupancy.
79. VALLEY GUTTER REPAIR: The Owner/Applicant shall repair and replace to existing Town standards any valley gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards. New valley gutter shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of valley gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued.
ITEM NO. 18.
80. BICYCLE FACILITIES: Bicycle facilities including, but may not be limited to, bike lanes and bike boxes will be provided in all directions and approaches of improved streets and intersections as directed by Town Engineer.
81. TRAFFIC STUDY: Any development of land use that generates greater traffic impacts than those assumed in the traffic study report may require an updated traffic study in accordance with the Town’s traffic impact policy. Applicant can receive proposals from vendors through the Town or submit studies from other consultants and pay for peer review. For more information please contact Mike Vroman, Senior Traffic Engineer [email protected] (408) 399-5777.
82. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of any building or grading permits, the Owner shall pay the project's proportional 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 amount based on the current resolution is $10,457.76.
83. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to the issuance of a grading or building permit, the Owner and/or Applicant or their representative shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the Owner and/or Applicant to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required.
Cover all trucks hauling soil, sand and other loose debris.
84. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any grading or building permits, the Owner and/or Applicant’s design consultant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, materials storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse locations. Please refer to the Town’s Construction Management Plan Guidelines document for additional information.
85. NPDES STORMWATER COMPLIANCE: In the event that, during the production of construction drawings for the plans approved with this application by the Town of Los Gatos, it is determined that the project will create and/or replace more than 2,500 square feet of impervious area, completion of the NPDES Stormwater Compliance Small Projects Worksheet and implementation of at least one of the six low impact development site design measures it specifies shall be completed and submitted to the Engineering Division before issuance of a grading/building permit.
86. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures,
ITEM NO. 18.
to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations.
87. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications:
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust-free. • All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site.
• All haul trucks transporting soil, sand, debris, or other loose material off-site shall be covered.
• As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes.
• All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out control device is also recommended to minimize mud and dirt-track-out onto adjacent public roads.
• All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. • All driveways and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
• Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty-eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367). • All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour.
• Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established.
88. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. On-site drainage systems for all projects shall include one of the
ITEM NO. 18.
alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If stormwater treatment facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and/or right-of-way. Alternatively, the facility(ies) may be located with an offset between 5 and 10 feet from the adjacent property and/or right-of-way line(s) if the responsible engineer in charge provides a stamped and signed letter that addresses infiltration and states how facilities, improvements and infrastructure within the Town’s right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will not be adversely affected. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
89. GENERAL REVIEW: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits.
90. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet CS) Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.12 whichever is the more restrictive and Sections 903.2.14 through 903.2.21. For the purposes of this section, firewalls and fire barriers used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. 1. An automatic sprinkler system shall be provided throughout all new buildings and structures, other than Group R occupancies, except as follows: a. Buildings and structures not located in any Wildland-Urban Interface and not exceeding 1,200 square feet of fire area. b. Buildings and structures located in any Wildland-Urban Interface Fire Area and not exceeding 500 square feet of fire area. c. Group S-2 or U occupancies, including photovoltaic support structures, used exclusively for vehicle parking which meet all of the following: i. Noncombustible construction. ii. Maximum 5,000 square feet in building area. iii. Structure is open on not less than three (3) sides nor 75% of structure perimeter. iv. Minimum of 10 feet separation from existing buildings, or similar structures, unless area is separated by fire walls complying.
91. 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
ITEM NO. 18.
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.
92. 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.
93. 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.
94. FIRE APPARATUS (ENGINE)ACCESS DRIVEWAY REQUIRED: An access driveway shall be provided having an all-weather surface of either asphalt, concrete or other engineered surface capable of supporting 75,000 pounds and approved by a civil engineer. It shall have a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum turning radius of 40 feet outside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1.
95. This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6]
ITEM NO. 18.
SCOPE OF WORK
LOT SIZE AND DRIVEWAY:
FEET DESIGNATED FOR THE PROPOSED DRIVEWAY TO ACCOMMODATE ENTRANCES FOR BOTH PROPERTIES.
MAIN STRUCTURE: THE MAIN STRUCTURE WILL BE A TWO-FLOOR SINGLE-FAMILY RESIDENCE. THE FIRST FLOOR WILL HAVE 1, SQUARE FEET OF LIVING SPACE AND A GARAGE TOTALING 901 SQUARE FEET. THE SECOND FLOOR WILL HAVE THREE BEDROOMS AND THREE FULL BATHROOMS,
INCLUDING A MASTER BEDROOM SUITE
BASEMENT AND JADU: THE MAIN STRUCTURE WILL HAVE A BASEMENT BELOW GRADE AND AN ATTACHED JUNIOR ACCESSORY DWELLING UNIT (JADU) OF 500 SQUARE FEET NOT PART OF THIS (RBC). THE BASEMENT WILL ALSO INCLUDE A CELLAR OF 1, SQUARE FEET FOR WINE, DRY FOOD, AND GENERAL STORAGE.
DETACHED ADU: UNDER A SEPARATE PERMIT NOT INCLUDED IN THIS SUBMITTAL, A DETACHED ACCESSORY DWELLING UNIT (ADU) WILL BE PROPOSED. THE ADU WILL MEET THE TREE PRESERVATION AND REPLACEMENT: SIX TREES IDENTIFIED IN THE ARBORIST REPORT WILL
BE REPLACED, AND THE OWNER WILL FOLLOW REPLACEMENT REQUIREMENTS MANDATED BY CITY ORDINANCES.
VACANT
LOT IS APPROXIMATELY 13,209 SQUARE FEET, WITH 2,480 SQUARE 722
APPLICATION ), WITH WINDOWS MEETING ALL REQUIREMENTS FROM THE RESIDENTIAL BUILDING CODE 200 AND WILL HAVE A TOTAL AREA OF 900 SQUARE FEET.
OVERALL, THE SCOPE OF WORK INCLUDES
FAMILY RESIDENCE WITH A BASEMENT AND JADU, PRESERVATION AND REPLACEMENT OF TREES (UNDER SEPERATE PERMIT), GRADING, CONSTRUCTION OF A SINGLETHE PROJECT MEETS' SETBACKS, LOT COVERAGE, HEIGHT, PARKING AND IS LESS THAN THE MAXIMUM ALLOWABLE FAR AND SQUARE FOOTAGE ALLOWED BY TOWN CODE FOR A R1:8 ZONED PARCEL.
TOWN
CODE
LIVING SPACE
ON THE SECOND FLOOR WILL BE 1, SQUARE FEET. THE TOTAL FLOOR AREA 518 RATIO (FAR) WILL BE 3, SQUARE FEET, 240
EXHIBIT 4
ITEM NO. 18.
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ITEM NO. 18.
24.08.28 Jose Rama 15919 Village Way Morgan Hill, Ca. 95037 [email protected] 408.843.8067 Property Owner Vyankatesh and Rammy Muddada 15411 National Ave. Los Gatos, Ca.
Subject: Justification for Project Adherence to Zoning Regulations and Residential Design Guidelines I am writing to provide a comprehensive justification for the design aspects of 15411 National Ave. as it pertains to the zoning regulations and residential design guidelines of our neighborhood. The proposed structure has been meticulously designed to comply with the prescribed Floor Area Ratio formula, that is, as established by Los Gatos Residential Design Guidelines, on sheet 12.
The structure is designed to meet the allowable formula for building size in conjunction with the design guidelines. We are pleased to report that our design is under the allowable limit by 23 sq. ft.
FAR calculation of .304 was derived from neighboring houses, predominantly over 20 years old, with some even older than 50 years and having diverse styles. However, there are a few outliers in the neighborhood, notably a 2-story building constructed in 2017 (15461 National Avenue) with an FAR of .37, which exceeds the city's FAR limit of .35. Additionally, there's a large hospital building (Mission Oaks Medical Plaza, 15400 National Ave) nearby that also contributes significantly to the area.
Considering the context you've provided, it appears that the neighborhood isn't uniform in terms of building age, style, or size. The presence of both older and newer structures with varying FARs can make it challenging to establish a standard or benchmark for comparison.
Furthermore, the use of National Avenue for commercial purposes, hosting multiple multi-story buildings, adds another layer of complexity to the neighborhood's composition. The commercial nature of this area might further impact the comparison of FARs, especially when assessing residential properties.
a. Justification for Largest House in the Immediate Neighborhood:
We understand the significance of conforming to the Residential Design Guidelines while addressing the project's unique requirements. The lot is on the rear side of the property that was divided as a flag lot.
The following points elucidate the justification for the size of the house:
The unique positioning of our lot, situated on the rear side and designated as a flag lot, necessitates considerations in conforming to the F.A.R. requirement in comparison to neighboring properties. Our adherence to the Residential Design Guidelines remains paramount, and the following elucidates the justification for the size of the proposed house:
EXHIBIT 5
ITEM NO. 18.
Compliance with F.A.R.: While the design marginally doesn’t exceed the stipulated F.A.R. it remains within reasonable limits and is a result of conscientious planning to accommodate the needs of our multi-generational household without compromising the neighborhood's integrity.
Flag Lot Dynamics: The unique configuration of our flag lot presents distinctive challenges and opportunities in adhering to zoning regulations while ensuring that the proposed structure harmonizes with the immediate surroundings.
Residential Design Guidelines: Our design integrates architectural elements that contribute positively to the visual appeal and uniqueness of the area, aligning with the overarching aim of the Residential Design Guidelines.
Family Needs: The expanded size of the house is necessitated by the specific requirements of our family structure, including multi-generational living arrangements that demand additional space for comfort and functionality.
Architectural Design: The design incorporates innovative architectural elements that enrich the character of the neighborhood, aligning with the guidelines while contributing positively to the visual appeal and uniqueness of the area.
Privacy: To ensure privacy between adjacent properties, the design incorporates several elements:
1. Fencing: Installing high-quality fences or walls to create a physical barrier.
2. Landscaping: Using trees, shrubs, and hedges to create natural screens.
3. Window: Will use opaque glass for the second-floor windows by incorporate first two divider panels.
4. Setbacks: Ensuring sufficient distance between structures and property lines.
These elements collectively enhance privacy while maintaining the aesthetic harmony of the neighborhood.
b. Justification for Largest Garage in the Immediate Neighborhood:
The design for 15411 National Ave. includes a larger garage, compliant with city regulations allowing for a maximum of 901 sq. ft., as specified on the cover sheet. The reasons supporting this decision are as follows:
Functional Necessity: The larger garage is essential to accommodate multiple vehicles, including recreational and utility vehicles, aligning with the needs of our household, and ensuring adequate storage space.
Aesthetic Integration: The design integrates the garage seamlessly into the overall architectural concept, maintaining aesthetic harmony with the house and neighborhood.
Sustainability Measures: The larger garage will include eco-friendly features such as battery solar panels and other systems, contributing to the neighborhood's sustainability goals and aligning with green initiatives.
ITEM NO. 18.
Safety and Security: Enhanced security measures within the larger garage will ensure the safety of stored items and vehicles, thereby contributing to the overall safety of the neighborhood.
We recognize the significance of conforming to zoning regulations and residential design guidelines while addressing the specific attributes of our property. Our aim remains to create a residence that not only meets our family's needs but also contributes positively to the character and aesthetics of the neighborhood.
Should you require further clarification or additional information regarding our design approach and its adherence to regulations, we would be more than willing to provide it.
Sincerely,
Jose Rama
ITEM NO. 18.
We have collaborated closely with our planning team to address each critical requirement outlined in the town’s guidelines. This partnership has enabled us to design a project that fully meets the town's standards, from lot coverage and building height to setback and landscaping specifications.
Given the unique challenges of the flag lot configuration, we have carefully crafted a design that addresses access, privacy, and spatial constraints, ensuring full compliance with town code guidelines. Our approach balances functionality and aesthetic appeal, enhancing both the character and usability of the space, and contributing positively to the community. Through detailed planning and a commitment to quality, our design integrates seamlessly with the surrounding environment and meets all technical requirements.
Our design considers the following key areas to meet town standards:
1. Access and Driveway Requirements
• We’ve incorporated a driveway that meets the town’s width and length specifications, ensuring safe and convenient access to the main portion of the lot while minimizing impact on neighboring properties.
2. Setback and Privacy Considerations
• Despite the limited lot shape, we’ve maintained all required setbacks, which helps to maximize privacy for both this lot and adjacent properties. The positioning of windows and landscaping further enhances privacy while adhering to the code.
• We have met all side, front, and rear setback requirements, ensuring that the building has the proper spacing from property lines and neighboring structures. This compliance fosters adequate spacing, privacy, and safety.
3. Building Orientation and Lot Coverage
• The building orientation has been carefully planned to optimize light and airflow while staying within the maximum allowable lot coverage. This layout provides an efficient use of space while maintaining open areas as required.
4. Height and Massing Compliance
• The design meets the town’s height restriction, ensuring the building is in harmony with the scale of surrounding properties and does not overpower the narrow lot.
• The building height does not exceed 30 feet from grade, adhering to the town’s height restriction. This maintains compatibility with the surrounding neighborhood structures and prevents visual obstruction.
5. Landscape, Buffer Zones and Open Spcae
• Landscaping and buffer zones have been integrated to enhance aesthetics and maintain neighborhood character, meeting the town’s design guidelines and environmental considerations. • Landscaped areas and open spaces, creating a balance between natural and built environments that enhances the visual appeal and ecological function of the site.
6. Lot Coverage
• Our design respects the town's maximum lot coverage limit, ensuring the total built area remains well within the allowed percentage, which maintains the balance of built and open space as per the town’s standards.
7. Floor Area Ratio (FAR)
• The design is under the allowable FAR by 100 square feet, following the density formula prescribed by the town.
This compliance ensures that our building mass is appropriate for the area and aligns with density limitations.
8. Architectural Design Guidelines
• The exterior design aligns with the town’s architectural guidelines, incorporating approved materials, color schemes, facade treatments, and window configurations. Our design choices support the town’s aesthetic goals and enhance neighborhood cohesion.
9. Stormwater Management
• Stormwater systems are designed according to town specifications, including provisions for adequate drainage to prevent runoff and manage water flow effectively on-site.
10. Energy and Sustainability Standards
• The building is designed to meet or exceed the town’s energy efficiency requirements, incorporating sustainable materials and systems to reduce environmental impact and support town sustainability goals.
11. Light Restrictions
ITEM NO. 18.
• We have included measures to meet town standards for lighting control, ensuring minimal impact on surrounding properties and a comfortable environment for residents By thoughtfully addressing these elements, our design effectively overcomes the challenges of the flag lot and ensures compliance with town codes and guidelines.
ITEM NO. 18.
This Page
Intentionally
Left Blank
ITEM NO. 18.
15415 National Avenue - Site Photos – 08-27-24
EXHIBIT 6
ITEM NO. 18.
This Page
Intentionally
Left Blank
ITEM NO. 18.
October 13, 2023
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 15411 National Avenue
Dear Erin:
I reviewed the drawings and evaluated the neighborhood context. My comments and recommendations on the design are as follows:
NEIGHBORHOOD CONTEXT
The site is located in an mixed use neighborhood with mostly one story traditional homes on the west side of National Avenue and taller office structures and parking lots on the east side. Photos of the site and its surrounding neighborhood are shown on the following page.
EXHIBIT 7
ITEM NO. 18.
15411 National Avenue
Design Review Comments
October 13, 2023 Page 2
THE SITE Office building across National Avenue
House immediately to the left House immediately to the right
ITEM NO. 18.
15411 National Avenue
Design Review Comments
October 13, 2023 Page 3
PROPOSED PROJECT
Proposed Front Elevation
Proposed Rear Elevation
Proposed Right Side Elevation
Proposed Left Side Elevation
ITEM NO. 18.
15411 National Avenue
Design Review Comments
October 13, 2023 Page 4
ISSUES AND CONCERNS
The immediate neighborhood contains a predominance of one story homes designed in traditional styles.
These homes are modest in scale and mass and have simple roof forms. The proposed house appears to emulate a traditional Mediterranean home style but is designed in a much more generic design style with a lack of consistency in its design treatment. This would appear to not be consistent with the Town’s Residential Design Guidelines 3.2.1 and 3.2.2.
3.2.1 Select an architectural style with sensitivity to the surrounding neighborhood
3.2.2 Design for architectural integrity
• Building massing, roof pitches, materials, window types and proportions, design features (e.g., roof dormers), and other architectural features should be consistent with the traditions of the selected style
Some specific issues include the following:
1. The tall home entry is not the norm of the immediate neighborhood and would not be consistent with Residential Design Guideline 3.6.3.
3.6.3 Design entries with sensitivity to the surrounding neighborhood • Avoid large and formal entries unless that is the norm for nearby houses. It is often best to start the design consideration with an entry type (e.g., projecting or under eave porch) that is similar to nearby homes.
2. The proposed metal roofing would not be consistent with the proposed architectural style and Residential Design Guideline 3.6.3.
3. The faux balcony detail on the front facade is weak for a home of this style and mass.
ITEM NO. 18.
15411 National Avenue
Design Review Comments
October 13, 2023 Page 5
3. The forms and wood siding on the second story bay windows on the side elevations would not be consistent with the architectural style
3.5.4 Design dormers with attention to the architectural style and the neighborhood
4. The two story wall on the left side facade lacks articulation and would not be consistent with Residential Design Guidelines 3.3.3.
3.3.3 Provide visual relief for two story walls
Some techniques include:
• Belly bands (see photo below left)
• Pop outs and bay windows
• Material and color changes
• Chimneys
• Wide overhangs with projecting brackets
• Juliet balconies
• Window boxes and pot shelves
• Landscaped trellises and lattices
5.The failure to carry the building base around on all four facades would not be consistent with Residential Design Guidelines 3.2.2.
3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house.
Avoid side and rear elevations that are markedly different from the front elevation.
ITEM NO. 18.
15411 National Avenue
Design Review Comments
October 13, 2023 Page 6
6. The stair entry to the second floor on the right side elevation is very much out of character with the proposed architectural style and size, and it is poorly integrated into the overall design.
7. The large second floor deck probably does not
pose a privacy intrusion impact on nearby
properties at present, but could in the future if
the large adjacent property were to be developed in a similar manner with a home at the rear of the property.
ITEM NO. 18.
15411 National Avenue
Design Review Comments
October 13, 2023 Page 7
RECOMMENDATIONS
The following recommendations are intended to simplify the design and bring it into a greater compliance with the Town’s Residential Design Guidelines.
1. Provide an under-the-eave entry in lieu of the proposed stone tower.
2. Match the lower first floor roofing to the shingles on the main roof.
3. Add a projecting balcony at the second floor on the front elevation.
4. Extend the main roof form over the bay windows on the side elevations and use stucco in lieu of the proposed wood siding.
5. Provide projecting trim at the second floor line around all sides of the home.
6. Provide a projecting stucco base around on all facades.
7. Integrate the stair on the right side elevation into the main building form.
ITEM NO. 18.
15411 National Avenue
Design Review Comments
October 13, 2023 Page 8
8. Provide a visual screen on the deck side nearest the adjacent property line - some photo examples are shown below.
Erin, please let me know if you have any questions or if there are any issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
ITEM NO. 18.
15411 NATIONAL AVENUE
RESPONSE TO TOWN’S CONSULTING ARCHITECT’S REPORT RECOMMENDATIONS
1. Provide an under-the-eave entry in lieu of the proposed stone tower.
REVISED THE ENTRY WAY FROM LARGE TOWER TO SMALLER STONE ENTRY WAY -
INVESTIGATED MULTIPLE HOMES IN THE SURROUNDING THAT HAVE BEEN
APPROVED BY THE ARCHITECTURAL BOARD, THAT HAVE A STONE TOWER AS AN
ENTRY WAY, HAVE PROVIDED PICTURES AND ADDRESS FOR REFERENCE BELOW
2. Match the lower first floor roofing to the shingles on the main roof.
LOWER FIRST FLOOR ROOFING REVISED TO MATCH THE SINGLES ON THE MAIN ROOF.
3. Add a projecting balcony at the second floor on the front elevation.
REVISED FRONT ELEVATION BY REMOVING THE JADU FROM THE SECOND FLOOR
OVER THE GARAGE, REDUCING THE BULKY DESIGN AND REDESIGNED THE ROOF LINE TO ACCOMMODATE A SMOOTHER TRANSITION.
ORIGINAL FRONT ELEVATION. REVISED FRONT ELEVATION.
4. Extend the main roof form over the bay windows on the side elevations and use stucco in lieu of the
proposed wood siding.
REVISED NORTH ELEVATION BY RELOCATING THE JADU TO THE BASEMENT LEVEL
THAT ALSO REDUCES THE MASSING AND BLENDS THE JADU ENTRANCE WITH THE FAÇADE. EXTENDED MAIN ROOF FORM OVER BAY WINDOWS ON SIDE ELEVATIONS AND USE STUCCO IN LIEU OF THE PROPOSED WOOD SIDING. REVISED THE ROOF LINE TO ACCOMMODATE THE EXTENSION OF THE BAY WINDOWS AT ALL LOCATIONS.
5. Provide projecting trim at the second-floor line around all sides of the home.
INVESTIGATED MULTIPLE HOMES IN THE SURROUNDING THAT HAVE BEEN APPROVED
BY THE ARCHITECTURAL BOARD, THAT DO NOT HAVE A BELLY BAND TRIM AT THE
BREAK OF THE FIRST AND SECOND FLOORS AND ALSO THE FRONT ENTRANCE DESIGN. HAVE PROVIDED PICTURES AND ADDRESS FOR REFERENCE BELOW.
EXHIBIT 8 Page 760
ITEM NO. 18.
6. Provide a projecting stucco base around on all facades.
REVISED THE BASE TO PROJECT FROM WALL WITH A WAINSCOT PROFILE.
7. Integrate the stair on the right-side elevation into the main building form.
Stairs removed.
ORIGINAL NORTH SIDE ELEVATION. REVISED NORTH SIDE ELEVATION.
8. Provide a visual screen on the deck side nearest the adjacent property line.
SECOND STORY DECK REMOVED TO ADDRESS PRIVACY.
ORIGINAL SOUTH SIDE ELEVATION. REVISED SOUTH SIDE ELEVATION.
ORIGINAL REAR ELEVATION. REVISED REAR ELEVATION.
ITEM NO. 18.
Tree Inventory, Assessment,
and
Protection Report
15411 National Avenue
Los Gatos, CA 95032
Prepared for:
Town of Los Gatos
October 22, 2023
Prepared By:
EXHIBIT 9 Page 762
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Table of Content
Summary ...............................................................................................................1 Introduction...........................................................................................................1 Background ............................................................................................................1 Assignment.............................................................................................................1 Limits of the assignment ........................................................................................1 Purpose and use of the report................................................................................2 Observations.........................................................................................................2 Tree Inventory .........................................................................................................2 Analysis .................................................................................................................4 Discussion.............................................................................................................5 Condition Rating.....................................................................................................5 Expected Impact Level...........................................................................................6 Mitigation for Removals..........................................................................................7 Tree Protection .......................................................................................................8 Conclusion ............................................................................................................9 Recommendations .............................................................................................10 Bibliography ........................................................................................................11 Glossary of Terms...............................................................................................12 Appendix A: Tree Inventory Map and Site Plan................................................14 A1: Existing Site Plan and Tree Locations ............................................................14 A2: Propose Site Plan and Tree Protection Configuration....................................15 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected]
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Appendix B: Tree Inventory and Assessment Tables ......................................16 Appendix C: Photographs..................................................................................17 C1: Trees #61, #62, #65, #66, #67, #68................................................................17 C2: Coast live oak #72 .........................................................................................18 C3: Peppers #69, #70, and #71............................................................................19 C4: Sweetgums #63 and #64 ...............................................................................20 Appendix D: Tree Protection Guidelines...........................................................21 D1: Plan Sheet Detail S-X (Type I) ........................................................................21 D2: Plan Sheet Detail S-Y (Type III) ......................................................................22 D3: Section 29.10.1005. - Protection of Trees During Construction ....................23 Tree Protection Zones and Fence Specifications.................................................23 All persons, shall comply with the following precautions.....................................24 Prohibited Activities..............................................................................................24 Monitoring ............................................................................................................25 Root Pruning.........................................................................................................25 Boring or Tunneling...............................................................................................25 Tree Pruning and Removal Operations.................................................................25 Appendix E: Tree Protection Signs....................................................................26 E1: English............................................................................................................26 E2: Spanish...........................................................................................................27 Qualifications, Assumptions, and Limiting Conditions...................................28 Certification of Performance.............................................................................29 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected]
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Summary
The applicant is requesting approval to construct a new singlefamily residence on a vacant property zoned R-1:8. APN 424-12-140. Categorically exempt pursuant to CEQA
guidelines section 15303: new construction.
The inventory contains twelve (12) trees comprised of seven (7) different species. There is one Large Protected coast live oak (Quercus agrifolia) #72, none are Exempt fruit trees or species listed in 29.10.0970 subsection (2) and there are no Street Trees.
Five trees are in good condition, two fair, two poor, and three very poor including mulberries (Morus alba) #61, #62, and pepper (Schinus molle) #71.
Four trees will be highly impacted, one moderate, and seven not affected. The applicant will be required to replace four protected trees.
There were twelve trees (12) protected trees appraised for a rounded depreciated value of $120,330.00.
Two trees need access to assess on the adjacent property. There should be an attempt to retain deodar cedar (Cedrus deodara) #67 by modifying the alignment of the walkway and the joint trench.
Introduction
Background
The Town of Los Gatos asked me to assess the site, trees, and proposed footprint plan, and to provide a report with my findings and recommendations to help satisfy planning
requirements.
Assignment
• Provide an arborist’s report including an assessment of the trees within the project area and on the adjacent sites. The assessment is to include the species, size (trunk diameter), condition (health, structure, and form), and suitability for preservation ratings. Affix number tags on the trees for reference on site and on plans.
• Provide tree protection specifications, guidelines, and impact ratings for those affected by the project.
• Provide appraised values using the Trunk Formula Technique.
Limits of the assignment
• The information in this report is limited to the condition of the trees during my inspection on October 20, 2023. No tree risk assessments were performed.
• Tree heights and canopy diameters are estimates.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 1 of 29
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
• The plans reviewed for this assignment were as follows (Table 1) Purpose and use of the report
The report is intended to identify all the trees within the plan area that could be affected by a project. The report is to be used by the Town of Los Gatos and the property owners as a
reference for existing tree conditions to help satisfy planning requirements.
Observations
Tree Inventory
The inventory consists of trees protected by the Town of Los Gatos located on site and those in close proximity on
neighboring properties. Sec. 29.10.0960. - Scope of protected trees. All trees which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk, when removal relates to any review for which zoning approval or subdivision approval is required. (Appendix A and B). Los Gatos Town Ordinance 29.10.0970 Exceptions (1) states the following: “A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference).
Table 1: Plans Reviewed Checklist
Plan Date Sheet Reviewed Source
Existing Site
Topographic
2023 TM2 Yes JER Group
Proposed Site
Plan
2023 A1.0 Yes JER Group
Erosion
Control
No
Grading and
Drainage
No
Utility Plan
and Hook-up
locations
No
Exterior
Elevations
No
Landscape
Plan
No
Irrigation Plan No
T-1 Tree
Protection
Plan
No
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 2 of 29
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
The inventory contains twelve (12) trees comprised of seven (7) different species (Chart 1). There is one Large Protected coast live 1 oak #72, none are Exempt fruit trees or species listed in 29.10.0970 subsection (2) and there are no Street Trees . There are 2 3 potentially two more coast live oaks that were inaccessible to the south of the site.
Large protected tree means any oak (Quercus spp.), California buckeye (Aesculus californica), or Pacific madrone (Arbutus menziesii) which has a 24-inch or 1 greater diameter (75-inch circumference); or any other species of tree with a 48-inch or greater diameter (150-inch circumference).
A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference). Species listed in 29.10.0970 subsection (2). 2 Street tree means a tree in a public place, or along or within a public street or right-of-way. 3 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 3 of 29
Quantity
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Analysis
Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 10th Edition, 2019 (CLTA) along with Western Chapter International Society of Arboriculture Species Classification and Group Assignment, 2004. The trees were appraised using the “Cost Approach” and more specifically the “Trunk Formula Technique” (Appendix B). “Trunk Formula Technique” is calculated as follows: Basic Tree Cost = (Unit tree cost x Appraised trunk area), Appraised Value = (Basic tree cost X functional Limitations (percentage) X Condition (percentage) X External Limitations (percentage)).
The trunk formula valuations are based on four tree factors; size (trunk cross sectional area), condition, functional limitations, and external limitations. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and unit tree cost. Unit tree cost is calculated by dividing the nursery wholesale cost of a 24 inch box specimen and its replacement size (cost per square inch trunk caliper) which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The cost of the 24 inch box wholesale specimen was determined through personal communications with BrightView and Normans nurseries in Farmington and Central Wholesale in San Jose for an average of $214.00.
The second part is to depreciate the tree’s Basic Cost through an assessment of condition, functional limitations, and external limitations. The condition assessment guidelines and percentages are defined in the “Condition Rating” section of this report.
Functional limitations are based on factors associated with the tree’s interaction to its planting site that would affect condition, limit development, or reduce the utility in the future and include genetics, placement, and site conditions for the individual tree. External limitations are outside the property, out of control of the owner and also affect condition, limit development, or reduce the utility in the future (i.e power lines, municipal restrictions, drought adaptations, or species susceptibility to pests).
There were twelve trees (12) protected trees appraised for a rounded depreciated value of $120,330.00.
Appraisal worksheets are available upon request.
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ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Discussion
Condition Rating
A tree’s condition is a determination of its overall health, structure, and form. The assessment considered all three criteria for a combined condition rating.
• 100% - Exceptional = Good health and structure with
significant size, location or quality.
• 61-80% - Good = Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site.
• 41-60 % - Fair = Reduced vigor, damage, dieback, or pest problems, at least one significant structural problem or multiple moderate defects requiring treatment. Major
asymmetry or deviation from the species normal habit,
function and aesthetics compromised.
