ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
Structural 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 brought 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.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 13 34
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
Appendix A: Tree Inventory Map and Proposed Site Plan
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 14 34
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RNR
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25'-0"
SETBACK
5'-0"
WATER EASEMENT
15'-0"
SETBACK
30'-0"
SETBACK
15'-0"
SETBACK
12'-0" PROPOSED SETBACK
12'-4"
PROPOSED SETBACK
PROPOSED SETBACK 20'-0"
WIDEN ACCESS ROAD (SEE CIVIL)
3'-0" PRIVATE SANITARY SEWER EASEMENT
BAY WINDOW
BELOW
GARAGE ROOF
BELOW
GARAGE FOOTPRINT BELOW
RETAINING WALL
RETAINING WALL
RETAINING WALL
SEPTIC TANK WITH
EJECTOR PUMP
RELOCATED PG&E
POWER POLE.
CONNECT NEW
POWER LINE TO
HOUSE
INGRESS EGRESS EASEMENT
(SEE CIVIL)
2" FORCE MAIN SS TO
SSMH AT 60 ROGERS
NEW WATER LINE
BLDG ADDRESS
18" HIGH PLANTER
STUCCO FINISH
TRAVEL DISTANCE:
- BLDG CORNER TO PROP LINE: 121.5'
- PROP. LINE TO HYDRANT: 361.5'
TOTAL TRAVEL DISTANCE TO HYDRANT
ON RESERVOIR ROAD: 483' (RESIDENCE
WILL BE EQUIPPED WITH FIRE PROTECTION
SPRINKLER SYSTEM)
EX 8FT WOOD FENCE
NEW 8FT WOOD FENCE (SEE LANDSCAPE)
NEW 8FT WOOD FENCE (SEE LANDSCAPE)
HIGHLIGHTED AREA:
RET. WALL OVER 5FT HIGH
(EXCEPTION REQ. SEE CIVIL
FOR HEIGHTS.
HIGHLIGHTED AREA: GRADING
(FILL) OVER MAX. 3FT.
(EXCEPTION REQ.)
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MAIN LEVEL YARD W/ RETAINING WALLS (SEE CIVIL FOR HEIGHTS) HIGHLIGHTED AREA:
RET. WALL OVER 5FT
HIGH (EXCEPTION REQ)
SEE CIVIL FOR HEIGHTS.
LEGEND
WM
CO
EM
SITE ADDRESS
ADDRESS SHALL BE PLACED IN A POSITION THAT IS
VISIBLE FROM THE STREET OR ROAD FRONTING THE
NUMBERS SHALL CONTRAST WITH THEIR BACKGROUN
SHALL BE ARABIC NUMBERS OR ALPHABETICAL LETT
A MIN. 4" HIGH WITH A MIN. STROKE WIDTH OF ½". WHE
OF A PRIVATE ROAD & THE BUILDING ADDRESS CAN
THE PUBLIC WAY, A MONUMENT, POLE, OR OTHER SIG
USED TO IDENTIFY THE STRUCTURE. CBC R319.1. SEE
A12. FOR LOCATION.
TREE PROTECTION
1. SIX-FOOT HIGH CHAIN LINK FENCING MOUNTED ON
GALVANIZED IRON POSTS SHALL BE DRIVEN INTO TH
TWO-FEET DEEP AT NO MORE THAN TEN-FOOT SPAC
FOR EXISTING PAVING AREAS THAT WILL NOT BE DEM
BE SUPPORTED BY CONCRETE BASE.
2. POSTED EIGHT AND ONE-HALF-INCH BY ELEVEN-IN
FENCE STATING: “WARNING – TREE PROTECTION ZON
NOT BE REMOVED AND IS SUBJECT TO PENALTY ACC
29.10.1025”
3. TREE PROTECTION FENCING IS REQUIRED TO REMA
THROUGHOUT CONSTRUCTION.
EXISTING PROPERTY LINE
BUILDING SETBACK LINE (
BUILDING SETBACK LINE (
MAIN LEVEL STRUCTURE F
LOWER LEVEL STRUCTUR
OVERHEAD ROOF LINE
LIGHT WELL, ACCESS STA
CONCRETE RETAINING WA
EXISTING/NEW WOOD FEN
TREE PROTECTION FENCE
ELECTRICAL METER
WATER METER
SEWER CLEAN-OUT
AREA DRAIN LOCATIONS
TRAVEL DISTANCE FROM
FARTHEST BLDG CORNER
EXCEPTION AREA WITH RE
4FT HIGH
EXCEPTION AREA WITH FIL
DS
SITE AND ARCHITECTURAL DEVELOPMENT ON AN EXI
ZONED LOT (HILLSIDE OVERLAY).
WORK TO INCLUDE:
BUILDINGS:
1. CONSTRUCTION OF A NEW RESIDENCE WITH AN ATT
DWELLING UNIT, AN ATTACHED GARAGE AND BELOW
2. COVERED DECK AND BALCONY
3. EGRESS, VENTILATION WELLS AND ACCESS STAIRS
SITE IMPROVEMENTS (REFER TO CIVIL AND LANDSCA
1. MODIFY EXISTING PRIVATE ROAD TO PROVIDE PA
TURNOUT.
2. DRIVEWAY ACCESS TO GARAGE
3. SITE RETAINING WALLS AND PAVED YARDS
4. LANDSCAPE AND IRRIGATION
5. UTILITIY TRENCHING AND CONNECTIONS.
SCOPE OF WORK
k
SCALE: 1/8" = 1'-0"
NEW SITE PLAN
301
302
319
317 318
303
320
304 305
306
313
307
308 310
309 311 312
Removed
Removed
314 315 316
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
Appendix B: Tree Inventory and Assessment Tables
Table 3: Inventory and Assessment Summary
Tree Species I.D. # Trunk
Diameter
(in.)
~ Canopy
Diameter
(ft.)
Condition/
Percent
Expected
Impact
Protection
Status
Rounded
Depreciated
Value
Tree
Protection
Radii (8X
DBH ft.)
black oak (Quercus kelloggii) 301 18 35 Fair/50% High Protected $10,900.00 12 toyon (Heteromeles arbutifolia) 302 4, 3 8 Good/70% High Protected $1,270.00 3 buckeye (Aesculus californica) 303 5 10 Good/70% ModerateHighProtected $670.00 3 coast live oak (Quercus
agrifolia)
304 19, 20 35 Poor/30% High Large
Protected
$9,400.00 19
coast live oak (Quercus
agrifolia)
305 26 35 Fair/50% High Large
Protected
$13,400.00 17
black oak (Quercus kelloggii) 306 18 25 Good/70% High Protected $15,300.00 12 blue oak (Quercus douglasii) 307 12 20 Fair/50% High Protected $4,860.00 8 coast live oak (Quercus
agrifolia)
308 12 20 Very poor High Protected $860.00 8
olive (Olea europaea) 309 10 20 Good/70% High Exempt $2,790.00 7 coast live oak (Quercus
agrifolia)
310 10 20 Poor/30% High Protected $1,190.00 7
black oak (Quercus kelloggii) 311 10 10 Poor/30% High Protected $2,020.00 7 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 15 34
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
black oak (Quercus kelloggii) 312 6 10 Poor/30% High Protected $730.00 4 toyon (Heteromeles arbutifolia) 313 5 10 Good/70% High Protected $1,270.00 3 blue oak (Quercus douglasii) 314 36 45 Good/70% ModerateHighLarge Protected
$61,200.00 24
blue oak (Quercus douglasii) 315 30 45 Good/70% ModerateHighLarge Protected
$42,500.00 20
blue oak (Quercus douglasii) 316 30 45 Good/70% ModerateHighLarge Protected
$42,500.00 20
plum (Prunus domestica) 317 4, 4 15 Good/70% High Exempt $940.00 4 coast live oak (Quercus
agrifolia)
318 14, 18 35 Good/70% High Large
Protected
$14,700.00 15
elderberry (Sambucus
canadensis)
319 4, 4 15 Good/70% High Protected $940.00 4
coast live oak (Quercus
agrifolia)
320 17 35 Good/70% ModerateHighProtected $8,000.00 11
Tree Species I.D. # Trunk
Diameter
(in.)
~ Canopy
Diameter
(ft.)
Condition/
Percent
Expected
Impact
Protection
Status
Rounded
Depreciated
Value
Tree
Protection
Radii (8X
DBH ft.)
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 16 34
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
Appendix C: Photographs
C1: #303 and #320
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 17 34
303 320
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
C2: #301 and #302
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 18 34
301
302
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
C3: #318
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 19 34
318
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
C4: Trees #315 and #316 (Adjacent site)
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 20 34
315
316
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
C5: #308 and #314
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 21 34
308
314
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
C6: #309, #310 and #311
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 22 34
309 310
311
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
C7: #306, #313, and #307
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 23 34
306
313
307
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
C8: #304
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 24 34
304
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
C9: #305
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 25 34
305
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
Appendix D: Tree Protection Guidelines
D1: Plan Sheet Detail S-X (Type I)
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 26 34 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.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
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 of 27 34
?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.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
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).
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 28 34
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
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.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 29 34
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
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.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 30 34
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
Appendix E: Tree Protection Signs
E1: English
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 31 34
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.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
E2: Spanish
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 32 34
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.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
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.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 33 34
ITEM NO. 18.
45 Reservoir Road, Los Gatos Tree Inventory, Assessment and Protection Report
December 4, 2022
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 2022, 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.
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 34 34
ITEM NO. 18.
Story Poles installed at 45 Reservoir Road – AS No.: S22-048 EXHIBIT 9
ITEM NO. 18.
ITEM NO. 18.
ITEM NO. 18.
This Page
Intentionally
Left Blank
ITEM NO. 18.
On private road approaching lot (building envelope on left side) On private road (building envelope on right side), pillars mark the edge of property EXHIBIT 10
ITEM NO. 18.
On private road, building pad on left side, road cut on the right Looking downhill from private road
ITEM NO. 18.
Left over retaining walls at rear yard
ITEM NO. 18.
This Page
Intentionally
Left Blank
ITEM NO. 18.
EXHIBIT 11
ITEM NO. 18.
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-1
11/08/22
1 -
COVER
SHEET
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
PROJECT DIRECTORY
ARCHITECT:
KOHLSAAT & ASSOCIATES
51 UNIVERSITY AVENUE, SUITE L
LOS GATOS, CA 95030
TEL: (408) 395-2555
SCOPE OF WORK
SITE AND ARCHITECTURAL DEVELOPMENT ON AN EXISTING VACANT R1-20 ZONED LOT (HILLSIDE OVERLAY).
WORK TO INCLUDE:
BUILDINGS:
1. CONSTRUCTION OF A NEW RESIDENCE WITH AN ATTACHED
ACCESSORY DWELLING UNIT, AN ATTACHED GARAGE AND BELOW
GRADE BASEMENT.
2. COVERED DECK
3. EGRESS, VENTILATION WELLS AND ACCESS STAIRS.
SITE IMPROVEMENTS (REFER TO CIVIL PLANS):
1. MODIFY EXISTING PRIVATE ROAD TO PROVIDE PARKING AND FIRE TRUCK TURN-AROUND.
2. SITE RETAINING WALLS AND PAVED YARDS
3. UTILITIY TRENCHING AND CONNECTIONS
4. TREE REMOVAL AND NEW TREE PLANTING
VICINITY MAP
SITE
PROJECT DATA
PROJECT ADDRESS:
APN#:
ZONING:
OCCUPANCY GROUP:
CONSTRUCTION TYPE:
AVERAGE LOT SLOPE:
GROSS & NET SITE AREA:
STORIES:
PARKING:
FIRE SPRINKLER:
45 RESERVOIR ROAD
LOS GATOS, CA 95030
529-33-054
R-1-20 (IN HILLSIDE OVERLAY)
R-3, U
V-B
28% (SEE SLOPE CALCS. ON CIVIL PLANS)
10,000SF GROSS, 4,600SF NET (SEE CALCS BELOW)
NEW (2) STORY RESIDENCE,
NEW ATTACHED ACCESSORY DWELLING UNIT
ATTACHED GARAGE
BELOW GRADE BASEMENT
2 COVERED SPACES, 1 UNCOVERED SPACE
WILL PROVIDE
MAIN FLOOR
LOWER FLOOR
GARAGE
SUB-TOTAL
ADU
TOTAL FLOOR AREAS
1,327 SF
1,600 SF
564 SF
3,491 SF
516 SF
4,007 SF
(A) + (B)
1,327 SF
313 SF
0 SF
1,640 SF
516 SF
2,156 SF
FLOOR AREA (A)
1287 SF (1)
338SF (1)
163 + 63SF (2)
EXCLUSION (B)
* EXCLUSIONS:
(1) BELOW GRADE BASEMENT AREA
(2) GARAGE EXEMPTION UP TO 400SF
RESIDENCE + ADU + GARAGE
PATIOS, BALCONIES (OUTSIDE RESIDENCE FOOTPRINT)
TOTAL
STRUCTURAL COVERAGE:
2,195 SF
148 SF
2,343 SF = 23.43%
FIRE / BUILDING NOTES SHEET INDEX
CIVIL ENGINEERING:
HANNA-BRUNETTI
7651 EIGLEBERRY STREET
GILROY, CA 95020
TEL: (408) 842-2173
PROPERTY OWNER:
FARNAZ AGAHIAN
1558 THORNBRIAR DRIVE
SAN JOSE, CA 95131
TEL: (408) 234-5780
REDUCTION OF NET SITE AREA ON SLOPING LOT
(30% PLUS 3% FOR EACH 1% OF SLOPE OVER 20%)
USING AVERAGE SLOPE OF 28%:
-> 30% + 24% = 54% REDUCTION
NET LOT AREA:
GROSS LOT AREA - REDUCTION %
10,000SF * (1-54%) = 4,600SF
ALLOWABLE FAR
= 0.40 - [(4.6-2)/3 X 0.05]
= 0.4 - 0.0433
= 0.3567
ALLOWABLE FLOOR AREA:
NET LOT AREA * FAR
= 4,600SF * 0.3567
= 1640.82SF
FLOOR AREAS:
• FIRE SPRINKLERS: An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Note: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CRC Sec. 313.2 as adopted and amended by LGTC.
• WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor.
Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requiremeTnts of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2016 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
• 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].
• EMERGENCY GATE/ACCESS GATE REQUIREMENTS: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation.
Gates across the emergency access roadways shall be equipped with an approved access devices. Knox Key-switch is required for the automatic gate. • FIRE APPARATUS (ENGINE) ACCESS DRIVEWAY REQUIRED: Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform to the Fire Department Standard Details Specifications D-1 and CFC Section 503. • CONSTRUCTION SITE FIRE SAFETY: All construction site must comply with applicable provisions of the CFC chapter 33 and County of Santa Clara Standard Detail and Specification S1-7.
• REACH CODE COMPLIANCE: This residence will comply with the town's electric appliance, electric vehicle and energy storage system requirements in accordance with town code section 6.70.020 and 6.120.020.
SURVEYOR:
HANNA-BRUNETTI
7651 EIGLEBERRY STREET
GILROY, CA 95020
TEL: (408) 842-2173
A-1
A-2
A-3
A-4
A-5
A-6
A-7
A-8
A-9
A-10
A-11
A-12
A-13
A-14
C-1
C-2
C-3
C-4
C-5
C-6
C-7
C-8
COVER SHEET
NEIGHBORHOOD SITE PLAN
DEMO/EXISTING SITE PLAN
ARCHITECTURAL SITE PLAN
PRELIMINARY LANDSCAPE PLAN
LOWER LEVER FLOOR PLAN
MAIN LEVEL FLOOR PLAN
ROOF PLAN
ELEVATIONS
ELEVATIONS
SECTIONS
VISIBILITY STUDY
VISIBILITY STUDY
SHADOW STUDIES
CIVIL COVER SHEET
BLUEPRINT FOR A CLEAN BAY
EXISTING TOPO SURVEY & DEMO PLAN
GRADING AND DRAINAGE PLAN
UTILITY PLAN
UTILITY PLAN
CROSS SECTIONS & DETAILS
EROSION CONTROL PLAN
1 ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD
LOS GATOS, CA 95030
EXHIBIT 12
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-2
11/08/22 2 -
NEIGHBORHO
OD SITE PLAN
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
SITE SECTION R
A-2
SITE SECTION R
A-2
PRIVATE ROAD
NEW FIRE TRUCK
TURN-AROUND
80 CLELAND AVE
R-1D
(15600sf)
90 CLELAND AVE
R-1D
(19000sf)
103 CLELAND AVE
R-1D
(9600sf)
109 CLELAND AVE
R-1D
114 CLELAND AVE
R-1D
120 CLELAND AVE
R-1D
(8190sf)
24 ROGERS ST
R-1-10
26 ROGERS ST
R-1-10
(17,275 sf)
36 ROGERS ST
R-1-10
(39472sf)
60 ROGERS ST
R-1-20
(15500SF)
55 ROGERS ST
R-1-20
(10000SF)
47 RESERVOIR ROAD
R-1-20
(19150sf)
49 RESERVOIR ROAD
R-1-20
56 CLELAND AVE
R-1D
(9580sf)
54 CLELAND AVE
R-1D
39 RESERVOIR ROAD
R-1D
(16100sf)
25 RESERVOIR ROAD
R-1D
(11900sf)
9 RESERVOIR ROAD
R-1D
(16117sf)
11 RESERVOIR ROAD
R-1D
(10180sf)
81 RESERVOIR ROAD
R-1-20
(60600sf)
79 RESERVOIR ROAD
R-1-20
(24084sf)
34 KIMBLE AVE
R-1-10
(9200sf)
38 KIMBLE AVE
R-1-10
(7300sf)
50 KIMBLE AVE
R-1-10
(7188sf)
56 KIMBLE AVE
R-1-10
(9000sf)
60 KIMBLE AVE
R-1-10
(10562sf)
CLELAND AVE
RESERVOIR ROAD ROGERS ST
KIMBLE AVE
VICINITY MAP
SITE
LEGEND
R-1D (MIN. SIZE LOT 5000SF)
SETBACK
FRONT 15FT
SIDE 5FT
REAR 20FT
R-1-10 (MIN. SIZE LOT 10,000SF)
SETBACK
FRONT 25FT
SIDE 10FT
REAR 20FT
R-1-20 (MIN. SIZE LOT 20,000SF)
SETBACK
FRONT 30FT
SIDE 15FT
REAR 25FT
LABEL
ADDRESS:
ZONING:
(LOT SIZE)
60 ROGERS
80 CLELAND
525.67'
514.50'
547' +/-
478.43' +/-
45 RESERVOIR
N
SCALE: 1" = 40'
NEIGHBORHOOD SITE PLAN
SCALE: 1" = 20'
SITE SECTION
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-3
11/08/22
3 -
DEMO/
EXISTING
SITE PLAN
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
N09°09'35"E 129.90'
S73° 55' 30"E 83.65'
N11°34'58"E 125.57'
S86° 21' 44"E 45.09'
RESERVOIR DRIVE
(EXISTING PRIVATE ACCESS ROAD)
EXIST. 1-1/4" GAS
ADJ. GARAGE
ADJ. BLDG
15" OAK
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
REAR
RESIDENCE
ADJACENT
RESIDENCE
ADJACENT
RESIDENCE
FRONT
RESIDENCE
BLDG.
RESIDENCE
column
column
steps
s t e p s
s t e p s
p a t h
wall
wall
wall
s t e p s
wall
wall
wall
wall
wall
wall
wall
5' WATERLINE EASEMENT
TO TON / NGUYEN PER
INST:23351866 (PARCEL SIX)
5' GASLINE EASEMENT
TO AGAHIAN PER
INST: 25274348 (PARCEL THREE)
3' SANITARY SEWER EASEMENT
TO AGAHIAN PER
INST: 25274348 (PARCEL FOUR)
s t e p s
gate
s h e d
hen house
GUY
JP
GUY
N11° 34' 58"E 59.68
S72° 59' 19"E 48.91
S77° 03' 15"E 59.66
N09° 09' 35"E 12.76
S63° 55' 23"E 34.20
510
508
510
500
530
520
508
506
504
502
498
526
524
522
518
516
514
512
534
532
528
536
538
508
506
504
502
500
5'-0"
5'-0"
RELOCATE PG&E POLE
2" FORCE MAIN SS TO
SSMH AT 60 ROGERS
TREE PROTECTIVE FENCING
TREE PROTECTIVE FENCING
EXISTING WOOD FENCE TO
BE REPLACED WITH NEW
6FT WOOD FENCE
OUTLINED AREAS:
LRDA (SEE CIVIL C-3)
EXISTING WOOD FENCE
TO BE REPLACED EXISTING LINE,
NO CHANGE
SHADED BORDERS:
LRDA (SEE CIVIL C-3)
OUTLINED AREAS:
LRDA (SEE CIVIL C-3)
OUTLINED AREAS:
SERVICE DROP
JP WITH
TRANSFORMER
#301
18" BLACK OAK
12" OAK
#312 6" BLACK OAK
#311
10" BLACK OAK
#310
10" COAST
LIVE OAK
#309 10" OLIVE
#308
12" COAST
LIVE OAK
#307
12" BLUE OAK
#306
18" BLACK OAK
#305 26"
COAST LIVE OAK #304
19,20"
COAST LIVE OAK
#318
14,18" COAST
LIVE OAK
#320
17" COAST LIVE OAK
#314
36" BLUE OAK
#313 5" TOYON
#315
30" BLUE OAK
#316
30" BLUE OAK
#302
4,3" TOYON
#317
4,4" PLUM
#319
4,4" ELDERBERRY
#303
5" BUCKEYE
12' INGRESS / EGRESS ESMT.
PER E 361 O.R. 165
60 ROGERS
STREET
36 ROGERS
STREET
80 CLELAND
ROAD
47 RESERVO
IR ROAD
LEGEND
EM
EXISTING PROPERTY LINE
EXISTING CONSTRUCTION TO BE DEMOLISHED
EXISTING LANDSCAPE RETAINING WALLS
EXISTING WOOD FENCE
TREE PROTECTION FENCE
ELECTRICAL METER
EXISTING TREE TO REMAIN
EXISTING TREE TO BE REMOVED
EXISTING ASPHALT PAVED PRIVATE ROAD
LEAST RESTRICTIVE DEVELOPMENT AREA
TREE
N
1 SCALE: 1/8" = 1'-0"
EXISTING SITE PLAN
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-4
11/08/22
4 -
ARCHITECTU
RAL SITE
PLAN
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
N09°09'35"E 129.90'
S73° 55' 30"E 83.65'
N11°34'58"E 125.57'
S86° 21' 44"E 45.09'
EXIST. 1-1/4" GAS
ADJ. GARAGE
ADJ. BLDG
15" OAK
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
REAR
RESIDENCE
ADJACENT
RESIDENCE
ADJACENT
RESIDENCE
FRONT
RESIDENCE
BLDG.
RESIDENCE RESERVOIR ROAD
(PRIVATE ACCESS ROAD)
FS RISER
5' WATERLINE EASEMENT
TO TON / NGUYEN PER
INST:23351866 (PARCEL SIX)
5' GASLINE EASEMENT
TO AGAHIAN PER
INST: 25274348 (PARCEL THREE)
3' SANITARY SEWER EASEMENT
TO AGAHIAN PER
INST: 25274348 (PARCEL FOUR)
s t e p s
N11° 34' 58"E 59.68
S72° 59' 19"E 48.91
S77° 03' 15"E 59.66
N09° 09' 35"E 12.76
S63° 55' 23"E 34.20
(NEW)
10' PG&E EASEMENT
(NEW)
5' WATER EASEMENT
80 CLELAND
510
508
510
500
530
520
508
506
504
502
498
526
524
522
518
516
514
512
534
532
528
536
538
508
506
504
502
500
BLDG.