• 21-40% - Poor = Unhealthy and declining appearance with poor vigor, abnormal foliar color, size or density with potential irreversible decline. One serious structural defect or multiple significant defects that cannot be corrected and failure may occur at any time. Significant asymmetry and compromised aesthetics and intended use.
• 6-20% - Very Poor = Poor vigor and dying with little foliage in irreversible decline. Severe defects with the likelihood of failure being probable or imminent. Aesthetically poor with little or no function in the landscape.
• 0-5% - Dead/Unstable = Dead or imminently ready to fail.
Five trees are in good condition, two fair, two poor, and three very poor including mulberries #61, #62, and pepper #71 (Chart 2).
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 5 of 29
Quantity
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Expected Impact Level
Impact level defines how a tree may be affected by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating:
• Low = The construction activity will have little influence on the tree.
• Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems.
• High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope.
Based on the plans and the tree conditions mulberries #61 and #62, and pepper #71 should be removed and replaced
regardless.
The most significant tree indicated for removal is deodar cedar #67. Deodar cedar #67 is proposed for removal to
accommodate improvements along the road frontage including the extension of the footpath and a joint trench. In this instance it would appear public works is requiring the removal of this tree somewhat unrelated to the proposed plan by the applicant.
There are at least two coast live oaks along the south side of the property which could be on the adjacent site or on the property line. However, I could not assess these trees because the only access is through the adjacent property, which I do not have permission to enter. It would appear based on the existing building locations and infrastructure the proposed plan could go forward without further damaging these trees because the new structures are actually farther away.
Coast live oak #72 is large and near the proposed ADU. The plans do not actually provide enough detail to determine what the impacts could be, including exact location and foundation design.
Four trees will be highly impacted, one moderate, and seven not affected.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 6 of 29
Quantity
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Mitigation for Removals
The table below indicates the recommended replacement values (Table 2). The applicant will be required to replace four protected trees. Alternatively it may be possible to create an approved landscape plan or provide an in-lieu payment. The landscape plan does not indicate any replacement trees. 1 To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size.
2 Often, it is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of both the Tree Canopy Replacement
Standard and in-lieu payment in an amount set forth by Town Council resolution paid to the Town Tree Replacement Fund.
3 Single Family Residential Replacement Option is available for developed single family residential lots under 10,000 square feet that are not subject to the Town’s Hillside Development Standards and Guidelines. All 15-gallon trees must be planted on-site. Any in-lieu fees for single family residential shall be based on 24” box tree rates as adopted by Town Council. 4 Replacement Trees shall be approved by the Town Arborist and shall be of a species suited to the available planting location, proximity to structures, overhead clearances, soil type, compatibility with surrounding canopy and other relevant factors. Replacement with native species shall be strongly encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and
Guidelines Appendix A and Section 29.10.0987 Special
Provisions—Hillsides.
Table 2: Town of Los Gatos Tree Canopy - Replacement
Standard
Canopy Size of
Removed Tree (1)
Replacement
Requirement (2)(4)
Single Family
Residential
Replacement
Option (3)(4)
10 feet or less Two 24 inch box
trees
Two 15 gallon
trees
More than 10 feet to 25
feet
Three 24 inch box
trees
Three 15 gallon
trees
More than 25 feet to 40
feet
Four 24 inch box
trees or two 36 inch
box trees
Four 15 gallon
trees
More than 40 feet to 55
feet
Six 24 inch box
trees; or three 36
inch box trees
Not available
Greater than 55 feet Ten 24 inch box
trees; or five 36 inch
box trees
Not available
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 7 of 29
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Tree Protection
Typically there are three different tree protection schemes which are called Type I (Appendix D1), Type II and Type III (Appendix D2) trunk protection only. The tree protection zone (TPZ) is the defined area in which certain activities are prohibited to minimize potential injury to the tree and should encompass the critical root zone. There are two tree protection zones determined which include the “calculated” and “specified” tree protection zones. The “calculated” tree protection zone is determined by a multiplication factor based on species tolerance, tree age/vigor/health, and trunk diameter (Table 3). The “specified” tree protection zone is adjusted in size and shape to accommodate the existing infrastructure, planned construction, and specific site constraints. This “specified” zone includes tree canopy conformation, visible root orientation, size, condition, maturity, and species tolerances (Gilpin, R, Hauer, R, Matheny, N, and Smiley, E.T. 2023).
Tree protection will consist primarily of protection around the coast live oak #72 because there is already fence around deodar cedar #68. Once plans indicated building and infrastructure proximities more clearly a better specified tree protection plan can be developed.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 8 of 29
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Conclusion
The applicant is requesting approval to construct a new single-family residence on a vacant property zoned R-1:8. APN 424-12-140.
Categorically exempt pursuant to CEQA guidelines section 15303: new construction.
The inventory contains twelve (12) trees comprised of seven (7) different species. There is one Large Protected coast live oak #72, none are Exempt fruit trees or species listed in 29.10.0970 subsection (2) and there are no Street Trees. There are potentially two more coast live oaks that were inaccessible to the south of the site.
Five trees are in good condition, two fair, two poor, and three very poor including mulberries #61, #62, and pepper #71.
Based on the plans and the tree conditions mulberries #61 and #62, and pepper #71 should be removed and replaced regardless. The most significant tree indicated for removal is deodar cedar #67. Deodar cedar #67 is proposed for removal to accommodate improvements along the road frontage including the extension of the footpath and a joint trench. In this instance it would appear public works is requiring the removal of this tree somewhat unrelated to the proposed plan by the applicant.
There are at least two coast live oaks along the south side of the property which could be on the adjacent site or on the property line.
However, I could not assess these trees because the only access is through the adjacent property, which I do not have permission to enter. It would appear based on the existing building locations and infrastructure the proposed plan could go forward without further damaging these trees because the new structures are actually farther away.
Coast live oak #72 is large and near the proposed ADU. The plans do not actually provide enough detail to determine what the impacts could be, including exact location and foundation design.
Four trees will be highly impacted, one moderate, and seven not affected. The applicant will be required to replace four protected trees.
There were twelve trees (12) protected trees appraised for a rounded depreciated value of $120,330.00.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 9 of 29
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Recommendations
1. Place tree numbers on all the plans including the Grading and Drainage plans. Make sure the plans and tree removals are consistent between the plan sets. Provide access to trees not assessed through the property on the south side.
2. Re-review plans once greater detail is provided. Consider realigning or reconfiguring the walkway and joint trench to preserve deodar cedar #67.
3. Place 4-6 inches of mulch inside the tree protection zone. Install temporary irrigation or soaker hoses in the TPZ. Monitor watering times or amounts to ensure adequate soil saturation. (A 5/8” soaker hose requires about 200 minutes to deliver one inch of water to a garden. This number is affected by the length of the hose and the overall rate of flow from the faucet. A good rule of thumb is to expect about ½ GPM as a standard faucet flow rate.). Infrequent deeper watering is preferred.
4. All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. All maintenance is to be performed according to ISA Best Management Practices.
5. Refer to Appendix D for general tree protection guidelines including recommendations for arborist assistance while working under trees, trenching, or excavation within a trees drip line or designated TPZ/CRZ.
6. Place all the tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Create a separate plan sheet that includes all three protection measures labeled “T-1 Tree Protection Plan.”
7. Provide a copy of this report to all contractors and project managers, including the architect, civil engineer, and landscape designer or architect. It is the responsibility of the owner to ensure all parties are familiar with this document. Arrange a pre-construction meeting with the project arborist or landscape architect to verify tree protection is in place, with the correct materials, and at the proper distances.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 10 of 29
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Bibliography
American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management : Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction)(Part 5). Londonderry, NH:
Secretariat, Tree Care Industry Association, 2019. Print.
Gilpin, R, Hauer, R, Matheny, N, and Smiley, E.T. Managing trees during construction, Third edition. Champaign, IL: International Society of Arboriculture, 2023.
ISA. Guide For Plant Appraisal 9th Edition. Savoy, IL: International Society of Arboriculture, 2000. Print.
ISA. Guide For Plant Appraisal 10th Edition. Savoy, IL: International Society of Arboriculture, 2018. Print.
ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. Western Chapter ISA Matheny, Nelda P., Clark, James R. Trees and development: A technical guide to preservation of trees during land development.
Bedminster, PA: International Society of Arboriculture 1998.
Smiley, E, Matheny, N, Lilly, S, ISA. Best Management Practices: Tree Risk Assessment: International Society of Arboriculture, 2017.
Print
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 11 of 29
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Glossary of Terms
calculated tree protection zone: A TPZ calculated using the trunk diameter and a multiplication factor based on species tolerance to construction and tree age. It is often plotted on a plan as a circle or other arbitrary shape and can be used as a guide for establishing the specified TPZ.
critical root zone: a conceptual soil area containing the minimal amount of all the essential parts of the root zone needed to sustain tree health and structural integrity. There are no universally accepted methods to calculate the CRZ. basic Tree Cost: The cost of replacement for a perfect specimen of a particular species and cross sectional area prior to location and condition depreciation.
cost Approach: An indication of value by adding the land value to the depreciated value of improvements. defect: An imperfection, weakness, or lack of something necessary. In trees defects are injuries, growth patterns, decay, or other conditions that reduce the tree’s structural strength.
diameter at breast height (DBH): Measures at 1.4 meters (4.5 feet) above ground in the United States, Australia (arboriculture), New Zealand, and when using the Guide for Plant Appraisal, 9th edition; at 1.3 meters (4.3 feet) above ground in Australia (forestry), Canada, the European Union, and in UK forestry; and at 1.5 meters (5 feet) above ground in UK arboriculture. drip Line: Imaginary line defined by the branch spread or a single plant or group of plants. The outer extent of the tree crown. form: Describes a plant’s habit, shape or silhouette defined by its genetics, environment, or management. health: Assessment is based on the overall appearance of the tree, its leaf and twig growth, and the presence and severity of insects or disease
mechanical damage: Physical damage caused by outside forces such as cutting, chopping or any mechanized device that may strike the tree trunk, roots or branches.
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ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
scaffold branches: Permanent or structural branches that for the scaffold architecture or structure of a tree. specified tree protection zone (specified TPZ): a TPZ that is adjusted in size or shape to accommodate the existing infrastructure, planned construction, and aspects of the site, as well as the tree canopy conformation, visible root orientation, size, condition, maturity, and species response to construction.
straw wattle: also known as straw worms, bio-logs, straw noodles, or straw tubes are man made cylinders of compressed, weed free straw (wheat or rice), 8 to 12 inches in diameter and 20 to 25 feet long. They are encased in jute, nylon, or other photo degradable materials,
and have an average weight of 35 pounds.
structure: Evaluation focused on the crown, trunk, trunk flare, above ground roots and the site conditions contributing to conditions and/or defects that may contribute to failure.
Tree Protection Zone (TPZ): Defined area within which certain activities are prohibited or restricted to prevent or minimize potential injury to designated trees, especially during construction or development.
Tree Risk Assessment: Process of evaluating what unexpected things could happen, how likely it is, and what the likely outcomes are. In tree management, the systematic process to determine the level of risk posed by a tree, tree part, or group of trees. trunk: Stem of a tree.
Trunk Formula Technique: Method to appraise the monetary value of trees considered too large to be replaced with nursery or field grown stock. Based on developing a representative unit cost for replacement with the same or comparable species of the same size and in the same place, subject to depreciation for various factors. Contrast with replacement cost method. volunteer: A tree, not planted by human hands, that begins to grow on residential or commercial property. Unlike trees that are b drought in and installed on property, volunteer trees usually spring up on their own from seeds placed onto the ground by natural causes or accidental transport by people. Normally, volunteer trees are considered weeds and removed, but many desirable and attractive specimens have gone on to become permanent residents on many public and private grounds.
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ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Appendix A: Tree Inventory Map and Site Plan
A1: Existing Site Plan and Tree Locations
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 14 of 29
WOOD
BARRICADE
307.55 TC
307.14 FL
307.56 TC
307.06 FL 307.66 TC
307.19 FL
308.09 TC
307.59 FL
308.15 TC
307.68 FL
307.67 TC
307.18 FL
LANDS OF VYANKATESH
PER DOC 23799158
RECORDED 11/13/2017
TRACT NO. 8306
BKK 621 -M APN 42420.00'
WOOD
BARRICADE
307.55 TC
307.14 FL
307.56 TC
307.06 FL
307.46 TC
306.96 FL
FIRE HYDRANT
307.66 TC
307.19 FL
308.09 TC
307.59 FL
308.15 TC
307.68 FL
307.67 TC
307.18 FL
308.23 RIM
2 CIVIL SITE LAYOUT
VESTING TENTATIVE MAP
Jose Rama
06/07/202
#62 #61
#64 #63
#65 #66 #67
#68
#70#69
#71
#72
Does not
Exist
Does not
Exist
No Access,
unknown
No Access
Coast live oak Shrubs No Access Coast live oak
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
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October 22, 2023
A2: Propose Site Plan and Tree Protection Configuration Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 15 of 29
DWDW
EXISTING LANDSCAPE, REMOVE TO ACCOMM.
CONCRETE SLAB FOR (N) DRIVEWAY AND
CITY SIDEWALK
66° 12' 00"
124.00'
N E
66° 12' 00"
124.00'
N E
23° 43' 57"
20.00'
N W
(N) DRIVEWAY
16' - 4"
EXISTING LANDSCAPE,
STRIP TO BE REDUCE TO
ACCOMM. DRIVEWAY
AND A PRIVACY SCREEN
(E) DRIVEWAY TO REMAIN
REPAIR AS NEEDED TO
ACCOMM. PROPER
DRAINAGE SLOPE
SLOPE 1/4" MIN.
23° 43' 57"
65.00'
S E
23° 43' 57"
20.00'
N W
EXISTING TREE TO BE
REMOVE AREA TO BE
SURFACED
EXISTING SINGLE FAMILY ONE
STORY TO REMAIN
1600 SF. MAIN HOUSE
400 SF. GARAGE
SETBACK
8' - 0"
SETBACK
8' - 0"
SETBACK
23' - 0"
MAIN HOUSE 3560 SF
GARAGE 901 SF
JRADU 500
TOTAL 4961 SF
ALLOW
LOT COVERAGE 40%
LOT SIZE 10,729 SF = 4,292 SF.
FAR
F.A.R .35 * = 3,755 SF.
ADU FAR 10% = 1,073 SF.
ADU 900 SF.
SETBACK
20' - 0"
23' - 0"
WD FENCE @
6'-0"
2480 sf.
66° 12' 00"
124.00'
66° 12' 00" S W
126.22'
S W
23° 43' 57"
85.00'
S E
66° 12' 00"
126.22'
N E
23° 43' 57"
85.00'
N W
PROPOERTY LINE
PROPOERTY LINE
PROPOERTY LINEPROPOERTY LINE
NATIONAL AVE.
EXISTING TO
REMAIN
EXISTING TO
REMAIN
EXISTING TO
REMAIN
EXISTING TO
REMAIN
EXISTING TO
REMAIN
HARDSCAPE
ADU SETBACK
4' - 0"
SHEET
SHEET TITLE
COPYRIGHT:
PROJECT NO
CAD DWG FIL
DRAWN BY:
CHK'D BY:
MARK DATE
OWNER
ALL DRAWIN
APPEARING
AND UNPUBL
DESIGNER, A
USED WITHO
OF THE DESI
email: jer@je
408.843.8067
VYANKATESH B. & RAMYA
MUDDADA RES
NORTH
Jose Rama
#68
X
X
#72
#67
#62 #61
#66
#65
#70 #69
#71
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Appendix B: Tree Inventory and Assessment Tables
Table 2: Inventory and Assessment Summary
Tree Species I.D. # Trunk
Diameter
(in.)
~ Canopy
Diameter
(ft.)
Condition Expected
Impact
Protection
Status
Rounded
Depreciated
Value
Calculated
Protection
Radii (ft.)
mulberry (Morus alba) 61 9 8 Very poor High Protected $130.00 8 mulberry (Morus alba) 62 9 10 Very poor High Protected $200.00 8 sweet gum (Liquidambar
styraciflua)
63 12 15 Poor Low Protected $1,210.00 10
sweet gum (Liquidambar
styraciflua)
64 12 10 Poor Low Protected $1,210.00 10
crape myrtle (Lagerstoemia fauriei) 65 2, 2, 3, 3,
3 8 Fair Low Protected $980.00 5
crape myrtle (Lagerstoemia fauriei) 66 2, 2, 2, 3,
3 8 Fair Low Protected $980.00 5
deodar cedar (Cedrus deodara) 67 46 45 Good High Protected $34,400.00 38 deodar cedar (Cedrus deodara) 68 42 35 Good Low Protected $28,700.00 35 Brazilian pepper (Schinus
terebinthifolia)
69 12, 10 15 Good Low Protected $3,260.00 13
Peruvian pepper (Schinus molle) 70 10 15 Good Low Protected $1,160.00 8 Peruvian pepper (Schinus molle) 71 18 8 Very poor High Protected $0.00 15 coast live oak (Quercus agrifolia) 72 48 55 Good Moderate Large Protected
$48,100.00 40
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ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Appendix C: Photographs
C1: Trees #61, #62, #65, #66, #67, #68
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#61
#62
#65
#66
#67
#68
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
C2: Coast live oak #72
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 18 of 29
#72
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
C3: Peppers #69, #70, and #71
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#71
#70
#69
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
C4: Sweetgums #63 and #64
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#63
#64
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Appendix D: Tree Protection Guidelines
D1: Plan Sheet Detail S-X (Type I)
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TREE PROTECTION
Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment.
4'-0"
Maintain existing
grade with the tree
protection fence
unless otherwise
indicated on the
plans.
2" x 6' steel posts
or approved equal.
Tree Protection
fence: High density
polyethylene fencing
with 3.5" x 1.5"
openings; Colororange. Steel posts
installed at 8' o.c.
5" thick
layer of mulch.
Notes:
1- See specifications for additional tree
protection requirements.
2- If there is no existing irrigation, see
specifications for watering requirements.
3- No pruning shall be performed except
by approved arborist.
4- No equipment shall operate inside the
protective fencing including during fence
installation and removal.
5- See site preparation plan for any
modifications with the Tree Protection
area.
SECTION VIEW
KEEP OUT
TREE
PROTECTION
AREA
8.5" x 11"
sign
laminated in
plastic spaced
every 50'
along the
fence.
URBAN TREE FOUNDATION © 2014
OPEN SOURCE FREE TO USE
Tree protection
fence: Fencing shall
be comprised of sixfoot high chain link
mounted on eightfoot tall, 1 7/8-inch
diameter galvanized
posts, driven 24
inches into the
ground.
Minimum 4” thick
mulch layer
Crown diameter drip line distance equal to the outer most limit of foliage. Notes:
• All tree maintenance and care shall be
performed by a qualified arborist with a
C-61/D-49 California Contractors
License. Tree maintenance and care
shall be specified in writing according to
American National Standard for Tree
Care Operations: Tree, Shrub and Other
Woody Plant Management: Standard
Practices parts 1 through 10 and adhere
to ANSI Z133.1 safety standards and
local regulations.
• All maintenance is to be performed
according to ISA Best Management
Practices.
Notes:
The Tree Protection Zone
(TPZ) may vary in radius
from the trunk and may or
may not be established at
the drip line distance.
See arborist’s report and
plan sheet for
specifications of TPZ
radii.
6’-0”
Modified by Monarch Consulting
Arborists LLC, 2019
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
D2: Plan Sheet Detail S-Y (Type III)
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 22 of 29
?W ?W ?W
TREET
(E) CHAINLINK
FENCE AND GATE
TO REMAIN
ALL MAINTENANCE IS TO BE PERFORMED ACCORDING
TO ISA BEST MANAGEMENT PRACTICES.
2. TREE PRUNING - IF TREE PRUNING FOR OVERHEAD
CLEARANCE IS REQUIRED OR NECESSARY PRUNING
SPECIFICATIONS SHALL BE IN WRITING PRIOR TO ANY
CUTTING. CUTTING SHALL BE PERFORMED BY A
QUALIFIED TREE CARE PROFESSIONAL OR SUPERVISED
BY THE PROJECT ARBORIST. NO LIMBS GREATER THAN
FOUR INCHES (4”) IN DIAMETER SHALL BE REMOVED
WITHOUT APPROVAL.
3. ROOT MANAGEMENT - PRIOR TO REMOVING ROOTS
GREATER THAN TWO INCHES (2”) IN DIAMETER EACH
TREE SHALL BE EVALUATED BY THE PROJECT ARBORIST
TO HELP DETERMINE ITS LIKELIHOOD OF FAILURE
AFTER ROOT LOSS. IF ROOTS OVER TWO INCHES IN
DIAMETER ARE ENCOUNTERED THEY SHOULD BE
PRUNED BY HAND WITH LOPPERS, HANDSAW,
RECIPROCATING SAW, OR CHAIN SAW RATHER THAN
LEFT CRUSHED OR TORN. ROOTS SHOULD BE CUT
BEYOND SINKER ROOTS OR OUTSIDE ROOT BRANCH
JUNCTIONS AND BE SUPERVISED BY THE PROJECT
ARBORIST. WHEN COMPLETED, EXPOSED ROOTS
SHOULD BE KEPT MOIST WITH BURLAP OR BACKFILLED
WITHIN ONE HOUR. NO ROOTS SHALL BE CUT WITHIN SIX
TIMES THE TRUNK DIAMETER DISTANCE IN FEET ON ONE
SIDE WITHOUT ARBORIST APPROVAL.
4. TRUNK PROTECTION - PREVENTING MECHANICAL
DAMAGE TO THE MAIN STEMS FROM EQUIPMENT OR
HAND TOOLS CAN BE ACCOMPLISHED BY WRAPPING
THE MAIN STEM WITH STRAW WATTLE.
5. SITE OCCUPANCY - HAVE A QUALIFIED ARBORIST
PERFORM A LEVEL 2: BASIC TREE RISK ASSESSMENT AS
DESCRIBED IN BEST MANAGEMENT PRACTICES: TREE
RISK ASSESSMENT: INTERNATIONAL SOCIETY OF
ARBORICULTURE, 2017 TO HELP IDENTIFY ANY NEW
RISK FACTORS AFTER CONSTRUCTION UPON NEW SITE
OCCUPANCY.
0 40 feet
1" = 20'
NORTH
20 60 80
SECTION
TREE TRUNK
12" Ø STRAW
FILLED BURLAP
WATTLES
TREE PROTECTION WITHOUT FENCE
3/8" = 1'-0"
4'-0"
ROOT PROTECTION
ZONE. SEE SPECS FOR
REQUIREMENTS
1 SECTION VIEW
TRUNK PROTECTION WITH WATTLE S-Y 6’-0”
2. Pile soil on the side of the trench opposite the tree. If this thick bed of mulch.
3. Do not compact the backfill on the trench more than its origin
4. Water the backfill to allow the roots to begin healing.
Trenching near a tree can kill as much
If the tree you are working around is in a confined space and your eq the trunk. Wrap the tree trunk in old tires or place 2” x 4” studs around
2” x 4” or 2” x 2”
Dimensional Lumber
Sturdy Strap (steel,
nylon, or synthetic rope)
2” x 4” ’or 2” x 2” - 6 to 8
Feet Tall Dimensional
Lumber Spaced 3” Apart
Sturdy Strap (steel,
nylon, or synthetic rope)
Bridge With 4” - 6” Deep
Course Woody Debris or
4” x 4” Dimensional
Lumber and 3/4”
Plywood or Steel Road
Plate.
Note: See Local Ordinance
Requirements and Arborist’s
Report for Additional Protection
Specifications and Guidelines.
Trunk Protection Vertical Timber
Detail
6’ MIN.
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
D3: Section 29.10.1005. - Protection of Trees During Construction Tree Protection Zones and Fence Specifications
1. Size and materials: Six (6) foot high chain link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more than ten-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base.
2. Area type to be fenced: Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with two-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches.
3. Duration of Type I, II, III fencing: Fencing shall be erected before demolition, grading or construction permits are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence.
4. Warning Sign: Each tree fence shall have prominently displayed an eight and one-half-inch by eleven-inch sign stating: "Warning —Tree Protection Zone—This fence shall not be removed and is subject to penalty according to Town Code 29.10.1025.” Text on the signs should be in both English and Spanish (Appendix E).
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ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
All persons, shall comply with the following precautions
1. Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the encroachment of the construction.
2. Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of the tree unless approved by the Director.
3. Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected tree.
4. Prohibit the attachment of wires, signs or ropes to any protected tree.
5. Design utility services and irrigation lines to be located outside of the dripline when feasible.
6. Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits.
7. The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered.
Prohibited Activities
The following are prohibited activities within the TPZ:
• Grade changes (e.g. soil cuts, fills);
• Trenches;
• Root cuts;
• Pedestrian and equipment traffic that could compact the soil or physically damage roots; • Parking vehicles or equipment;
• Burning of brush and woody debris;
• Storing soil, construction materials, petroleum products, water, or building refuse; and, • Disposing of wash water, fuel or other potentially damaging liquids.
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ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Monitoring
Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented.
The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted.
Root Pruning
Roots greater than two inches in diameter shall not be cut. When roots over two inches in diameter are encountered and are authorized to be cut or removed, they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour.
Boring or Tunneling
Boring machines should be set up outside the drip line or established Tree Protection Zone. Boring may also be performed by digging a trench on both sides of the tree until roots one inch in diameter are encountered and then hand dug or excavated with an Air Spade® or similar air or water excavation tool. Bore holes should be adjacent to the trunk and never go directly under the main stem to avoid oblique (heart) roots. Bore holes should be a minimum of three feet deep.
Tree Pruning and Removal Operations
All tree pruning or removals should be performed by a qualified arborist with a C-61/D-49 California Contractors License. Treatment, including pruning, shall be specified in writing according to the most recent ANSI A-300A Standards and Limitations and performed according to ISA Best Management Practices while adhering to ANSI Z133.1 safety standards. Trees that need to be removed or pruned should be identified in the pre-construction walk through.
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ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Appendix E: Tree Protection Signs
E1: English
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 26 of 29
Warning
Tree Protection Zone
This Fence Shall Not Be Removed
And Is Subject To Penalty According To
Town Code 29.10.1025
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
E2: Spanish
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page 27 of 29
Cuidado
Zona De Arbol Pretejido
Esta valla no podrán ser sacados
Y está sujeta a sanción en función de
Código Ciudad del 29.101025
ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Qualifications, Assumptions, and Limiting Conditions
Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management.
All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations.
Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others.
The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services.
This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event.
Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information.
Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future.
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ITEM NO. 18.
15411 National Avenue Tree Inventory, Assessment
and Protection Report
October 22, 2023
Certification of Performance
I Richard Gessner, Certify:
That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment;
That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own;
That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices;
That no one provided significant professional assistance to the consultant, except as indicated within the report.
That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events;
I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist®. I have been involved with the practice of Arboriculture and the care and study of trees since 1998.
Richard J. Gessner
ASCA Registered Consulting Arborist® #496
ISA Board Certified Master Arborist® WE-4341B
Copyright
© Copyright 2023, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author.
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ITEM NO. 18.
Summary of the privacy concerns from the neighbors
Hello Erin,
Below are the 2 major concerns for privacy from the neighbors,
1. Balcony facing Leila Ct.
2. The 2 windows facing Blackwell Dr.
After multiple email communications and lot of discussion, we have proceeded to address the concerns as below,
1. Removing the balcony from the plans, which eliminates all privacy concerns from 113 Leila Ct as there are no major windows facing Leila Ct.
2. Adding 5 Leyland trees along the fence facing Blackwell Dr., these trees are known to create privacy, they are evergreen and doesn’t have a canopy for drip issues.
3. Privacy layer to cover the line of sight of the window (mentioned in the housing development guidelines), updated the plans showing the change.
4. The existing large Oak tree has been trimmed and should be considered as an instrument which provides privacy.
5. The distance between the 2 windows and the neighboring property windows on Blackwell Dr is between 80ft to 120ft, which should be considered while discussing privacy.
EXHIBIT 10
ITEM NO. 18.
Summary of the privacy concerns from the neighbors
All the comments addressing privacy concerns were sent to below address, 377 Blackwell Dr – Owner
373 Blackwell Dr – Owner
369 Blackwell Dr – Owner
113 Leila Ct – Owner
Please let me know if you have any more questions or concerns, Best,
Ramya Muddada
ITEM NO. 18.
Correspondence with 369 Blackwell Drive
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
On Monday, May 6, 2024 at 02:22:37 PM PDT, > wrote:
Hi Ramya and Venkat,
Thank you for your response and for considering my concerns regarding the privacy implications of your construction plans. I appreciate your efforts to address the issue by adding a permanent privacy screen to the balcony and planting Leyland Cypress Trees for additional privacy.
However, after carefully reviewing the proposed solutions and the attached renderings, I still have some reservations about the effectiveness of these measures in ensuring our privacy. Upon closer inspection, it seems that the permanent privacy screen may not provide adequate coverage, as there are visible gaps that could allow for sightlines into my master bedroom and bathroom. Additionally, the placement of the privacy trees may not fully block the view from your balcony and windows, especially during certain times of the year when foliage is sparse.
ITEM NO. 18.
Considering these concerns, I would like to explore alternative options that could better address our privacy needs. Here are a few suggestions:
1. Window Adjustment: Would it be possible to consider removing or relocating the windows that directly overlook my master bedroom and bathroom? Installing the windows on a different side of the house could help mitigate privacy issues while still allowing for natural light and ventilation.
2. Skylights: Instead of traditional windows, could we explore the possibility of installing skylights for ventilation in the affected areas? Skylights would allow for ample natural light without compromising privacy, as they are typically positioned high on the ceiling and do not provide direct sightlines into neighboring properties.
3. Improved Privacy Screen: If a permanent privacy screen is deemed necessary, could we explore options for a screen that offers better coverage and privacy? Perhaps a solid black filter without any holes would be more effective in blocking visibility from your balcony while still allowing for airflow.