BLDG.
(NEW)
10' PG&E EASEMENT
DOWN
DOWN
25'-0"
SETBACK
15'-0"
SETBACK 15'-0" SETBACK
12'-11/2" PROPOSED SETBACK
12'-6"
PROPOSED SETBACK
19'-7
REDUCED SETBACK
1/2"
5'-0" 5'-0"
5'-0"
5'-0"
5'-0" 5'-0"
22'-41/4"
REDUCED SETBACK
EGRESS/INGRESS
15'-9"
WIDTH
SITE SECTION R
A-2
SITE SECTION R
A-2
BAY WINDOW
BELOW
GARAGE ROOF
BELOW GARAGE
FOOTPRINT BELOW
CONCRETE SITE
RETAINING WALL
CONCRETE SITE
RETAINING WALL
SEE DETAIL SHEET A5
RETAINING WALL
2" FORCE MAIN SS TO
SSMH AT 60 ROGERS
BLDG ADDRESS
18" HIGH PLANTER
STUCCO FINISH
EX 6FT WOOD FENCE
OUTLINED AREAS:
LRDA (SEE CIVIL C-3)
SOLDIER PILE &
WOOD LAGGING
RETAINING WALL,
SEE DETAIL A5.0.
NEW 6FT WOOD FENCE
NEW 6FT WOOD FENCE EXISTING LINE,
NO CHANGE
WIDEN ROAD & NEW
FIRE TRUCK TURNAROUND
FIRE TRUCK TURNAROUND
RELOCATE
NEIGHBOR'S
BRICK COLUMNS
RELOCATE PG&E
POLE & LINES (BOTH
O/H AND U/G)
SHADED BORDERS:
LRDA (SEE CIVIL C-3)
OUTLINED AREAS:
LRDA (SEE CIVIL C-3)
OUTLINED AREAS:
45 RESERVOIR ROAD
R-1-20
(10,000sf)
NEW RESIDENCE
#301
18" BLACK OAK
12" OAK
LOWER LEVEL
GARAGE
GARAGE
ENTRY
(LOWER
LEVEL)
MAIN
ENTRY
(LOWER
LEVEL)
8.5X18
PARKING
SPACE
FF514.5
FF514.0
ACCESS STEPS
LIGHTWELL
(LOWER LEVEL)
WALKWAY
TIERED
LANDSCSAPE
LOGGIA
(MAIN
LEVEL)
#312 6" BLACK OAK
#311
10" BLACK OAK
#310
10" COAST
LIVE OAK
#309 10" OLIVE
#308
12" COAST
LIVE OAK
#307
12" BLUE OAK
#306
18" BLACK OAK
#305 26"
COAST LIVE OAK #304
19,20"
COAST LIVE OAK
#318
14,18" COAST
LIVE OAK
#320
17" COAST LIVE OAK
YARD
(LOWER
LEVEL)
YARD
(MAIN LEVEL)
R-1-20 SETBACK
#314
36" BLUE OAK
#313 5" TOYON
#315
30" BLUE OAK
#316
30" BLUE OAK
#302
4,3" TOYON
#317
4,4" PLUM
#319
4,4" ELDERBERRY
#303
5" BUCKEYE
UPPER LEVEL
NEW POLE/
TRANSFORMER
12' INGRESS / EGRESS ESMT.
PER E 361 O.R. 165
FF 514.5
FF 514.0
FF 525.67
30'-0"
SETBACK
MAIN LEVEL YARD W/
RETAINING WALLS
(SEE CIVIL FOR HEIGHTS),
60 ROGERS
STREET
36 ROGERS
STREET
80 CLELAND
ROAD
47 RESERVO
IR ROAD
45 RESERVOIR
ROAD
LEGEND
WM
CO
EM
SITE ADDRESS
ADDRESS SHALL BE PLACED IN A POSITION THAT IS PLAINLY
LEGIBLE & VISIBLE FROM THE STREET OR ROAD FRONTING THE
PROPERTY. THE NUMBERS SHALL CONTRAST WITH THEIR
BACKGROUND. ADDRESS NUMBERS SHALL BE ARABIC NUMBERS
OR ALPHABETICAL LETTERS. NUMBERS SHALL BE A MIN. 4" HIGH WITH A MIN. STROKE WIDTH OF ½". WHERE ACCESS IS BY MEANS
OF A PRIVATE ROAD & THE BUILDING ADDRESS CANNOT BE
VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE, OR OTHER
SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.
CBC R319.1. SEE FRONT ELEVATION ON A12. FOR LOCATION.
TREE PROTECTION
1. SIX-FOOT HIGH CHAIN LINK FENCING MOUNTED ON TWO-INCH
DIAMETER GALVANIZED IRON POSTS SHALL BE DRIVEN INTO THE
GROUND AT LEAST TWO-FEET DEEP AT NO MORE THAN TEN-FOOT
SPACING. WHEN STIPULATED, FOR EXISTING PAVING AREAS THAT
WILL NOT BE DEMOLISHED, POSTS MAY BE SUPPORTED BY
CONCRETE BASE.
2. POSTED EIGHT AND ONE-HALF-INCH BY ELEVEN-INCH SIGN ON EACH TREE FENCE STATING: “WARNING – TREE PROTECTION ZONE –
THIS FENCE SHALL NOT BE REMOVED AND IS SUBJECT TO PENALTY ACCORDING TO TOWN CODE 29.10.1025”
3. TREE PROTECTION FENCING IS REQUIRED TO REMAIN IN PLACE THROUGHOUT CONSTRUCTION.
EXISTING PROPERTY LINE
BUILDING SETBACK LINE (R-1-20)
BUILDING SETBACK LINE (PROPOSED)
MAIN LEVEL STRUCTURE FOOTPRINT
LOWER LEVEL STRUCTURE FOOTPRINT
OVERHEAD ROOF LINE
LIGHT WELL, ACCESS STAIR, YARDS
CONCRETE RETAINING WALL
EXISTING/NEW WOOD FENCE
TREE PROTECTION FENCE
EXISTING TREE TO BE REMOVED
ELECTRICAL LINE (OVERHEAD)
ELECTRICAL LINE (UNDERGROUND)
WATER METER
SEWER CLEAN-OUT
AREA DRAIN LOCATIONS
TRAVEL DISTANCE FROM HYDRANT
TO FARTHEST BLDG CORNER
EXCEPTION AREA WITH RETAINING
WALLS OVER 4FT HIGH
EXCEPTION AREA WITH FILL OVER 3FT
HIGH
FLOOR AREA ENCROACHING INTO
SETBACK
LEAST RESTRICTIVE DEVELOPMENT
AREA
DS
SITE AND ARCHITECTURAL DEVELOPMENT ON AN EXISTING VACANT R1-20 ZONED LOT (HILLSIDE OVERLAY).
WORK TO INCLUDE:
BUILDINGS:
1. CONSTRUCTION OF A NEW RESIDENCE WITH AN ATTACHED
ACCESSORY DWELLING UNIT, AN ATTACHED GARAGE AND BELOW
GRADE BASEMENT.
2. COVERED DECK AND BALCONY
3. EGRESS, VENTILATION WELLS AND ACCESS STAIRS.
SITE IMPROVEMENTS (REFER TO CIVIL AND LANDSCAPE PLANS):
1. MODIFY EXISTING PRIVATE ROAD TO PROVIDE PARKING AND
FIRE TRUCK TURNOUT.
2. DRIVEWAY ACCESS TO GARAGE
3. SITE RETAINING WALLS AND PAVED YARDS
4. LANDSCAPE AND IRRIGATION
5. UTILITIY TRENCHING AND CONNECTIONS.
SCOPE OF WORK
EM
N
SCALE: 1/8" = 1'-0"
PROPOSED SITE PLAN
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-5
11/08/22
5 -
PRELIMINARY
LANDSCAPE
PLAN
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
N09°09'35"E 129.90'
S73° 55' 30"E 83.65'
N11°34'58"E 125.57'
S86° 21' 44"E 45.09'
ADJ. GARAGE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
REAR
RESIDENCE
ADJACENT
RESIDENCE
ADJACENT
RESIDENCE
FRONT
RESIDENCE
BLDG.
RESIDENCE RESERVOIR ROAD
(PRIVATE ACCESS ROAD)
5' WATERLINE EASEMENT
TO TON / NGUYEN PER
INST:23351866 (PARCEL SIX)
5' GASLINE EASEMENT
TO AGAHIAN PER
INST: 25274348 (PARCEL THREE)
3' SANITARY SEWER EASEMENT
TO AGAHIAN PER
INST: 25274348 (PARCEL FOUR)
s t e p s
FL INV 6IN CLAY PIPE
N11° 34' 58"E 59.68
S72° 59' 19"E 48.91
S77° 03' 15"E 59.66
N09° 09' 35"E 12.76
S63° 55' 23"E 34.20
(NEW)
10' PG&E EASEMENT
DOWNDOWN
OAK
GIA
OAK
OAK
OAK
GIA
GIA
GIA
GIA
GIA
GIA GIA
GIA
5'-0" 5'-0"
5'-0"
5'-0"
TREE PROTECTIVE FENCING
TREE
PROTECTIVE
FENCING
CONCRETE RETAINING
WALL, DARK
CONCRETE FINISH,
SEE DETAIL BELOW
CONCRETE RETAINING
WALL, MATCHING
STUCCO FINISH,
SEE DETAIL BELOW
CONCRETE RETAINING
WALL, MATCHING
STUCCO FINISH
6 FT HIGH WOOD
FENCE & GATE
WIDENED ROAD & NEW FIRE
TRUCK TURN-AROUND
(SEE CIVIL)
NEW TREES, TYP.
WITH MULCH GROUND COVERING
EXISTING TREES
TO REMAIN, TYP.
REMOVE EXISTING
TREE, TYP.
PLANTING AREA
NEW 6FT WOOD FENCE
SOLDIER PILE AND WOOD
LAGGING RETAINING WALL
NEW 6FT WOOD FENCE
NEW TREES, TYP.
WITH MULCH GROUND COVERING
NEW RESIDENCE
#301
18" BLACK OAK
12" OAK
GARAGE
ENTRY
(LOWER
LEVEL)
MAIN
ENTRY
(LOWER
LEVEL)
ACCESS STEPS
LIGHTWELL
(LOWER LEVEL)
WALKWAY
LOGGIA
(MAIN
LEVEL)
#312 6" BLACK OAK
#311
10" BLACK OAK
#310
10" COAST
LIVE OAK
#309 10" OLIVE
#308
12" COAST
LIVE OAK
#307
12" BLUE OAK
#306
18" BLACK OAK
#305 26"
COAST LIVE OAK #304
19,20"
COAST LIVE OAK
#318
14,18" COAST
LIVE OAK
#320
17" COAST LIVE OAK
YARD
(LOWER
LEVEL)
YARD
(MAIN LEVEL)
#314
36" BLUE OAK
#313 5" TOYON
#315
30" BLUE OAK
#316
30" BLUE OAK
#302
4,3" TOYON
#317
4,4" PLUM
#319
4,4" ELDERBERRY
#303
5" BUCKEYE
12' INGRESS / EGRESS ESMT.
PER E 361 O.R. 165
60 ROGERS
STREET
36 ROGERS
STREET
80 CLELAND
ROAD
47 RESERVO
IR ROAD
45 RESERVOIR
ROAD
DRIVEWAY: STONE PAVER O/ CONCRETE SLAB
WALKWAY, YARD, SITE STAIR: STONE PAVER O/
CONCRETE SLAB
ROAD: ASPHALT PAVING
LANDSCAPE AREA W/ MULCH COVER
CONCRETE RETAINING WALLS
FINISH TO BE SANDBLASTED WITH STAINED CONCRETE, OR
SMOOTH STUCCO FINISH, BOTH TO HAVE LRV OF 30 OR LESS.
EXISTING TREE (AND DRIB LINE) TO REMAIN
EXISTING TREE TO BE REMOVED
(4) OAK
(19) BAY LAUREL, PODOCARPUS, OR
PITTOSPORUM (WITHIN 30' FROM RESIDENCE)
(9) 24 BOX THUJA GREEN GIANT
LEGEND
TREE
301
302
303
304
305
306
307
308
309
310
311
312
313
314
315
316
317
318
319
320
REMAIN
REMOVE
REMAIN
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMAIN
REMOVE
REMOVE
REMOVE
REMAIN*
REMAIN*
REMAIN*
REMOVE
REMAIN
REMOVE
REMAIN*
TREE INVENTORY
ID SPECIES CANOPY STATUS REPLACEMENT
BLACK OAK
TOYON
BUCKEYE
LIVE OAK
LIVE OAK
BLACK OAK
BLUE OAK
LIVE OAK
OLIVE
LIVE OAK
BLACK OAK
BLACK OAK
TOYON
BLUE OAK
BLUE OAK
BLUE OAK
PLUM
LIVE OAK
ELDERBERRY
LIVE OAK
35'
8'
10'
35'
35'
25'
20'
20'
20'
20'
10'
10'
10'
45'
45'
45'
15'
35'
15'
35'
(2) 15 GAL.
(4) 15 GAL.
(4) 15 GAL.
(3) 15 GAL.
(3) 15 GAL.
(3) 15 GAL.
EXEMPT
(2) 15 GAL.
(2) 15 GAL.
(2) 15 GAL.
EXEMPT
EXEMPT
* INDICATES TREES LOCATED ON ADJACENT PROPERTIES.
TOTAL REPLACEMENT TREES = (25) 24" BOX.
(neighbor's
property)
20053 AS SHOWN TPTPXXTP August 25, 2021 DATE: SCALE: DESIGN: DRAWN: CHECK: ENGR: PROJECT NO.:
RETAINING WALL APPLICATION NO. B21-1015 SECTIONS, DETAILS, AND NOTES TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT LANDS OF BOUKNIGHT - 144 WOOD ROAD PLAN FOR THE IMPROVEMENT OF RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 EIGLEBERRY STREET GILROY 95020 CALIFORNIA
CE (408) 842-2173 FAX (408) 842-3662
L: ENGINEERING @ HANNABRUNETTI.COM APN 510-47-045
7/11/2023
N
1 SCALE: 1/8" = 1'-0"
PRELIMINARY LANDSCAPE PLAN
SCALE: 1:1.92
SCALE: 1:1.92 SITE RETAINING WALL DETAIL
SITE RETAINING WALL DETAIL
4" PERFORATED
DRAIN PIPE
STUCCO FINISH TO
MATCH HOUSE
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-6
11/08/22 6 -
LOWER
LEVER
FLOOR PLAN
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
PRIVATE ACCESS ROAD
R-1-20 SETBACK
R-1-20 SETBACK
R-1-20 SETBACK
UP
WD
5'-41/2" 2'-6"
4'-21/2"
3'-41/2" 10"
15'-0"
12'-0"
TO BLDG.
12'-6"
15'-0"
TO BLDG.
19'-71/2" TO BLDG. 25'-0"
8" 4'-1"
13'-21/2" 13'-11/2" 9'-31/2" 17'-51/2"
28'-9" 11'-4"
15'-1" 39'-1"
4'-2" 14'-21/2" 16'-7" 12'-81/2"
ELEV
COAT
OFFICE
FOYER
SUITE 2
MAIN
SUITE
BA.
clo.
PWD
GARAGE
LAUNDRY
MECH
BATH
LIGHTWELL
COVERED
ENTRY
11x18 space 11x20 space
STEPS
UP
BROOM
3 A-10
1 A-9
4 A-10
2 2
A-9
D
A-11 D
A-11
C
A-11
F
A-11 F
A-11
BASEMENT LINE
GARAGE
ENTRY
(LOWER
LEVEL)
FF 514.0
MAIN
ENTRY
(LOWER
LEVEL)
FF 514.5
EGRESS
WINDOW
(LOWER
LEVEL)
EXIT
(LOWER
LEVEL) (TO MAIN
LEVEL)
R-1-20 SETBACK R-1-20 SETBACK
A
A-11 B
A-11
E
A-11 E
A-11
LEGEND
EXISTING PROPERTY LINE
BUILDING SETBACK LINE
REDUCED BUILDING SETBACK LINE
FLOOR AREA (RESIDENCE)
FLOOR AREA (ADU)
BELOW GRADE BASEMENT AREA
GARAGE AREA
(NOT COUNTED AS BELOW GRADE BASEMENT)
FLOOR AREA ENCROACHING INTO SETBACK
OUTLINE OF FLOOR FOOTPRINT ABOVE
RETAINING WALLS
PAVED PATIOS, YARDS
EXTERIOR LIGHT FIXTURE
N
SCALE: 1/4" = 1'-0"
LOWER LEVEL FLOOR PLAN
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-7
11/08/22 7 -
MAIN LEVEL
FLOOR PLAN
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
R-1-20 SETBACK
R-1-20 SETBACK
SETBACK LINE
DOWN
DOWN
DOWN
F W
DW
RG
15'-0"
12'-101/4"
TO BLDG. 2'-13/4" 5'-41/2"
12'-6"
15'-0"
TO BLDG.
19'-71/2" TO BLDG.25'-0"
2'-6"
13'-23/4" 13'-1" 9'-33/4" 17'-51/2"
19'-1" 17'-0" 17'-0"
2'-10"
32'-9" 9'-9"
2'-10" 14'-21/2" 29'-3
1/2"
D
A-11 D
A-11
C
A-11
F
A-11 F
A-11
KITCHEN
FAMILY
RM
ELEV
ADU
DINING
RM
PWD.
ADU
BATH
5x7
ISLAND
LOGGIA
(COVERED)
open to
below
LIVING
RM
CLO.
REAR
YARD
(MAIN FLOOR)
SIDE
STEPS
OVERLOOK
LIGHT-WELL
BELOW
ELEC.
ELEC.
SIDE
YARD
(LOWER
FLOOR)
TIERED
LANDSCAPING
WALKWAY
WALKWAY
R-1-20 SETBACK
EGRESS
DOOR
(MAIN
LEVEL)
EGRESS
DOOR
(ADU)
R-1-20 SETBACK
A
A-11 B
A-11
E
A-11 E
A-11 (ATTACHED ADU)
LEGEND
EXISTING PROPERTY LINE
BUILDING SETBACK LINE
REDUCED BUILDING SETBACK LINE
FLOOR AREA (RESIDENCE)
FLOOR AREA (ADU)
BELOW GRADE BASEMENT AREA
GARAGE AREA
(NOT COUNTED AS BELOW GRADE BASEMENT)
FLOOR AREA ENCROACHING INTO SETBACK
OUTLINE OF FLOOR FOOTPRINT ABOVE
RETAINING WALLS
PAVED PATIOS, YARDS
EXTERIOR LIGHT FIXTURE
N
SCALE: 1/4" = 1'-0"
MAIN LEVEL FLOOR PLAN
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-8
11/08/22 8 -
ROOF PLAN
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
D
A-11 D
A-11
F
A-11 F
A-11
ROOF OVER
GARAGE BELOW
ROOF OVER WINDOW
BAY BELOW
4:12
4:12
4:12
4:12
LOW SLOPE
(FLAT)
MEMBRANEDROOF
LOW SLOPE
(FLAT)
MEMBRANEDROOF
CONCRETE TILE ROOF, TYP.
CONCRETE TILE ROOF, TYP.
CONCRETE TILE ROOF, TYP
ALL ROOFING ASSEMBLIES ARE
CLASS 'A' AND RATED FOR
HILLSIDE APPLICATION (WUI
APPROVED)
E
A-11 E
A-11
4:12
4:12
4:12
4:12
4:12
4:12
skylight
(low profile)
skylight
(low profile)
skylight
(low profile)
C
A-11 A
A-11 B
A-11
C
A-11 A
A-11 B
A-11
N
SCALE: 1/4" = 1'-0"
ROOF PLAN
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-9
11/08/22 9 -
ELEVATIONS
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-10
11/08/22
10 -
ELEVATIONS
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
10'-1"
ALUM. CLAD PATIO DOOR
SMOOTH STUCCO SIDING WITH INTEGRAL COLOR
(TWO-TONE PALETTE)
ALUM. CLAD PATIO DOOR
CONCRETE TILE ROOF
PAINTED GALVANIZED HALF ROUND STYLE GUTTER
SOFFIT AND EAVE TRIM
LIGHT FIXTURE
TEMPERED SKYLIGHT
(W/ FLAT PROFILE)
MAIN FL.
F.F. 525.67
RIDGE
539.75'
MAIN FL. PLATE
535.75'
NATURAL GRADE
MAIN FL.
F.F. 525.67
RIDGE
539.75'
MAIN FL. PLATE
535.75'
25' HT. LIMIT AT
ELEV. CUT PLANE
UPDATED 3.14
11'-2" 10'-1"
26'-3"
OVERALL BLDG. HT.
TEMPERED SKYLIGHT
(W/ FLAT PROFILE)
SMOOTH STUCCO SIDING WITH INTEGRAL COLOR
(TWO-TONE PALETTE)
ALUM CLAD, WOOD WINDOW
W/ CAST STONE SILL
CONCRETE TILE ROOF
PAINTED GALVANIZED HALF
ROUND STYLE GUTTER
SOFFIT AND EAVE TRIM
ALUM CLAD, WOOD WINDOW
W/ CAST STONE SILL
SMOOTH STUCCO SIDING
WITH INTEGRAL COLOR
(TWO-TONE PALETTE)
CANTILEVER BAY WINDOW
EGRESS LIGHT WELL
LOWER FL.
F.F. 514.5'
MAIN FL.
F.F. 525.67
RIDGE
539.75'
MAIN FL. PLATE
535.75' NATURAL GRADE
PROPOSED
GRADE
LOWER FL.
F.F. 514.5'
MAIN FL.
F.F. 525.67
RIDGE
539.75'
MAIN FL. PLATE
535.75'
25' HT. LIMIT AT
ELEV. CUT PLANE
Front Elevation
Material Area Specification LRV LRV x Area
Stucco-Lighter 206 BM-Huntington Biege HC-21 40 8240
Stucco-Darker 419 BM-Free Spirit 245 24.4 10223.6
Gutters 35 BM-Kendall Charcoal 15 525
Cast Stone 26 Siena Stone-Oatmeal 50 1300
D/W Frames 196 Fleetwood-Black Anodized 3.3 646.8
Total = 882 Total = 20935.4
LRV = 23.73628
Left Elevation
Stucco-Lighter 225 BM-Huntington Biege HC-21 40 9000
Stucco-Darker 426 BM-Free Spirit 245 24.4 10394.4
Gutters 25 BM-Kendall Charcoal 15 375
Cast Stone 18 Siena Stone-Oatmeal 50 900
D/W Frames 70 Fleetwood-Black Anodized 3.3 231
Total = 764 Total = 20900.4
LRV = 27.35654
Rear Elevation
Stucco-Lighter 293 BM-Huntington Biege HC-21 40 11720
Stucco-Darker 117 BM-Free Spirit 245 24.4 2854.8
Gutters 23 BM-Kendall Charcoal 15 345
Cast Stone Siena Stone-Oatmeal 50 0
D/W Frames 38 Fleetwood-Black Anodized 3.3 125.4
Total = 433 Total = 14919.8
LRV = 34.45681
Right Elevation
Stucco-Lighter 225 BM-Huntington Biege HC-21 40 9000
Stucco-Darker 312 BM-Free Spirit 245 24.4 7612.8
Gutters 21 BM-Kendall Charcoal 15 315
Cast Stone 0 Siena Stone-Oatmeal 50 0
D/W Frames 48 Fleetwood-Black Anodized 3.3 158.4
Total = 558 Total = 16927.8
LRV = 30.33656
Total Average LRV
Front Elevation 23.7
Left Elevation 27.4
Rear Elevation 34.5
Right Elevation 30.3
116
Average LRV = 29
SCALE: 1/4" = 1'-0"
SOUTH (REAR) ELEVATION
SCALE: 1/4" = 1'-0"
WEST (RIGHT) ELEVATION
SCALE: 1:0.67
AVERAGE LRV CALCULATIONS
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-11
11/08/22
11-
SECTIONS
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
10'-1" 1'-1" 10'-1"
10'-1" 10'-1"
9'-6"
26'-3"
OVERALL BLDG HT.
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
RIDGE
MAIN FL. PLATE
ATTIC
NATURAL GRADE
MAIN LEVEL
RESIDENCE
LOWER LEVEL
RESIDENCE
LOGGIA
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
RIDGE
MAIN FL. PLATE
25' HT. LIMIT AT ELEV. CUT PLANE
10'-1"
1'-1"
10'-1"
10'-1" 10'-1"
25'-83/4"
OVERALL BLDG. HT.
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
RIDGE
MAIN FL. PLATE
NATURAL GRADE
ATTIC
MAIN LEVEL
RESIDENCE
LOWER LEVEL
RESIDENCE
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
RIDGE
MAIN FL. PLATE
25' HT. LIMIT AT ELEV. CUT PLANE
this doest
measure to
highest ridge
10'-1"
1'-1"
10'-1"
10'-7" 10'-1"
26'-3"
OVERALL BLDG. HT.
RIDGE
xxx
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
MAIN FL. PLATE
NATURAL GRADE
RIDGE
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
MAIN FL. PLATE
ADU
GARAGE
ATTIC
ROAD
YARD
25' HT. LIMIT AT
ELEV. CUT PLANE
fence
10'-2"
10'-1"
10'-1"
9'-71/2"
10'-7"
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
RIDGE
xxx
MAIN FL. PLATE
NATURAL GRADE
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
RIDGE
xxx
MAIN FL. PLATE
LOGGIA
EGRESS
WELL
EGRESS
STAIR
GARAGE
MAIN LEVEL
RESIDENCE
LOWER LEVEL
RESIDENCE
ENTRY
PORCH
25' HT. LIMIT AT
ELEV. CUT PLANE
updated 3.14 NATURAL GRADE
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
RIDGE
xxx
MAIN FL. PLATE
xxx
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
RIDGE
xxx
MAIN FL. PLATE
GARAGE
MAIN LEVEL
RESIDENCE
EGRESS
WELL
EGRESS
STAIR
ADU
LOWER LEVEL
RESIDENCE
25' HT. LIMIT AT updated 3.14 ELEV. CUT PLANE
10'-1"
10'-1"
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
RIDGE
xxx
MAIN FL. PLATE
NATURAL GRADE
LOWER FL.
F.F. 514.5'
MAIN FL.
525.67'
RIDGE
xxx
MAIN FL. PLATE
GARAGE
MAIN LEVEL
RESIDENCE
PATH
EGRESS
STAIR
ADU
LOWER LEVEL
RESIDENCE
ATTIC ATTIC
25' HT. LIMIT AT updated 3.14 ELEV. CUT PLANE
SCALE: 1/8" = 1'-0"
SECTION A
SCALE: 1/8" = 1'-0"
SECTION B
SCALE: 1/8" = 1'-0"
SECTION C
SCALE: 1/8" = 1'-0"
SECTION D
SCALE: 1/8" = 1'-0"
SECTION E
SCALE: 1/8" = 1'-0"
SECTION F
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-12
11/08/22
12-
VISIBILITY
STUDY
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
VERIFIED, NO VIEW TO PROJECT SITE,
STRUCTURE NOT VISIBLE
TOO FAR, NO VIEW TO PROJECT SITE
VIEW TO PROJECT SITE, SEE
ANALYSIS BELOW
OBSERVATION LOCATIONS
BLOSSOM HILL/LG BLVD
MAIN & BAYVIEW
SELINDA WAY & LG
ALMADEN ROAD
HWY 17 & HWY 9
VERIFIED, NO VIEW TO PROJECT SITE,
STRUCTURE NOT VISIBLE
METHOD
1. USING PRELIMINARY PARTIAL STORY POLES* AND ORANGE
NETTING TO CALL OUT CRITICAL HEIGHTS AND BUILDING CORNERS.
2. PHOTOGRAPHS OF THE STORY POLES WERE TAKEN USING 50MM AND 300MM LENSES.
3. SEE PHOTOS FOR RESULTS AND ANALYSIS.
* CERTIFIED, COMPLETE STORY POLES COMPLIANT TO TOWN'S STANDARDS WILL BE INSTALLED AT LATER DATE.
REQUIREMENT
CONDUCT A VISIBILITY ANALYSIS AS REQUIRED BY THE HILLSIDE
DEVELOPMENT STANDARDS AND GUIDELINES FOR PROJECTS WITH
THE POTENTIAL FOR BEING VISIBLE FROM ANY ESTABLISHED VIEWING AREA.
ANALYSIS RESULTS
3 OUT OF 4 ELEVATIONS OF THE PROPOSED HOME ARE NOT VISIBLE TO THE VIEWING PLATFORM.
PART OF THE FRONT ELEVATION IS SHOWN TO BE PARTIALLY
VISIBLE TO THE VIEWING PLATFORM. THE RATIO BETWEEN VISIBLE PART VS. NON-VISIBLE PART IS 22 : 78.
ADU PORTION OF THE RESIDENCE IS EXCLUDED FROM THE VISIBILITY CALCULATION.
PLANNING CONSIDERATIONS TO MINIMIZE VISIBILITY OF
PROPOSED HOME
1. MINIMIZE BUILDING WIDTH ON VISIBLE SIDE OF THE LOT.
2.EMPLOY TIERED BUILDING CONFIGURATION, FOLLOWING THE
HILLSIDE NATURAL CONTOUR.
3. USE OF AN AVERAGE LRV BELOW 30 FOR EXTERIOR FINISHES INCLUDING: ROOF COVERING, WALL SIDING AND EXTERIOR TRIM.
4. SITE PLANNING TO PRESERVE EXISTING MATURE TREES, WHICH PROVIDE SUBSTANTIAL SCREENING OF HOME.
PROJECT SITE
HWY 17/HWY 9
PLATFORM
MAIN/BAYVIEW
PLATFORM
BLOSSOM HILL / LG
BLVD PLATFORM
NO VIEW
NO VIEW
VIEW
45 RESERVOIR DR.
(PROJECT SITE)
36 ROGERS ST. 60 ROGERS ST.
80 CLELAND AVE.
N
PHOTO TAKEN WITH 300MM LENS
PHOTO TAKEN WITH 50MM LENS
MAP
REPRESENT THE VISIBILITY OF THE PROPOSED RESIDENCE FROM THE NAKED EYE REPRESENT AN UP-CLOSE PERSPECTIVE TO IDENTIFY VISIBLE STORY POLES, NETTING, TREES AND/OR SHRUBBERY.
SHOWING PROJECT SITE IN RELATIONSHIP TO VIEWING PLATFORMS
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-13
11/08/22
13-
VISIBILITY
STUDY
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
234 sq ft
FOREGROUND TREE COVERAGE
STORY POLE TO REFLECT CORNER
BUILDING OUTLINE
AREA WITH NO TREE COVERAGE
CURRENT COVERAGE BY TREE
PROPOSED TO BE REMOVED.
AREA NOT INCLUDED IN
SCREENING CALCULATION.
LOOKING AT PART OF LOGGIA
ADU
(NOT
COUNTED)
60 ROGERS (UP HILL)
80 CLELAND (DOWNHILL)
TREE
#318
(FOREGROUND
TREES OFF SITE)
(FOREGROUND
TREES OFF SITE)
TREE
#301
ANALYSIS RESULT:
RED SHADED AREA INDICATED VISIBLE AREA.
ORANGE AREA INDICATES AREA NOW VISIBLE DUE TO TREE
REMOVAL.
(ADU EXCLUDED FROM CALCULATIONS)
THE TOTAL VISIBLE PART EQUALS TO 22% OF THE ELEVATION.
NO OTHER SIDE OF THE HOUSE IS VISIBLE.
(ADU)
15" OAK
24" OAK
OAK
GIA
OAK
OAK
OAK
GIA
GIA
GIA
GIA
GIA
GIA GIA
GIA
CLELAND AVE
VIEWING ANGLE FROM HWY17/HWY9 PLATFORM
TREE GROVE
DOWNHILL OF
CLELAND AVE.
#301
18" BLACK OAK
12" OAK
#312 6" BLACK OAK
#311
10" BLACK OAK
#310
10" COAST
LIVE OAK
#309 10" OLIVE
#308
12" COAST
LIVE OAK
#307
12" BLUE OAK
#306
18" BLACK OAK
#305 26"
COAST LIVE OAK #304
19,20"
COAST LIVE OAK
#318
14,18" COAST
LIVE OAK
#320
17" COAST LIVE OAK
#314
36" BLUE OAK
#313 5" TOYON
#315
30" BLUE OAK
#316
30" BLUE OAK
#302
4,3" TOYON
#317
4,4" PLUM
#319
4,4" ELDERBERRY
#303
5" BUCKEYE
N
TREE COVERAGE AND BUILDING VISIBILITY ANALYSIS
SCALE: 1" = 20'
SITE PLAN
ITEM NO. 18.
OF
REVISIONS
DATE:
SCALE:
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
S H E E T
ARCHITECTURE AND SITE APPLICATION FOR
THE AGAHIAN RESIDENCE
45 RESERVOIR ROAD LOS GATOS, CA 95030
AS SHOWN
A-14
11/08/22
14-
SHADOW
STUDIES
REV. 7.30.24
REV. 9.25.24
REV. 10.29.24
Dec 21, 9am Dec 21, 12pm Dec 21, 3pm
June 21, 9am June 21, 12pm June 21, 3pm
SCALE: 1" = 20'-0" SCALE: 1" = 20'-0" SCALE: 1" = 20'-0" SCALE: 1" = 20'-0" SCALE: 1" = 20'-0" SCALE: 1" = 20'-0"
ITEM NO. 18.
BLDG.
REV.: DEC. 2015
VICINITY MAP PLAN FOR THE IMPROVEMENT OF LANDS OF AGAHIAN - 45 RESERVOIR DRIVE PARKS AND PUBLIC WORKS DEPARTMENT TOWN OF LOS GATOS COVER SHEET ARCHITECTURAL & SITE APPLICATION NO. S-22-048 REVISIONS BY DATE DATE: SEPTEMBER 4, 2024 SCALE: DESIGN: DRAWN: CHECK: ENGR: PROJECT NO.: AMTMXX AM AS SHOWN 23067 TOWN OF LOS GATOS STANDARD PUBLIC IMPROVEMENT NOTES
1. ALL WORK SHALL BE PERFORMED IN CONFORMANCE WITH THE FOLLOWING:
a. TOWN OF LOS GATOS ENGINEERING DESIGN STANDARDS AND SPECIFICATIONS (UNLESS SPECIFICALLY STATED OTHERWISE ON THE PLANS).
b. ALL TOWN OF LOS GATOS CONDITIONS OF APPROVAL RELATED TO THE PROJECT. c. THESE PLANS AND DETAILS.
d. RECOMMENDATIONS OF THE PROJECT SOILS INVESTIGATION
SOILS ENGINEER ___________________________________________________ REFERENCE REPORT NO. _______________, DATED ____________ LETTER NO. __________, DATED ____________, SHALL BE THOROUGHLY COMPLIED WITH. BOTH THE MENTIONED REPORT AND ALL UPDATES/ADDENDUMS/LETTERS ARE HEREBY APPENDED AND MADE A PART OF THESE PLANS.
2. NO WORK MAY BE STARTED ON-SITE WITHOUT AN APPROVED GRADING PLAN AND A
GRADING PERMIT ISSUED BY THE TOWN OF LOS GATOS, PARKS AND PUBLIC WORKS DEPARTMENT LOCATED AT 41 MILES AVENUE, LOS GATOS, CA 95030.
3. A PRE-JOB MEETING SHALL BE HELD WITH THE TOWN ENGINEERING INSPECTOR FROM THE PARKS AND PUBLIC WORKS DEPARTMENT PRIOR TO ANY WORK BEING DONE. THE CONTRACTOR SHALL CALL THE INSPECTIONS LINE AT (408) 399-5771 AT LEAST FORTY-EIGHT (48) HOURS PRIOR TO ANY GRADING OR ONSITE WORK. THIS MEETING SHOULD INCLUDE:
a. A DISCUSSION OF THE PROJECT CONDITIONS OF APPROVAL, WORKING HOURS, SITE MAINTENANCE AND OTHER CONSTRUCTION MATTERS;
b. ACKNOWLEDGEMENT IN WRITING THAT CONTRACTOR AND APPLICANT HAVE READ
AND UNDERSTAND THE PROJECT CONDITIONS OF APPROVAL, AND WILL MAKE
CERTAIN THAT ALL PROJECT SUB-CONTRACTORS HAVE READ AND UNDERSTAND
THEM PRIOR TO COMMENCING WORK AND THAT A COPY OF THE PROJECT
CONDITIONS OF APPROVAL WILL BE POSTED ON SITE AT ALL TIMES DURING CONSTRUCTION.
4. APPROVAL OF PLANS DOES NOT RELEASE THE DEVELOPER OF THE RESPONSIBILITY FOR THE CORRECTION OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF,
DURING THE COURSE OF CONSTRUCTION OF THE IMPROVEMENTS, PUBLIC INTEREST
AND SAFETY REQUIRES A MODIFICATION OR DEPARTURE FROM THE TOWN
SPECIFICATIONS OR THESE IMPROVEMENT PLANS, THE TOWN ENGINEER SHALL HAVE
FULL AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO SPECIFY THE MANNER IN WHICH THE SAME IS TO BE MADE.
5. APPROVAL OF THIS PLAN APPLIES ONLY TO THE GRADING, EXCAVATION, PLACEMENT, AND COMPACTION OF NATURAL EARTH MATERIALS. THIS APPROVAL DOES NOT CONFER
ANY RIGHTS OF ENTRY TO EITHER PUBLIC PROPERTY OR THE PRIVATE PROPERTY OF OTHERS AND DOES NOT CONSTITUTE APPROVAL OF ANY OTHER IMPROVEMENTS.
6. IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR CONTRACTOR TO IDENTIFY, LOCATE AND PROTECT ALL UNDERGROUND FACILITIES. PERMITTEE OR CONTRACTOR SHALL NOTIFY USA (UNDERGROUND SERVICE ALERT) AT 1-800-227-2600 A MINIMUM OF FORTY-EIGHT (48) HOURS BUT NOT MORE THAN FOURTEEN (14) DAYS PRIOR TO COMMENCING ALL WORK.
7. ALL WORK SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THE
STANDARDS ESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNE PARTICULATES.
8. THE CONTRACTOR SHALL COMPLY WITH ALL LOCAL, STATE AND FEDERAL LAWS, CODES, RULES AND REGULATIONS GOVERNING THE WORK IDENTIFIED ON THESE PLANS. THESE
SHALL INCLUDE, WITHOUT LIMITATION, SAFETY AND HEALTH RULES AND REGULATIONS
ESTABLISHED BY OR PURSUANT TO THE OCCUPATIONAL SAFETY AND HEALTH ACT OR ANY OTHER APPLICABLE PUBLIC AUTHORITY.
9. THE GENERAL CONTRACTOR SHALL PROVIDE QUALIFIED SUPERVISION ON THE JOB SITE AT ALL TIMES DURING CONSTRUCTION.
10. CONTRACTOR SHALL EXERCISE ALL NECESSARY CAUTION TO AVOID DAMAGE TO ANY
EXISTING TREES, SURFACE IMPROVEMENTS, DRAINAGE, WATER, SEWER, ELECTRICAL OR TELECOMMUNICATION FACILITIES WHETHER ABOVE GROUND OR UNDERGROUND.
CONTRACTOR SHALL BEAR FULL RESPONSIBILITY FOR ANY DAMAGE THERETO.
11. HORIZONTAL AND VERTICAL CONTROLS SHALL BE SET AND CERTIFIED BY A LICENSED SURVEYOR OR REGISTERED CIVIL ENGINEER QUALIFIED TO PRACTICE LAND SURVEYING.
12. DURING CONSTRUCTION, ALL APPLICABLE WORK (SUBGRADE, PAVING, ETC.) SHALL BE INSPECTED BY THE APPLICANT'S SOILS ENGINEER. THE ENGINEER SHALL BE NOTIFIED AT LEAST 48 HOURS BEFORE BEGINNING SUCH WORK. THE ENGINEER SHALL BE ON-SITE TO VERIFY CONDITIONS AS REQUIRED IN HIS REPORT. SHOULD ANY CHANGES TO THE
REPORT RECOMMENDATIONS BE NECESSARY, TOWN APPROVAL SHALL BE OBTAINED PRIOR TO ANY ASSOCIATED WORK.
13. THE RESULTS OF THE CONSTRUCTION OBSERVATION AND TESTING SHALL BE DOCUMENTED IN AN “AS-BUILT” LETTER/REPORT PREPARED BY THE APPLICANTS' SOILS
ENGINEER AND SUBMITTED FOR THE TOWN'S REVIEW AND ACCEPTANCE BEFORE FINAL RELEASE OF ANY OCCUPANCY PERMIT IS GRANTED.
14. ALL PRIVATE AND PUBLIC STREETS ACCESSING PROJECT SITE SHALL BE KEPT OPEN AND IN A SAFE, DRIVABLE CONDITION THROUGHOUT CONSTRUCTION. IF TEMPORARY CLOSURE
IS NEEDED, THEN FORMAL WRITTEN NOTICE TO THE ADJACENT NEIGHBORS AND THE
TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT SHALL BE PROVIDED AT
LEAST ONE WEEK IN ADVANCE OF CLOSURE, AND NO CLOSURE SHALL BE GRANTED WITHOUT THE EXPRESS WRITTEN APPROVAL OF THE TOWN. NO MATERIAL OR EQUIPMENT SHALL BE STORED IN THE PUBLIC OR PRIVATE RIGHT-OF-WAY.
15. THE CONTRACTOR SHALL INSTALL AND MAINTAIN FENCES, BARRIERS, LIGHTS AND SIGNS
THAT ARE NECESSARY TO GIVE ADEQUATE WARNING AND PROTECTION TO THE PUBLIC AT ALL TIMES.
16. OWNER/APPLICANT: ____________________________ PHONE:_____________
17. GENERAL CONTRACTOR: _________________________ PHONE:_____________
18. A TOWN ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN THE PUBLIC RIGHT-OF-WAY. A STATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN STATE RIGHT-OF-WAY (IF APPLICABLE). THE PERMITTEE AND/OR CONTRACTOR SHALL BE
RESPONSIBLE FOR COORDINATING INSPECTION PERFORMED BY OTHER GOVERNMENTAL AGENCIES.
19. GOOD HOUSEKEEPING PRACTICES SHALL BE OBSERVED AT ALL TIMES DURING THE COURSE OF CONSTRUCTION. SUPERINTENDENCE OF CONSTRUCTION SHALL BE
DILIGENTLY PERFORMED BY A PERSON OR PERSONS AUTHORIZED TO DO SO AT ALL TIMES DURING WORKING HOURS. THE STORING OF GOODS AND/OR MATERIALS ON THE
SIDEWALK AND/OR THE STREET WILL NOT BE ALLOWED UNLESS A SPECIAL PERMIT IS ISSUED BY THE ENGINEERING DIVISION. THE ADJACENT PUBLIC RIGHT-OF-WAY SHALL BE KEPT CLEAR OF ALL JOB RELATED DIRT AND DEBRIS AT THE END OF THE DAY. FAILURE TO
MAINTAIN THE PUBLIC RIGHT-OF-WAY ACCORDING TO THIS CONDITION MAY RESULT IN
PENALTIES AND/OR THE TOWN PERFORMING THE REQUIRED MAINTENANCE AT THE DEVELOPER'S EXPENSE.
SHEET INDEX
1. TOWN NOTES, PROJECT DATA, LEGEND & ABBREVIATIONS
2. BLUEPRINT FOR A CLEAN BAY SHEET
3. EXISTING TOPOGRAPHY AND DEMOLITION PLAN
4. GRADING & DRAINAGE PLAN
5-6. UTILITY PLAN
7. CROSS SECTIONS & DETAILS
8. EROSION CONTROL PLAN
PLAN FOR THE IMPROVEMENT OF
TOWN OF LOS GATOS
GRADING & DRAINAGE PLANS
ARCHITECTURAL & SITE APPLICATION NO. S-22-048
TOWN OF LOS GATOS NPDES NOTES
1. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE
USING STRUCTURAL CONTROLS AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT.
2. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT
TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT
PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT.
3. APPROPRIATE BEST MANAGEMENT PRACTICES (BMPS) FOR CONSTRUCTION-RELATED
MATERIALS, WASTES, SPILL OR RESIDES SHALL BE IMPLEMENTED TO MINIMIZE
TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING
PROPERTY BY WIND OR RUNOFF AS REQUIRED BY THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT.
4. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT
CONSTRUCTION SITES AND MUST NOT BE DISCHARGED TO RECEIVING WATERS OR TO THE LOCAL STORM DRAIN SYSTEM.
5. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE
AWARE OF THE REQUIRED BEST MANAGEMENT PRACTICES (BMPS) AND GOOD
HOUSEKEEPING MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS.
6. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRIS
AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS.
7. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT A STORM DOES NOT CARRY WASTE OR POLLUTANTS OFF OF THE SITE. DISCHARGES OF MATERIAL
OTHER THAN STORMWATER (NON-STORMWATER DISCHARGES) ARE PROHIBITED EXCEPT
AS AUTHORIZED BY AN INDIVIDUAL NATIONAL POLLUTANT DISCHARGE ELIMINATION
SYSTEM (NPDES) PERMIT OR THE STATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, SOLVENTS, DETERGENTS,
GLUES, LIME, PESTICIDES, HERBICIDES, FERTILIZERS, WOOD PRESERVATIVES AND ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE AND RELATED CUTTING OR CURING RESIDUES; FLOATABLE WASTES; WASTES FROM ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; AND SUPERCHLORINATED POTABLE WATER FROM LINE FLUSHING AND TESTING. DURING
CONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED AND
CONTROLLED TEMPORARY AREA ON-SITE PHYSICALLY SEPARATED FROM POTENTIAL
STORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS.
8. DISCHARGING CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING GROUNDWATER THAT HAS INFILTRATED INTO THE CONSTRUCTION SITE IS PROHIBITED.
DISCHARGING OF CONTAMINATED SOILS VIA SURFACE EROSION IS ALSO PROHIBITED.
DISCHARGING NON-CONTAMINATED GROUNDWATER PRODUCED BY DEWATERING
ACTIVITIES REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD.