I understand that making changes to the construction plans may require additional time and resources, but I believe that finding a mutually satisfactory solution is important for maintaining positive relationships within our neighborhood.
I am open to further discussion and collaboration to find the best possible solution that respects the rights and privacy of both parties. Please let me know your thoughts on the proposed alternatives, and if there are any other ideas you would like to explore.
Thank you for your understanding and cooperation.
Best regards,
Dev
On Mon, 6 May 2024 at 11:14, Vyankatesh B > wrote:
Hello
Please share your contact phone number so that we can connect in person as well.
Regards,
Venky
On Saturday, May 4, 2024, 12:18 AM, Ramya Muddada wrote:
Hello
ITEM NO. 18.
My sincere apology to have missed your email - I think it went into spam by accident, We appreciate you bringing your concerns to our attention; we take the privacy concerns of all our neighbors very seriously,
We are doing a few things to mitigate this issue, like adding a permanent privacy screen to the balcony and planting a minimum of 3-4 privacy trees ( Leyland Cypress Trees) where the windows are currently situated.
We have also done some rendering of the proposed building, which I have attached to show where the trees would be placed (please note that the trees in the rendering and the proposed screen trees are different),
Below are the pictures of the proposed screening trees/material to be used,
ITEM NO. 18.
Per our conversation when we met last time, we also know you have concerns about the big oak tree in the back, which will be trimmed very soon (we are in the process of getting a few quotes).
Please feel free to reach out if you have any questions or additional concerns, your patience and cooperation is highly appreciated.
Looking forward to talking to you,
Best,
Ramya
ITEM NO. 18.
On Thursday, May 2, 2024 at 07:55:43 AM PDT, wrote:
Hi Venky,
I hope this email finds you well. Thank you for reaching out, and I appreciate your willingness to discuss the concerns I've raised regarding the construction project.
It's unfortunate that my original email didn't reach you. I've attached a PDF copy of the email for your reference. Please let me know if you encounter any issues accessing it.
I'm glad to hear that you're open to discussing the concerns further. I agree that a conversation would be beneficial to address any questions or issues that may arise. I'm available to chat this Saturday, and I'll give you a call on your phone to discuss in more detail.
Looking forward to our conversation.
Best regards,
On Wed, 1 May 2024 at 10:13, Vyankatesh B wrote:
Hi
Hope, everything is going well with you! I received email from Erin about the concern you have.
Unfortunately, your original email to us, we never received it. Not sure, if you have the correct email.
We would like to discuss with you on your concerns and would be happy to provide you more details.
Let's connect when you have time. You can call me anytime and/or we can meetup in person. Thank you! Best,
Venky
ITEM NO. 18.
Correspondence with 373 Blackwell Drive
ITEM NO. 18.
From: Ramya Muddada <
Sent: Wednesday, July 31, 2024 4:11 PM
To: Erin Walters <[email protected]>; Vyankatesh B < >; Jose (Architect) rama <
Subject: Fw: Your neighbor at 15411 National Ave (APN 424-12-40 Site application S-23-033) [EXTERNAL SENDER]
Email chain sent to 373Blackwell Drive,
Best,
Ramya
----- Forwarded Message -----
From: Ramya Muddada <
To:
Cc: Vyankatesh B < ; Jose (Architect) rama
Sent: Wednesday, July 31, 2024 at 01:49:03 PM PDT
Subject: Re: Your neighbor at 15411 National Ave (APN 424-12-40 Site application S-23-033) Hello
After reviewing all the neighbors' comments and concerns, we have decided to take more steps to mitigate the privacy concerns.
Below are all the things done/available to address the privacy concerns of the neighbors about the two windows and balcony:
1. Removing the balcony from the plans (please see the revised attached plans)
2. Adding 5 Leyland trees – Know the best trees to create privacy.
3. Privacy layer to cover the line of sight of the window (mentioned in the housing development guidelines).
4. The current oak tree will be trimmed and will be the best privacy screen even after the trim.
5. The distance between windows (yours and proposed) is over 100ft, which should be considered while discussing privacy.
Please let me know if you have any more questions or concerns, Best,
Ramya
ITEM NO. 18.
On Sunday, May 12, 2024 at 02:48:07 PM PDT, Ramya Muddada < wrote:
Hello
Thank you for the comments sent to the planning, we take privacy concerns of 15411 and all immediate neighborohood very seriouly as mentioned on the email sent to you early morning of May 7th, Below are the resposes to the comments sent (bold):
1. Concerned about the privacy due to a big two storied building. As our 3 bedrooms (including the Master Bedroom) are open to our backyard and it’s a concern for the privacy of my family due this big construction.
We are mitigating the privacy concern by planting 3-4 Leyland trees which are commonly used to create privacy, this would cover all of the view from the 2 windows you see in the plan- These are evergreen trees with minimal maintenance, in addition to the Leyland trees we are going put privacy layer to cover line of sight of the window please see the attached (please note this refence only not exact). I would also bring to your attention that the proposed structure of 15411 is similar to your two storied structure, but due to the placement of site location the house might look big.
2. This big two floored building is going to obstruct the view of the mountains and it's a claustrophobic for my family.
All most all the mountain viewing is obstructed by the tree in your backyard or trees on my other side of my property and with regards to claustrophobic - your neighboring house which is of same height as yours’s much closer to you (appro.10ft) then 15411 structure (over 80ft in distance from your structure to the purposed structure).
3. After hearing that we are going to have tree screening to obstruct view from their windows or big balcony, we are concerned about the time and maintenance of these trees going forward. Looking at the situation now, we are concerned about the maintenance.
As mentioned in my previous email and above Leyland trees are evergreen trees with minimal maintenance, and as we are going to be living on that property, we would be maintaining the Leyland trees. With regards to balcony - 80 % of the view from balcony will be blocked by the huge oak tree we share in the back yard and then for the remaining % we are going to install privacy screen on the balcony mentioned in my previous email. (please see the attached for the balcony screening)
4. As I mentioned, the way the bushes (vine iv) or sheds or barn roof iron sheets are maintained, I see animals (bobcats), snakes on the fence or barn roof and it’s a big concern. Another concern about the flying barn roof iron sheets during the storm and not maintaining them.
As we are proposing to build a beautiful house replacing all the sheds there wouldn't be any flying barns roofs - this proposal would improve/enhance the neighborhood and also increase the value of the properties in the immediate neighborhood, with regards to bobcats and snakes - was the animal control called as this is first time I am hearing about it, please let me know immediately when you see any sighting of either bobcats or snakes as we all have kids and pets and need immediate attention, but all of this wouldn't be problem once the purposed plan comes to fruition results.
ITEM NO. 18.
5. Due to vine iv bushes in the back, growing on my shed and damaging the roof. Also the fence. My gardener cleaned the vines and also paid for the repair of fence in the past.
This shouldn't be a concern - as you and I are working on getting a new fence on a different email, the only request I had made was that we trim the Oak tree we share first.
6. Looked at the latest plans at this link and here is the big balcony that my family is concerned about…This situation gives rise to considerable privacy concerns for my family.
Addressed on Comment # 3.
ITEM NO. 18.
Correspondence with 377 Blackwell Drive
ITEM NO. 18.
ITEM NO. 18.
Please let me know if you have any more questions or concerns, Best,
Ramya
On Tuesday, May 7, 2024 at 02:14:56 AM PDT, Ramya Muddada wrote:
Hello
I emailed you the proposed plans in February 2024 and was hoping you would reach out to us with any questions or concerns; my husband had also tried to reach you via text but didn't get any feedback.
However, the other 2 neighbors made some comments on privacy issues, and we are trying to address them, as we take the privacy concerns of all our neighbors very seriously.
We are doing a few things to mitigate this issue, like adding a permanent privacy screen to the balcony and planting a minimum of 3-4 privacy trees ( Leyland Cypress Trees) where the windows are currently situated.
We have also done some rendering of the proposed building, which I have attached to show where the trees would be placed (please note that the trees in the rendering and the proposed screen trees are different; we are working on getting the correct trees on to the rendering), Below are the pictures of the proposed screening trees/material to be used,
ITEM NO. 18.
ITEM NO. 18.
Please feel free to ask questions or express any additional concerns; your patience and cooperation are highly appreciated. I have also CCed my designer/architect so he can add to the discussion when needed,
Looking forward to talking to you,
Best,
Ramya
(Please leave a voice mail - if I don't pick up, I may be driving or in a meeting)
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
Correspondence with 113 Lelia Ct
ITEM NO. 18.
From: Ramya Muddada <
Sent: Wednesday, July 31, 2024 4:38 PM
To: Erin Walters <[email protected]>; Vyankatesh B >; Jose (Architect) rama < >
Subject: Fw: Your neighbor at 15411 National Ave (APN 424-12-40 Site application S-23-033) [EXTERNAL SENDER]
Email sent to 113 Leila Ct
----- Forwarded Message -----
From: Ramya Muddada <
To:
Cc: Vyankatesh B < ; Jose (Architect) rama
Sent: Wednesday, July 31, 2024 at 02:03:33 PM PDT
Subject: Re: Your neighbor at 15411 National Ave (APN 424-12-40 Site application S-23-033) Hello ,
After reviewing all the neighbors' comments and concerns, we have decided to take more steps to mitigate the privacy concerns.
Below are all the things done/available to address the privacy concerns of the neighbors about the two windows and balcony:
1. Removing the balcony from the plans (please see the revised attached plans)
2. Adding 4 Leyland trees in the back – Know as the best trees to create privacy; they are evergreen, so this mitigates the issue of foliage dripping onto your property.
3. The current oak tree will be trimmed, and the privacy screen will be the best even after the trim.
4. There are currently NO big windows that would look into your side of the property, which should be considered when discussing privacy.
Please let me know if you have any more questions or concerns, Best,
Ramya
ITEM NO. 18.
On Tuesday, May 7, 2024 at 01:07:33 PM PDT, Ramya Muddada wrote:
Hello ,
I visited your house and emailed you the proposed plans for 15411 National Ave (APN 424-12-40 Site application S-23-033). I was hoping you would contact us with any questions or concerns; we received your concerns through the city and are trying to address them, as we take the privacy concerns of all our neighbors very seriously.
We are doing a few things to mitigate the privacy issue, like adding a permanent privacy screen to the balcony and planting a minimum of 3-4 privacy trees ( Leyland Cypress Trees) where the 2nd-floor porch is situated.
We have also done some rendering of the proposed building, which I have attached to show where the trees would be placed (please note that the trees in the rendering and the proposed screen trees are different; we are working on getting the correct trees on to the rendering), Below are the pictures of the proposed screening trees/material to be used,
ITEM NO. 18.
Please feel free to ask questions or express any additional concerns; your patience and cooperation are highly appreciated. I have also CCed my designer/architect so he can add to the discussion when needed,
I would like to bring to your attention that we are getting quotes to trim the big oak tree in the back and will contact you in a separate email as we will need access to your property when the date is fixed, Looking forward to talking to you,
ITEM NO. 18.
Best,
Ramya
(Please leave a voice mail - if I don't pick up, I may be driving or in a meeting)
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
3. A privacy layer (blurred windows) covers the window's line of sight (mentioned in the housing development guidelines).
4. The current giant oak tree will be the best privacy screen.
5. The distance between windows (yours and proposed) is over 100ft, which should be considered while discussing privacy.
I would like to point out that one of your neighbors, who is also two-story, has a clear view of your bedrooms and backyard through their side window, which is less than 20 feet in distance.
So, as you know, ADUs are not part of this application.
Again, I think you meant two-story and not three. I also want to point out that our property is just a little over 500 sqft larger than your property, which doesn't qualify as gigantic.
Please let me know if you have any additional questions or concerns.
Best,
Ramya
On Wednesday, July 31, 2024 at 01:49:03 PM PDT, Ramya Muddada <r wrote:
Hello
After reviewing all the neighbors' comments and concerns, we have decided to take more steps to mitigate the privacy concerns.
Below are all the things done/available to address the privacy concerns of the neighbors about the two windows and balcony:
1. Removing the balcony from the plans (please see the revised attached plans)
2. Adding 5 Leyland trees – Know the best trees to create privacy.
3. Privacy layer to cover the line of sight of the window (mentioned in the housing development guidelines).
4. The current oak tree will be trimmed and will be the best privacy screen even after the trim.
5. The distance between windows (yours and proposed) is over 100ft, which should be considered while discussing privacy.
Please let me know if you have any more questions or concerns, Best,
Ramya
ITEM NO. 18.
On Sunday, May 12, 2024 at 02:48:07 PM PDT, Ramya Muddada < wrote:
Hello
Thank you for the comments sent to the planning, we take privacy concerns of 15411 and all immediate neighborohood very seriouly as mentioned on the email sent to you early morning of May 7th, Below are the resposes to the comments sent (bold):
1. Concerned about the privacy due to a big two storied building. As our 3 bedrooms (including the Master Bedroom) are open to our backyard and it’s a concern for the privacy of my family due this big construction.
We are mitigating the privacy concern by planting 3-4 Leyland trees which are commonly used to create privacy, this would cover all of the view from the 2 windows you see in the plan- These are evergreen trees with minimal maintenance, in addition to the Leyland trees we are going put privacy layer to cover line of sight of the window please see the attached (please note this refence only not exact). I would also bring to your attention that the proposed structure of 15411 is similar to your two storied structure, but due to the placement of site location the house might look big.
2. This big two floored building is going to obstruct the view of the mountains and it's a claustrophobic for my family.
All most all the mountain viewing is obstructed by the tree in your backyard or trees on my other side of my property and with regards to claustrophobic - your neighboring house which is of same height as yours’s much closer to you (appro.10ft) then 15411 structure (over 80ft in distance from your structure to the purposed structure).
3. After hearing that we are going to have tree screening to obstruct view from their windows or big balcony, we are concerned about the time and maintenance of these trees going forward. Looking at the situation now, we are concerned about the maintenance.
As mentioned in my previous email and above Leyland trees are evergreen trees with minimal maintenance, and as we are going to be living on that property, we would be maintaining the Leyland trees. With regards to balcony - 80 % of the view from balcony will be blocked by the huge oak tree we share in the back yard and then for the remaining % we are going to install privacy screen on the balcony mentioned in my previous email. (please see the attached for the balcony screening)
4. As I mentioned, the way the bushes (vine iv) or sheds or barn roof iron sheets are maintained, I see animals (bobcats), snakes on the fence or barn roof and it’s a big concern. Another concern about the flying barn roof iron sheets during the storm and not maintaining them.
ITEM NO. 18.
As we are proposing to build a beautiful house replacing all the sheds there wouldn't be any flying barns roofs - this proposal would improve/enhance the neighborhood and also increase the value of the properties in the immediate neighborhood, with regards to bobcats and snakes - was the animal control called as this is first time I am hearing about it, please let me know immediately when you see any sighting of either bobcats or snakes as we all have kids and pets and need immediate attention, but all of this wouldn't be problem once the purposed plan comes to fruition results.
5. Due to vine iv bushes in the back, growing on my shed and damaging the roof. Also the fence. My gardener cleaned the vines and also paid for the repair of fence in the past.
This shouldn't be a concern - as you and I are working on getting a new fence on a different email, the only request I had made was that we trim the Oak tree we share first.
6. Looked at the latest plans at this link and here is the big balcony that my family is concerned about…This situation gives rise to considerable privacy concerns for my family.
Addressed on Comment # 3.
ITEM NO. 18.
ITEM NO. 18.
Sent: Monday, November 4, 2024 at 11:02:14 AM PST
Subject: 15411 Nationa Ave. - Addressing comments received on 10.29.24 Good Morning
Thank you for the comments/concerns sent to the city, which will be addressed below:
1. Privacy: The current design of the second-floor windows, based on the story poles, continues to present a privacy issue. The placement and height of the windows appears to allow direct visibility into my master bedroom, bathroom (particularly the shower area), and backyard. Given the proximity, this remains a significant concern for my family’s privacy. Additionally, the proposed new trees do not adequately shield the second-floor view. I’ve attached a few pictures below from my bathroom to illustrate this issue:
Thank you for the picture - which clearly shows that the Oak tree branch obstructs the bedroom window from 15411. The only clear structure visible from your photo is the garage; we have also addressed the privacy concern in the email sent on 07.31.2024
1. Removing the balcony from the plans (please see the revised attached plans)
2. Adding 5 Leyland trees – Know the best trees to create privacy.
3. A privacy layer (blurred windows) covers the window's line of sight (mentioned in the housing development guidelines).
4. The giant oak tree will be the best privacy screen.
5. The distance between windows (yours and proposed) is over 100ft, which should be considered while discussing privacy.
I also want to add that you have a neighbor with a two-story building with three windows facing your property, and the distance between the windows is less than 20f
3. Neighborhood Comparisons:
We need not replicate any construction style in the neighborhood as it is not a community-based construction; we have used our neighbors on Blackwell Dr as an example to propose the 2-story (one of them is your neighbor).
4. Tree Placement:
The image on the architectural drawing may not provide an accurate image of the tree; it just shows the placement of the trees. The proposed privacy trees can easily grow in a 4x4 area.
Adequacy of privacy is also addressed in my first point and on my 07.31.2024 email.
3. Basement Impact:
The basement/cellar is proposed according to town codes.
Please let me know if you have any additional questions or concerns, Best,
Ramya
ITEM NO. 18.
This Page
Intentionally
Left Blank
ITEM NO. 18.
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
2 010924 PLANNING 2 VYANKATESH B. & RAMYA MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
-CS
COVER SHEET
424
-12
-140
VICINITY MAP APN MAP
NORTH
CONTACTS
APPLICABLE CODE
SHEET INDEX
SCOPE OF WORK
2022 CBC CALIFORNIA BUILDING CODE
2022 CRC CALIFORNIA RESIDENTIAL CODE
2022 CEC CALIFORNIA ELECTRICAL CODE
2022 CPC CALIFORNIA PLUMBING CODE
2022 CMC CALIFORNIA MECHANICAL CODE
2022 CEnC CALIFORNIA ENERGY CODE
2022 CALG CALIFORNIA GREEN BUILDING STANDARD CODE
2022 ASCE MINIMUM DESIGN LOADS FOR BUILDING
2022 SDPWS SPACEIAL DESIGN PROVISIONS FOR WIND & SEISMIC 2019 CFC CALIFORNIA FIRE CODE
OWNER RESIDENCE
VYANKATESH B. & RAMYA
MUDDADA
15415 NATIONAL AVE.
LOS GATOS, CA. 95032
c408.382.1170
PROJECT SITE PROJECT SITE e [email protected]
ARCHITECTURE
-CS COVER SHEET
A0.1 GENERAL NOTES
DESIGNER
JER DESIGN GROUP
15919 VILLAGE WAY
MORGAN HILL, CA. 95037
JOSE RAMA
c 408-843-8067
e [email protected]
CIVIL ENG.
V&H ENG.
DAVE VORRHIES, PE
c 408.472.5222
e [email protected]
PROJECT INFORMATION
NORTH
APN#: 424 12 140
ADDRESS: 15411 NATIONAL AVE. LOS GATOS, CA.
ZONING R-1:8 MAX. ALLOWABLE
FLOOD ZONE D
LOT COVERAGE 40% 5,283 SF. (LOT SIZE 13,209 SF.)
FAR (.35 - (10.7 - 5)/25 x .20) = .3044 (3,26 SF. FAR)
OCCUPANCY GROUP: R3 AND U
FIRE SPRINKLER: YES
TYPES OF CONSTRUCTION: VB
DEFERRED SUBMITTAL
FIRE SPRINKLER SYSTEM
NEW SINGLE-FAMILY
15411 NATIONAL AVE..
LOS GATOS, CA 95032
APN:424-12-140
MUDDADA RESIDENCE
NORTH
T-24
NRG SOLUTIONS,LLC
STRUCTURE
GPM Eng.
3340 WALNUT AVE. II STE. 292
FREMONT, CA. 94538
MOHAMED S. GENIDY, PE.
m: 510.377.7866 o: 650.331.7264
e: [email protected]
ARCHITECTURE & SITE APPLICATION ONLY
PV SYSTEM “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 issuance of Certificate of Occupancy”.
NOTE:: THIS RESIDENCE WILL COMPLY WITH TOWN'S ALL ELECTRIC APPLIANCE, ELECTRIC VEHICLE AND ENERGY STORAGE SYSTEM REQUIREMENTS IN ACCORDANCE WITH TOWN CODE. 2 2
A0.3A ARIEL VIEWPOINTS
A0.6 3D VIEWS
A0.7 SHADOW STUDY
A0.8 SITE PLAN DIARGAM
A0.9 DIAGRAM BUILDING STRUCTURE'S ADJACENT
A0.10 STREETSCAPE
A0.11 EXISTING SITE & DEMO
A0.12 CONCEPTURAL LANDSCAPE A0.13 EROSION CONTROL
ARCHITECTURE
A1.0 SITE PLAN
A1.1 FIRST Lvl - FLOOR PLAN
A1.2 SECOND Lvl - FLOOR PLAN
A1.3 BASEMENT Lvl
A1.4 MAIN STRUCT - ROOF PLAN
A2.1 BUILDING SECTIONS
A3.1 SITE SECTION
A4.0 PROPOSED BUILDING ELEVATIONS
A4.1 PROPOSED BUILDING ELEVATIONS A4.3 COURTYURD ELEVATIONS / MAT. A8.0 DETAILS - SITE A8.2 WINDOW DETAILS 13 09/03/2024
EXISTING PROPOSED MAXIMUM ALLOWABLE
GP LAND USE DESIGNATION Low Density Res. SAME Same
Zoning R-1:8 SAME Same
Gross Lot Size 13,209 SAME Same
Net Lot size 10,729 SAME Same
Average Slope 10% less SAME Same
Use
Flag Lot W/ Accessory Struct.
Single Family
Residence
Floor Area
Attic Non-Habitable 0 0
2nd. Floor 0 1,518
1st. Floor 0 1,722
Total Countable FAR - Sub N/A 3,240 3263 Max. Allowable FAR Garage Attached 0 901 901 SF. Max.
Coverage Porche Front 36
Covered Porche Rear 0 570
Total - Sub 1,507
Total 4,747
Below Grade 1200 Exempt
Below Grade JADU, SEPARATE
PERMIT, NOT PART OF THIS APP.
500 Exempt Max. 500 SF. (FAR)
Detached ADU, SEPARATE
PERMIT, NOT PART OF THIS APP.
900
1,073 SF. Max. 10% FAR
Bump
Lot coverage
Porches, First Floor, & Garage 3,229 5,284
24% 40%
Struct. Height
Main Structure Height N/A 30 SF. 30 SF.
Main Struct. Setback
Front 25' 25'
Side 8' 8'
Rear 20' 20'
Tree Removal #61,62, 2 additional
trees at rear = Total 4
Tree Removal Permit
Tree Replacement 2,3,3 = Total 8 Per Tree Removal Permit 15411 NATIONAL AVENUE - NEW SINGLE - FAMILY RESIDENCE APN: 424-12-140 LOT SIZE AND DRIVEWAY:
FEET DESIGNATED FOR THE PROPOSED DRIVEWAY TO ACCOMMODATE ENTRANCES FOR BOTH PROPERTIES. VACANT LOT IS APPROXIMATELY 13,209 SQUARE FEET, WITH 2,480 SQUARE MAIN STRUCTURE: THE MAIN STRUCTURE WILL BE A TWO-FLOOR SINGLE-FAMILY RESIDENCE. THE FIRST FLOOR WILL HAVE 1, SQUARE FEET OF LIVING SPACE AND A GARAGE TOTALING 901 SQUARE FEET. THE SECOND FLOOR WILL HAVE THREE BEDROOMS AND THREE FULL BATHROOMS,
INCLUDING A MASTER BEDROOM SUITE
BASEMENT AND JADU: THE MAIN STRUCTURE WILL HAVE A BASEMENT BELOW GRADE AND AN ATTACHED JUNIOR ACCESSORY DWELLING UNIT (JADU) OF 500 SQUARE FEET NOT PART OF THIS (RBC). THE BASEMENT WILL ALSO INCLUDE A CELLAR OF 1, SQUARE FEET FOR WINE, DRY FOOD, AND GENERAL STORAGE.
DETACHED ADU: UNDER A SEPARATE PERMIT NOT INCLUDED IN THIS SUBMITTAL, A DETACHED ACCESSORY DWELLING UNIT (ADU) WILL BE PROPOSED. THE ADU WILL MEET THE TREE PRESERVATION AND REPLACEMENT: SIX TREES IDENTIFIED IN THE ARBORIST REPORT WILL
BE REPLACED, AND THE OWNER WILL FOLLOW REPLACEMENT REQUIREMENTS MANDATED BY CITY ORDINANCES.
722
APPLICATION ), WITH WINDOWS MEETING ALL REQUIREMENTS FROM THE RESIDENTIAL BUILDING CODE 200 AND WILL HAVE A TOTAL AREA OF 900 SQUARE FEET.
OVERALL, THE SCOPE OF WORK INCLUDES
FAMILY RESIDENCE WITH A BASEMENT AND JADU, PRESERVATION AND REPLACEMENT OF TREES (UNDER SEPERATE PERMIT), GRADING, CONSTRUCTION OF A SINGLETHE PROJECT MEETS' SETBACKS, LOT COVERAGE, HEIGHT, PARKING AND IS LESS THAN THE MAXIMUM ALLOWABLE FAR AND SQUARE FOOTAGE ALLOWED BY TOWN CODE FOR A R1:8 ZONED PARCEL.
TOWN
CODE
LIVING SPACE
ON THE SECOND FLOOR WILL BE 1, SQUARE FEET. THE TOTAL FLOOR AREA 518 RATIO (FAR) WILL BE 3, SQUARE FEET, 240
EXHIBIT 11
ITEM NO. 18.
NORTH ARROW
INDICATES REFERENCE NORTH
BUILDING SECTIONS
SECTION IDENTIFICATION
SECTION CUT
IS SHOWN
DETAIL REFERENCE
ELEVATION
(NUMBERS)
(LETTERS)
ELEVATION IDENTIFICATION
SECTION IDENTIFICATION
SHEET WHERE SECTION
DETAIL REFERENCE
KEY NOTE
INTERIOR ELEVATION
DETAIL IDENTIFICATION
SHEET WHERE DETAIL IS SHOWN
SHEET WHERE DETAIL IS SHOWN
DETAIL IDENTIFICATION
DOOR MARK
DOOR OPENING
WINDOW OPENING
DIMENSION TO CENTER
OPENING INDICATIONS
CORRESPONDING NUMBER
DIMENSION TO ROUGH FACE
(LETTERS)
REVISION
CONTROL POINT OR
WORK POINT,
CLOUD AROUND REVISION
DATUM POINT
DIMENSION ABOVE FLOOR
REFERENCE ELEVATION
+10'-0"
ROOF ACCESS HATCH
GUTTER AND DOWNSPOUT
FOR MTL. AWNING ON FRONT
FACADE ONLY. PAINT DS TO
MATCH EXTERIOR WALL
WALL TYPE
##
14. NO WORK DEFECTIVE IN CONSTRUCTION OR QUALITY OR DEFICIENT IN
ANY REQUIREMENTS OF DRAWINGS AND SPECIFICATIONS WILL BE
ACCEPTABLE IN CONSEQUENCE OF OWNER'S OR ARCHITECT'S
FAILURE TO DISCOVER OR TO POINT OUT DEFECTS OR DEFICIENCIES DURING CONSTRUCTION; NOR WILL PRESENCE OF INSPECTORS ON
WORK RELIEVE CONTRACTOR FROM RESPONSIBILITY FOR SECURING QUALITY AND PROGRESS OF WORK, AS REQUIRED BY CONTRACT.
DEFECTIVE WORK SHALL BE REPLACED BY WORK CONFORMING WITH INTENT OF CONTRACT. NO PAYMENT, WHETHER PARTIAL OR FINAL,
SHALL BE CONSTRUED AS AN ACCEPTANCE OF DEFECTIVE WORK OR IMPROPER MATERIALS. CONTRACTOR SHALL PROTECT WORK AREA
AND NEW OR EXISTING MATERIALS AND FINISHES FROM DAMAGE
WHICH MAY OCCUR FROM CONSTRUCTION, DEMOLITION, DUST, WATER, ETC.. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO
PROPERTY OR CONSTRUCTION RESULTING FROM WORK OF
CONTRACTOR AND/ OR SUBCONTRACTORS, AND SHALL REPAIR ALL SUCH DAMAGE TO ORIGINAL CONDITION AT NO ADDITIONAL COST.
15. CONTRACTOR SHALL SECURE AND PAY FOR ALL PERMITS AND INSPECTIONS.
16. THE CONTRACTOR SHALL REMOVE ALL RUBBISH AND WASTE
MATERIALS ON A REGULAR BASIS, AND SHALL EXERCISE STRICT
CONTROL OVER JOB CLEANING TO PREVENT ANY DIRT, DEBRIS, OR
DUST FROM AFFECTING, IN ANY WAY, FINISHED AREAS IN OR
OUTSIDE THE JOBSITE.
17. THE GENERAL CONTRACTOR SHALL MAINTAIN A CURRENT AND
COMPLETE SET OF CONSTRUCTION DOCUMENTS ON THE JOB SITE
DURING ALL PHASES OF CONSTRUCTION FOR USE OF ALL TRADES
AND SHALL PROVIDE ALL SUBCONTRACTORS WITH CURRENT
CONSTRUCTION DOCUMENTS AS REQUIRED. ONE SET OF RECORD
DRAWINGS SHALL BE PROVIDED TO THE ARCHITECT AT COMPLETION.
18. CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING LOCATION OF ALL UTILITIES PRIOR TO EXCAVATION AND/ OR DEMOLITION.
19. CONTRACTOR SHALL PROVIDE ALL CEILING OR WALL ACCESS PANELS (OR ACCESS DOORS) AS REQUIRED BY THE AIR CONDITIONING,
PLUMBING, AND ELECTRICAL SYSTEM. PROVIDE APPROVED
ASSEMBLIES WITH SELF CLOSING DEVICES IN RATED CONSTRUCTION.