TOTAL SITE AREA:
9,973 SF
TOTAL SITE AREA DISTURBED: ____________ SF
(INCLUDING CLEARING, GRADING OR EXCAVATING)
EXISTING
AREA (SF)
PROPOSED AREA (SF)
REPLACED NEW
TOTAL AREA
POST-PROJECT (SF)
IMPERVIOUS AREA
TOTAL NEW & REPLACED IMPERVIOUS AREA
PERVIOUS AREA
TABLE OF PROPOSED PERVIOUS AND IMPERVIOUS AREAS
AB AGGREGATE BASE
AC ASPHALT CONCRETE
AD AREA DRAIN
ARV AIR RELEASE VALVE
BC BACK OF CURB
BFP BACKFLOW PREVENTER
BW BOTTOM OF WALL
CATV CABLE TELEVISION
CB CATCH BASIN
CFS CUBIC FEET PER SECOND
C/L CENTERLINE
CMP CORRUGATED METAL PIPE
CO CLEANOUT
CY CUBIC YARD
DCVA DOUBLE CHECK VALVE ASSEMBLY
DI DROP INLET
DIA DIAMETER
DIP DUCTILE IRON PIPE
DWY DRIVEWAY
(E) EAST
EG EXISTING GRADE
ELEC ELECTRICAL
EP EDGE OF PATH
EVAE EMERGENCY VEHICLE ACCESS EASEMENT
EX EXISTING
FC FACE OF CURB
FDC FIRE DEPARTMENT CONNECTION
FF FINISHED FLOOR ELEVATION
FG FINISHED GRADE
FH FIRE HYDRANT
FL FLOW LINE
FM FORCED MAIN
FS FIRE SERVICE
FT FEET
G GAS
GA GAUGE
GB GRADE BREAK
GM GAS METER
GS GAS SERVICE
HDPE HIGH-DENSITY POLYETHYLENE
HP HIGH POINT
IEE INGRESS/EGRESS EASEMENT
IN INCH
INV INVERT ELEVATION
LAT LATERAL
LG LIP OF GUTTER
LP LOW POINT
MAX MAXIMUM
MH MANHOLE
MIN MINIMUM
MPH MILES PER HOUR
(N) NORTH
N.T.S. NOT TO SCALE
O.C. ON CENTER
O.D. OUTSIDE DIAMETER
PAD PAD ELEVATION
PCC PORTLAND CEMENT CONCRETE
PERF PERFORATED
PG&E PACIFIC GAS & ELECTRIC COMPANY
PIEE PRIVATE INGRESS/EGRESS EASEMENT
PL PROPERTY LINE
PR PROPOSED
PSDE PRIVATE STORM DRAIN EASEMENT
PSE PUBLIC SERVICE EASEMENT
PSSE PRIVATE SANITARY SEWER EASEMENT
PUE PUBLIC UTILITY EASEMENT
PVC POLYVINYL CHLORIDE
R RADIUS
RCP REINFORCED CONCRETE PIPE
RIM RIM ELEVATION
R/W RIGHT-OF-WAY
(S) SOUTH
S SLOPE
SCC SANTA CLARA COUNTY
SCCFD SANTA CLARA COUNTY FIRE DEPARTMENT
SD STORM DRAIN
SDCO STORM DRAIN CLEANOUT
SDE STORM DRAIN EASEMENT
SDMH STORM DRAIN MANHOLE
SDR STANDARD DIMENSION RATIO
SF SQUARE FEET
SJWC SAN JOSE WATER COMPANY
SS SANITARY SEWER
SSCO SANITARY SEWER CLEANOUT
SSE SANITARY SEWER EASEMENT
SSMH SANITARY SEWER MANHOLE
STD STANDARD
S/W SIDEWALK
TC TOP OF CURB
TELE TELEPHONE
TLG TOWN OF LOS GATOS
TW TOP OF WALL
TYP TYPICAL
VCP VITRIFIED CLAY PIPE
(W) WEST
W WATER
WM WATER METER
WS WATER SERVICE
WV WATER VALVE
WVSD WEST VALLEY SANITATION DISTRICT
XING CROSSING
ABBREVIATIONS
SHEET OF 1 8 CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. APN 529-33-054 CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 EMAIL: ENGINEERING @ HANNABRUNETTI.COM
SITE ELEMENT CUT FILL
RESIDENCE
GRADING QUANTITIES
882± C.Y. 0± C.Y.
DRIVEWAY 15± C.Y. 283± C.Y.
YARD 510± C.Y. 65± C.Y.
TOTAL 1,407± C.Y. 348± C.Y.
HEIGHT
18.8'±/0'±
1.0'±/15.5'±
8.2'±/6'±
Rogers Street
Cheland Avenue
State Highway 17
Los Gatos Blvd
College
Ave
Reservoir Road
Pagent Way
Jackson Street
JOB NO. 23067
C2EARTH, INC.
22118C-01R1 01-20-23
FARNAZ AGAHIAN 408-234-5780
ITEM NO. 18.
REV.: SEPT. 2016
SHEET OF 2 8 PARKS AND PUBLIC WORKS DEPARTMENT TOWN OF LOS GATOS REVISIONS BY DATE DATE: SEPTEMBER 4, 2024 SCALE: DESIGN: DRAWN: CHECK: ENGR: PROJECT NO.: AMTMXX AM NONE CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER. 23067 GRADING & DRAINAGE PLANS LANDS OF AGAHIAN - 45 RESERVOIR DRIVE BLUEPRINT FOR A CLEAN BAY ARCHITECTURAL & SITE APPLICATION NO. S-22-048 CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 EMAIL: ENGINEERING @ HANNABRUNETTI.COM APN 529-33-054
ITEM NO. 18.
SHEET OF 3 8 1"=20' 23067 AMTMXX AM SEPTEMBER 4, 2024 DATE: SCALE: DESIGN: DRAWN: CHECK: ENGR: PROJECT NO.: DATE BY REVISIONS ARCHITECTURAL & SITE APPLICATION NO. S-22-048 APN 529-33-054 TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT LANDS OF AGAHIAN - 45 RESERVOIR DRIVE PLAN FOR THE IMPROVEMENT OF CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: DEC. 2015 EXISTING TOPOGRAPHIC SURVEY AND DEMOLITION PLAN CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 EMAIL: ENGINEERING @ HANNABRUNETTI.COM
NOT FOR CONSTRUCTION
PRELIMINARY PLANS
ITEM NO. 18.
SHEET OF 4 8 1"=5' 23067 AMTMXX AM SEPTEMBER 4, 2024 DATE: SCALE: DESIGN: DRAWN: CHECK: ENGR: PROJECT NO.: DATE BY REVISIONS ARCHITECTURAL & SITE APPLICATION NO. S-22-048 GRADING & DRAINAGE PLAN TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT LANDS OF AGAHIAN - 45 RESERVOIR DRIVE PLAN FOR THE IMPROVEMENT OF CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: DEC. 2015 CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 EMAIL: ENGINEERING @ HANNABRUNETTI.COM APN 529-33-054
NOT FOR CONSTRUCTION
PRELIMINARY PLANS
ITEM NO. 18.
SHEET OF 5 8 1"=5' 23067 AMTMXX AM SEPTEMBER 4, 2024 DATE: SCALE: DESIGN: DRAWN: CHECK: ENGR: PROJECT NO.: DATE BY REVISIONS ARCHITECTURAL & SITE APPLICATION NO. S-22-048 UTILITY PLAN TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT LANDS OF AGAHIAN - 45 RESERVOIR DRIVE PLAN FOR THE IMPROVEMENT OF CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: DEC. 2015 CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 EMAIL: ENGINEERING @ HANNABRUNETTI.COM APN 529-33-054
NOT FOR CONSTRUCTION
PRELIMINARY PLANS SEE SHEET 5 MATCH LINE SEE 6.2 - SHEET 6 MATCH LINE JOB NO. 23067 SEE 6.1 - SHEET 6 MATCH LINE
ITEM NO. 18.
BLDG.
BLDG.
WM
SHEET OF 6 8 23067 AS SHOWN AMTMXX AM SEPTEMBER 4, 2024 DATE: SCALE: DESIGN: DRAWN: CHECK: ENGR: PROJECT NO.: DATE BY REVISIONS ARCHITECTURAL & SITE APPLICATION NO. S-22-048 UTILITY PLAN TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT LANDS OF AGAHIAN - 45 RESERVOIR DRIVE PLAN FOR THE IMPROVEMENT OF CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: DEC. 2015 CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 EMAIL: ENGINEERING @ HANNABRUNETTI.COM APN 529-33-054
NOT FOR CONSTRUCTION MATCH LINE
PRELIMINARY PLANS SEE SHEET 5
JOB NO. 23067
6.1 PROPOSED WATER LATERAL
6.2 PROPOSED SANITARY SEWER LATERAL MATCH LINE SEE SHEET 5
ITEM NO. 18.
BLDG.
SHEET OF 7 8 1"=5' 23067 AMTMXX AM SEPTEMBER 4, 2024 DATE: SCALE: DESIGN: DRAWN: CHECK: ENGR: PROJECT NO.: DATE BY REVISIONS ARCHITECTURAL & SITE APPLICATION NO. S-22-048 CROSS SECTIONS & DETAILS TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT LANDS OF AGAHIAN - 45 RESERVOIR DRIVE PLAN FOR THE IMPROVEMENT OF CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: DEC. 2015 CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 EMAIL: ENGINEERING @ HANNABRUNETTI.COM APN 529-33-054
NOT FOR CONSTRUCTION
PRELIMINARY PLANS SEE SHEET 5 MATCH LINE
JOB NO. 23067
Fire Turnaround Diagram
scale: 1"=10'
ITEM NO. 18.
BLDG.
BLDG.
BLDG.
BLDG. WM
SHEET OF 8 8 23067 AS SHOWN AMTMXX AM SEPTEMBER 4, 2024 DATE: SCALE: DESIGN: DRAWN: CHECK: ENGR: PROJECT NO.: DATE BY REVISIONS ARCHITECTURAL & SITE APPLICATION NO. S-22-048 EROSION CONTROL PLAN TOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT LANDS OF AGAHIAN - 45 RESERVOIR DRIVE PLAN FOR THE IMPROVEMENT OF CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR THE ENGINEER.
REV.: DEC. 2015 CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 EMAIL: ENGINEERING @ HANNABRUNETTI.COM APN 529-33-054
ITEM NO. 18.
PREPARED BY: Sean Mullin, AICP
Planning Manager
Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● 406-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 01/08/2025
ITEM NO: 7
DESK ITEM
DATE: January 8, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Construct a New Single-Family Residence with Reduced Side and Rear Yard Setbacks, Site Improvements Requiring a Grading Permit, and Removal of Large Protected Trees on a Nonconforming Vacant Property Zoned R-1:20. Located at 45 Reservoir Road. APN 529-33- 054. Architecture and Site Application S-22-048. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction. Property Owner: Farnaz Agahian. Applicant: Gary Kohlsaat, Architect. Project Planner:
Sean Mullin.
REMARKS:
Exhibit 13 includes additional public comments received between 11:01 am, Friday, January 3, 2025 and 11:00 am, Wednesday, January 8, 2025.
EXHIBITS:
Exhibits previously received with the January 8, 2025, Staff Report:
1. Location Map
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Color and Materials Board
5. Letter of Justification
6. Consulting Architect’s Report
7. Applicant’s Response to Consulting Architect’s Report
8. Consulting Arborist’s Report
9. Story Pole Photos
10. Site Photos
ATTACHMENT 2
ITEM NO. 18.
PAGE 2 OF 2
SUBJECT: 45 Reservoir Road/S-22-048
DATE: January 3, 2025
11. Public comments received by 11:00 a.m., Friday, January 3, 2025
12. Development Plans
Exhibit received with this Desk Item Report:
13. Public comments received between 11:01 a.m., Friday, January 3, 2025, and 11:00 a.m., Wednesday, January 8, 2025
ITEM NO. 18.
From: quintana < >
Sent: Tuesday, January 7, 2025 2:09 PM
To: Sean Mullin <[email protected]>
Subject: Reservoir Road
[EXTERNAL SENDER]
Grading impacts:
Is there any part of this site that will not be disturbed by grading? The grading plan does not show a"grading limit line". Given the amount of grading, ( (1407 cubic yards/348 fill), height of retaining walls (up to 15'), and their close proximity to the sites's property lines, proposed project result in greater impact grading impacts and/ or require grading beyond the property line.
How can these issues be addressed as part of the project approval process, rather than after approval during the Grading Permit/Building permit application?
Floor Plan:
Is the ADU really an ADU or is it really a master suit renamed an ADU.
It makes no sense that the bedrooms/bath/closets on the main floor are smaller than the "ADU" on the main living floor.
To be used as a rental the door to the main floor would have to be closed and the "ADU" would have booth ingress and egress through the bathroom.
The "Closet" would likely be turned into a bedroom without egress .
By calling this area an ADU the area also escapes included in the visibility analysis.
Lee
EXHIBIT 13 Page 602
ITEM NO. 18.
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Intentionally
Left Blank
ITEM NO. 18.
LOS GATOS PLANNING COMMISSION 1/8/2025
Item #7, 45 Reservoir Road
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A P P E A R A N C E S:
Los Gatos Planning
Commissioners:
Steve Raspe, Chair
Emily Thomas, Vice Chair
Jeffrey Barnett
Kendra Burch
Susan Burnett
Rob Stump
Town Manager: Chris Constantin
Community Development
Director:
Joel Paulson
Town Attorney: Gabrielle Whelan
Transcribed by: Vicki L. Blandin
(619) 541-3405
ATTACHMENT 3
ITEM NO. 18.
LOS GATOS PLANNING COMMISSION 1/8/2025
Item #7, 45 Reservoir Road
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P R O C E E D I N G S:
CHAIR RASPE: Moving on now to Item 7, a request
for approval for construction of a new single-family
residence with reduced side and rear yard setbacks, site improvements requiring a Grading Permit, and removal of large, protected trees on a nonconforming vacant property zoned R-1:20, located at 45 Reservoir Road. APN 529-33-054.
Architecture and Site Application S-22-048. The project is categorically exempt pursuant to CEQA Guideline 15303: New Construction. Property owner is Farnaz Agahian, and
Applicant Gary Kohlsaat.
Members of the Planning Commission, those have
visited the site, please indicate by raising your hand.
Thank you, and any disclosures? Seeing none, Mr. Mullin, I believe you’re preparing a Staff Report on this. Thank you.
SEAN MULLIN: Yes, thank you, and good evening
again. Before you this evening is a proposal to construct a new two-story residence with reduced side and rear
setbacks, site improvements requiring a Grading Permit, and removal of large, protected trees located at 45 Reservoir Road.
ITEM NO. 18.
LOS GATOS PLANNING COMMISSION 1/8/2025
Item #7, 45 Reservoir Road
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The project site is located east of Reservoir
Road and accessed via a private roadway that bisects the property and serves several lots between Reservoir Road and Rogers Street.
The Applicant proposes a 1,640 square foot
residence with an attached tandem garage in a traditional Mediterranean style. The residence includes 1,287 square feet of below-grade square footage and an attached ADU.
Staff notes that consistent with State law the ADU is not the subject to this application.
The proposed residence would be the seventh
largest in terms of floor area when compared to those in the immediate neighborhood, and the third largest in terms of FAR.
Due to the constraints of the site and the
desired architectural program, the Applicant is requesting the following exceptions:
From the Town Code an exception to the required
15-foot side and 25-foot rear setbacks; an exception to driveway access road requiring a minimum width of 18 feet; a requirement for two off-street parking spaces relative to the configuration and the dimensions; and the driveway
depth of at least 18 feet. Those were all relative to the Town Code.
ITEM NO. 18.
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Item #7, 45 Reservoir Road
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Relative to the Hillside Development Standards
and Guidelines, the exceptions requested are for grading depths exceeding 4’ of cut and 3’ of fill; retaining wall heights taller than 5’; and buildings located outside of the LRDA.
Lastly, from the Hillside Specific Plan, the
requirement to provide four onsite or four guest parking spaces.
Discussion of each of these exceptions is
provided in your Staff Report.
The consulting architect reviewed the project and
provided a recommendation addressing the two-story side walls, which the Applicant implemented. Additionally, the consulting architect noted that the residence is sited
quite close to the road, recognizing the constraints of the site. The Applicant provided a response noting that their residence is pushed as far away from the road as is
feasible given the constraints of the site.
Should the Planning Commission find merit in
their request, Staff is recommending that the Planning
Commission approve the Architecture and Site Application subject to the conditions in Exhibit 3.
ITEM NO. 18.
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Staff notes that a Desk Item was distributed
today with additional public comments, and this concludes my presentation. We’re available to answer any questions.
CHAIR RASPE: Thank you very much, Mr. Mullin.
Commissioners, any questions for Staff? Seeing none, I’ll open the public portion of this matter and invite the
Applicant to come forward and speak for up to five minutes.
I have two cards from the Applicant, Gary Kohlsaat and
Farnaz Agahian, and just a reminder, together you’ll have a combined five minutes to speak, so you can divide that any way you wish.
FARNAZ AGAHIAN: Good evening, everyone. My name
is Farnaz Agahian and I am the owner of the property at 45 Reservoir. I am a color/imaging scientist and working for a tech company in the Bay Area. My mom and I purchased this property in April 2022 with the hope of building our dream home where we can live together and support each other.
We are a very close and small family; it’s just
the two of us. I realize that as she’s getting older, she needs to be close by, and at the same also she needs to have her own space, independence, and comfort. Therefore, we plan to build a single-family house that includes
separate living space for her, which is our ADU, attached to the main property, and we believe this arrangement would
ITEM NO. 18.
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allow her to have her independence and at the same time she can live with me and have my support and companionship.
This is about the plan, and finally we totally
understand the importance of responsible development, so we are fully committed to working with the Town to make sure that our project meets the necessary guidelines and
requirements, and also at the same time we understand
construction is not fun for our neighbors, so we will do our best to minimize any disturbance to our neighbors and neighborhood.
CHAIR RASPE: Thank you for your comments. I
think your architect would like to jump in with the
remainder of your time.
GARY KOHLSAAT: Thank you. Good evening,
everybody. I wanted to shout out to Sean Mullin for doing such an excellent Staff Report, very detailed. It’s a very difficult and complex project that we have here, as
obviously it’s a challenging site.
I wanted to just briefly touch on a couple of
items. I think Sean described our design approach very
well; I don’t have much to add to that. But I do want to talk about a couple of the exceptions that we’re asking for, in particular the setback exception.
ITEM NO. 18.
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This lot is 83’ wide in a zone that requires a
minimum of 100’, so if you look at the setbacks for an R1:20, it’s 15’, which is 15%. What we’re asking for is 14% of the width as if it was an R-1:10; the size of this is actually more applicable of this property. That just gives us a few extra feet, 2.5’-3’, of extra width on this house due to the narrowness of the lot.
I also wanted to talk about the process. We
tried very hard to avoid the firetruck turnaround. We’ve had several submittals, we’ve been in here for two years now, working with the Fire Department; they just would not budge. We went through an AMMR process, and with that
process we were able to get fire clearance with the caveat that we put in this fire truck turnaround, which is why you have 15.5’ tall walls.
However, we see this as a community benefit in
many ways. It makes the area safer. It will also save quite a bit of excavation off haul; we can use all of that, all the spoils from the excavation from the house that is
benched into the hill and fill that thing, and that will happen right away, so now we have construction staging, which we never had before. Now we have parking for six to eight vehicles throughout the process, because it doesn’t
ITEM NO. 18.
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need to be for the Fire Department until the very end, so that’s a huge benefit that I think we need to do.
I want to ask for one more exception. It’s the
trees that we’re proposing to plant between that wall and the properly line; we’re asking for the Green Giants or an Italian Cypress or something like that. These are 50’-55’ away from the house, and so since we’re in this Hillside Overlay, we have to abide by that. This is the only species of plant that we have that will reach 15’-20’ in 4’, so I’m asking for that.
CHAIR RASPE: Thank you for that presentation
from both of you, and before you sit down, Commissioners, do we have questions or comments for either speaker?
Commissioner Burnett.
COMMISSIONER BARNETT: Yes, thank you. You
mentioned that you would use the soil from the house side for the fire pad you want to build there, is that correct? GARY KOHLSAAT: That’s correct, yes.
COMMISSIONER BURNETT: Now, you have to add
additional though. I mean, you can’t really use that
totally. Isn’t there some additional fill that would have to be?
GARY KOHLSAAT: There would still be some off
haul. Yes, there will be some export, but it’s greatly
ITEM NO. 18.
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reduced. My design team is here, and for technical
questions I can refer to my civil engineer who can give us exact data on that, if you want, but it is in the package.
COMMISSIONER BURNETT: Yes, it was my
understanding that you can’t totally use that kind of soil for what you propose for a fire pad, basically.
GARY KOHLSAAT: If it’s engineered properly.
We’ve talked to our soils engineer about that and it
depends on what the quality of the material is, but we’re counting on that at this point until we know different.
COMMISSIONER BURNETT: Okay, thank you.
CHAIR RASPE: Commissioner Burch.
COMMISSIONER BURCH: You were a little rushed at
the end, and so I was a little confused about the tree
statement. Could you go back to that and explain it again.
GARY KOHLSAAT: I’ll refer to the Staff Report,
and it’s not under trees, it’s in the section under the retaining wall heights exceptions, and it’s towards the end and it is pointed out that these trees are outside of the 30’ zone for residents; you have to use natives outside of 30’, because this is in a Hillside Design Overlay. It’s not really a hillside property; it’s not hillside zoning.
Anybody else has the freedom to do what they want, but
ITEM NO. 18.
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since we have an application right now, we have to abide by that.
I’m asking for that exception, because we’re
trying to screen the wall for the neighbor down below who has been very patient with us actually and granted us a water easement as well, but we also want to create
something that’s going to be a little bit taller than that.
We’re going to have a guardrail at the edge of this wall, vehicular guardrail, but we also realize that we’re
elevated and we might be looking down upon them. Not that anybody is going to be there, but there is that
possibility, and so we’d like to get plants that grow 20’- 24’ tall, and the only thing that we have in our arsenal are non-natives.
If you look at the complete list of the Town’s
approved trees, none of them. We have 4’, and even that we’re just barely making this fire truck turnaround work, so that’s why I’m asking for that exception.
COMMISSIONER BURCH: Thank you. I appreciate the
explanation.
CHAIR RASPE: Thank you. Yes, Commissioner Stump.
COMMISSIONER STUMP: The question that I had back
in May of 2023, you obviously met with one of the
neighbors, the Paspas. His takeaway was that the project is
ITEM NO. 18.
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just oversized for this lot. I’m sure you had some
conversation with him. Was there any sort of outcome of that conversation, or was it just kind of agree to
disagree, that we need to do what we need to do, and the neighbor has his opinion about this being oversized for the lot?
GARY KOHLSAAT: I think I would summarize that as
agree to disagree. The house is 1,608, under 1,800 square feet. It’s not a large home by any means. We’re only asking for slight exceptions into the side setbacks and one
exception into the rear setback, and mostly that’s because of the shape of the lot; it has a little kink to it, and that kink is where we need the rear setback exception. But it is our opinion that this is a fairly modest home and that it is compatible size-wise, as Mr. Mullin has pointed out in his chart. It’s certainly not the largest home in the area, and it doesn’t have the most FAR as well, and I believe that the neighbor has the exact same FAR and a much larger home, and it’s also very visible; everybody sees his home on a daily basis if you ever go drive up and down Main Street. This house is really not going to be visible.
CHAIR RASPE: Thank you. Yes, Commissioner
Barnett.
ITEM NO. 18.
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COMMISSIONER BARNETT: As I understand, the
exceptions you’re asking for with respect to setbacks are the rear and the side, but when I saw the property, the house appeared to be right at the road. Can you comment on that?
GARY KOHLSAAT: Yeah, I’d love to. Actually, the
property goes all the way down past that access road that cuts across our property and it goes all the way down to the lower fence, and that’s where we’re going to be
building out the fire truck turnaround. That is a private drive, and so there are no setbacks from that private
drive, so we’re well out of the front setback.
COMMISSIONER BARNETT: I see. Well, it is a
challenging lot, I’ll agree with you on that.
CHAIR RASPE: Thank you. Other questions,
Commissioners? I just have two quick questions.
First of all, I think it’s implied in the packet
and in your comments, but the Fire Department has signed off on this project as currently designed, is that correct? GARY KOHLSAAT: That’s correct, or we wouldn’t be
here.
CHAIR RASPE: My second is I went through my
notes and there are quite few moving parts on this one.
You’ve got the setback requests, the request with respect
ITEM NO. 18.
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to driveway, with respect to parking, driveway distance, grading depth, retaining walls, LRDA, guest parking, etc., and I think you’ve tried to address most of those issues, and we’ve previously talked about grading.
Could you briefly discuss the retaining wall
height? I know we are on at least a portion of the property higher than we are customarily permitting, and this lot doesn’t appear to permit the terracing of retainings. Can you address that for us?
GARY KOHLSAAT: There are two areas where we have
retaining walls that are exceeding the allowable height, and one of them is in the rear. Since we’re pushed up into the hillside quite a bit, we wanted to have some daylight in the back and have a very modest little yard in the back yard. In order to do that we have to have doors to come out, so we can’t bring the hillside down to the home;
otherwise, you’d have windows and that would be it, so when you start to move that wall, that cutback, it increases in height as the hillside continues to climb up behind the home so we’re asking for minor exceptions. These walls will still be at the 5’ or less height, so you’re not going to see tall walls, but you wouldn’t see them anyway because they’re all very blocked behind the home.
ITEM NO. 18.
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There is one exception that we’re up to about 8’,
which we’re doing a double wall, we’re doing a tiered wall design there, to minimize the effect of a taller wall, and it’s really just to get the hillside off of the second
story, the upper floor, which by the way, is a reverse
floor plan, so that’s where the kitchen and the dining room are, and so if you’re entertaining or you just want to go outside, that’s where you want to go on terra firma,
because we do have a small roof deck that’s built out over the home to the front, but that’s still like apartment
living. I mean, it’s a roof deck, it’s not on the ground, so if you want to have a garden, if you want to go out and be on the ground. So, that’s that wall.
The other wall, the big wall, is for the fire
truck turnaround.
CHAIR RASPE: Thank you for that answer. I
appreciate it. Commissioners, any other questions for the Applicant? Commissioner Burch.
COMMISSIONER BURCH: Did you say you have your
civil engineer here?
GARY KOHLSAAT: Yes, we do.
COMMISSIONER BURCH: Can I ask some questions
about the proposed drainage on the lot? Since you are on quite hill to the road and then you’ve got neighbors below,
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I would like to understand how you’re going to mitigate draining just flowing down to the downhill neighbors.
CIVIL ENGINEER: Below the roadway we have an
infiltration trench where the water will infiltrate into the ground to mitigate the pre- and post-flow rate and meet stormwater quality requirements.
COMMISSIONER BURCH: I keep trying to find your
civil drawing and my computer keeps not liking this, so that’s why I’m asking these questions. On the hillside
itself though, how are you handling drainage from the
property down to the road to mitigate excessive…
CIVIL ENGINEER: With a storm drain system. The
whole storm drain is going into like an infiltration
trench.
COMMISSIONER BURCH: Oh, the whole thing goes
into the same?
CIVIL ENGINEER: Yes.
CHAIR RASPE: Yes, Commissioner Burnett.
COMMISSIONER BURNETT: Yes, thank you. Of the 118
conditions of approval, which are quite a few here, it’s mentioned frequently that you would not be able to park any vehicles there during construction, because it is a very narrow, private road, which to me is going to be a real issue for the neighbors, and as the conditions of approval
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say, you cannot park there at all; you cannot block that street. How in the world are you going to be taking up dump trucks and hauling dirt away? It seems like a real feat.
GARY KOHLSAAT: For sure, it’s going to be a
challenge. We have already spoken to two excellent
contractors with extensive experience in hillside
properties. We acknowledge that it would be a great idea, and I think we’ve even conceded to that maybe in the
conditions—I’m not sure, I haven’t read every one—that we would do a construction plan, and that we would use
software that could update that construction plan on a
daily or weekly basis throughout the duration of the
project.
There will be times when we temporarily will have
to block that access road. Given that there is another
exit, we don’t think it’s going to be that large of any issue. The neighbor to the west of us doesn’t even traverse across our property as far as I know; they just go in and out from Reservoir Road. There is another neighbor who does use that, and that’s on the other side, they’re 26, I
believe, below Irene and Tom, and they often will use that road, and so it’s just a matter of communicating with them that we may have to block the road for a little while.
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PG&E just recently did that, and unfortunately,
even though we requested several times for notification and signage to the neighbors, they just kind of did their PG&E thing and came out one day and just blocked the roads, so everyone got pissed off. Excuse my French.
As soon as we start excavating, we can start
filling, and we will create this parking and construction pad that’s just going to be amazing. It’s expensive and it’s extensive, but it is going to be very worthy.
COMMISSIONER BURNETT: Thank you for that. Just a
follow-up, if I may, Chair?
CHAIR RASPE: Please.
COMMISSIONER BURNETT: Thank you. Do you have
comments regarding what our Town Architect’s comments were about the project, that it’s really not a viable project, it has major constraints, and that he’s very concerned
about its impact on the character of the neighborhood? The frontage of the home is going to be practically right on the street itself where all the other homes are quite a few feet back from the street itself, so he did have some
concerns there about the viability actually of the project.
GARY KOHLSAAT: His biggest concern, if I can
paraphrase him, was that the home was very, very close to this access road. It’s not a public street; it’s used by
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two other neighbors. We’ve moved it as far away from that road as possible. It’s not unlike many of the other homes in the area. If you drive up Rogers Street, there are homes right on the street all up and down that road. Even on
Cleland Avenue there are several homes and garages that are right on the road, and that is a public road and that’s a well-traveled road, and so there are situations all over in this little pocket, so it’s not different in many ways.
Even the neighbor, their garage is 6’ or 7’, and they don’t have the backup space either.
So, the exceptions that we’re asking for for
parking and all the kind of stuff, it’s not like we’re the only one that doesn’t have it; nobody has parking up there.
It’s very old, established probably in the 1880s on this hill, so it is what it is. I think we’ve done a great job getting this house to be a viable project.
COMMISSIONER BURNETT: Thank you.
CHAIR RASPE: Thank you. Commissioner Stump.
COMMISSIONER STUMP: I realize this road is a
private road having driven it myself and actually
overshooting and then having to do a 40-point turn in the neighbor’s driveway to make a U-turn. My question is do the residents on that roadway consider that to be a one-way road? In practice is that a one-way road?
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GARY KOHLSAAT: No. To be honest, from my
observation, it’s not used as a one-way. It’s used one way in and one way out, or it could be one way in and one way out, or you could just thoroughly… There are no rules on that road.
COMMISSIONER STUMP: So, the gates at the bottom
of that roadway, the owners then have a clicker that they can open that gate?
GARY KOHLSAAT: Yes. Well, coming in, and
entering from Reservoir proper, because this is called
Reservoir Road, but on the way out there’s an automatic gate opener.
COMMISSIONER STUMP: But that gate can be opened
by the residents themselves?
GARY KOHLSAAT: That’s correct, yes.
COMMISSIONER STUMP: Thank you.
GARY KOHLSAAT: There’s really nothing formally
set up, but I believe that if there is maintenance to be done on the road it would be shared pro rata, and I’m sure that that would be interesting to be a fly on the wall in that one. I have to give credit to Mary who has repaved that part of that road from her house down; I believe that she’s responsible for that. I don't know if she ever got reimbursed from the other people. Irene and Tom are the
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ones at the very beginning where they have the gates and house that you see there, the old Victorian home, and they just come in and out there; they rarely drive through, but they have the ability and they can if they want.
CHAIR RASPE: Very good. Commissioners, any
further questions for the Applicant? Commissioner Barnett.
COMMISSIONER BARNETT: Inferring from your last
comment, you’re not aware of a recorded road use agreement among those property owners?
GARY KOHLSAAT: I think that came up. I don’t
recall if there is or not, so I’ll just say that.
COMMISSIONER BARNETT: Okay, maybe this is for
Staff.
GARY KOHLSAAT: Not that we’re aware of.
COMMISSIONER BARNETT: Okay, then I guess the
conditions might address any damage to the roadway and
caused in connection with the project; I think that’s one of the conditions.
GARY KOHLSAAT: Right. Yes, we’ll videotape it
and we’ll repair anything to the satisfaction of the
neighbors.
COMMISSIONER BARNETT: Okay, thank you.
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CHAIR RASPE: Thank you. Commissioner, any other
questions for the Applicant? Seeing none, thank you so
much, and you may speak again at the end.
We have a number of speaker cards then from
members of the public who wish to be heard. In no
particular order, Kia Baratzadeh. If you’ll approach the podium and you state your name for the record, and you’ll have three minutes to speak.
KIA BARATZADEH: Good evening, my name is Kia
Baratzadeh; I live at 60 Rogers Street, just the house
above the proposed site of 45 Reservoir.
I am speaking as someone who approves of this
project as a neighbor. I’ve gotten to know Farnaz, her
family, and Gary over the last couple of years. They’ve been pretty straightforward with us, very transparent, and we see the story poles; they’re giving all this information to you.
It is a challenging site, that’s admitted, but we
are living in the year 2025 and I think there are a lot of great solutions that can technically resolve these issues.
I don’t see anything here that is of concern to me as
someone living above, and I would love to have Farnaz a neighbor someday, so I’d just like to say that I speak an approval of it.
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CHAIR RASPE: Thank you for those comments.
Commissioners, any questions? No. Thank you, sir. Next is Paul Paspa. You’ll approach, state your name for the
record, and you’ll have three minutes to speak, sir.
PAUL PASPA: Paul Paspa. I’m at 49 Reservoir
Road, and I guess we agree to disagree on at least the size of the home.
I think one thing that would be very helpful for
me to really understand this project better, and maybe just for everyone here, is floor area versus how big the home is. The floor area is 1,640 square feet; that’s because a number of the square footage is excluded based on the Los Gatos code that says you don’t count something that’s below grade, or you don’t count garage space, and so a lot of the square footage of the house is not included in that 1,640 number.
The code, I believe, for that is to calculate
floor area for FAR. The actual home, I believe, is 3,400 square feet living space, and so there’s a big disparity between comparing 1,640 square feet floor area to what is probably listed. I mean, if I go to sell my home, I’m not going to worry about floor area, I’m going to tell them how many square feet it is. There is a big disconnect, I think, in this particular project between what is FAR, floor area,
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and what is the actual livable space, and so 3,400 square feet for this area is big. Without the ADU, it’s 3,000; it’s still on the larger side, and it is a small, very
challenging lot, no doubt about that.
So, I’m curious if we can maybe have someone, Mr.
Mullin or Mr. Kohlsaat, actually talk to how they’re
comparing floor area to the homes in the area in terms of their actual size, because I don’t consider floor area, I consider livable space; it’s a big difference.
CHAIR RASPE: Thank you for your comments. Before
you sit, Commissioners, any questions? Commissioner
Barnett.
COMMISSIONER BARNETT: Thanks for being here
tonight. You acknowledge your understanding of the Town Code, that the subterranean space would not be counted for FAR.
PAUL PASPA: Right.
COMMISSIONER BARNETT: That’s a law that you
understand and agree with, right?
PAUL PASPA: Do I understand and agree with it?
COMMISSIONER BARNETT: Yes.
PAUL PASPA: If for the purposes of FAR, that’s
fine, but for the purposes of evaluating a home’s
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suitability for the neighborhood, I don’t think that’s the right number to be using.
COMMISSIONER BARNETT: The follow-up question was
for the remaining portion of the house above the grade
level. Do you still object to the size of the home; is that what I heard?
PAUL PASPA: My objection is that we have a home
with a livable space of 3,400 square feet and we’re
comparing it to homes in the area that are between 1,500 and 3,500 square feet and we’re saying this is a small home and it’s a challenging lot and we’re kind of boxed in, but I think there is actually size to be had to scale this so that it does not encroach as much as it does today.
COMMISSIONER BARNETT: Okay, thanks.
CHAIR RASPE: Thank you. Any other questions for
the speaker? Thank you, sir, for your comments. Next
speaker, Andrew Watson. Mr. Watson, if you would approach, give us your name and address, and you’ll have three
minutes to speak.
ANDREW WATSON: My name is Andrew Watson, I’m
here with my wife Kathleen, and we live at 56 Cleland
Avenue, which is one of the homes just below the property in question.
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We moved to our house in 1987, so we’ve been
there for about 37 years in the same small house, about 1,500 square feet. We expect to live there for the rest of our lives. We raised two daughters there; one of them lives in Los Gatos and she may well occupy that house after we’re gone.
We stayed in that house and we stayed in Los
Gatos primarily because of the particular neighborhood that we’re in, and part of the reason we love that neighborhood is that even though it’s only a few steps from downtown Los Gatos, it is this beautiful, leafy, rural enclave, and part of that is the result of the trees in that area and in that neighborhood.
We are sympathetic to the difficulties of
building. We’re sympathetic to the need for new housing.
We’re sympathetic to these particular applicants, but we are very concerned about the removal of trees from that neighborhood. Trees die of natural causes, they die through human activity, and you can plant more, but they take a long time to grow. If you don’t resist this progress, there will be a general depletion of the leafy canopy that makes that neighborhood special, so that is what we are very
concerned about.
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For these reasons we urge the Commission to
decline permission to remove the trees. We have many other concerns about this property: about its size, about the degree to which it is going to be visible from our
property, the degree to which the turnaround on the other side of the road is going to impinge on our property.
Again, we’re sympathetic to the needs of the Applicant, but the trees we particularly are concerned about. Thank you for listening to me.
CHAIR RASPE: Thank you for your comments.
Commissioners, any questions? Vice Chair Thomas.
VICE CHAIR THOMAS: Hi, thank you, Mr. Watson,
for coming tonight. My question for you is if you’re
concerned about the trees being removed, what changes would you want to see if you’re in support of… You said you’re still in support of developing the property in some way, shape, or form, but is there a specific quest?
ANDREW WATSON: I think the previous speaker
suggested that if the property were scaled back in some way that maybe there wouldn’t be such a need to remove those trees. Because the property is on a private road, I can’t actually get access to where the trees are, so I’m not
absolutely certain of which trees they are, but if they’re the ones I think they are, they are impinging upon the
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planned structure, so without removing them you’d have to scale the structure back a bit.
VICE CHAIR THOMAS: Okay, thank you.
CHAIR RASPE: Thank you. Any other Commissioners
have questions? No. Thank you very much for your comments.
Next speaker is Mary Jane Vidovich. If you’ll approach and give us your name and address, and you’ll have three mins to speak.
MARY JANE VIDOVICH: My name is Mary Jane
Vidovich and I live next door at 47 Reservoir Road since 1990, and my daughter Janie Marie since 2007.
I see the site being challenging in that it might
pose a danger. It’s kind of a dangerous construction site, because it’s a 20,000 square foot zoning, and after you take the road through there it’s like 5,000 square feet to build the house.
There are mature oaks that I’m not sure which
ones are going to be removed, but I thought the trees were already removed. There was some clearcutting by the
previous owner, and then they had tree reparations. They were supposed to plant the trees and they just went and did them themselves and I think they’re dead, so they didn’t take that seriously, and the trees are what make the area
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so beautiful, provides shade, and it’s just magnificent, the trees.
I don’t think the easement can handle the heavy
construction equipment the way it is. It’s actually not a road, the easement is all part of our lots, and actually the neighbor, Ann Cali, her property created the easement.
It was proved that her garage was an old stagecoach… This was the Macabee Gopher Trap family, where they lived, and so that was to access her home. She goes out both ways, but the way she does out in the back, it hasn’t been maintained or paved since I’ve been there since 1990, and it’s very steep and it’s dangerous. I just don’t see the large
trucks, I don’t know how they’re going to go in and out of there. When I get a delivery, I ask for a small truck. I think the site is too small.
This is the view out my kitchen window. It is
going to be a massive structure just blocking my view, and I actually witnessed a deer getting all tangled up in that plastic when it was just put up the first time; it was very alarming to see that. I don’t see this as a viable site.
The day she told me she bought the property I said, “Don’t buy it. There are so many other things that are of better economic value.”
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CHAIR RASPE: Thank you for your comments. Before
you are seated, Commissioners, any questions for the
speaker? No. Thank you, again, for your comments.
Appreciate that. Final card from in-chamber speakers is Lee Quintana. Ms. Quintana, if you’ll approach, state your name for the record, and you’ll have three minutes.
LEE QUINTANA: I’m Lee Quintana. I’m a member of
the Historic Preservation Committee, but I am speaking as an individual.
There are several things in my email which I had
sent to Sean Mullin to ask some questions; I figured out some of those questions.
First of all, 82% of the site will be graded, and
the grading goes pretty close to all the properly lines.
It’s going to require 1,407 cubic yards of cut and 329
cubic yards of fill. The grading goes beyond the LRDA and almost to the properly line. How much of the LRDA is
graded? I don't know. How much of the home is beyond the LRDA? Again, I couldn’t find those figures.
The application states that they’re requesting
seven exceptions; I counted between seven and twelve,
depending on how you’re counting them, and I came up with another one, which is regarding the underground area of the
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garage that goes beyond the footprint of the house itself.
So those are things I’m concerned about.
The Town Architect said that the house was
consistent with other houses, but not consistent with the rural setting, and that the only way that that could be addressed is for the house to be redesigned based on the analysis of the site constraints. Everybody admits this is a very constrained site, but that’s why we have the
Hillside Guidelines.
Staff has said that they’re concerned about
whether this site has been overdeveloped; that’s my concern as well.
In addition, the Applicant has admitted that the
architectural program and the constraints of the site will require exceptions. One of the first things the Hillside Development Standards and Guidelines says is that before developing a program analyze the site’s constraints and build to those constraints. My question is given the extent of the disruption from grading and the size of the house, whether all these exceptions are reasonable.
But in addition, if I could mention that if the
ADU were considered a master bedroom suite, which it
actually looks like, it would be counted as square footage
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and it would be visible so that this would not qualify as a 24-foot house.
CHAIR RASPE: Thank you for your comments. Your
time has expired, but before you sit down, Commissioners, any questions? Yes, Commissioner Burnett.
COMMISSIONER BURNETT: Yes, Ms. Quintana, you
mentioned the ADU in your letter that you gave to the
Commissioners. Could you clarify what you were talking
about in that?
LEE QUINTANA: It just looks to me that what’s
called the ADU was planned as a master bedroom and was
discovered that if it were considered a master bedroom it would exceed the FAR, because clearly the master bedroom that is on the plans on the bottom floor is much, much
smaller and has a much smaller bathroom, has a much smaller closet, and the ADU as it is designed here has a huge
closet with no windows or access to the outside. The only real access to this ADU, were the next owners to close off the door between the ADU and the home, would be through the bathroom; that doesn’t make much sense to me. So, while it’s not technically part of this application, it affects the intensity of the development on the site.
COMMISSIONER BURNETT: Thank you.
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CHAIR RASPE: Thank you. Any other questions for
this speaker? None. Thank you very much, Ms. Quintana. Mr.
Paulson, are there any speakers on Zoom who wish to be
heard on this matter?
DIRECTOR PAULSON: Thank you, Chair. I don’t see
any hands raised on Zoom.
CHAIR RASPE: Very good. Having received public
comment, I will invite the Applicant to then come to the podium, and you’ll have three minutes to address any issues which you haven’t addressed previously or you wish to now speak to, having heard from the public.
GARY KOHLSAAT: Thank you very much, and we
appreciate all the comments. This is a very tight-knit
community. We’ve been working with them for quite a bit.
I’ve gotten to know most of the neighbors through my work with just dealing with the utilities. We’re removing the electric pole that’s in the middle of the property; we’re relocating that at our cost. We are reconnecting everybody else’s electrical service. We’ve had to do water and sewer and the Fire Department and the shared road and everything like that, so we understand the very, very unique area and it's a very unique site.
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We are confident that this home will be able to
be built in a safe and effective manner with oversight by the Town.
If you look at the home, it’s a two-bedroom plus
an office plus an ADU. I don’t have to tell you guys that we can’t really talk about the ADU. Talking about FAR is how we all compare our homes, no matter what. Who knows if the homes that Sean Mullin put together in his table have basements or subterranean stuff that is not counted. So, we’ve done apples-to-apples; I just want to put that on the record.
I also empathize with Mary Vidovich, because she
has enjoyed this open space forever, and we’ve done our best to minimize the impact that she would have. We’re
proposing landscape screening along that side; we have
quite a bit of room to do that. We’ve put our walkway on the other side of the house, the less sensitive side, for the neighbors. So, we’ve really done our best to work with what we have.
Someone mentioned that we’re taking out quite a
bit of trees. Even if we did a smaller home, you’d still take out the same number of trees. All the trees we’re
taking out are in our building footprint, which yes,
there’s no LRDA to work with, so even if you did a smaller
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home, you’re still talking about the same LRDA exceptions.
The only thing you’re not talking about is maybe a setback exception.
I think you ought to consider all that in your
decision, and again, we’re here to answer any other
questions that may have arisen.
CHAIR RASPE: Thank you for those comments.
Commissioners, any final questions for the Applicant?
Seeing none, thank you, again.
I will now close the public portion of Item 7 and
invite my fellow commissioners to ask questions, provide comments, and if appropriate, to make a motion.
Commissioner Burnett.
COMMISSIONER BURNETT: Thank you. I have a
question for Staff. Sean, when a project comes before the Town like this, how many variances is the average? It seems like there are so many requests on this one, I’m just
wondering, is this highly unusual or is this more than
usual for a hillside single-family home?
SEAN MULLIN: Thank you for that question. I’ll
just clarify that no variances are requested, which is a technical process that’s different than what we’re facing here, which is exceptions that are allowed through the fact that it’s a nonconforming lot—we saw a similar project
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tonight on that—and the exceptions to the Hillside
Guidelines, just to put that out there.
I couldn’t wager a guess at the average number. I
think they’re probably proportional to the constraints on the site. I think it would be extremely rare to see a
vacant lot in the hillside that doesn’t request some sort of variances. Staff works with our applicants from the very beginning to ensure that the exceptions are minimized and that they’re responsive to the site from the Town’s side, so that by the time we’re providing an application for
consideration to the Planning Commission we’ve really
worked hard with the Applicant to look at these carefully to see if there are opportunities to minimize them or
eliminate them.
CHAIR RASPE: Thank you. Commissioners, any other
questions or comments? Commissioner Barnett.
COMMISSIONER BARNETT: For Staff. We all
understand that the ADU is not part of the application, but can you comment regarding Ms. Quintana’s issue that there may be a question as to the validity of ADU?
SEAN MULLIN: Thank you for that question. Staff
will not comment on the ADU as it is not part of this
application.
COMMISSIONER BARNETT: Thank you.
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CHAIR RASPE: Very good. Commissioner Stump.
COMMISSIONER STUMP: I guess full disclosure, I
am a hillside resident, so to a degree I am sympathetic with what it takes to do development and realize this is not just zoned Hillside, but it’s falling under the
hillside… It’s obvious in this particular case that this is too much house for this size of lot.
My major concerns, because I’m a safety guy,
wildfire guy, is I take a look at where this house is going to sit, and like I say, I’m very sympathetic to somebody who is trying to develop, but when you take a look, the distance for the driveway from the edge of the private road is somewhere between 3’-6” and about 7’; that’s my
measurement, I didn’t have the right scale. So, I look at that and go oh my gosh, and this is a private road.
Granted, not a lot of traffic going down there, but what if somebody has a bad day driving? They have no room for error before they do what? Before they hit that house.
Then also, the distance to the covered entryway,
which happens to be right on the roadway, is anywhere from 18” to 3’-6” off the roadway. Incredibly tight, and again, I realize that we probably aren’t here to evaluate things on a safety basis, but to me that’s a major safety issue for the resident if they are in a house that is struck by a
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vehicle, and I’m sure some size trucks come down there at some point in time, so that would be my concern.
The other thing is, again, too much house and too
little buildable property to address all the potential
safety issues for the owner and the public in general.
Again, I realize there’s not a lot of public traveling down that roadway; first of all, it’s nearly impossible to find.
But there are exceptions being sought to the Los
Gatos Zoning ordinance, the Hillside Development Standards and Guidelines, and the Los Gatos Hillside Specific Plan, so it seems like a reduction in the scale of the residence would help to address some of the exceptions that are being requested.