20. ALL DIMENSIONS ARE TO THE FACE OF STUD UNLESS OTHERWISE NOTED.
21. ALL DIMENSIONS NOTED "CLEAR" OR "CLR" ARE FOR MINIMUM
CLEARANCES AND MUST BE FIELD VERIFIED AND STRICTLY
MAINTAINED.
22. ALL DIMENSIONS NOTED "VERIFY" OR "VIF" ARE TO BE CHECKED BY CONTRACTOR PRIOR TO CONSTRUCTION. ANY VARIANCES SHOULD
BE REPORTED TO THE ADESIGNER IMMEDIATELY FOR RESOLUTIONS.
23. ABBREVIATIONS USED ARE THOSE IN COMMON USE. ARCHITECT WILL DEFINE INTENT OF ANY QUESTIONS.
24. ALL ELECTRICAL OUTLETS & CONTROLS SHALL COMPLY WITH ARTICLES 3-210 & 3-380 OF THE STATE ELECTRICAL CODE.
JST. JOIST
VCT VINYL COMPOSITION TILE
L
L
L
YARD
WROUGHT IRON
WOOD
WITHOUT
WITH
WEIGHT
WEATHER PROOF
WAINSCOT
WINDOW
WATER CLOSET
VERTICAL
VOLT AMPERE
VERIFY IN FIELD
VAPOR BARRIER
URINAL
UNFINISHED
TYPICAL
TRANSFORMER
TOILET
THROUGH
THICK
THREADED
THRESHOLD
TELEPHONE
TELEVISION OUTLET
TUBE STEEL
TOP OF WALL
TOP OF SLAB
TOP OF MASONRY
TOP OF JOIST
TOP OF FOOTING
TOP OF CURB
TOP OF BEAM
TOP OF
TELEPHONE MOUNTING BOARD
THROUGH BOLT
TONGUE AND GROOVE
SYSTEM
SYMMETRICAL
SWITCH
SUSPENDED
STEEL
STANDARD
SOUND TRANSMISSION CLASS
SQUARE INCHES
SQUARE FEET
SPEAKER
SPECIFICATIONS
SPACE
SIMILAR
SHEATHING
SHEET
SERVICE ENTRANCE SECTION
SECTION
SCHEDULE
SELF CLOSING
STAINLESS STEEL
SKYLIGHT
SHUT OFF VALVE
SMOKE DETECTOR
SOLID CORE
REMOVE
ROOM
REVISION
RETURN
REQUIRED
REINFORCED
REFERENCE
REFRIGERATOR
RIGHT OF WAY
ROUGH OPENING
ROOF DRAIN OVERFLOW
ROOF DRAIN LEADER
RADIUS
QUANTITY
QUARRY TILE
POWER
POLYVINYLCLORIDE
PARTITION
POUNDS PER SQUARE INCH
POUNDS PER SQUARE FOOT
PREFABRICATED
PERFORATED
PORCELAIN
PLYWOOD
PLUMBING
PLASTIC
PLATE
PLASTER
PHASE
PERPENDICULAR
POINT OF CONNECTION
PLASTIC LAMINATE
PROPERTY LINE
PRECAST CONCRETE
OPPOSITE
OPENING
OVER HEAD
OUTSIDE AIR INTAKE
OUTSIDE RADIUS
ORNAMENTAL IRON
OVER HANG
OUTSIDE DIAMETER
ON CENTER
NOMINAL
NUMBER
NAILER
NOT FOR CONSTRUCTION
NON-CORROSIVE METAL
NOT TO SCALE
NOT IN CONTRACT
MULLION
METAL
MODULAR
MISCELLANEOUS
MINIMUM
MANUFACTURER
MANUFACTURING
MEDIUM
MECHANICAL
MAXIMUM
MATERIAL
MASONRY
MARBLE
MASONRY OPENING
MALLEABLE IRON
MANHOLE
MACHINE BOLT
LAMINATED VENEER LUMBER
LIGHTING
LIGHT
LINOLEUM
LINEAR
LEAD
LAVATORY
LATERAL
LAMINATE
LINEAR FEET
LIGHT EMITTING DIODE
KNOCK OUT
KILN DRIED
KNOCK DOWN
JOINT
JUNCTION
JUNCTION BOX
INTERIOR
INSULATION
"INCLUDE, INCLUSIVE"
IMPREGNATED
INTERMEDIATE METALLIC CONDUIT
ISOLATED GROUND
IDENTIFICATION
INSIDE FACE
INSIDE DIAMETER
INTERCOM OUTLET
HYDRAULIC
HOT WATER
"HEATING, VENTILATING & AIR CONDITIONING"
HEATER
HORIZONTAL
HEIGHT
HARDWARE
HARDBOARD
HANDICAPPED
HOLLOW METAL
HOLLOW CORE
HOSE BIBB
GYPSUM BOARD
GYPSUM
GALVANIZED RIGID TUBING
GATE VALVE
GRADE MARK
GLUE LAMINATED BEAM
GLASS
GROUND FAULT INTERRUPTER
GROUND FAULT CIRCUIT INTERRUPTER
GARAGE
GALVANIZED
GAUGE
GALVANIZED IRON
FURNISH
FOOTING
FIRE PROOF
FLUORESCENT
FLOORING
FLOOR
FINISH
FIRE HOSE CABINET
FOUNDATION
FIRE DEPARTMENT CONNECTION
FIRE ALARM CONTROL PANEL
FABRICATE
FIBERGLASS
FLOOR SINK
FACE OF
FIELD NAILING
FIRE EXTINGUISHER
FLOOR DRAIN
FLOOR CLEAN OUT
FAN COIL
FIRE ALARM
EXTERIOR
EXISTING
EXHAUST
EXCAVATE
ELECTRIC DRINKING COOLER
EVAPORATIVE COOLER
ESTIMATE
EQUIPMENT
EQUAL
ELECTRICAL NON-METALLIC TUBING
ELECTRICAL METALLIC TUBING
ELECTRICAL METALLIC CONDUIT
ELEVATOR
"ELECTRIC, ELECTRICAL"
ELEVATION
EACH
EACH WAY
END NAILING
EXPANSION JOINT
EXHAUST FAN
EXPANSION ANCHOR
DOOR
DOWN
DEAD LOAD
DIMENSION
DIAGONAL
DIAMETER
DEMOLITION
DOUBLE
DISHWASHER
DOWN SPOUT
DECOMPOSED GRANITE
DRINKING FOUNTAIN
PENNY
COPPER
CONTRACTOR
CONTINUOUS
CONSTRUCTION
CONCRETE
COMBINATION
COLUMN
CENTERED
CONCRETE MASONRY UNIT
CLEAR
CLOSET
CAULKING
CEILING
CENTERLINE
CIRCUIT BREAKER
CHANNEL
CUBIC FEET PER MINUTE
CERAMIC
CEMENT
CLOSED CIRCUIT TELEVISION
CAMBER
CABINET
CERAMIC TILE
CLEAN OUT
CONTROL JOINT
CAST IN PLACE
CONSTRUCTION DOCUMENTS
CONCRETE ASBESTOS PIPE
BRONZE
BEARING
BRASS
BEAM
BLOCKING
BLOCK
BUILDING
BOARD
BACK OF CURB
BUILT UP
BOTTOM OF FOOTING
BOTTOM OF
BOUNDARY NAILING
BENCH MARK
ANGLE
AMERICAN WIRE GAUGE
AVERAGE
ASPHALT
ANNEALED
ALTERNATE
ALUMINUM
AIR HANDLER UNIT
ABOVE GRADE
ADDITION or ADDENDUM
ACOUSTICAL CEILING TILE
ACOUSTIC
ASBESTOS-CEMENT BOARD
ABOVE
ACRYLONITRILE-BUTADIENE-STYRENE
AGGREGATE BASE COURSE
AIR CONDITIONING
ABOVE FINISHED GRADE
ABOVE FINISHED FLOOR
ANCHOR BOLT
AMPERES
YD.
W.I.
WD.
W/O
W/
WT.
WP
WCT
WDW
W/C
VERT.
VA
V.I.F.
V.B.
UR
UNF.
TYP.
TRANS.
TLT.
THRU
THK.
THD.
TH.
TEL.
T.V.
T.S.
T.O.W.
T.O.S.
T.O.M.
T.O.J.
T.O.F.
T.O.C.
T.O.B.
T.O.
T.M.B.
T.B.
T & G
SYS.
SYM
SW
SUSP.
STL.
STD.
STC
SQ. IN.
SQ. FT.
SPKR.
SPECS
SPA.
SIM.
SHT'G.
SH
SES
SECT.
SCHED.
SC
S/S
S/L
S.O.V.
S.D.
S.C.
RMV.
RM
REV.
RET.
REQ'D.
REINF.
REF.
REF
R.O.W. or R/W
R.O.
R.D.O.
R.D.L.
R
QTY.
Q.T.
PWR.
PVC
PTN.
PSI
PSF
PREFAB.
PERF.
PORC.
PLYWD.
PLUMB.
PLAS.
PL. or P
PL.
PH or ∅
PERP. or
P.O.C.
P.LAM.
P.L. or P
P.C.
OPPO.
OPNG.
OH
OAI
O.R.
O.I.
O.H.
O.D.
O.C.
NOM.
NO.
NLR.
NFC
NCM
N.T.S.
N.I.C.
MUL
MTL.
MOD
MISC.
MIN.
MFR.
MFG.
MED.
MECH.
MAX.
MAT'L
MAS.
MAR.
M.O.
M.I.
M.H.
M.B.
LVL
LTG.
LT.
LINO.
LIN.
LD.
LAV
LAT.
LAM
L.FT.
L.E.D.
KO
KD
K-D
JT.
JCT
J-BOX
INT.
INSUL.
INCL.
IMPG
IMC
IG
ID
I.F.
I.D.
I.C.
HYD.
HW
HVAC
HTR
HOR.
HGT.
HDW
HDBD.
H/C
H.M.
H.C.
H.B.
GYP. BD.
GYP.
GRC
GM
GM
GLB
GL
GFI
GFCI
GAR.
GALV.
GA.
G.I.
FURN.
FTG.
FP
FLUOR.
FLG.
FL
FIN.
FHC
FDN.
FDC
FACP
FAB.
F/G
F.S.
F.O.
F.N.
F.E.
F.D.
F.C.O.
F.C.
F.A.
EXT.
EXIST. or E
EXH.
EXC
EWC
EVAP.
EST.
EQUIP.
EQ.
ENT
EMT
EMC
ELEV.
ELECT.
EL
EA.
E.W.
E.N.
E.J.
E.F.
E.A.
DR
DN.
DL
DIM.
DIAG.
DIA. or ∅
DEMO
DBL.
D/W
D.S.
D.G.
D.F.
d
CU
CONTR.
CONT.
CONST.
CONC.
COMB.
COL.
CNTRD.
CMU
CLR.
CLO.
CLKG.
CLG.
CL or C
CKT. BKR.
CH or
CFM
CER
CEM.
CCTV
CAM.
CAB
C.T.
C.O.
C.J.
C.I.P.
C.D.
C.A.P.
BRZ
BRG.
BR
BM.
BLKG.
BLK.
BLDG
BD.
B/C
B.U.
B.O.F.
B.O.
B.N.
B.M.
AWG
AVG
ASPH.
ANL
ALT.
AL. or ALUM.
AHU
AG
ADD.
ACT
ACOU.
ACB
ABV.
ABS
ABC
A/C
A.F.G.
A.F.F.
A.B.
A
COLUMN OR GRID LINE
POINT OF CIRCLE QUAD
TO COLUMN LINE.
LETTERS LEFT TO RIGHT.
NUMBERS TOP TO
BOTTOM
1. ALL WORK LISTED, SHOWN, OR IMPLIED ON THESE CONSTRUCTION
DOCUMENTS SHALL BE SUPPLIED AND INSTALLED BY THE GENERAL CONTRACTOR EXCEPT WHERE NOTED OTHERWISE. CONTRACTOR
SHALL BE SOLELY RESPONSIBLE FOR EXECUTION OF WORK IN
ACCORDANCE WITH CONSTRUCTION DOCUMENTS. IT SHALL BE THE
CONTRACTOR'S RESPONSIBILITY TO COORDINATE THE
SUBCONTRACTORS'S WORK. THE CONTRACTOR SHALL CLOSELY
COORDINATE WORK WITH THAT OF SUBCONTRACTORS TO ASSURE
THAT ALL SCHEDULES ARE MET AND THAT ALL WORK IS DONE IN CONFORMANCE WITH PLANS & SPECS.xxxx
2. ALL MATERIALS, LABOR, INSTALLATION, FABRICATIONS, ETC. SHALL
CONFORM TO ALL APPLICABLE CODES & REGULATIONS INCLUDING
BUT NOT LIMITED TO THOSE LISTED UNDER PROJECT DATA IN
THESE DRAWINGS, AND ALL LOCAL CODES. CONTRACTOR SHALL
ADHERE TO ALL RULES GOVERNING CONSTRUCTION, SAFETY,
BUILDING ACCESS AND THE USE OF THE FACILITIES AS SET BY LOCAL & STATE AUTHORITIES AND THE LANDLORD.
3. ALL CONSTRUCTION SHALL COMPLY WITH ENERGY STANDARDS IN TITLE 24 OF THE CALIFORNIA STATE BUILDING CODE AS OUTLINED
IN THE ENERGY CERTIFICATES PROVIDED BY THE ENERGY
CONSULTANT.
4. ALL MECHANICAL, ELECTRICAL, LIGHTING, PLUMBING, FIREPROTECTION ENGINEERING TO BE "DESIGN BUILD" BY OTHERS.
OTHERS RESPONSIBLE FOR ENGINEERING, PERMITS, FEES,
CALCULATIONS, REPORTS, DRAWINGS, ETC. REQUIRED BY LOCAL AND ALL OTHER GOVERNING AGENCIES. SUCH DESIGN SHALL BE
FULLY COORDINATED WITH ALL INFORMATION PROVIDED IN THIS DRAWING SET.
5. ALL "DESIGN-BUILD" SUBCONTRACTORS SHALL OBTAIN PERMITS AND PAY PERMIT FEES FOR THEIR RESPECTIVE FIELDS OF WORK.
6. EXAMINATIONS OF THE SITE AND PORTIONS THEREOF WHICH WILL
AFFECT THIS WORK SHALL BE MADE BY THE GENERAL
CONTRACTOR AND SUBCONTRACTORS, WHO SHALL COMPARE IT
WITH THE DRAWINGS AND SATISFY THEMSELVES AS TO CONDITIONS UNDER WHICH WORK IS TO BE PERFORMED. THEY SHALL,
ASCERTAIN AND
7. CHECK LOCATIONS OF THE EXISTING STRUCTURES AND EQUIPMENT,
AND ALL CONDITIONS DURING CONSTRUCTION WHICH MAY AFFECT THEIR WORK. ANY CONFLICTS OR OMISSIONS, ETC. SHALL BE
REPORTED TO THE DESIGNER BEFORE BIDDING OR PROCEEDING
WITH ANY WORK.
8. ALL CONSTRUCTION DOCUMENTS ARE COMPLIMENTARY, AND WHAT IS CALLED FOR BY ONE WILL BE AS IF CALLED FOR BY ALL. ANY
WORK SHOWN OR REFERRED TO ON ANY CONSTRUCTION DOCUMENT
SHALL BE PROVIDED AS THOUGH ON ALL RELATED DOCUMENTS.
9. DRAWINGS SHALL NOT BE SCALED. ALL DIMENSIONS ON DRAWINGS TAKE PRECEDENCE OVER SCALE. DETAILS SHALL TAKE
PRECEDENCE OVER GENERAL FLOOR PLANS.
10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MEETING THE PROJECT SCHEDULE. PRIOR TO START OF PROJECT, THE GENERAL
CONTRACTOR SHALL VERIFY LEAD TIMES OF FINISH MATERIALS AND SPECIAL ITEMS TO ASSURE AVAILABILITY AS SCHEDULE REQUIRES.
THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR
MONITORING THE PROGRESS OF THE WORK AND INFORMING THE
DESIGNER AND TENANTS IMMEDIATELY OF ANY POTENTIAL DELAYS.
11. CERTAIN MATERIALS ARE SPECIFIED BY THEIR BRAND NAMES TO ESTABLISH STANDARDS OF QUALITY AND PERFORMANCE. ALL
REQUESTS FOR SUBSTITUTIONS OF ITEMS SPECIFIED SHALL BE
SUBMITTED TO THE ARCHITECT IN WRITING AT LEAST TWO WEEKS PRIOR TO ORDERING OR INSTALLATION. REQUESTS WILL BE
CONSIDERED ONLY IF A BETTER PRODUCT, A MORE ADVANTAGEOUS
DELIVERY DATE OR A LOWER PRICE WITH CREDIT TO THE TENANT
WILL BE PROVIDED WITHOUT SACRIFICING QUALITY, APPEARANCE AND FUNCTION. UNDER NO CIRCUMSTANCES WILL THE ARCHITECT
BE REQUIRED TO PROVE THAT A PRODUCT PROPOSED FOR
SUBSTITUTION IS NOT EQUAL QUALITY TO THE PRODUCT SPECIFIED.
SUBSTITUTE MATERIALS SHALL NOT BE PURCHASED OR INSTALLED WITHOUT THE DESIGNER'S WRITTEN APPROVAL.
12. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS AS REQUESTED
FOR FABRICATION ITEMS, CUT SHEETS OF ALL FIXTURES AND
EQUIPMENT, AND SAMPLES OF ALL FINISHES TO DESIGNER FOR
APPROVAL PRIOR TO INSTALLATION. BY APPROVING AND
SUBMITTING SHOP DRAWINGS AND SAMPLES, CONTRACTOR
REPRESENTS THAT HE DETERMINED AND VERIFIED FIELD
MEASUREMENTS, FIELD CONSTRUCTION CRITERIA, MATERIALS,
CATALOG NUMBERS, AND SIMILAR DATA AND THAT EACH
SUBMITTAL
13. SUBMITTAL HAS BEEN CHECKED AND COORDINATED WITH
CONTRACT REQUIREMENTS. CONTRACTOR IS RESPONSIBLE FOR
ACCURACY OF SHOP DRAWINGS, PROPER FITTINGS, COORDINATION
OF WORK, CONSTRUCTION TECHNIQUES, MATERIALS, AND WORK
REQUIRED BY CONTRACT DOCUMENTS. SUBMITTALS WILL BE
REQUIRED FOR: - PAINT.
0000
6 2
A4.1
2 A4.1
A
1 A
A3.1
4 A8.2
4 A8.2
ABBREVIATIONS SYMBOLS
GENERAL NOTES
0000
NORTH
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DESCRIPTIONDATE
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A0.1
GENERAL NOTES
424
-12
-140
09/03/2024
ITEM NO. 18.
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DESCRIPTIONDATE
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A0.3A
ARIEL VIEWPOINTS
424
-12
-140
NORTH ISOMETRIC
VIEWPOINT
EAST ISOMETRIC
VIEWPOINT
WEST ISOMETRIC
VIEWPOINT
SOUTH ISOMETRIC
VIEWPOINT
RESI-ONE
STORY
RESI-ONE
STORY
RESI-TWO
STORY
RESI-TWO
STORY
RESI-TWO
STORY
RESI-ONE
STORY
RESI-ONE
STORY
RESI-ONE
STORY
RESI-ONE
STORY
RESI-ONE
STORY
COMM. TWO
STY
PROPOSED
SITE
09/03/2024
ITEM NO. 18.
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DESCRIPTIONDATE
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A0.6 424
3D VIEWS -12-140
1 3D View 5
2 3D View 1
3 3D View 2
4 3D View 3
5 3D View 4
09/03/2024
ITEM NO. 18.
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DESCRIPTIONDATE
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A0.7
SHADOW STUDY
424-12-140
1 SUMMER- JUNE - 9AM
4 WINTER - DECE - 9AM
5 WINTER - DECE - 12PM
6 WINTER - DECE - 3PM
2 SUMMER- JUNE -12PM
3 SUMMER- JUNE -3PM
09/03/2024
ITEM NO. 18.
EXISTING
15415 NATIONAL AVE.
SINGLE FAMILY ONE STORY TO REMAIN
1600 SF. MAIN HOUSE
400 SF. GARAGE
TWO STORY
STRUCTURE
ADU 900 SF.
SEPERATE BUILDING
PERMIT.
PROPOERTY LINE
PROPOERTY LINE
PROPOERTY LINEPROPOERTY LINE
NATIONAL AVE.
EXISTING TO
REMAIN
RESI-TWO STY 373
BLACKWELL DRIVE
APN 424.12.124
RESI-TWO STY 377
BLACKWELL DRIVE
APN 424.12.124
RESI-ONE STY 15385
NATIONAL AVE.
APN 424.12.127
RESI-ONE STY
15425 NATIONAL AVE.
APN 424.12.007
RESI-ONE STY
113 LEILA CT.
APN 424.12.135
RESI-ONE STY 381
BLACKWELL DRIVE
APN 424.12.126
COMMERICAL OFFICETWO STY
BLACKWELL DR.
RESI-ONE STY
15439 NATIONAL AVE.
APN 424.12.137
DETACHED GARAGE RESI-TWO STY
15461 NATIONAL AVE.
APN 424.12.138
RESI-ONE STY
109 LEILA CT.
APN 424.12.134
1/A0.95/A0.92/A0.93/A0.9
4/A0.9
RESI-ONE STY 369
BLACKWELL DRIVE
APN 424.12.123
65' - 11"
76' - 11 1/2"
92' - 4"
103' - 4 1/2"
111' - 6"
SECOND FLR.
FIRST FLR.
6/A0.9
94' - 4 1/2"
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DESCRIPTIONDATE
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A0.8
SITE PLAN DIARGAM
424
-12
-140
1" = 20'-0" 1
SITE PROJECT NORTH Copy 1
NORTH
09/03/2024 IMAGE 01 IMAGE 02 IMAGE 03 IMAGE 04 IMAGE 05 IMAGE 06 IMAGE 08 IMAGE 09 IMAGE 10 IMAGE 11 IMAGE 12 IMAGE 13 NATIONAL AVE. DRIVEWAY DRIVEWAY #64 #61 #62 #64 #63 DRIVEWAY #63 #72 DRIVEWAY TO BE DEMOTO BE DEMO TO BE DEMO #72 #68 #71 TO BE DEMO TO BE DEMO TO BE DEMO TO BE DEMO TO BE DEMO IMAGE 07 TO BE DEMO 06,07,08 04,05 09,10,11 13 12 01,02,03
ITEM NO. 18.
30' - 0"
30' - 0"
27' - 4"
WD.FENCE
7' - 0"
SECOND FLR
111' - 6"
FIRST FLR
103' - 4"
EXISTING
13' - 7"
TREE
TREE
EXISTING
TREE
NEW TREE
10' - 0" 10' - 0"30' - 0"
12' - 11 1/2"
27' - 5"
26' - 10"
WD.FENCE
7' - 0"
8' - 0"
NEW TREE
FIRST FLR
76' - 11 1/2" 27' - 4 1/2"
SECOND FLR
112' - 4 1/2"
NORTH PROPERTY
381 BLACKWELL DRIVE
ONE STY 16-18' HT
NORTH PROPERTY
15385 NATIONAL AVE.
ONE STY 16-18' HT
18' - 0 1/2"
18' - 0"
27' - 4 1/2"
27' - 2"
66' - 0"
97' - 9 1/2"
WD.FENCE
7' - 0"
REAR OF PROPERTY
113 LEILA CT.
ONE STY 16-18' HT
PROPOSED PROPERTY FRONT OF PROPERTY
15411 NATIONAL AVE.
ONE STY 16-18' HT
NATIONAL AVE. STREET MEDICAL OFFICE BUILDING
NATIONAL AVE.
TWO STY 35'-38' HT
18' - 0"
16' - 0"
MAX.
29' - 9"
24' - 3"
GARAGE
39' - 9"
WD.FENCE
7-'0".
NO WINDOWS
2' - 0"
(N) TREES TO BE ADDED BY
OWNER FOR PRIVACY AS
NEEDED.
EXISTING TREE #72
SOUTH PROPERTY
15425 NATIONAL AVE.
ONE STY 16-18' HT
18' - 0"
FRONT OF PROPERTY
369 BLACKWELL DR.
ONE STY 24' HT
12' - 0" 12' - 0"
8' - 2"
94' - 4 1/2"
24' - 0"
WD FENCE
7' - 0"
EXISTING TREE #72
EXISTING TREE
NEIGHBORS
EXISTING TREE
NEIGHBORS
EXISTING TREE
NEIGHBORS
29' - 1"
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DESCRIPTIONDATE
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A0.9
DIAGRAM BUILDING STRUCTURE'S ADJACENT
424
-12
-140
1/16" = 1'-0"
1 BUILDING DIAGRAM 01
1/16" = 1'-0" 2
BUILDING DIAGRAM 02
1/16" = 1'-0"
3 BUILDING DIAGRAM 03
1/16" = 1'-0" 4
BUILDING DIAGRAM 04
1/16" = 1'-0"
5 BUILDING DIAGRAM 05
1/16" = 1'-0" 6
BUILDING DIAGRAM 06
09/03/2024
NORTHEAST PROPERTY
373 BLACKWELL DR.
TWO STY 28-30' HT
NORTHEAST PROPERTY
377 BLACKWELL DR.
TWO STY 28-30' HT
ITEM NO. 18.
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DESCRIPTIONDATE
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A0.10
STREETSCAPE
424-12-140
NORTH STREET COMMERCIAL BUILDING
(NATIONAL AVE.).
NORTH STREET COMMERCIAL BUILDING
(NATIONAL AVE.).
NORTH STREET COMMERCIAL BUILDING
(NATIONAL AVE.).
CONTINUE CONTINUE
SOUTH STREET COMMERCIAL BUILDING CONTINUE
(NATIONAL AVE.).
SOUTH STREET COMMERCIAL BUILDING
(NATIONAL AVE.).
09/03/2024
ITEM NO. 18.
EXISTING PLANTER
TO BE MAINTAIN
EXISTING PLANTER
TO BE MAINTAIN
EXISTING AREA TO
BE REMOVED TO
ACCOMM. PROPOSED
DRIVEWAY
#66
#62 #61
#64 #63
TO REMAIN ADJACENT
PROPERTY
#67
TO BE REMOVED
#68
#70 #69
TO REMAIN ADJACENT
PROPERTY
TO REMAIN PROVIDE TREE
PROTECTION DTL. D1
#65
TO REMAIN
#71
#72
TO REMAIN BETWEEN
PROPERTY
PROVIDE TREE
PROTECTION DTL. D1
EXISTING DRIVEWAY
TO BE REPAIR AS
NEEDED TO
ACCOMM. PROPOSED
EXISTING
STRUCTURE TO
REMAIN.
EXISTING AREA TO
BE REMOVED TO
ACCOMM. PROPOSED
DEDICATION
TO BE REMOVED GC TO REVIEW
ARBORISTS REPORT TO ACCOMM.
THE CITY ORD. REPLACMENT OF
TREES
(E) POWER LINE
OH OH
ABANDON EXISTING OVERHEAD
ELECTRICAL
EX. WM TO BE
RELOCATED
EX. FENCE TO
BE REMOVED
OH
OH
EX. WM TO
REMAIN
EX. 3 PURPLE
LEAF PLUMB
TREES TO BE
REMOVED.
TO BE
REMOVED
EX. POLE TO BE
RELOCATED
EX. ELEC.
PANEL TO
REMAIN
JT JT JT
EX. UNDERGROUND
ELECT.
WOOD FENCE TO REMAIN,
REPAIR AS NEEDED.
WOOD FENCE TO REMAIN,
REPAIR AS NEEDED.
WOOD FENCE TO REMAIN,
REPAIR AS NEEDED.
WOOD FENCE TO REMAIN,
REPAIR AS NEEDED.
WOOD FENCE TO REMAIN,
REPAIR AS NEEDED.
EX. PATH TO
REMAIN.
EX. FENCE
TO REMAIN.
TREE TO BE
REMOVED
ø 14' - 0"
ø 10' - 0"
ø 8' - 0"
ø 10' - 0"
ø 8' - 0"
9"
9"
24"
15"
8"
ss
ss
ss
w
EXISTING
STRUCTURE/BUILDING/FOUNDATION
TO BE REMOVED
EXISTING CONCRETE PAVING /
SIDEWALK TO BE REMOVED
TO REMAIN BETWEEN
PROPERTY
PROVIDE TREE
PROTECTION DTL. D2
NOTE:
DEMOLITION WORK HAS BEEN COMPLETED
UNDER A SEPARATE BUILDING PERMIT.
1. THE GENERAL CONTRACTOR AND SUB-CONTRACTORS SHALL VISIT THE
SITE PRIOR TO SUBMITTING HIS PROPOSAL TO BECOME FAMILIAR WITH
ALL EXISTING FIELD CONDITIONS AND REPORT ANY DISCREPANCIES TO
THE PROJECT MANAGER
2. DEMOLITION CONTRACTOR SHALL PROVIDE ALL NECESSARY
PROTECTION MEASURES TO SAFEGUARD THE PUBLIC DURING
CONSTRUCTION ACTIVITIES.
3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE
LOCATION OF ALL EXISTING UNDERGROUND AND OVERHEAD
UTILITIES TO SAFEGUARD AGAINST THE INTERRUPTION OF SERVICES TO THE PUBLIC.
4. OWNER HAS FIRST RIGHT OF REFUSAL OF ALL SALVAGEABLE
ITEMS. ALL EXISTING PERSONAL PROPERTY TO BE REMOVED BY
OTHERS PRIOR TO DEMOLITION. ALL REMAINING ITEMS ARE THE PROPERTY OF THE OWNER. GENERAL CONTRACTOR SHALL
COORDINATE WITH OWNER THE SALVAGE OF FIXTURES,
FURNISHINGS, DOORS & MISCELLANEOUS EQUIPMENT.
5. WHILE AN ATTEMPT HAS BEEN MADE TO SHOW THE ITEMS TO BE
REMOVED, IT IS THE RESPONSIBILITY OF THE VARIOUS CONTRACTORS TO
CONDUCT ON-SITE EXAMINATIONS AND FAMILIARIZE THEMSELVES WITH THE ACTUAL SITE CONDITIONS. ADDITIONAL ITEMS, NOT SHOWN TO BE
REMOVED, INTERFERING WITH THE COMPLETE REMOVAL OF THE
EXISTING BUILDING, SHALL BE REMOVED WITHOUT ADDITIONAL COST TO THE OWNER.
6. CARE SHOULD BE EXERCISED IN THE REMOVAL OF WORK TO PREVENT THE RELEASE OF TOXIC SUBSTANCES. SHOULD TOXIC SUBSTANCES, SUCH AS ASBESTOS BE ENCOUNTERED, THE OWNER SHALL BE NOTIFIED.
UPON AUTHORIZATION, THE DISPOSAL OF SAME SHALL CONFORM TO ALL GOVERNING CODES AND REGULATIONS. DISPOSAL SHALL BE DONE ONLY BY CONTRACTORS LICENSED FOR THIS WORK.
7. DURING DEMOLITION AND CONSTRUCTION OPERATIONS, PROVIDE ALL NECESSARY PROTECTION AND SAFE PASSAGE FOR THE PUBLIC. SUCH
AS BUT NOT
LIMITED TO: BARRICADES, TEMPORARY PARTITIONS, DUST BARRIERS, SIGNS, ETC. ERECT AND MAINTAIN THESE BARRIERS TO THE
SATISFACTION OF THE OWNER AND ALL APPLICABLE RULES AND
REGULATIONS.
8. CONTRACTOR SHALL TAKE PRECAUTIONS AS TO MINIMIZE DAMAGE TO ITEMS TO REMAIN,, INCLUDING ALL UTILITIES. DURING DEMOLITION AND
CONSTRUCTION OPERATIONS, ITEMS NOT SPECIFICALLY NOTED FOR
REMOVAL THAT ARE DAMAGED, SHALL BE REPAIRED OR REPLACED TO MATCH EXISTING CONDITIONS AT NO ADDITIONAL COST TO THE OWNER.
9. COORDINATE CONSTRUCTION TIMING, MOVEMENT OF CONSTRUCTION MATERIALS AND STORAGE OF REFUSE CONTAINERS WITH THE OWNER.
10. DEMOLISH ENTIRE BUILDING INCLUDING CONCRETE SLAB.
11. ELECTRICAL AND PLUMBING GENERAL CONT. TO CAP ALL LINES THAT ARE NOT IN USE, COORD WITH OWNER.
GENERAL DEMOLITION NOTES
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DESCRIPTIONDATE
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A0.11
EXISTING SITE & DEMO
424
-12
-140
3/32" = 1'-0" 1
SITE PROJECT EXISTING
SCOPE OF WORK
OWNER RESIDENCE
VYANKATESH B. & RAMYA
MUDDADA
15415 NATIONAL AVE.
LOS GATOS, CA. 95032
c408.382.1170
e [email protected]
LOT SIZE AND DRIVEWAY: THE LOT IS APPROXIMATELY 10,729 SQUARE FEET · GRADING: GRADING LEVELING BASIC ACCOMMATION NOT TO EXCEED (CUT&FILL) 50
CUBIC YARDS, FINAL GRADE UNDER A SEPATE SITE PREMIT
· PROTECTION THROUGHOUT: ENSURE THAT TREE PROTECTION MEASURES REMAIN IN PLACE THROUGHOUT THE ENTIRE DEMOLITION AND GRADING PROCESS. THIS INCLUDES MONITORING THE WORK SITE REGULARLY. REFER TO DETAIL SHOWN ON SHEET A0.11
• TREE REMOVAL PERMITS PENDING AND NOT PART OF THIS APPLICATION.
DESIGNER
JER DESIGN GROUP
15919 VILLAGE WAY
MORGAN HILL, CA. 95037
JOSE RAMA
c 408-843-8067
e [email protected]
NOTE:
A SEPARATE PERMIT IS REQUIRED FOR THE OFF-SITE
IMPROVEMENTS PLAN, AND AN ADDITIONAL TREE REMOVAL
PERMIT IS ALSO REQUIRED.
09/03/2024
ITEM NO. 18.
(E) DRIVEWAY TO REMAIN
REPAIR AS NEEDED TO
ACCOMM. PROPER
DRAINAGE SLOPE
SLOPE 1/4" MIN.
EXISTING
15415 NATIONAL AVE.
SINGLE FAMILY ONE STORY TO REMAIN
1600 SF. MAIN HOUSE
400 SF. GARAGE
TWO STORY
STRUCTURE
FF 311.57'
PAD 311.44'
ADU 900 SF.
SEPERATE BUILDING
PERMIT.
EXISTING WD FENCE @
6'-0", REPAIR AS NEEDED
2480 sf.
PROPOERTY LINE
126.22'
PROPOERTY LINE
PROPOERTY LINE
85'
PROPOERTY LINE
85'
NATIONAL AVE.
EXISTING TO
REMAIN
HARDSCAPE
PAVERS
1755 SF.
HARDSCAPE
CONCRETE
DRIVEWAY
EXISTING WD FENCE @
6'-0" REPAIR AS NEEDED.
EXISTING WD
FENCE @ 6'-0"
DRAIN AREA
LANDSCAPE
126.22'
#64 #63
#68
#70 #69
#71
#72
PROPOERTY LINE
124.00'
PROPOERTY LINE
124.00'
PROPOERTY LINE
124.00'
PROPOERTY LINE
65'
#65
#66
SLOPE
2%
SLOPE
SLOPE 1/4%
2%
SLOPE
2%
SLOPE
2%
01 01
01 04
04 04
04 04
04 06
02 05
05 02
03 03
06 SLOPE 1/4" MIN.
GRAVEL
GRAVEL ASSEMBLY
GRAVEL ASSEMBLY
NEW
NEW
NEW
NEW
NEW
NEW
01 NEW NEW NEW NEW NEW
FG
310.86
311.65
310.36 309.81
309.40
309.23
311.15 310.65
FG
310.31
FG
309.73
311.80
311.21
310.73
310.50
309.02 308.68 308.35
310.55
309.27
309.27
309.06
309.40
310.44
310.55
01 01 01 01
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A0.12
CONCEPTURAL LANDSCAPE
424
-12
-140
3/32" = 1'-0" 1
SITE PROJECT LANDSCAPE LANDSCAPE PLAN LEGEND
#01 - LEYLAND CYPRESS, ZONES 4–9)
TOTAL 9
#02 - CORAL BARK JAPANESE MAPLE TREE
(5-9) - 24" BOX
TOTAL 2
#03 - BLUE RUG JUNIPER JUNIPERUS
HORIZONTALIS ‘WILTONII’ ZONE 3-9 - 24"
BOX
TOTAL 4
#04 - ORANGE NEW ZEALAND SEDGE
(CAREX TESTACEA, ZONES 6–10)
TOTAL 50
#05 - SUNDOWNER’ NEW ZEALAND FLAX
(PHORMIUM ‘SUNDOWNER’, ZONES 8B–11)
TOTAL 6
#06 - ELIJAH BLUE’ BLUE FESCUE (FESTUCA
GLAUCA ‘ELIJAH BLUE’, ZONES 4–9)
TOTAL 60
09/03/2024
ITEM NO. 18.
EXISTING LANDSCAPE, REMOVE
TO ACCOMM. CONCRETE SLAB
FOR (N) DRIVEWAY AND CITY
SIDEWALK
EXISTING LANDSCAPE, STRIP TO BE REDUCE
TO ACCOMM. DRIVEWAY AND A PRIVACY
SCREEN
(E) DRIVEWAY TO REMAIN
REPAIR AS NEEDED TO
ACCOMM. PROPER
DRAINAGE SLOPE
EXISTING
15415 NATIONAL AVE.
SINGLE FAMILY ONE STORY TO REMAIN
1600 SF. MAIN HOUSE
400 SF. GARAGE
TWO STORY
STRUCTURE
FF 311.57'
PAD 311.44'
EXISTING WD FENCE @
6'-0", REPAIR AS NEEDED
2480 sf.
PROPOERTY LINE
126.22'
PROPOERTY LINE
PROPOERTY LINE
85'
PROPOERTY LINE
85'
NATIONAL AVE.
EXISTING TO
REMAIN
EXISTING TO
REMAIN
HARDSCAPE
PAVERS
HARDSCAPE
CONCRETE
DRIVEWAY
EXISTING WD FENCE @
6'-0" REPAIR AS NEEDED.
EXISTING WD
FENCE @ 6'-0"
LANDSCAPE
LANDSCAPE
126.22'
#64 #63
#68
#70 #69
#71
#72
PROPOERTY LINE
124.00'
PROPOERTY LINE
124.00'
PROPOERTY LINE
124.00'
PROPOERTY LINE
65'
PROPOERTY LINE
20'
EX. WM TO
REMAIN
JT
NEW POWER
POLE
42"
10-12" 10"
10"
#65
#66
12" 12"
48"
E
SLOPE
2%
SLOPE
SLOPE 2%
5%
SLOPE SLOPE
SLOPE
SE-5
ST-256 ST-250
SE-5
SE-5
SE-5
NEW CLEAN-OUT
LOCATION
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A0.13
EROSION CONTROL
424-12-140
NORTH
3/32" = 1'-0"
1 EROSION CONTROL
09/03/2024
ITEM NO. 18.
EXISTING LANDSCAPE, REMOVE
TO ACCOMM. CONCRETE SLAB
FOR (N) DRIVEWAY AND CITY
SIDEWALK
EXISTING LANDSCAPE, STRIP TO BE REDUCE
TO ACCOMM. DRIVEWAY AND A PRIVACY
SCREEN
(E) DRIVEWAY TO REMAIN
REPAIR AS NEEDED TO
ACCOMM. PROPER
DRAINAGE SLOPE
SLOPE 1/4" MIN.
EXISTING
15415 NATIONAL AVE.
SINGLE FAMILY ONE STORY TO REMAIN
1600 SF. MAIN HOUSE
400 SF. GARAGE
SETBACK
8' - 0"
SETBACK
8' - 0"
TWO STORY
STRUCTURE
FF 311.57'
PAD 311.44'
ADU 900 SF.
SEPERATE BUILDING
PERMIT.
SETBACK
20' - 0"
25' - 0"
EXISTING WD FENCE @
6'-0", REPAIR AS NEEDED
2480 sf.
PROPOERTY LINE
126.22'
PROPOERTY LINE
PROPOERTY LINE
85'
PROPOERTY LINE
85'
NATIONAL AVE.
EXISTING TO
REMAIN
EXISTING TO
REMAIN
HARDSCAPE
PAVERS
HARDSCAPE
CONCRETE
DRIVEWAY
EXISTING WD FENCE @
6'-0" REPAIR AS NEEDED.
EXISTING WD
FENCE @ 6'-0"
26' - 11"
LANDSCAPE
LANDSCAPE
8' - 3"
126.22'
#64 #63
#68
#70 #69
#71
#72
20' - 0" LANDSCAPE
3' - 5"
PROPOERTY LINE
124.00'
PROPOERTY LINE
124.00'
PROPOERTY LINE
124.00'
5' - 0" 5'-0".
DEDICATION
10'-0".
ROW
20' - 0"
PROPOERTY LINE
65'
PROPOERTY LINE
20'
EX. WM TO
REMAIN
JT JT JT
NEW POWER
POLE
NEW LOCATION
WM
WM
WM
5' PSE
W W
W W
W W W
W
W
ss ss ss ss ss
ss
8 A8.0
8 A8.0
42"
ø 35' - 0"
10-12"
ø 15' - 0"
10"
10"
ø 8' - 0"
#65
#66
ø 8' - 0"
ø 15' - 0"
ø 15' - 0"
12" 12"
48"
ø 45' - 0"
NEW POWER
POLE
2' - 8"
2' - 8"
03 A8.0
4 A8.0
02 A8.0
SIM.
E E E ELE
E
ss
E
ss
ss
ss
SETBACK
25'-0".
SLOPE
2%
SLOPE
SLOPE 2%
5%
SLOPE SLOPE
SLOPE
4 A8.0
1 A3.1
1 A3.1
2 A3.1
2 A3.1
SE-5
07 A8.0
NEW
NEW
EXISTING
2' - 8"
NEW CLEAN-OUT
LOCATION
(N) CURB,GUTTER
NEW CLEAN-OUT
LOCATION
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A1.0 424
SITE PLAN
-12
-140
1 3/32" = 1'-0"
SITE PROJECT PROPOSED
NORTH
09/03/2024
ITEM NO. 18.
FLOOR PLAN KEYNOTES
LINEN CLOSET - PROVIDE 5-20" DEEP SHELVES - DETERMINE
SPACING ON JOB WITH ARCHITECT & CLIENT.
BUILT-IN MILLWORK - SEE INTERIOR ELEVATIONS. REFER TO MILLWORK DESIGN
UNDERMOUNT FARM SINK, KITCHEN SINK WITH
GARBAGE DISPOSAL - SELECTED BY OWNER
LAVATORY AND FAUCET - SELECTED BY OWNER
GAS RANGE COOKTOP - SEE APPLIANCE & EQUIPMENT SCHEDULE
KITCHEN ISLAND
BAR SINK - SELECTED BY OWNER, SEE DTL .
SHOWER HEAD - SELECTED BY OWNER
COUNTER TOP - SELECTED BY OWNER
TOILET- SELECTED BY OWNER
TOILET-PAPER HOLDER - SELECTED BY OWNER
PEDESTAL SINK - SELECTED BY OWNER
MIRROR - SEE INTERIOR ELEVATIONS FOR DIMENSIONS
TOWEL BAR TO BE SELECTED - PROVIDE BLKG IN WALL
REFRIGERATOR SPACE, PROVIDE RECESSED BOX FOR WATERLINE &
SHUT-OFF VALVE IN WALL FOR ICE MAKER - SEE APPLIANCE &
EQUIPMENT SPEC.
DISHWASHER - SEE APPLIANCE & EQUIPMENT SCHEDULE
SHOWER SHELF - SELECTED BY OWNER
CLOTHES WASHER - PROVIDE PLUMBING & GALVANIZED FLASHING PAN
UNDER UNIT & RECESSED VALVE AND DRAIN BOX IN WALL
SHOWER, SEE DTL. AND , SHOWER SURROUND -
SELECTED BY OWNER
PULL DOWN ATTIC ACCESS, SEE DTL.
WINE COOLER - SELECTED BY OWNER
PROVIDE HOT & COLD WATER ROUGH-IN FOR N.I.C.
WATER SOFTENER
CLOTHES ROD WITH 12" DEEP FIXED SHELF ABOVE, SEE DTL.
WALK-IN BATH TUB EQUIPPED WITH EXTENSION BOX TO FIT OPENING, SEE DTL.
HANDRAIL - SEE DTL.
PANTRY SHELVES - PROVIDE ADJUSTABLE SHELVES
ROOF LINE ABOVE
GAS FIREPLACE - SELECTED BY OWNER
TEMPERED GLASS SHOWER SCREEN & DOOR
CRAWL SPACE VENTILATION AREAWAY - EXISTING LOCATION
PROVIDE NEW TEMPERED SHOWER GLASS DOOR WITH TOWEL BAR
CABINET SYSTEMS - N.I.C. TO BE PROVIDED & INSTALLED BY OWNER
DOWNSPOUT
BUILT-IN MICROWAVE & OVEN - SELECTED BY OWNER
UNDERCOUNTER LAZY SUSAN UNIT
TEMPER GLASS PANEL DOOR
CLOTHES DRYER - PROVIDE VENT TO EXTERIOR WITH BACKDRAFT DAMPER IN ACCORDANCE WITH CMC 504.3.2 - SEE APPLIANCE & EQUIPMENT SCHEDULE
ADJUSTABLE SHOWER HEAD W/HANDSHOWER - SELECTED BY OWNER
BUILT-IN CABINET FOR TELEVISION
1. ALL FLOOR PLAN DIMENSIONS ARE FROM FACE OF STUD TO FACE OF STUD, U.O.N. WHERE CLEAR DIMENSION IS INDICATED, IT SHALL BE FROM FACE OF FINISH TO FACE OF FINISH. WHERE CENTERLINE DIMENSION IS INDICATED, IT SHALL BE FROM CENTERLINE OF OBJECT NOTED.
2. CONTRACTOR TO PROVIDE RECESSED BOXES BEHIND ALL
REFRIGERATORS ICE-MAKERS & WATER LINE AND WASHER/DRYER.
CAULKING ALL AROUND RECESSED BOXES
3. REFER TO PROJECT INFORMATION SHEET FOR ROOF/ATTIC &
UNDERFLOOR VENTILATION CALCULATIONS.
4. PROVIDE FLOORING TRANSITION STRIP BETWEEN DISSIMILAR MATERIALS.
5. MECHANICAL & PLUMBING VENTS THROUGH EXTERIOR WALLS SHALL BE
EQUIPPED WITH WALL CAP, BUILT-IN BACKDRAFT DAMPER & BIRD SCREEN.
WILDLAND URBAN INTERFACE FIRE HAZARD AREA
A. EXTERIOR WALL COVERING ARE CONSTRUCTED OF NONCOMBUSTIBLE MATERIALS.
B. EXTERIOR WALL VENTS (CRAWL SPACE VENTS, COMBUSTION
AIR VENTS, ETC.)SPECIFY SUCH OPENING SHALL BE COVERED
W/CORROSION-RESISTANT NON-COMBUSTIBLE WIRE MESH WITH
MESH OPENINGS OF 1/8 INCH MAX. PER CRC R337.6.2.
6. FOR ROOM FINISHES, SEE ROOM FINISH SCHEDULE SHEET
7. SEE INTERIOR ELEVATION SHEETS FOR MOUNTING HEIGHTS
OF BATHROOM ACCESSORIES, COUNTERTOP HEIGHTS.
8. SEE SHEET A-0.1 FOR ABBREVIATIONS, LEGENDS, SYMBOLS.
9. WHERE DOOR LOCATIONS ARE NOT SPECIFIED, CENTER IN WALL OR INSTALL 4" FROM FACE OF ADJACENT WALL FRAMING.
10. ALL INTERIOR WALLS TO BE WALL TYPE C U.O.N. - SEE WALL LEGEND.
FLOOR PLAN NOTES
11. EACH BEDROOM AND OUTSIDE SLEEPING AREA, PROVIDED WITH A SMOKE AND CARBON MONOXIDE DETECTORS INSTALLED IN A ACCORDANCE WITH CRC. R.315
CARBON MONOXIDE ALARMS COMBINED WITH SMOKE SHALL COMPLY WITH SECTION R315, ALL APPLICABLE STANDARD, AND REQUIREMENTS FOR LISTING AND APPROVAL BY THE OFFICE OF THE STATE FIRE MARSHAL, FOR SMOKE ALARM. 01 02
03 04
05 06
07 08
09 10
11 12
13 14
15 16
17 18
19 20
21 MILLWORK FINISH TO BE SELECTED BY OWNER - SEE INTERIOR ELEVATIONS 22 UNDERMOUNT VANITY SINK - SELECTED BY OWNER
23 24 WALL-MOUNTED RANGE HOOD - SEE APPLIANCE & EQUIPMENT
SCHEDULE
25 26
27 28
29 30
32 31
33 34
35 36
LAUNDRY SINK - SELECTED BY OWNER
37 38
39 40
41 42
43 44
45 ROOF VENT (VENTILATION) OHAGIN 72 SQ.IN. NFVA. OR EQUAL, SEE DTL.
46 PATIO DECK CONCRETE OR COMPOSITE ASSEMBLY BY TREX OR EQUAL.
COLOR TO BE SELECTED BY OWNER. (TO BE DETERMINED BY OWNER). 47 CONCRETE SLAB
48 PRE-FABRICATED COLUMN COVER, SEE DTL.
COLUMNS MDO WITH STONE VENEER BASE, SEE DTL.
A4.0 2
A4.1
1 3 4 5 6
B1
C1
E1
A4.1
2 A1
1 A2.1
TWO CAR
GARAGE
429 SF
GRT ROOM
77 REF.
3' - 8"
4' - 0"
7' - 7 1/2" 5' - 4 1/2" 6' - 3 1/2" 12' - 4 1/2" 21' - 7 1/2" 2' - 0 1/2"
6' - 9 1/2"
SINK
OVEN
/ MW
4' - 4" 5' - 6"
1' - 9"
12' - 8 1/2"
5' - 1 1/2" 9' - 10 1/2"
GUEST BEDRM
W.I.C.
GRM BATHRM
HALLWAY
FOYER
HALLWAY
CLT
27 SF
POWDER
81 LIVING ROOM
2 A2.1
12' - 11" 8' - 2" 16' - 1" 11' - 9 1/2"
48' - 11 1/2"
9' - 11 1/2" 6' - 1 1/2" 37' - 1" 25' - 10 1/2" 1' - 7 1/2" 1 2
80' - 8"
11' - 9 1/2" 16' - 1" 21' - 1"
48' - 11 1/2"
2' - 10 1/2" 7' - 1" 4' - 10 1/2" 1' - 3"
9' - 11 1/2" 70' - 8 1/2"
80' - 8"
2' - 10 1/2" 7' - 1" 4' - 10 1/2" 22' - 4 1/2" 17' - 7" 28802480P
2680
2680
2680
2680
2880
16080G
1 A4.0
10' - 4" 16' - 2"
3' - 9" 12' - 7" 9' - 9" 13' - 10" 5' - 6"
1' - 3 1/2"
31' - 6" 16' - 11 1/2"
21' - 3" 3' - 6" 17' - 6" 5' - 10 1/2" 3' - 6 1/2" 6' - 0" 17' - 7 1/2" 4' - 2 1/2" 4' - 3" 12' - 5 1/2" 4' - 1 1/2" 21' - 4" 6' - 6 1/2"
4860
2424
2660
4848
84 2660 2660
5060
13' - 6" 2' - 1 1/2"
1' - 10 1/2" 4' - 1" 4' - 1" 2' - 10 1/2"
901 SF.
-
---
2' - 1 1/2"
3 A2.1
11' - 1"
4' - 2 1/2" 6' - 10 1/2"
D/W
SINK
MINI
FRIDGE
EXH. FAN 42"
4 A2.1
GARAGE STG.
0' - 5 1/2"
1' - 10" 1' - 10"
KITCHEN
PANTRY
A5.1
1 A5.2
4 2880
3080
5' - 4"
3' - 0"
2' - 4"
2 A1.3
5' - 2"
2 22' - 4"
11' - 0" 20' - 0"
3' - 10"
21' - 0"
20' - 0"
20' - 0"
1722 SF.
PAD 311.44'
FF 311.57'
PAD 311.44'
FF 311.57'
PAD 309.77'
FF 309.77'
MOTORCYCLE
STORAGE
SLOPE 1/4"
SLOPE 1/4"
SLOPE 1/4"
SLOPE 1/4"
1' - 8" 1' - 8 1/2"
1' - 4" 17' - 6" 16' - 1 1/2" 0' - 11 1/2"
2 1' - 3"
MILLWORK WINE HOLDER
INCL. SINK
0' - 8 1/2"
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
2 010924 PLANNING 2 VYANKATESH B. & RAMYA MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A1.1
FIRST Lvl
- FLOOR PLAN
424
-12
-140
1/4" = 1'-0" 1
FIRST Lvl
FIRST FLOOR: 1,722 SF.
GARAGE: 901 SF.
TOTAL: 2,623 SF.
2 09/03/2024
ITEM NO. 18.
FLOOR PLAN KEYNOTES
LINEN CLOSET - PROVIDE 5-20" DEEP SHELVES - DETERMINE
SPACING ON JOB WITH ARCHITECT & CLIENT.
BUILT-IN MILLWORK - SEE INTERIOR ELEVATIONS. REFER TO MILLWORK DESIGN
UNDERMOUNT FARM SINK, KITCHEN SINK WITH
GARBAGE DISPOSAL - SELECTED BY OWNER
LAVATORY AND FAUCET - SELECTED BY OWNER
GAS RANGE COOKTOP - SEE APPLIANCE & EQUIPMENT SCHEDULE
KITCHEN ISLAND
BAR SINK - SELECTED BY OWNER, SEE DTL .
SHOWER HEAD - SELECTED BY OWNER
COUNTER TOP - SELECTED BY OWNER
TOILET- SELECTED BY OWNER
TOILET-PAPER HOLDER - SELECTED BY OWNER
PEDESTAL SINK - SELECTED BY OWNER
MIRROR - SEE INTERIOR ELEVATIONS FOR DIMENSIONS
TOWEL BAR TO BE SELECTED - PROVIDE BLKG IN WALL
REFRIGERATOR SPACE, PROVIDE RECESSED BOX FOR WATERLINE &
SHUT-OFF VALVE IN WALL FOR ICE MAKER - SEE APPLIANCE &
EQUIPMENT SPEC.
DISHWASHER - SEE APPLIANCE & EQUIPMENT SCHEDULE
SHOWER SHELF - SELECTED BY OWNER
CLOTHES WASHER - PROVIDE PLUMBING & GALVANIZED FLASHING PAN
UNDER UNIT & RECESSED VALVE AND DRAIN BOX IN WALL
SHOWER, SEE DTL. AND , SHOWER SURROUND -
SELECTED BY OWNER
PULL DOWN ATTIC ACCESS, SEE DTL.
WINE COOLER - SELECTED BY OWNER
PROVIDE HOT & COLD WATER ROUGH-IN FOR N.I.C.
WATER SOFTENER
CLOTHES ROD WITH 12" DEEP FIXED SHELF ABOVE, SEE DTL.
WALK-IN BATH TUB EQUIPPED WITH EXTENSION BOX TO FIT OPENING, SEE DTL.
HANDRAIL - SEE DTL.
PANTRY SHELVES - PROVIDE ADJUSTABLE SHELVES
ROOF LINE ABOVE
GAS FIREPLACE - SELECTED BY OWNER
TEMPERED GLASS SHOWER SCREEN & DOOR
CRAWL SPACE VENTILATION AREAWAY - EXISTING LOCATION
PROVIDE NEW TEMPERED SHOWER GLASS DOOR WITH TOWEL BAR
CABINET SYSTEMS - N.I.C. TO BE PROVIDED & INSTALLED BY OWNER
DOWNSPOUT
BUILT-IN MICROWAVE & OVEN - SELECTED BY OWNER
UNDERCOUNTER LAZY SUSAN UNIT
TEMPER GLASS PANEL DOOR
CLOTHES DRYER - PROVIDE VENT TO EXTERIOR WITH BACKDRAFT DAMPER IN ACCORDANCE WITH CMC 504.3.2 - SEE APPLIANCE & EQUIPMENT SCHEDULE
ADJUSTABLE SHOWER HEAD W/HANDSHOWER - SELECTED BY OWNER
BUILT-IN CABINET FOR TELEVISION
1. ALL FLOOR PLAN DIMENSIONS ARE FROM FACE OF STUD TO FACE OF STUD, U.O.N. WHERE CLEAR DIMENSION IS INDICATED, IT SHALL BE FROM FACE OF FINISH TO FACE OF FINISH. WHERE CENTERLINE DIMENSION IS INDICATED, IT SHALL BE FROM CENTERLINE OF OBJECT NOTED.
2. CONTRACTOR TO PROVIDE RECESSED BOXES BEHIND ALL
REFRIGERATORS ICE-MAKERS & WATER LINE AND WASHER/DRYER.
CAULKING ALL AROUND RECESSED BOXES
3. REFER TO PROJECT INFORMATION SHEET FOR ROOF/ATTIC &
UNDERFLOOR VENTILATION CALCULATIONS.
4. PROVIDE FLOORING TRANSITION STRIP BETWEEN DISSIMILAR MATERIALS.
5. MECHANICAL & PLUMBING VENTS THROUGH EXTERIOR WALLS SHALL BE
EQUIPPED WITH WALL CAP, BUILT-IN BACKDRAFT DAMPER & BIRD SCREEN.
WILDLAND URBAN INTERFACE FIRE HAZARD AREA
A. EXTERIOR WALL COVERING ARE CONSTRUCTED OF NONCOMBUSTIBLE MATERIALS.
B. EXTERIOR WALL VENTS (CRAWL SPACE VENTS, COMBUSTION
AIR VENTS, ETC.)SPECIFY SUCH OPENING SHALL BE COVERED
W/CORROSION-RESISTANT NON-COMBUSTIBLE WIRE MESH WITH
MESH OPENINGS OF 1/8 INCH MAX. PER CRC R337.6.2.
6. FOR ROOM FINISHES, SEE ROOM FINISH SCHEDULE SHEET
7. SEE INTERIOR ELEVATION SHEETS FOR MOUNTING HEIGHTS
OF BATHROOM ACCESSORIES, COUNTERTOP HEIGHTS.
8. SEE SHEET A-0.1 FOR ABBREVIATIONS, LEGENDS, SYMBOLS.
9. WHERE DOOR LOCATIONS ARE NOT SPECIFIED, CENTER IN WALL OR INSTALL 4" FROM FACE OF ADJACENT WALL FRAMING.
10. ALL INTERIOR WALLS TO BE WALL TYPE C U.O.N. - SEE WALL LEGEND.
FLOOR PLAN NOTES
11. EACH BEDROOM AND OUTSIDE SLEEPING AREA, PROVIDED WITH A SMOKE AND CARBON MONOXIDE DETECTORS INSTALLED IN A ACCORDANCE WITH CRC. R.315
CARBON MONOXIDE ALARMS COMBINED WITH SMOKE SHALL COMPLY WITH SECTION R315, ALL APPLICABLE STANDARD, AND REQUIREMENTS FOR LISTING AND APPROVAL BY THE OFFICE OF THE STATE FIRE MARSHAL, FOR SMOKE ALARM. 01 02
03 04
05 06
07 08
09 10
11 12
13 14
15 16
17 18
19 20
21 MILLWORK FINISH TO BE SELECTED BY OWNER - SEE INTERIOR ELEVATIONS 22 UNDERMOUNT VANITY SINK - SELECTED BY OWNER
23 24 WALL-MOUNTED RANGE HOOD - SEE APPLIANCE & EQUIPMENT
SCHEDULE
25 26
27 28
29 30
32 31
33 34
35 36
LAUNDRY SINK - SELECTED BY OWNER
37 38
39 40
41 42
43 44
45 ROOF VENT (VENTILATION) OHAGIN 72 SQ.IN. NFVA. OR EQUAL, SEE DTL.
46 PATIO DECK CONCRETE OR COMPOSITE ASSEMBLY BY TREX OR EQUAL.
COLOR TO BE SELECTED BY OWNER. (TO BE DETERMINED BY OWNER). 47 CONCRETE SLAB
48 PRE-FABRICATED COLUMN COVER, SEE DTL.
COLUMNS MDO WITH STONE VENEER BASE, SEE DTL.
A4.0 2
A4.1
1 3 5 6
B1
C1
E1
A4.1
2 A1
1 A2.1
OPEN BELOW
STAIR
OPEN BELOW
1518 SF.
BATHRM#3 BEDRM#3 BEDRM#4
CLT.#4
CLT#3
BATHRM#4
13' - 0" 6' - 0" 13' - 2 1/2" 17' - 0" 4' - 7" 15' - 7" 75 SF
HALLWAY
119
12' - 0"
2 A2.1
1 2
2480P
2480P
6080L
2880
2880
12' - 11" 8' - 2" 16' - 1" 11' - 9 1/2"
48' - 11 1/2"
9' - 11 1/2" 6' - 1 1/2" 1' - 7 1/2"
80' - 8"
11' - 9 1/2" 16' - 1" 21' - 1"
48' - 11 1/2"
9' - 11 1/2" 70' - 8 1/2"
80' - 8"
1 A4.0
2424
3' - 3 1/2" 6' - 8" 3' - 3"
EQ EQ
1' - 2"
5060
2' - 9" 6' - 8"
5060
EQ EQ
6' - 8" 14' - 9" 14' - 1 1/2" 5' - 8" 3' - 9" 13' - 6" 2' - 1 1/2" EQ EQ
-
---
1' - 10 1/2" 4' - 1" 4' - 1" 2' - 10 1/2"
27' - 10 1/2"
4070 4070
4070
4070
4070
4070
40710 4071
SOLATUBE
DETAIL
-
---
3 A2.1
14' - 4" 14' - 0 1/2" 3' - 6 1/2"
4' - 7" 7' - 9"
SOLATUBE
DETAIL
6' - 10 1/2" 7' - 6"
2' - 10 1/2" 2' - 10 1/2"
6' - 0 1/2" 4' - 3 1/2" 2' - 9"
SEATING
LAUNDRY ROOM
STG.
MTR BATHRM
MTR CLT.
MASTER
BEDROOM
5060
4060
4' - 0"
SOLATUBE
DETAIL
5' - 9"
SINK SINK
SINK
TUB
SLIDING
TUB
SLIDING
4 A2.1
5' - 11"
0' - 10" 0' - 10"
4" / 1'-0"
4" / 1'-0"
4" / 1'-0"
4" / 1'-0"
A5.3
1 A5.2
10 A5.3
6 1' - 2"
2880
2880
6080L
4060
2' - 10" 2' - 10"
0' - 10" 0' - 10"
1' - 2"
0' - 10" 2' - 6" 2' - 6" 0' - 10"
6' - 8"
0' - 10" 2' - 6" 2' - 6" 0' - 10"
6' - 8"
9' - 2 1/2" 9' - 4 1/2"
3' - 8"
TUB TOILET
3" / 1'-0"
12' - 5 1/2"
3" / 1'-0"
3" / 1'-0"
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
2 010924 PLANNING 2 VYANKATESH B. & RAMYA MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A1.2
SECOND Lvl
- FLOOR PLAN
424
-12
-140
1/4" = 1'-0" 1
SECOND Lvl
SECOND FLOOR: 1,518 SF.
2 2
09/03/2024
ITEM NO. 18.
A4.1 1
3456
B1
C1
E1
A1
2 A2.1
12 4
A2.1
JR ADU
500 SF.
CELLAR
21' - 1" 16' - 1"
8' - 11 1/2" 14' - 1" 8' - 11 1/2" 5' - 1" 3' - 8" FACE OF SURFACE 37' - 2"
64' - 7"
12' - 11" 8' - 2" 16' - 1"
37' - 2"
3' - 8 1/2"
5' - 1 1/2"
RI 12 / TR 11
13' - 5 1/2"
5' - 1"
0' - 11"
1' - 5"
0' - 11"
0' - 11"
0' - 11"
0' - 11"
0' - 11"
0' - 11"
0' - 11"
0' - 11"
0' - 11"
0' - 11"
0'-11".
0' - 10 1/2"
1200 SF.
LOWER
LANDING
EGRESS WINDOW
REF.
D/W SINK
EXH. FAN
/ MICRO
RANGE.
BATHRM
25' - 2 1/2" 6' - 1 1/2" 0' - 5 1/2"
JADU UNDER SEPARATE
BUILDING PERMIT, NOT
PART OF THIS APPLICATION.
REFERENCE ONLY
2' - 0 1/2" 4' - 7"
2 2
A1.3
EGRESS DR
OWNER HAVE DESIGNATED
AND ALLOCATED THIS AREA
TO BE A CELLAR
2 2
JADU UNDER SEPARATE
BUILDING PERMIT, NOT
PART OF THIS APPLICATION.
REFERENCE ONLY
FLOOR PLAN KEYNOTES
LINEN CLOSET - PROVIDE 5-20" DEEP SHELVES - DETERMINE
SPACING ON JOB WITH ARCHITECT & CLIENT.
BUILT-IN MILLWORK - SEE INTERIOR ELEVATIONS. REFER TO MILLWORK DESIGN
UNDERMOUNT FARM SINK, KITCHEN SINK WITH
GARBAGE DISPOSAL - SELECTED BY OWNER
LAVATORY AND FAUCET - SELECTED BY OWNER
GAS RANGE COOKTOP - SEE APPLIANCE & EQUIPMENT SCHEDULE
KITCHEN ISLAND
BAR SINK - SELECTED BY OWNER, SEE DTL .
SHOWER HEAD - SELECTED BY OWNER
COUNTER TOP - SELECTED BY OWNER
TOILET- SELECTED BY OWNER
TOILET-PAPER HOLDER - SELECTED BY OWNER
PEDESTAL SINK - SELECTED BY OWNER
MIRROR - SEE INTERIOR ELEVATIONS FOR DIMENSIONS
TOWEL BAR TO BE SELECTED - PROVIDE BLKG IN WALL
REFRIGERATOR SPACE, PROVIDE RECESSED BOX FOR WATERLINE &
SHUT-OFF VALVE IN WALL FOR ICE MAKER - SEE APPLIANCE &
EQUIPMENT SPEC.
DISHWASHER - SEE APPLIANCE & EQUIPMENT SCHEDULE
SHOWER SHELF - SELECTED BY OWNER
CLOTHES WASHER - PROVIDE PLUMBING & GALVANIZED FLASHING PAN
UNDER UNIT & RECESSED VALVE AND DRAIN BOX IN WALL
SHOWER, SEE DTL. AND , SHOWER SURROUND -
SELECTED BY OWNER
PULL DOWN ATTIC ACCESS, SEE DTL.
WINE COOLER - SELECTED BY OWNER
PROVIDE HOT & COLD WATER ROUGH-IN FOR N.I.C.
WATER SOFTENER
CLOTHES ROD WITH 12" DEEP FIXED SHELF ABOVE, SEE DTL.
WALK-IN BATH TUB EQUIPPED WITH EXTENSION BOX TO FIT OPENING, SEE DTL.
HANDRAIL - SEE DTL.
PANTRY SHELVES - PROVIDE ADJUSTABLE SHELVES
ROOF LINE ABOVE
GAS FIREPLACE - SELECTED BY OWNER
TEMPERED GLASS SHOWER SCREEN & DOOR
CRAWL SPACE VENTILATION AREAWAY - EXISTING LOCATION
PROVIDE NEW TEMPERED SHOWER GLASS DOOR WITH TOWEL BAR
CABINET SYSTEMS - N.I.C. TO BE PROVIDED & INSTALLED BY OWNER
DOWNSPOUT
BUILT-IN MICROWAVE & OVEN - SELECTED BY OWNER
UNDERCOUNTER LAZY SUSAN UNIT
TEMPER GLASS PANEL DOOR
CLOTHES DRYER - PROVIDE VENT TO EXTERIOR WITH BACKDRAFT DAMPER IN ACCORDANCE WITH CMC 504.3.2 - SEE APPLIANCE & EQUIPMENT SCHEDULE
ADJUSTABLE SHOWER HEAD W/HANDSHOWER - SELECTED BY OWNER
BUILT-IN CABINET FOR TELEVISION
1. ALL FLOOR PLAN DIMENSIONS ARE FROM FACE OF STUD TO FACE OF STUD, U.O.N. WHERE CLEAR DIMENSION IS INDICATED, IT SHALL BE FROM FACE OF FINISH TO FACE OF FINISH. WHERE CENTERLINE DIMENSION IS INDICATED, IT SHALL BE FROM CENTERLINE OF OBJECT NOTED.
2. CONTRACTOR TO PROVIDE RECESSED BOXES BEHIND ALL
REFRIGERATORS ICE-MAKERS & WATER LINE AND WASHER/DRYER.
CAULKING ALL AROUND RECESSED BOXES
3. REFER TO PROJECT INFORMATION SHEET FOR ROOF/ATTIC &
UNDERFLOOR VENTILATION CALCULATIONS.
4. PROVIDE FLOORING TRANSITION STRIP BETWEEN DISSIMILAR MATERIALS.
5. MECHANICAL & PLUMBING VENTS THROUGH EXTERIOR WALLS SHALL BE
EQUIPPED WITH WALL CAP, BUILT-IN BACKDRAFT DAMPER & BIRD SCREEN.
WILDLAND URBAN INTERFACE FIRE HAZARD AREA A. EXTERIOR WALL COVERING ARE CONSTRUCTED OF NON -
COMBUSTIBLE MATERIALS. B. EXTERIOR WALL VENTS (CRAWL SPACE VENTS, COMBUSTION AIR VENTS, ETC.)SPECIFY SUCH OPENING SHALL BE COVERED
W/CORROSION-RESISTANT NON-COMBUSTIBLE WIRE MESH WITH
MESH OPENINGS OF 1/8 INCH MAX. PER CRC R337.6.2.
6. FOR ROOM FINISHES, SEE ROOM FINISH SCHEDULE SHEET
7. SEE INTERIOR ELEVATION SHEETS FOR MOUNTING HEIGHTS
OF BATHROOM ACCESSORIES, COUNTERTOP HEIGHTS.
8. SEE SHEET A-0.1 FOR ABBREVIATIONS, LEGENDS, SYMBOLS.
9. WHERE DOOR LOCATIONS ARE NOT SPECIFIED, CENTER IN WALL OR INSTALL 4" FROM FACE OF ADJACENT WALL FRAMING.
10. ALL INTERIOR WALLS TO BE WALL TYPE C U.O.N. - SEE WALL LEGEND.
FLOOR PLAN NOTES
11. EACH BEDROOM AND OUTSIDE SLEEPING AREA, PROVIDED WITH A SMOKE AND CARBON MONOXIDE DETECTORS INSTALLED IN A ACCORDANCE WITH CRC. R.315
CARBON MONOXIDE ALARMS COMBINED WITH SMOKE SHALL COMPLY WITH SECTION R315, ALL APPLICABLE STANDARD, AND REQUIREMENTS FOR LISTING AND APPROVAL BY THE OFFICE OF THE STATE FIRE MARSHAL, FOR SMOKE ALARM. 01 02
03 04
05 06
07 08
09 10
11 12
13 14
15 16
17 18
19 20
21 MILLWORK FINISH TO BE SELECTED BY OWNER
- SEE INTERIOR ELEVATIONS
22 UNDERMOUNT VANITY SINK - SELECTED BY OWNER
23 24 WALL
-MOUNTED RANGE HOOD - SEE APPLIANCE & EQUIPMENT
SCHEDULE
25 26
27 28
29 30
32 31
33 34
35 36
LAUNDRY SINK - SELECTED BY OWNER
37 38
39 40
41 42
43 44
45 ROOF VENT (VENTILATION) OHAGIN 72 SQ.IN. NFVA. OR EQUAL, SEE DTL.
46 PATIO DECK CONCRETE OR COMPOSITE ASSEMBLY BY TREX OR EQUAL.
COLOR TO BE SELECTED BY OWNER. (TO BE DETERMINED BY OWNER). 47 CONCRETE SLAB
48 PRE
-FABRICATED COLUMN COVER, SEE DTL.
COLUMNS MDO WITH STONE VENEER BASE, SEE DTL.
FIRST Lvl
1' - 8"
BASEMENT Lvl -8' - 4"
GRADE Lvl
0' - 0"
B1
44" MAX. 4' - 0"
R310.1 EMERGENCY ESCAPE AND RESCUE OPENING
REQUIRED
BASEMENTS, HABITABLE ATTICS AND EVERY SLEEPING
ROOM SHALL HAVE NOT LESS THAN ONE OPERABLE
EMERGENCY ESCAPE AND RESCUE OPENING. WHERE
BASEMENTS CONTAIN ONE OR MORE SLEEPING ROOMS,
AN EMERGENCY ESCAPE AND RESCUE OPENING SHALL
BE REQUIRED IN EACH SLEEPING ROOM. EMERGENCY
ESCAPE AND RESCUE OPENINGS SHALL OPEN DIRECTLY
INTO A PUBLIC WAY.
EMERGENCY ESCAPE AND RESCUE OPENINGS ARE NOT
REQUIRED FROM BASEMENTS OR SLEEPING ROOMS
THAT HAVE AN EXIT DOOR OR EXIT ACCESS DOOR THAT
OPENS DIRECTLY INTO A PUBLIC WAY OR TO A YARD,
COURT OR EXTERIOR EGRESS BALCONY THAT OPENS
TO A PUBLIC WAY.
AN EGRESS LADDER OR STEP MAY ENCROACH INTO
WELL UP TO 6". STEPS AND/OR DISTANCE BETWEEN
RUNGS OF THE LADDER CAN'T EXCEED 18". THE RUNGS
OF AN EGRESS LADDER MUST BE 12" WIDE OR GREATER
AND MUST PROJECT A MINIMUM OF 3" AWAY FROM THE
BACK WALL, BUT CAN'T EXCEED 6" FROM THE BACK OF
THE WALL.
LADDER
BOLT TO
CONCRETE
WALL
DRAIN
CONNECTION TO
FOUNDATION
GRADE @ REAR
0' - 11 3/8"
3' - 8"
SHEET OF
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COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
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OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
2 010924 PLANNING 2 VYANKATESH B. & RAMYA MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A1.3
BASEMENT Lvl
424-12-140
1/4" = 1'-0"
1 BASEMENT Lvl
3/8" = 1'-0"
2 BASEMENT SECTION EGRESS
2 CELLAR : 1, SF.
JADU : 500 SF.
2 09/03/2024 200
ITEM NO. 18.
A4.0
2 A4.1 1
3456
B1
C1
E1
A4.1 2
A1
D1
1 A2.1
2 A2.1
12 -
1 A4.0
---
3 A2.1
SOLATUBE
DETAIL
SOLATUBE
DETAIL
SOLATUBE
DETAIL
4" / 1'-0" 4" / 1'-0"
4" / 1'-0"
4" / 1'-0"
4" / 1'-0"
4" / 1'-0"
4" / 1'-0"
4" / 1'-0" 4" / 1'-0"
4" / 1'-0"
4" / 1'-0"
SOLATUBE
DETAIL
2 A1.3
1' - 3 1/2"
0' - 4"
1' - 5 1/2"
1' - 5 1/2"
2' - 3 1/2"
ROOF CLASS A
ASSEMBLY
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A1.4
MAIN STRUCT - ROOF PLAN
424-12-140
1/4" = 1'-0"
1 PLATE HT.
09/03/2024
ITEM NO. 18.
FIRST Lvl
1' - 8"
SECOND Lvl
12' - 10"
BASEMENT Lvl -8' - 4"
PLATE HT.
22' - 10"
A1 B1 C1 D1 E1
U.S.S.
11' - 8"
8' - 8 1/2"
ROOF RIDGE
30' - 0"
311.44'
322.61'
332.61'
339.77'
29' - 0 1/2"
28' - 4" 0' - 8 1/2"
303.10'
310.77'
TOP OF 2X6 PLUS
BOTT. OF 2X8 RAFTER
NON-HABITABLE SPACE AND WE ARE UNDER
THE MAX. HT. OF 7'-6"
non-habitable
6' - 11 1/2"
2 FIRST Lvl
1' - 8"
SECOND Lvl
12' - 10"
BASEMENT Lvl -8' - 4"
PLATE HT.
22' - 10"
GRADE Lvl
0' - 0"
123456
U.S.S.
11' - 8"
ROOF RIDGE
30' - 0"
GRADE @ REAR
0' - 11 3/8"
311.44'
322.61'
332.61'
339.77'
303.10'
310.77'
309.78'
2 2
2 7' - 2" 10' - 0" 11' - 2" 1' - 8"
MAX.HT.
30' - 0"
5 FIRST Lvl
1' - 8"
BASEMENT Lvl -8' - 4"
A1 B1
OPENING
7' - 6"
8' - 8 1/2"
1' - 3 1/2"
6' - 10 1/2"
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
2 010924 PLANNING 2 VYANKATESH B. & RAMYA MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A2.1
BUILDING SECTIONS
424-12-140
1/4" = 1'-0"
1 Section 1
1/4" = 1'-0"
2 Section 4
1/4" = 1'-0"
3 Section 12
1/4" = 1'-0"
4 Section 15
09/03/2024
ITEM NO. 18.
FIRST Lvl
1' - 8"
SECOND Lvl
12' - 10"
BASEMENT Lvl -8' - 4"
PLATE HT.
22' - 10"
GRADE Lvl
0' - 0"
U.S.S.
11' - 8"
ROOF RIDGE
30' - 0"
SLOPE 2%
339.77'
332.61'
311.44'
309.69'
303.10'
PROPERTY LINESTRUCTURE SETBACKSTRUCTURE SETBACKPROPERTY LINE 20' - 1" 25' - 0 1/2"
322.61'
EXISTING GRADE
TO BE GRADED
310.65'
310.77'
311.44'
309.40'
SLOPE 2%
309.94'
30' - 0"
FIRST Lvl
1' - 8"
SECOND Lvl
12' - 10"
BASEMENT Lvl -8' - 4"
PLATE HT.
22' - 10"
GRADE Lvl
0' - 0"
U.S.S.
11' - 8"
ROOF RIDGE
30' - 0"
PROPERTY LINESTRUCTURE SETBACKSTRUCTURE 8'-0"PROPERTY LINE
SETBACK
8' - 0"
STRUCTURE SETBACK
26' - 9 1/2"
PROPOSED DRIVEWAY GARAGE LIVING
BASEMENT
LIVING
ATTIC
339.77'
332.61'
311.44'
309.77'
303.10'
322.61'
1' - 8"
SLOPE 5% SLOPE 5%
309.77'
309.27'
309.02'
309.35'
27' - 5"
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A3.1
SITE SECTION
424-12-140
3/16" = 1'-0"
1 SITE SECTION
3/16" = 1'-0"
2 SITE SECTION 02
09/03/2024
ITEM NO. 18.
123456
789
10 11
12 13
14 15
16 17
18 19
20 21
ELEVATION KEYNOTES LEGEND
FASCIA BOARD
LIGHTWEIGHT CONCRETE TILES - TILE OR EQUAL.
ROOFING SHALL BE RATED CLASS "C" MIN., WITH ALL
CORROSION RESISTANT FASTENERS
GALVANIZED SHEET METAL DOWNSPOUT.
PAINT TO MATCH ADJACENT WALL
VALLEY FLASHING ON ROOF
CEMENT PLASTER : SAND FLOAT FINISH
ADDRESS NUMBER. MIN. 4" HIGH WITH CONTRASTING
COLOR TO BACKGROUND
WIDE GALVANIZED SHEET METAL GUTTER.
PAINT TO MATCH TRIM
MARVIN WINDOW OR SEQUEL SELECTED BY OWNER
DECORATIVE WOOD BRACKET. SEE DETAIL
IRON DOOR OR NANO, PRODUCT TO BE EQUAL
TRIM AROUND WINDOWS, DOORS & OPENING TO
MATCH BASE, PRECAST PROFILE TO BE SELECTED BY
OWNER
TOP OF LIGHT FIXTURE MOUNTED ON A TRIM TO
MATCH WINDOW AND OPENING SELECTION
CONTROL JOINT, TYP.
PRECAST CONCRETE TREADS.
SEE DETAILS
STAIN COLUMNS
CONCRETE STEPS, TRAVERTINE TILES TO MATCH
@ PLATFORM LARGE FORMAT TILES
22 ATTIC ROOF VENT. SEE DETAIL
23 24
26 STUCCO BASE CONT. (PROJECTED)
GAS METER & ELEC. METERS - SEE SITE PLAN
6' GOOD NEIGHBOR FENCE FOR PRIVACY, SEE DTL
STEPPED FOUNDATION WALL - S.S.D. & CIVIL DWGS
STONE VENEER (EL DORADO) MAX. DEPTH TO BE 1"
ALUMINUM GARAGE W/POLYURETHANE INSULATION RVALUE. DOOR TO BE SELECTED BY OWNER.
WALL CAP (OWNER TO SELECT TYPE & FINISH)
25 WOOD PLANKS AT UNDERSIDE OF STRUCT. STAIN TO
MATCH EXT. COLUMNS STAIN COLOR TO BE
SELECTED BY OWNER
27 IRON DOORS AND ACCENT ELEMENTS
28 PAVERS, COLOR AND SIZE TO BE SELECTED BY
OWNER
29 LARGE BOWL PLANTER, LANDSCAPE TO HAVE WATER
DRIP CONNECTION. COLOR AND SIZE TO BE
SELECTED BY OWNER
30 CONTROL JOINT TO BE PAINTED TO MATCH ADJACENT
SURFACE
STANDING SEAM ROOF DARK-BRONZE
31 SIDING BOARD
BALLY BAND TO MATCH TRIM AT DOORS AND
WINDOWS
32 SUN TUBE TO MATCH COLOR OF TILE (SELECTED BY
OWNER)
33 34 SKYLIGHT (SELECTED BY OWNER)
35 FIRST Lvl
1' - 8"
SECOND Lvl
12' - 10"
PLATE HT.
22' - 10"
GRADE Lvl
0' - 0"
E1 D1 C1 B1 A1
U.S.S.
11' - 8"
1 66
14 13
32 13
13 32
26 20
26 1
TOP OF RIDGE LINE
7' - 2" 10' - 0" 1' - 2" 10' - 0" 1' - 8"
3' - 1 1/2"
1 27
33 33
19 33
19 15411
9 309.78'
311.44'
322.61'
332.61'
339.77'
ROOF RIDGE
30' - 0"
MAX.
30' - 0" 2
GRADE @ REAR
0' - 11 3/8"
4' - 7"
TOP OF RIDGE LINE
TOP OF RIDGE LINE
3' - 3"
7' - 0 1/2"
10' - 6 1/2"
TOP OF RIDGE LINE
FIRST Lvl
1' - 8"
SECOND Lvl
12' - 10"
PLATE HT.
22' - 10"
A1 B1 C1 D1 E1
U.S.S.
11' - 8"
30 12
20 20
26 TOP OF RIDGE LINE
4' - 6" 10' - 0" 1' - 2" 10' - 0"
TOP OF RIDGE LINE
2 33
5 7
13 11
2 33
19 34
ROOF RIDGE
30' - 0"
311.44'
322.61'
332.61'
339.77'
310.73'
GRADE @ REAR
0' - 11 3/8"
26' - 4 1/2"
21' - 10 1/2"
2 1
/8"
/
1 '
-0"
4 "
/
1 '-0
"
2 1/8
"
/
1 '-0
"
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
2 010924 PLANNING 2 VYANKATESH B. & RAMYA MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A4.0
PROPOSED BUILDING ELEVATIONS
424-12-140
1/4" = 1'-0"
1 FRONT ELEVATION
1/4" = 1'-0"
2 REAR ELEVATION
1 1
09/03/2024 PLAIN FROSTED, LIGHT DIFFUSE & ETCHED WINDOW FILM
ITEM NO. 18.
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 ELEVATION KEYNOTES LEGEND
FASCIA BOARD
LIGHTWEIGHT CONCRETE TILES - TILE OR EQUAL.
ROOFING SHALL BE RATED CLASS "C" MIN., WITH ALL
CORROSION RESISTANT FASTENERS
GALVANIZED SHEET METAL DOWNSPOUT.
PAINT TO MATCH ADJACENT WALL
VALLEY FLASHING ON ROOF
CEMENT PLASTER : SAND FLOAT FINISH
ADDRESS NUMBER. MIN. 4" HIGH WITH CONTRASTING
COLOR TO BACKGROUND
WIDE GALVANIZED SHEET METAL GUTTER.
PAINT TO MATCH TRIM
MARVIN WINDOW OR SEQUEL SELECTED BY OWNER
DECORATIVE WOOD BRACKET. SEE DETAIL
IRON DOOR OR NANO, PRODUCT TO BE EQUAL
TRIM AROUND WINDOWS, DOORS & OPENING TO
MATCH BASE, PRECAST PROFILE TO BE SELECTED BY
OWNER
TOP OF LIGHT FIXTURE MOUNTED ON A TRIM TO
MATCH WINDOW AND OPENING SELECTION
CONTROL JOINT, TYP.
PRECAST CONCRETE TREADS.
SEE DETAILS
STAIN COLUMNS
CONCRETE STEPS, TRAVERTINE TILES TO MATCH
@ PLATFORM LARGE FORMAT TILES
22 ATTIC ROOF VENT. SEE DETAIL
23 24
26 STUCCO BASE CONT. (PROJECTED)
GAS METER & ELEC. METERS - SEE SITE PLAN
6' GOOD NEIGHBOR FENCE FOR PRIVACY, SEE DTL
STEPPED FOUNDATION WALL - S.S.D. & CIVIL DWGS
STONE VENEER (EL DORADO) MAX. DEPTH TO BE 1"
ALUMINUM GARAGE W/POLYURETHANE INSULATION RVALUE. DOOR TO BE SELECTED BY OWNER.
WALL CAP (OWNER TO SELECT TYPE & FINISH)
25 WOOD PLANKS AT UNDERSIDE OF STRUCT. STAIN TO
MATCH EXT. COLUMNS STAIN COLOR TO BE
SELECTED BY OWNER
27 IRON DOORS AND ACCENT ELEMENTS
28 PAVERS, COLOR AND SIZE TO BE SELECTED BY
OWNER
29 LARGE BOWL PLANTER, LANDSCAPE TO HAVE WATER
DRIP CONNECTION. COLOR AND SIZE TO BE
SELECTED BY OWNER
30 CONTROL JOINT TO BE PAINTED TO MATCH ADJACENT
SURFACE
STANDING SEAM ROOF DARK-BRONZE
31 SIDING BOARD
BALLY BAND TO MATCH TRIM AT DOORS AND
WINDOWS
32 SUN TUBE TO MATCH COLOR OF TILE (SELECTED BY
OWNER)
33 34 SKYLIGHT (SELECTED BY OWNER)
35 FIRST Lvl
1' - 8"
SECOND Lvl
12' - 10"
PLATE HT.
22' - 10"
GRADE Lvl
0' - 0"
3 4 5 6
1 A2.1
1 2
U.S.S.
11' - 8"
13' - 5"
1 10' - 0" 1' - 2" 10' - 0" 1' - 8"
22' - 10"
TOP OF RIDGE LINE
10' - 0" 1' - 2" 10' - 0" 0' - 8 1/2"
TOP OF RIDGE LINE25' - 10"
1 12
30 20
12 12
33 34
19 32 32
2 A1.3
ROOF RIDGE
30' - 0"
GRADE @ REAR
0' - 11 3/8"
311.44'
322.61'
332.61'
339.77'
310.73'
309.78'
2 2
2 2
A3.1
FIRST Lvl
1' - 8"
SECOND Lvl
12' - 10"
PLATE HT.
22' - 10"
GRADE Lvl
0' - 0"
6 5 4 3
1 A2.1
2 1
U.S.S.
11' - 8"
20 21
12 12
1' - 8" 10' - 0" 1' - 2" 10' - 0"1' - 8" 10' - 0" 1' - 2" 10' - 0" 3' - 1 1/2"
29' - 0 1/2"
23 8
8 20
17 17
20 2
A1.3
309.78'
311.44'
322.61'
332.61'
339.77'
0' - 11 1/2"
310.73'
ROOF RIDGE
30' - 0"
2 2
2 0' - 6"
310.28'
2 2
2 A3.1
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
2 010924 PLANNING 2 VYANKATESH B. & RAMYA MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A4.1
PROPOSED BUILDING ELEVATIONS
424
-12
-140
1/4" = 1'-0" 1
SOUTH SIDE ELEVATION
1/4" = 1'-0" 2
NORTH SIDE ELEVATION
1 1
1 2
09/03/2024 PLAIN FROSTED, LIGHT DIFFUSE & ETCHED WINDOW FILM 35 35
ITEM NO. 18.
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER OR ARCHITECT.
email: [email protected]
408.843.8067 c
2019
JER DESIGN GROUP
Y:\Shared\Project's\New
folder\DWG'S\opt. two
elevation Ramya. - Rev.
Two.rvt
VYANKATESH B. & RA
MUDDADA RES.
424-12-137
Author
Checker15415 NATIONAL AVE. LOS GATOS, CA.
A4.3
COURTYURD ELEVATIONS / MAT.
424-12-137
Jose Rama CONCRETE LIGHT TILES ROOF 140
140
Jose Rama MYA
Jose Rama FACADE NATURAL STONE
VENEER MAX. 2" THK
WAINSCOT SILL
FRONT ENTRANCE
MARVIN OR EQUEL SLIDING
DOORS
SMOOTH STUCCO FINISH
SIMPLY ELEGANT APPEARANCE EXTERIOR WITH WOOD TRIM
MOLDING
WALL MOUNTED SCONCE
ROOF TYPE CLASS A DOWN-LIGHT 01 231025 PLANNING 01
Jose Rama Jose Rama
07/02/2024
EXTERIOR SIDE WINDOW PANELS, ON THE NORTH SIDE
ELEVATION TO BE PLAIN FROSTED, LIGHT DIFFUSING & ETCHED FILM. THE TWO LOWER PANEL ON BOTH WINDOWS.
WINDOWS PANEL DIFFUSE 09/03/2024
ITEM NO. 18.
Scale: 1 1/2'' = 1'-0''
TYPICAL SCORE JOINT
1/2" TOOLED SCORE LINE
AGGREGATE BASE.
CONCRETE SIDEWALK
@ 5'-0" O.C.
0' - 4"
CENTER OF SLAB
O.C. EA. WAY AT
#3 DIA. BARS @ 24"
Scale: 1 1/2'' = 1'-0''
TYPICAL EXPANSION JOINT
CONC. SIDEWALK/
CENTER OF SLAB
O.C. EA. WAY AT
#3 DIA. BARS @ 24"
JOINT W/ 1/2"
1/2" FIBER EXP.
AGGREGATE BASE
DRIVEWAY
SEALANT FILL
0' - 4"
TYP. NO.8 AGGREGATE IN
OPENING
MIN. 4" THICK NO.57 STONE
OPEN-GRADED BASE
SOIL SUBGRADE
BEDDING COURSE 1.5 TO 2" THICK
TYP. NO.8 AGGREGATE
EDGE RESTRANT METAL OR
PLASTIC / WGALV. SPIKE
GEOTEXTILE AS REQUIRED ON
BOTTOM AND SIDE OF OPEN WITH
DESIGN.
NOTES: ASTM NO.3 OR 4 STONE
MAY BE SUBSTITED FOR NO.2
STONE ASTM NO.89 OR 9 STONE
MAY BE USED IN THE PAVER
OPENING
Scale: 1/2" = 1'-0"
PAVERS ASSEMBLY, PERMEABLE
OPT. CURB/EDGE RESTRAINT WITH CUT-
OUTS FOR OVERFLOW DRAINAGE
CONCRETE PAVERS MIN. 3
1/8" THICK
NO.2 STONE SUBBASE -
THCKNESS VARIES W/ DESIGN.ED
BASE
1' - 4" 0' - 10"
1' - 0"
GRADE (E)
PAVERS
B-CAP 2"
6"X16"X8" GROUT
CONC. BLK WALL
#4 TOP
#4 HORZ.
#4 @16" CENTER OF
WALL ALT. BENDSHORZ.
MORTAR
STONE FACADE
OWNERS OPTION
BOTHSIDE
Scale: 1 1/2" = 1'-0"
SITE-LOWPONY WALL
PAVING JOINTS (FLUSH)
MIN. 4" COMPACTED AGGREAGE
BASE
95% COMPACTED SUBGRADE
1"-2" MORTAR SETTING BED
GEOTEXTILE AS REQUIRED
MIN. BASE THICKNESS WALKWAY
OR PATIO 6" MIN.
Scale: 1/2" = 1'-0"
PAVERS ASSEMBLY, TYP.
0' - 6"
4"-6"
0' - 2"
4"-6" CONCRETE SLAB
GOOD NEIGHBOR FENCE
1"x8"
PLANKS
2"x4" CONT.
4x4 POSTS MAX 8'
O.C.
1"x1" CLEATS EA.
SIDE
2"x6" CONT. REDWOOD.TYP
SECTION
12" SQ. 12 GA.
GALV.
BASE W/AB44
REDWOOD
(TYP.)
1"x1" CLEATS EA.
SIDE
12"
∅ 48"
DEEP CONC. FOOTING
OVERLAP
1/2"
P.T.D.F.
2"x8" CONT.
BOTTOM RAIL
ELEVATION
0' - 1 1/2"
6' - 0" 1' - 0"
0' - 1"
4' - 10"
0' - 1"
0' - 2"
LATTICE ON TOP, MAX 7'-0"
STONE PAVERS,(SIZE,
PATTERN AND SHAPE ARE
VARIABLE).
2" MORTAR SETTING BED
MIN. BASE THICKNESS WALKWAY
OR PATIO 6" MIN.
Scale: 1/2" = 1'-0"
PAVERS ASSEMBLY, PERMEABLE
0' - 6" 0' - 6"
6" MIN. COORD. W/ OWENERS
AND LANDSCAPE DESIGNER
(TURF OR GRASS).
MIN. 4" THICK NO.57 STONE
OPEN-GRADED BASE
SOIL SUBGRADE
GEOTEXTILE AS REQUIRED ON
BOTTOM AND SIDE OF OPEN WITH
DESIGN.
NO.2 STONE SUBBASE -
THCKNESS VARIES W/ DESIGN.ED
BASE
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A8.0
DETAILS - SITE
424-12-140
01 02
03 06
07 1/2" = 1'-0"
8 FENCE DETAIL
4 09/03/2024
ITEM NO. 18.
HEAD FLASHING
(INSTALL OVER JAMB
FLASHING)
FLASHING DETAIL
JAMB
FLASHING
DOOR JAMB
DOOR SEE PAN FLASHING
DETAIL ABOVE
FACE OF WALL
DOOR
DOOR FRAME
SEALANT AT CORNER
JAMB FLASHING
(INSTALL UNDERNEATH
HEAD FLASHING
HEAD FLASHING
CUT INSIDE
CORNER
CUT 1/2"DEEP KERF
26 GA. G.I.
CONTINUOUS PAN
FLASHING, SOLDIER
ALLJOINTS, (NO
COLD
SOLDER JOINTS)
(NOTE: DETAIL
SHOWS
ONE SIDE ONLY)
THIS CORNER MUST FOLD
UNDERNEATH HORIZONTAL
LIP (@ HEAD FLASHING
ONLY)
BEND PROFILE
(TYP. @ HEAD
& JAMB FLASHING)
Scale: N.T.S."
DOOR FLASHING V.I.F.
4"
V.I.F.
4"
MIN. VARIES
0' - 1"
1/8".
4"
THRESHOLD PAN FLASHING
1 5/16".
90.00°
3/16".
1/2".
1 21/64".
Scale: 3" = 1'-0"
WALL TYPE AS
INDICATED ON FLOOR
PLANS
INTERIOR DOOR HEAD/JAMB SIM.
DOOR TRIM @ HEAD / CORNER
6" HEAD
TRIM
6" JAMB
CASING
DOOR
DOUBLE 2x4 STUDS @ DOOR JAMB
HEADER @ DOOR HEAD
SHIM
DOOR FRAME
WOOD TRIM ACCENT TRIM AT
HEAD. & JAMB TYP. TO MATCH
FLOOR
0' - 0 1/2"
CONT. Z-SHADOW BEAD ALUMN.-STR PRIME
PAINTED
CONT. ZBEAD
10" BASE
10" BASE
FULLY SOLDER ALL FOUR
PLANES ATM JOINT, TYP.
Scale: 3/4" = 1'-0"
TWO PIECE
FLASHING
SHEET METAL PAN ISOMETRIC
TYP. OPER. WINDOW/DR JAMB @ STONE
SCALE : 3" = 1'-0"
Grid
POINTING SEALANT ,TYP.
METAL FLASHING
OVER SAF
SAF AROUND ALL
CORNERS UPTO JAMB
DOUBLE 2x
STUDS
5/8" GYP. BD.
F-R PLYWD.
SHEATHING
INSUL.R19
SEE T-24
WRB
WINDOW MUST BE INSTALLED ACCORDING TO THE MANUFACTURER'S SPECIFICATIONS AND MUST ALLOW FOR PROPER INSTALLATION OF THE FINISHED SILLS AND JAMBS.
BEDDING MASTIC OR
FOAM TAPE PER MFR 0' - 2" 0' - 6"
LAP
0' - 4" SAF 0' - 3"
2X WD. STUD
FRAMING AT WALL
FIN. WD STOOL
STONE SILL SLOPED
TO DRAIN
STEEL CSMT
WINDOW/OUTSWING
DR AS SCHEDULED
MECH. FASTENER AT
JAMB END 0' - 2 1/2"
0' - 1"
0' - 3"
INSULATION, SEE WRB
TITLE 24 REPORT
1/2" PLYWOOD SHEATHING -S.S.D
( FIRE RETARDANT AT STONE
VENEER ONLY)
5/8" GYP. BD.
Scale: 3" = 1'-0"
WINDOW SILL @ STONE VENEER
SECTION
LIMESTONE SILL W/TOP
SLOPED TO DRAIN
RAKED JOINT, TYP.
TERMINATE METAL LATH AT JBEAD ABOVE
GSM FLASHING OVER SILL TO
MATCH WINDOW
CONT BEAD OF SEALANT
GRID
0' - 3"
1/4".
STEEL WINDOW
SYSTEM W/SILL
ANCHORED TO
SUBSILL PER
MFR SPECS
METAL SUBSILL ANCHORED TO
WD. FRAMING PER MFR. SPEC
SAF AROUND ALL CORNERS
UNDER WRB
POINTING SEALANT , TYP.
MIN. LAP
0' - 4"
EXTERIOR
FIN. WD.
HEADER &
JAMB
SILL/STOOL
W2 WALL
ASSEMBLY
INTERIOR
WRB LAP OUTER LAYER OVER
FLASHING
STONE VENEER ON MORTAR
INSULATION BED - SEE WALL TYPE
PER T-24
1/2" FIRE RETARDANT PLYWOOD
SHEATHING, EXT GRADE
(ALSO S.S.D. FOR SHEAR WALLS)
5/8" GYP. BD.
Scale: 3" = 1'-0"
DOOR HEAD W/CEDAR TRIM
SECTION
0' - 11 1/2"
SAF BEHIND WRB AT BENDS,TYP. MIN. LAP
0' - 4"
NOTCHED DRIP
SEALANT W/ BACKER ROD, TYP.
STL DOOR AS
SCHEDULED
PAINTED CEDAR TRIM
FOR FAUX LINTEL
EXTERIOR
SEALANT W/ BACKER ROD
SAF BEHIND WRB
AT BENDS,TYP.
2X CONT
WD. BLKG
WD.
HEADER -
S.S.D
DBL 2X10
SHAVED AS
NECESSARY
FOR FIN. DIMS.
0' - 3"
GRID
GSM FLASHING LAP MIN 4"
MIN. LAP
0' - 4"
DOOR JAMB W/STONE VENEER
SCALE : 3" = 1'-0"
Grid
POINTING SEALANT ,TYP.
METAL FLASHING
OVER SAF
SAF AROUND ALL
CORNERS UPTO JAMB
DOUBLE 2x
STUDS
5/8" GYP. BD.
F-R PLYWD.
SHEATHING
INSUL.R19
SEE T-24
WRB
WINDOW MUST BE INSTALLED ACCORDING TO THE MANUFACTURER'S SPECIFICATIONS AND MUST ALLOW FOR PROPER INSTALLATION OF THE FINISHED SILLS AND JAMBS.
BEDDING MASTIC OR
FOAM TAPE PER MFR
LAP
0' - 4" SAF 0' - 3"
2X WD. STUD
FRAMING AT WALL
FIN. WD STOOL
STONE SILL SLOPED
TO DRAIN-FLUSH
STEEL INSWING DR
AS SCHEDULED
MECH. FASTENER AT
JAMB END
0' - 1"
0' - 2 1/2"
0' - 3"
0' - 6"
INTERIOR
STONE VENEER ON MORTAR
BED - SEE WALL TYPE
INSULATION
PER T-24
1/2" FIRE RETARDANT PLYWOOD
SHEATHING, EXT GRADE
(ALSO S.S.D. FOR SHEAR WALLS)
5/8" GYP. BD.
Scale: 3" = 1'-0"
DOOR HEAD W/STONE TRIM
SECTION
0' - 11 1/2"
SAF BEHIND WRB AT BENDS,TYP.
NOTCHED DRIP
SEALANT W/ BACKER ROD, TYP.
STL DOOR AS
SCHEDULED
EXTERIOR
SAF BEHIND WRB AT
BENDS,TYP.
WD.
HEADER -
S.S.D
2X SHAVED AS
NECESSARY
FOR FIN. DIMS.
GRID
W2 WALL
ASSEMBLY
INTERIOR
WRB LAP OUTER LAYER OVER
FLASHING
STUCCO OVER LATH - SEE
INSULATION WALL TYPE
PER T-24
1/2" FIRE RETARDANT PLYWOOD
SHEATHING, EXT GRADE
(ALSO S.S.D. FOR SHEAR WALLS)
5/8" GYP. BD.
Scale: 3" = 1'-0"
DOOR HEADER @ STUCCO
SECTION
0' - 11 1/2"
SAF BEHIND WRB AT BENDS,TYP.
NOTCHED DRIP
SEALANT W/ BACKER ROD, TYP.
STL DOOR AS
SCHEDULED
EXTERIOR
BEDDING SEAL UNDER GSM
WD.
HEADER -
S.S.D
VENEER STONE
GRID
GSM FLASHING LAP MIN 4"
6". LAP
LAP WRB OVER
SCREED
/ WEEP
STUCCO
WRB
GSM FLASHING
WEEP SCREED
SEAL UNDER GSM
W1 WALL
ASSEMBLY
Scale: 3" = 1'-0"
± 7'-0"
GARAGE DOOR HEAD (JAMB SIM.)
2x P.T. CEDAR TRIM
HEADER, S.S.D.
SECTIONAL GARAGE DOOR
STAINED FIRE RETARDANT
(ICC REPORT # ESR-1159
TRACK
POLYVINYL WEATHERSTRIP
WALL ASSY W-6a
JAMBS & HEAD
0' - 0 1/2" OVERLAP
FLOOR FINISH
26 GA. G.S.M.
WEEPSCREED
PLYWD. SHEATHING
S.S.D.
PRESERVATIVE-TREATED
SILL PLATE, S.S.D.
EXT. WALL SEE PLAN
WRB
STONE VENEER ON 1/2"
MORTAR BED ON 3/8"
SCRATCH COAT OVER
MET. LATH
FLR. LINE OR FOUNDATION
S.S.D
NOTE : SEE STRUCTURAL DWGS FOR FOUNDATION/FOOTING
SILL GASKET
MEMBRANE /
CAPILLARY BREAK
Scale: 3" = 1'-0"
STONE VENEER @ SILL
MORTAR SETTING BED
OVER MORTAR SCRATCH
COAT
FLASHING SLOPED TO
EXTERIOR
FLASHING TRANSITION
EXTENDED MIN. 2" BELOW
TOP OF FOUNDATION
WALL
MIN.
0' - 1 1/2"
WINDOW TRIM EXTERIOR
EXT TRIM AROUND
WINDOW UNIT
WINDOW
SCALE:1/2"=1'-0"
0' - 5 1/2"
0' - 6 1/2"
0' - 5 1/2"
0' - 5 1/2"
SLOPED SILL
WINDOW TRIM INTERIOR
WD. TRIM AROUND
WINDOW
WINDOW
SCALE:1/2"=1'-0"
0' - 4 1/2"
0' - 4"
0' - 4" 0' - 4"
OPTION ONE
OPTION TWO
SHEET OF
SHEET TITLE
COPYRIGHT:
PROJECT NO:
CAD DWG FILE:
DRAWN BY:
CHK'D BY:
MARK DATE DESCRIPTION
OWNER
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN ARE THE ORIGINAL
AND UNPUBLISHED WORK OF THE
DESIGNER, AND MAY NOT BE COPIED OR
USED WITHOUT THE WRITTEN CONSENT
OF THE DESIGNER.
email: [email protected]
408.843.8067 c
2023
JER DESIGN GROUP
Y:\Shared\Project's\15411
National Ave. Los
Gatos\DWG'S\240610 - Rev.
Ramya Resi.rvt
VYANKATESH B. & RAMYA
MUDDADA RES.
424-12-140
Author
Checker15411 NATIONAL AVE. LOS GATOS, CA.
A8.2
WINDOW DETAILS
424-12-140
18 19
16 06
08 01
07 02
05 10 03
09/03/2024
ITEM NO. 18.
ITEM NO. 18.
From:
Sent: Wednesday, May 1, 2024 8:23 AM
To: Erin Walters <[email protected]>
Subject: Concerns Regarding Construction Project at 15411 National Avenue, Los Gatos [EXTERNAL SENDER]
Hi Erin,
I hope this email finds you well. I am writing to formally express my concerns regarding the construction project at 15411 National Avenue, Los Gatos.
Upon reviewing the architectural plans for the project, I noticed that the placement of windows and balcony on the second floor directly overlooks my master bedroom and master bathroom. As a result, my family's privacy is significantly compromised by this design.
Concerns marked in red
I have attempted to address this matter directly with the applicants, but unfortunately, I have not received a response to my previous communication. I reached out to them via email on 9th April, 2024 (attached email PDF), outlining my concerns and expressing my willingness to discuss potential adjustments to the design to mitigate the privacy implications for my family. However, I have not received any acknowledgement or response from them.
I believe that open communication and mutual consideration are essential in addressing neighborhood concerns and ensuring positive outcomes for all parties involved. Therefore, I am providing this email as part of the public comment for the project file and public hearing, as requested by your office.
I am hopeful that this email will prompt the applicant's team to engage in constructive dialogue to find a mutually satisfactory solution that respects the rights and privacy of both parties.
Thank you for your attention to this matter. Please let me know if you require any further information from my end.
Best regards,
, Los Gatos – 95032
EXHIBIT 12 Page 854
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
This situation gives rise to considerable privacy concerns for my family.
Thank you for your attention to this matter. Please let me know if you require any further information from my end.
Best regards,
Venkat and Sahithi
Ph:
Blackwell., Los Gatos, CA - 95032
—
ITEM NO. 18.
From:
Sent: Monday, October 28, 2024 11:34 PM
To: Erin Walters <[email protected]>
Subject: APN424-12-40 Architecture site application S-23-033 [EXTERNAL SENDER]
Helow Erin,
After our first letter, see blow, our neighbors removed a balcony from plans and in our direct conversation promised to remove trees, however
I looked at existing plans and noticed that all trees are still present. If it is a plan to keep them, trees need to be move them from a fence, so all dripping area would be inside neighbor’s yard.
Also, we would like to see engineering justification for prosed basement. We have concern that it can affect structural integrity of our house foundation.
Thank you for your consideration,
From: LLL <
Sent: Monday, May 6, 2024 10:22 PM
To: [email protected]
Cc:
Subject: re: APN424-12-40 Architecture site application S-23-033 Hello Erin,
We, Valeria Simets and Leo Rabinovich – owners of the property at (APN 424-12-135) neighboring the parcel APN 424-12-40 have looked at the proposed building development plan site application S-23-033 and are concerned about the 2nd story porch overlooking the east side our property.
The 2nd story porch is looking directly into our backyard with the family room and bathroom windows impeding on our privacy.
The trees proposed to be planted along the property line to create privacy will take years to mature, and when they do, the drip line will fall onto our property creating lots foliage like the existing oak trees from that property that we have to pay for to trim and constantly clean after. We propose to not build the 2nd story porch at all, or if it must be built, completely cover the West and North West facing sides of the porch.
We also propose for the trees to be planted further away from the property line fence so that the drip line is inside the property line of APN 424-12-40.
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
This situation gives rise to considerable privacy concerns for my family.
Thank you for your attention to this matter. Please let me know if you require any further information from my end.
Best regards,
ITEM NO. 18.
Blackwell., Los Gatos, CA - 95032
On May 7, 2024, at 10:44 AM, > wrote:
Dear Erin Walters,
I hope this email finds you well. I am writing to formally express concerns regarding the construction project at 15411 National Avenue, Los Gatos, CA - 95032 After examining the architectural plans for the project, my family is
1. Concerned about the privacy due to a big two storied building.
As our 3 bedrooms (including the Master Bedroom) are open to our backyard and it’s a concern for the privacy of my family due this big construction.
2. This big two floored building is going to obstruct the view of the mountains and it's a claustrophobic for my family.
3. After hearing that we are going to have tree screening to obstruct view from their windows or big balcony, we are concerned about the time and maintenance of these trees going forward.
Looking at the situation now, we are concerned about the maintenance.
4. As I mentioned, the way the bushes (vine iv) or sheds or barn roof iron sheets are maintained, I see animals (bobcats), snakes on the fence or barn roof and it’s a big concern.
Another concern about the flying barn roof iron sheets during the storm and not maintaining them.
5. Due to vine iv bushes in the back, growing on my shed and damaging the roof. Also the fence. My gardener cleaned the vines and also paid for the repair of fence in the past.
6. Looked at the latest plans at this link and here is the big balcony that my family is concerned about… https://www.losgatosca.gov/2380/N
Development-Plans---15411-National-Avenue-PDF (03/29/2024) <image001.png>
This situation gives rise to considerable privacy concerns for my family.
ITEM NO. 18.
Thank you for your attention to this matter. Please let me know if you require any further information from my end.
Best regards,
Blackwell., Los Gatos, CA - 95032
—
ITEM NO. 18.
From:
Sent: Tuesday, October 29, 2024 11:44 AM
To: Erin Walters <[email protected]>
Subject: Re: Concerns Regarding Construction Project at 15411 National Avenue, Los Gatos [EXTERNAL SENDER]
Hi Erin,
I hope you’re well. I’m following up regarding my concerns on the construction project at 15411 National Avenue. I appreciate that story poles have been added to help visualize the structure’s impact on the surrounding properties. However, after further assessment, I still have several concerns I’d like to raise:
1. Privacy: The current design of the second-floor windows, based on the story poles, continues to present a privacy issue. The placement and height of the windows appears to allow direct visibility into my master bedroom, bathroom (particularly the shower area), and backyard. Given the proximity, this remains a significant concern for my family’s privacy. Additionally, the proposed new trees do not adequately shield the second-floor view. I’ve attached a few pictures below from my bathroom to illustrate this issue:
ITEM NO. 18.
2. FAR Justification: The justification letter for this project refers to a few structures in the area to support the construction of a two-story building with a basement. However, I believe the examples used are not fully comparable. While the letter references Mission Oaks Medical Plaza (15400 National Ave) as an example of nearby multi-story construction, the plaza is a large hospital with a significantly different use case and footprint. The construction project at 15411 National is behind the front lot with no direct relation to the hospital, so quoting it as a basis for building a two-story structure plus a basement doesn ’t align with the property’s context.
ITEM NO. 18.
3. Neighborhood Comparisons: A more fitting comparison is with nearby flag lot properties. For example:
- 15439 National Avenue (Behind Lot): Constructed as a single-story, respecting the privacy of surrounding properties.
- 15461 National Avenue (Lot Facing National Avenue): Constructed as a two-story building, positioned in a more suitable location that aligns with the neighboring two-story medical plaza.
This example demonstrates a balanced approach in terms of height and placement for properties in similar configurations. It would be beneficial if the plans for 15411 National Avenue could similarly consider the neighborhood’s layout and aim to maintain harmony in both design and privacy.
ITEM NO. 18.
4. Tree Placement: I also noticed that the proposed trees will overlap with the planned Accessory Dwelling Unit (ADU) location. Since the trees will be situated very close to the property line, I am unsure how effective they will be as a privacy barrier or how they will grow in such limited space. If planted near the fence, I worry that the ADU construction may interfere with the trees' ability to provide meaningful privacy coverage.
ITEM NO. 18.
3. Basement Impact: Finally, I understand the project includes a basement. I am concerned about potential effects on my property’s foundation, as the excavation and subsequent construction could impact soil stability and drainage patterns.
I hope these additional observations provide helpful context for evaluating the project and its potential impacts. I am more than willing to discuss any of these points further to find an effective solution that protects my family’s privacy and maintains neighborhood harmony.
Thank you for considering these concerns, and please let me know if I can provide any further information.
Best regards,
Blackwell Drive, Los Gatos - 95032
ITEM NO. 18.
This Page
Intentionally
Left Blank
ITEM NO. 18.
PREPARED BY: Erin Walters
Associate Planner
Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 11/13/2024
ITEM NO: 2
ADDENDUM
DATE: November 12, 2024
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of a Single-Family Residence and Site Improvements Requiring a Grading Permit on a Vacant Property Zoned R-1:8.
Located at 15411 National Avenue. APN 424-12-140. Architecture and Site Application S-23-033. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction. Property Owner: Vyankatesh and Rammy Muddada. Applicant: Jose Rama. Project Planner: Erin Walters.
REMARKS:
Exhibit 13 includes correspondence with neighbors provided by the applicant.
Exhibit 14 includes public comments received between 11:01 a.m., Friday, November 8, 2024, and 11:00 a.m., Tuesday, November 12, 2024.
EXHIBITS:
Previously Received with the November 8, 2024, Staff Report:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Scope of Work
5. Letter of Justification
6. Photographs of Site
7. Consulting Architect’s Report
8. Applicant’s Response to Consulting Architect
9. Consulting Arborist’s Report
10. Applicant’s Summary of Neighborhood Outreach
11. Development Plans
12. Public Comments received by 11:00 a.m., Friday, November 8, 2024 ATTACHMENT 2
ITEM NO. 18.
PAGE 2 OF 2
SUBJECT: 15411 National Avenue/S-23-033
DATE: November 12, 2024
Received with this Addendum Report:
13. Applicant’s Correspondence with Neighbors
14. Public Comments received by 11:01 a.m., Friday, November 8, 2024, and 11:00 a.m., Tuesday, November 12, 2024
ITEM NO. 18.
EXHIBIT 13
ITEM NO. 18.
Lastly - we need not copy/imitate the same design as the other flag lot (please note the design, style, and requirements of the build are two decades old).
But I still want to provide a bit of history on the 15439 National Ave property. The house in the back was first built, and the subdivision was made later. The only space to split was the front, which resulted in a significantly higher FAR than the city's allowed FAR. In my case, we have a property in the front and subdivided the back, where we are proposing a two-story single-family residence.
Hope this helps,
Best,
ITEM NO. 18.
Ramya
On Saturday, November 9, 2024 at 03:42:28 PM PST, > wrote:
Hi Ramya,
Thank you for your response. I appreciate your consideration of the privacy concerns. However, I still have some reservations regarding the effectiveness of the giant tree in fully covering the view of my bathroom shower. The suggestion that visibility isn't an issue due to the distance (>100 feet) doesn’t entirely address the privacy risk, as visibility remains a concern even with this distance.
Additionally, I believe the comparison to the neighbor’s two-story building on Blackwell Drive is not fully aligned with the context of your project. There are notable differences:
1. The neighboring property on Blackwell Drive is not a flagpole lot, whereas your construction is.
2. Their house was constructed before I purchased my current property, and its windows do not directly overlook sensitive areas of my home, like the bathroom shower.
As such, I believe this comparison is less relevant than the example I shared in my previous email. A closer and more appropriate comparison would be with the property at "15439 National Avenue", which, like yours, is a flagpole lot.
I appreciate your understanding and consideration of these points and look forward to working toward a resolution that respects the privacy needs of all parties.
Best regards,
On Mon, 4 Nov 2024 at 11:02, Ramya Muddada wrote:
> Good Morning ,
>
> Thank you for the comments/concerns sent to the city, which will be addressed below:
>
> 1. Privacy: The current design of the second-floor windows, based on the story poles, continues to present a privacy issue. The placement and height of the windows appears to allow direct visibility into my master bedroom, bathroom (particularly the shower area), and backyard. Given the proximity, this remains a significant concern for my family’s privacy. Additionally, the proposed new trees do not adequately shield the second-floor view. I’ve attached a few pictures below from my bathroom to illustrate this issue:
>
ITEM NO. 18.
> Thank you for the picture - which clearly shows that the Oak tree branch obstructs the bedroom window from 15411. The only clear structure visible from your photo is the garage; we have also addressed the privacy concern in the email sent on 07.31.2024 > 1. Removing the balcony from the plans (please see the revised attached plans) > 2. Adding 5 Leyland trees – Know the best trees to create privacy. > 3. A privacy layer (blurred windows) covers the window's line of sight (mentioned in the housing development guidelines).
> 4. The giant oak tree will be the best privacy screen. > 5. The distance between windows (yours and proposed) is over 100ft, which should be considered while discussing privacy.
> I also want to add that you have a neighbor with a two-story building with three windows facing your property, and the distance between the windows is less than 20f >
> 3. Neighborhood Comparisons:
>
> We need not replicate any construction style in the neighborhood as it is not a community-based construction; we have used our neighbors on Blackwell Dr as an example to propose the 2-story (one of them is your neighbor).
>
>
> 4. Tree Placement:
>
> The image on the architectural drawing may not provide an accurate image of the tree; it just shows the placement of the trees. The proposed privacy trees can easily grow in a 4x4 area. > Adequacy of privacy is also addressed in my first point and on my 07.31.2024 email. >
> 3. Basement Impact:
>
> The basement/cellar is proposed according to town codes. >
> Please let me know if you have any additional questions or concerns, >
> Best,
> Ramya
>
ITEM NO. 18.
_____________________________________________________________________________________ From: Ramya Muddada <
Sent: Tuesday, November 12, 2024 12:42 AM
To:
Cc: Vyankatesh B >; Jose (Architect) rama >; Erin
Walters <[email protected]>
Subject: Re: Your neighbor at 15411 National Ave (APN 424-12-40 Site application S-23-033) [EXTERNAL SENDER]
Hello ,
Unfortunately, you are unwilling to acknowledge the steps and additional efforts we have taken to protect our neighbors ' privacy.
But I want to reiterate the following:
1. We have removed the whole balcony from the back of our property, and there are no windows with a line of sight to our backyard or neighbor’s property.
2. The two-story bedroom windows on the north elevation face the Blackwell Drive rear yards, and they will have obscure/frosted glass.
This would result in us not having a view of our side yard, which would mean we don't have a view of your bedrooms either.
3. We are also adding 5 Leyland trees to add more privacy.
Best,
Ramya
On Thursday, November 7, 2024 at 04:16:43 PM PST, > wrote:
Hi Ramya,
The concerns we raised with the city and also we are asking the city and you about the same concerns.
ITEM NO. 18.
ITEM NO. 18.
5. The distance between windows (yours and proposed) is over 100ft, which should be considered while discussing privacy.
I would like to point out that one of your neighbors, who is also two-story, has a clear view of your bedrooms and backyard through their side window, which is less than 20 feet in distance.
So, as you know, ADUs are not part of this application.
Again, I think you meant two-story and not three. I also want to point out that our property is just a little over 500 sqft larger than your property, which doesn't qualify as gigantic.
Please let me know if you have any additional questions or concerns.
Best,
Ramya
On Wednesday, July 31, 2024 at 01:49:03 PM PDT, Ramya Muddada wrote:
Hello
After reviewing all the neighbors' comments and concerns, we have decided to take more steps to mitigate the privacy concerns.
Below are all the things done/available to address the privacy concerns of the neighbors about the two windows and balcony:
1. Removing the balcony from the plans (please see the revised attached plans)
2. Adding 5 Leyland trees – Know the best trees to create privacy.
3. Privacy layer to cover the line of sight of the window (mentioned in the housing development guidelines).
4. The current oak tree will be trimmed and will be the best privacy screen even after the trim.
5. The distance between windows (yours and proposed) is over 100ft, which should be considered while discussing privacy.
ITEM NO. 18.
Please let me know if you have any more questions or concerns, Best,
Ramya
On Sunday, May 12, 2024 at 02:48:07 PM PDT, Ramya Muddada < wrote:
Hello
Thank you for the comments sent to the planning, we take privacy concerns of 15411 and all immediate neighborohood very seriouly as mentioned on the email sent to you early morning of May 7th, Below are the resposes to the comments sent (bold):
1. Concerned about the privacy due to a big two storied building. As our 3 bedrooms (including the Master Bedroom) are open to our backyard and it’s a concern for the privacy of my family due this big construction.
We are mitigating the privacy concern by planting 3-4 Leyland trees which are commonly used to create privacy, this would cover all of the view from the 2 windows you see in the plan- These are evergreen trees with minimal maintenance, in addition to the Leyland trees we are going put privacy layer to cover line of sight of the window please see the attached (please note this refence only not exact). I would also bring to your attention that the proposed structure of 15411 is similar to your two storied structure, but due to the placement of site location the house might look big.
2. This big two floored building is going to obstruct the view of the mountains and it's a claustrophobic for my family.
All most all the mountain viewing is obstructed by the tree in your backyard or trees on my other side of my property and with regards to claustrophobic - your neighboring house which is of same height as
ITEM NO. 18.
yours’s much closer to you (appro.10ft) then 15411 structure (over 80ft in distance from your structure to the purposed structure).
3. After hearing that we are going to have tree screening to obstruct view from their windows or big balcony, we are concerned about the time and maintenance of these trees going forward. Looking at the situation now, we are concerned about the maintenance.
As mentioned in my previous email and above Leyland trees are evergreen trees with minimal maintenance, and as we are going to be living on that property, we would be maintaining the Leyland trees. With regards to balcony - 80 % of the view from balcony will be blocked by the huge oak tree we share in the back yard and then for the remaining % we are going to install privacy screen on the balcony mentioned in my previous email. (please see the attached for the balcony screening)
4. As I mentioned, the way the bushes (vine iv) or sheds or barn roof iron sheets are maintained, I see animals (bobcats), snakes on the fence or barn roof and it’s a big concern. Another concern about the flying barn roof iron sheets during the storm and not maintaining them.
As we are proposing to build a beautiful house replacing all the sheds there wouldn't be any flying barns roofs - this proposal would improve/enhance the neighborhood and also increase the value of the properties in the immediate neighborhood, with regards to bobcats and snakes - was the animal control called as this is first time I am hearing about it, please let me know immediately when you see any sighting of either bobcats or snakes as we all have kids and pets and need immediate attention, but all of this wouldn't be problem once the purposed plan comes to fruition results.
5. Due to vine iv bushes in the back, growing on my shed and damaging the roof. Also the fence. My gardener cleaned the vines and also paid for the repair of fence in the past.
This shouldn't be a concern - as you and I are working on getting a new fence on a different email, the only request I had made was that we trim the Oak tree we share first.
6. Looked at the latest plans at this link and here is the big balcony that my family is concerned about…This situation gives rise to considerable privacy concerns for my family.
Addressed on Comment # 3.
ITEM NO. 18.
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ITEM NO. 18.
November 12, 2024
Town Planning Division
Ms. Erin Walters
110 E. Main Street
Los Gatos, CA 95030
Subject: Objection to Building Proposal at 15411 National Avenue Dear Members of the Town Planning Division,
We are writing to formally express our strong objection to the proposed building plans for the flag lot located at 15411 National Avenue. As adjacent neighbors, we are deeply concerned about the scale, mass, and bulky design of the proposed structure, which we believe is out of character with the surrounding neighborhood. After careful consideration of the plans, we feel that this proposal is not only inappropriate for the area, but that it will have negative and long-lasting consequences on the quality of life, as well as property values, views, and privacy, for those of us who live in close proximity to the site.
First and foremost, the proposed three-level, sprawling building is far too large and voluminous in relation to the surrounding homes, specially given that it is located in a rear/flag lot in the middle of a city block. The sheer mass and positioning of the structure, towering over our backyards, as well as the blunt design will overshadow neighboring properties, creating an unharmonious and unbalanced feeling. This level of bulk is neither consistent with the existing homes nor appropriate for the size and position of the flag lot.
In addition, the immense size and the flag lot positioning of the proposed building will block sunlight from neighboring yards, creating shadows and darkening what were once sunny spaces enjoyed on a daily basis by adjacent families.
Moreover, the scale of the project will likely lead to undue increased noise and disruption after its construction, which will negatively impact the peaceful and residential nature of the area. The excessive size of the building and the stated intent to build multiple dwelling structures in the same flag lot as well as the adjacent one on the front of the property is likely to result in much higher traffic volume, disrupting the balance of the neighborhood. In evaluating the size of the proposed single family residence, it is important to factor all the proposed dwellings The fact that this proposed house is in the middle of the city block, makes its enormous size clash with the surrounding area, but even if it where on the street, it would still be too massive, bulky and not in line with the rest of the residential neighborhood.
Additionally, the proposal does not adequately address important concerns about privacy, light and landscaping for neighboring properties. More specific concerns about this as well as proposed solutions are included in separate, individual letters from each of the neighboring property owners listed below.
EXHIBIT 14 Page 886
ITEM NO. 18.
Another critical concern is the potential decrease in property values. With such an out-of-scale development in such close proximity overlooking all our backyards, we fear that the alteration of the neighborhood’s character will make our properties less attractive to future buyers. Homes of this size, especially when they disrupt the overall harmony of the area, tend to have a detrimental effect on surrounding property values.
We kindly ask that you carefully consider the above concerns and that you take into account the potential adverse impact this proposal could have on the character, environment, and quality of life of our harmonious community. We strongly believe that the applicants need to scale back the design to something more appropriate for the neighborhood.
Thank you for your time and consideration.
Sincerely,
Concerned neighbors at
ITEM NO. 18.
Los Gatos, November 11, 2024
Ms. Erin M. Walters
Los Gatos Community Development Department
Dear Ms. Walters,
As the owners of the property located at in Los Gatos, we are writing to you to express our various concerns about the current application and intent to build on the flag lot at 15411 National Avenue, Los Gatos.
1) Size and position of the proposed structure: We believe the proposed structure's large massing and bulky style does not harmonize with the other houses in the neighborhood surround it, including ours, especially given its position in the flag lot, in the middle of the city block. The very large size of the side of the structure facing NNW into our property (see Fig.1 below) is not shown in the provided 3D views (see Fig.2) but it can be appreciated better by the (sagging) story poles. Decreasing the size of the structure to achieve a massing which is more harmonious with all the single-family houses surrounding it (see Fig.) is our first suggestion.
We feel it is important to note that this flag lot at 15411 National Avenue is a recent subdivision created in 2020 from the lot at 15415 National Avenue by the applicants, who now own both (sub)lots. We believe the size of the original lot at 15415 National Avenue (before the subdivision) would have been more adequate for the dimensions of the proposed structure and the intended additional structures (ADUs) to be built to form a multi-dwelling complex, and it would have allowed for greater flexibility in their positioning to alleviate our privacy concerns (see section #2 below).
Note also in Figure that the hospital building located at 15400 National Ave is completely outside the view from any of the surrounding houses and thus does not contribute to the area around this flag lot, contrary to one of the arguments in the project approval request in favor of such a large structure.
Figure 1 – Side of the house facing NNW into our property 1 | Page
ITEM NO. 18.
Figure 2 – 3D views of the proposed house (NNW-facing side not shown) Figure 6 – Aerial view of all the single-family houses around the proposed house. General area.
Lot not precise.
2) Privacy concerns: The proposed three level structure raises serious various privacy concerns for us. Our houses face back. Since it is positioned in the center of the city block and given its very large size, it has numerous windows on its second and first floors facing our backyard, with direct visibility into three of our bedrooms and other outdoor and lower-level indoor living areas (family room). Additionally, we are concerned that the privacy concerns will worsen in the future due to the owners’ stated intent of converting their flag lot into a multi-dwelling complex by subsequently adding (at least) two ADUs. The numerous windows facing upper- and lower-level indoor living spaces in our property in the proposed design correspond to two upstairs bedrooms, one upstairs bathroom, an upstairs storage room, and the downstairs garage, as shown in Figure 7.
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ITEM NO. 18.
Figure 7 – Windows in the structure raising privacy concerns The most optimum solution to address our privacy concerns would be to move Bedrooms #2 and #4 to the downstairs space directly below, currently shown as a “guest room” and as a very large “garage storage room.” This would also decrease the size of the upstairs level and partially address our strong concerns about the size and massing of the structure described in section #1 above. Alternatively, these windows could either be eliminated or re-positioned. The details of our privacy concerns are as follows:
A. The windows in Bedroom #2, Bedroom #4, and the upstairs bathroom currently facing NNW have a direct line of sight into our master bedroom & bathroom upstairs, our bedroom upstairs, our bedroom downstairs, and our kitchen/family room.
B. The two windows facing NNW in the upstairs Storage Room have a direct line of sight into our master bedroom & bathroom upstairs, our bedroom upstairs, our bedroom downstairs, and our kitchen/family room.
3 | Page
ITEM NO. 18.
C. The two windows currently facing NNW in the garage downstairs have a direct line of sight into our bedroom downstairs, and our kitchen/family room. 4 | Page
ITEM NO. 18.
3) New trees: The current application shows the intent to plant privacy trees along the fence facing the property at , but not facing our property at .
Additionally, note that the drawing included on the application shown in Figure 8 below is erroneous since it shows our property with “existing trees,” although we currently have no trees in our backyard. We request that privacy trees of the appropriate type and height be added to the applicant’s side of the lot, with their drip lines fully on their property and thus with no maintenance requirements for us. Such trees should be high enough to address privacy concerns, but not too high in order to minimize blocking sunlight into our backyard. We would like to ensure that the location and the type of these privacy trees be enforceable, regardless of any future application for an additional ADU, which is the applicant’s stated intent. Additionally, we would like to ensure that the maintenance of such trees by our neighbors be consistent and enforceable, given some concerns raised by past interactions while repairing our common fence and the generally poor state of maintenance by the current owners of the former structures on the flag lot (see Fig. 9).
Figure 8 – Drawing erroneously showing existing trees on our property at Figure 9 – View of the prior structures at 15411 National Avenue from our master bedroom (photo taken in May 2024, showing unrepaired storm damage on the roof from February 2024) 5 | Page
ITEM NO. 18.
We thank you for your attention to this matter and are available to provide any further information or clarification.
Best regards,
Christian Urricariet and Hellen Martinez-Visbal
6 | Page
ITEM NO. 18.
LOS GATOS PLANNING COMMISSION 11/13/2024
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A P P E A R A N C E S:
Los Gatos Planning
Commissioners:
Town Manager:
Community Development
Director:
Town Attorney:
Transcribed by:
Steve Raspe, Chair
Emily Thomas, Vice Chair
Jeffrey Barnett
Susan Burnett
Melanie Hanssen
Chris Constantin
Joel Paulson
Gabrielle Whelan
Vicki L. Blandin
(619) 541-3405
ATTACHMENT 3
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P R O C E E D I N G S:
CHAIR RASPE: We’ll now move to the Public
Hearings portion of the agenda, and we have a number of items tonight.
The first item is Item #2, requesting approval
for construction of a single-family residence and site
improvements requiring a Grading Permit on a vacant
property zoned R-1:8, located at 15411 National Avenue, APN 424-12-140, Architect and Site Application S-23-033.
Categorically exempt pursuant to CEQA Guidelines 15303 for New Construction. Property owner Vyankatesh and Rammy
Muddada, and Applicant is Jose Rama.
First by a show of hands, Commissioners, can I
see those who have visited the property? Thank you, and are there any disclosures this evening? Seeing none, Ms.
Walters, I believe you have a Staff Report for us.
ERIN WALTERS: Good evening, Planning
Commissioners. The project before you this evening proposes a two-story, single-family home on a vacant rear flag lot located at 15411 National Avenue. The site is approximately 1,300 square feet. The site is located in a transitional neighborhood along National Avenue. Single-family
ITEM NO. 18.
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residential development surrounds the property with a
combination of one- and two-story homes. Office and multifamily development is located across the street along National Avenue.
The proposed single-family residence is
approximately 3,240 square feet and has a 901 square foot three-car garage. The proposed residence and garage meet the maximum allowable square footage and the maximum
allowable floor area ratio per Town Code.
The proposed project would result in the largest
residence in the immediate neighborhood by 511 square feet.
The proposed garage would result in the largest garage in the immediate neighborhood by 124 square feet. The
Applicant has provided justification for being the largest in the immediate neighborhood, and that can be found in Exhibit 5.
The proposed residence does meet all required
setbacks, height, lot coverage, and parking requirements for the zone.
The project was reviewed by the Town’s consulting
architect who provided eight different recommendations. The Applicant responded to all the recommendations through
design revisions, with the exception of meeting two
recommendations, which was Recommendation #1 and #5. The
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Applicant has provided justification for not meeting those two recommendations in Exhibit 5.
The property owners have been in communication
with the surrounding neighbors regarding this project, and a summary of their outreach can be found in Exhibit 10.
Neighbors have provided public comment and raised
concerns regarding neighborhood compatibility, privacy, and landscaping, and that can be found in Exhibit 12.
To address the neighbors’ concerns and address
the consulting architect’s recommendations the Applicant modified the project by reducing the second-floor massing, removing the second-story rear balcony, using obscured
glass on the two-story bedroom windows facing the Blackwell Drive rear yards, proposing to plant evergreen trees for privacy screening, and providing large setbacks between the subject property and the existing two-story rear elevation along the Blackwell rear yard properties.
Development plans can be found in Exhibit 11, and
then yesterday Planning Commission did receive an addendum report that had additional public comment.
Staff recommends denial of the project based on
the concerns related to size, neighborhood compatibility, and consistency with the Residential Design Guidelines.
However, if Planning Commission is able to make the
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required findings for approval, the findings can be found in Exhibit 2.
This concludes the Staffs report and Planning
Staff as well as Public Works Staff is available for
questions.
CHAIR RASPE: Thank you, Ms. Walters. Commission,
any members have questions for Staff, either Ms. Walters or any other members? Commissioner Burnett.
COMMISSIONER BURNETT: Yes, I do have a question.
The response from the Applicant regarding the response to our architect’s Recommendation #4, my reading is that he did not want to extend the main roof form over the bay
windows. I don’t see that on the revised front elevation.
ERIN WALTERS: Through the Chair, is it #4?
COMMISSIONER BURNETT: Yes. Well, it’s Exhibit 8,
and I’m talking about #4. It was the response from our
architect’s suggestion, and I don’t see that in his revised front elevation.
ERIN WALTERS: Number Four says extend the main
roof form over the bay windows on the side elevations.
COMMISSIONER BURNETT: Correct.
ERIN WALTERS: So, I think the Exhibit that is
right above #4 is showing the front elevation, but the
Applicant did respond to modifying the bay windows along
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the side elevations. The elevation that is shown underneath #8 shows that. The south side elevation, and the north side elevation as well.
COMMISSIONER BURNETT: Okay, thank you.
CHAIR RASPE: Thank you. Any other questions for
Staff? Seeing none, I believe the Applicant this evening is represented by their architect, Jose Rama. Mr. Rama, if you would approach the podium, and you have up to five
minutes to speak on behalf of the entire team.
JOSE RAMA: My name is Jose Rama; I represent JER
Design Group. I’m going to share my five minutes with the ownership.
Just echoing Erin’s communication basically. We
are following all the design guidelines with the exception of the belly band. That would be interrupting the
surrounding of the perimeter of the building. It is a
breakup element that we are providing by just having the roofline hitting the wall, and by having that belly band it would interrupt the actual aesthetic of the design.
The front aspect of the house is very
straightforward. (Inaudible) accent wall accommodated by stone. Commissioner Burnett, regarding that overhang on the bay area, we implemented that into that set. We also
changed the standing seam element to just straightforward
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architectural shingles. Basically, those two elements were very minor. We did one of them. The other one is the belly band that is interruption.
Regarding massing of the requirements of the Town
of Los Gatos, we meet those requirements. The formula is pretty clear. We are actually less than 23 square feet of the total sum of the maximum requirements.
We did follow all the requirements that are
implementing into the design guidelines regarding height, density, setbacks; there is no exception to that at all.
The garage itself, it’s 901 as per the Los Gatos
requirement.
Regarding the density overall on the formula, we
are following a guideline, and the formula is pretty clear.
You follow the guidelines, you give that formula, and we implement that into the set of plans.
There is another tier in your sheet on Design
Guideline #12, sheet #12. Refer to sheet #11 as well, that because of the fact that we have an old, outdated design guideline narrative, direction of the design guidelines in general is a little bit outdated. Some of those homes on adjacent properties are 30 years old. I don’t know if they have followed that formula or limited themselves to build to a much smaller density within the site itself.
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The formula is pretty clear. The smaller the
property, the bigger the house. Using the formula in our sense, the bigger the site, the smaller the house. It
should actually be the opposite of that. Just FYI on that.
Now I’m going to give it to the ownership to
discuss a little bit further in detail.
CHAIR RASPE: Yes, if you could approach the
podium and state your name for the record, and you’ll have about one-and-one-half minutes.
RAMMY MUDDADA: (Inaudible) increased time?
CHAIR RASPE: No, but we can ask you questions if
we need to, and at the end there is an opportunity after the public speaks for you to speak. Thank you.
RAMMY MUDDADA: Good evening, Chair,
Councilmembers, and Staff. Thank you for the opportunity to present my case. I have shared a PowerPoint if (inaudible) that would be great. But I’ll start my (inaudible).
This is a single-family, two-story (inaudible)
sophisticated (inaudible) design and it (inaudible). I
think it’s beautiful. It’s a transitional home, so please keep in mind (inaudible) and we are surrounded by—like my architect said—office buildings, different setbacks,
different styles of homes and everything.
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We are also saying that yes, we are the largest,
but please keep in mind that as the family grows, we need a larger space. Me and my husband come from a multigenerational style of living, and we have our in-laws coming in to stay with us. We think our kids will stay
longer with us, so we have accommodated that into the
house. That is one of the points I would like to bring in.
CHAIR RASPE: Thank you. As you can see, the time
goes quickly, so we apologize for that. But please don’t sit. Commission members, any questions for the Applicant? Yes, Commissioner Barnett.
COMMISSIONER BARNETT: Your architect referred to
a reluctance to change the entry, which was objected to by Mr. Cannon, the consulting architect, and also the belly band. Can you explain why that’s important to you?
RAMMY MUDDADA: Belly band, I’m sorry to say, it
doesn’t fit with the design. If you see the design, the belly band around it, because of the bay windows it doesn’t jibe with the design; that’s why we don’t want it.
But we also provide an example that Los Gatos did
approve homes without belly bands. The most recent
construction was on 16030 Escobar Avenue; even that doesn’t have a belly band. And not just that, my neighbor’s home that is two stories has stucco and doesn’t have a belly
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band. I have multiple examples to say Los Gatos did approve two-story structures without belly bands, and because my design doesn’t look good, that’s why I am hoping for that.
And with regard to your first question where you
said we did not comply, I don’t have the Exhibit in front of me, but if you see the comparisons, we did change the tower. We had a huge tower in front of the entryway and we actually reduced it massively and blended it in it make sure the whole front is a plain one structure and not
sticking out like a huge tower. So, we did implement it; we did not implement it fully.
COMMISSIONER BARNETT: Thank you so much for your
comments.
CHAIR RASPE: Commissioner Hanssen.
COMMISSIONER HANSSEN: You were talking about the
tower, and I wanted to go to your point about the belly band thing as well. Have you and you architect read our Residential Design Guidelines?
RAMMY MUDDADA: Yes, we did.
COMMISSIONER HANSSEN: I’ll first talk about the
size. I don’t know if you saw the statement in there that the maximum FAR is not a goal, it’s a maximum for a reason, and while you’re not exceeding it, it is also not a goal to become the largest house in the neighborhood. I know that
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you weren’t purposely trying that and you’re trying to
build a multi-generational home for your family, but not every lot is well suited to being that kind of home. I’m glad you’ve read the design guidelines, but that’s one of the reasons that this has come to the Planning Commission, that if it’s a compelling kind of thing that you have to give a good explanation for it.
As far as the tower is concerned, if I heard your
response to Commissioner Barnett correctly, you have
modified the design since the consulting architect.
RAMMY MUDDADA: Yes.
COMMISSIONER HANSSEN: And the picture that you
showed here is the revision of that?
RAMMY MUDDADA: That’s the one. Before, it was a
huge one, I mean literally huge, sticking out; it is
classified as a tower. This one, I would say, cannot be classified as a tower because it’s just blending in, but the main structure before the corrected one was sticking out and it was a tower.
COMMISSIONER HANSSEN: So, the response is that
even though it wasn’t in your written response to the
consulting architect, you had actually partially addressed your point.
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RAMMY MUDDADA: Yes, it is there in the design,
before and after, in that exhibit—I forgot which one—where it shows the original and revised. The picture clearly
shows that it was a tower first and now it is revised.
COMMISSIONER HANSSEN: I was looking at the
response that said that we don’t need to deal with that, because there are other houses in Los Gatos that have that.
RAMMY MUDDADA: Yes, that’s the example I
provided; I think it was 16419 Shady View Lane. That had a tower, and we could have kept it but I wanted to blend it into the house, so we revised it not to have the tower, so we did revise it.
COMMISSIONER HANSSEN: So, even though your
response in our packet indicated otherwise, you did go
ahead and at least partially address it. Okay, thank you.
RAMMY MUDDADA: I do want to say more about the
511 square feet which you brought up again. It seems huge, 511 square feet, it seems huge. I know we cannot compare with the offices in front of my house, which I look at
every day. I mean you guys have visited (inaudible), and you have seen it; it’s right in front of me; it’s a huge structure. There is no telling about it. But, again,
discounting that 511 after two decades, if you see the
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overall homes, it’s a minimum of two decades old home; it’s old homes.
Requirements have changed. Even now, I wouldn’t
discount it, I’m just laying it out, more of nuclear
families, but in the past decades are staying a lot more time. The in-laws are coming in to help. It’s because of the economic conditions, it’s because of inflation and
everything, and we as parents want to address it ahead. I have seen my own friends whose kids go to college, come back, and work from their parents’ homes, so I just want to address that.
COMMISSIONER HANSSEN: Thank you for that. I
think you answered my question.
CHAIR RASPE: Thank you for those comments.
Commissioners, any other questions for the Applicant? Let me just ask one quick question. A large portion of this application addressed privacy issues with the neighbors.
Can you tell me what your current understanding is of the privacy issues with the neighbors?
RAMMY MUDDADA: They say that our windows, not
side windows, are looking into their windows. But I
personally feel we have addressed all their concerns,
because we are frosting the windows.
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We have addressed multiple things. We had a
balcony before. Our neighbor who lives on Leila Court said make sure you put privacy trees, make sure the dripline is inside your space and the dripline doesn’t go to their
space, and you are fine. They were okay with a smaller
balcony, but having seen so many questions about the
balcony, we removed it. We didn’t even add line of sight windows for our back side property. That means technically we don’t have a set of windows for our own back yard to address our neighbor’s privacy concerns.
Not just that. On our side yard, which is
in the north, we have frosted our windows, which means
frosted our windows for the line of sight. Anything line of sight, we have frosted it. That means we ourselves don’t have a side yard view either. So, two sides, even though we could have had windows, we don’t line of sight windows, we don’t have a view for back yard and for our side yard.
CHAIR RASPE: So, is it fair to say then that you
think you’ve addressed all the neighbors’ privacy concerns to the best…
RAMMY MUDDADA: To the best. And on top of that,
not just that, we are saying we’ll put evergreen trees with dripline in our property. We also said that from our window to their window is 100 feet distance; that should play into
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the picture too. I understand you can’t say window-towindow, you have to say side yard, even the yard is 40 feet away.
CHAIR RASPE: I appreciate the insight. I just
wanted to confirm your understanding.
RAMMY MUDDADA: If you think I missed anything,
please let me know.
CHAIR RASPE: I appreciate that. Commissioner
Barnett.
COMMISSIONER BARNETT: I don’t want to beat this
to death, but on the issue of the entry height, is it
correct or incorrect that Mr. Cannon reviewed the final plan where you reduced the tower, removed the tower, but you still left a large entry?
JOSE RAMA: There was a tower as a foyer entry,
double space; it’s been entirely reduced. The height that you see is only 17 feet. There is not much of an entry
anymore, it’s just a little, small, just a percent of an entrance.
The stone accommodates the hierarchy portion of
the building itself. There is not even a porch area there.
COMMISSIONER BARNETT: But what I’m trying to get
to is with Mr. Cannon’s comment, which was adverse to the entry. Was that in relation to the final plan?
ITEM NO. 18.
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JOSE RAMA: Yes, we reduced that. That’s been
entirely redefined and revised. There’s not a tower there anymore; that’s part of the house.
COMMISSIONER BARNETT: I understand about the
tower. But I’m trying to understand if Mr. Cannon’s comment about the entry was made after you reduced the size of the tower.
JOSE RAMA: Oh, no. That was in the beginning.
COMMISSIONER BARNETT: His comment was related to
the tower?
JOSE RAMA: Yes, sir.
COMMISSIONER BARNETT: And not the revision?
JOSE RAMA: No, sir.
COMMISSIONER BARNETT: Okay, thank you.
CHAIR RASPE: Thank you. Commissioner Burnett.
COMMISSIONER BURNETT: Yes, thank you. When you
purchased this property, being a flag lot adds a lot, there are a lot of issues connected with that. Did you look at other flag lot properties in the area? I did, and I noticed that those homes that were built on the flag lots blended in with the present neighborhood much better, where your project is in the very middle of a block, so many different homes are affected by its mass and density, and I’m
wondering when you wanted to do this project if you weren’t
ITEM NO. 18.
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thinking that maybe this would be too large for that flag lot in the middle of neighborhood, that most of the homes there are just one story, smaller, so I was just wondering what your thoughts were?
JOSE RAMA: The diagram of the adjacent property
on Blackwell, the secondary perimeter is much wider, like 10’, than ours is 36’. We are following the requirements.
The flag lot is a narrow space, because the back becomes wider. We kept the setback, all the requirements.
On the north side on the properly line we have
80’; that’s a big number we’re discussing here. The width of the house itself on the first floor, it’s 48’. The
second story is only 36’ max, and narrows to 20’ only, so we did put that in the equation there. It’s a fitted lot, so we are accommodating the size of the lot: narrow,
elongated.
COMMISSIONER BURNETT: Thank you for that.
RAMMY MUDDADA: If you don’t mind, I want to add
some more context.
CHAIR RASPE: Before you do, was your question
answered, Commissioner Burnett?
COMMISSIONER BURNETT: Yes.
CHAIR RASPE: Okay, then the question has been
answered. Commissioners, any other question for the
ITEM NO. 18.
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Item #2, 15411 National Avenue
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Applicant? Seeing none, you may be seated, but at the end you’ll have another three minutes opportunity to speak.
RAMMY MUDDADA: But if you don’t mind.
CHAIR RASPE: At the end you’ll have three
minutes, please. Thank you.
I now open the matter to members of the public
who wish to be heard on this matter. I don’t have any
yellow cards from anybody in the chambers, but if there is somebody in chambers… Yes, I see somebody approaching. If you could provide Staff with the cards.
All right, I have two cards here. The first card
is Helen M. If you would approach the podium, please, and you’ll have three minutes.
HELEN MARTINEZ: Good evening, Mr. Chairman. Good
evening, Vice Chair. Good evening, members of the Council, Staff, members of the public and fellow neighbors.
My name is Helen Martinez. I am here as an
adjacent neighbor on the north/northwest side, the
Blackwell side, of the property.
I am here also with two other neighbors, present
physically as well as on Zoom, and tonight we want to
discuss four concerns that we have with this proposal.
Ideally, we’ll try not to repeat ourselves for everybody’s sake; we’ll give it our best shot.