I also think in light of what we’re witnessing
right now in Los Angeles, California we should all be
sobered about development in the hillside. In fact, I want to recommend to our Commissioners that we go back and
review our Hillside Development Standards and Guidelines.
Why? They were developed in 2004. Were we really concerned about wildfire in 2004? I don’t think so. Life has changed.
It doesn’t affect what we’re talking about here tonight, but in the broader sense we need to go back and review our Hillside Development Standards and Guidelines. Thank you.
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CHAIR RASPE: Thank you for those comments,
Commissioner. Commissioners, other comments? Vice Chair Thomas, please.
VICE CHAIR THOMAS: I have a kind of random
question for Staff, and I don't know if you’ll be able to answer this, Mr. Mullin, but does the County allow for
something other than asphalt for a fire truck turnaround? You guys might know this.
SEAN MULLIN: Thank you for that question. So,
clarifying County Fire Department?
VICE CHAIR THOMAS: Yes.
SEAN MULLIN: I think they can consider that
under an Alternative Means and Methods Request, which is part of what was used to grant the approval fire for the current configuration. That’s not what’s proposed, and I think what I’ve typically seen is concrete or asphalt. The surface does need to support, I believe, 75,000 pounds.
VICE CHAIR THOMAS: I don’t know if it’s like
even engineering possible, but I was just wondering because the runoff and the non-permeability of the surface has come up multiple times, so it was something that I was kind of curious about, because it obviously could reduce some of that, and I know that gravel is not allowed on a driveway,
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but this is off of a private road, so it would be a
different situation with regard to Town Code.
I do have some other comments too. First, I want
to say thank you to Mr. Mullin and the Applicant. I feel like we were presented with and given a lot of very
thorough information, and I do really appreciate all of that tonight, and I do know from past experiences that one of the major challenges of building in an area like this is dealing with the requirements from County Fire about
getting a fire truck up there and turning around, and this is an issue that has come up before.
I think with that being said, it does seem that
it is difficult to build on this lot, and in a way, it
seems like this really is the only solution of the space to build.
I understand that the property seems very close
to the road and when I first visited it, I was like wait, what? But then I remembered it was a private road and the neighborhood is a funky neighborhood, and not just in the immediate neighborhood. There are structures right on a lot of those roads up in that area, and so I don’t necessarily have a problem with how close it is to the private road, but I am curious to hear what my fellow commissioners think about the rest of the project.
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CHAIR RASPE: Thank you for those comments.
Commissioners? Yes, Commissioner Burnett.
COMMISSIONER BURNETT: Yes, thank you. For me the
scope of the project and the requirements to make it
feasible seem to just not compute. There are so many
findings that we have to go along with, and most of the findings, I don’t feel that I can make them, and there are about ten of them.
I think it’s too large for the property. I think
there are so many constraints that I think we should
recommend a redesign. It’s way out of the LRDA. It’s really falling flat on our Hillside Design Guidelines in so many areas. So those are my feelings.
CHAIR RASPE: Thank you for those thoughts. Vice
Chair Thomas.
VICE CHAIR THOMAS: Thank you. I do have an
additional question I guess for Town Staff. I don’t even know if this is applicable, but at what point are…
Before I actually ask Town Staff, I do want to
say that now that I’ve been on the Planning Commission for a couple of years, we haven’t had a project in the
hillsides for a while. As per my experience there is always a list of all these requests, and I know that the first time that I saw that list in a much larger development in a
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much different part of town, I, too, was taken aback,
because it’s just not what we’re used to seeing on a normal application, and I think that now that I’ve seen so many different projects, I do want to say that this is similar to what I’ve seen with the requests that they are making. I know that, Mr. Mullin, we don’t have the figures or numbers on any of this and we can’t compare it to previous projects as to what decision we make, but I did just want to say that from my own personal experience.
My other question is at what point—and this is
for Staff-are we putting too many restrictions and not
being allowed to develop the property? Are we at risk of any…if we feel like we’re denying this? Thank you.
ATTORNEY WHELAN: The standard is: are the
restrictions denying any economically viable use of the property? Typically, a takings argument would not come into play if a requested exception to a setback requirement or any exceptions were being requested.
VICE CHAIR THOMAS: So, if an exception is being
requested, then there is no…
ATTORNEY WHELAN: The bottom-line question is
does the denial make it impossible to make any economically viable use of the property? And that’s a high bar.
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Then, while I have the mic, there was some
discussion about restoration of the private road based on damage, and the applicable Condition of Approval is #48, and the right heading reads, “Restoration of Public
Improvements,” Since it’s a private road, my recommendation would be that the Commission ask that the condition heading be revised to say, “Restoration of Public Improvements and Private Road.”
VICE CHAIR THOMAS: Okay, thank you.
SEAN MULLIN: Through the Chair, if I may also
add, a little bit farther down Conditions #82 and #83
require a pre- and post-pavement study, so the evaluation of the conditions before construction, and then evaluation after, and restoration of the pavement all the way up to the property site and down to Reservoir Road, those two conditions with the change suggested by the Town Attorney would cover damage to the road, as I read them.
VICE CHAIR THOMAS: Thank you. I’m not sure if
this would be the case, but for any reason would the
construction vehicles need to come in from the other
direction and not the Reservoir Road side?
SEAN MULLIN: Thank you for that question. At the
Architecture and Site level we don’t typically look that closely. We know that this is a constrained site. I have
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experience working on the sister property from the lot
merger from 2015; that’s at the top of Rogers Street.
Construction management, traffic management, and
staging is going to be a critical component on any Building Permit review. This isn’t the Town’s first time through a very constrained site to provide access and traffic
control, so I’m confident that through the Parks and Public Works and Planning divisions that that can be handled
through the Building Permit process.
VICE CHAIR THOMAS: Okay, thank you. I was just
wondering if that condition of approval should be changed to the whole entirety of the road just to cover all the bases. Thank you.
SEAN MULLIN: That certainly could be included in
any motion.
VICE CHAIR THOMAS: Perfect. Thanks.
CHAIR RASPE: Thank you. Yes, Commissioner
Barnett.
COMMISSIONER BARNETT: A further question for
Staff. What is the practical basis for the side setbacks, and if, for example, fire safety or privacy, and a
connection… I didn’t hear objections from the neighbors regarding the side setbacks, but the question comes to mind
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about whether we should take into consideration the
underlying factors of a side setback.
SEAN MULLIN: Thank you for that question. I
think the foundational point of setbacks is for light, air, and space in between residences when you get down to just zoning law.
In this case, we have a property that is
substandard in size by 50%, but the setbacks are still
being applied from the rule of the zone, so 15’ on the
sides, and they’re requesting a 2-3’ intrusion into that setback. It’s the Planning Commission’s consideration of whether that’s appropriate for the project given the
constraints and the pattern in the neighborhood.
CHAIR RASPE: Thank you. Commissioner Stump.
COMMISSIONER STUMP: I need to make one last
comment about this roadway. Why would you ever think of having a house on top of a road, whether it’s private or whether it’s public? You would just say that’s nuts to have it literally 18” from the roadway. I’m sorry, it just is beyond imagination, and particularly, people don’t think about it, but at some point, that road could be an
emergency evacuation route. Why? Because something happens on Rogers Street. Look at what happened on Sunset Boulevard in Los Angeles. They had to move cars out with a bulldozer
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because people were told to flee on foot. A tree goes down, people will say gotta go a different location. That road is not intended to be that, but desperate times call for
desperate measures, and so, again, I look at a house that close to the roadway and it just does not make safety
sense. Thanks.
CHAIR RASPE: Thank you for those comments.
Commissioners? Is there a motion pending perhaps from one of our previous speakers, or do I have consensus yet? I don’t think we have consensus. Here, let me give you some not necessarily novel thoughts.
It seems to me that, as the Town Counsel
indicated, we can’t deny the ability to build anything.
There has to be an economically viable use of that
property, so we can’t say no to everything. What we can do is say let’s build the most reasonable house there, but that also works for the residents. Otherwise, the Town
faces legal action if we don’t allow any kind of use, but more than that, it just simply isn’t right. We have to let people build their homes where it is safe.
Is that this home? That’s what I’m torn on. This
lot should be developed, and this lot should be developed into somebody’s dream home where they can care for
themselves, care for their aging parents, their children,
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whatever the situation is. I’m not 100% certain that that’s what we’re presented with this evening.
My understanding is that there was a previous
attempt to develop this lot and that that also didn’t
proceed because there are so many challenges to this lot, so I don't know what the structure on this residence
ultimately will look like, and it may be this structure; I’m not saying this one shouldn’t be developed, I’m just saying we have to let something develop here. Can we do better? I’m not sure.
My question to my Commissioners is how would we
improve this structure? I think Commissioner Stump would say move it back off the street and perhaps make it
smaller. Commissioners, I look forward to your thoughts.
Are there any suggestions on this? Either we allow it
tonight as it has been presented, or we have to give some constructive criticism as to what is it that will work on this lot? Vice Chair Thomas.
VICE CHAIR THOMAS: I agree with the Chair, and I
want to echo what you just said. I hope that we can come to some sort of consensus as a commission about this. It is a difficult property to develop on, however, I do not think that we can deny it because it’s close to the private road.
There are other houses on this private road that are on the
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road also, so I don’t think that that is a safety concern that we are being asked to look at in the zoning
regulations and the Residential Design Guidelines, because it’s a private road.
I don’t think that’s what we should be
considering right now, and I am concerned that with any development on this property there are going to be issues.
There are going to have to be some trees that are possibly removed. There are going to have to be obviously a lot of grading that’s done. There is obviously going to have to be the fire truck turnaround put in.
So, considering those things, are there any
suggestions? Which I know you kind of just asked that, but I do agree. I think that if there are any suggestions from fellow commissioners about any changes that could address any of the issues that were here spoken, I would love to hear that.
CHAIR RASPE: Commissioner Burch.
COMMISSIONER BURCH: To me, the best way to
attack it is to maybe go down the list. We’ve got the
driveway access road width, off-street parking, and grading depth. If I, myself, say let’s take that structure, I think maybe that’s the easiest for us rather than we jump all over the place.
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The access road width is what it is, and it
sounds like it’s going to be somewhat widened, which I
think is good at that point for a fire truck. My one
question I had written down even before getting here was double check about fire.
Off-street parking: I don’t really see where
there is off-street parking anywhere else on this road.
The driveway backup distance: I don’t see that
what they have is any different necessarily with the
neighbor house, because I also had like a 75-point turn in front of their house; I was so worried I was going to go off the hill.
The grading depths: I don't know that there is
going to be anything built on this property that is not going to have extensive grading.
The retaining wall height: I actually think the
fact that you’re putting in the 15’ retaining wall to allow for the fire truck, I don't know how you get around that.
Anything else on this that is going to be built is going to have to have retaining walls; that’s just based on the
slope.
The buildings outside the LRDA: the LRDA doesn’t
look buildable.
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Guest parking: I have never made a decision based
on guest parking, so I’m not going to today.
Tree impacts: I walked the perimeter and the site
and all around and I feel like anything that is going to be built there has got the trees being removed. I think
probably what’s important really is to talk about what is going to be planted back for privacy for the neighbors, for soil erosion, for all those things.
I have a hard time saying the setbacks on the
sides; this is a nonconforming tiny lot. I also have a hard time seeing how you build in something… I’ve got a couple of kids; I’m not going to tell anyone else you can’t build a house that at some point couldn’t house kids.
So, I’m uncomfortable saying I’m going to either
deny of continue something based on it just doesn’t feel right. We have to be here to be constructive, and so I
think we should each go down this ourselves and say here’s where I have issues, and then provide something
constructive, because my recommendation will be if we’re not going to improve it, we continue this, but we continue it with clear direction.
CHAIR RASPE: Thank you. I thought that was a
very useful discussion. Commissioners, you’ve heard the checklist items of what Commissioner Burch has, and we all
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have it in our packet. If there are any specific items off that list that you would like to see changed in this
project, starting on page 7 of our Staff Report, you could list those now during open session; that would be great.
Or, if you have none and are willing to approve the project as it is, you can say that as well. I’ll just go down the line.
I’ll start with the Vice Chair. I’ll do it this
way: I’ll raise the topic and each Commissioner can state whether they have a suggestion on that. Setbacks: the rear and side setbacks. Commissioners, challenges? Everybody is fine with setbacks as is? Okay.
VICE CHAIR THOMAS: I just want to second that I
feel like I can make the findings, because it is a
nonconforming lot.
CHAIR RASPE: Very good. The driveway width: I
think as Vice Chair Burch said, it is what it is. They’re doing the best they can on their lot.
The parking: the side-by-side versus the tandem.
No, no issues there.
Driveway distance: Commissioner Stump, is this
the issue you have, the 18’ versus 3’-6”?
COMMISSIONER STUMP: Still, being so close to the
roadway, and again, you would say how can that be
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addressed? Well, can they offer something less than about a 3,500 square foot home? Can this home be drawn back a
little bit? Maybe they need to skuttle the patio; it’s on the back side. I don't know what kind of excavation that’s going to be under. Probably not a lot, so that probably is not… I don't know, is that included in the setback, the patio? No. But anyway, I’m just saying that perhaps we
could be offered a project that has a smaller footprint, and they can keep everything on the sides and in the back.
That would be my recommendation of at least an immediate solution for this evening.
CHAIR RASPE: Very good. Commissioner Barnett.
COMMISSIONER BARNETT: Just to follow-up on that
comment, I haven’t heard from Staff that we have
jurisdiction to address the proximity of the house to the road, because it’s a private road, and I was shocked to look at it and see it right on the verge of the read there.
I guess I need clarification as to whether we’re allowed to consider that or not.
SEAN MULLIN: I can start, and if the Director
wants to jump in to assist. The Town Code does not require setbacks from private easements for ingress and egress like this. Does it meet the Zoning Code perspective? It does meet the Zoning Code perspective. The Planning Commission
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can consider some of the things that you’re talking about regarding whether it’s appropriate and fitting for the
site.
DIRECTOR PAULSON: I’ll just add, through the
Chair, I think the purview here is not a setback issue in the technical realm of setbacks, but it is the driveway depth, which is what is being called out, so that’s what the purview is in this instance for the Planning
Commission.
CHAIR RASPE: Any other comments on driveway
distance or (inaudible)? Seeing none, then the grading
depth. Looks like there is a request to take more than
usually permissible amount of grade. Concerns? Seeing none.
The retaining wall heights: We’ve had a pretty
vigorous discussion on retaining wall heights. Any further problems? Yes, Vice Chair Thomas.
VICE CHAIR THOMAS: I just wanted to say that
when I visited the site and looked at it, this was one of the things that I really considered and thought about in addition to the visibility on all the other roads in the neighborhood and from downtown and everything; because
again, 15’ seems high, like tall, but it seemed like
because of the location of the lot away from the public roads, and obviously this is necessary, so that’s why I
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feel like I don’t personally have an issue with the
retaining wall height.
CHAIR RASPE: Thank you for those comments. Next
issue, the LRDA: Apparently, I think we’ve addressed that there is not a reasonable workaround on the LRDA issue.
Yes, Commissioner Burnett.
COMMISSIONER BURNETT: I think that’s one of my
major concerns, because our Design Guidelines are very
clear about the LRDA, Least Restrictive Development Area, and this home extends way outside of it. I think it’s there for a reason. When the Design Guidelines for hillsides was made up it was based on facts about hillside quality and the structure in a hillside. That’s probably the one I have the most problem with.
As well as length of the driveway, backing out,
and you’re going to have a tandem parking which is also unusual. Usually, you’re supposed to have two spaces, but it’s going to be tandem, so you’re going to have two cars in there and you have a 3’ driveway.
And then you have a private road, and they can
probably use the fire pad to pull out, but you can’t park there ever; it can’t be used as a parking space.
Then you have neighbors coming up the hill.
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I think it’s just fraught with issues, so I’m for
a redesign; that’s my feelings. There are so many questions and so many issues.
CHAIR RASPE: I appreciate your comments.
Commissioner Barnett, on the LRDA?
COMMISSIONER BARNETT: On the LRDA, what we heard
from the architect is there’s no way to build a house up there without violating the LRDA, and in light of our Town Attorney’s comment, I think we have to go along with what is proposed.
CHAIR RASPE: Thank you for those comments.
Anything else on our LRDA?
Next will be guest parking: As we discussed,
there is less than the usual number of guest parking spots.
Yes, Commissioner Stump.
COMMISSIONER STUMP: Okay, I like guests. There
are going to be two parking spaces that are going to be tandem, and then they’re offering one guest. I realize
we’re not talking about an ADU tonight, but this attached ADU has no parking requirement, so if at some point it were used as a non-family ADU, someone may have a car and that may take up the one guest parking space.
Across from 47 Reservoir Road there is a parking
strip that probably allows probably up to four cars. How do
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I know? Because it says, “No Parking,” and I parked in it while I was visiting, because there was no other place to park, so I figured if they kick me out, they kick me out.
But there is parking obviously for 47 Reservoir
Road, and I think we shouldn’t be too hasty to say two
parking spaces plus a guest if that is a totally impossible place to have guests because of the location and, say, you need to walk up from downtown to get to our home, or I’m going to bring you in via bus, etc. I realize it’s a very personal thing for the owner. Does the owner really do any entertaining? Is that a challenge? That’s certainly a
factor to think about from her perspective, not necessarily ours, but wouldn’t be giving up all of that parking at this point in time. I realize there may be no option, because obviously the Fire Truck turnaround cannot be used for
parking.
CHAIR RASPE: Thank you very much. And the last
issue, trees: We’ve heard about the removal of ten
protected trees, 32 new trees be planted in, and I think we’ve had some discussion about sizing and location of
those trees. Any further comments, Commissioners?
COMMISSIONER STUMP: By the way, even though my
last name is Stump, I do like trees, but keep in mind,
we’re in a very high fire hazard severity zone. I do not
ITEM NO. 18.
LOS GATOS PLANNING COMMISSION 1/8/2025
Item #7, 45 Reservoir Road
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know where 32 trees are going to go up there or what their size are. I heard mention of Italian Cypress, and I’m like Roman candle, because that’s exactly what they are as far as their ability to burn; they’re like a juniper. So, I don’t get to whacked out about tree removal and tree
replacement, because I think they will do a fine job. I would just question is 32 the right number, and are we
requiring that? That seems like an extensive amount of
trees.
CHAIR RASPE: Very good. Vice Chair Thomas.
VICE CHAIR THOMAS: But actually, Staff, could
you address when the tree replacement occurs, and then also in lieu possibilities for certain sites in the Town Code? Thanks.
SEAN MULLIN: Thank you for that question. Based
on the canopy size and the requirements in the Town Code, it looks like 25 trees at the 24” box size are required to offset the proposed removal. The Applicant, I believe, is pursuing that at a minimum.
Regarding in lieu, the Applicant always has the
option with a Tree Removal Permit to request in lieu fees rather than planting onsite, depending on the shape of any approval of the project.
VICE CHAIR THOMAS: Thank you.
ITEM NO. 18.
LOS GATOS PLANNING COMMISSION 1/8/2025
Item #7, 45 Reservoir Road
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CHAIR RASPE: Very good. Yes, Commissioner
Burnett.
COMMISSIONER BURNETT: I just wanted to clarify
about the LRDA; I think there may have been some confusion.
It is in the Staff Report that much of the proposed
residence would extend outside of the LRDA limits due to the limited area of the LRDA; I just wanted to clarify
that.
CHAIR RASPE: I think the point is, and Counsel
can correct me if I’m wrong, there’s no way to build on that site without violating the LRDA, and we can’t
completely prohibit construction on that site.
DIRECTOR PAULSON: I’ll start, through the Chair.
I think Sheet 3-A shows where the LRDA is, which consists of the existing roadway, and then the upper third of the lot, which is at the top of the lot, which would be
predominantly in the setback. Everything else is not in the LRDA, so the statement the Chair has made is correct, and we can go over that with you offline as well.
COMMISSIONER BURNETT: Thank you.
CHAIR RASPE: Per my notes, that takes care of
the list of exceptions being sought. The ones that the
Planning Commission finds troublesome would be the driveway distance; guest parking, which I will throw in there the
ITEM NO. 18.
LOS GATOS PLANNING COMMISSION 1/8/2025
Item #7, 45 Reservoir Road
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overall parking situation; and I think trees were
mentioned, but I think trees is resolved.
It seems to me that the open issues, as far as we
are concerned, are the parking and driveway issues, taking aside from perhaps just the overall size of the project, which again, my understanding, if Staff is correct, they’re within legal limit on size; they’re not asking for a
variance on size.
SEAN MULLIN: Thank you for that question. That’s
correct.
CHAIR RASPE: So those are the only issues for
us: driveway size and guest parking; those are the only trouble spots we see. I guess we could ask, Commissioners, are you ready to approve the project with the current
allocation on those two issues, or are we doing to ask for a redesign on those two issues? Commissioners, I welcome your thoughts. Yes, Commissioner Burch.
COMMISSIONER BURCH: Based on the discussion I
heard, I would be approving the application as it stands tonight.
CHAIR RASPE: Thank you. Vice Chair Thomas.
VICE CHAIR THOMAS: I agree, and I think that if
we were asking for a redesign with regard to parking, it would require additional fill and basically making the
ITEM NO. 18.
LOS GATOS PLANNING COMMISSION 1/8/2025
Item #7, 45 Reservoir Road
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turnaround larger so that it could add parking spots, which I think would cause other issues for not just drainage, but extra grading, and other issues that neighbors brought up, so I’m not sure if there’s really a good solution to that problem.
CHAIR RASPE: Thank you. Any other Commission
thoughts? Commissioner Barnett.
COMMISSIONER BARNETT: I think that the request
for the exceptions is valid and warranted.
CHAIR RASPE: Very good. It also strikes me that
we are in a position with an even number of Commissioners; hopefully that’s not an issue.
I’m going to just echo my previous comments, and
I think going through Commissioner Burch’s exercise has actually proved helpful. I think it’s right to say that there are certain things here that are troublesome, but once you go through the list, it seems to me, again, it’s an imperfect project, but it’s probably among the best
we’re going to see for this location, so I would vote to approve the project as presented.
Commissioners, with that, Commissioner Burch, can
I ask you to make the motion on your first night?
COMMISSIONER BURCH: I’m so rusty at this. Yes,
thank you. I move to approve the single-family residence
ITEM NO. 18.
LOS GATOS PLANNING COMMISSION 1/8/2025
Item #7, 45 Reservoir Road
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located at 45 Reservoir Road, APN 529-33-054, Architecture and Site Application S-22-048. I can make the findings… Do I need to read all these, or can I say make the findings as listed?
ATTORNEY WHELAN: You could make the findings as
listed in the Staff Report.
COMMISSIONER BURCH: As listed in the Staff
Report.
ATTORNEY WHELAN: Did you want to include the
amendment to the conditions of approval?
COMMISSIONER BURCH: Oh, yes, thank you. Can we
make an amendment to #48 in the Condition of Approval that the restoration of the roads is not just public but private road?
DIRECTOR PAULSON: Thank you, and through the
Chair, then just the last piece is with the conditions in Exhibit 3 and the development plans in Exhibit 12.
CHAIR RASPE: Motion so amended?
COMMISSIONER BURCH: Yes.
CHAIR RASPE: Thank you. Do I have a second?
Commissioner Barnett.
COMMISSIONER BARNETT: Second the motion.
CHAIR RASPE: Thank you. I have a first and a
second. Discussion? Then by a show of hands, all those in
ITEM NO. 18.
LOS GATOS PLANNING COMMISSION 1/8/2025
Item #7, 45 Reservoir Road
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favor. Those opposed? The motion carries 4-2. Mr. Paulson, do we have appeal rights?
DIRECTOR PAULSON: Yes, thank you. Anyone not
satisfied with the decision of the Planning Commission can appeal to the Town Council. There is a fee for filing the appeal. The appeal must be filed within ten days, and the forms are available here at Town Hall and online.
CHAIR RASPE: Thank you so much.
(END)
ITEM NO. 18.
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ITEM NO. 18.
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
January 9, 2025
Gary Kohlsaat
51 University Avenue, Suite L
Los Gatos, CA 95030
Via Email
RE: 45 Reservoir Road
Architecture and Site Application S-22-048
Consider a Request for Approval to Construct a New Single-Family Residence with Reduced Side and Rear Yard Setbacks, Site Improvements Requiring a Grading Permit, and Removal of Large Protected Trees on a Nonconforming Vacant Property Zoned R-1:20. Located at 45 Reservoir Road. APN 529-33-054.. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction.
Property Owner: Farnaz Agahian
Applicant: Gary Kohlsaat, Architect
Project Planner: Sean Mullin
At its meeting of January 8, 2025, the Town of Los Gatos Planning Commission approved the above referenced application.
The attached conditions of approval will not be final until the Planning Commission has approved the January 8, 2025, meeting minutes at their next meeting, confirming any additional or modified conditions of approval for the project in the underlined font. You will be notified in writing once the Planning Commission has approved the minutes.
PLEASE NOTE: Pursuant to Section 29.20.275 of the Town Code, this approval may be appealed to the Town Council within 10 days of the date the approval is granted. Therefore, this action for approval should not be considered final, and no permits by the Town will be issued until the appeal period has passed.
If you have any questions, I can be contacted by email at [email protected].
Best regards,
Sean Mullin, AICP
Planning Manager
Cc: Farnaz Agahian, via email
N:\DEV\PC\PC ACTION Letters\2025\01-08-25 [45 Reservoir Road - Item 7; Approved].docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
ATTACHMENT 4
ITEM NO. 18.
PLANNING COMMISSION – January 8, 2025
CONDITIONS OF APPROVAL
45 Reservoir Road
Architecture and Site Application S-22-048
Consider a Request for Approval to Construct a New Single-Family Residence with Reduced Side and Rear Yard Setbacks, Site Improvements Requiring a Grading Permit, and Removal of Large Protected Trees on a Nonconforming Vacant Property Zoned R-1:20. APN 529-33-054. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction.
Property Owner: Farnaz Agahian
Applicant: Gary Kohlsaat, Architect
Project Planner: Sean Mullin
TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC, or the Planning Commission depending on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit.
5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site.
6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report for the project, on file in the Community Development Department. These recommendations must be incorporated in the building permit plans and completed prior to issuance of a building permit where applicable.
7. TREE FENCING: Protective tree fencing and other protection measures consistent with Section 29.10.1005 of the Town Code shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans.
8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
EXHIBIT 3
ITEM NO. 18.
9. LANDSCAPE SPECIES: Revise all landscape species to be consistent with the Hillside Development Standards and Guidelines.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped.
11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review.
12. STORY POLES/PROJECT IDENTIFICATION SIGNAGE: Story poles and/or project identification signage on the project site shall be removed within 30 days of approval of the Architecture & Site application.
13. EXTERIOR COLORS: The exterior colors of all structures shall comply with the Hillside Development Standards & Guidelines.
14. DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that requires all exterior materials be maintained in conformance with the Town’s Hillside Development Standards & Guidelines.
15. MAINTENANCE AGREEMENT: Following the issuance of a certificate of occupancy, the property owner shall execute a five-year maintenance agreement with the Town that the property owner agrees to protect and maintain the trees shown to remain on the approved plans, trees planted as part of the tree replacement requirements, and guarantees that said trees will always be in a healthy condition during the term of the maintenance agreement.
16. TREE DEED RESTRICTION: Prior to issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that identifies the on-site trees that were used to provide screening in the visibility analysis and requires their replacement if they die or are removed.
17. NESTING BIRDS: To avoid impacts to nesting birds, the removal of trees and shrubs shall be minimized to the greatest extent feasible. Construction activities that include any tree removal, pruning, grading, grubbing, or demolition shall be conducted outside of the bird nesting season (January 15 through September 15) to the greatest extent feasible. If this type of construction starts, if work is scheduled to start or if work already occurring during the nesting season stops for at least two weeks and is scheduled to resume during the bird nesting season, then a qualified biologist shall conduct a pre-construction surveys for nesting birds to ensure that no nests would be disturbed during project construction. If project-related work is scheduled during the nesting season (February 15 to August 30 for small bird species such as passerines; January 15 to September 15 for owls; and February 15 to September 15 for other raptors), a qualified biologist shall conduct nesting bird surveys. Two surveys for active nests of such birds shall occur within 14 days prior to start of construction, with the second survey conducted with 48 hours prior to start of construction. Appropriate minimum survey radius surrounding each work area is typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger raptors.
Surveys shall be conducted at the appropriate times of day to observe nesting activities. If
ITEM NO. 18.
the qualified biologist documents active nests within the project site or in nearby surrounding areas, an appropriate buffer between each nest and active construction shall be established. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct baseline monitoring of each nest to characterize “normal” bird behavior and establish a buffer distance, which allows the birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds daily during construction activities and increase the buffer if birds show signs of unusual or distressed behavior (e.g. defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist or construction foreman shall have the authority to cease all construction work in the area until the young have fledged and the nest is no longer active.
18. SPECIAL-STATUS BATS: Approximately 14 days prior to tree removal or structure demolition activities, a qualified biologist shall conduct a habitat assessment for bats and potential roosting sites in trees to be removed, in trees within 50 feet of the development footprint, and within and surrounding any structures that may be disturbed by the project. These surveys will include a visual inspection of potential roosting features (bats need not be present) and a search for presence of guano within the project site, construction access routes, and 50 feet around these areas. Cavities, crevices, exfoliating bark, and bark fissures that could provide suitable potential nest or roost habitat for bats shall be surveyed. Assumptions can be made on what species is present due to observed visual characteristics along with habitat use, or the bats can be identified to the species level with the use of a bat echolocation detector such as an “Anabat” unit. Potential roosting features found during the survey shall be flagged or marked.
If no roosting sites or bats are found, a letter report confirming absence will be prepared and no further measures are required.
If bats or roosting sites are found, a letter report and supplemental documents will be prepared prior to grading permit issuance and the following monitoring, exclusion, and habitat replacement measures will be implemented:
a. If bats are found roosting outside of the nursery season (May 1 through October 1), they will be evicted as described under (b) below. If bats are found roosting during the nursery season, they will be monitored to determine if the roost site is a maternal roost. This could occur by either visual inspection of the roost bat pups, if possible, or by monitoring the roost after the adults leave for the night to listen for bat pups. If the roost is determined to not be a maternal roost, then the bats will be evicted as described under (b) below. Because bat pups cannot leave the roost until they are mature enough, eviction of a maternal roost cannot occur during the nursery season.
Therefore, if a maternal roost is present, a 50-foot buffer zone (or different size if determined in consultation with the CDFW) will be established around the roosting site within which no construction activities including tree removal or structure disturbance will occur until after the nursery season.
ITEM NO. 18.
b. If a non-breeding bat hibernaculum is found in a tree or snag scheduled for removal or on any structures scheduled to be disturbed by project activities, the individuals will be safely evicted, under the direction of a qualified bat biologist. If pre-construction surveys determine that there are bats present in any trees to be removed, exclusion structures (e.g. one-way doors or similar methods) shall be installed by a qualified biologist. The exclusion structures shall not be placed until the time of year in which young are able to fly, outside of the nursery season. Information on placement of exclusion structures shall be provided to the CDFW prior to construction.
If needed, other methods conducted under the direction of a qualified bat biologist could include: carefully opening the roosting area in a tree or snag by hand to expose the cavity and opening doors/windows on structures, or creating openings in walls to allow light into the structures. Removal of any trees or snags and disturbance of any structures will be conducted no earlier than the following day (i.e., at least one night will be provided between initial roost eviction disturbance and tree removal/structure disturbance). This action will allow bats to leave during dark hours, which increases their chance of finding new roosts with a minimum of potential predation.
19. ARCHAEOLOGICAL RESOURCES AND HUMAN REMAINS:
a. In the event that archaeological traces are encountered, all construction within a 50- meter radius of the find will be halted, the Community Development Director will be notified, and an archaeologist will be retained to examine the find and make appropriate recommendations.
b. If human remains are discovered, the Santa Clara County Coroner will be notified. The Coroner will determine whether or not the remains are Native American. If the Coroner determines the remains are not subject to his authority, he will notify the Native American Heritage Commission, who shall attempt to identify descendants of the deceased Native Americans.
c. If the Community Development Director finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial will follow the protocol set forth in CEQA Guidelines Section 15064.5( e). If the site is found to be a significant archaeological site, a mitigation program will be prepared and submitted to the Community Development Director for consideration and approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2.
d. A final report shall be prepared when a find is determined to be a significant archaeological site, and/or when Native American remains are found on the site. The final report will include background information on the completed work, a description and list of identified resources, the disposition and curation of these resources, any testing, other recovered information, and conclusions.
20. DUSKY-FOOTED WOODRATS: This project will implement the following standard measures to minimize impacts on woodrats and active woodrat nests on the project site.
ITEM NO. 18.
a. PRECONSTRUCTION SURVEY. A qualified biologist will conduct a preconstruction survey for San Francisco dusky-footed woodrat nests within 30 days of the start of work activities. If active woodrat nests are determined to be present in, or within 10 feet of the impact areas, the conditions below (Avoidance and/or Nest Relocation) will be implemented, as appropriate. If no active woodrat nests are present on or within 10 feet of impact areas, no further conditions are warranted. b. AVOIDANCE. Active woodrat nests that are detected within the work area will be avoided to the extend feasible. Ideally, a minimum 10-foot buffer will be maintained between project activities and woodrat nests to avoid disturbance. In some situations, a small buffer may be allowed if, in the opinion of a qualified biologist, nest relocation (below) would represent a greater disturbance to the woodrats than the adjacent work activities.
c. NEST RELOCATION. If avoidance of active woodrat nests within and immediately adjacent to (within 10 feet of) the work areas is not feasible, then nest materials will be relocated to suitable habitat as close to the project site as possible (ideally, within or immediately adjacent to the project site).
Relocation efforts will avoid the peak nesting season (February-July) to the maximum extent feasible. Prior to the start of construction activities, a qualified biologist will disturb the woodrat nest to the degree that all woodrats leave the nest and seek refuge outside of the construction area. Disturbance of the woodrat nest will be initiated no earlier than one hour before dusk to prevent the exposure of woodrats to diurnal predators. Subsequently, the biologist will dismantle and relocate the nest material by hand. During the deconstruction process, the biologist will attempt to assess if there are juveniles in the nest. If immobile juveniles are observed, the deconstruction process will be discontinued until a time when the biologist believes the juveniles will be capable of independent survival (typically after 2 to 3 weeks). A no-disturbance buffer will be established around the nest until the juveniles are mobile. The nest may be dismantled once the biologist has determined that adverse impacts on the juveniles would not occur.
21. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and employees from and against any claim, action, or proceeding (including without limitation any appeal or petition for review thereof) against the Town or its agents, officers or employees related to an approval of the Project, including without limitation any related application, permit, certification, condition, environmental determination, other approval, compliance or failure to comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost and expense.
Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses (including, without limitation, staff time and in-house attorney’s fees on a fully-loaded
ITEM NO. 18.
basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town upon demand any Costs incurred by the Town. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in such Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and expense. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in processing methods shall alter the applicant’s indemnity obligation.
22. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed.
Building Division
23. PERMITS REQUIRED: A Building Permit is required for the construction of the new singlefamily residence and attached garage. An additional Building Permit will be required for the PV System that is required by the California Energy Code.
24. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Reach Codes.
25. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed.
26. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process.
27. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
28. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation, and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics.
29. SHORING: Shoring plans and calculations will be required for all excavations which exceed five (5) feet in depth, or which remove lateral support from any existing building, adjacent property, or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall confirm to the Cal/OSHA regulations.
30. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
ITEM NO. 18.
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
31. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e., directly printed, onto a plan sheet.
32. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the future. b. All passage doors shall be at least 32-inch-wide doors on the accessible floor level. c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18-inch clearance at interior strike edge.
d. A door buzzer, bell or chime shall be hard wired at primary entrance.
33. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole.
34. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies.
35. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High Fire Area and must comply with Section R337 of the 2019 California Residential Code, Public Resources Code 4291 and California Government Code Section 51182.
36. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California licensed Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182.
37. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182.
38. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available online at www.losgatosca.gov/building.
39. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification sheet is available online at www.losgatosca.gov/building.
40. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit:
ITEM NO. 18.
a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
41. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Owner’s representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Owner’s expense.
42. PAYMENT OPTIONS:
a. All payments regarding fees and deposits can be mailed to:
Town of Los Gatos PPW – Attn: Engineering Dept
41 Miles Avenue
Los Gatos, CA 95030
Or hand deliver/drop off payment in engineering lock box Checks made out to “Town of Los Gatos” and should mention address and application number on memo/note line.
43. APPROVAL: This application shall be completed in accordance with all the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer.
44. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website.
45. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use or occupancy of any non‐residential condominium space, the buyer or the new or existing occupant shall apply to the Community Development Department and obtain approval for use determination and building permit and obtain inspection approval for any necessary work to establish the use and/or occupancy consistent with that intended.
46. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to
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the Town on a yearly basis. In addition to general coverage, the policy must cover all elements encroaching into the Town’s right‐of‐way.
47. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or Developer or their representative shall notify the Engineering Inspector at least twenty‐four (24) hours before starting any work pertaining to on‐site drainage facilities, grading or paving, and all work in the Town's right‐of‐way. Failure to do so will result in penalties and rejection of any work that occurred without inspection.
48. RESTORATION OF PUBLIC AND PRIVATE IMPROVEMENTS: The Owner, Applicant and/or Developer or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner, Applicant and/or Developer or their representative's operations. Improvements such as, but not limited to curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed, therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the Engineering Construction Inspector shall be completed before the issuance of a certificate of occupancy. The Owner, Applicant and/or Developer or their representative shall request a walk‐through with the Engineering Construction Inspector before the start of construction to verify existing conditions.
49. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the commencement of plan check review.
50. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction.
51. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of permits or recordation of maps.
52. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy‐two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as‐built” plans.
53. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California and submitted to the Town Engineer for review and approval. Additionally, any post‐project traffic or parking counts, or other studies imposed by the Planning Commission or Town Council shall be funded by the Owner, Applicant and/or Developer.
54. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event that, during the production of construction drawings and/or during construction of the plans approved with this application by the Town of Los Gatos, it is determined that a grading permit would be required as described in Chapter 12, Article II (Grading Permit) of
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the Town Code of the Town of Los Gatos, an Architecture and Site Application would need to be submitted by the Owner for review and approval by the Development Review Committee prior to applying for a grading permit.
55. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work unlawfully completed shall be charged double the current fee. As a result, the required grading permit fees associated with an application for grading will be charged accordingly. a. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily or apply (non‐toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on‐site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late‐afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered.
56. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinance, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities.
57. SILT AND MUD IN PUBLIC RIGHT‐OF‐WAY: It is the responsibility of Contractor and homeowner to make sure that all dirt tracked into the public right‐of‐way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town’s storm drains.
58. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
59. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person, or persons authorized to do so at all times during working hours. The Owner’s representative in charge shall be at the job site during all working hours. Failure to maintain the public right‐of‐way according to this condition may result in penalties and/or the Town performing the required maintenance at the Owner’s expense
60. SITE DESIGN MEASURES: This project shall incorporate at least one of the following measures:
a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
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d. Use porous or pervious pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater.
61. CONSTRUCTION HOURS: All subdivision improvements and site improvements construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. The Town may authorize, on a case‐by‐ case basis, alternate construction hours. The Owner, Applicant and/or Developer shall provide written notice twenty‐four (24) hours in advance of modified construction hours.
Approval of this request is at discretion of the Town.
62. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, construction, alteration, or repair activities shall be allowed.
No individual piece of equipment shall produce a noise level exceeding eighty‐five (85) dBA at twenty‐five (25) feet from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty‐five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty‐five (85) dBA.
63. SANITARY SEWER CLEANOUT: Sanitary sewer cleanouts shall be relocated within the property in question.
64. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the commencement of any site work, the general contractor shall:
a. Along with the Owner, Applicant and/or Developer, attend a pre‐construction meeting with the Town Inspector to discuss the project conditions of approval, working hours, site maintenance, and other construction matters.
b. Acknowledge in writing that they have read and understand the project conditions of approval and will make certain that all project sub‐contractors have read and understand them as well prior to commencing any work, and that a copy of the project conditions of approval will be posted on‐site at all times during construction.
65. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right‐ of‐ way will only be allowed if it does not cause access or safety problems as determined by the Town.
66. 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.
67. 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). Grading work taking place either simultaneously, on‐site is considered eligible for the grading permit process and could be counted toward quantities, depending on permit status. 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
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Department located at 41 Miles Avenue. The grading plans shall include topographic map/existing conditions, final grading, drainage, retaining wall location(s), driveway, utility sheet and erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). 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.
68. 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. 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
a. Bond or bonds issued by one (1) or more duly authorized corporate sureties on a form approved by the Town.
b. 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 institutions subject to regulation by the State or Federal Government wherein such financial institution pledges funds are on deposit and guaranteed for payment.
69. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading activities and operations shall not occur during the rainy season, as defined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15‐April 15).
70. 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.
71. 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.
72. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading permits, the Owner, Applicant and/or Developer shall: a) design provisions for surface drainage; and b) design all necessary storm drain facilities extending to a satisfactory point of disposal for the
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proper control and disposal of storm runoff; and c) provide a recorded copy of any required easements to the Town.
73. 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.
74. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items:
a. Retaining wall: top of wall elevations and locations. b. Toe and top of cut and fill slopes.
75. RETAINING WALLS: A building permit, issued by the Building Department, located at 110 E. Main Street, may be required for site retaining walls. Walls are not approved by the Engineering Division of Parks and Public Works during the grading permit plan review process.
76. PROXIMITY OF RETAINING WALLS TO ADJACENT BUILDINGS: Prior to the issuance of a grading or building permit, structural details for the proposed retaining walls located immediately adjacent to or in the immediate vicinity of existing buildings on adjoining lots shall be submitted confirming that said walls will not negatively affect the structural integrity of these buildings.
77. WEST VALLEY SANITATION DISTRICT: All sewer connection and treatment plant capacity fees shall be paid either immediately prior to the issuance of a sewer connection permit.
Written confirmation of payment of these fees shall be provided prior to issuance of the Grading Permit.
78. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted for the project to determine the surface and sub‐surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab‐on‐grade construction, excavation, drainage, on‐site utility trenching and pavement sections. All recommendations of the investigation shall be incorporated into project plans.
79. GEOTECHNICAL/GEOLOGICAL ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner’s soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design‐level geotechnical report and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing shall be documented in an “as‐built” letter/report prepared by the Owner’s soils engineer and submitted to the Town before a certificate of occupancy is granted.
80. FENCES: Fences between all adjacent parcels will need to be located on the property lines/boundary lines. Any existing fences that encroach into the neighbor’s property will need to be removed and replaced to the correct location of the boundary lines before a Certificate of Occupancy for any new building can be issued. Waiver of this condition will require signed and notarized letters from all affected neighbors.
81. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of any building or grading permit, the Owner shall pay the project's proportional share of transportation improvements
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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.
82. PRECONSTRUCTION PAVEMENT SURVEY: Prior to issuance of any grading or building permit, the Owner, Applicant and/or Developer shall complete a pavement condition survey documenting the extent of existing pavement defects using a smartphone video (in Landscape orientation only) or digital video camera. The survey shall extend the length of Reservoir Road and the connecting private access driveway. The results shall be documented in a report and submitted to the Town for review.
83. POSTCONSTRUCTION PAVEMENT SURVEY: The Owner, Applicant and/or Developer shall complete a pavement condition survey covering the same sections of roads documented in the Preconstruction Pavement Survey to determine whether road damage occurred as a result of project construction and whether there were changes in pavement strength.
Rehabilitation improvements required to restore the pavement to pre‐construction condition. The results shall be documented in a report and submitted to the Town for review and approval before a Certificate of Occupancy for any new building can be issued.
The Owner, Applicant and/or Developer shall be responsible for completing any required road repairs prior to release of the faithful performance bond.
84. ON‐SITE/OFF‐SITE PARKING: Parking spaces shall be paved with a compacted base not less than four (4) inches thick, surfaced with asphaltic concrete or Portland cement concrete pavement or other surfacing (e.g.: permeable paving materials, interlocking pavers and ribbon strip driveways) approved by the Town Engineer.
85. TRAFFIC CONTROL PLAN: If a traffic control plan is required, it must be submitted and approved by the Town Engineer prior to the issuance of an encroachment, grading or building permit. This plan shall include, but not be limited to, the following measures:
a. Construction activities shall be strategically timed and coordinated to minimize traffic disruption for schools, residents, businesses, special events, and other projects in the area. The schools located on the haul route shall be contacted to help with the coordination of the trucking operation to minimize traffic disruption. b. Flag persons shall be placed at locations necessary to control one‐way traffic flow. All flag persons shall have the capability of communicating with each other to coordinate the operation.
c. Prior to construction, advance notification of all affected residents and emergency services shall be made regarding one‐way operation, specifying dates and hours of operation.
86. 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
ITEM NO. 18.
control. Coordination with other significant projects in the area may also be required.
Cover all trucks hauling soil, sand, and other loose debris.
87. 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 portable restroom locations.
Please refer to the Town’s Construction Management Plan Guidelines document for additional information.
88. SHARED PRIVATE STREET: The private street accessing the Project Site shall be kept open and in a safe, drive‐able condition throughout construction. If temporary closure is needed, then formal written notice shall be provided at least one week in advance of closure.
89. EMERGENCY VEHICLE ACCESS: The Emergency Vehicle Access Easement (EVAE) that traverses the Project Site shall be kept open and in a safe, drive‐able condition throughout construction. If temporary closure is needed, then formal written notice shall be provided at least one week in advance of closure.
90. EMERGENCY VEHICLE ACCESS EASEMENT: Prior to the issuance of any grading or building permits, the Owner, Applicant and/or Developer shall coordinate with the Santa Clara County Fire Department to ensure that any proposed modifications to the Emergency Vehicle Access Easement that traverses the Project Site are curvilinear, allows for the Department’s equipment to travel across said easement, and meets all Department specifications. Plans shall be submitted to the Santa Clara County Fire Department for approval prior to construction.
91. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used. A Sanitary Sewer Clean‐out is required at the property line, within one (1) foot of the property line, or at a location specified by the Town.
92. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Building Official. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and maintain such device in a functional operation condition.
Evidence of West Sanitation District’s decision on whether a backwater device is needed shall be provided prior to the issuance of a building permit.
93. RELOCATION OF TRASH AND RECYCLING COLLECTION LOCATION: Prior to the issuance of any permits, an approval letter from West Valley Collection & Recycling accepting the
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trash and recycling collection locations shall be provided to the Town.
94. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant and/or Developer is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders.
95. INFILTRATION TRENCHES: The following requirements apply to the proposed infiltration trenches:
a. Prior to completion of the Final Stormwater Control Plan, a geotechnical engineer shall review the design of the infiltration trenches and retaining walls along the portion of the road within the property boundary and determine whether additional structural supports are needed to ensure stability of the road and the adjacent hillside during the wet season.
b. The assumed infiltration rate shall be verified with actual site‐specific soils data prior to the Final Stormwater Control Plan for the development. If the infiltration rate is lower, a hydrologic analysis shall be conducted to ensure that the proposed trench sizes are adequate.
c. The infiltration trench shall be protected from sediment generated during construction of homes on the lots. The proposed source control measures shall be indicated on the project plans.
d. Maintenance of stormwater treatment and the infiltration trenches shall be the responsibility of the property owner and/or future property owners.
96. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater or cause hazardous domestic waste materials to be deposited in such a manner or location as to constitute a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay.
Unlawful discharges to storm drains include, but are not limited to: discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning, or vehicle cleaning.
97. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department during the grading permit application process. 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, 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.
98. AIR QUALITY: To limit the project’s construction‐related dust and criteria pollutant
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emissions, the following the Bay Area Air Quality Management District (BAAQMD)‐ recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust‐ free.
b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off‐site until materials are ready for immediate loading and removal from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off‐site shall be covered.
d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes.
e. All visible mud or dirt track‐out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on‐site track‐out control device is also recommended to minimize mud and dirt‐track‐out onto adjacent public roads.
f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. g. All driveways and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty‐eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24‐hour toll‐free hotline at 1‐800‐334‐ ODOR (6367).
i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour.
j. Vegetative ground cover (e.g., fast‐germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established.
99. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble‐ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted grading and drainage plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 100. WATER FEATURES: New swimming pools, hot tubs, spas and/or fountains shall have a connection to the sanitary sewer system, subject to West Valley Sanitation District’s authority and standards, to facilitate draining events. Discharges from these feature(s) shall be directed to the sanitary sewer and are not allowed into the storm drain system. 101. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. On‐site drainage
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systems for all projects shall include one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If 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 will not adversely affect the adjacent property. 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:
102. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits.
103. NOTE: The subject property is located within the Very High Fire Hazard Severity Zone (VHFHSZ) of the Local Responsibility Area (LRA). Pursuant to California Public Resources Code (PRC) 4290, the California Board of Forestry and Fire Protection is required to “…adopt regulations implementing minimum fire safety standards related to defensible space” applicable to “the perimeters and access to all residential, commercial, and industrial building construction.” In 2018, the Legislature passed and the Governor signed SB 901 (Dodd), which expanded the applicability of the regulations promulgated under PRC 4290 to land in the Local Responsibility Area (LRA) Very High Fire Hazard Severity Zone. Where a conflict exists between local & 4290 requirements, the more stringent requirement shall apply. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.08. All comments below that result from PRC 4290 are identified by **.
104. **WIDTH: (a) All roads shall be constructed to provide a minimum of two ten (10) foot traffic lanes, not including shoulder and striping. These traffic lanes shall provide for twoway traffic flow to support emergency vehicle and civilian egress, unless other standards are provided in this article or additional requirements are mandated by local jurisdictions or local subdivision requirements. Vertical clearances shall conform to the requirements in California Vehicle Code section 35250. (b) All one-way roads shall be constructed to provide a minimum of one twelve (12) foot traffic lane, not including shoulders. The local jurisdiction may approve one-way roads. (1) All one-way roads shall, at both ends, connect to a road with two traffic lanes providing for travel in different directions, and shall provide access to an area currently zoned for no more than ten (10) residential units. (2) In no case shall a one-way road exceed 2,640 feet in length. A turnout shall be placed and constructed at approximately the midpoint of each one-way road. (c) All driveways
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shall be constructed to provide a minimum of one (1) ten (10) foot traffic lane, fourteen (14) feet unobstructed horizontal clearance, and unobstructed vertical clearance of thirteen feet, six inches (13' 6”). California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2 Articles 1-5, § 1273.01.
-Approved Request of Exception PC 24-2558. See comment number 108 for conditions of approval.
105. **ROAD SURFACES: (a) Roads shall be designed and maintained to support the imposed load of fire apparatus weighing at least 75,000 pounds and provide an aggregate base. (b) Driveways and road and driveway structures shall be designed and maintained to support at least 40,000 pounds. (c) Project proponent shall provide engineering specifications to support design, if requested by the local authority having jurisdiction. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.02. -Approved Request of Exception PC 24-2558. See comment number 108 for conditions of approval.
106. **GRADES: (a) At no point shall the grade for all roads and driveways exceed 16 percent. (b) The grade may exceed 16%, not to exceed 20%, with approval from the local authority having jurisdiction and with mitigations to provide for same practical effect. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.03.
-Approved Request of Exception PC 24-2558. See comment number 108 for conditions of approval.
107. **RADIUS: (a) No road or road structure shall have a horizontal inside radius of curvature of less than fifty (50) feet. An additional surface width of four (4) feet shall be added to curves of 50-100 feet radius; two (2) feet to those from 100-200 feet. (b) The length of vertical curves in roadways, exclusive of gutters, ditches, and drainage structures designed to hold or divert water, shall be not less than one hundred (100) feet. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.04. -Approved Request of Exception PC 24-2558. See comment number 108 for conditions of approval.
108. **TURNAROUND: (As noted on sheet A-4 and sheet 4) (a) Turnarounds are required on driveways and dead- end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each dead-end road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
-Approved Request of Exception PC 24-2558. See comment number 108 for conditions of approval.
ITEM NO. 18.
109. PRC 4290 REQUEST FOR EXCEPTION CONDITIONS OF APPROVAL:
a. A copy of the Alternate Means/Methods application form including approval signature, exhibits, and these comments shall be made part of the building permit drawing set, to be routed to Santa Clara County Fire Department for final approval. b. Sign(s) to be provided:
• At Reservoir St indicating the turnaround is onsite.
• At turnaround indicating the turnaround location and no parking in the turn around.
c. Language and location of these signs to be provided on building permit drawings, and approved prior to building permit issuance.
110. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet A1) 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.
111. REQUIRED FIRE FLOW: (Letter received) The minimum require fireflow for this project is 875 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3] 112. FIRE DEPARTMENT (ENGINE) DRIVEWAY TURNAROUND REQUIRED: (As noted on sheet A4 and sheet 4) Provide an approved fire department engine driveway turnaround with a minimum radius of 36 feet outside and 23 feet inside. Maximum grade in any direction shall be a maximum of 5%. Installations shall conform with Fire Department Standard Details and Specifications D-1. CFC Sec. 503.
-Approved Request of Exception PC 24-2558. See comment number 108 for conditions of approval.
113. WILDLAND-URBAN INTERFACE: This project is located within the designated WildlandUrban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related landscape plan requirements. 114. WATER SUPPLY REQUIREMENTs: (As Noted on Sheet A1) 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 waterbased fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
ITEM NO. 18.
115. ADDRESS IDENTIFICATION: (As Noted on Sheet A1) 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. 116. CONSTRUCTION SITE FIRE SAFETY: (As Noted on Sheet A1) 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.
117. EMERGENCY GATE/ACCESS GATE REQUIREMENTS: (As Noted on Sheet A1) Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation. Gates across the emergency access roadways shall be equipped with an approved access devices. If the gates are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed.
118. GENERAL: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance [CFC, Ch.1, 105.3.6].
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ITEM NO. 18.
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DRAFT RESOLUTION
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
DENYING AN APPEAL OF THE DECISION OF THE PLANNING COMMISSION
APPROVAL OF A REQUEST FOR CONSTRUCTION OF A NEW SINGLE-FAMILY
RESIDENCE WITH REDUCED SIDE AND REAR YARD SETBACKS, SITE IMPROVEMENTS
REQUIRING A GRADING PERMIT, AND REMOVAL OF LARGE PROTECTED TREES ON VACANT PROPERTY ZONED R-1:20 AND UPHOLDING THE APPROVAL.
APN 529-33-054
ARCHITECTURE AND SITE APPLICATION: S-22-048
PROPERTY LOCATION: 45 RESERVOIR ROAD
APPELLANT: MARY J. VIDOVICH
PROPERTY OWNER: FARNAZ AGAHIAN
APPLICANT: GARY KOHLSAAT, ARCHITECT
WHEREAS, on January 8, 2025, the Planning Commission held a public hearing and considered a request to construct a new single-family residence with reduced side and rear yard setbacks, site improvements requiring a Grading Permit, and removal of large protected trees on vacant property zoned R-1:20, located at 45 Reservoir Road. The Planning Commission approved the Architecture and Site application;
WHEREAS, on January 17, 2025, the appellant, an interested person, filed a timely appeal of the decision of the Planning Commission approving the request to construct a new single-family residence with reduced side and rear yard setbacks, site improvements requiring a Grading Permit, and removal of large protected trees on vacant property zoned R-1:20 located at 45 Reservoir Road;
WHEREAS, this matter came before the Town Council for public hearing on March 4, 2025, and was regularly noticed in conformance with State and Town law; WHEREAS, the Town Council received testimony and documentary evidence from the appellant and all interested persons who wished to testify or submit documents. The Town Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of materials contained in the Council Agenda Report for their meeting on March 4, 2025, along with any and all subsequent reports and materials prepared concerning this application; and
WHEREAS, Town Code Sections 29.20.275 and 29.20.295 provide that an appellant bears the burden of proof to demonstrate that there was error or abuse of discretion by the Planning Commission.
NOW, THEREFORE, BE IT RESOLVED:
In accordance with Town Code section 29.20.275, the Town Council finds that:
1. The appellant has not demonstrated that there was error or abuse of discretion by Draft Resolution to be
modified by Town
Council deliberations
and direction.
ATTACHMENT 6
ITEM NO. 18.
Draft Resolution Adoption Date
the Planning Commission in approving the Architecture and Site application.
2. The Town Council of the Town of Los Gatos does hereby declare, determine, and order that the following findings and considerations were properly made by the Planning Commission:
Finding for the California Environmental Quality Act (CEQA):
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction.
Finding required for a setback exception on a non-conforming property:
As required by Section 29.10.265 of the Town Code for modification of zoning rules on nonconforming lots, including setback requirements, driveway/access road width, and driveway depth:
1. The subject property is nonconforming with regard to lot size in that the subject property is 10,000 square feet where 20,000 square feet is required by the R-1:20 zone;
2. The side and rear setbacks would be compatible with three residences in the immediate neighborhood that include setbacks that do not meet the requirements of the zone
3. The driveway/access road includes portions that do not meet the 18-foot requirement and the applicant demonstrated that the plan balances the road widening with private property limitations, fire access, tree preservation, and existing conditions;
4. The driveway depth does not meet the required length of 18 feet and the applicant demonstrated that due to site constraints and the requirement for a firetruck turnaround, a compliant driveway depth is not feasible.
While the proposed driveway is approximately three feet, six inches at its shortest point, the width of the roadway and firetruck turnaround adjacent to the garage is 49 feet, five inches and would provide ample back up distance for vehicles exiting the garage. The private road serves five other properties and vehicular traffic is anticipated to be minimal, limiting potential conflicts with the proposed driveway configuration.
Finding required for exemption to parking requirements:
As required by Section 29.10.150 (h)(2) of the Town Code to allow an exception to parking requirements, due to site constraints, including nonconforming lot size, slopes, and the private road bisecting the lot, the lot does not have adequate area to provide the two required parking spaces within the proposed garage. The applicant has provided parking to the greatest extent feasible with an attached garage in a tandem configuration. Pursuant to Town Code Section 29.10.155 (d)(3), when a garage is used to accommodate the two required parking spaces for single-family dwellings, the garage must have interior clear dimensions of at least 20 feet by 20
ITEM NO. 18.
Draft Resolution Adoption Date
feet, resulting in a side-by-side parking configuration. The applicant proposes an attached two-car garage in a tandem configuration. Of the two provided parking spaces within the garage, one meets the minimum dimensions for a single-car garage parking space of 11 feet by 20 feet, while the second parking space would be reduced to 11 feet by 18 feet.
Finding for compliance with the Zoning Regulations:
The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) except for the side and rear setbacks, driveway/access road width, parking configuration and dimensions, and driveway depth and the findings for these exceptions can be made, as provided above.
Findings for compliance with the Residential Design Guidelines:
The project complies with the Residential Design Guidelines for single-family residences. The Town’s Consulting Architect reviewed the project and provided recommendations for changes to increase compatibility with the Residential Design Guidelines and the immediate neighborhood. In response to these recommendations, the applicant made modifications to the design of the residence and submitted a letter responding to the recommendations.
Findings for compliance with the Hillside Development Standards and Guidelines:
The project complies with the Hillside Development Standards and Guidelines except for the exceptions to grading depths, retaining wall heights, and buildings located outside of the least restrictive development area and due to site constraints, including nonconforming lot size, slopes, and the private road bisecting the lot the findings for these exceptions can be made.
Findings for compliance with the Hillside Specific Plan:
As required, the project complies with the Hillside Specific Plan except for the exception to the guest parking requirement. Due to site constraints, including nonconforming lot size, steep slopes, requirement for a firetruck turnaround, and the private road bisecting the lot, there is not adequate room to provide the four required guest parking spaces. The applicant provided one guest parking space, which is to the greatest extent feasible given the site constraints.
Considerations required in review of Architecture and Site applications:
As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project, including but not limited to, neighborhood compatibility, architectural design, site layout, and landscaping.
3. The Planning Commission decision is supported by substantial evidence in the
ITEM NO. 18.
Draft Resolution Adoption Date
record.
4. The appeal of the decision of the Planning Commission approving a request to construct a new single-family residence with reduced side and rear yard setbacks, site improvements requiring a Grading Permit, and removal of large protected trees on vacant property zoned R-1:20, located at 45 Reservoir Road, is denied and the application approval is upheld, subject to the attached Conditions of Approval (Exhibit A).
5. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by state and federal Law.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 4th day of March 2025, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
_______________________________
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
__________________________________
TOWN CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ITEM NO. 18.
TOWN COUNCIL – March 4, 2025
CONDITIONS OF APPROVAL
45 Reservoir Road
Architecture and Site Application S-22-048
Consider a Request for Approval to Construct a New Single-Family Residence with Reduced Side and Rear Yard Setbacks, Site Improvements Requiring a Grading Permit, and Removal of Large Protected Trees on a Nonconforming Vacant Property Zoned R-1:20. APN 529-33-054. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction.
Property Owner: Farnaz Agahian
Applicant: Gary Kohlsaat, Architect
Project Planner: Sean Mullin
TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC, or the Planning Commission depending on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested.
3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit.
5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site.
6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report for the project, on file in the Community Development Department. These recommendations must be incorporated in the building permit plans and completed prior to issuance of a building permit where applicable.
7. TREE FENCING: Protective tree fencing and other protection measures consistent with Section 29.10.1005 of the Town Code shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans.
8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
EXHIBIT A
ITEM NO. 18.
9. LANDSCAPE SPECIES: Revise all landscape species to be consistent with the Hillside Development Standards and Guidelines.
10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped.
11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review.
12. STORY POLES/PROJECT IDENTIFICATION SIGNAGE: Story poles and/or project identification signage on the project site shall be removed within 30 days of approval of the Architecture & Site application.
13. EXTERIOR COLORS: The exterior colors of all structures shall comply with the Hillside Development Standards & Guidelines.
14. DEED RESTRICTION: Prior to the issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that requires all exterior materials be maintained in conformance with the Town’s Hillside Development Standards & Guidelines.
15. MAINTENANCE AGREEMENT: Following the issuance of a certificate of occupancy, the property owner shall execute a five-year maintenance agreement with the Town that the property owner agrees to protect and maintain the trees shown to remain on the approved plans, trees planted as part of the tree replacement requirements, and guarantees that said trees will always be in a healthy condition during the term of the maintenance agreement.
16. TREE DEED RESTRICTION: Prior to issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder’s Office that identifies the on-site trees that were used to provide screening in the visibility analysis and requires their replacement if they die or are removed.
17. NESTING BIRDS: To avoid impacts to nesting birds, the removal of trees and shrubs shall be minimized to the greatest extent feasible. Construction activities that include any tree removal, pruning, grading, grubbing, or demolition shall be conducted outside of the bird nesting season (January 15 through September 15) to the greatest extent feasible. If this type of construction starts, if work is scheduled to start or if work already occurring during the nesting season stops for at least two weeks and is scheduled to resume during the bird nesting season, then a qualified biologist shall conduct a pre-construction surveys for nesting birds to ensure that no nests would be disturbed during project construction. If project-related work is scheduled during the nesting season (February 15 to August 30 for small bird species such as passerines; January 15 to September 15 for owls; and February 15 to September 15 for other raptors), a qualified biologist shall conduct nesting bird surveys. Two surveys for active nests of such birds shall occur within 14 days prior to start of construction, with the second survey conducted with 48 hours prior to start of construction. Appropriate minimum survey radius surrounding each work area is typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger raptors.
Surveys shall be conducted at the appropriate times of day to observe nesting activities. If
ITEM NO. 18.
the qualified biologist documents active nests within the project site or in nearby surrounding areas, an appropriate buffer between each nest and active construction shall be established. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct baseline monitoring of each nest to characterize “normal” bird behavior and establish a buffer distance, which allows the birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds daily during construction activities and increase the buffer if birds show signs of unusual or distressed behavior (e.g. defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist or construction foreman shall have the authority to cease all construction work in the area until the young have fledged and the nest is no longer active.
18. SPECIAL-STATUS BATS: Approximately 14 days prior to tree removal or structure demolition activities, a qualified biologist shall conduct a habitat assessment for bats and potential roosting sites in trees to be removed, in trees within 50 feet of the development footprint, and within and surrounding any structures that may be disturbed by the project. These surveys will include a visual inspection of potential roosting features (bats need not be present) and a search for presence of guano within the project site, construction access routes, and 50 feet around these areas. Cavities, crevices, exfoliating bark, and bark fissures that could provide suitable potential nest or roost habitat for bats shall be surveyed. Assumptions can be made on what species is present due to observed visual characteristics along with habitat use, or the bats can be identified to the species level with the use of a bat echolocation detector such as an “Anabat” unit. Potential roosting features found during the survey shall be flagged or marked.
If no roosting sites or bats are found, a letter report confirming absence will be prepared and no further measures are required.
If bats or roosting sites are found, a letter report and supplemental documents will be prepared prior to grading permit issuance and the following monitoring, exclusion, and habitat replacement measures will be implemented:
a. If bats are found roosting outside of the nursery season (May 1 through October 1), they will be evicted as described under (b) below. If bats are found roosting during the nursery season, they will be monitored to determine if the roost site is a maternal roost. This could occur by either visual inspection of the roost bat pups, if possible, or by monitoring the roost after the adults leave for the night to listen for bat pups. If the roost is determined to not be a maternal roost, then the bats will be evicted as described under (b) below. Because bat pups cannot leave the roost until they are mature enough, eviction of a maternal roost cannot occur during the nursery season.
Therefore, if a maternal roost is present, a 50-foot buffer zone (or different size if determined in consultation with the CDFW) will be established around the roosting site within which no construction activities including tree removal or structure disturbance will occur until after the nursery season.
ITEM NO. 18.
b. If a non-breeding bat hibernaculum is found in a tree or snag scheduled for removal or on any structures scheduled to be disturbed by project activities, the individuals will be safely evicted, under the direction of a qualified bat biologist. If pre-construction surveys determine that there are bats present in any trees to be removed, exclusion structures (e.g. one-way doors or similar methods) shall be installed by a qualified biologist. The exclusion structures shall not be placed until the time of year in which young are able to fly, outside of the nursery season. Information on placement of exclusion structures shall be provided to the CDFW prior to construction.
If needed, other methods conducted under the direction of a qualified bat biologist could include: carefully opening the roosting area in a tree or snag by hand to expose the cavity and opening doors/windows on structures, or creating openings in walls to allow light into the structures. Removal of any trees or snags and disturbance of any structures will be conducted no earlier than the following day (i.e., at least one night will be provided between initial roost eviction disturbance and tree removal/structure disturbance). This action will allow bats to leave during dark hours, which increases their chance of finding new roosts with a minimum of potential predation.
19. ARCHAEOLOGICAL RESOURCES AND HUMAN REMAINS:
a. In the event that archaeological traces are encountered, all construction within a 50- meter radius of the find will be halted, the Community Development Director will be notified, and an archaeologist will be retained to examine the find and make appropriate recommendations.
b. If human remains are discovered, the Santa Clara County Coroner will be notified. The Coroner will determine whether or not the remains are Native American. If the Coroner determines the remains are not subject to his authority, he will notify the Native American Heritage Commission, who shall attempt to identify descendants of the deceased Native Americans.
c. If the Community Development Director finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial will follow the protocol set forth in CEQA Guidelines Section 15064.5( e). If the site is found to be a significant archaeological site, a mitigation program will be prepared and submitted to the Community Development Director for consideration and approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2.
d. A final report shall be prepared when a find is determined to be a significant archaeological site, and/or when Native American remains are found on the site. The final report will include background information on the completed work, a description and list of identified resources, the disposition and curation of these resources, any testing, other recovered information, and conclusions.
20. DUSKY-FOOTED WOODRATS: This project will implement the following standard measures to minimize impacts on woodrats and active woodrat nests on the project site.
ITEM NO. 18.
a. PRECONSTRUCTION SURVEY. A qualified biologist will conduct a preconstruction survey for San Francisco dusky-footed woodrat nests within 30 days of the start of work activities. If active woodrat nests are determined to be present in, or within 10 feet of the impact areas, the conditions below (Avoidance and/or Nest Relocation) will be implemented, as appropriate. If no active woodrat nests are present on or within 10 feet of impact areas, no further conditions are warranted. b. AVOIDANCE. Active woodrat nests that are detected within the work area will be avoided to the extend feasible. Ideally, a minimum 10-foot buffer will be maintained between project activities and woodrat nests to avoid disturbance. In some situations, a small buffer may be allowed if, in the opinion of a qualified biologist, nest relocation (below) would represent a greater disturbance to the woodrats than the adjacent work activities.
c. NEST RELOCATION. If avoidance of active woodrat nests within and immediately adjacent to (within 10 feet of) the work areas is not feasible, then nest materials will be relocated to suitable habitat as close to the project site as possible (ideally, within or immediately adjacent to the project site).
Relocation efforts will avoid the peak nesting season (February-July) to the maximum extent feasible. Prior to the start of construction activities, a qualified biologist will disturb the woodrat nest to the degree that all woodrats leave the nest and seek refuge outside of the construction area. Disturbance of the woodrat nest will be initiated no earlier than one hour before dusk to prevent the exposure of woodrats to diurnal predators. Subsequently, the biologist will dismantle and relocate the nest material by hand. During the deconstruction process, the biologist will attempt to assess if there are juveniles in the nest. If immobile juveniles are observed, the deconstruction process will be discontinued until a time when the biologist believes the juveniles will be capable of independent survival (typically after 2 to 3 weeks). A no-disturbance buffer will be established around the nest until the juveniles are mobile. The nest may be dismantled once the biologist has determined that adverse impacts on the juveniles would not occur.
21. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and employees from and against any claim, action, or proceeding (including without limitation any appeal or petition for review thereof) against the Town or its agents, officers or employees related to an approval of the Project, including without limitation any related application, permit, certification, condition, environmental determination, other approval, compliance or failure to comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost and expense.
Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses (including, without limitation, staff time and in-house attorney’s fees on a fully-loaded
ITEM NO. 18.
basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town upon demand any Costs incurred by the Town. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in such Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and expense. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in processing methods shall alter the applicant’s indemnity obligation.
22. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed.
Building Division
23. PERMITS REQUIRED: A Building Permit is required for the construction of the new singlefamily residence and attached garage. An additional Building Permit will be required for the PV System that is required by the California Energy Code.
24. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Reach Codes.
25. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed.
26. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process.
27. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
28. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation, and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics.
29. SHORING: Shoring plans and calculations will be required for all excavations which exceed five (5) feet in depth, or which remove lateral support from any existing building, adjacent property, or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall confirm to the Cal/OSHA regulations.
30. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation