Monte Sereno City Council
May 5, 2026

AGENDA
City of Monte Sereno
Tuesday, May 5, 2026
City Council
7:00 PM
Monte Sereno City Council Chambers - 18041 Saratoga -
Los Gatos Road, Monte Sereno, Ca 95030
Remote Participation:

Hilton Los Angeles Culver City
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Page

CALL TO ORDER

PLEDGE OF ALLEGIANCE

ROLL CALL

ORDERS OF THE DAY
The Mayor, or a majority of the Council by vote, may change the order of business, except for public hearings on the agenda for a set time.

ANNOUNCEMENTS

PRESENTATIONS

ORAL COMMUNICATIONS
Persons wishing to address the Council on any matter of City business not listed on the agenda may do so at this time. Each speaker will normally be allotted three minutes, subject to the Mayor or a majority of the Council’s ability to limit the amount of time allocated to speakers based on the number of speakers and the need for expedient administration of City business in light of the number and length of items on the agenda.

WRITTEN COMMUNICATIONS
Copies of communications have been provided to Council for review prior to this meeting. Council Members desiring to read or discuss any written communication may do so at this time. No action may be taken except to place a particular item on a future agenda for Council consideration.

CONSENT CALENDAR
It is recommended that all items listed below be acted on simultaneously unless separate discussion and/or action is required by a Councilmember. One public comment period will be provided, although speakers speaking on more than one item may be allocated additional time by the Mayor or a majority of the Council.

1. Approve the Minutes of the April 7, 2026 Regular City Council Meeting Staff recommends approval of the Minutes of the April 7, 2026 Regular City Council Meeting
Staff Report -SR-22-148 - Pdf
6 - 11

2. Approve Warrant List Dated May 5, 2026 in the Amount of $241,411.05 Staff recommends the City Council approve the Warrant List.

Staff Report - SR-26-073 - Pdf
12 - 18

3. Adoption of Ordinance No. NS-247, an Ordinance of the City Council of the City of Monte Sereno Amending Title 10, Chapter 10.05 by Amending Section 10.05.010 (Zoning District Designations) and Adding Section 10.05.044 (Multi-Family Residential Overlay Zone) and Chapter

10.06 by Amending Section 10.06.140 (Accessory Dwelling Units; Junior Accessory Dwelling Units; Standards And Requirements) and Chapter

10.08 by Amending Section 10.08.040 (Site Development Permit Required) and by Amending Section 10.08.050 (Permit Process); and Chapter 10.11 (Amendments, Annexations and Enforcement) By adding 19 - 29

Section 10.11.016 (Multi-Family Overlay District Amendment Process).

Staff recommends that the City Council adopt the draft ordinance.

Staff Report - SR-26-055 - Pdf

4. Authorize the City Manager to Execute the Second Amendment to the Agreement with the County of Santa Clara for the Countywide Household Hazardous Waste Collection Program.

Authorize the City Manager to Execute the Second Amendment to the Agreement with the County of Santa Clara for the Countywide Household Hazardous Waste Collection Program.

Staff Report - SR-26-056 - Pdf
30 - 66

PUBLIC HEARINGS

5. Application 2026-3001 for a Variance for a detached Accessory Dwelling Unit (ADU) in the front yard that is 992 square feet in floor area where a maximum of 800 square feet in floor area is allowed at 15391 Winchester Boulevard. (CEQA: Exempt, Guidelines sections 15302, 15303)
The Site and Architectural Commission recommended that the City Council approve the Variance application.

Staff recommends that the City Council deny the Variance for a detached front yard ADU of over 800 square feet in floor area.

Staff Report - SR-26-059 - Pdf
67 - 107

6. Application 2024-3066 for a Site Development Permit for a new approximately 4,915 square foot two-story house, a Tree Removal Permit to remove one tree, and a Variance for reduced front, side, and rear yard setbacks at 18571 Withey Road. (CEQA: Exempt, Guidelines sections 15302, 15303)
The Site and Architectural Commission recommended that the City Council approved the Site Development Permit, Tree Removal Permit, and Variance with the conditions included in the draft Resolution and an additional condition that the legal non-conforming setbacks of the main house be maintained and not further reduced.

Staff recommends that the City Council approve the Site Development Permit, Tree Removal Permit, and Variance as conditioned in the draft resolution.

Staff Report - SR-26-061 - Pdf
Public Comments Received
Additional Public Comments Received
Additional Public Comment Received 5.4.26
108 - 179

UNFINISHED BUSINESS

NEW BUSINESS

7. Receive the Report and Provide Feedback on the West Valley Homeless Services Feasibility Study and Adopt a Resolution of Intent to Support Participation in a West Valley Homeless Services Implementation Task Force.

Staff recommends that the City Council receive the report and provide feedback on the West Valley Homeless Services Feasibility Study and adopt a Resolution of Intent to support participation in a West Valley Homeless Services Implementation Task Force.

Staff Report - SR-26-057 - Pdf
180 - 306

8. Consider and Accept the City Manager's Quarterly Report Covering January 1, 2026 through March 31, 2025
Staff recommends that the City Council consider and accept the City Manager's report
Staff Report - SR-26-072 - Pdf
307 - 309

COMMITTEE/COMMISSION REPORTS
This time is set aside to allow Councilmembers serving on Council committees or appointed by the City to serve on the boards, commissions or committees of other agencies to present a verbal report on the activities of the respective boards, commissions or committees on which they serve. No discussion or action may be taken other than to place the matter on a future agenda.

Toren
Silicon Valley Animal Control Authority
Cities Association – Board of Directors
Cities Association – Legislative Action Committee
Valley Transportation Authority Policy Advisory Committee

Mekechuk
West Valley Stormwater Authority
West Valley Solid Waste Management Authority Board
Silicon Valley Clean Energy Authority
Santa Clara County Recycling and Waste Reduction Commission Craig
Monte Sereno Youth Commission
Santa Clara County Library JPA
Shannon
Santa Clara Valley Water Commission
West Valley Sanitation District Board
Cities Association - Cities Selection Committee
Allan
Association of Bay Area Governments
League of California Cities Peninsula Division

West Valley Mayors & Managers
Mayors of Santa Clara County
Santa Clara County Mayors Group

COUNCIL MEMBER COMMENTS
This time is set aside to allow Councilmembers to make brief announcements or reports on the Councilmember’s own activities. No discussion or action may be taken other than to place the matter on a future agenda.

CITY MANAGER’S REPORT

FUTURE AGENDA ITEMS
This time is set aside to allow Councilmembers to make a specific request for an item to be placed on a future agenda. No discussion or other action may be taken.

9. Council Tentative Council Meeting Calendar 2026 310 - 316

ADJOURN
* All items on the agenda are subject to action/or change by the City Council In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk (408) 354-7635. If requested of the City Clerk, agendas and documents in the agenda packet can be made available in appropriate alternative formats to persons with a disability.

Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28CFR 35.102-35.104 ADA Title II]

STAFF REPORT
Meeting: City Council - May 05 2026
Agenda Heading: CONSENT CALENDAR
Staff Contact: Gloisy Gonzalez-Langarica, City Clerk
Department: City Clerk
Title: Approve the Minutes of the April 7, 2026 Regular City Council Meeting Recommendation(s):

Staff recommends approval of the Minutes of the April 7, 2026 Regular City Council Meeting Fiscal Impact:

There are no unbudgeted fiscal impacts with this agenda item.

Public Noticing:

The City Council’s agenda was posted at City Hall and the agenda and this report appear on the City’s website.

Attachments:
04-07-26 Regular Meeting Minutes DRAFT

MONTE SERENO CITY COUNCIL MEETING MINUTES

REGULAR MEETING
7:00 p.m.

April 7, 2026

MEETING CALLED TO ORDER
At approximately 7:00 p.m., Mayor Allan called the meeting to order.

PLEDGE OF ALLEGIANCE
Council lead the Pledge of Allegiance.

ROLL CALL
Present – Chambers: Councilmember Toren, Councilmember Craig, Councilmember Mekechuk (left meeting at 7:30 P.M.), Vice Mayor Shannon and Mayor Allan
Present – Remote: None

Absent: None
Staff: City Clerk Gonzalez-Langarica, City Attorney Powell, City Manager Perkins
Staff – Remote: None

ORDERS OF THE DAY
MOTION: Motion by Councilmember Craig to change the order of the day to place Items #4 and #5 before Item #3. Seconded by Councilmember Toren.

VOTE: Motion passed. (5-0-0)

ANNOUNCEMENTS
None.

PRESENTATIONS
None.

ORAL COMMUNICATIONS
None.

WRITTEN COMMUNICATIONS

None.

CONSENT CALENDAR (TO BE ACTED UPON BY A SINGLE MOTION)

1. Approve the Minutes of the March 17, 2026 Regular City Council Meeting

2. Approve Warrant List Dated April 7, 2026 in the Amount of $315,862.84 Mayor Allan opened the Consent Calendar for Public Comment. With no one wishing to speak, Mayor Allan closed Public Comment.

MOTION: Motion by Councilmember Craig to approve the Consent Calendar.

Seconded by Vice Mayor Shannon.

VOTE: Motion passed. (5-0-0)

NEW BUSINESS

4. Consideration of Four Applications and Appointment to Fill One (1) Vacancy on the Monte Sereno Site and Architectural Commission for an Unexpired Term Ending December 31, 2027 City Clerk Gonzalez-Langarica provided a staff report and answered questions from the Council.

Applicants May Gee, Jennifer Meighen and Mike Nugent introduced themselves and answered questions from the Council.

Discussion ensued.

Mayor Allan opened the Item for Public Comment. With no one wishing to speak, Mayor Allan closed Public Comment.

MOTION: Motion by Councilmember Mekechuk to appoint Jennifer Meighen to the Site and Architectural Commission for an unexpired term ending December 31, 2027. Seconded by Councilmember Toren.

VOTE: Motion passed. (5-0-0)

5. Adopt a Resolution to Authorize the City Manager to Execute an Agreement with the Town of Los Gatos for a Joint Evacuation Plan with Simulation-Based Modeling City Manager Perkins provided a staff report and answered questions from the Council.

Discussion ensued.

Mayor Allan opened the Item for Public Comment. With no one wishing to speak, Mayor Allan closed Public Comment.

MOTION: Motion by Councilmember Mekechuk to adopt a Resolution to Authorize the City Manager to Execute an Agreement with the Town of Los Gatos for a Joint Evacuation Plan with Simulation-Based Modeling. Seconded by Councilmember Toren.

VOTE: Motion passed. (5-0-0)

PUBLIC HEARING
Councilmember Mekechuk stated he lives within a radius of 500 ft from one of the properties being mentioned in this item; therefore, he recused himself.

3. Consideration of the Following Documents to Implement Housing Element Program Q on Properties Located at 15785 and 15791 Winchester Boulevard:

A. An Ordinance of the City Council of the City of Monte Sereno Amending Title 10, Chapter

10.05 by Amending Section 10.05.010 (Zoning District Designations) and Adding Section

10.05.044 (Multi-Family Residential Overlay Zone) and Chapter 10.06 by Amending Section

10.06.140 (Accessory Dwelling Units; Junior Accessory Dwelling Units; Standards And Requirements) and Chapter 10.08 by Amending Section 10.08.040 (Site Development Permit Required) and by Amending Section 10.08.050 (Permit Process); and Chapter 10.11 (Amendments, Annexations and Enforcement) By adding Section 10.11.016 (Multi-Family Overlay District Amendment Process); and
B. A Resolution to Update the Objective Design Standards Regarding Required Open Space Requirements and Minimum Number of Trees for the Multi-Family Residential Overlay Zone.

M-Group representative Asher provided a staff report and answered questions from the Council.

City Manager Perkins provided assistance with answering questions from the Council.

Mayor Allan opened the Item for Public Hearing.

Public Comment:

In Council Chambers:
• John McLaren - Spoke in opposition.
• Jennifer Meighen - Spoke in opposition.
• Billy Martin - Spoke in opposition.
• Don Perry - Spoke in opposition.
• Siri Lackovic - Spoke in opposition.
• James Dickson - Spoke in opposition.
• May Gee - Spoke in opposition.
• My-Le Rutledge - Spoke in opposition.
• Brenda McLaren - Spoke in opposition.
• Selin Agar - Spoke in opposition.
• Siva Sivaram – Spoke in opposition.
• Marko Buric – Spoke in opposition.
• Sanjoy Saroff – Spoke in opposition.
• John Cena – Spoke in opposition to change from Winchester to Austin. • Rochelle Baumstein – Spoke in opposition.
• Krishna Hedge – Spoke in opposition.
• Anthony Debs – Spoke in opposition.
• Mike Nugent – Spoke in favor.

• Darren Steward - Spoke in opposition.

Online:
• Samira Fishwick - Spoke in opposition.
• Steven Glenbachi - Spoke in opposition.

With no one else wishing to speak, Mayor Allan closed Public Hearing.

Discussion ensued.

MOTION: Motion by Mayor Allan to Adopt An Ordinance of the City Council of the City of Monte Sereno Amending Title 10, Chapter 10.05 by Amending Section 10.05.010 (Zoning District Designations) and Adding Section

10.05.044 (Multi-Family Residential Overlay Zone) and Chapter 10.06 by Amending Section 10.06.140 (Accessory Dwelling Units; Junior Accessory Dwelling Units; Standards And Requirements) and Chapter 10.08 by Amending Section 10.08.040 (Site Development Permit Required) and by Amending Section 10.08.050 (Permit Process); and Chapter 10.11 (Amendments, Annexations and Enforcement) By adding Section 10.11.016 (Multi-Family Overlay District Amendment Process). Seconded by Councilmember Craig.

VOTE: Motion passed. (3-1-1 Noes: Toren, Recused: Mekechuk) MOTION: Motion by Mayor Allan to Adopt a Resolution to Update the Objective Design Standards Regarding Required Open Space Requirements and Minimum Number of Trees for the Multi-Family Residential Overlay Zone.

Seconded by Councilmember Craig.

VOTE: Motion passed. (3-1-1 Noes: Toren, Recused: Mekechuk) Mayor Allan called for a 10-minute recess before continuing the meeting.

UNFINISHED BUSINESS
None.

COMMITTEE/COMMISSION REPORTS
Councilmember Toren shared he attended the Silicon Valley Animal Control Authority meeting where the only big item for the agenda was the approval of the budget. Cities Association Board of Directors and Legislative Action Committee are scheduled for this upcoming week.

On behalf of Councilmember Mekechuk, Councilmember Toren shared there was nothing to report on West Valley Stormwater Authority and West Valley Solid Waste Management Authority. Silicon Valley Clean Energy Authority has a meeting scheduled for tomorrow. Councilmember Mekechuk is the Vice Chair of the Finance Committee and will be resigning at the next meeting of the Audit Committee and the Legislative Action Ad Hoc Committee. Councilmember Mekechuk will be attending the next Santa Clara County Recycling and Waste Reduction Commission meeting remotely. A tour is scheduled for the Santa Clara County Fire Department at the Quito Fire Station on Wednesday, May 6th.

Vice Mayor Shannon shared that the Santa Clara Valley Water Commission and West Valley

Sanitation District Board are scheduled to meet tomorrow. Cities Association Cities Selection Committee met remotely last week.

Mayor Allan shared he attended the West Valley Mayors & Managers meeting and the topic of discussion was how the City of Saratoga and the City of Cupertino have been hit with a thirty-six percent increase in fees from the Sheriff’s Department.

Councilmember Craig shared that the Youth Commission met and the podcast project is still in the works. The Commission has expressed interest in interviewing Mayor Allan. Councilmember Criag shared that the Youth Commission will be hosting its annual Ice Cream Social before the start of the first meeting in May.

Mayor Allan expressed being available for an interview and shared he has been working with Congressman Liccardo’s scheduler to find dates that the congressman would be available to meet with the Monte Sereno Youth Commission.

COUNCILMEMBER COMMENTS
Councilmember Toren shared he attended a subcommittee with Rob Stump and Matthew Hudes along with the newly named West Valley Wildfire Council. During this meeting, they discussed goals and objectives. Councilmember Toren also expressed being impressed with the turnout of tonight’s meeting, with the community speaking up and coming out to be heard. He hopes everyone felt heard and respected.

Vice Mayor Shannon also shared she felt the meeting was respectful. She understood there might have been people that left disappointed but hopefully not as disappointed as they thought they might have been, based upon all the information that was presented.

Mayor Allan shared he was heartened to see four applicants for the Site and Architectural Commission.

CITY MANAGER’S REPORT
City Manager Perkins reported that as part of the technology upgrades that the Police Department planned, partly with the Monte Sereno police funding that Council dedicated to the Police Department earlier this year, additional cameras where installed at City Hall.

FUTURE AGENDA ITEMS
None.

ADJOURN
Mayor Allan adjourned the meeting at approximately 9:11 p.m.

Lionel M. Allan, Mayor
ATTEST:
____________________________________
Gloisy Gonzalez-Langarica, City Clerk

STAFF REPORT
Meeting: City Council - May 05 2026
Agenda Heading: CONSENT CALENDAR
Staff Contact: Diana Perkins, City Manager
Department: City Manager
Title: Approve Warrant List Dated May 5, 2026 in the Amount of $241,411.05 Recommendation(s):

Staff recommends the City Council approve the Warrant List.

Analysis:

The Warrant List includes payments to be made to vendors for goods and services procured by the City. The attached report lists each payment to be made by vendor, amount, and by accounting fund. Also, attached is a detailed breakdown of the charges made to the City’s credit card.

California Environmental Quality Act:

The action being considered does not constitute a “project” within the meaning of the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15378(b)(4) in that it is a fiscal activity that does not involve any commitment to any specific project which may result in a potential significant impact on the environment.

Public Noticing:

The City of Monte Sereno's Council meeting agenda was posted on the bulletin board outside of Monte Sereno's City Hall and the agenda with this staff report can be accessed on the City of Monte Sereno's website located at www.montesereno.org.

Attachments:

Warrant List - May 5, 2026

4/28/2026 1:14:20 PM ***The payables contained in this report are in an open packet, and have not posted to the General Ledger*** Page 1 of 3 Warrant List 05/05/2026
City of Monte Sereno, CA By Vendor Name
APPKT00080
Vendor Name Description (Payable) Post Date Account Name Account Number Amount Vendor: ABAG Power Purchasing Pool
Natural Gas 02/10/2026- 04/09/2026 Utilities, Natural Gas 389.88 03/11/2026
ABAG Power Purchasing Pool 100-800-6371
Vendor ABAG Power Purchasing Pool Total: 389.88
Vendor: Alana Consulting, LLC
Building Consultant 02/23/26- 04/05/2026 Professional Services 9,717.50 03/22/26
Alana Consulting, LLC 100-510-6290
Vendor Alana Consulting, LLC Total: 9,717.50
Vendor: Bay Alarm
Monitoring Fee 05/01/26- 04/04/2026 Alarm and Security Services 1,372.14 07/31/26
Bay Alarm 100-800-6378
Vendor Bay Alarm Total: 1,372.14
Vendor: BMI Imaging Systems
BMI Imaging Systems Web Hosting - April 2026 04/10/2026 Web Site Hosting 100-230-6322 225.00 Vendor BMI Imaging Systems Total: 225.00
Vendor: California Building Standards Comm.
01/01/2026-03/31/2026 04/20/2026 Remit SB 1473 Fees to State 320.00 BSASRF Quarterly Fees
California Building Standards
Comm.
100-000-6395
Vendor California Building Standards Comm. Total: 320.00 Vendor: CliffordMoss
Parcel Tax - Strategic Services - 03/31/2026 Professional Services 36,850.00 March 2026
CliffordMoss 100-000-6290
Vendor CliffordMoss Total: 36,850.00
Vendor: Corodata Records Management, Inc.

Document Storage and 66.52
Shredding
Corodata Records Secured Storage - March 2026 03/31/2026 Management, Inc.
100-800-6357
Vendor Corodata Records Management, Inc. Total: 66.52
Vendor: Crystal Springs Water
City Hall Bottled Water - March 03/31/2026 Refreshments 8.00 2026
Crystal Springs Water 100-800-6128
Vendor Crystal Springs Water Total: 8.00
Vendor: Department of Conservation
Remit Strong Motion Inst 900.46
Program
01/01/2026-03/31/2026 04/20/2026
Strong Motion Quarterly Fee
Department of Conservation 100-000-6330
Vendor Department of Conservation Total: 900.46
Vendor: Donald C. Wimberly
Engineering Consultant - 03/29/2026 Supplemental Services 3,050.00 March 2026
Donald C. Wimberly 100-600-6070
Vendor Donald C. Wimberly Total: 3,050.00
Vendor: Folger Graphics
Biannual Newsletter 03/27/2026 Printing and Copying Expenses 2,699.91 Publication - Spring 2026
Folger Graphics 100-800-6350
Vendor Folger Graphics Total: 2,699.91
Vendor: Logan & Powell, LLP
City Attorney Services - March 04/02/2026 Legal - City Attorney 15,712.20 2026
Logan & Powell, LLP 100-210-6201
Calhoun v. City of Monte 04/02/2026 Legal - Special Projects 472.00 Sereno, et al.

Logan & Powell, LLP 100-210-6205
Vendor Logan & Powell, LLP Total: 16,184.20
Vendor: Maze & Associates
Accounting Services - March 03/31/2026 Supplemental Services 875.00 2026
Maze & Associates 100-400-6070

Warrant List 05/05/2026 Packet: APPKT00080
4/28/2026 1:14:20 PM ***The payables contained in this report are in an open packet, and have not posted to the General Ledger*** Page 2 of 3 Vendor Name Description (Payable) Post Date Account Name Account Number Amount Accounting Services - 4/1/26- 04/15/2026 Supplemental Services 1,020.00 4/15/26
Maze & Associates 100-400-6070
Vendor Maze & Associates Total: 1,895.00
Vendor: M-Group
Planning Consulting Services - 04/21/2026 General Plan Update 10,085.25 March 2026
M-Group 100-200-6289
Planning Consulting Services - 04/09/2026 Supplemental Services 10,521.00 March 2026
M-Group 100-500-6070
Vendor M-Group Total: 20,606.25
Vendor: Municipal Resource Group, LLC
Finance Consultant - March 04/21/2026 Professional Services 1,560.00 2026
Municipal Resource Group, LLC 100-400-6290
Finance Consultant - March 04/09/2026 Professional Services 3,120.00 2026
Municipal Resource Group, LLC 100-400-6290
Vendor Municipal Resource Group, LLC Total: 4,680.00
Vendor: Porter Capital Corporation
PPT Temp Service - 3/30/26- 04/06/2026 Supplemental Services 1,400.00 4/5/26
Porter Capital Corporation 100-400-6070
Vendor Porter Capital Corporation Total: 1,400.00
Vendor: Regenerative Landscaping LLC
City Hall Maintenance and 255.00
Repairs
Monthly Landscape Service - 04/01/2026
April 2026
Regenerative Landscaping LLC 100-800-6123
Vendor Regenerative Landscaping LLC Total: 255.00
Vendor: Ricoh USA, Inc.

Copier Lease 05/04/2026- 04/15/2026 Printing and Copying Expenses 482.98 06/03/2026
Ricoh USA, Inc. 100-800-6350
Vendor Ricoh USA, Inc. Total: 482.98
Vendor: SCCCMA
SCCCMA 2026 Membership 04/20/2026 Memberships and Associations 300.00 Dues
SCCCMA 100-200-6318
Vendor SCCCMA Total: 300.00
Vendor: State Compensation Ins Fund
Workers Compensation 04/01/2026 Workers Comp Insurance 1,197.75 Insurance - April 2026
State Compensation Ins Fund 100-000-6030
Vendor State Compensation Ins Fund Total: 1,197.75
Vendor: State Controller Office
State Controller Office Annual Street Report 24/25 FY 04/08/2026 Professional Services 100-400-6290 2,949.66 Vendor State Controller Office Total: 2,949.66
Vendor: Town of Los Gatos Finance Department
Town of Los Gatos Finance Police Services - April 2026 04/15/2026 Law Enforcement LG-MS Police 121,526.58 Department
200-700-6170
Vendor Town of Los Gatos Finance Department Total: 121,526.58 Vendor: Tyler Technologies
SBITA – Preliminary/Ongoing 5,800.00
Implementation Costs
Data Insight Module & Chart of 03/24/2026
Accounts
Tyler Technologies 100-230-6781
SBITA – Preliminary/Ongoing 4,495.00
Implementation Costs
Tyler Technologies Go-Live Assistance 03/31/2026 100-230-6781 SBITA – Preliminary/Ongoing 642.00
Implementation Costs
Tyler University 05/01/2026- 04/01/2026
04/30/2027
Tyler Technologies 100-230-6781
Vendor Tyler Technologies Total: 10,937.00
Vendor: US BANK
Credit Card Statement 04/27/2026 US Bank Credit Card Liability 3,397.22 04/27/2026
US BANK 950-000-2050
Vendor US BANK Total: 3,397.22
Grand Total: 241,411.05

Warrant List 05/05/2026 Packet: APPKT00080
4/28/2026 1:14:20 PM ***The payables contained in this report are in an open packet, and have not posted to the General Ledger*** Page 3 of 3 Report Summary
Fund Summary
Fund Expense Amount
100 - General Fund 116,487.25
200 - Law Enforcement Fund 121,526.58
950 - Pooled Cash Fund 3,397.22
Grand Total: 241,411.05
Account Summary
Account Number Account Name Expense Amount
100-000-6030 Workers Comp Insurance 1,197.75
100-000-6290 Professional Services 36,850.00
100-000-6330 Remit Strong Motion Inst… 900.46
100-000-6395 Remit SB 1473 Fees to St… 320.00
100-200-6289 General Plan Update 10,085.25
100-200-6318 Memberships and Assoc… 300.00
100-210-6201 Legal - City Attorney 15,712.20
100-210-6205 Legal - Special Projects 472.00
100-230-6322 Web Site Hosting 225.00
100-230-6781 SBITA – Preliminary/Ong… 10,937.00
100-400-6070 Supplemental Services 3,295.00
100-400-6290 Professional Services 7,629.66
100-500-6070 Supplemental Services 10,521.00
100-510-6290 Professional Services 9,717.50
100-600-6070 Supplemental Services 3,050.00
100-800-6123 City Hall Maintenance a… 255.00
100-800-6128 Refreshments 8.00
100-800-6350 Printing and Copying Ex… 3,182.89
100-800-6357 Document Storage and … 66.52
100-800-6371 Utilities, Natural Gas 389.88
100-800-6378 Alarm and Security Servi… 1,372.14
200-700-6170 Law Enforcement LG-MS… 121,526.58
950-000-2050 US Bank Credit Card Liabi… 3,397.22
Grand Total: 241,411.05
Project Account Summary
Project Account Key Expense Amount
**None** 241,411.05
Grand Total: 241,411.05

4/28/2026 1:16:35 PM ***The payables contained in this report are in an open packet, and have not posted to the General Ledger*** Page 1 of 3 Warrant List 05/05/2026 - Credit Card Charge Detail
City of Monte Sereno, CA By Vendor Name
APPKT00082
Vendor Name Description (Payable) Post Date Account Name Account Number Amount Vendor: Amazon
Amazon Office Supplies for City Hall 04/27/2026 Office Supplies 100-800-6345 40.94 Amazon Refreshments for City Hall 04/27/2026 Refreshments 100-800-6128 88.81 Amazon Office Supplies for City Hall 04/27/2026 Office Supplies 100-800-6345 62.62 Amazon Office Supplies for City Hall 04/27/2026 Office Supplies 100-800-6345 -6.99 Vendor Amazon Total: 185.38
Vendor: Brooks San Jose
City Hall Maintenance and 69.00
Repairs
Pest Control Services for City 04/27/2026
Hall
Brooks San Jose 100-800-6123
Vendor Brooks San Jose Total: 69.00
Vendor: Campo de Bocce
West Valley Mayors and 407.11
Managers Mtg
West Valley Mayors and 04/27/2026
Managers Lunch 03/25/2026
Campo de Bocce 100-000-2400
Vendor Campo de Bocce Total: 407.11
Vendor: Classic Car Wash
Classic Car Wash Car Wash for City Vehicle 04/27/2026 City Vehicles – Operating Costs 100-800-6380 22.99 Vendor Classic Car Wash Total: 22.99
Vendor: Constant Contact
Constant Contact Service 04/27/2026 Communications 99.00 2/28/2026-3/29/2026
Constant Contact 100-000-6181
Vendor Constant Contact Total: 99.00
Vendor: Digium Cloud Services
Digium Cloud Services Phone Service for City Hall 04/27/2026 Utilities, Telecommunications 100-800-6373 318.15 Vendor Digium Cloud Services Total: 318.15
Vendor: ICC Peninsula
ICC Peninsula Chapter 04/27/2026 Memberships and Associations 30.00 Membership
ICC Peninsula 100-510-6130
Vendor ICC Peninsula Total: 30.00
Vendor: Liquid Web
Liquid Web Web Hosting Monthly Services 04/27/2026 Web Site Hosting 100-230-6322 356.24 Vendor Liquid Web Total: 356.24
Vendor: MP Electric
City Hall Maintenance and 325.00
Repairs
MP Electric Electrical Repair at City Hall 04/27/2026 100-800-6123 Vendor MP Electric Total: 325.00
Vendor: Pacific Catch Restaurant
West Valley Mayors and 394.52
Managers Mtg
West Valley Mayors and 04/27/2026
Managers Lunch 04/22/2026
Pacific Catch Restaurant 100-000-2400
Vendor Pacific Catch Restaurant Total: 394.52
Vendor: Rotten Robbie
Rotten Robbie Gas for City Vehicle 04/27/2026 City Vehicles – Operating Costs 100-800-6380 20.10 Vendor Rotten Robbie Total: 20.10
Vendor: Roundtable Pizza
Pizza for Youth Commission 04/27/2026 Youth Commission 47.53 3/24/2026
Roundtable Pizza 100-130-6715
Pizza for Youth Commission 04/27/2026 Youth Commission 128.05 04/14/2026
Roundtable Pizza 100-130-6715
Vendor Roundtable Pizza Total: 175.58
Vendor: Safeway
Safeway Refreshments for City Hall 04/27/2026 Refreshments 100-800-6128 31.18

Warrant List 05/05/2026 - Credit Card Charge Detail Packet: APPKT00082 4/28/2026 1:16:35 PM ***The payables contained in this report are in an open packet, and have not posted to the General Ledger*** Page 2 of 3 Vendor Name Description (Payable) Post Date Account Name Account Number Amount City Hall Maintenance and 4.93
Repairs
Safeway Cleaning Product for City Hall 04/27/2026 100-800-6123 Vendor Safeway Total: 36.11
Vendor: Southwest Airlines
Travel for City Clerk to 04/27/2026 Travel in Area 392.80 Conference
Southwest Airlines 100-000-6361
Vendor Southwest Airlines Total: 392.80
Vendor: Staples
Staples Copy Paper for City Hall 04/27/2026 Office Supplies 100-800-6345 202.92 Vendor Staples Total: 202.92
Vendor: Willow Street Pizza
Willow Street Pizza Staff Lunch 04/27/2026 Office General Expense 100-000-6346 263.35 Vendor Willow Street Pizza Total: 263.35
Vendor: Zoom Communications
Online Meeting Services 04/27/2026 Communications 98.97 03/27/2026-04/26/2026
Zoom Communications 100-000-6181
Vendor Zoom Communications Total: 98.97
Grand Total: 3,397.22

Warrant List 05/05/2026 - Credit Card Charge Detail Packet: APPKT00082 4/28/2026 1:16:35 PM ***The payables contained in this report are in an open packet, and have not posted to the General Ledger*** Page 3 of 3 Report Summary
Fund Summary
Fund Expense Amount
100 - General Fund 3,397.22
Grand Total: 3,397.22
Account Summary
Account Number Account Name Expense Amount
100-000-2400 West Valley Mayors and… 801.63
100-000-6181 Communications 197.97
100-000-6346 Office General Expense 263.35
100-000-6361 Travel in Area 392.80
100-130-6715 Youth Commission 175.58
100-230-6322 Web Site Hosting 356.24
100-510-6130 Memberships and Assoc… 30.00
100-800-6123 City Hall Maintenance a… 398.93
100-800-6128 Refreshments 119.99
100-800-6345 Office Supplies 299.49
100-800-6373 Utilities, Telecommunica… 318.15
100-800-6380 City Vehicles – Operating… 43.09
Grand Total: 3,397.22
Project Account Summary
Project Account Key Expense Amount
**None** 3,397.22
Grand Total: 3,397.22

STAFF REPORT
Meeting: City Council - May 05 2026
Agenda Heading: CONSENT CALENDAR
Staff Contact: Diana Perkins, City Manager
Department: City Manager
Title: Adoption of Ordinance No. NS-247, an Ordinance of the City Council of the City of Monte Sereno Amending Title 10, Chapter 10.05 by Amending Section 10.05.010 (Zoning District Designations) and Adding Section

10.05.044 (Multi-Family Residential Overlay Zone) and Chapter 10.06 by Amending Section 10.06.140 (Accessory Dwelling Units; Junior Accessory Dwelling Units; Standards And Requirements) and Chapter

10.08 by Amending Section 10.08.040 (Site Development Permit Required) and by Amending Section 10.08.050 (Permit Process); and Chapter 10.11 (Amendments, Annexations and Enforcement) By adding Section

10.11.016 (Multi-Family Overlay District Amendment Process).

Recommendation(s):

Staff recommends that the City Council adopt the draft ordinance.

Background Information:

The attached Ordinance was introduced at a regular meeting of the City Council held on April 7, 2026, which includes modifications to Zoning Code to create a Multi-Family Residential Overlay Zone and apply it to properties located at 15785 and 15791 Winchester Boulevard with a vote of 4-1-1 with Council Member Toren dissenting and Council Member Mekechuk recusing.

California Environmental Quality Act:

An ordinance adopted pursuant to SB 10 along with any consistent amendments to the General Plan or Code of Ordinances does not constitute a “project” for purposes of CEQA as defined in the Government Code section 65913.5(a)(3). As such, the adoption of the MultiFamily Residential Overlay Zone is exempt from CEQA review. SB 131 (2025) also provides a statutory CEQA exemption for rezoning that implements the schedule of actions contained in an approved housing element.

On June 30, 2025, Assembly Bill (AB) 130 was signed into law, which provides CEQA exemptions for infill housing projects on sites of up to 20 acres. Under this state law, multifamily residential developments that are in the Multi-Family Residential Overlay Zone are also exempt from CEQA review.

Public Noticing:

Notice of the scheduled adoption of this ordinance was placed in the Los Gatos Weekly on Friday, April 17, 2026. This meeting agenda was posted on the bulletin board outside of Monte Sereno City Hall and the agenda with this staff report can be accessed on the City of Monte Sereno's website located at www.montesereno.org.

Attachments:

1. Ordinance NS-250

ORDINANCE NO. NS-250

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MONTE SERENO AMENDING TITLE 10, CHAPTER 10.05 BY AMENDING SECTION 10.05.010 (ZONING DISTRICT DESIGNATIONS) AND ADDING SECTION 10.05.044 (MULTI-FAMILY RESIDENTIAL OVERLAY ZONE) AND CHAPTER 10.06 BY AMENDING SECTION 10.06.140 (ACCESSORY DWELLING UNITS; JUNIOR ACCESSORY DWELLING UNITS; STANDARDS AND REQUIREMENTS) AND CHAPTER 10.08 BY AMENDING SECTION 10.08.040 (SITE DEVELOPMENT PERMIT REQUIRED) AND AMENDING SECTION 10.08.050 (PERMIT PROCESS) AND CHAPTER 10.11 (AMENDMENTS, ANNEXATIONS AND ENFORCEMENT) BY ADDING SECTION 10.11.016 (MULTI-FAMILY OVERLAY DISTRICT AMENDMENT

PROCESS)
WHEREAS, the City of Monte Sereno desires to amend its zoning standards to create a multi-family overlay zone; and
WHEREAS, the City Council adopted the 6th Cycle Housing Element on May 7, 2024 by Resolution No. 24-3902, which includes Program Q requiring the implementation of multi-family zoning on two identified parcels at 15785 and 15791 Winchester Boulevard (APNs 410-10-045 and 410-10-046) at a minimum density of 20 dwelling unit per acre; and WHEREAS, on December 3, 2025, the Site and Architectural Commission considered the proposed ordinance and recommended modifications; and WHEREAS, on January 21, 2026, the Site and Architectural Commission considered the proposed ordinance and recommended that the City Council approve the ordinance with modifications; and
WHEREAS, on April 7, 2026, the City Council considered the proposed ordinance and a majority of Council introduced and waived further reading of Ordinance No. NS-250; and WHEREAS, the City Council finds that the increased density supports the City’s duty to affirmatively further fair housing pursuant to Government Code Section 8899.50, and WHEREAS, the adoption of this ordinance is not a “project” under the California Environmental Quality Act (CEQA) in accordance with Government Code Section 65913.5(a)(3).

Therefore, no environmental assessment is required.

NOW THEREFORE, THE CITY COUNCIL OF MONTE SERENO DOES ORDAIN AS FOLLOWS:

SECTION 1. The recitals to this Ordinance are hereby incorporated and are expressly made a part hereof.

SECTION 2. Section 10.05.010 of Chapter 10.05 of the Monte Sereno Municipal Code is hereby amended to read as follows:

“10.05.010 – Zoning district designations.

The following zoning districts are hereby established in the City:

R 1-44 Residential District, Forty-three thousand five hundred sixty (43,560) sq. ft. or more.

R 1-20 Residential District, Twenty thousand (20,000) sq. ft. lot size or more.

R 1-8 Residential District, Eight thousand (8,000) sq. ft. lot size or more.

RM Residential Multi-Family District, Fourteen thousand five hundred twenty (14,520) sq. ft. lot size or more.

Multi-family Residential Overlay District
P Public District, Eight thousand (8,000) sq. ft. lot size or more.

P/RM Public/Residential Multi-Family District, Eight thousand (8,000) sq. ft. lot size or more.

Cluster development may be conditionally permitted in all R 1-8, RM and P/RM Residential Districts in accordance with Section 10.05.050 of this Chapter. Cluster development regulations do not apply to the Multi-family Residential Overlay District.

PD Planned Development District:

A. The Planned Development District is hereby established as a city zoning district classification in all general plan residential land use designations. It may be referred to as Planned Development Zone, Planned Development District or as PD District or PD Zone
B. Every PD District shall be combined with an alternative residential base zoning district or districts. Any zoning district set forth in Section 10.05.010 may be utilized as a base district. The zone shall be referred to by the symbol for its base district followed by its Planned Development District designation (e.g., RM(PD)).

C. The PD District can only be applied to a site of at least four (4) contiguous gross acres in size.

D. The PD District shall be individually designed to meet the needs of the territory so zoned. It shall be adopted by a zoning ordinance which incorporates by reference a general development plan for the entirety of the subject property. The general development plan shall include drawings and text as specified in Section 10.05.047.

Development of the subject property can hereafter occur only pursuant to an effective PD permit issued in strict conformity with the adopted general development plan or alternatively, in accordance with the requirements for the base district if one exists.

E. Under no circumstances shall the City ever be required to approve a PD Zoning District. The discretion to grant or deny such permit is unrestricted and nothing contained in this Title shall be deemed or construed to limit the discretion in any way whatsoever. Unless and until a PD permit has been issued and becomes effective, the subject territory may be used only as if it were situated in the base district alone.”

SECTION 3. Section 10.05.044 of Chapter 10.05 of the Monte Sereno Municipal Code is hereby added to read as follows:
“10.05.044 – Multi-Family Residential Overlay Zone
A. Purpose of section. This chapter provides guidance for development of multi-family residential projects pursuant to Government Code Section 65913.5 in addition to the standards and regulations of the primary zoning district.

B. Applicability of section. The applicability of this overlay zoning district to specific sites is indicated by the overlay zoning map symbol established by Section 10.05.010 (Zoning district designation). The overlay zone is applicable to 15785 Winchester Boulevard (APN 410-10-045) and 15791 Winchester Boulevard (APN 410-10-046). The provisions of this chapter apply to development in addition to all other applicable requirements of this Zoning Code. In the event of any conflict between the provisions of this section and any other provisions in this Zoning Code, this section shall control.

C. Characteristics of the overlay zone. The Multi-family Residential Overlay Zone allows multifamily development of up to eight (8) units per lot on parcels zoned for single-family development (R-1-8, R-1-20, R-1-44). To apply the standards within the Multi-family Residential Overlay Zone, a development must include a minimum of five (5) residential units exclusive of accessory dwelling units.

D. Uses permitted by right. In addition to the uses allowed in the underlying zoning district, the following uses are permitted in the Multi-family Residential Overlay Zone:

1. No more than eight (8) residential units per lot

2. Accessory Dwelling Units and Junior Accessory Dwelling Units allowed pursuant to Government Code Sections 66323 and 66333.

E. Development standards. The following development standards shall apply in the Overlay Zone:

1. Front setback. The minimum front setback shall be as follows:
a. Single-story building: Twenty-five (25) feet.
b. Accessory buildings or structures are not allowed in the front yard as defined in Section 10.01.020 AX.

2. Side setback. The minimum side setback shall be as follows:
a. Single-story building: Ten (10) feet.
b. Accessory building or structures: Six (6) feet.

4. Rear setback. The minimum rear setback shall be as follows:
a. Single-story building: Thirty (30) feet.
b. Accessory building or structure: Six (6) feet.

5. Each of the minimum front, side, and rear setbacks shall be increased by two and onehalf (2½) feet for single-story portion for each six thousand (6,000) square feet that the lot exceeds the minimum lot size. In the case of a lot line adjustment, when a lot with an

existing conforming structure increases in size, no increases in setbacks are required for the existing structure. However, if the floor area of the structure is increased at any time after the lot line adjustment, the increased setbacks shall apply.

6. Maximum building height.
a. The maximum building height at the setback line shall be as follows:
(1) Single-story building: Fourteen (14) feet.
b. The maximum height of a building may be increased by an additional one (1) foot for each foot that portion of the structure is further distanced from the minimum applicable setback; provided, however, at no time shall the maximum height exceed the following:
(1) Twenty-one (21) feet for any single-story structure. (2) The height of any main building shall not exceed one (1) story. All other detached buildings or structures, including accessory dwelling units, shall not exceed one (1) story.

7. Maximum accessory building size. The maximum size of an accessory building is six hundred (600) square feet.

8. Average unit size. The average unit size shall be one thousand (1,000) square feet.

9. Maximum impervious coverage. The maximum impervious coverage requirement in the underlying zone shall not apply to parcels that have the Multi-family Residential Overlay.

Parcels with a Multi-family Residential Overlay shall meet the minimum pervious open space requirement as defined in Section 10.05.044(E)(10).

10. Minimum pervious open space. The minimum open space shall be two thousand (2,000) square feet or ten (10) percent of the area of the parcel, whichever is greater.

11. Landscape screening. Developments shall provide landscape screening to reduce the visual impact of structures on neighborhoods and to provide for the maintenance of the individual privacy of homes in a neighborhood to a reasonable degree. All property lines shall provide landscape screening as follows:
a. All front, side, and rear yards shall provide landscape screening. Front yards contiguous to a street shall not require landscape screening. b. Plantings shall be provided by the owners and located to reduce the visual impact of structures. Screening may be provided by existing vegetation or landscaped areas, including berms or planting of suitable shrubs and trees. c. Landscape screening shall be a minimum of twenty-four (24) inch box size when planted.
d. Plantings shall reach a minimum height of twelve (12) feet within three years of planting.
e. All trees and shrubs shall be evergreen.
f. If the property line is screened with existing landscaping that is at least twelve (12) feet tall and provides opaque screening, no new landscaping is required. g. Prior to the final inspection of issuance of a certificate of occupancy (unless delay is authorized by the building official) all required landscape screening shall be installed in conformance with the approved plans. In the case of phased building construction, the City’s building official may permit phased installation of landscape screening. No

other exception to this installation requirement shall be allowed, including any in lieu fee or deposit.

12. Exterior building material. The exterior building material requirements shall be as follows:
a. Exterior materials for primary dwelling units and accessory buildings shall comply with requirements set forth in Section 3 of the City’s Objective Design Standards. b. Exterior material colors for homes shall meet the maximum light reflectance value of 30 and shall blend in with the natural vegetation.
c. Roof materials shall not exceed a light reflectance value of 30.

13. Site design. All developments must meet driveway visibility requirements as defined in Monte Sereno’s Objective Design Standards 3.1.

14. Off-street parking. Off-street parking shall be provided at a rate of 1.5 parking spaces per dwelling unit.”
SECTION 4. Section 10.06.140.A.3 of Chapter 10.06 of the Monte Sereno Municipal Code is hereby amended to read as follows:
“3. Size. Accessory dwelling units are limited to the following sizes:

Zoning District Maximum ADU Size
R-1-8 850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.

R-1-20 850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.

R-1-44 1,200 square feet for any accessory dwelling unit, with or without parking.

Multi-Family
Residential
Overlay District
Underlying zoning district regulations apply.

RM-Multi-Family
Residential District
850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.

P 850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.

PD 850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.”

SECTION 5. Section 10.08.040 of Chapter 10.08 of the Monte Sereno Municipal Code is hereby amended to add Subsection 10.08.040(F) to read as follows:
“F. Residential development in the Multi-Family Overlay District that applies Overlay District standards outlined in Section 10.05.044.”
SECTION 6. Section 10.08.050, of Chapter 10.08 of the Monte Sereno Municipal Code is hereby amended to add Subsection 10.08.050(F) to read as follows:
“F. Review by City Planner for Multi-Family Development Projects Under Section 10.05.044. A residential development project meeting the requirements of Section 10.05.044 shall be reviewed ministerial and without public hearing by the City Planner. In considering such application, the City Planner shall approve the project unless the proposed project does not meet the requirements of Section 10.05.044. Any approval, conditional approval or denial by the City Planner of a site development permit under this Subsection shall be final with no further appeal. All permits granted under this Subsection shall be conditioned on: (1) compliance with the objective zoning standards that are applicable to the parcel based on the applicable zoning district as set forth in Chapter 10.05 of this Code, except for as such standards may be modified under Section 10.05.044, and (2) compliance with any objective design standards adopted into the City's design guidelines. The City Planner shall cause notice of the application to be sent to property owners within six hundred (600) feet upon the submission of an application.” SECTION 7. Section 10.11.016 of Chapter 10.11 of the Monte Sereno Municipal Code is hereby added to read as follows:
“10.11.016 –Multi-Family Overlay District amendment process.

A. Proceedings to zone certain territory to a Multi-family Overlay District may be initiated by the City Council in response to a petition joined in by all owners of the territory covered by the petition.

B. The provisions of this Chapter shall apply to the initiation, adoption and amendment of any Multi-family Overlay District. To the extent that any provision of this part conflicts with any other provision of this Chapter, the provision of this part shall apply.

C. General Development Plan Requirements.

1. The Multi-Family Overlay District shall be individually designed to meet the needs of the territory so zoned. The uses and requirements of the Multi-family Overlay District shall be reflected in the general development plan which is adopted as part of the planned development zoning ordinance. The general development plan shall include, when applicable:
a. All public and private use areas appropriately mapped, clearly identified, and shaded, including:
b. All permitted land uses, including unit type (single-family dwelling, two-family dwelling, etc.) and size for residential uses.
c. Landscape areas, including a landscape screening plan, common open space, and private open space (if applicable).

d. All public streets, private streets and driveways within the proposed MultiFamily Overlay Zone, labeled "public street". "private street", or "driveway" with total right-of-way width dimensioned.
e. All public and private streets adjacent to the Multi-Family Overlay Zone, labeled "public" or "private" and showing dimension from street centerline to ultimate right-of-way edge.
f. All public and private easements, including parking, access, utility, and pedestrian easements showing purpose and beneficiary of each easement.

2. Zoning regulations which include and specify:
a. Permitted, conditional and special use allowances.
b. Development standards, including:
• (1) All setbacks;
• (2) Building heights (stories and feet);
• (3) Parking (number of spaces and ratios);
• (4) Minimum lot size and dimensions, if applicable;
• (5) Minimum density, if applicable.
• (6) Where landscaping is to serve a particular function, such as a screen or buffer, the particular function and landscape concept shall be identified.

Where landscaping is proposed in the public right-of-way, the maintenance responsibility shall be specified.
• (7) Clear descriptions of any required off-site work, including street and infrastructure improvements.
• (8) Noise attenuation requirements, if any.
• (9) Environmental mitigation as required by the environmental clearance. • (10) Any other appropriate conditions of approval.

3. Additional graphic (i.e., mapped) information as applicable, including:
a. The location of the closest buildings, both existing and approved, on adjacent properties.
b. All existing structures which are to be retained.
c. All significant existing natural features, including:
• (1) Ordinance size trees.
• (2) Creeks and waterways.
• (3) Rock outcroppings.
• (4) The location and required height of sound walls.
• (5) Topography shown, sufficient to describe terrain, including top of bank, where site is adjacent to creek or has an existing overall slope of more than two percent (2%).
• (6) Proposed grading if any cut or fill slope exceeds eighteen (18) inches.

4. Building elevations which illustrate the intended architectural style and character and the size, shape, materials and general detaining of buildings.

5. The Planning Department may recommend and/or the City Council may adopt conditions of approval that include alternative means of compliance for a specific project impact where each alternative adequately addresses the same specific project impact.

6. Nothing herein shall preclude the Planning Department or the City Council from requiring any additional information to be shown on the general development plan.

7. Any change to an adopted general development plan shall require the filing and consideration of an application in accordance with the provisions of this Chapter.

D. City Council Action.

1. Notice and public hearing.
a. Upon the receipt of a sufficient and proper application for amendment or the adoption by the Council of a resolution to amend, the City Council shall set the time and place for a first reading and public hearing regarding the amendment to a planned development zoning district.
b. The public hearing and action taken shall be conducted in accordance with Section 65801 of the Government Code as it may be amended. Any hearing may be continued from time to time.

2. After a public hearing the City Council may:
a. Approve the proposed zoning to the Multi-Family Overlay Zone. b. Deny the proposed zoning to the Multi-Family Overlay Zone. c. Approve the proposed zoning to the Multi-Family Overlay Zone with modifications.

3. Findings and Action. Any amendment to the zoning code or zoning map shall be consistent with the general plan”
SECTION 8. Environmental Review.

The adoption of this ordinance is not a “project” under the California Environmental Quality Act (CEQA) in accordance with Government Code Section 65913.5(a)(3). Therefore, no environmental assessment is required.

SECTION 9. Effective Date.

This ordinance shall be in full force and effect 30 days after its adoption.

SECTION 10. Severability.

If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction such portion shall be deemed a separate, distinct and independent provision of such Ordinance and shall not affect the validity of the remaining portions thereof.

SECTION 11. Certification.

The City Clerk shall cause this ordinance to be posted and/or published in the manner required by law.

This Ordinance was introduced at the meeting of the City Council on the 7th day of April 2026, and was adopted at a regular meeting of the City Council on the 5th day of May 2026, by the following vote:

AYES:

NOES:

ABSENT:

Lionel M. Allan, Mayor
Attest: ___________________________
Gloisy Gonzalez-Langarica, City Clerk

Approved as to form:

___________________________________
Kirsten Powell, City Attorney

STAFF REPORT
Meeting: City Council - May 05 2026
Agenda Heading: CONSENT CALENDAR
Staff Contact: Diana Perkins, City Manager
Department: City Manager
Title: Authorize the City Manager to Execute the Second Amendment to the Agreement with the County of Santa Clara for the Countywide Household Hazardous Waste Collection Program.

Recommendation(s):

Authorize the City Manager to Execute the Second Amendment to the Agreement with the County of Santa Clara for the Countywide Household Hazardous Waste Collection Program.

Background Information:

The Santa Clara County Household Hazardous Waste (HHW) Program provides household hazardous waste disposal services to Monte Sereno residents. The funding for this program is provided partially through landfill disposal fees (AB 939) and partially through an augmentation fee that the City pays to cover the service used by Monte Sereno residents. The City receives designated revenue from its solid waste hauler, West Valley Collection and Recycling, to fully cover the cost of the augmentation fee. The revenue and expenditures for this program are included in the City’s budget.

AB 939 allows for the establishment of fees to further recycling goals. The agreement executed in 2024 (Attachment 1) for the County-Wide Household Hazardous Waste Program outlines the terms and conditions under which the County collects and distributes the fees assessed on waste disposal at each disposal facility within the County. These fees are used to fund HHW programs, as well as implementation of the Countywide Integrated Waste Management Plan.

The First Amendment to the agreement was approved by the City Council on May 6, 2025 and set the City’s augmentation costs at $17,334 for Fiscal Year 2025/2026 (Attachment 2).

Analysis:

The Agreement with the County of Santa Clara for Countywide Household Hazardous Waste Collection Program was approved in June 2024. The First Amendment (Attachment 3) extends the program fees and updates the program operations for Fiscal Year 2026/2027 and increases the City’s augmentation costs at $18,900.

Funds for the HHW program flow through the City on a cost recovery basis. Funds are collected from residents as part of the solid waste and recycling charges. The City then provides these funds to the County to support the HHW program.

California Environmental Quality Act:

This is not a project defined under CEQA, and no further action is required.

Fiscal Impact:

Funding of $18,900 will be included in the proposed Fiscal Year 2026/2027 Operating Budget for the City’s augmentation as well as the revenue received to support the program from the solid waste and recycling charges.

Public Noticing:

The City of Monte Sereno's Council meeting agenda was posted on the bulletin board outside of Monte Sereno's City Hall and the agenda with this staff report can be accessed on the City of Monte Sereno's website located at www.montesereno.org.

Attachments:

1. Approved Agreement for Countywide HHW Program

2. Approved First Amendment to the Agreement for Countywide HHW Program

3. Proposed Second Amendment to the Agreement for Countywide HHW Program

Agreement for Countywide Household
Hazardous Waste Collection Program Page 1 of 27

AGREEMENT FOR COUNTYWIDE

HOUSEHOLD HAZARDOUS WASTE

COLLECTION PROGRAM
This Agreement for Countywide Household Hazardous Waste Collection Program (“AGREEMENT”) is made by and between the (“CITY”) and the County of Santa Clara (“COUNTY”) on the day of 2024.

RECITALS
WHEREAS, the Board of Supervisors of the County of Santa Clara (“Board of Supervisors”) has approved a Countywide Household Hazardous Waste Collection Program whereby residents of the unincorporated areas of the Santa Clara County and cities and towns within Santa Clara County participating in the Countywide program will have an opportunity to safely dispose of household hazardous wastes (HHW), regardless of the specific location at which the collection has been scheduled; and
WHEREAS, CITY desires to provide residents with convenient opportunities to safely dispose of their HHW in order to encourage the proper disposal of toxic products, and avoid unauthorized or improper disposal in the garbage, sanitary sewer, storm drain system, or on the ground, in a manner which creates a health and/or environmental hazard; and WHEREAS, CITY desires to provide a safe, convenient, and economical means for residents to dispose of HHW. These wastes include, but are not limited to, common household products such as household cleaning products, furniture polish, solvents, oven cleaner, pesticides, oil-based paints, motor oil, antifreeze, car batteries, mercury thermostats, fluorescent lamps, household batteries, and electronic waste; and
WHEREAS, CITY desires to schedule Household Hazardous Waste Collection Events (Events) for residents for FY 2025 through FY 2027 (July 1, 2024 – June 30, 2027); and WHEREAS, CITY desires to provide household hazardous waste collection services to a minimum of 4% of the households per fiscal year in its jurisdiction; and WHEREAS, CITY desires to participate in the Countywide Household Hazardous Waste Collection Program to meet these objectives; and
WHEREAS, pursuant to Public Resources Code Section 41901, the Board of Supervisors has approved the collection of a $4.10 per ton Countywide AB939 Implementation fee, including a $2.60 per ton Household Hazardous Waste Fee (AB939 HHW Fee), for FY 2025 through FY 2027 (July 1, 2024 – June 30, 2027) on all wastes landfilled or incinerated within Santa Clara County, received at any non-disposal or collection facility located within Santa Clara County and subsequently transported for disposal or incineration outside of Santa Clara County, collected from any location within the County by a solid waste hauler operating pursuant to a franchise, contract, license, or permit issued by any local jurisdiction and subsequently DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 City of Monte Sereno
DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74 28th June

Agreement for Countywide Household
Hazardous Waste Collection Program Page 2 of 27
transported for disposal or incineration outside of Santa Clara County, or removed from any location in Santa Clara County by any person or business for disposal or incineration outside the county; and
WHEREAS, the AB939 HHW Fee is allocated to the Countywide Household Hazardous Waste Program and participating jurisdictions to fund HHW program costs in accordance with the terms of the Countywide AB939 Implementation Fee Agreement; and WHEREAS, CITY desires for COUNTY to utilize CITY’s share of the AB939 HHW Fee to provide HHW services for CITY residents.

NOW THEREFORE, CITY and COUNTY AGREE AS FOLLOWS:

1. PURPOSE
The purpose of this AGREEMENT is to state the terms and conditions under which CITY will participate in the Countywide Household Hazardous Waste Collection Program (CoHHW Program) available to its residents. Participating jurisdictions are those jurisdictions that enter into this AGREEMENT with the County.

2. PROGRAM FUNDING SOURCE
HHW Program services are mandated by State law, Public Resources Code Section 41500 et seq. State law authorizes cities and counties to impose fees in amounts sufficient to support planning and implementation of integrated waste management programs, including HHW elements. The AB939 HHW Fee, of $2.60 per ton, imposed by COUNTY as part of the AB939 Implementation Fee and collected and distributed in accordance with the Agreement for Countywide AB939 Implementation Fee will be the primary source of funding for CoHHW Program services. CITY agrees that COUNTY may utilize CITY’s share of the AB939 HHW fee to provide HHW Program services in accordance with the terms and conditions of this AGREEMENT.

Funds derived from the AB939 HHW Fee will be allocated among five types of CoHHW Program service costs as follows:

A. Fixed Program Costs will be apportioned based on the number of households in each participating jurisdiction. The number of households will be determined at the beginning of each Fiscal Year by statistics compiled by the California Department of Finance, Demographic Research Unit from their most recent Report, “Population Estimates for California Cities and Counties.” B. San José Facility Use Surcharge will be apportioned based on CITY residents’ participation at the County Household Hazardous Waste Collection Facility located at 1608 Las Plumas Avenue, San José, CA 95133.

DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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C. Variable Cost Per Car is the cost associated with labor, waste disposal, transportation, and other services provided to residents at the County HHW Collection Facilities and at temporary HHW collection events. The Variable Cost Per Car is based on the estimated cost of providing a base level service to 4% of households in all participating jurisdictions. The number of households will be determined at the beginning of each Fiscal Year by statistics compiled by the California Department of Finance, Demographic Research Unit from their most recent Report, “Population Estimates for California Cities and Counties.” D. Available Discretionary Funding is allocated based on tonnage generated per participating jurisdiction, and after allocation of Fixed Program Costs, San José Facility Use Surcharge, and Variable Cost Per Car allocation.

E. Abandoned Waste Disposal Costs will fund disposal of HHW illegally abandoned at Nonprofit Charitable Reuser organizations as defined in Section 41904 of California Public Resources Code.

The projected AB939 HHW Fee Allocation by jurisdiction is set out in Attachment A, attached hereto and incorporated herein.

3. FIXED PROGRAM COST
Estimated HHW Fixed Program Costs are projected in Attachment B, attached hereto and incorporated herein. Fixed Program Costs are allocated to CITY at the conclusion of each fiscal year based on CITY’s proportional share of the County population and will not exceed $5.07 per household for Fiscal Years 2025, 2026, and 2027. Fixed Program Costs may include, but are not limited to, up to eleven (11) County HHW Program staff members, facility lease costs, vehicle lease costs, office rent, office supplies, county administrative overhead, county legal counsel, training costs, equipment and facility maintenance and union negotiated salary and benefit changes.

4. ABANDONED WASTE DISPOSAL COST
The Abandoned Waste Disposal Cost will fund disposal of HHW illegally abandoned at Nonprofit Charitable Reuser organizations. The Abandoned Waste Disposal Cost is based on the cost to the County to dispose of abandoned waste allocated among participating jurisdictions based on their proportional share of the County population and shall not exceed $0.05 per household. Projected Abandoned Waste Disposal Costs to the CITY based on a charge of $0.05 per household are set forth in Attachment A, attached hereto and incorporated herein.

For the purposes of this Agreement, “Nonprofit Charitable Reuser Organization” is defined in accordance with Section 41904 of California Public Resources Code as follows: a charitable organization, as defined in Section 501(c)(3) of the federal Internal Revenue Code, or a distinct operating unit or division of the charitable organization, that reuses and recycles donated goods or materials and receives more than 50 percent of its revenues from the handling and sale of those donated goods or materials.

DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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5. SAN JOSÉ FACILITY USE SURCHARGE
The total San José Facility Use Surcharge for CITY will be based on CITY residents’ proportional participation at the County Household Hazardous Waste Collection Facility located at 1608 Las Plumas Avenue, San José. Estimated San José Facility Use Surcharges are projected in Attachment A, attached hereto and incorporated herein. The San José Facility Use Surcharge will vary depending on facility usage but will not exceed $8.09 per car for Fiscal Years 2025, 2026, and 2027.

6. VARIABLE COST PER CAR
The Variable Cost Per Car is the cost associated with actual labor, waste disposal, transportation and other services provided to the residents at the County Household Hazardous Waste Collection Facilities (CoHHWCF) and at Temporary Events. The Variable Cost Per Car is estimated to be approximately $66.02 per participating resident car for Fiscal Years 2025, 2026 and 2027. The estimated cost per car will be adjusted to reflect actual service costs. After Fixed Program Costs and San José Facility Use Surcharge are allocated on a per household basis, the Variable Cost Per Car will be used to calculate the costs to service 4% of households across all participating jurisdictions. If the level of 4% of households is not reached in the CITY, the CoHHW Program may use the remaining balance of funds, in cooperation with the CITY, to increase public outreach and/or provide additional services in that jurisdiction the following year.

7. AVAILABLE DISCRETIONARY FUNDING
The Available Discretionary Funding portion of the AB939 HHW Fee will be allocated based on the tons of waste generated within each jurisdiction, and after allocation of Fixed Program Costs, San José Facility Use Surcharge, and Variable Cost Per Car allocation.

Available Discretionary Funds must be used for HHW purposes. Options for how to spend these funds include, but are not limited to, increasing the number of residents served in that jurisdiction by the CoHHW Program, subsidizing curbside used motor oil collection, electronic waste (e-waste) collection, universal waste collection, emergency HHW services, funding HHW public education, the support of capital infrastructure projects to accommodate HHW drop-off and collection events, or providing special programs such as retail collection of certain waste and/or door-to-door collection of HHW for the elderly and/or persons with disabilities and neighborhood clean-up events. COUNTY has discretion to determine appropriate uses of Available Discretionary Funding in accordance with the terms and conditions in this Agreement, and to apply the funding toward those uses.

8. ADMINISTRATION AND PAYMENT OF THE AB939 HHW FEE
The County of Santa Clara Recycling and Waste Reduction Division will administer the AB939 HHW Fee, as part of the existing online disposal reporting and payment system.

Administration and payment will be made in accordance with the Agreement for Countywide AB939 Implementation Agreement. Notwithstanding the foregoing, the COUNTY shall maintain records of the amount, use, and distribution of Fixed Program Cost expenditures for at least five (5) years after the termination date of this Agreement, unless otherwise required by law DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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to retain such records for a longer period. CITY may request in writing a review by COUNTY of the Fixed Program Cost records. The review shall be performed within 30 days of request and results shall be reported to participating cities in writing.

9. PROGRAM PUBLICITY
The CoHHW Program shall produce and make available to the public an HHW brochure for distribution. The brochure will be made available at various events, including but not limited to, environmental events and community fairs. The brochure may also be distributed, upon request, to cities within Santa Clara County and to Santa Clara County residents and businesses.

The CITY shall be responsible for developing and coordinating citywide awareness of the HHW Program. The CoHHW Program shall be responsible for Countywide public education for used oil recycling. CoHHW Program public awareness responsibilities shall include, but not be limited to, the following activities:
• Serving as the formal contact to the local media such as local newspapers and television news stations;
• Providing participating jurisdictions with educational materials developed for the CoHHW Program;
• Promoting oil and oil filter recycling by developing, purchasing, and distributing educational materials, media relations materials, basic art work and camera ready advertising materials for distribution countywide and for use by jurisdictions; • Representing the program through educational presentations at schools and businesses and attendance at community events such as local fairs and festivals; and • Providing participating jurisdictions opportunities to review and comment on the development of countywide outreach materials.

CITY’s public awareness responsibilities, at the sole discretion of the CITY, shall include, but not be limited to, the following activities:
• Providing a copy of HHW promotional materials to the CoHHW Program for review for accuracy and completeness, prior to publication; • Developing and distributing HHW promotion communications to residents for local and CITY newsletters, newspapers and to the electronic media; • Providing the CoHHW Program with a copy of HHW promotion materials produced by the CITY;
• Conducting and supporting outreach and publicity to attain the goal of 4% of households in the CITY participating in the CoHHW Program; and • Providing the CoHHW Program a report summarizing all outreach activities conducted by the CITY during the fiscal year. The report is due 30 days after the end of the reporting period.

10. TEMPORARY HHW EVENTS
COUNTY shall conduct Temporary HHW Events at various sites located in Santa Clara County. COUNTY shall obtain all necessary permits and licenses required for the Temporary DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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HHW Events and shall provide or contract for the services of properly trained, qualified personnel and hazardous waste haulers, and shall provide or secure suitable equipment and supplies to properly receive, package, label, haul, recycle and dispose of the household hazardous wastes collected at the Temporary HHW Events.

When COUNTY conducts a Temporary HHW Event in CITY’s jurisdiction, CITY agrees to provide solid waste and recycling services at such event at no cost to the CoHHW Program to ensure the proper management of non-hazardous waste generated at the event. Any additional expenses for such event incurred beyond the agreed-upon budget shall be subject to negotiation and mutual agreement between the COUNTY and the CITY.

To increase the Community’s awareness of and participation in any Temporary HHW Event in CITY’s jurisdiction, the CITY agrees to promote, at the CITY’s sole expense, each such event to the residents at least thirty (30) days in advance before the scheduled date. The promotion may include, but is not limited to, bill inserts, door hangers, flyers, in-person outreach events, newsletters, press releases, public service announcements, social media, television public access stations, websites, etc.

11. HOUSEHOLD HAZARDOUS WASTE COLLECTION FACILITIES
COUNTY shall conduct collection operations at two County Household Hazardous Waste Collection Facilities (CoHHWCF).

The CoHHWCF are located at:
♦ San Martin, 13055 Murphy Avenue, San Martin, CA 95046 ♦ San José, 1608 Las Plumas, San José, CA 95133
The COUNTY shall obtain all necessary permits and licenses required for the CoHHWCF and shall provide or contract for services, equipment, and supplies to properly receive, package, label, haul, recycle and dispose of wastes collected.

12. RECYCLING AND DISPOSAL PROGRAM FOR VERY SMALL QUANTITY

GENERATORS
COUNTY will provide services to accept hazardous waste from Very Small Quantity Generators (VSQG) in accordance with Section 25218.3 of California Health and Safety Code, as amended from time to time. VSQG is defined in Section 25218.1(q) of California Health and Safety Code.

Eligible VSQGs include, but not limited to, small businesses, governmental entities, non-profit organizations, schools, special districts, etc. within the County so long as they meet the criteria as defined in Section 25218.1(q) of California Health and Safety Code. Eligible VSQGs will be allowed to bring their hazardous waste to CoHHWCF. These services to VSQGs located within the CITY will be provided on a cost recovery basis, which will include program administration, DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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on-site collection, transportation, and disposal costs. COUNTY will assume responsibility for fee collection from participating VSQG.

The CITY may choose to pay for services for VSQG’s within the CITY and will notify the COUNTY in writing with 30-day advance notice in order to exercise this option. If the CITY exercises this option, the COUNTY will invoice the CITY for all costs associated with VSQG’s within the CITY. If CITY has available Discretionary Funding, COUNTY may use this funding to pay for VSQG costs.

13. ABANDONED HOUSEHOLD HAZARDOUS WASTE
The CoHHW Program will allow for the disposal of abandoned HHW by government agencies and qualified nonprofit charitable reusers. Abandoned HHW means HHW left at a property by an unknown party. Abandoned household hazardous waste does not include waste generated by a known organization or agency in the course of normal business operations such as, but not limited to, the assembly or manufacture of products from new or used materials or the provision of charitable services such as classroom education, meal preparation, and shelter, or the provision of services for a fee.

A) GOVERNMENT AGENCIES
Government agencies shall be charged for disposal of abandoned HHW according to the CoHHW Program’s rates for VSQGs.

B) NONPROFIT CHARITABLE REUSER
In order to qualify as a Nonprofit Charitable Reuser, the business must submit to the County Executive a request to be so designated. The County Executive shall review the request and supporting documentation and shall make a final decision on the designation. COUNTY will accept abandoned HHW from Nonprofit Charitable Reusers and will waive disposal fees on the cost of disposal of the abandoned HHW in an annual amount not to exceed funds available from the existing unexpended abandoned waste fund. Funding for disposal available to Nonprofit Charitable Reuser shall be on a first come first serve basis. Once the available fund to pay for the disposal of the abandoned HHW from Nonprofit Charitable Reusers is exhausted, disposal fees shall no longer be waived, and Nonprofit Charitable Reusers shall be charged for disposal of abandoned HHW according to the CoHHW Program’s rates for VSQGs. No additional costs shall be applied to the budget of the CITY or any other participating jurisdiction.

14. HOUSEHOLD HAZARDOUS WASTES ACCEPTED
HHW accepted by the CoHHW Program shall be limited to those materials that qualify as “Household Hazardous Waste” pursuant to Section 25218.1(d) of California Health and Safety Code, as amended from time to time. These materials include, but are not limited to, automotive fluids, automotive and other types of batteries, latex and oil paint, oil filters, garden chemicals, DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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household cleaners, pool chemicals, mercury thermostats, fluorescent lamps containing mercury, household batteries, electronic waste (e-waste), and other common hazardous consumer products.

15. WASTES NOT ACCEPTED
Certain hazardous wastes shall not be accepted for collection and disposal. These include, but are not limited to, compressed gas cylinders larger than 5 gallons, radioactive materials, biohazardous waste, and explosives. Other wastes not accepted by the CoHHW Program are wastes generated as part of operating a business, including a home operated business, except that waste from VSQGs as provided for in Section 12 of this Agreement shall be accepted.

16. ADDITIONAL SERVICES UNDER THIS AGREEMENT
CITY must augment funding provided under this Agreement to cover the cost of a minimum participation level of 4% of CITY households; CITY may also elect to augment funding to provide additional services to increase CITY participation beyond the 4% minimum participation level. Additional services shall be made available upon written agreement between the CITY’s authorized representative and the County Executive Officer or designee. Additional services may include, but are not limited to, additional appointments (charged at the Variable Cost Per Car rate), door-to-door HHW collection, used oil filter collection, universal waste collection, electronic waste collection, and abandoned waste collection.

CITY agrees to augment up to an additional $_________ to the Countywide HHW Program during Fiscal Year 2025 for the purpose of attaining or increasing CITY household participation above the 4% minimum participation level at the scheduled collection dates listed in Attachment C, attached hereto and incorporated herein. Augmentation will be calculated, where applicable, at the Variable Cost Per Car rate. Other services will be charged based on a cost recovery basis. CITY authorizes the COUNTY to use CITY’S Available Discretionary Funding portion of the AB939 HHW Fee, if available, to offset the above agreed additional augmentation amount.

CITY agrees to make an interim payment to COUNTY amounting to 50 percent of the augmentation amount stated above for each fiscal year. This interim payment shall be made no later than September 30th of each fiscal year. The remaining balance of any outstanding cost shall be reconciled and paid or refunded in accordance with the terms outlined in the annual cost statement.

At the end of each fiscal year, a final annual cost statement shall be prepared by COUNTY and issued to CITY by November 30th. The annual cost statement will take into consideration costs incurred on behalf of CITY for additional services and all payments made by CITY to COUNTY. If any balance is owed to COUNTY, it will be due within 30 days following receipt of the annual cost statement. If any credit is owed to CITY, COUNTY will refund that amount to CITY within 30 days following delivery of the annual cost statement. / /
DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 17,334
DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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17. INFORMATION AND APPOINTMENT LINE
COUNTY will operate a telephone information and appointment desk Monday through Friday, from the hours of 9:00 a.m. to 5:00 p.m, except for COUNTY-recognized holidays The information service will register residents for the Temporary HHW Events and the collections at CoHHWCF. The information service will provide information about hazardous household materials. CITY will be notified immediately if resident participation approaches a level of service that may not be supported by available funding.

18. SCHEDULING AND SITE SELECTION
COUNTY shall work with CITY to determine the date(s) of Temporary Events and collections at the CoHHWCF. CITY shall coordinate with COUNTY in locating and securing sites for Temporary HHW Events. It is recognized that some participating jurisdictions in the CoHHW Program may not have appropriate sites available. A proposed HHW schedule for Fiscal Year 2025 of Temporary Events and collections at CoHHWCF is included as Attachment C. COUNTY will schedule an adequate number of collection days to serve the 4% level of service. The COUNTY determines the adequate number of collection days by tracking attendance at each event.

19. OUTSIDE FUNDING
During the term of this Agreement, COUNTY may seek outside funding sources for services that would supplement existing HHW services such as permanent collection sites, equipment, retail take-back collection and operational funding. If outside funding is obtained, the CoHHW Program will, at COUNTY’s discretion, proceed with development of additional programs using that outside funding without drawing on CITY’s funding provided under this Agreement.

20. REGIONAL GRANT AND OIL PAYMENT PROGRAM PARTICIPATION The CITY authorizes the CoHHW Program to apply for lead agency grants, including but not limited to Used Oil Payment Program grants, from the California Department of Resources Recycling and Recovery (CalRecycle), on behalf of participating jurisdictions. The CoHHW Program will act on behalf of all participating jurisdictions, as the lead applicant and administrator. The CoHHW Program will oversee how the moneys are used and work in cooperation with CITY as to how the funds will be spent. Nothing in this section shall preclude the COUNTY or a participating jurisdiction from applying for grant funds in any case where the CoHHW Program does not apply for the grant opportunity.

21. EMERGENCY SERVICES
Participating jurisdictions, at their option, may desire to provide residents with convenient emergency opportunities to safely dispose of their HHW in the event of a disaster.

The purpose of this emergency planning for HHW is to minimize potential public health and safety impacts, as well as to minimize costs and confusion. Attachment D sets out CITY and DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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COUNTY responsibilities for the collection of household hazardous wastes in response to an emergency. CITY shall make good faith efforts to provide the public with information related to the problems associated with HHW. Upon the decision to hold an emergency collection event, it is CITY’s responsibility to make a good faith effort to prepare and disseminate the necessary outreach to notify the public of an emergency collection event. An emergency collection event shall be initiated by a written request from CITY to COUNTY. Emergency collection events can be scheduled in as little as ten (10) working days of CITY’s written request or at an agreed upon date thereafter. The emergency collection plan is set out in Attachment D, Household Hazardous Waste Emergency Collection Plan.

COUNTY agrees to conduct the Emergency Collection Event at a mutually agreeable site and time. The COUNTY will obtain the necessary permit from California Department of Toxic Substances Control and will handle wastes in accordance with applicable state laws and regulations. COUNTY will bill CITY for all Emergency Collection Events on a cost recovery basis, and all payments shall be due COUNTY within 30 days following the receipt of the invoice.

22. PRIVATE SPONSORED EVENTS
COUNTY may also secure funding from corporations or agencies to conduct HHW Collection Events for corporate employees and residents of participating jurisdictions and to pay for special programs such as Universal Waste collection at retail locations. The transportation, treatment, and disposal liability for nonresident employee participation in these events shall be shared by all participating jurisdictions, including the CITY, and the COUNTY, as described in Section 26 of this Agreement. Summary information concerning these corporate sponsored events, if any, will be included in the CoHHW Program’s annual report to the participating jurisdictions.

23. INSURANCE REQUIREMENTS
Contractors who provide hazardous waste transportation, treatment, or disposal services shall have the required insurance as outlined in Attachment E, Exhibit E Insurance Requirements for Environmental Services Contract. Other contractors shall have insurance in amounts to be determined by COUNTY Insurance Manager, after consultation with CITY. COUNTY shall obtain insurance certificates from each of the contractors prior to the contractor providing service to the program naming the COUNTY as an additional insured.

24. WASTE TRACKING AND REPORTING
COUNTY will provide a mid-year report to CITY regarding participation rates from each participating jurisdiction by March 15 of each year. Mid-year and year end reports will outline the types and quantities of waste collected, the amount of waste diverted for reuse or recycling and the waste management method for each waste stream and associated costs for services.

COUNTY will prepare a report summarizing program activities which will be delivered to the participating jurisdictions no later than six months after the end of COUNTY’s fiscal year.

DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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It will be assumed for cost and reporting purposes that each participating jurisdiction is contributing to the waste stream in proportion to the number of its residents who directly participate.

COUNTY shall take steps to assure that the bi-annual statements to jurisdictions reflect the funds necessary to cover costs for CITY participation in services scheduled during the next quarter.

25. PARTICIPATION REPORTING
COUNTY shall employ means necessary to verify the place of residence of all participants in the CoHHW Program.

26. HOLD HARMLESS AND INDEMNIFICATION
In lieu of and not withstanding the pro rata risk allocation which might otherwise be imposed between CITY and COUNTY pursuant to Government Code Section 895.6, the parties agree that all losses or liabilities incurred by a party shall not be shared pro rata but instead COUNTY and CITY agree that pursuant to Government Code Section 895.4, each of the parties hereto shall fully indemnify and hold each of the other parties, their officers, board members, employees and agents, harmless from any claim, expense or cost, damage or liability imposed for injury (as defined by Government Code Section 810.8) occurring by reason of the negligent acts or omissions or willful misconduct of the indemnifying party, its officers, employees or agents, under or in connection with or arising out of any work, authority or jurisdiction delegated to such party under this Agreement. No party, nor any officer, board member, employee or agent thereof shall be responsible for any damage or liability occurring by reason of the negligent acts or omissions or willful misconduct of the other parties hereto, their officers, board members, employees or agents, under or in connection with or arising out of any work authority or jurisdiction delegated to such other parties under this Agreement.

Additionally, CITY shall indemnify COUNTY for CITY’s apportioned share of any liability incurred and attributed to the Countywide HHW Program for the transportation, treatment or disposal of the household hazardous waste, once the waste has been accepted by a licensed hazardous waste hauler. Apportionment for disposal liability shall be determined by each participating jurisdiction’s pro rata proportion of household participation in the Program.

Apportionment for transportation and treatment liability shall be determined by each participating jurisdiction’s pro rata household participation at the event where the waste was generated. COUNTY will use reasonable efforts to obtain recovery from all available resources, including insurance, of any liable hauler or liable disposal facility operator. No liability shall be apportioned to CITY for transportation, treatment or disposal in any case where COUNTY has contracted for such services and has failed to require the contractor to maintain the insurance requirements set forth in Section 23 above.

CITY shall further indemnify COUNTY for CITY’s apportioned share of liability incurred and attributed to the Countywide HHW Program for the transportation, treatment or disposal of household hazardous waste at corporate sponsored events where non-county resident DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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employees of the corporate sponsor are authorized to participate in the event. Liability for the nonresident portion of the disposal of waste shall be shared by the participating jurisdictions and the COUNTY as described above. The nonresident portion shall be determined by calculating the percentage of nonresidents participating in the event. This percentage will then be subtracted from the total liability for the household hazardous waste prior to assessing CITY’s apportioned share of any liability for the household hazardous waste.

COUNTY shall require VSQGs and Nonprofit Charitable Reusers to indemnify COUNTY, at minimum, for their apportioned share of any liability incurred and attributed to the Countywide HHW Program for the transportation, treatment, or disposal of their hazardous waste, once the waste has been accepted by a licensed hazardous waste hauler. The VSQG and Nonprofit Charitable Reuser portion of the waste shall be determined by calculating the percentage, by weight, of the total household hazardous waste accepted by the CoHHW Program. This percentage will be used to calculate the portion of liability attributed to VSQGs and Nonprofit Charitable Reusers and will be subtracted from the total liability prior to assessing CITY’s apportioned share of any liability for household hazardous waste.

27. TERMINATION
This Agreement may be terminated by either the COUNTY or CITY upon thirty (30) days written notice given by the terminating party.

28. TERM OF AGREEMENT
The term of this Agreement shall be from July 1, 2024 to June 30, 2027, or until all revenue from the last quarter’s AB939 fee payments have expended and/or distributed, whichever is later.

29. INDEPENDENT CONTRACTOR
Each party shall perform responsibilities and activities described herein as an independent contractor and not as an officer, agent, servant or employee of any of the parties hereto. Each party shall be solely responsible for the acts and omissions of its officers, agents, employees, contractors and subcontractors, if any. Nothing herein shall be considered as creating a partnership or joint venture between the parties.

30. EXECUTION BY COUNTERPART
This Agreement may be executed in any number of counterparts, each of which shall for all purposes be deemed an original and all of which shall together constitute one and the same instrument.

31. CONTROLLING LAW
This Agreement shall be governed and construed in accordance with the laws of the State of California.

DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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32. ENTIRE AGREEMENT
This document embodies the entire Agreement between the parties with respect to the subject matter hereof. No modification of this Agreement shall be effective unless and until modification is evidenced by writing signed by all parties or their assigned designates.

33. NOTICES
All notices and communications herein required shall be in writing to the other party as follows, unless expressly changed in writing:

CITY of City Representative
Representative’s Title
City Address

County of Santa Clara Director
Consumer and Environmental Protection Agency
1553 Berger Drive
San José, California 95112

34. CONTRACT EXECUTION
Unless otherwise prohibited by law or COUNTY policy, the parties agree that an electronic copy of a signed contract, or an electronically signed contract, has the same force and legal effect as a contract executed with an original ink signature. The term “electronic copy of a signed contract” refers to a transmission by facsimile, electronic mail, or other electronic means of a copy of an original signed contract in a portable document format. The term “electronically signed contract” means a contract that is executed by applying an electronic signature using technology approved by the COUNTY.
/ /
/ /
/ /
/ /
/ /
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DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 Monte Sereno CA
Monte Sereno
18041 Saratoga Los Gatos Rd
95030
City Manager
DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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IN WITNESS WHEREOF, the parties have executed this AGREEMENT FOR COUNTYWIDE HOUSEHOLD HAZARDOUS WASTE COLLECTION PROGRAM on the dates as stated below:

Date: COUNTY OF SANTA CLARA

JAMES R. WILLIAMS
County Executive
Date: “CITY”

CITY/TOWN OF
Title
A municipal corporation
APPROVED AS TO FORM AND LEGALITY:

WILLIE NGUYEN
Deputy County Counsel
Attachments:

A Projected Fiscal Years 2025, 2026, and 2027 AB939 HHW Fee Funding Allocation by Jurisdiction
B Estimated HHW Program Fixed Costs for Fiscal Years 2025, 2026, and 2027 C HHW Schedule of Collection Events for Fiscal Year 2025 D Household Hazardous Waste Emergency Collection Plan
E Exhibit-E Insurance Requirements for Environmental Services Contracts DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 City Manager
5/8/2024
Monte Sereno
DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74 6/28/2024

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ATTACHMENT A: PROJECTED FISCAL YEARS 2025-2027 ANNUAL HHW FEE

FUNDING ALLOCATION BY JURISDICTION
DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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ATTACHMENT B: ESTIMATED ANNUAL HHW PROGRAM FIXED COSTS FOR FISCAL YEARS 2025, 2026, AND 2027
DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

Agreement for Countywide Household
Hazardous Waste Collection Program Page 17 of 27
ATTACHMENT C: HHW SCHEDULE OF PERMANENT & TEMPORARY
COLLECTION EVENTS FOR FISCAL YEAR 2025-2027*
DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

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Hazardous Waste Collection Program Page 18 of 27
ATTACHMENT C: HHW SCHEDULE OF PERMANENT & TEMPORARY
COLLECTION EVENTS FOR FISCAL YEAR 2025-2027* (Continued) *SUBJECT TO CHANGE
2025/Month Day Date Location Type of Event County Holidays/ Notes January Wed 1 No Event No Event NEW YEAR'S
Thurs,Fri, Sat 2,3,4 San Martin Permanent
Thurs,Fri,Sat 2,3,4 San Jose Permanent
Thurs,Fri 9,10 San Jose Permanent
Saturday 11 Sunnyvale Temporary TBD
Thurs,Fri,Sat 16,17,18 San Jose Permanent
Thurs,Fri 23,24 San Jose Permanent
Saturday 25 Santa Clara Temporary TBD
Thurs,Fri 30,31 San Jose Permanent
February Sat 1 San Jose Permanent
Thurs,Fri, Sat 6,7,8 San Martin Permanent
Thurs,Fri,Sat 6,7,8 San Jose Permanent
Thurs,Fri,Sat 13,14,15 San Jose Permanent
Thurs,Fri,Sat 20,21,22 San Jose Permanent
Thurs,Fri 27,28 San Jose Permanent
March Sat 1 San Jose Permanent
Thurs,Fri, Sat 6,7,8 San Martin Permanent
Thurs,Fri,Sat 6,7,8 San Jose Permanent
Thurs,Fri,Sat 13,14,15 San Jose Permanent
Thurs,Fri,Sat 20,21,22 San Jose Permanent
Thurs,Fri,Sat 27,28,29 San Jose Permanent
April Thurs,Fri,Sat 3,4,5 San Jose Permanent
Thurs,Fri, Sat 3,4,5 San Martin Permanent
Thurs,Fri 10,11 San Jose Permanent
Saturday 12 Los Altos Temporary TBD
Thurs,Fri 17,18 San Jose Permanent
Saturday 19 Sunnyvale Temporary TBD
Thurs,Fri 24,25 San Jose Permanent
Saturday 26 Santa Clara Temporary TBD
May Thurs,Fri,Sat 1,2,3 San Jose Permanent
Thurs,Fri, Sat 1,2,3 San Martin Permanent
Thurs,Fri,Sat 8,9,10 San Jose Permanent
Thurs,Fri,Sat 15,16,17 San Jose Permanent
Thurs,Fri 22,23 San Jose Permanent
Saturday 24 No Event No Event MEMORIAL DAY WEEKEND
Thurs,Fri,Sat 29,30,31 San Jose Permanent
June Thurs,Fri, Sat 5,6,7 San Martin Permanent
Thurs,Fri,Sat 5,6,7 San Jose Permanent
Thurs,Fri 12,13 San Jose Permanent
Saturday 14 Milpitas Temporary TBD
Thurs, Fri,Sat 19,20,21 San Jose Permanent
Thurs,Fri,Sat 26,27,28 San Jose Permanent
DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

Agreement for Countywide Household
Hazardous Waste Collection Program Page 19 of 27
ATTACHMENT D:

COUNTY HOUSEHOLD HAZARDOUS WASTE

EMERGENCY COLLECTION PLAN

1. PURPOSE
The purpose of the Household Hazardous Waste Emergency Collection Plan is to minimize potential public health and safety impacts, as well as to minimize costs and confusion during an emergency or disaster. This Attachment describes the services the County can provide and the responsibilities of each party for the collection of household hazardous wastes (HHW) in response to an emergency as defined by the local jurisdiction.

Jurisdictions should contact local emergency agencies, the Governor's Office of Emergency Services (OES), and California Department of Toxic Substances Control (DTSC) for more specific information on hazardous materials emergency response.

2. Timing of HHW
While it is important to have special collection opportunities for disaster-related HHW as soon as possible to avoid illegal disposal or harm to people and/or the environment, having an event or service too soon after a disaster may result in low participation. Sufficient public notification, assessment and monitoring of the disaster and cleanup process by the designated City HHW Coordinator(s) is essential.

3. Public Information/Notification:

Cities should be prepared to provide the public with information related to the problems associated with HHW along with information about special collection events and services. Upon the decision to hold an emergency collection event, it is the City’s responsibility to prepare and deliver the necessary public outreach to notify the public of an upcoming event. A City’s public outreach program should evaluate all forms of media including: newspaper ads, posters, flyers, press releases, banners, door-to-door notices, roadside signs, signs on dumpsters, radio public service announcements, social media outlets and television public access stations. Be aware of communities where multiple language outreach efforts will be necessary.

4. State HHW Collection Permits
DTSC is responsible for issuing the necessary state permits for HHW collection facilities. During an emergency, the County will obtain the necessary emergency permit for special collection of household hazardous waste from DTSC through their expedited approval process.

5. Collection Events
Temporary collection events can be set-up at various sites including parking lots, city maintenance yards, within neighborhoods needing service, and at landfills or a centralized DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

Agreement for Countywide Household
Hazardous Waste Collection Program Page 20 of 27
location to service larger segments of the population. Waste collected will be transported with a transportation vehicle provided by the HHW Program. In addition, events can be scheduled at the two existing Countywide Household Hazardous Waste Collection Facilities (CoHHWCF).

The following options are available to each participating City.

• Neighborhood Drop-off Events: The County is able to provide localized service to specific areas in need of household hazardous waste collection services. The County will work with City Solid Waste Coordinators to conduct coordinated efforts to residents in the affected area. After a specific event, waste will be transported by County staff or a hazardous waste contractor to an appropriate facility.

• Mobile HHW Event: The County conducts Household Hazardous Waste Collection Event (Events) at various sites located in Santa Clara County throughout the year. Events will be expanded to give priority to disaster victims when requested by the City. The County shall obtain all necessary permits and licenses required for the events and shall provide and/or contract for the services of properly trained personnel and hazardous waste haulers. The County shall also provide or secure suitable equipment and supplies to properly receive, package, label, haul, recycle and dispose of the household hazardous wastes collected at events.

• CoHHWCF: The County operates two permitted HHW collection facilities for the collection and storage of HHW. The County shall provide or contract for services, equipment, and supplies to properly receive, package, label, haul, recycle and dispose of wastes collected at the CoHHWCF.

The CoHHWCF are located at:

San Martin, 13055 Murphy Ave, San Martin, CA 95046
San Jose, 1608 Las Plumas, San Jose, CA 95133

6. Costs, Documentation, and Reimbursements

Cities will be billed on a cost recovery basis. Costs of emergency events will be tracked and billed separately. Emergency funding applications pending from the State or Federal government for reimbursements in no way relieves the City of responsibility to make timely payment to the County in accordance with the terms of the AGENCY AGREEMENT FOR COUNTYWIDE HOUSEHOLD HAZARDOUS WASTE COLLECTION PROGRAM.

The County agrees to provide the City with a detailed accounting of services provided for an emergency collection. Documentation will track the time and materials of staff, outside contractor expenses, and quantities and types of waste collected to demonstrate that the wastes were generated above and beyond existing collection programs.

Services to businesses will be provided on a cost recovery basis and according to Section 12 of the

AGENCY AGREEMENT FOR COUNTYWIDE HOUSEHOLD HAZARDOUS WASTE COLLECTION PROGRAM, which includes program administration, on-site collection, transportation, and disposal costs. The County will assume responsibility for collecting fees from participating businesses.

DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

Agreement for Countywide Household
Hazardous Waste Collection Program Page 21 of 27

7. State and Federal Assistance and Funds

It is the City’s responsibility to pursue reimbursement from State or Federal agencies.

California Governor’s Office of Emergency Services (Cal OES)

Cal OES is responsible for requesting assistance on behalf of local jurisdictions for resources beyond the capability of the jurisdiction. State assistance may include assistance available from State, Federal, or private sources. If a local jurisdiction is declared a state disaster area, and the local jurisdiction deems that the needs of the disaster response are beyond its capabilities, then the local jurisdiction can request assistance and reimbursement of costs from Cal OES.

Follow Standardized Emergency Management System (SEMS)
All requests and emergency responses must be in accordance with the SEMS. DTSC may have funding available for hazardous waste response and collection.

Federal Assistance
If a state disaster area is declared a federal disaster, then federal funding assistance may be available through the Cal OES. Funding and assistance may be available from Federal agencies such as FEMA and the USEPA.

Damage estimates: The city should provide to the Cal OES estimates of damages and a "scope of work requested." It is recommended that the local HHW coordinator meet ahead of time with local emergency agencies or Cal OES contacts regarding the proper procedures and wording of requests for assistance.

Funding Process: The funding process may vary depending on the unique circumstances of the disaster. The process can either be the traditional FEMA reimbursement process, or by direct assistance from USEPA.

REFERENCES

California Integrated Waste Management Board, Integrated Waste Management Disaster Plan:

Guidance for local government on disaster debris management, January 1997.

Emergency Planning Contacts and Personnel
Primary County Contact: County of Santa Clara
Consumer and Environmental Protection Agency
Household Hazardous Waste Program
ATTN: Hazardous Materials Program Manager
(408)-918-1967

For Non-Emergency after-hours, contact County Communications at: (408) 977-3220 DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

Agreement for Countywide Household
Hazardous Waste Collection Program Page 22 of 27
Responsibility: Coordinate and establish proper collection and disposal methods for household hazardous waste. Assess the need for HHW and VSQG services in consultation with the City and other operations.

Cal OES Public Safety Communications Main Office
601 Sequoia Pacific Boulevard
Sacramento, CA 95811
(916) 894-5209
Cal OES
3650 Schriever Avenue
Mather, CA 95655-4203
(916) 845-8510
CHEMTREC Emergency number, (800) 424-9300
Non‑emergency (800) 262-8200
Chemtrec is a public service established by the Chemical Manufacturers Association. The Center was developed as a resource for obtaining immediate emergency response information to mitigate accidental chemical releases, and as a means for emergency responders to obtain technical assistance from chemical industry product safety specialists, emergency response coordinators, toxicologists, physicians, and other industry experts to safely mitigate incidents involving chemicals.

DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

ATTACHMENT E
Agreement for Countywide Household
Hazardous Waste Collection Program Page 23 of 27

EXHIBIT E

INSURANCE REQUIREMENTS FOR

ENVIRONMENTAL SERVICES

CONTRACTS
(Hazardous Waste Disposal, Remediation Services, Environmental Consulting, etc.) Indemnity
The Contractor shall indemnify, defend, and hold harmless the County of Santa Clara (hereinafter "County"), its officers, agents and employees from any third party claim, liability, loss, injury or damage to the extent arising out of, or in connection with, performance of this AGREEMENT by Contractor and/or its agents or employees, excepting only loss, injury or damage caused by the sole negligence or willful misconduct of personnel employed by the County. It is the intent of the parties to this AGREEMENT to provide the broadest possible coverage for the County. The Contractor shall reimburse the County for all costs, attorneys' fees, expenses and liabilities incurred with respect to any litigation in which the Contractor contests its obligation to indemnify, defend and/or hold harmless the County under this AGREEMENT and does not prevail in that contest.

Insurance
Without limiting the Contractor's indemnification of the County, the Contractor shall provide and maintain at its own expense, during the term of this AGREEMENT, or as may be further required herein, the following insurance coverages and provisions:

A. Evidence of Coverage
Prior to commencement of this AGREEMENT, the Contractor shall provide a Certificate of Insurance certifying that coverage as required herein has been obtained. Individual endorsements executed by the insurance carrier shall accompany the certificate.

This verification of coverage shall be sent to the requesting County department, unless otherwise directed. The Contractor shall not receive a Notice to Proceed with the work under the AGREEMENT until it has obtained all insurance required and such insurance has been approved by the County. This approval of insurance shall neither relieve nor decrease the liability of the Contractor.

B. Qualifying Insurers
All coverages, except surety, shall be issued by companies which hold a current policy holder's alphabetic and financial size category rating of not less than A- V, according to the current Best's Key Rating Guide or a company of equal financial stability that is approved by the County's Insurance Manager.

DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

ATTACHMENT E
Agreement for Countywide Household
Hazardous Waste Collection Program Page 24 of 27
Exhibit E (Continued)
C. Notice of Cancellation
Should any of the requested policies be cancelled before the expiration date, notice will be provided in accordance with policy provisions.

D. Insurance Required

1. Commercial General Liability Insurance - for bodily injury (including death) and property damage which provides limits as follows:
a. Each occurrence - $1,000,000
b. General aggregate - $2,000,000
c. Products/Completed Operations aggregate - $2,000,000 d. Personal Injury - $1,000,000

2. General liability coverage shall include:
a. Premises and Operations
b. Products/Completed
c. Personal Injury liability
d. Severability of interest

3. General liability coverage shall include the following endorsement, a copy of which shall be provided to the County:

Additional Insured Endorsement, (Commercial General Liability Additional Insured provided pursuant to Additional Insured Endorsement #1), which shall read:
“County of Santa Clara, and members of the Board of
Supervisors of the County of Santa Clara, and the officers, agents, and employees of the County of Santa Clara,
individually and collectively, as additional insureds provided pursuant to Additional Insured Endorsement Form #1.”
Insurance afforded by the additional insured endorsement shall apply as primary insurance, and other insurance maintained by the County of Santa Clara, its officers, agents, and employees shall be excess only and not contributing with insurance provided DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

Agreement for Countywide Household
Hazardous Waste Collection Program Page 25 of 27
Exhibit E (Continued)
under this policy. Public Entities may also be added to the Additional Insured Endorsement Form #1 as applicable by way of insurance addendum, and the contractor shall be notified by the contracting department of these requirements.

4. Automobile Liability Insurance
For bodily injury (including death) and property damage which provides total limits of not less than one million dollars ($1,000,000) combined single limit per occurrence applicable to all owned, non-owned and hired vehicles. Coverage shall include Environmental Impairment Liability Endorsement MCS90 for contracts requiring the transportation of hazardous materials/wastes.

5. Workers' Compensation and Employer's Liability Insurance a. Statutory California Workers' Compensation coverage including broad form all-states coverage.
b. Employer's Liability coverage for not less than one million dollars ($1,000,000) per occurrence.

6. Contractors Pollution Liability Insurance
Coverage shall provide a minimum of not less than five million dollars ($5,000,000) per occurrence and aggregate for bodily injury, personal injury, property damage and cleanup costs both on and offsite.

7. Professional Errors and Omissions Liability Insurance (required for contractors providing professional services, such as through a professional engineer, registered geologist, etc.)
a. Coverage shall be in an amount of not less than one million dollars ($1,000,000) per claim/aggregate.
b. If coverage contains a deductible or self-retention, it shall be reviewed and approved by the County’s Insurance Manager prior to contract execution.
c. Coverage as required herein shall be maintained for a minimum of two years following termination or completion of this AGREEMENT.

DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

ATTACHMENT E
Agreement for Countywide Household
Hazardous Waste Collection Program Page 26 of 27
Exhibit E (Continued)

8. Claims Made Coverage
If coverage is written on a claims made basis, the Certificate of Insurance shall clearly state so. In addition to coverage requirements above, such policy shall provide that:
a. Policy retroactive date coincides with or precedes the Consultant's start of work (including subsequent policies purchased as renewals or replacements).
b. Policy allows for reporting of circumstances or incidents that might give rise to future claims. If coverage terminated Run-Off (Tail) coverage will be purchased for three (3) years following termination.

E. Special Provisions
The following provisions shall apply to this AGREEMENT:

1. The foregoing requirements as to the types and limits of insurance coverage to be maintained by the Contractor and any approval of said insurance by the County or its insurance consultant(s) are not intended to and shall not in any manner limit or qualify the liabilities and obligations otherwise assumed by the Contractor pursuant to this AGREEMENT, including but not limited to the provisions concerning indemnification.

2. The County acknowledges that some insurance requirements contained in this AGREEMENT may be fulfilled by self-insurance on the part of the Contractor. However, this shall not in any way limit liabilities assumed by the Contractor under this AGREEMENT. Any self-insurance shall be approved in writing by the County upon satisfactory evidence of financial capacity. Contractors obligation hereunder may be satisfied in whole or in part by adequately funded self-insurance programs or self-insurance retentions.

3. Should any of the work under this AGREEMENT be sublet, the Contractor shall require each of its subcontractors of any tier to carry the aforementioned coverages.

4. The County reserves the right to withhold payments to the Contractor in the event of material noncompliance with the insurance requirements outlined above.

DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

ATTACHMENT E
Agreement for Countywide Household
Hazardous Waste Collection Program Page 27 of 27
Exhibit E (Continued)
F. Fidelity Bonds (Required only if contractor will be receiving advanced funds or payments)
Before receiving compensation under this AGREEMENT, Contractor will furnish County with evidence that all officials, employees, and agents handling or having access to funds received or disbursed under this AGREEMENT, or authorized to sign or countersign checks, are covered by a BLANKET FIDELITY BOND in an amount of AT LEAST fifteen percent (15%) of the maximum financial obligation of the County cited herein. If such bond is canceled or reduced, Contractor will notify County immediately, and County may withhold further payment to Contractor until proper coverage has been obtained. Failure to give such notice may be cause for termination of this AGREEMENT, at the option of County.

DocuSign Envelope ID: F23DBD13-5EF4-4CA8-9912-0EE9F60480E2 DocuSign Envelope ID: ADF40C33-C091-4735-AAAF-E49285323A74

First Amendment to Agreement for Countywide Page 1 of 4 Household Hazardous Waste Collection Program

FIRST AMENDMENT TO THE AGREEMENT FOR COUNTYWIDE HOUSEHOLD

HAZARDOUS WASTE COLLECTION PROGRAM
The Agreement for Countywide Household Hazardous Waste Collection Program (AGREEMENT) by and between the City of Monte Sereno (CITY) and the County of Santa Clara (COUNTY) previously entered into on June 28, 2024, is hereby amended as set forth below.

The COUNTY and the CITY agree that:

1. Section 16. ADDITIONAL SERVICES UNDER THIS AGREEMENT is amended in full to read:

16. ADDITIONAL SERVICES UNDER THIS AGREEMENT
CITY must augment funding provided under this Agreement to cover the cost of a minimum participation level of 4% of CITY households; CITY may also elect to augment funding to provide additional services to increase CITY participation beyond the 4% minimum participation level.

Additional services shall be made available upon written agreement between the CITY’s authorized representative and the County Executive Officer or designee. Additional services may include, but are not limited to, additional appointments (charged at the Variable Cost Per Car rate), door-to-door HHW collection, used oil filter collection, universal waste collection, electronic waste collection, and abandoned waste collection.

CITY agrees to augment up to an additional $17,334 to the Countywide HHW Program during Fiscal Year 2025 for the purpose of attaining or increasing CITY household participation above the 4% minimum participation level at the scheduled collection dates listed in Attachment C, attached hereto and incorporated herein. Augmentation will be calculated, where applicable, at the Variable Cost Per Car rate. Other services will be charged based on a cost recovery basis. CITY authorizes the COUNTY to use CITY’S Available Discretionary Funding portion of the AB939 HHW Fee, if available, to offset the above agreed additional augmentation amount.

CITY agrees to augment up to an additional $___________ to the Countywide HHW Program during Fiscal Year 2026 for the purpose of attaining or increasing CITY household participation above the 4% minimum participation level at the scheduled collection dates listed in Attachment C-1, attached hereto and incorporated herein. Augmentation will be calculated, where applicable, at the Variable Cost Per Car rate.

Other services will be charged based on a cost recovery basis. CITY authorizes the COUNTY to use CITY’S Available Discretionary Funding Docusign Envelope ID: 31E50A90-8202-4AD3-AE1E-936E69AEA42F 17,334
Docusign Envelope ID: 8813A53C-5462-418B-AC55-84E12DFBB0E3

First Amendment to Agreement for Countywide Page 2 of 4 Household Hazardous Waste Collection Program
portion of the AB939 HHW Fee, if available, to offset the above agreed additional augmentation amount.

CITY agrees to make an interim payment to COUNTY amounting to 50 percent of the augmentation amount stated above for each fiscal year.

This interim payment shall be made no later than September 30th of each fiscal year. The remaining balance of any outstanding cost shall be reconciled and paid or refunded in accordance with the terms outlined in the annual cost statement.

At the end of each fiscal year, a final annual cost statement shall be prepared by COUNTY and issued to CITY by November 30th. The annual cost statement will take into consideration costs incurred on behalf of CITY for additional services and all payments made by CITY to COUNTY. If any balance is owed to COUNTY, it will be due within 30 days following receipt of the annual cost statement. If any credit is owed to CITY, COUNTY will refund that amount to CITY within 30 days following delivery of the annual cost statement.

2. Section 17. INFORMATION AND APPOINTMENT LINE is amended in full to read:

17. INFORMATION AND APPOINTMENT LINE
COUNTY will operate a telephone information and appointment desk Monday through Friday, from the hours of 8:30 a.m. to 4:30 p.m, except for COUNTY-recognized holidays The information service will register residents for the Temporary HHW Events and the collections at CoHHWCF. The information service will provide information about hazardous household materials. CITY will be notified immediately if resident participation approaches a level of service that may not be supported by available funding.

3. Attachment C-1 “HHW Schedule Of Collection Events for Fiscal Year 2025/2026” attached hereto and incorporated herein by this reference is hereby added to the AGREEMENT.

Except as provided herein, all terms and conditions of the AGREEMENT shall remain in full force and effect.

IN WITNESS WHEREOF, COUNTY and CITY, through their duly authorized representatives, have entered into this First Amendment to the AGREEMENT on the last date shown below:

Docusign Envelope ID: 31E50A90-8202-4AD3-AE1E-936E69AEA42F Docusign Envelope ID: 8813A53C-5462-418B-AC55-84E12DFBB0E3

First Amendment to Agreement for Countywide Page 3 of 4 Household Hazardous Waste Collection Program

COUNTY OF SANTA CLARA CITY OF MONTE SERENO
Signature: Signature:

James R. Williams Name:_____________________
County Executive Title:

Date: Date:

APPROVED AS TO FORM AND LEGALITY
Willie Nguyen
Deputy County Counsel
Date:

Docusign Envelope ID: 31E50A90-8202-4AD3-AE1E-936E69AEA42F 5/7/2025
Diana Perkins
Interim City Manager
Docusign Envelope ID: 8813A53C-5462-418B-AC55-84E12DFBB0E3 6/13/2025
6/13/2025

First Amendment to Agreement for Countywide Page 4 of 4 Household Hazardous Waste Collection Program
ATTACHMENT C-1: HHW SCHEDULE OF COLLECTION EVENTS FOR
FISCAL YEAR 2025/2026*
Docusign Envelope ID: 31E50A90-8202-4AD3-AE1E-936E69AEA42F Docusign Envelope ID: 8813A53C-5462-418B-AC55-84E12DFBB0E3

Second Amendment to Agreement for Countywide Page 1 of 4 Household Hazardous Waste Collection Program

SECOND AMENDMENT TO THE AGREEMENT FOR COUNTYWIDE

HOUSEHOLD HAZARDOUS WASTE COLLECTION PROGRAM
The Agreement for Countywide Household Hazardous Waste Collection Program (AGREEMENT) by and between the City of Monte Sereno (CITY) and the County of Santa Clara (COUNTY) previously entered into on June 28, 2024, and as subsequently amended, is hereby further amended as set forth below.

The COUNTY and the CITY agree that:

1. Section 3. FIXED PROGRAM COST is amended in full to read:

3. FIXED PROGRAM COST
Estimated HHW Fixed Program Costs are projected in Attachment B-1, attached hereto and incorporated herein. Fixed Program Costs are allocated to CITY at the conclusion of each fiscal year based on CITY’s proportional share of the County population and will not exceed $5.07 per household for Fiscal Years 2025 and 2026. Fixed Program Cost will not exceed $5.19 per household for Fiscal Year 2027. Fixed Program Costs may include, but are not limited to, up to eleven (11) County HHW Program staff members, facility lease costs, vehicle lease costs, office rent, office supplies, county administrative overhead, county legal counsel, training costs, equipment and facility maintenance and union negotiated salary and benefit changes.

2. Section 6. VARIABLE COST PER CAR is amended in full to read:

6. VARIABLE COST PER CAR
The Variable Cost Per Car is the cost associated with actual labor, waste disposal, transportation and other services provided to the residents at the County Household Hazardous Waste Collection Facilities (CoHHWCF) and at Temporary Events. The Variable Cost Per Car is estimated to be approximately $66.02 per participating resident car for Fiscal Years 2025 and 2026. The Variable Cost Per Car is estimated to be approximately $86.73 per participating resident car for Fiscal Year 2027. The estimated cost per car will be adjusted to reflect actual service costs. After Fixed Program Costs and San José Facility Use Surcharge are allocated on a per household basis, the Variable Cost Per Car will be used to calculate the costs to service 4% of households across all participating jurisdictions.

If the level of 4% of households is not reached in the CITY, the CoHHW Program may use the remaining balance of funds, in cooperation with the CITY, to increase public outreach and/or provide additional services in that jurisdiction the following year.

Second Amendment to Agreement for Countywide Page 2 of 4 Household Hazardous Waste Collection Program

3. Section 16. ADDITIONAL SERVICES UNDER THIS AGREEMENT is amended in full to read:

16. ADDITIONAL SERVICES UNDER THIS AGREEMENT
CITY must augment funding provided under this Agreement to cover the cost of a minimum participation level of 4% of CITY households; CITY may also elect to augment funding to provide additional services to increase CITY participation beyond the 4% minimum participation level.

Additional services shall be made available upon written agreement between the CITY’s authorized representative and the County Executive Officer or designee. Additional services may include, but are not limited to, additional appointments (charged at the Variable Cost Per Car rate), door-to-door HHW collection, used oil filter collection, universal waste collection, electronic waste collection, and abandoned waste collection.

CITY agrees to augment up to an additional $17,334 to the Countywide HHW Program during Fiscal Year 2025 for the purpose of attaining or increasing CITY household participation above the 4% minimum participation level at the scheduled collection dates listed in Attachment C, attached hereto and incorporated herein. Augmentation will be calculated, where applicable, at the Variable Cost Per Car rate. Other services will be charged based on a cost recovery basis. CITY authorizes the COUNTY to use CITY’S Available Discretionary Funding portion of the AB939 HHW Fee, if available, to offset the above agreed additional augmentation amount.

CITY agrees to augment up to an additional $17,334 to the Countywide HHW Program during Fiscal Year 2026 for the purpose of attaining or increasing CITY household participation above the 4% minimum participation level at the scheduled collection dates listed in Attachment C1, attached hereto and incorporated herein. Augmentation will be calculated, where applicable, at the Variable Cost Per Car rate. Other services will be charged based on a cost recovery basis. CITY authorizes the COUNTY to use CITY’S Available Discretionary Funding portion of the AB939 HHW Fee, if available, to offset the above agreed additional augmentation amount.

CITY agrees to augment up to an additional $___________ to the Countywide HHW Program during Fiscal Year 2027 for the purpose of attaining or increasing CITY household participation above the 4% minimum participation level at the scheduled collection dates listed in Attachment C-2, attached hereto and incorporated herein. Augmentation will be calculated, where applicable, at the Variable Cost Per Car rate.

Other services will be charged based on a cost recovery basis. CITY authorizes the COUNTY to use CITY’S Available Discretionary Funding portion of the AB939 HHW Fee, if available, to offset the above agreed additional augmentation amount.

Second Amendment to Agreement for Countywide Page 3 of 4 Household Hazardous Waste Collection Program
CITY agrees to make an interim payment to COUNTY amounting to 50 percent of the augmentation amount stated above for each fiscal year.

This interim payment shall be made no later than September 30th of each fiscal year. The remaining balance of any outstanding cost shall be reconciled and paid or refunded in accordance with the terms outlined in the annual cost statement.

At the end of each fiscal year, a final annual cost statement shall be prepared by COUNTY and issued to CITY by November 30th. The annual cost statement will take into consideration costs incurred on behalf of CITY for additional services and all payments made by CITY to COUNTY. If any balance is owed to COUNTY, it will be due within 30 days following receipt of the annual cost statement. If any credit is owed to CITY, COUNTY will refund that amount to CITY within 30 days following delivery of the annual cost statement.

4. Attachment C-2 “HHW Schedule Of Collection Events for Fiscal Year 2026/2027” attached hereto and incorporated herein by this reference is hereby added to the AGREEMENT.

Except as provided herein, all terms and conditions of the AGREEMENT shall remain in full force and effect.

IN WITNESS WHEREOF, COUNTY and CITY, through their duly authorized representatives, have entered into this Second Amendment to the AGREEMENT on the last date shown below:

COUNTY OF SANTA CLARA CITY OF MONTE SERENO
Signature: Signature:

James R. Williams Name:_____________________
County Executive Title:

Date: Date:

APPROVED AS TO FORM AND LEGALITY
Willie Nguyen
Deputy County Counsel
Date:

Second Amendment to Agreement for Countywide Page 4 of 4 Household Hazardous Waste Collection Program
ATTACHMENT C-2: HHW SCHEDULE OF COLLECTION EVENTS FOR
FISCAL YEAR 2026/2027*

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*Schedule subject to change*
KEY:

Las Plumas Permanent 102
LP & SM Permanent 34 136 Total Permanent Events
Temporary Event 10 146 Total Events
Holiday 11
April '27 May '27 June '27
July '26 August '26 September '26
October '26 November '26 December '26
HHW Schedule of Collection Events for Fiscal Year 2026/2027 January '27 February '27 March '27
2026-2027

STAFF REPORT
Meeting: City Council - May 05 2026
Agenda Heading: PUBLIC HEARINGS
Staff Contact: Diana Perkins, City Manager
Department: City Manager
Title: Application 2026-3001 for a Variance for a detached Accessory Dwelling Unit (ADU) in the front yard that is 992 square feet in floor area where a maximum of 800 square feet in floor area is allowed at 15391 Winchester Boulevard. (CEQA: Exempt, Guidelines sections 15302, 15303) Recommendation(s):

The Site and Architectural Commission recommended that the City Council approve the Variance application.

Staff recommends that the City Council deny the Variance for a detached front yard ADU of over 800 square feet in floor area.

Background Information:

The property owner is proposing an addition to an existing detached Accessory Dwelling Unit (ADU) which would increase the floor area of the structure from 616 square feet to 992 square feet. The Monte Sereno Municipal Code section 10.06.140.A.9.a allows a detached ADU in the front yard, however, the maximum floor area for such a structure is limited to 800 square feet.

The Variance application requests exceeding the maximum floor area allowed.

The existing 616 square foot structure was constructed in 1982 as a detached garage. In 2014 a building permit was issued to convert the structure to an ADU.

The Site and Architectural Commission reviewed this application at their March 25, 2026 meeting. The Commission voted to recommend the City Council approve the Variance application with a 2-0-2 vote with Commissioner Connelly absent and Chair Tam recusing.

Analysis:

This application is requesting a Variance to allow a larger detached ADU in the front yard that is permitted by the Municipal Code. The proposal is an addition to the existing 616 square foot detached ADU in the front yard which would result in a total floor area of 992 square feet where 800 square feet is allowed.

A Variance is intended to address practical difficulties of the lot characteristics which result in unnecessary hardships or result in inconsistencies with the general purposes of the zoning district, which may occur through the strict application of standard zoning requirements due to a unique circumstance of the lot.

The applicant has submitted several documents including a justification letter, letter of support from the adjacent property owner, and other documents included in Attachment 2 to this report.

The following table includes the applicant’s hardship and unique site condition justifications along with staff’s comments:

Applicant’s Hardship and
Unique Site Conditions Justification Staff Comments
Flag Lot Geometry: As a flag lot, our property
is "landlocked" behind other parcels. The
legal "front" property line is actually the rear
boundary for our neighbor. Strictly applying
front-setback rules to this interior line creates
an inequitable building envelope compared
to standard lots.

The subject of the Variance application is not
related to the required setbacks. The
proposed setbacks are allowed and a
Variance from the required setbacks is not
needed for the proposal application.

Topographical Impracticability: The land
behind the primary residence features a
steep drop-off. This natural grade makes it
geologically and financially unfeasible to
relocate the ADU further back without
massive structural retaining walls and
environmental disruption.

The rear yard area does have a slope.

However, staff does not believe the slope
renders the area unbuildable, particularly
from a detached ADU that is allowed to be a
maximum of 1,000 square feet. While the
specific slope of the rear yard area was not
provided by the applicant, the average slope
of the overall parcel is about 13.5%
(according to County records), which is not
uncommon in Monte Sereno.

Financial feasibility is not a permitted
justification to support a Variance request.

Mandatory Infrastructure Access: The rear of
the property houses County sewer and storm
drain covers. We are required to maintain a
clear path for large utility trucks to access
these points. Placing the ADU in a "standard"
location would block this essential public
utility access.

The applicant indicates an ADU cannot be
constructed in the rear yard due to access
requirements to the sewer and storm drain.

The rear yard area measures over 10,000
square feet (excluding the area of the
easements) and the lot is 64 feet in width at
the rear yard.

Staff believes there is sufficient area in the
rear yard to construct an ADU of up to 1,000
square feet (which is the maximum allowed
in the zoning district) with a minimum
setback of four feet to the side and rear

Applicant’s Hardship and
Unique Site Conditions Justification Staff Comments
property lines (as allowed by State law).

In order to grant a Variance, the Monte Sereno Municipal Code section 10.10.020 and the California Government Code section 65906 require specific findings to be made. Staff is not able to make the required findings for the Variance and recommends denial of the Variance.

Following are the required findings with the staff comments in italics:
a. Variances from the terms of the zoning ordinances shall be granted only when, because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.

Special circumstances are not applicable to this property as it is of similar configuration and topography as other lots in the vicinity. The lot size, shape, and topography do not deprive the lot of privileges enjoyed by other properties in the vicinity as the detached front yard ADU can be constructed at up to 800 square feet in floor area and if a larger detached ADU is desired, the existing front yard ADU can be demolished and replaced with an ADU in the back yard, which has ample space, up to 1,000 square feet in floor area as allowed for this subject R-1-8 zoning district. There are no special circumstances justifying the additional 192 sq. ft. above the allowable maximum square footage in the front yard setback.
b. Any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated.

The granting of this variance would result in a special privilege for the property not enjoyed by other properties as it would enable this property to have a detached ADU in the front yard which is larger than allowed on other lots in the vicinity. Permitting the additional 192 sq. ft. above the allowable maximum square footage in the front yard setback would result in a special privilege.
c. A variance shall not be granted for a parcel of property which authorizes a use or activity which is not otherwise expressly authorized by the zone regulation governing the parcel of property. The provisions of this section shall not apply to conditional use permits.

The variance does not affect the existing use of the property as a single-family house within a single-family zoning district.

California Environmental Quality Act:

This project is categorically exempt from CEQA per CEQA Guidelines section 15302 – Replacement or Reconstruction (Class 2) and section 15303 – New Construction (Class 3).

None of the exceptions to the use of a categorical exemption, as identified in CEQA Guidelines section 15300.2, applies to this project:
 The project is not located in a sensitive environment such that the project may impact an officially mapped and designated environmental resource of hazardous or critical concern;
 The cumulative effect of successive projects of the same type in the same place, over time, is not likely to be significant, in light of the permitted zoning;  The project does not have a significant environmental impact due to unusual circumstances, in that the project is not unusual in light of the scope of similar permitted projects within the zoning district;
 The project will not damage scenic resources (i.e. trees, historic buildings, or rock outcroppings) within an officially designated state scenic highway;  The project is not located on a listed hazardous waste site; or  The project will not cause substantial adverse change in the significance of a historical resource.

Public Noticing:

A public notice was mailed on March 13, 2026 to property owners and residents within 300 feet of the subject property. A hearing notice was posted at three locations within the City and on the subject property on March 13, 2026. An agenda for this meeting was posted on the City’s webpage on April 30, 2026.

Attachments:

1. Proposed Plans

2. Applicant's Submittal Information

3. Draft Resolution - 2025-3001

4. Applicants Comments and Public Comments Received Prior to the Commission Meeting

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GOVERNING CODES

ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CALIFORNIA CODE OF REGULATIONS, TITLE 24: CALIFORNIA BUILDING STANDARDS CODE:
2022 CALIFORNIA BUILDING CODE (CBC)
2022 CALIFORNIA RESIDENTIAL CODE (CRC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNIA ELECTRIC CODE (CEC),
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA ENERGY CODE (CEC)
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE

MONTE SERENO MUNICIPAL CODE

1. 2.

3. 4.

5. 6.

7. 8.

GENERAL CONDITIONS

ALL WORK AND MATERIALS SHALL MEET OR EXCEED ANY APPLICABLE LOCAL,

STATE, AND FEDERAL CODES SUBCONTRACTORS FIND ANY DISCREPANCIES OR

OMISSIONS FROM THESE DOCUMENTS, OR SHOULD THERE BE ANY DOUBT AS TO THEIR MEANING OR INTENT, HE SHOULD NOTIFY THE [DESIGNER] FOR RESOLUTION PRIOR TO PROCEEDING WITH THE AFFECTED WORK.

WRITTEN DIMENSIONS GOVERN THE CONSTRUCTION. SHOULD ADDITIONAL DIMENSIONING BE REQUIRED, NOTIFY THE [DESIGNER] FOR CLARIFICATION. DO NOT SCALE DRAWINGS.

ANY DIMENSIONS, ROOF PITCHES, GRADES, ETC. RELATED TO EXISTING

CONDITIONS (WHERE APPLICABLE) SHALL BE VERIFIED BY THE CONTRACTOR PRIOR TO CONSTRUCTION. SUBMIT ANY CONSEQUENT CLARIFICATION REQUESTS IN WRITING TO THE [DESIGNER] FOR RESOLUTION PRIOR TO PROCEEDING.

THE CONTRACTOR AND SUBCONTRACTORS SHALL FAMILIARIZE

THEMSELVES WITH THE EXISTING SITE CONDITIONS AND IDENTIFY CONFLICTS BETWEEN THE DOCUMENTS’ EXECUTION REQUIREMENTS AND SITE CONDITIONS.

ALL MATERIAL AND/OR EQUIPMENT SHALLBE HANDLED, STORED AND INSTALLED PER MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS.

VERIFY THE LOCATION OF ALL UTILITY SERVICES AND COORDINATE THEIR

PROTECTION, RELOCATION AND/OR REPLACEMENT, AS REQUIRED BY THE CONTRACT DOCUMENTS. CONFORM TO THE APPLICABLE REQUIREMENTS OF

EACH AFFECTED UTILITY PROVIDER (ELECTRICAL, GAS, BROADBAND CABLE, TELEPHONE).

CONTRACTOR AND SUBCONTRACTORS SHALL AT ALL TIMES KEEP THE PREMISES

FREE FROM EXCESSIVE ACCUMULATION OF WASTE MATERIALS OR RUBBISH

CAUSED BY THEIR OPERATIONS BY THE TIMELY REMOVAL OF DEBRIS BOXES, EMPTYING OF TRASH CANS AND REMOVAL OF DEBRIS PILES. AT THE

COMPLETION OF WORK REMOVE ALL WASTE MATERIALS AND RUBBISH FROM

THE PROJECT SITE AS WELL AS ALL TOOLS, CONSTRUCTION EQUIPMENT MACHINERY, AND SURPLUS MATERIALS.

THE CONTRACTOR SHALL PROVIDE FIRE EXTINGUISHERS IN A QUALITY, QUANTITY

AND LOCATION AS REQUIRED BY LOCAL FIRE DEPARTMENT OR GOVERNMENT FIRE

PROTECTION AGENCIES, (TO BE PROVIDED PRIOR TO OCCUPANCY), OR AS SHOWN ON THE CONSTRUCTION DOCUMENTS.

CALGREEN NOTES:

WATER EFFIENCY AND CONSERVATION
INDOOR WATER USE (CGC 5.303)
A. PLUMBING FIXTURES (WATER CLOSETS AND URINALS) SHALL COMPLY WITH THE FOLLOWING:

1. THE EFFECTIVE FLUSH VOLUME OF ALL WATER CLOSETS SHALL NOT EXCEED 1.28 GAL/FLUSH (CGC 403.1.1)

2. THE EFFECTIVE FLUSH VOLUME OF URINALS SHALL NOT EXCEED 0.5 GAL/FLUSH (CGC 403.1.2)
B. FITTINGS (FAUCENTS AND SHOWERHEADS) HAVE ALL REQUIRED STANDARDS LISTED ON PLANS AND ARE IN ACCORDANCE TO CFC 4.303.1.3 AND CGC 403.1.4 C. AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSCAPING PROVIDED BY THE BUILDER AND INSTALLED AT THE TIME OF FINAL INSPECTION SHALL COMPLY WITH CGC 4.304

ENHANCED DURABILITY AND REDUCED MAINTENANCE
A. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENINGS IN

SOLE/BOTTOM PLATES AT EXTERIOR WALLS SHALL BE RODENT PROOFED BY CLOSING SUCH

OPENINGS WITH CEMENT MORTAR, CONCRETE MASONRY, OR SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY PER CGC 4.406.1
CONSTRUCTION WASTE REDUCTION, DISPOSAL, AND RECYCLING (CGC 5.408) A. A MINIMUM OF 50% OF THE NON-HAZARDOUS CONSTRUCTION AND DEMOLITION WASTE

GENERATED AT THE SITE SHALL BE DIVERTED TO AN OFFSITE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER CGC 4.408
BUILDING MAINTENANCE AND OPERATION (CGC 5.410)
A. AN OPERATION AND MAINTENANCE MANUAL WILL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER PER CGC 4.410.1

ENVIRONMENTAL QUALITY
A. ANY GAS FIREPLACES SHALL BE A DIRECT-VENT SEALED-COMBUSTIBLE TYPE.

B. ANY WOOD STOVE OR PELLET STOVE SHALL COMPLY WITH US EPA PHASE II EMISSION LIMITS PER CGC 4.503.1
POLLUTANT CONTROL (CGC 5.504)
A. AT THE TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE

AND UNTIL FINAL STARTUP OF THE HEATING, COOLING AND VENTILATING EQUIPMENT, ALL

DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENTS OPENINGS SHALL BE COVERED

WITH TAPE, PLASTIC, SHEET METALS, OR OTHER METHODS ACCEPTABLE TO THE

ENFORCING AGENCY TO REDUCE THE AMOUNT OF WATER, DUST,OR DEBRIS, WHICH MAY ENTER THE SYSTEM PER CGC 4.504.1.

B. PAINTS AND COATINGS SHALL COMPLY WITH VOC LIMITS PER CGC 4.504.2.2.

C. AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT-WEIGHTED MIR LIMITS FOR ROC AND OTHER REQUIREMENTS PER CGC 4.504.2.3.

D. DOCUMENTATION WILL BE PROVIDED, AT THE REQUEST OF THE BUILDING DIVISION, TO VERIFY COMPLIANCE WITH VOC FINISH MATERIALS PER CGC 4.504.2.4.

E. CARPET SYSTEM INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE TESTING AND PRODUCT REQUIREMENT PER CGC 4.504.3.

F. WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF THE FLOOR AREA RECEIVING RESILIENT FLOORING WILL COMPLY WITH THE REQUIREMENTS PER CGC 4.504.4.

G. HARDWOOD PLYWOOD, PARTICLEBOARD AND MEDIUM DENSITY FIBERBOARD COMPOSITE

WOOD PRODUCTS USED ON THE INTERIOR AND EXTERIOR OF THE BUILDING SHALL COMPLY WITH THE LOW FORMALDEHYDE EMISSION STANDARDS PER CGC 4.504.5.

INTERIOR MOISTURE CONTROL
A. A CAPILLARY BREAK SHALL BE INSTALLED IF A SLAB ON GRADE FOUNDATION SYSTEM IS USED. THE USE OF A 4" THICK BASE OF 1/2" OR LARGER CLEAN AGGREGATE UNDER A 6 MIL VAPOR RETARDER WITH JOINT LAPPED NOT LESS THAN 6" WILL BE PROVIDED PER CGC

4.505.2 AND CRC 506.2.3
B. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED.

WALL AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. MOISTURE CONTENT SHALL BE CHECKED PRIOR TO FINISH MATERIAL BEING APPLIED PER CGC 4.505.3.

INDOOR AIR QUALITY AND EXHAUST
A. EXHAUST FANS, WHICH ARE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE OUTSIDE THE BUILDING, SHALL BE PROVIDED IN EVERY BATHROOM PER CGC 4.506.1.

ENVIRONMENTAL COMFORT (CGC 5.507)
A. HEATING AND AIR-CONDITIONING SYSTEM SHALL BE SIZED, DESIGNED AND HAVE THEIR EQUIPMENT SELECTED USING THE FOLLOWING METHODS:

1. HEAT LOSS/HEAT GAIN VALUES IN ACCORDANCE WITH ANSI/ACCA 2 MANUAL J- 2004 OR EQUIVALENT;

2. DUCT SYSTEMS ARE SIZED ACCORDING TO ANSI/ACCA 1, MANUAL D-2009 OR EQUIVALENT;

3. SELECT HEATING AND COOLING EQUIPMENT IN ACCORDANCE WITH ANSI/ACCA 3, MANUAL S-2004 OR EQUIVALENT.

INSTALLER SPECIAL INSPECTOR QUALIFICATION
A. HVAC SYSTEM INSTALLERS SHALL BE TRAINED AND CERTIFIED IN THE PROPER

INSTALLATION OF HVAC SYSTEMS AND EQUIPMENT BY A RECOGNIZED TRAINING OR CERTIFICATION PROGRAM PER CGC 702.1.

ELECTRICAL NOTES:

1. ALL WIRING SHALL BE COPPER (DCMC 15.20.060).

2. ALL OUTLETS LOCATED LESS THAN 5'-6" ABOVE THE FLOOR SHALL BE TAMPER RESISTANT RECEPTACLES (CEC 406.12).

3. ALL BATHROOM RECEPTACLES TO HAVE A DEDICATED 20-AMP CIRCUIT.

4. ALL NEW OUTLETS IN KITCHEN, BATHROOMS, GARAGE, AND KITCHEN COUNTERTOP SURFACES TO BE GFCI TAMPER RESISTANT PROTECTED RECEPTACLES.

5. TWO 20-AMP BRANCH CIRCUITS TO BE INSTALLED IN KITCHEN FOR SMALL KITCHEN APPLIANCES.

6. AT LEAST ONE GFCI TAMPER RESISTANT PROTECTED RECEPTACLE SHALL BE PLACED FOR EACH 12-INCH OR WIDER WALL COUNTER SPACE, INSTALLED SO THAT NO POINT ALONG THE WALL LINE IS MORE THAN 24 INCHES FROM A RECEPTACLE, EDGE OF SINK OR RANGE, IN THAT SPACE (CEC 210.52 (C) (1) & 210.8 (A) (6)).

7. ALL NEW EXTERIOR OUTLETS TO BE GFCI PROTECTED TAMPER RESISTANT

RECEPTACLES WITH ALL-WEATHER-USE COVER

8. AFCI RECEPTACLE OUTLETS SHALL BE INSTALLED ON ALL (N) WALLS 2 FEET OR GREATER, LOCATED NOT MORE THAN 6'-0" FROM AN OPENING, AND NOT MORE THAN 12'-0" O.C TYP.

9. GFCI TAMPER RESISANT PROTECTED OUTLETS SHALL BE INSTALLED FOR ALL OUTLETS

IN KITCHEN AND BATHROOMS

10. ALL 125-V, 15 AND 20 AMP RECEPTACLE OUTLETS SHALL BE LISTED TAMPER-RESISTANT RECEPTACLES PER CEC 406.11

11. SMOKE AND CARBON MONOXIDE DETECTOR TO BE INSTALLED IN EACH SLEEPING ROOM

AND OUTSIDE THE SLEEPING AREAS IN THE IMMEDIATE VICINITY OF THE BEDROOMS AND

ON EACH ADDITIONAL STORY OF THE DWELLING INCLUDING BASEMENTS AND HABITABLE ATTICS. (CRC R314) ALL SMOKE ALARMS MUST BE HARDWIRED AND INTERCONNECTED.

PLACE 110v NEXT TO ALL SMOKE AND CARBON MONOXIDE DETECTORS

12. ALL INSULATION SHALL BE REMOVED WHERE IN CONTACT WITH KNOB AND TUBE WIRING.

PLUMBING NOTES:

1. PLASTIC PLUMBING PIPE SHALL NOT BE USED FOR DOMESTIC WATER SUPPLY AND/OR SANITARY WASTE SYSTEM WITHIN THE BUILDING.

2. CONTROL VALVES AND SHOWER STALL HEADS SHALL BE LOCATED ON SIDEWALL OF SHOWER COMPARTMENTS.

3. SHOWER AND TUB-SHOWER COMBINATIONS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVES OF THE PRESSURE BALANCE OR THERMOSTATIC MIXING TYPE VALVE.

4. WATER HEATER SHALL BE INSTALLED AT LEAST 18 INCHES ABOVE THE GARAGE FLOOR.

5. WATER HEATER SHALL BE (40 OR 50) GALLONS WITH A FIRST HOUR RATING OF (61/80)

6. PROVIDE A MINIMUM 3" SEDIMENT TRAP FOR THE GAS LINE AT THE WATER HEATER BETWEEN GAS SHUT OFF TO THE WATER HEATER AND THE WATER HEATER.

WATER CONSERVATION NOTES:

1. FOR ALL NEW PLUMBING FIXTURES, NOTE ON PLAN PER 2022 CALGREEN MANDATORY MEASURES FOR PLUMBING FIXTURES:

I. MAX SHOWER HEAD FLOW RATE OF 1.8 GPM
II. MAX WATER CLOSET FLOW RATE OF 1.28 GPF
III. LAVATORY FAUCET FLOW RATE OF 1.2 GPM
IV.KITCHEN FAUCET FLOW RATE OF 1.8 GPM
V. MULTIPLE SHOWER HEAD: COMBINED FLOW RATE <1.8GPM

2. BATHROOM EXHAUST FAN TO BE "ENERGY STAR" COMPLIANT.

3. NEW CLOTHES WASHERS SHALL HAVE A WATER FACTOR EQUAL TO OR LESS THAN 6.0.

4. NEW DISHWASHERS SHALL USE LESS THAN 6.5 GALLONS PER CYCLE, OR BE ENERGY STAR QUALIFIED.

ENERGY NOTES:

1. ALL JOINTS, PENETRATIONS, AND OTHER OPENINGS IN THE BUILDING ENVELOPE THAT ARE POTENTIAL SOURCES OF AIR LEAKAGE SHALL BE CAULK, GASKET, WEATHERSTRIPPED OR OTHERWISE SEALED TO LIMIT INFILTRATION (CEC 110.7).

2. TEMPORARY NFRC LABELS ON NEW WINDOWS AND EXTERIOR DOORS SHALL NOT BE REMOVED UNTIL AFTER FINAL INSPECTION (CEC 110.6(a)).

3. THERMOSTATS SHALL HAVE SETBACK CAPABILITIES (CEC110.2 (c) & 150 (i)).

4. DUCT AND PLENUM SHALL BE SEALED WITH "MASTIC GLUE AND MASTIC PLUS MESH TAPE" (CEC 150.0 (m)).

5. DUCT INSULATION SHALL BE R-6 DUCT INSULATION (CEC 150.0 (m), TABLE 150.1-A).

6. ONE INCH INSULATION TO BE INSTALLED ON FIRST FIVE FEET OF HOT AND COLD WATER PIPES AT THE WATER HEATER. ALL PIPING WITH NOMINAL DIAMTER OF 3/4" OR LARGER, AND ALL HOT WATER PIPES FROM THE HEATING SOURCE TO THE KITCHEN (CEC 150 (j) 2).

7. RECESSED CEILING FIXTURES SHALL BE IC/AT RATED, GASKET OR CAULK, SEE (CEC 150.0 (k) 8, SECTION 6.3.12).

A.

B.

C.

2. 3.

4. 5.

A.

B.

6. 7.

8. 9.

A.

B.

C.

D.

E.

F.

G.

H.

10. A.

B.

C.

11. THERMAL AND MOISTURE PROTECTION
PROVIDE A DRAIN AROUND THE PERIMETER OF FOUNDATION. ALL FOUNDATION DRAINS SHALL COMPLY WITH CRC R405.

DRAIN SHALL EXTEND A MINIMUM OF 12” BEYOND THE OUTSIDE EDGE OF THE FOOTING.

THE TOP OF THE DRAIN SHALL BE MINIMUM 6” ABOVE THE TOP OF THE FOOTING;

THE BOTTOM OF THE DRAIN SHALL NOT BE HIGHER THAN THE BOTTOM OF THE BASE UNDER THE FLOOR.

ALL FLOOR BASE & FOUNDATION PERIMETER DRAINS SHALL DISCHARGE BY GRAVITY OR MECHANICAL MEANS INTO AN APPROVED DRAINAGE SYSTEM. CRC R405.

PROVIDE VAPOR RETARDER (OR WATERPROOFING SYSTEM WHERE HYDROSTATIC PRESSURE MAY OCCUR) UNDER CONCRETE SLABS. CRC R506.2.3

PROVIDE DAMPPROOFING AND WATERPROOFING ON THE BACKSIDE OF ALL OCNCRETE OR MASONRY WALLS, CRC R406.

PARKING:

THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER

VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. PROVIDE MINIMUM 1/8” PER FOOT SLOPE AT GARAGE OR CARPORT FLOOR. CRC R309.1

PARKING SURFACE FOR GARAGE, CARPORT, PARKING DECK AND VEHICLE

RAMPS SHALL BE OF CONCRETE OR SIMILAR NON-COMBUSTIBLE AND NONABSORBENT MATERIALS (MINIMUM 3 ½” OF CONCRETE). CRC R309.2 ALL ROOF COVERINGS INSTALLED ON BUILDINGS SHALL BE CLASS “A” ROOF SYSTEMS. FINISH MATERIALS UNDERLAYMENT, ACCESSORIES AND INSTALLATION SHALL CONFORM TO ALL APPLICABLE SECTIONS OF CRC R905.

INSTALL CEILING/ ROOF , WALL AND FLOOR/ SOFFIT INSULATION IN WOODFRAME ASSEMBLY TO THE MINIMUM R-VALUES AS REQUIRED.

ALL INSULATION AS INSTALLED SHALL MEET INSULATION QUALITY STANDARDS AS DESCRIBED IN CRC R302.10.

FIRE BLOCKS SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS PER R302.11, R602.8, R1003.19, R1001.12:

IN COMBUSTIBLE CONSTRUCTION, FIRE BLOCKING SHALL BE INSTALLED TO

CUT OFF CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL)

AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE.

DOUBLE STUD WALLS.

CONCEALED WALL SPACES: VERTICALLY AT CEILING AND FLOOR LEVELS, HORIZONTALLY AT INTERVALS NOT EXCEEDING 10-FEET.

CONNECTIONS BETWEEN VERTICAL AND HORIZONTAL SPACES SUCH AS SOFFITS, DROP CEILINGS, COVE CEILINGS AND SIMILAR LOCATIONS.

STAIRWAYS: BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF RUN.

CEILING AND FLOOR OPENINGS FOR DUCTS, PIPES, CHASES AND CHIMNEYS.

ARCHITECTURAL TRIM: WITHIN CONCEALED SPACES OF EXTERIOR WALL FINISH AND OTHER EXTERIOR ARCHITECTURAL ELEMENTS.

CONCEALED SLEEPER SPACES: WHERE WOOD SLEEPERS ARE USED ON MASONRY OR CONCRETE FIRE RESISTANCE RATED FLOORS; THE SPACE

BETWEEN THE FLOOR SLAB AND THE UNDERSIDE OF THE WOOD FLOORING

SHALL BE FILLED WITH AN APPROVED MATERIAL TO PREVENT THE PASSAGE OF FLAME AND SMOKE.

FENESTRATION PRODUCTS, EXTERIOR DOORS & INFILTRATION/EXFILTRATION CONTROLS.

DOORS & WINDOWS BETWEEN CONDITIONED & UNCONDITIONED SPACES DESIGNED TO LIMIT AIR LEAKAGE.

FENESTRATION PRODUCTS (EXCEPT FIELD-FABRICATED) HAVE LABEL WITH CERTIFIED U-FACTOR, CERTIFIED SHGC, AND INFILTRATION CERTIFICATION.

EXTERIOR DOORS & WINDOWS WEATHERSTRIPPED; FILL ALL JOINTS & PENETRATIONS WITH SEALANT.

EXTERIOR WALLS SHALL PROVIDE THE BUILDING WITH A WEATHER-RESISTANT EXTERIOR WALL ENVELOPE. CBC 1403.2

1. 2.

3. 4.

5. 6.

A.

B.

C.

7. 8.

9. 10.

11. A.

B.

C.
a.

D.

E.

F.

G.

H.

I.

J.

K.

DOOR AND WINDOW LEGEND AND NOTES

PROVIDE ACCESS DOORS OR HATCH TO EACH SEGMENT OF ENCLOSED AND UNOCCUPIED SPACES OF THE UNDERFLOOR AREA. ALL UNDER-FLOOR SPACES SHALL BE ACCESSIBLE WITH A MINIMUM 18” X 24” CLEAR OPENING IF THROUGH THE FLOOR, 16" X 24" IF THROUGH A PERIMETER WALL. PIPES, DUCTS, AND OTHER

NONSTRUCTURAL CONSTRUCTION SHALL NOT INTERFERE WITH ACCESS TO, OR MOVEMENT WITHIN ANY UNDER-FLOOR AREA. CRC R408.4
PROVIDE ATTIC ACCESS FOR ALL ATTICS LARGER THAN 30 SF HAVING A MINIMUM 30" CLEAR HEIGHT WITHIN. THE ATTIC ACCESS ROUGH-FRAMED OPENING SHALL BE 22" X 30" MINIMUM, WITH 30” MINIMUM CLEAR HEADROOM PROVIDED ABOVE THE ACCESS OPENING. WALL ACCESSES SHALL BE 22" WIDE X 30" HIGH MINIMUM. CRC R807.1.

REQUIRED EXIT DOOR(S) SHALL BE NOT BE LESS THAN 2’-8” CLEAR WIDTH AND 6’-6” CLEAR HEIGHT. CRC R311.2
ONE DOOR PER DWELLING UNIT MUST CONFORM TO CRC EGRESS REQUIREMENTS.

THE REQUIRED EGRESS DOOR THRESHOLD SHALL BE NO HIGHER THAN 1 1/2" MAX.

ABOVE ADJACENT LANDINGS AND FLOORS. THE EXTERIOR LANDING MAY BE 7 3/4"

MAXIMIM BELOW TOP OF THRESHOLD IF THE DOOR DOESN'T SWING OVER THE LANDING. ALL OTHER EXTERIOR DOORS MAY HAVE LANDINGS 7 3/4" MAXIMUM BELOW TOP OF THRESHOLD IF THE DOOR DOESN'T SWING OVER THE LANDING. CRC R311.2, R311.3
ALL EXTERIOR DOORS SHALL HAVE 36" MINIMUM LANDINGS, MEASURED PERPENDICULAR TO WALL PLANE. BALCONIES LESS THAN 60SF AND ACCESSIBLE ONLY FROM THE DOOR ARE EXEMPT FROM THIS REQ'D CRC R311.3 DOOR AT SEPARATION WALL BETWEEN GARAGE AND RESIDENCE SHALL BE SELFCLOSING AND SELF-LATCHING PER CRC R302.5, EITHER:
1-3/8" MINIMUM SOLID CORE WOOD DOOR, OR
1-3/8" SOLID OR HONEYCOMB CORE STEEL DOOR, OR
DOOR WITH 20-MINUTE LABEL

ALL GLASS USED AS A COMPONENT OF A HANDRAIL ASSEMBLY OR A GUARD SHALL COMPLY WITH CRC TABLE R301.5 FOOTNOTE h.

GLAZING MATERIAL FOR SKYLIGHTS SHALL BE TEMPERED GLASS, LAMINATED GLASS, WIRED GLASS OR AN APPROVED RIGID PLASTIC. CRC R308.6
SKYLIGHTS MOUNTED ON ROOF WITH A SLOPE LESS THAN 3:12 SHALL BE MOUNTED ON A 4" MINIMUM HEIGHT CURB UNLESS OTHERWISE EXPLICITLY APPROVED IN THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. CRC R308.6.8
EGRESS WINDOWS FROM BEDROOMS SHALL BE IDENTIFIED. EACH WINDOW SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5.7 SF (5.0 SF IF LOCATED AT GRADE. THE MINIMUM NET CLEAR OPENING HEIGHT SHALL BE 24”, AND THE MINIMUM NET CLEAR OPENING WIDTH SHALL BE 20”. THE NET CLEAR OPENING DIMENSIONS SHALL BE THE RESULT OF NORMAL OPERATION OF THE OPENING. THE HEIGHT OF THEOPENING SHALL NOT GREATER THAN 44” ABOVE FINISHED FLOOR. CRC R310.1.

TEMPERED GLASS IS REQUIRED AT THE FOLLOWING LOCATIONS: CRC R308 GLAZING IN SWINGING DOORS EXCEPT JALOUSIES CBC 2406.3.1.

GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SLIDING AND BI-FOLD DOOR ASSEMBLIES.

GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS, AND SHOWERS.

GLAZING IN ANY PORTION OF A BUILDING WALL ENCLOSING THESE

COMPARTMENTS WHERE THE BOTTOM EXPOSED EDGE OF THE
GLAZING IS LESS THAN 60” ABOVE STANDING SURFACE.

GLAZING IN STORM DOORS.

GLAZING IN UNFRAMED SWINGING DOORS.

GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST EXPOSED EDGE OF THE GLAZING IS WITHIN A 24-INCH

ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE WALKING SURFACE.

GLAZING GREATER THAN 9 SQ. FT. WITH BOTTOM EDGE LESS THAN 18 ” ABOVE THE FLOOR, TOP MORE THAN 36” ABOVE THE FLOOR, AND A WALKING SURFACE WITHIN 36”
GLAZING IN GUARDS AND RAILINGS.

GLAZING IN WALLS AND FENCES ENCLOSING POOLS, HOT TUBS AND SPAS.

GLAZING ADJACENT TO STAIRWAYS, LANDING AND RAMPS WITHIN 36 ” AND WITHIN 60” VERTICALLY OF WALKING SURFACE.

GLAZING WITHIN 60” HORIZONTALLY OF THE BOTTOM TREAD OF A STAIRWAY IN ANY DIRECTION WHEN GLASS IS LESS THAN 60” ABOVE THE TREAD NOSE. 3068
WIDTH (3' - 0")
HEIGHT (6' - 8")

PROJECT INFORMATION

LOT AREA

NUMBER OF FLOOR

CONSTRUCTION TYPE

OCCYPANCY GROUP CLASSIFICATION
ZONING

FEMA FLOOD ZONE DESIGNATION

BUILDING COVERAGE
(E) MAIN HOUSE FLOOR AREA
(E) ADU AREA
(N) ADU AREA

NUMBER OF (N) BEDROOMS OF ADU

NUMBER OF (N) BATHROOMS OF ADU

MAIN HOUSE SPRINKLER SYSTEM

ADU SPINKLER SYSTEM PROPOSED
: 32,400 SQ.FT
: 1
: TYPE VB
: RESIDENTIAL
: R-1-8
: X
: 26.9%
: 2,930 SF
: 616 SF
: 376 SF
: 2
: 2
: NO
: NO

SCOPE OF WORK
•
•
•
•
•
•
•
•
ARCHITECTURE:
(E) ADU OF APPROXIMATELY 616 SF TO BE REMODELED

PER PLAN WITH A (N) ADDITION TO THE EXISTING ADU OF
APPROXIMATELY 376 SF, CREATING A TWO BEDROOMS
AND TWO BATHROOMS ADU OF 992 SF.
(N) STANDING SEAM METAL ROOF COVERINGS FOR THE

ENTIRE ADU
(N) WINDOWS AND SKYLIGHTS PER DESIGN
(N) OUTDOOR DECK PER DESIGN
STRUCTURE:

RE: STRUCTURE PLANS FOR SCOPE OF WORK
MECHANICAL:

MINI SPLIT AC UNITS FOR COOLING AND HEATING
ELECTRICAL:

RELOCATE (E) ELEC. PANEL PER PLAN. ELECTRICAL

REWIRE FOR THE ENTIRE ADU
PLUMBING:
(N) TANK WATER HEATER TO BE INSTALLED
376 SF
(N) ADU ADDITION
616 SF
(E) ADU
Scale
Date
Drawn By
Checked By
JOB

ADDRESS

ARCHITECT

CONTACT
APN

XL ARCHITECTURE
424-666-5054
EMAIL [email protected]

STRUCTURE
EMAIL

BO ZHANG
[email protected]
As indicated
A0.00

COVER SHEET

ADU REMODEL

AND ADDITION
15391 WINCHESTER BLVD, MONTE
SERENO, CA 95030
XL
XL
01/17/2026
15391 WINCHESTER BLVD,
MONTE SERENO, CA 95030
045101160

SHEET INDEX
SHEET

NUMBER SHEET NAME

VARIANCE APPLICATION

GENERAL
A0.00 COVER SHEET ●

ARCHITECTURE
A1.01 EXISTING AND PROPOSED SITE PLAN ●
A2.01 EXISTING AND PROPOSED FLOOR PLAN ●
A5.01 EXISTING AND PROPOSED ELEVATIONS ●
A5.02 EXISTING AND PROPOSED ELEVATIONS ●
1" = 200'-0" 02 PLOT MAP 1" = 200'-0" 01 VINICITY MAP

AREA CALCULATION
(E) ADU 616 SF
TOTAL ADU AREA 992 SF
(N) ADDITION 376 SF
SITE AREA 32,400 SF
LOT COVERAGE (2,930+992+55)/ 32,400 = 12.2%
FAR
1/16" = 1'-0" 03 ADU - AREA PLAN
No. Description Date
(E) MAIN HOUSE 2,930 SF
(2,930+992+55)/ 32,400 = 0.12
COVERED PORCH 55 SF

W W W W W
W
W
W
W
W

SS SS SS

SS SS SS

SS SS SS SS SS SS SS SS SS SS SS
SS
SS
SS

W W W W W W W W W W

SS SS SS SS SS SS SS SS SS SS SS SS

E E E E E E E E E E G G G G G G G G G G

W W W W W
W
W
W
W
W

SS SS SS

SS SS SS

SS SS SS SS SS SS SS SS SS SS SS
SS
SS
SS

W W W W W W W W W W

SS SS SS SS SS SS SS SS SS SS SS SS

E E E E E E E E E E

MAIN HOUSE

ENTRANCE

ADJACENT

BUILDING

PROPERTY LINE

WINCHESTER BLVD

ONE STORY
2,930 SF
28' - 0"
(E) FRONT SETBACK
9' - 0"

SIDE SETBACK
28' - 8" 22' - 0" 19' - 9 3/4"
(E) WATER METER
W
(E) FENCE WALL @ 6FT TALL
SSCO
(E) SEWER

CLEANOUT
(E) MAIN PANEL,

UPGRADE TO
200AMP
15383

ADJACENT

BUILDING
84' - 8"
381' - 7"
575' - 8"
64' - 8"
198' - 7"
20' - 0"
(E) FOREST

BUILDING FOOTPRINT BELOW
3" / 12"
3" / 12"
3" / 12"
(E) LANDSCAPE(N.I.S)
3" / 12" 3" / 12"
(E) SEWER

LATERAL
(E) TWO UNCOVERED

PARKING SPACE
(E) ADU SEWER LATERAL,

CONNECT TO MAIN HOUSE
(E) WATER LATERAL
(E) ADU

ONE STORY
616 SF
(N) ADU ADDITION

ONE STORY
376 SF
(N) OUTDOOR
DECK
(N) ADU

SUBPANEL,
100AMP
(N) ADU GAS LINE
3" / 12"
(E) UNDERGROUND ELECTRIC

CONDUIT
(N)SIDE SETBACK
14' - 2 1/2"
(N) FRONT SETBACK
25' - 0"
(N)SEWER LINE CLEANOUT TO BE
WITHIN 2FT FROM BUILDING

MAIN HOUSE

ONE STORY
2,930 SF
(E)FRONT SETBACK
9' - 0"
28' - 0"
(E) SIDE SETBACK
28' - 8" 22' - 0"
(E) SIDE SETBACK
34' - 0"
(E)ADU

ONE STORY
616 SF

WINCHESTER BLVD
(E) WATER METER
W
84' - 8"
381' - 7"
575' - 8"
64' - 8"
198' - 7"
20' - 0"

ADJACENT

BUILDING
15383

ADJACENT

BUILDING

MAIN HOUSE

ENTRANCE

ONE STORY
2,930 SF
(E) FOREST

BUILDING FOOTPRINT BELOW
3" / 12"
3" / 12" 3" / 12"
SSCO
(E) SEWER

CLEANOUT
(E) SEWER

LATERAL
(E) TWO UNCOVERED

PARKING SPACE
(E) 100AMP MAIN PANEL
(E) ADU SEWER LATERAL,

CONNECT TO MAIN HOUSE
(E) WATER LATERAL

PROPERTY LINE
(E) FENCE WALL @ 6FT TALL
(E) LANDSCAPE(N.I.S)
(E) ADU

SUBPANEL,
100AMP
(E) UNDERGROUND ELECTRIC

CONDUIT
5' - 6"
3' - 0"
11' - 1"
(E) SANITARY SEWER EASEMENT(INSTRUMENT
N0.5305578,BOOK C067, PAGE 114 OF OFFICIAL

RECORDS)
(E) SANITARY SEWER EASEMENT(INSTRUMENT
N0.5305578,BOOK C067, PAGE 112 OF OFFICIAL

RECORDS)
(E) EASEMENT OF COVERED STORM
DRAIN(INSTRUMENT NO. 3685173, OF OFFICIAL

RECORDS)
(E) EASEMENT OF PUBLIC STORM
DRAIN(INSTRUMENT NO. 5254320, BOOK
B948,PAGE 169, OF OFFICIAL RECORDS)
Scale
Date
Drawn By
Checked By
JOB

ADDRESS

ARCHITECT

CONTACT
APN

XL ARCHITECTURE
424-666-5054
EMAIL [email protected]

STRUCTURE
EMAIL

BO ZHANG
[email protected]
3/64" = 1'-0"
A1.01

EXISTING AND

PROPOSED SITE
PLAN

ADU REMODEL

AND ADDITION
15391 WINCHESTER BLVD, MONTE
SERENO, CA 95030
Checker
Author
01/17/2026
15391 WINCHESTER BLVD,
MONTE SERENO, CA 95030
045101160
3/64" = 1'-0" 01 PROPOSED SITE PLAN
3/64" = 1'-0" 02 EXISTING SITE PLAN
No. Description Date

WEST FACADE VIEW - FACING MAINHOUSE ENTRANCE VIEW

BACKYARD DECK VIEW INTERIOR VIEW
REF.

SD
SD
CMD
DW
W/D
REF.

W
A5.02
A5.02
02 A5.01

EXISTINGEASTELEVATION
A5.01
12 EXISTING
SOUTH

ELEVATION
14EXISTING
NORTH

ELEVATION
04EXISTING

WESTELEVATION
01 A5.01

PROPOSEDEASTELEVATION
A5.02
11 PROPOSED
SOUTH

ELEVATION
-
---
-
---
A5.01 03PROPOSED
WESTELEVATION 42' - 3 3/4"
18' - 5 5/8" 14' - 6 1/2"
5' - 0 1/8" 28' - 0"
22' - 0" 20' - 3 3/4"
6' - 6" 14' - 3" 8' - 8"
2' - 3 1/2" 8' - 0" 2' - 3 1/2"
(N) SUB
PANEL,
100AMP
21' - 6" 20' - 9 3/4"
176 SF
BEDROOM 1
21 SF
CL.
76 SF
BATH 1 141 SF
BEDROOM 2
83 SF
BATH 2
194 SF

LIVING ROOM
162 SF

KITCHEN
35 SF

CORRIDOR
6' - 0" 4' - 0" 2' - 1"
13 SF
CL.
4' - 0 1/2" 2' - 6"
4' - 6" 4' - 0"
1' - 0 1/2"
3' - 6" 3' - 11 1/2" 2' - 1"
2' - 8 1/2" 6' - 0"
5' - 8 1/2" 3' - 6" 2' - 6" 2' - 6 1/2"
SHOWER RECEPTOR, TYP.

THE FINISHED FLOOR OF THE

RECEPTOR SHALL SLOPE

UNIFORMLY FROM THE SIDES

TOWARDS THE DRAIN NOT LESS
THAN 1/8 INCH PER FOOT, NOR
MORE THAN 1/2 INCH PER FOOT
PER CPC §408.5.
0' - 2" 3' - 0" 4' - 0" 3' - 0" 7' - 5 1/8"
4' - 0" 8' - 0" 2' - 3" 5' - 1 1/4" 1' - 4 3/4"
14' - 2"
8' - 0"
TEMPERED GL.

TEMPERED GL.

TEMPERED GL.
2' - 8 1/2" 3' - 0"
2' - 6 3/4" 6' - 0" 2' - 9 3/4" 6' - 0" 2' - 6 3/4"
3' - 2" 8' - 0" 3' - 0"
(N) 8 0 2 0 HS
(N) 4 0 2 0 HS (N) 8 0 2 0 HS
(N) 8 0 4 0 HS
(N) 6 0 3 8 HS
(N) 4 0 2 0 HS
7' - 6 1/4"
1' - 9" 7' - 0" 2' - 0"
2' - 0" 11' - 9 1/2"
(N) 8 0 3 0 HS
2' - 0" 5' - 7 1/8" 2' - 0" 4' - 0" 4' - 0" 3' - 7 1/4" (N) SKYLIGHT ABOVE
(N) 2 6 6 8
(N) 2 10 6 8
(N) 3 0 6 8
1' - 3" 1' - 3" 5' - 0" 0' - 4 1/2" 3' - 11" 2' - 2"
(N) PONY WALL
(N) 2 10 6 8
3' - 0" 6' - 0" 2' - 9 3/4" 6' - 0" 3' - 0"

EMERGENCY EXIT

EMERGENCY EXIT
TEMPERED GL.
14 01
03 05
07 09
10 11
12 13
A5.02
13PROPOSED
NORTH

ELEVATION

PORCH ROOF ABOVE
-
-
---
(N) 2 6 6 8
(N) WATER HEATER
(N) GALVANIZED STEEL

EXTERIOR WATER

HEATER ENCLOSURE
3' - 0" 1' - 0"
22"X30" MIN ACCESS
PANEL
1' - 6" 1' - 6"
(E) WALL TO BE REMOVED
(E) DOOR TO BE REMAINED
(E) DOOR TO BE REMOVED
(E) WINDOW TO BE REMOVED
(E) WALL TO BE REMAINED
LEGEND
(E) WINDOW
(N) WALL TO BE INSTALLED

NOT IN SCOPE

FIX FIX WINDOW
C.M. CASEMENT
D.H. DOUBLE HUNG
H.S. HORIZONTAL SLIDER
1t WINDOW NUMBER
A.W. AWNING WINDOW

ONE HOUR RATED WALL
(E) ADU
28' - 0"
22' - 0"
(E) WATER HEATER TO BE RELOCATED
(E) FURNACE TO BE RELOCATED
(E) ELECTRICAL PANEL TO BE

RELOCATED AND UPGRADED
(E) INTERIOR WALL TO

BE REMOVED
6' - 5" 6' - 10"
9' - 10" 10' - 5" 2' - 0"
(E) CL
(E) SLAB ON GRADE
(E) RAISED FLOOR
( 1'-0" ABOVE)
(E) UNFINISHED EARTH

SKYLIGHT ABOVE TO

BE REMOVED
(E) GARAGE DOOR TO

BE REMOVED
34' - 0"
Scale
Date
Drawn By
Checked By
JOB

ADDRESS

ARCHITECT

CONTACT
APN

XL ARCHITECTURE
424-666-5054
EMAIL [email protected]

STRUCTURE
EMAIL

BO ZHANG
[email protected]
As indicated
A2.01

EXISTING AND

PROPOSED FLOOR
PLAN

ADU REMODEL

AND ADDITION
15391 WINCHESTER BLVD, MONTE
SERENO, CA 95030
Checker
Author
01/17/2026
15391 WINCHESTER BLVD,
MONTE SERENO, CA 95030
045101160
1/4" = 1'-0" 1 PROPOSED FLOOR PLAN
MATERIAL NOTE:

THE USE OF COPPER METAL ROOFING, COPPER

GRANULE CONTAINING ASPHALT SHINGLES, COPPER

GUTTERS AND DOWNSPOUTS, AND/OR OTHER

EXTERIOR ORNAMENTAL COPPER IS STRONGLY

DISCOURAGED FOR ALL RESIDENTIAL BUILDING
PROJECTS. THE AFOREMENTIONED COPPER

APPLICATIONS ARE NOT PERMITTED FOR USE ON ANY

COMMERCIAL OR INDUSTRIAL BUILDINGS DUE TO THE

POTENTIAL FOR WATER POLLUTION FROM COPPER
EXPOSED STORMWATER RUNOFF.

NOTE: VERIFY ALL DIMENSIONS IN FIELD, IN CASE

OF DISCREPANCY, GC TO CONTACT ARCHITECT

PRIOR TO CONTINUATION OF WORK
No. Description Date
1/4" = 1'-0" 2 EXISTING AND DEMO PLAN
LEVEL 01
0' - 0"
T.O.PLATE
8' - 0"

GRADING
-1' - 0"
8' - 0" 1' - 0"
(E) PAINT OVER SHEATHING TO

BE FINISHED
(E) UTILITY SHED TO BE

REMOVED
3" / 12"
3" / 12"

PROPERTY LINE
(E) REAR SETBACK
34' - 0 1/4"
(E) COMPOSITE SHINGLE
TO BE REMOVED. (E)

ROOF FRAMING TO
REMAIN
LEVEL 01
0' - 0"
T.O.PLATE
8' - 0"

GRADING
-1' - 0"
8' - 0" 1' - 0"

PROPERTY LINE
(N) REAR SETBACK
13' - 8 1/2"
3" / 12"
3" / 12"
3" / 12"
(N) SKYLIGHT
(N) STANDING SEAM

METAL ROOF
(N) STANDING SEAM METAL ROOF
WT
01 WT
01 (N) STUCCO, SEE MATERIAL

LIST FOR FINISHES
(N) WINDOW WALL SYSTEM
(N) RAISED OUTDOOR DECK
3' - 0" 3' - 8" 1' - 4" 2' - 3"
(N) COUNTER TOP
(N) 4 0 2 0 HS (N) 8 0 2 0 HS
(N) 6 0 3 8 HS
(N) 6 0 6 8 SLIDING DOOR
05 10 11
08 06
07 (N)FASCIA, SEE MATERIAL LIST

FOR FINISHES
1" CONTINUOUS TRIM AT

TOP AND BOTTOM OF THE
WINDOWS, TYP.
0' - 9"
6' - 0" 6' - 0" 2' - 11 7/16"
4' - 5 7/16"
(N) WEATHERPROOFED
RECEPTACLES, TYP.
0' - 4"
WEEP CREED, 4" MIN TYP.

LEVEL 01
0' - 0"
T.O.PLATE
8' - 0"

GRADING
-1' - 0"
8' - 0" 1' - 0"

PROPERTY LINE
(E) REAR SETBACK
34' - 0 1/4"
(E) COMPOSITE SHINGLE
TO BE REMOVED. (E)

ROOF FRAMING TO
REMAIN
3" / 12"
3" / 12"

BUILDING HEIGHT MEASURED FROM GRADING
12' - 9"
(E) SUB
PANEL
(E)SHED TO BE

REMOVED
LEVEL 01
0' - 0"
T.O.PLATE
8' - 0"

GRADING
-1' - 0"
8' - 0" 1' - 0"

PROPERTY LINE
(N) REAR SETBACK
13' - 8 1/2" (N) FEATURE WALL AT

PORCH, SEE MATERIAL

LIST FOR FINISHES
(N) STUCCO, SEE MATERIAL

LIST FOR FINISHES
(N) SKYLIGHT
WT
01 3" / 12"
3" / 12"
3" / 12"
(N) STANDING SEAM METAL ROOF (N) STANDING SEAM METAL ROOF WT
01 2' - 3"
1' - 4"
6' - 8" 1' - 0"
3' - 0" 6' - 0" 2' - 9 3/4" 6' - 0" 3' - 0" 0' - 9"
(N) 4 0 2 0 HS (N) 8 0 2 0 HS
(N) WINDOW WALL SYSTEM

BUILDING HEIGHT MEASURED FROM GRADING
15' - 8 7/16"

BUILDING HEIGHT MEASURED FROM GRADING
12' - 9"
3' - 0" 1' - 0"
(N) LANDING AT ENTRANCE
03 01
02 04
(N)FASCIA, SEE MATERIAL LIST

FOR FINISHES
WT02
14 13
4' - 4 5/32"
2' - 10 21/32"
6' - 8"
3' - 0" 6' - 0" 2' - 9 3/4" 6' - 0" 3' - 0"
1" CONTINUOUS TRIM AT

TOP AND BOTTOM OF THE
WINDOWS, TYP.

FROM THE EDGE OF WINDOW, TYP.
0' - 3"
(N) GALVANIZED STEEL

EXTERIOR WATER

HEATER ENCLOSURE
WEEP CREED, 4" MIN TYP. 0' - 4"
Scale
Date
Drawn By
Checked By
JOB

ADDRESS

ARCHITECT

CONTACT
APN

XL ARCHITECTURE
424-666-5054
EMAIL [email protected]

STRUCTURE
EMAIL

BO ZHANG
[email protected]
1/4" = 1'-0"
A5.01

EXISTING AND

PROPOSED

ELEVATIONS

ADU REMODEL

AND ADDITION
15391 WINCHESTER BLVD, MONTE
SERENO, CA 95030
Checker
Author
01/17/2026
15391 WINCHESTER BLVD,
MONTE SERENO, CA 95030
045101160
1/4" = 1'-0" 02 EXISTING EAST ELEVATION
1/4" = 1'-0" 01 PROPOSED EAST ELEVATION
1/4" = 1'-0" 04 EXISTING WEST ELEVATION
1/4" = 1'-0" 03 PROPOSED WEST ELEVATION

STANDING SEAM METAL ROOF

DARK GREY
WALL TYPE 02 (WT02)

ACCENT WALL

CUMARU WOOD WALL PANEL

EAVE FASCIA

BENJAMINE MOORE

KENDALL CHARCOAL
WALL TYPE 01 (WT01)

BENJAMINE MOORE WHITE DOVE

THE USE OF COPPER METAL ROOFING, COPPER GRANULE CONTAINING ASPHALT

SHINGLES, COPPER GUTTERS AND DOWNSPOUTS, AND/OR OTHER EXTERIOR

ORNAMENTAL COPPER IS STRONGLY DISCOURAGED FOR ALL RESIDENTIAL BUILDING PROJECTS. THE AFOREMENTIONED COPPER APPLICATIONS ARE NOT PERMITTED FOR

USE ON ANY COMMERCIAL OR INDUSTRIAL BUILDINGS DUE TO THE POTENTIAL FOR WATER POLLUTION FROM COPPER EXPOSED STORMWATER RUNOFF.

ALL OUTDOOR LIGHTING SHALL COMPLY WITH SCMC 18.04.040- C:

A. LOCATION. ANY LIGHT FIXTURE LOCATED ALONG THE PATHWAYS SHALL NOT OBSTRUCT ADA PATH OF TRAVEL.

B. BRIGHTNESS. SHALL NOT EXCEED FOUR HUNDRED FIFTY (450) LUMENS PER LIGHT FIXTURE (EQUIVALENT TO THIRTY (30) WATT HALOGEN LIGHT BULB) AND SHOULD NOT EXCEED FIVE (5) FOOT-CANDLES IN ANY GIVEN SPOT.

C. DIRECTION. FOR FREESTANDING LIGHT FIXTURES, THE LIGHT ELEMENTS SHALL BE

SCREENED TO MINIMIZE LIGHT SPILLAGE AND CONFINE LIGHT TO THE SITE AND DIRECTED AWAY FROM NEIGHBORS.

I. ALL OUTDOOR LIGHTING, INCLUDING IN-GROUND-LIGHTING AND PARKING AREA

LIGHTS, SHALL BE LOCATED AND DIRECTED AWAY FROM WINDOWS OF RESIDENTIAL UNITS TO REDUCE LIGHT IMPACT ON RESIDENTS. SUCH LIGHTING SHALL BE DIRECTED DOWNWARD AND AWAY FROM ADJACENT RESIDENCES AND PUBLIC RIGHT-OF-WAY.

II. TO MINIMIZE THE LIGHT GLARE AND SPILLAGE, ALL WALL-MOUNTED FIXTURES SHALL BE ORIENTED TO AN ANGLE TOWARDS THE GROUND. THE OPTIMAL ANGLE SHALL BE BETWEEN FIFTY (50) TO SEVENTY (70) DEGREES.

III. BOLLARD LIGHTING USED TO LIGHT WALKWAYS AND OTHER LANDSCAPE FEATURES SHALL CAST ITS LIGHT DOWNWARD.

D. SECURITY LIGHTING. MOTION-ACTIVATED SECURITY LIGHTING SHALL NOT BE

CAPABLE OF BEING ACTIVATED BY ANY PERSON(S) IN THE PUBLIC RIGHT-OF-WAY OR ON ADJACENT PROPERTY.
(N) STUCCO WALL ASSEMBLY, PAINTED FINISH

EXTERIOR LIGHTING NOTES

MATERIAL NOTES

MATERIAL PALETTE
No. Description Date
LEVEL 01
0' - 0"
T.O.PLATE
8' - 0"

GRADING
-1' - 0"

PROPERTY LINE
(E) SIDE SETBACK
9' - 0"
(E) COMPOSITE SHINGLE
TO BE REMOVED. (E)

ROOF FRAMING TO
REMAIN
(E)GARAGE DOOR TO BE REMOVED 3" / 12"
8' - 0" 1' - 0"
LEVEL 01
0' - 0"
T.O.PLATE
8' - 0"

GRADING
-1' - 0"

PROPERTY LINE
(E) SIDE SETBACK
9' - 0"
2' - 0"
1' - 8"

SILL HEIGHT
3' - 8"
(N) STUCCO, SEE MATERIAL

LIST FOR FINISHES
WT
01 WT02
(N) FEATURE WALL AT

PORCH, SEE MATERIAL

LIST FOR FINISHES
(N) LANDING AT ENTRANCE

EMERGENCY EXIT
(N) 8 0 3 0 HS
12 (N) STANDING SEAM METAL ROOF
(N)FASCIA, SEE MATERIAL
LIST FOR FINISHES 3" / 12"

WEEP SCREED,
4"MIN TYP.

LEVEL 01
0' - 0"
T.O.PLATE
8' - 0"

GRADING
-1' - 0"
(E) COMPOSITE SHINGLE
TO BE REMOVED. (E)

ROOF FRAMING TO
REMAIN
(E)SHED TO BE

REMOVED
(E) SUB
PANEL

PROPERTY LINE
(E) SIDE SETBACK
9' - 0"
1' - 0" 8' - 0"
3" / 12"
LEVEL 01
0' - 0"
T.O.PLATE
8' - 0"

GRADING
-1' - 0"

PROPERTY LINE
(E) SIDE SETBACK
9' - 0"
1' - 0" 8' - 0"
(N) SUB
PANEL,
100AMP
(N) STUCCO, SEE MATERIAL
LIST FOR FINISHES 3" / 12"
3" / 12"
(N) STANDING SEAM METAL ROOF
WT
01 WT
01 (N) 8 0 4 0 HS
09 SILL HEIGHT
2' - 8"
(N) RAISED OUTDOOR DECK (N) COUNTER TOP 2' - 0"
1' - 8"

EMERGENCY EXIT
(N)FASCIA, SEE MATERIAL

LIST FOR FINISHES

WEEP SCREED,
4"MIN TYP.
(N) GALVANIZED STEEL

EXTERIOR WATER

HEATER ENCLOSURE
Scale
Date
Drawn By
Checked By
JOB

ADDRESS

ARCHITECT

CONTACT
APN

XL ARCHITECTURE
424-666-5054
EMAIL [email protected]

STRUCTURE
EMAIL

BO ZHANG
[email protected]
1/4" = 1'-0"
A5.02

EXISTING AND

PROPOSED

ELEVATIONS

ADU REMODEL

AND ADDITION
15391 WINCHESTER BLVD, MONTE
SERENO, CA 95030
Checker
Author
01/17/2026
15391 WINCHESTER BLVD,
MONTE SERENO, CA 95030
045101160
1/4" = 1'-0" 12 EXISTING SOUTH ELEVATION
1/4" = 1'-0" 11 PROPOSED SOUTH ELEVATION
1/4" = 1'-0" 14 EXISTING NORTH ELEVATION
1/4" = 1'-0" 13 PROPOSED NORTH ELEVATION
No. Description Date

STANDING SEAM METAL ROOF

DARK GREY
WALL TYPE 02 (WT02)

ACCENT WALL

CUMARU WOOD WALL PANEL

EAVE FASCIA

BENJAMINE MOORE

KENDALL CHARCOAL
WALL TYPE 01 (WT01)

BENJAMINE MOORE WHITE DOVE

THE USE OF COPPER METAL ROOFING, COPPER GRANULE CONTAINING ASPHALT

SHINGLES, COPPER GUTTERS AND DOWNSPOUTS, AND/OR OTHER EXTERIOR

ORNAMENTAL COPPER IS STRONGLY DISCOURAGED FOR ALL RESIDENTIAL BUILDING PROJECTS. THE AFOREMENTIONED COPPER APPLICATIONS ARE NOT PERMITTED FOR

USE ON ANY COMMERCIAL OR INDUSTRIAL BUILDINGS DUE TO THE POTENTIAL FOR WATER POLLUTION FROM COPPER EXPOSED STORMWATER RUNOFF.

ALL OUTDOOR LIGHTING SHALL COMPLY WITH SCMC 18.04.040- C:

A. LOCATION. ANY LIGHT FIXTURE LOCATED ALONG THE PATHWAYS SHALL NOT OBSTRUCT ADA PATH OF TRAVEL.

B. BRIGHTNESS. SHALL NOT EXCEED FOUR HUNDRED FIFTY (450) LUMENS PER LIGHT FIXTURE (EQUIVALENT TO THIRTY (30) WATT HALOGEN LIGHT BULB) AND SHOULD NOT EXCEED FIVE (5) FOOT-CANDLES IN ANY GIVEN SPOT.

C. DIRECTION. FOR FREESTANDING LIGHT FIXTURES, THE LIGHT ELEMENTS SHALL BE

SCREENED TO MINIMIZE LIGHT SPILLAGE AND CONFINE LIGHT TO THE SITE AND DIRECTED AWAY FROM NEIGHBORS.

I. ALL OUTDOOR LIGHTING, INCLUDING IN-GROUND-LIGHTING AND PARKING AREA

LIGHTS, SHALL BE LOCATED AND DIRECTED AWAY FROM WINDOWS OF RESIDENTIAL UNITS TO REDUCE LIGHT IMPACT ON RESIDENTS. SUCH LIGHTING SHALL BE DIRECTED DOWNWARD AND AWAY FROM ADJACENT RESIDENCES AND PUBLIC RIGHT-OF-WAY.

II. TO MINIMIZE THE LIGHT GLARE AND SPILLAGE, ALL WALL-MOUNTED FIXTURES SHALL BE ORIENTED TO AN ANGLE TOWARDS THE GROUND. THE OPTIMAL ANGLE SHALL BE BETWEEN FIFTY (50) TO SEVENTY (70) DEGREES.

III. BOLLARD LIGHTING USED TO LIGHT WALKWAYS AND OTHER LANDSCAPE FEATURES SHALL CAST ITS LIGHT DOWNWARD.

D. SECURITY LIGHTING. MOTION-ACTIVATED SECURITY LIGHTING SHALL NOT BE

CAPABLE OF BEING ACTIVATED BY ANY PERSON(S) IN THE PUBLIC RIGHT-OF-WAY OR ON ADJACENT PROPERTY.
(N) STUCCO WALL ASSEMBLY, PAINTED FINISH

EXTERIOR LIGHTING NOTES

MATERIAL NOTES

MATERIAL PALETTE

Variance Application Statement: 15391 Winchester Blvd,
Monte Sereno, CA

1. Project Overview
This application seeks a variance to allow expansion of an existing ADU to a 986 sq. ft floorplan. While the building site technically falls within a designated "front" setback area, due to the property's flag-lot configuration, it functions physically as a secluded rear-yard area.

2. Evidence of Hardship & Unique Site Conditions
The Monte Sereno municipal code allows for variances when special circumstances applicable to the property deprive the owner of privileges enjoyed by others in the vicinity. Our property is burdened by the following:
● Flag Lot Geometry: As a flag lot, our property is "landlocked" behind other parcels. The legal "front" property line is actually the rear boundary for our neighbor. Strictly applying front-setback rules to this interior line creates an inequitable building envelope compared to standard lots.
● Topographical Impracticability: The land behind the primary residence features a steep drop-off. This natural grade makes it geologically and financially unfeasible to relocate the ADU further back without massive structural retaining walls and environmental disruption.
● Mandatory Infrastructure Access: The rear of the property houses County sewer and storm drain covers. We are required to maintain a clear path for large utility trucks to access these points. Placing the ADU in a "standard" location would block this essential public utility access.

3. Protection of Neighboring Privacy & Community Support A critical factor in this application is the support of the most affected neighbor. Neighbor Consent: We have consulted with the neighbor sharing the adjacent property line. They have reviewed our site plans and have expressed no objection to the proposed plan. ● Equitable Buffering: While we are seeking relief from the "front" setback distance, the proposed ADU expansion is 25-foot away from the property line that far exceeds the standard requirements for side and rear yards in this zone. ● Zero Visual Impact: Due to the 200-foot setback from the public street, the project is invisible to the general public. It does not alter the neighborhood's open-space character or aesthetic harmony.

4. Findings of Fact

Granting this variance will not constitute a "special privilege." Rather, it allows the owners to utilize their land in a manner consistent with other Monte Sereno residents who do not have to contend with steep slopes and utility easements. The project:

1. Will not be detrimental to the public welfare or injurious to the property of others.

2. Is the minimum departure from the code necessary to allow for a functional ADU.

3. Actually preserves the natural topography of the lot by using the existing flat footprint rather than grading the hillside.

Exhibit C: Site Photographs & Hardship Illustration
All photos were taken on 01/08/2026.

C-1: Street Visibility & Flag Lot Configuration
● Description: This image depicts the existing ADU structure and the 200-foot-long private driveway.
● Impact Analysis: As shown, the structure (on the left) is significantly removed from the public right-of-way. The blue recycle bin in the distance marks the entrance at Winchester Boulevard.
● Conclusion: The proposed expansion is completely invisible from the public street, ensuring no impact on the neighborhood’s visual character.

C-2: Public Utility Easements & Access Requirements
● Description: This south-facing view shows the storm drain covers located within the potential building envelope at the rear of the property. ● Hardship Analysis: These covers are part of a critical infrastructure easement. ● Conclusion: Building in this area as well as behind the main dwelling is prohibited as it would obstruct periodic maintenance access by County utility trucks.

C-3: Topographical Constraints (Steep Slope)

● Description: These east-facing photos show the primary dwelling situated at the top of a significant hill.
● Hardship Analysis: The backyard features a steep drop-off/slope between the main house and the lower yard where the storm drain is located. ● Conclusion: The severity of this grade makes the rear of the main house technically and physically unsuitable for new construction, leaving the existing ADU site as the only viable location for expansion.

R-1-8

0.74 acres
N/A
2,930 0
0 0
0 0
0 0 0
616 376
3,601 376
2,930 0
376
616
0 55 0
55 0
3601 11.1% 376 1.1%
3977 12.2%
3601 11.1%
9725 30%
281 wood deck(permeable) 176 walkway(permeable) 1.4%
13,326 42.2%
376 1.1%
376 1.1%
13,702 43.3%

RESOLUTION NO. 25-###

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MONTE SERENO

DENYING A VARIANCE TO ALLOW A DETACHED ACCESSORY DWELLING UNIT (ADU) OF 986 SQUARE FOOT IN FLOOR AREA IN THE FRONT YARD WHERE A MAXIMUM OF 800 SQUARE FEET IN FLOOR AREA IS ALLOWED FOR PROPERTY LOCATED AT 15391 WINCHESTER BOULEVARD (APN 409-35-005)
WHEREAS, JI Shi (“Applicant”) applied for a Variance to allow a detached Accessory Dwelling Unit (ADU) of 986 square feet in floor area in the front yard where a maximum of 800 square feet is allowed for property located at 15391 Winchester Boulevard.

WHEREAS, a public hearing was held by the Site and Architectural Commission on March 25, 2026 to take evidence on the Application and at the hearing evidence was given both orally and in writing; and
WHEREAS, the Site and Architectural Commission recommended that the City Council approve the Variance to exceed the allowable floor area of a detached accessory dwelling unit in the front yard; and
WHEREAS, a public hearing was set and held on May 5, 2026 by the City Council to take evidence on the Application and at that hearing evidence was given both orally and in writing; and
WHEREAS, the City Council has considered all the evidence presented regarding the Application.

NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MONTE SERENO AS FOLLOWS:

Section 1. In accordance with Government Code section 65906, the City Council hereby finds as follows with respect to the request for a variance to exceed the maximum allowed floor area for an ADU in the front yard:

A. Variances from the terms of the zoning ordinances shall be granted only when, because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.

Special circumstances are not applicable to this property as it is of similar configuration and topography as other lots in the vicinity. The lot size, shape, and topography do not deprive the lot of privileges enjoyed by other properties in the vicinity as the detached front yard ADU can be

constructed at up to 800 square feet in floor area and if a larger detached ADU is desired, the existing front yard ADU can be demolished and replaced with an ADU in the back yard, which has ample space, up to 1,000 square feet in floor area as allowed for this subject R-1-8 zoning district. There are no special circumstances justifying the additional 192 sq. ft. above the allowable maximum square footage in the front yard setback.

B. Any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated.

The granting of this variance would result in a special privilege for the property not enjoyed by other properties as it would enable this property to have a detached ADU in the front yard which is larger than allowed on other lots in the vicinity. Permitting the additional 192 sq. ft. above the allowable maximum square footage in the front yard setback would result in a special privilege.

C. A variance shall not be granted for a parcel of property which authorizes a use or activity which is not otherwise expressly authorized by the zone regulation governing the parcel of property. The provisions of this section shall not apply to conditional use permits.

The variance does not affect the existing use of the property as a singlefamily house within a single-family zoning district.

Section 2. Based upon the findings set out above, the City Council hereby determines, concludes and orders that the Variance application is denied.

Section 3. The City Clerk is hereby directed to give notice of this decision to the Applicant by serving Applicant with a copy of this resolution.

REGULARLY APPROVED this 5th day of May 2026 by the following roll call vote:

Ayes:

Noes:

Abstain:

Absent:
______________________________
BY: Lionel M. Allan, Mayor
ATTEST:

______________________________
Gloisy Gonzalez-Langarica, City Clerk

Subject: Formal Rebuttal to Staff Report SR-26-025 — Variance Application for 15391 Winchester Blvd, Monte Sereno
To the Honorable Members ofthe Site and Architecture Commission, This letter serves as a formal response to the Staff Report recommending denial of the requested variance. A close examination of the report reveals critical internal inconsistencies, a misapplication of the Monte Sereno Municipal Code, and a failure to account for the unique physical burdens of this property.

1. Misinterpretation of Section 10.06.140(A)(9)(a)
The City’s opinion states:
”The Monte Sereno Municipal Code section 10.06. 140.A.9.a allows a detached ADU in the front yard, however, the maximum ?oor area for such a structure is limited to 800 square feet.”
This statement is a fundamental misapplication of the Accessomdwelling units ‘unior accessom dwelling units standards and requirements. Subsection (a) of this ordinance (see Appendix) is a "safety valve" provision designed to allow a small "Statewide Exemption ADU" to be placed within a required setback when no other location is feasible. It is a legal mechanism intended to expand building rights where they would otherwise be prohibited; it is not a blanket size limitfor every structure located within a "Front Yard.” Using a setback exception rule as a general size restriction for a compliant building site is a logical and legal error.

2. Fundamental Contradiction in Setback Compliance
The Staff Report contains a signi?cant factual and legal contradiction regarding how the building envelope is defined. On page 2, Staff explicitly determines:
"The subject of the Variance application is not related to the required setbacks. The

page to avoid acknowledging a topographical hardship, and then immediately re-iabei it a “setback violation" on the next to trigger a size penalty.

3. Legal Standing of the Existing Footprint and Proposed Expansion Building upon the Staff’s written determination that the setbacks are "allowed," the project's specific footprint and history entitle it to standard development rights:
0 The "Allowed" Status Trumps the Limit: Since Staff has already confirmed that the project's "proposed setbacks are allowed," the project is not seeking—and does not require—an "encroachment exception." By the City's own admission, the ADU is in a compliant location. Therefore, it must be governed by the standard R-1-8 size limit of 1,000 sq. ft. for a multi—bedroomunit.
0 Expansion vs. Encroachment: The existing ADU already sits at a 9~foot setback. The proposed expansion creates zero additional encroachmentinto that setback. Because the City has formally accepted the 9—footline as the "allowable“ building line for this specific site, the expansion should be viewed as an increase in volume within a legally established envelope, not a new violation of the 25-foot front setback.

4. Mischaracterization of "Special Circumstances" (Flag Lot Geometry) The City‘s finding that this property is of “similar configuration” to others ignores the legal reality of a flag lot, Because of the ZOO-footdriveway ("pole“), the vast majority of the "buildable" area is legally classified as a "front yard." On a standard lot, a resident can build a 1,000 sq. ft. ADU in their backyard by right. On this flag lot, the functional backyard is geologically unbuildable.and the usable yard is legally labeled a "front yard.“ Denying the variance based on this label~despite the ADU being situated 200 feet from the street—deprives this property ofthe same development privileges enjoyed by every neighbor.

5. inaccurate Topographical and Functional Assessment
0 Misleading Slope Averages: Staff claims the property‘s 13.5% average slope is "not uncommon." This average is mathematically skewed by the long, flat driveway and generally flat front yard area. Itfails to address the severe, localized drop-off behind the primary residence, which makes construction in the rear physically and financially unfeasible.

The recommendation for denial is based on a fundamental error: treating a "setback exception” as a "front yard cap.“S§Qm100§.JAQ(AXQ)QJ only triggers an 800 sq. ft. limitfor units that fail to meet setbacks. Since Staff has already officially declared these setbacks "allowed," there is no legal basis to apply this restriction. Denying this variance would unfairly strip this property ofthe 1,000 sq. ft. development right granted to every other standard lot in the R—1—8district. Correcting this logical error ensures the property is treated fairly under the actual text of the law.

Respectfully submitted,
Ji Shi

Appendix: Supporting Documentation

1. Monte Sereno Municipal Code Section 10.06.1401A):
“3. Size. Accessory dwelling units are limited to the following sizes:

Zoning District Maximum ADU Size
R-1-8
850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.
n
"9. Setbacks.
a. An accessory dwelling unit shall comply with the front setback required in the residential zoning district withinwhich it is located, except for an accessory dwelling unit of up to eight hundred (800) with minimum four (4) foot side and rear yard setbacks.

An accessory dwelling unit shall have no less than a four-foot side and four-foot rear yard setback.

No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit.

Notwithstanding any other provision of the code, a setback of no more than four (4) feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing

Diana Perkins
———.———.—_————._____
From: Yi Liang
Sent: Wednesday, February 25,2026 2:12 PM
To: City Planner
Cc: wei shi
Subject: Comments on 15391 Winchester BlvdADU application Hi Daniela,
How are you?
My friends and fellow Monte Sereno residents Ji and Wei have been planning to update and expand their existing ADU, with the goal of inviting Wei's‘parents to live with them in the long run.

Wei told me there has been some code challenges due to their lot [flag] and the ADU size.

I have been to their home and seen the outdated ADU as lfirst come into their lot, which is surrounded by their neighbors' backyards; if code allows, Ithink renovating the ADU would allow them to live there more fully, while not creating an eye sore for the neighborhood.

Thanks!
Yi(Roger) Liang

Diana Perkins
From: Mengqin Gong *
Sent: Wednesday, March 4, 2026 9:49 AM
To: City Planner
Subject: Public Comment in Support of ADU Application #2026-3001 Dear City Planner,
Iam writing to provide my comment regarding Application #2026—3001 for the proposed 986 sq. ft. detached ADU at 15391 Winchester Blvd, Monte Sereno, CA. i live nearby at 17523 Pine Cone Ct, Monte Sereno, CA 95030, and would like to express my support for this application.

First, the current interpretation that limits a front yard detached ADU to 800 sq. ft. under Section

10.06.140(A)(9)(a)does not appearto be supported by the Monte Sereno Municipal Code. That section is titled “Setbacks” and appears intended to allow a smaller unit within a required setback where no other location is feasible. It does not establish a blanket size limitation for allADUs located in a front yard. For compliant sites, the applicable size standard for a multi—bedroom ADU should remain 1,000 sq. ft., and applying a lower cap that is not explicitly stated in the code seems inconsistent with the ordinance.

Second, the property at 15391 Winchester Blvd is a flag lot with a long private driveway extending behind another property, What is technically considered the “front yard” is effectively hidden from the public street and surrounding neighborhood. As a result, the proposed ADU would have minimal visual or aesthetic impact on the community.

Third, the backyard ofthe property has a steep slope, which makes it impractical to construct a detached ADU of this size in that location. Requiring construction in the backyard would create significant physical constraints and potentially introduce unnecessary grading or environmental disturbance.

Finally, there is already an approximately 600 sq. ft. ADU located in the front yard. Expanding or modifying the existing structure to reach the proposed size is a more environmentally responsible approach than building a completely new structure elsewhere on the property.

For these reasons, i respectfully encourage the City to reconsiderthe interpretation of the code and allowthe proposed 986 sq. ft. ADU under Application #2026—3001 .The project appears consistent with the intent of ADU policies to support reasonable housing opportunities while minimizing unnecessary environmental impact and neighborhood disruption.

Via Email D L
March 23, 2026 CORPORATE LAW
City Manager and
Site and ArchitecturalCommission
Monte Serene,California
Dear City Manager and Commission Members:
l have been a resident of Monte Sereno since 2007 and own the property at 17349 Parkside Court, which is contiguous with 15391 Winchester Boulevard. In fact, my property has the longest commonboundary with this address. I am also a senior practicing attorney specializing in corporate and transactional law and have over 35 years of experience in interpreting statutes such as the code section at issue. l have been a partner in several large Silicon Valley law firms and now run a specialist boutique law firm and would be happy to provide my credentials if needed. Iam writing insupport of my neighbor and in support of the principal that our city commission should be following the text of the law of our city, not creating changes to the law through incorrect interpretations.

The city’s interpretation of Monte Sereno Municipal Code section 10.06.140.A.9.a, as stated in the Staff Report for the meeting scheduled on March 25, 2026, is incorrect.

The Staff analysis states: “The Monte Sereno Municipal Code section 10.06.140.A.9.a allows a detached ADU;inthe front yard, however, the maximum floor area for such a structure is limited to 800 squarefee .”
There is no such blanket size limitationfor front yard ADUs in section 10.06.140.A.9.a.

This code section specifically requires that a front yard unit much comply with the front setback required in the residential zoning district. If, and only if, the front yard unit does not comply with the front yard setback requirements does the remainder of the sentence apply.

Words of a statute matter, and as a long time Monte Sereno resident I expect the committee to follow the actual text of the code. Incorrect opinions of the committee should not create additional and new rules and burdens on homeowners.

The text of the statute is as follows: .

Section 10.06.140.A.9.a: An accessory dwelling unit shall comply with the front setback required in the residential zoning district within which it is located, except for an accessory dwelling unit of up to eight hundred (800) with minimumfour (4) foot side and rear yard setbacks. (Emphasis Added).

The phrase “except for an accessory dwelling unit of up to eight hundred” — notably starts with the words “except for". This is a qualifying phrase to the prior part of the sentence. The 800- foot limitation ‘onlyapplies ifthe proposed accessory dwelling unit does not comply with the required residential zoning district.

In this situation, the Staff Report confirms that the front setback required per Section

10.08.140.A.9.a is not at issue. Specifically, on page 2 of the Staff report, the commission states: “The subjectof the Variance application is not related to the required setbacks. The proposed setbacksare allowed and a Variance from the required setbacks is not needed for the proposal application.
"
Based on the law and the facts of my neighbor’s situation, there should be no issue with the approval of myneighbor’s project. I urge the commission to follow the correct reading of the code and to allowmy neighbor’s project to proceed.

Very truly yours,
Debor h J. udewig
t Page 107 of 316

STAFF REPORT
Meeting: City Council - May 05 2026
Agenda Heading: PUBLIC HEARINGS
Staff Contact: Diana Perkins, City Manager
Department: City Manager
Title: Application 2024-3066 for a Site Development Permit for a new approximately 4,915 square foot two-story house, a Tree Removal Permit to remove one tree, and a Variance for reduced front, side, and rear yard setbacks at 18571 Withey Road. (CEQA: Exempt, Guidelines sections 15302, 15303)
Recommendation(s):

The Site and Architectural Commission recommended that the City Council approved the Site Development Permit, Tree Removal Permit, and Variance with the conditions included in the draft Resolution and an additional condition that the legal non-conforming setbacks of the main house be maintained and not further reduced.

Staff recommends that the City Council approve the Site Development Permit, Tree Removal Permit, and Variance as conditioned in the draft resolution.

Background Information:

The subject lot is on Withey Road between Beck Avenue and Deodar Lane. The lot is over one acre in total area and roughly L-shaped. A large portion of the lot has a steep slope of about 58%, which renders the area unbuildable. There is a flat portion of the lot that is less than 9,000 square feet where the existing house is located, and the new proposed house is also proposed.

The existing house was originally constructed in 1972 and an addition at the back of the house was constructed in 1977. The setbacks for the existing house were compliant at the time of the original construction and the rear addition. The zoning code requirements for setbacks were revised in the 1990’s and increased. The existing house has legal non-conforming setbacks as they were legal at the time of construction but do not conform to the current setback requirements.

The Site and Architectural Commission reviewed this application at their March 25, 2026 meeting. The Commission voted to recommend the City Council approve the Site Development Permit, Tree Removal Permit, and Variance with the conditions included in the draft Resolution with an additional condition that the legal non-conforming setbacks of the main

house be maintained and not further reduced. The motion passed with a vote of 3-0-1 with Commissioner Connelly absent.

Analysis:

Site Development Permit
The proposed house is two-stories with approximately 4,915 square feet of floor area. A separate building permit has been issued for the detached ADU in the back yard. The proposed house has a pitched roof with a black metal roofing material, the exterior walls include a combination of stucco and wood siding, and the windows would have dark metal frames.

The Monte Sereno Municipal Code section 10.08.040(A) requires a Site Development Permit for any new house. Staff recommends the Site Development Permit be approved based on the following findings:

A. The proposed improvement retains the existing character of the neighborhood in which it is located in that the proposed two-story house of a scale that matches the adjacent houses and neighborhood.

B. The proposed new construction is a contemporary-style two-story house, and is in character with the existing neighborhood which includes a mix of architectural styles and one- and two-story houses and is at a scale that does not dominate the streetscape thus minimizing any visual impact on the neighborhood.

C. The proposed improvement is consistent with the City’s Guidelines in that the design of the proposed house minimizes the massing of the second story thus minimizing any visual impact to the neighborhood and adjacent properties.

D. The proposed addition is located on a flat portion of the lot, thus minimizing grading.

Tree Removal Permit
The application includes the removal of a total of six trees; however, only one requires a Tree Removal Permit to be approved by the Site and Architectural Commission and City Council.

The one tree proposed for removal that require approval of the Commission and Council is a Pittosporum tree measuring approximately 44 inches in circumference. The tree is located in the back yard in the area where a new pool is planned.

As the existing site has a large number of trees existing and that will remain, staff does not recommend a replacement tree be planted. The proposed landscape plan for the site is on sheet A19 of the proposed plan in Attachment 1.

The Monte Sereno Municipal Code section 10.15.070 requires a Tree Removal Permit to remove the trees noted above and requires specific findings to be made in order to approve

the Tree Removal Permit. Staff recommends that the Tree Removal Permit be approved based on the following required findings:

A. The tree proposed to be removed is located in an area proposed for construction.

Removal of the tree is necessary in order to allow reasonable economic enjoyment of the property.

B. The tree proposed to be removed will not impact erosion, soil retention and diversion or increased flow of surface waters. The proposed landscaping of the overall site will improve the erosion control, soil retention and diversion or increased flow of surface waters.

C. The removal of the tree will not affect the established standard of the area nor affect surrounding property values in that the property includes an extensive landscape plan with additional trees to be planted on the property.

D. Removal will not affect the number of trees the property can support according to good forestry practices in that the site will be planted with replacement trees as part of a comprehensive landscape plan.

Variance
The subject lot is an irregularly shaped lot on Withey Road between Beck Avenue and Deodar Lane. The lot is over one acre in total area and roughly L-shaped. A large portion of the lot has a steep slope of over 40%, which renders the area unbuildable. There is a flat portion of the lot that is less than 9,000 square feet where the existing house is located, and the new proposed house is also proposed.

Due to the limited area of the lot that is buildable, currently required setbacks would result in a relatively small and narrow house as shown on plan sheet A03 of the proposed plans in Attachment 1. The New Site Plan on plan sheet A05 of the proposed plans in Attachment 1 shows the proposed house and setbacks as well as the setbacks that are required by the zoning code.

Site and Architectural Commission Recommendation
At the Site and Architectural Commission meeting, the Commission recommended that the City Council approve the Variance application with an additional condition that the proposed house to maintain the existing legal non-conforming setbacks of the existing house but not to further encroach into the required setbacks.

At the Site and Architectural Commission meeting, the owner of the neighboring property to the north (18544 Beck Avenue) of the subject site spoke at the meeting and expressed concerns with the reduced rear yard setbacks and the impact on his property.

The neighboring property to the east (18528 Beck Avenue) of the subject site, who would be affected by the reduced side yard and front yard setback, submitted an email to the Commission supporting the project, including the proposed reduced setbacks.

Required, Proposed, and Site and Architectural Commission Recommended Setbacks The following table shows the required setbacks at the front, right side, and rear yards as well as the setbacks proposed by the applicant, and the setbacks recommended by the Site and Architectural Commission (which as the same as the setbacks of the existing house):

Location Required
Setback
Applicant’s
Proposed
Setback
Site and
Architectural
Commission
Recommended
Setbacks (Same as
Existing Setbacks)
Front Yard – First Floor 30 feet 27 feet 30 feet
Front Yard – Second Floor 40 feet 30 feet 34 feet
Right Side (West Side) –
First Floor
11 feet 6 feet 21 feet
Right Side (West Side) –
Second Floor
20 feet 10 feet 21 feet
Rear Yard – First Floor 35 feet 22 feet 24 feet
Rear Yard – Second Floor 40 feet 35 feet 35 feet
The Monte Sereno Municipal Code section 10.10.020 and the California Government Code section 65906 require a Variance for any deviations from the zoning code development standards and require specific findings to be made in order to approve the Variance. Staff recommends that the Variance as requested by the Applicant be approved based on the following required findings with staff interpretation of the requirements in italics:

A. Variances from the terms of the zoning ordinances shall be granted only when, because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.

Special circumstances exist on this property to justify the approval of a variance. The lot is an irregularly shaped lot with a large portion of the lot having a steep slope which renders that area unbuildable. The buildable area of the lot is less than 9,000 square feet. Apply the required setbacks which are based on the overall lot area to the buildable portion of the lot would result in an unusually small and narrow house.

Strict application of the setbacks for this lot would result in depriving the property of a privilege enjoyed by other properties in the vicinity subject to the same zoning standards. Other properties in the area with similar sized lots are able to have houses similar in size to the proposed house and as allowed by the zoning code. The shape of this lot in combination with the steep slope constitute special circumstances sufficient to grant a variance in this instance.

B. Any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated.

The granting of this variance will not result in a special privilege for the property not enjoyed by other properties because it will enable this property owner to have a house with a floor area as allowed by the zoning code and which is typical within the vicinity, that absent a variance would not otherwise be possible due to the above special circumstances.

C. A variance shall not be granted for a parcel of property which authorizes a use or activity which is not otherwise expressly authorized by the zone regulation governing the parcel of property. The provisions of this section shall not apply to conditional use permits.

The variance does not affect the existing use of the property as a single-family house within a single-family zoning district.

California Environmental Quality Act:

This project is categorically exempt from CEQA per CEQA Guidelines section 15302 – Replacement or Reconstruction (Class 2) and section 15303 – New Construction (Class 3).

None of the exceptions to the use of a categorical exemption, as identified in CEQA Guidelines section 15300.2, applies to this project:
 The project is not located in a sensitive environment such that the project may impact an officially mapped and designated environmental resource of hazardous or critical concern;
 The cumulative effect of successive projects of the same type in the same place, over time, is not likely to be significant, in light of the permitted zoning;  The project does not have a significant environmental impact due to unusual circumstances, in that the project is not unusual in light of the scope of similar permitted projects within the zoning district;
 The project will not damage scenic resources (i.e. trees, historic buildings, or rock outcroppings) within an officially designated state scenic highway;  The project is not located on a listed hazardous waste site; or

 The project will not cause substantial adverse change in the significance of a historical resource.

Public Noticing:

A public notice was mailed on March 13, 2026 to property owners and residents within 300 feet of the subject property. A hearing notice was posted at three locations within the City and on the subject property on April 30, 2026. An agenda for this meeting was posted on the City’s webpage on March 17, 2026.

Attachments:

1. Proposed Plans

2. Draft Resolution - 2024-3066

3. Public Comments Received for the Commission Meeting

N
Drawings list
Architecture
A00 Cover Sheet
A01 General Site Plan
A02 Existing Topographical Survey
A03 Buildable Area Plans
A04 Existing Site Plan
A05 New Site Plan
A06 New First Floor Plan
A07 New Second Floor Plan
A08 New Roof Floor Plan
A09 New First Floor Plan- Variance
Request
A10 New Second Floor PlanVariance Request
A11 First Floor Area Plan
A12 First Floor Area Plan
A13 Elevations (1/2)
A14 Elevations (2/2)
A15 Perspectives
A16 Streetscape/Neighborhood
Context
A17 Sections
A18 Existing Landscape Plan
A19 New Landscape Plan
A20 Grading Plan
T-1 Arborist Report
C-2 Average Slope Lot Exhibit N

JST JOIST

MFR MANUFACTURER

MAX MAXIMUM

MECH MECHANICAL

MIN MINIMUM
(N) NEW
N.A. NOT APPLICABLE
N.I.C. NOT IN CONTRACT
N.T.S. NOT TO SCALE
N.U. ON CENTER
O.S.B. ORIENTED STRAND
O.S.C. BOARD

PLY PLYWOOD

PREFAB PREFABRICATED

REF REFRIGERATOR

SHR SHOWER

SPEC SPECIFICATION

SF SQUARE FEET

TMPD TEMPERED

TEMP TEMPORARY

TLT TOILET

TYP TYPICAL
U.O.N. UNLESS OTHERWISE NOTED
V.I.F. VERIFY IN FIELD

ABBREVIATIONS
A.F.F. ABOVE FINISH FLOOR

ALT ALTERNATE
A.B. ANCHOR BOLT

APP APPROXIMATE

BLK BLOCK

BLKG BLOCKING

CAT CATEGORY
C.I.P. CAST IN PLACE

CLG CEILING
C.O. CLEAN OUT

CONC CONCRETE
C.M.U. CONCRETE MASONRY UNIT

DBL DOUBLE

DEMO DEMOLISH

DIM DIMENSION

ELEC ELECTRICAL
E.N. ELECTRIC PANEL

EXP EXPANSION
(E) EXISTING

EXT EXTERIOR

FTG FOOTING

FND FOUNDATION

GALV GALVANIZED

GA GAUGE

HVAC HEATING, VENTILATION

AIR CONDITIONING
PROJECT OWNER:

Name: Scott Salys & Christina Salys
Phone: (214) 244-6903 & (669) 265-9104
Email: [email protected] &
[email protected]
Address: 18571 Withey Rd, Monte Sereno, CA
SCOPE OF WORK:
- Variance Application
- Existing Residence will be demolished and new house will be constructed
- Expanding the existing deck
- Adding a new pool
18571 Withey Rd,
Monte Sereno, CA 95030
18571 Withey Rd,
Monte Sereno, CA 95030
SITE & EXISTING BUILDING DATA:

Site Address: 18571 Withey Rd
APN: 510-21-074
Site City State Zip: Monte Sereno CA
95030
Flood Zone: N/A
Existing living area in 2 Floors:
2305.8 sqft
Existing Garage area: 491.9 sqft
Year built: 1972
Bedrooms: 3
Bathrooms:3
Zoning: R1-8
Occupancy: R-3
Construction Type: VB
Number of Stories: 2
New interior layout:

New total living area in 2 Floors:
4,279.2 sqft
(E) ADU: 646 sqft
(N) Exterior Utility in First Floor:
103 sqft
(N)Total Main Dwelling Area:
4915.7 sqft
Bedrooms: 5
Bathrooms: 5
Lot Slope = 46% (According to Average Slope Memo), Size of Main Dwelling:
- MAXIMUM SIZE OF MAIN DWELLING UNIT FOR 2 STORY (includes required enclosed parking spaces, attached or detached) = 3,000 SF - On lots with slope of 10% or greater, see separate handout titled Slope Density Formula - Required lot size will be increased, allowable maximum house size will be reduced, and the allowable impervious coverage limits will be reduced.
- Maximum size of the main dwelling unit may be increased by 0.15 square feet for each one square foot that the net lot size exceeds 10,000 square feet or the minimum lot size required by the slope-density formula. - According to slope formula, minimum lot size LS = 43,560 SF/(5.45-0.089 S) = 43,560 SF/(5.45 - 0.089 *(46))= 43,560 SF/(5.45 -4.094)= 43,560 SF/1.356=32,124 SF
- Maximum size of the main dwelling unit may be increased by [0.15*(47,254 SF - 32,124 SF) =[0.15*15,130]=2269.5 SF
- MAXIMUM SIZE OF MAIN DWELLING UNIT FOR 2 STORY
= 3,000 SF+ 2269.5 SF= 5,269.5 SF
Proposed Main Dwelling Size = 4,915.7 SF
Fire Hydrant
Location
VARIANCE REQUEST:

The property at 18571 Withey Rd, Monte Sereno, CA, is
located within the R-1-8 zoning district (after applying the slope density formula) and has a steep 46% slope. Due
to the challenging terrain, non-standard geometric form, and its dense tree coverage, we are submitting for a
setback variance request allowing for a more functional home.

Approximately 75% of the property--primarily on the left side--consists of heavily wooded, steep terrain that is unsuitable for development. Only the remaining 9,241
square feet (about 25% of the lot), where the existing
residence is situated, is realistically buildable.

The dimensions of the portion of the lot that are suitable for development are much smaller than the overall lot (in both length and width), and this portion of the lot consists of lot limits on three of its sides. As such, when setbacks applicable to the entire lot are being applied on that
smaller portion of the lot, it significantly reduces the livable area that can be developed permitting us to only built 2,340 square feet on the first floor (including garage) and 1,068 square feet on the second floor (with the
second floor area being very narrow and thus very
challenging in terms of functional layout), despite the property's total lot size of 47,254 square feet. Based on both the R-1-8 zoning and the slope formula, the
maximum allowable size of a two-story main dwelling is
5,269.5 square feet, with a structural coverage of 12,286 square feet. However, due to the lot shape, steep slope, and dense tree coverage, the feasible buildable area is limited to just 3,075 square feet of structural coverage and a two-story dwelling size of 3,409 square feet if we are to follow the current setback requirements.

In comparison, neighboring properties of similar lot sizes support substantially larger building footprints and total floor areas. I.e. 18510 Beck Ave has an overall lot size of 47,350 sqft and a total building area of 6,894 sqft.

This comparison highlights that the subject property,
despite having a comparable lot size, is significantly
underdeveloped relative to neighboring homes.

Therefore, we are applying for this variance in the hope that you will consider it so that we can remodel our home to its potential.

WORK HOURS:

On site working hours will be
constrained as follows:

Monday - Friday: 8:00am - 8:00pm
Saturday: 9:00am - 5:00pm
Sunday and Town Observed
Holidays: no construction
Net Lot size: 47,254 sqft
Gross lot size: 47,254 sqft
Existing Building lot coverage Sqft:
1953.9 sqft
Existing Lot coverage: 4.13%
New Building lot coverage Sqft: 3595 sqft
New Lot coverage: 7.6%
Existing livable area in 2 Floors Sqft:
2356.5 sqft
New livable area in 2 Floors Sqft: 4279 qft
Building setback:

First Floor :Rear:35', Front: 30', Sides: 20.5'
Second Floor: Rear:40', Front: 40', Sides: 30'
Existing ADU Area Sqft: 646 qft
APPLICABLE CODES:
- 2022 California Building Code
- 2022 California Residential Code
- 2022 California Mechanical Code
- 2022 California Electrical Code
- 2022 California Plumbing Code
- 2022 California Energy Code
- 2022 California Fire Code
- 2022 Cal Green Building Standards Code
- City of Monte Sereno Municipal Code
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A0
Coversheet

11:12
11:12 11:12 12:12
12:12 12:12 12:12 12:12 11:12
11:12 11:12
1/4:12 12:12
12 1/4:12 12 1/4:12
12:12 12:12 12:12 12:12

F F F F

F F F F F F F F F F

F F F F F F F F F F F F F F F F
F F

F F F F

F F F F F F F F F F F F F F F F F

F FF F F F F F F F F F F
F

F F F F F F F F F

F F F F
F F

F F F F
F

F F F F F F F F
F
F
F
F
F
F
F

F F F F F F

F F F F F F F F F F F F F F F F
F
F 12:12 12:12 3:12 12:12 12:12
18571 WITHEY RD,
MONTE SERENO, CA 95030
18544 BECK AVE,
MONTE SERENO, CA 95030
18528 BECK AVE,
MONTE SERENO, CA 95030
PROPERTY ZONING INFORMATION: · The project is located on 18571 Withey Rd, Monte Sereno, CA and it is within R-1-8 · Lot Slope =46%, (According to Average Slope Memo attached at the end of the pdf file) - MAXIMUM SIZE OF MAIN DWELLING UNIT FOR 2 STORY (includes required enclosed parking spaces, attached or detached) = 3,000 SF
- On lots with slope of 10% or greater, see separate handout titled Slope Density Formula - Required lot size will be increased, allowable maximum house size will be reduced, and the allowable impervious coverage limits will be reduced. - Maximum size of the main dwelling unit may be increased by 0.15 square feet for each one square foot that the net lot size exceeds 10,000 square feet or the minimum lot size required by the slope-density formula. - According to slope formula, minimum lot size LS = 43,560 SF/(5.45-0.089 S) = 43,560 SF/(5.45 - 0.089 *(46))= 43,560 SF/(5.45 -4.094)= 43,560 SF/1.356=32,124 SF - Maximum size of the main dwelling unit may be increased by [0.15*(47,254 SF - 32,124 SF) =[0.15*15,130]=2269.5 SF
- MAXIMUM SIZE OF MAIN DWELLING UNIT FOR 2 STORY
= 3,000 SF+ 2269.5 SF= 5,269.5 SF
· Maximum structural coverage= 38%
· Maximum impervious coverage= 46%
· Setbacks:

Each of the minimum front, side and rear yard setbacks shall be increased by 2 ½ feet for single story portion and by five feet for second story portion for each 6,000 square feet that the lot exceeds the minimum lot size.

First Floor: - Front Setback: 30 ft - Rear Setback: 35 ft - Side Setback: 20.5 ft Second Floor: - Front Setback: 40 ft - Rear Setback: 40 ft - Side Setback: 30 ft VARIANCE REQUEST: · According to Adjacent General Site Plan, the left part of the lot is heavily wooded area with a very steep slope and its not suitable for construction as shown on Exiting Topographical Survey [A02]. While the right part, where the main residence exists is the only part suitable for construction. · The setback requirements, as outlined in the site plan, would allow for a very small residence build, especially on the second floor. Whilst the allowable dwelling site according to the slope density calculation is 5,269.5 sqft. Due to the setbacks, and the lot's geometric shape, only 2,340 SF can be built without a variance. · Comparison with Adjacent Neighbors:

Project Lot: 18571 Withey Rd: Lot Size: 47,254 SF, Existing building coverage: 1,308 SF, Building total area=2305.8 SF Neighbors Lot:
- 18544 Beck Ave: Lot Size: 48,304 SF>47,254 (18571 Withey Rd), Existing Building Coverage:4,009 SF>1,308 SF, Building total area= 4,500 SF > 2304 SF
- 18528 Beck Ave:Lot Size: 46,359 SF<47,254 (18571 Withey Rd), Existing Building Coverage:3,209 SF> 1,308 SF, Building total area= 3,209 SF > 2304 SF
- 18510 Beck Ave: Lot Size: 47,350 SF >47,254 (18571 Withey Rd),Existing Building Coverage:3,447 SF> 1,308 SF, Building total area= 6,894 SF > 2304 SF
- The 3 adjacent lot sizes are close to 18571 Withey Rd lot size but they have greater lot coverage and building size. · Based on the information mentioned previously, we are requesting a Variance:

Setback Variance

1. Allowed Setbacks:

First Floor: - Front Setback: 30 ft - Rear Setback: 35 ft - Side Setback: 20.5ft Second Floor: - Front Setback: 40 ft - Rear Setback: 40 ft - Side Setback: 30 ft

2. Variance Proposed Setbacks:

First Floor:
- Front Setback: 25ft - Rear Setback: 20ft
- Side Setback: 6ft
Second Floor:
- Front Setback: 30ft - Rear Setback: 30ft
- Side Setback: 10ft
18571 WITHEY RD PICTURE 1 18571 WITHEY RD PICTURE 2
Building Limit
Allowed Set
back limit
LEGEND:

PA (Planted Area)
Concrete Walkway
Grass
Asphalt
Brick Pavers
F F Fence Line
Asphalt Shingles
M- Multi- Trunk Tree
Tree
= ELECTRIC METER
= AIR CONDITIONER
= GAS METER
= FLOOR DRAIN
Pavers
= DOWNSPOUT
Proposed Set
back limit
X = TREE TO BE REMOVED
18544 BECK AVE PICTURE 1 18544 BECK AVE PICTURE 2
18528 BECK AVE PICTURE 1 18528 BECK AVE PICTURE 2
18510 BECK AVE,
MONTE SERENO, CA 95030, USA
18510 BECK AVE PICTURE 1 18510 BECK AVE PICTURE 2
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A01
General Site Plan

A02
N

FIRST FLOOR BUILDABLE AREA
Heavily wooded area with a very steep
slope

SECOND FLOOR BUILDABLE AREA
Heavily wooded area with a very steep
slope
AREA= 3075 SF
AREA= 1463 SF
NOTES: - MAXIMUM SIZE OF MAIN DWELLING UNIT FOR 2 STORY = 3,000 SF+ 2269.5 SF= 5,269.5 SF
- ACCORDING TO THE REQUIRED SETBACKS, THE MAXIMUM BUILDABLE AREA IS 2721 SF << 5,269.5 SF = MAXIMUM SIZE OF MAIN DWELLING UNIT FOR 2 STORY 34'-11 3/4"
52'-8 1/4"
43'-2 3/4" 20'
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A03
Existing Site
Plan

F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F 11:12 11:12 11:12 12:12 12:12 12:12 12:12 12:12 11:1211:12 11:12 1/4:12 12:12
12 1/4:12 12 1/4:12
12:12 12:12 12:12 12:12
Building Limit
Allowed Set
back limit
LEGEND:

PA (Planted Area)
Concrete Walkway
Grass
Asphalt
Brick Pavers
F F Fence Line
Asphalt Shingles
M- Multi- Trunk Tree
Tree
= ELECTRIC METER
= AIR CONDITIONER
= GAS METER
= FLOOR DRAIN
Pavers
= DOWNSPOUT
Proposed Set
back limit X = TREE TO BE REMOVED N 12:12 12:12 3:12 12:12 12:12 (E) 4 FEET WIRE FENCE
(E) 5.5 FEET WOOD & WIRE FENCE
(E) 5 FEET WIRE FENCE
(E) 5.7 FEET WOOD FENCE
21'-1" 20'-4 3/4" 48'-1 3/4" 47'-0 1/4" 33'-0 1/2" 32' 35'-2 3/4" 34'-0 1/2" 34'-3 1/4" 33'-7 1/4" 25'-8 3/4" 24'-2 1/4" 26'-1 1/4" Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A04
Existing Site
Plan

UP F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F

CONCRETE WALKWAY F F F

HOT TUB DN
DN

SHALLOW
DEEP
POOL
DEEP
UP
Building Limit
Allowed Set
back limit
LEGEND:

PA (Planted Area)
Concrete Walkway
Grass
Asphalt
Brick Pavers
F F Fence Line
Asphalt Shingles
M- Multi- Trunk Tree
Tree = ELECTRIC METER
= AIR CONDITIONER
= GAS METER
= FLOOR DRAIN
= DOWNSPOUT
Pavers
Proposed Set
back limit
NOTES: - FIVE (E) TREES ON THE (E) WOODEN DECK WILL BE REMOVED TO

CONSTRUCT (N) ADDITION ON THE FIRST FLOOR
(E) TREE TO BE REMOVED
(E) TREE TO BE REMOVED
(E) TREE TO BE REMOVED
(E) TREE TO BE REMOVED 3:12
24'-1012"

TENSION CABLE HANDRAIL
UP
UP 2:12 7:12
7:12 11:12 7:12
1/4:12 7:12 5:12
TERRACE 6:12 6:12
6:12 6:12
(E) TREE TO BE REMOVED
Allowed Main Dwelling Size, Structural & Impervious Coverage & Setbacks according to Lot Slope= 46% (According to Average Slope Memo attached at the end of the pdf file):

Size of Main Dwelling:
- MAXIMUM SIZE OF MAIN DWELLING UNIT FOR 2 STORY (includes required enclosed parking spaces, attached or detached) = 3,000 SF
- On lots with slope of 10% or greater, see separate handout titled Slope Density Formula - Required lot size will be increased, allowable maximum house size will be reduced, and the allowable impervious coverage limits will be reduced. - Maximum size of the main dwelling unit may be increased by 0.15 square feet for each one square foot that the net lot size exceeds 10,000 square feet or the minimum lot size required by the slope-density formula. - According to slope formula, minimum lot size LS = 43,560 SF/(5.45-0.089 S) = 43,560 SF/(5.45 - 0.089 *(46))= 43,560 SF/(5.45 -4.094)= 43,560 SF/1.356=32,124 SF - Maximum size of the main dwelling unit may be increased by [0.15*(47,254 SF - 32,124 SF) =[0.15*15,130]=2269.5 SF - MAXIMUM SIZE OF MAIN DWELLING UNIT FOR 2 STORY = 3,000 SF+ 2269.5 SF= 5,269.5 SF - Proposed Main Dwelling Size = 4,915.7 SF Structural & Impervious Coverage:

Maximum structural coverage. The maximum structural coverage allowed on a parcel of property (expressed in a percentage of the area of the parcel or lot) is as follows:
a. Forty percent (40%).
b. Notwithstanding subsection C.7.a of this Section the structural coverage shall be decreased by two percent (2%) for each two thousand (2,000) square feet by which the area of the parcel of property or lot exceeds twelve thousand (12,000) square feet.

Actual Lot area=47,254 SF
Minimum lot area according to slope formula= 32,124 SF equivalent to 8,000 SF Maximum structural coverage= 26%
Maximum impervious coverage. The maximum impervious coverage allowed on a parcel of property (expressed in a percentage of the area of the parcel or lot) is as follows:
a. Sixty percent (60%).
b. Two-story building: Sixty percent (60%).
c. Notwithstanding subsection C.9.a. of this Section, the allowed impervious coverage shall be decreased by four percent (4%) for each two thousand (2,000) square feet by which the area of a parcel of property or lot exceeds twelve thousand (12,000) square feet, or by two percent (2%) for each five percent (5%) of slope that the parcel exceeds a ten percent (10%) average slope, whichever formula reduction is greatest, provided, however, in no event shall the impervious coverage on any parcel of property be reduced below twelve percent (12%) or exceed twenty thousand (20,000) square feet whichever is less.

Actual Lot area=47,254 SF
Minimum lot area according to slope formula= 32,124 SF equivalent to 8,000 SF Area: maximum impervious coverage: 60%
Slope: maximum impervious coverage: 46%
Maximum impervious coverage= 46%
Setbacks:

Each of the minimum front, side and rear yard setbacks shall be increased by 2 ½ feet for single story portion and by five feet for second story portion for each 6,000 square feet that the lot exceeds the minimum lot size.

First Floor: - Front Setback: 30 ft - Rear Setback: 35 ft - Side Setback: 20.5ft Second Floor: - Front Setback: 40 ft - Rear Setback: 40 ft - Side Setback: 30 ft 12:12 12:12 3:12 12:12 12:12 N Variance Request:

Variance Proposed Setbacks :
- ALLOWED MAIN DWELLING SIZE to remain as is (5,269.5 SF) according to lot slope 46% calculations - ALLOWED STRUCTURAL & IMPERVIOUS COVERAGE to remain as is according to lot slope 46% calculations. - SETBACK VARIANCE

1. Allowed Setbacks:

First Floor: - Front Setback: 30 ft - Rear Setback: 35 ft - Side Setback: 20.5ft Second Floor: - Front Setback: 40 ft - Rear Setback: 40 ft - Side Setback: 30 ft

2. Variance Proposed Setbacks:

First Floor:
- Front Setback: 25ft
- Rear Setback: 20ft
- Side Setback: 6ft
Second Floor:
- Front Setback: 30ft
- Rear Setback: 30ft
- Side Setback: 10ft
(E) 4 FEET WIRE FENCE
(E) 5.5 FEET WOOD & WIRE FENCE
(E) 5 FEET WIRE FENCE
(E) 5.7 FEET WOOD FENCE 32' 33'-9" 35'-2 3/4" 33'-1"
10'-1 1/2" 8'-7 1/4" 6'-7 1/2" 26'-2 3/4" 6'-11 1/2" 5'-11 1/2" 28'-6 3/4" 30'-1 1/2" 10'-4 3/4" 8'-11" 27'-3" 31'-7 1/4" 33'-2 1/4" 25'-9" 22'-11 1/4" 24'-3 1/4" 23'-5 1/4" 26'-1 3/4" 32'-10 3/4" (E) TREE TO BE REMOVED
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A05
New Site Plan

HOT TUB
DN

SHALLOW
DEEP
POOL
DEEP
WH

ROOF PROJECTION

ROOF PROJECTION ROOF PROJECTION
132" UP
BATH #4
MASTER
BEDROOM #4
DN 8"
BATH #5

BENCH WITH STORAGE UNDER
WINDOW

ENTRY & HALLWAY

KING BED

LIVING ROOM
KITCHEN & DINING TV+ MEDIA CENTER
2 CAR GARAGE EV CHARGER DW

LAUNDRY/

MUD ROOM
BEDROOM #5

WIC BENCH WITH SHOE STORAGE
COAT
HOOKS
REF DW

NANA FOLDING

DOOR/WINDOW MICROWAVE DRAWER
6"x6"

POST BEAM

VAULTED

CEILING
PANTRY

FURNACE
UP 11"
7"
STEP

EXTERIOR UTILITY
ROOM
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
11'-6" CLG.
2'-6" BELOW MAIN FLOOR
LEVEL
10'-0" CLG.

DECK
WATER

SOFTENER
DN 2" STORAGE

STORAGE

TV CLOSET

UNDER COUNTER WINE FRIDGE CABINETS
COATS
CLOSET

SHOWER BENCH
2'-8" 2'-6" 2'-0" CABINETS DRAWER 4'-0"
(SYNTHETIC WOOD)
UP
UP
10'-0" CLG.

DN 12"
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.

TOP OF PLATE 10'-0"
TOP OF PLATE 12'-9"

TENSION CABLE

HANDRAIL

TENSION CABLE

HANDRAIL

TENSION CABLE

HANDRAIL
18'-6" 1'-0" 9'-4"
9'-4" 6'-0" 1'-0" 9'-0" 1'-0"
10'-6" 1'-0" 7'-0" 1'-0" 9'-0" 1'-0" 6'-0" 1'-0"

TENSION CABLE

HANDRAIL

ADU PLAN
6" 1'-6" 8'-0" 6" 7'-6" 1'-6"
6" 19'-0"
19'-6" 6" 3'-0" 12'-0" 1'-0" 6" 6" 16'-0" 6" 17'-0"
6" 1'-0" 7'-0" 7'-312" 3'-0" 812" 6" 19'-0"
19'-6" 5'-0" 612" 5'-612" 712" 3'-912" 3'-2" 7'-212" 512" 1'-2" 2'-0" 1'-2" 612" 8'-11" 5'-0" 6'-0" 5'-0" 6" 2'-0" 16'-0" 1'-1112" 612" 712" 14'-112" 512" 4'-4" 612" 8'-11" 612" 16'-112" 412" 19'-1112" 612" 612" 37'-612" 20'-1" 8'-11" 6" 11'-7" 6'-0" 3'-2" 3'-0" 2'-10" 6" 1'-7" 3'-0" 1'-7" 612" 6" 26'-7" 6" 6'-2" 612" 34'-312" 612 6'-4 " 12" 4'-5" 3'-0"
13'-912" 612" 14'-4" 4'-1112" 612" 3'-0" 2'-10" 1'-1012 4 " 12 7 " 12" 3" 3'-0" 8'-3" 412
3'-10 " 12" 1'-912" 2'-6" 1'-9" 6'-012" 2'-612" 312" 1'-6" 612" 2'-412" 612" 6" 7'-0" 8'-012" 7" 1'-6" 312" 2'-412" 2'-7" 512" 1'-10" 6'-0" 1'-9" 512" 9'-7"10'-012" 712" 3'-012" 8'-0" 3'-1" 5" 1'-012" 1'-8" 1'-1" 712" 14'-112" 5" 3'-10" 19'-0" 6" 2'-4" 8'-0" 2'-4" 6" 12'-8" 13'-2" 13'-2"
14'-112"
4'-2" 4'-4" 4'-6"
14'-112" 9'-0" 16'-0"
19'-712" 21'-2" 5'-5"
13'-912" 6'-2" 16'-712" 7'-812"
3'-412" 10'-6" 5'-0"
4'-412" 2'-0"
6'-112" 10'-1" 12'-4"
4'-2" 2'-8" 3'-6" 1'-4"
4'-0"
2'-2" 9'-8"
13'-312" 11'-312" 3'-712" 5'-0" 3'-612" 11'-912" 12'-112" 34'-8" 10'-112" 9'-8" 7'-0" 3'-112" 8'-4"
6'-2"
19'-1112" 21'-2"
16'-0" 11'-9" 5'-912" N
DN W
01 (N)Window
W1'-0"H5'-10''
SH=0'-10" W
01 (N)Window
W1'-0"H5'-10''
SH=0'-10" W
02 (N)Window
W5'-0"H4'-0''
SH=2'-8" W
03 (N)Window
W6'-0"H4'-0''
SH=2'-8"
(N)Window
W6'-0"H2'-0''
SH=6'-0" W
04 (N)Window
W3'-0"H2'-0''
SH=6'-0" W
05 (N)Window
W3'-0"H4'-4''
SH=3'-8" W
06 (N)Window
W3'-0"H4'-4''
SH=3'-8" W
06 (N)Window
W1'-6"H4'-4''
SH=3'-8" W
07 (N)Window
W1'-6"H4'-4''
SH=3'-8" W
07 W
08 (N)Window
W7'-0"H4'-4''
SH=3'-8"
(N)Window
W5'-0"H3'-0''
SH=5'-0" W
07 W
10 (N)Window
W8'-0"H5'-0''
SH=3'-0" W
09 (N)Window
W1'-8"H5'-0''
SH=7'-1.5"
(N)Sliding Door
W8'-0"H6'-8''
DW
01 (N)Bi-Fold Door
W7'-6"H8'-0''
DW
02 W
11 (N)Window
W8'-0"H5'-0''
SH=3'-0" W
12 (N)Window
W12'-0"H7'-4''
SH=0'-8" W
13 (N)Window
W7'-0"H7'-4''
SH=0'-8" W
14 (N)Window
W3'-2"H4'-2''
SH=3'-11" W
15 (N)Window
W2'-0"H3'-2''
SH=4'-11"
1'-0"
20'-6" 1'-0" 8'-0"
1'-0"
9'-0" 1'-0" 18'-0" 2
A17 1
A17
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A06
New First Floor
Plan

LAUNDRY
BAGS

ADU PLAN

HOT TUB
DN
DN

SHALLOW
DEEP
POOL
DEEP
UP
W/D
10'-0" CLG. 2:12 3:12

4.5:12
132" DN
BEDROOM #1
BEDROOM #2
WIC
LIVING
SPACE
MASTER
BEDROOM #3
MASTER
BATH #3
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.

M. BEDROOM

WALK-IN CLOSET
TV
TV 7:12
7:12 11:12 7:12
1/4:12 7:12 5:12

TERRACE

CABINETS
WIC
10'-0" CLG.

BATH #1
10'-0" CLG.

BATH #2
10'-0" CLG. DETERGENT STORAGE DRAWER
OPEN

SHELVES

CABINETS DRAWER

VAULT CEILING
10'-0" CLG.
10'-0" CLG.
12" DN
10'-0" CLG. 512" 3'-0" 3'-412" 5'-0" 6'-412" 612" 4'-612" 6'-8" 4'-812" 412" 5'-6" 6'-0" 5'-4" 412" 4'-7" 2'-6" 3'-2" 612" 512" 17'-9" 612" 15'-11" 412" 16'-10" 412" 10'-3" 612" 18'-9" 44'-312" 612" 1'-612" 3'-0" 1'-512" 412" 2'-412" 3'-0" 2'-412" 6" 7'-1012" 412" 6'-0" 6" 612" 6'-0" 412" 7'-9" 6" 7'-1012" 412" 6'-0" 6" 29'-11" 4'-312" 612" 1'-0" 7'-0" 8'-0" 412" 2'-012" 6'-8" 3'-7" 3'-0" 1'-612" 512" 512" 16'-10" 412" 16'-0" 612" 34'-212" 512" 5'-112" 3'-0" 1'-2" 412"1'-112" 2'-6" 1'-0" 5" 1'-012" 1'-8" 5'-1012" 3'-0" 1'-512" 2'-6" 3'-11" 412" 3'-612" 10'-0" 3'-012" 712" 4'-7" 2'-6" 3'-2" 612" 512" 9'-312" 412" 4'-712" 5" 19'-6" 412" 16'-7" 712" 10'-3" 612" 63'-012" 16'-0" 17'-9" 16'-10"
4'-712" 3'-612"
9'-312" 12'-11" 13'-8" 11'-812" 5'-1"
16'-1"
11'-0" 28'-1012"
16'-7" 14'-112" 14'-3"
10'-3" 6'-0" 7'-1012" 7'-9" 6'-0"
10'-3"
10'-3"
4'-3" 4'-712"
1'-6"
16'-10" N W
16 (N)Window
W6'-8"H5'-0''
SH=3'-0" W
17 (N)Window
W6'-0"H5'-0''
SH=3'-0" W
18 (N)Window
W2'-6"H3'-0''
SH=5'-0" W
19 (N)Window
W3'-0"H3'-0''
SH=5'-0" W
19 (N)Window
W3'-0"H3'-0''
SH=5'-0" W
20 (N)Window
W3'-0"H3'-0''
SH=5'-0" W
20 (N)Window
W3'-0"H3'-0''
SH=5'-0" W
18 (N)Window
W2'-6"H3'-0''
SH=5'-0" W
21 (N)Window
W10'-0"H4'-0''
SH=4'-0" W
21 (N)Window
W3'-0"H5'-0''
SH=3'-0" W
22 (N)Window
W1'-8"H5'-0''
SH=3'-0" W
23 (N)Window
W2'-6"H5'-0''
SH=3'-0" W
24 (N)Window
W3'-0"H5'-0''
SH=3'-0" W
25 (N)Window
W3'-0"H3'-0''
SH=5'-0" W
26 (N)Window
W6'-8"H4'-0''
SH=4'-0" W
27 (N)Window
W7'-0"H5'-0''
SH=3'-0" W
28 (N)Window
W3'-0"H5'-0''
SH=3'-0" W
29 (N)Window
W5'-0"H5'-0''
SH=3'-0" 2
A17 1
A17
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A07
New Second
Floor Plan

N 3:12
24'-1012"

TENSION CABLE

HANDRAIL
UP
UP 2:12 7:12
7:12 11:12 7:12
1/4:12 7:12 5:12
TERRACE 6:12 6:12
6:12 6:12 12:12 12:12 3:12 12:12 12:12
NEW
ROOF
NEW
ROOF
NEW
ROOF
NEW
ROOF
NEW
ROOF
Building Limit
Allowed Set
back limit
LEGEND:

PA (Planted Area)
Concrete Walkway
Grass
Asphalt
Brick Pavers
F F Fence Line
Asphalt Shingles
M- Multi- Trunk Tree
Tree
= ELECTRIC METER
= AIR CONDITIONER
= GAS METER
= FLOOR DRAIN
Pavers
= DOWNSPOUT
Proposed Set
back limit X = TREE TO BE REMOVED

HOT TUB
DN
DN

SHALLOW
DEEP
POOL
DEEP
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A08
New Roof
Floor Plan

HOT TUB
DN

SHALLOW
DEEP
POOL
DEEP
WH

ROOF PROJECTION

ROOF PROJECTION ROOF PROJECTION
132" UP
BATH #4
MASTER
BEDROOM #4
DN 8"
BATH #5

BENCH WITH STORAGE UNDER
WINDOW

ENTRY & HALLWAY

KING BED

LIVING ROOM
KITCHEN & DINING TV+ MEDIA CENTER
2 CAR GARAGE EV CHARGER
D
W

LAUNDRY/

MUD ROOM
BEDROOM #5

WIC BENCH WITH SHOE STORAGE
COAT
HOOKS
REF DW

NANA FOLDING

DOOR/WINDOW MICROWAVE DRAWER
6"x6"

POST BEAM

VAULTED

CEILING
PANTRY

FURNACE
UP 11"
7"
STEP

EXTERIOR UTILITY
ROOM
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
11'-6" CLG.
2'-6" BELOW MAIN FLOOR
LEVEL
10'-0" CLG.

DECK
WATER

SOFTENER
DN 2" STORAGE

STORAGE

TV CLOSET

UNDER COUNTER WINE FRIDGE CABINETS
COATS
CLOSET

SHOWER BENCH
2'-8" 2'-6" 2'-0" CABINETS DRAWER 4'-0"
(SYNTHETIC WOOD)
UP
UP
10'-0" CLG.

DN 12"
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.

TOP OF PLATE 10'-0"
TOP OF PLATE 12'-9"

TENSION CABLE

HANDRAIL

TENSION CABLE

HANDRAIL

TENSION CABLE

HANDRAIL
16'-10" 1'-0" 9'-4"
9'-4" 6'-0" 1'-0" 9'-0" 1'-0"
10'-6" 1'-0" 7'-0" 1'-0" 9'-0" 1'-0" 6'-0" 1'-0"

TENSION CABLE

HANDRAIL

ADU PLAN
N
Area Encroaching Allowed Setbacks
(A=761.2 SF)
LEGEND:
6" 1'-6" 8'-0" 6" 7'-6" 1'-6"
6" 19'-0"
19'-6" 6" 3'-0" 12'-0" 1'-0" 6" 6" 16'-0" 6" 17'-0"
6" 1'-0" 7'-0" 7'-312
" 3'-0" 8
1 2
" 6" 19'-0"
19'-6" 5'-0" 6
1 2
" 5'-6
1 2
" 7
1 2
" 3'-91
2 " 3'-2" 7'-2
1 2
" 5
1 2
" 1'-2" 2'-0" 1'-2" 6
1 2
" 8'-11" 5'-0" 6'-0" 5'-0" 6" 2'-0" 16'-0" 1'-11
1 2
" 6
1 2
" 7
1 2
" 14'-11
2 " 5
1 2
" 4'-4" 6
1 2
" 8'-11" 6
1 2
" 16'-1
1 2
" 4
1 2
" 19'-11
1 2
" 6
1 2
" 6
1 2
" 37'-6
1 2
" 20'-1" 8'-11" 6" 11'-7" 6'-0" 3'-2" 3'-0" 2'-10" 6" 1'-7" 3'-0" 1'-7" 6 1 2
" 6" 26'-7" 6" 6'-2" 6
1 2
" 34'-3
1 2
"
6 1
2 6'-4 " 1
2 " 4'-5" 3'-0"
13'-9
1 2
" 6
1 2
" 14'-4" 4'-11
1 2
" 6
1 2
" 3'-0" 2'-10" 1'-10
1 2
4 " 1
2 7 " 1
2 " 3" 3'-0"
8'-3" 4
1 2
3'-10 " 1
2 " 1'-9
1 2
" 2'-6"
1'-9" 6'-0
1 2
" 2'-6
1 2
" 3
1 2
" 1'-6"
6 1
2 " 2'-4
1 2
" 6
1 2
" 6" 7'-0"
8'-0
1 2
" 7"
1'-6"
3 1
2 " 2'-4
1 2
" 2'-7" 5
1 2
" 1'-10" 6'-0" 1'-9" 5
1 2
" 9'-7"10'-0
1 2
"
7 1
2 " 3'-01
2 " 8'-0" 3'-1" 5" 1'-0
1 2
" 1'-8" 1'-1"
7 1
2 " 14'-11
2 " 5" 3'-10"
19'-0" 6" 2'-4" 8'-0" 2'-4" 6" 12'-8" 13'-2" 13'-2"
14'-11
2 "
4'-2" 4'-4" 4'-6"
14'-11
2 " 9'-0" 16'-0"
19'-71
2 " 21'-2" 5'-5"
13'-9
1 2
" 6'-2" 16'-7
1 2
" 7'-8
1 2
"
3'-4
1 2
" 10'-6" 5'-0"
4'-4
1 2
" 2'-0"
6'-1
1 2
" 10'-1" 12'-4"
4'-2" 2'-8" 3'-6" 1'-4"
4'-0"
2'-2" 9'-8"
13'-3
1 2
" 11'-3
1 2
" 3'-7
1 2
" 5'-0" 3'-6
1 2
" 11'-9
1 2
" 12'-1
1 2
" 34'-8"
10'-1
1 2
" 9'-8" 7'-0" 3'-1
1 2
" 8'-4"
6'-2"
19'-11
1 2
" 21'-2"
16'-0" 11'-9" 5'-9
1 2
"
18'-10" 1'-0" 8'-0"
1'-0"
9'-0" 1'-0" 18'-0"
1'-0"
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A09
New First Floor
Plan- Variance
Request

LAUNDRY
BAGS

ADU PLAN

HOT TUB
DN
DN

SHALLOW
DEEP
POOL
DEEP
UP
W/D
10'-0" CLG. 2:12 3:12

4.5:12
132" DN
BEDROOM #1
BEDROOM #2
WIC
LIVING
SPACE
MASTER
BEDROOM #3
MASTER
BATH #3
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.

M. BEDROOM

WALK-IN CLOSET
TV
TV 7:12
7:12 11:12 7:12
1/4:12 7:12
5:12

TERRACE

CABINETS
WIC
10'-0" CLG.

BATH #1
10'-0" CLG.

BATH #2
10'-0" CLG. DETERGENT STORAGE DRAWER
OPEN

SHELVES

CABINETS DRAWER

VAULT CEILING
10'-0" CLG.
10'-0" CLG.
12" DN
10'-0" CLG.

N
5 1
2 " 3'-0" 3'-41
2 " 5'-0" 6'-4
1 2
" 6
1 2
" 4'-6
1 2
" 6'-8" 4'-8
1 2
" 4
1 2
" 5'-6" 6'-0" 5'-4" 4
1 2
" 4'-7" 2'-6" 3'-2" 6
1 2
" 5
1 2
" 17'-9" 6
1 2
" 15'-11" 4
1 2
" 16'-10" 4
1 2
" 10'-3" 6
1 2
" 18'-9" 44'-3
1 2
"
6 1
2 " 1'-6
1 2
" 3'-0" 1'-5
1 2
" 4
1 2
" 2'-4
1 2
" 3'-0" 2'-4
1 2
" 6" 7'-10
1 2
" 4
1 2
" 6'-0" 6" 6
1 2
" 6'-0" 4
1 2
" 7'-9" 6" 7'-10
1 2
" 4
1 2
" 6'-0" 6" 29'-11" 4'-3
1 2
"
6 1
2 " 1'-0" 7'-0" 8'-0" 4
1 2
" 2'-0
1 2
" 6'-8" 3'-7" 3'-0" 1'-6
1 2
" 5
1 2
" 5
1 2
" 16'-10" 4
1 2
" 16'-0" 6
1 2
" 34'-2
1 2
"
5 1
2 " 5'-11
2 " 3'-0" 1'-2" 4
1 2
"1'-1
1 2
" 2'-6" 1'-0" 5" 1'-0
1 2
" 1'-8" 5'-10
1 2
" 3'-0" 1'-5
1 2
" 2'-6" 3'-11" 4
1 2
" 3'-6
1 2
" 10'-0" 3'-0
1 2
" 7
1 2
" 4'-7" 2'-6" 3'-2" 6
1 2
" 5
1 2
" 9'-31
2 " 4
1 2
" 4'-7
1 2
" 5" 19'-6" 4
1 2
" 16'-7" 7
1 2
" 10'-3" 6
1 2
" 63'-0
1 2
" 16'-0"
17'-9" 16'-10"
4'-7
1 2
" 3'-6
1 2
"
9'-31
2 " 12'-11" 13'-8" 11'-8
1 2
" 5'-1"
16'-1"
11'-0" 28'-10
1 2
"
16'-7" 14'-1
1 2
" 14'-3"
10'-3" 6'-0" 7'-10
1 2
" 7'-9" 6'-0"
10'-3"
10'-3"
4'-3" 4'-7
1 2
"
1'-6"
16'-10"
Area Encroaching Allowed Setbacks
(A=1098 SF)
LEGEND:

Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A10
New Second Floor
Plan- Variance
Request

TENSION CABLE

HANDRAIL

ADU PLAN

HOT TUB
DN

SHALLOW
DEEP
POOL
DEEP
WH

ROOF PROJECTION

ROOF PROJECTION ROOF PROJECTION
132" UP
BATH #4
MASTER
BEDROOM #4
DN 8"
BATH #5

BENCH WITH STORAGE UNDER
WINDOW

ENTRY & HALLWAY

KING BED

LIVING ROOM
KITCHEN & DINING TV+ MEDIA CENTER
2 CAR GARAGE EV CHARGER
D
W

LAUNDRY/

MUD ROOM
BEDROOM #5

WIC BENCH WITH SHOE STORAGE
COAT
HOOKS
REF DW

NANA FOLDING

DOOR/WINDOW MICROWAVE DRAWER
6"x6"

POST BEAM

VAULTED

CEILING
PANTRY

FURNACE
UP 11"
7"
STEP

EXTERIOR UTILITY
ROOM
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
11'-6" CLG.
2'-6" BELOW MAIN FLOOR
LEVEL
10'-0" CLG.

DECK
WATER

SOFTENER
DN 2" STORAGE

STORAGE

TV CLOSET

UNDER COUNTER WINE FRIDGE CABINETS
COATS
CLOSET

SHOWER BENCH
2'-8" 2'-6" 2'-0" CABINETS DRAWER 4'-0"
(SYNTHETIC WOOD)
UP
UP
10'-0" CLG.

DN 12"
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.

TOP OF PLATE 10'-0"
TOP OF PLATE 12'-9"

TENSION CABLE

HANDRAIL

TENSION CABLE

HANDRAIL

TENSION CABLE
HANDRAIL 6'-0" 1'-0" 9'-0"
10'-6" 1'-0" 7'-0" 1'-0" 9'-0" 1'-0" 6'-0" 1'-0"

TENSION CABLE

HANDRAIL

HOT TUB
DN

SHALLOW
DEEP
POOL
DEEP
WH

ROOF PROJECTION

ROOF PROJECTION ROOF PROJECTION
132" UP
BATH #4
MASTER
BEDROOM #4
DN 8"
BATH #5

BENCH WITH STORAGE UNDER
WINDOW

ENTRY & HALLWAY

KING BED

LIVING ROOM
KITCHEN & DINING TV+ MEDIA CENTER
2 CAR GARAGE EV CHARGER
D
W

LAUNDRY/

MUD ROOM
BEDROOM #5

WIC BENCH WITH SHOE STORAGE
COAT
HOOKS
REF DW

NANA FOLDING

DOOR/WINDOW MICROWAVE DRAWER
6"x6"

POST BEAM

VAULTED

CEILING
PANTRY

FURNACE
UP 11"
7"
STEP

EXTERIOR UTILITY
ROOM
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
11'-6" CLG.
2'-6" BELOW MAIN FLOOR
LEVEL
10'-0" CLG.

DECK
WATER

SOFTENER
DN 2" STORAGE

STORAGE

TV CLOSET

UNDER COUNTER WINE FRIDGE CABINETS
COATS
CLOSET

SHOWER BENCH
2'-8" 2'-6" 2'-0" CABINETS DRAWER 4'-0"
(SYNTHETIC WOOD)
UP
UP
10'-0" CLG.

DN 12"
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.

TOP OF PLATE 10'-0"
TOP OF PLATE 12'-9"

TENSION CABLE

HANDRAIL

TENSION CABLE

HANDRAIL

TENSION CABLE

HANDRAIL

ADU PLAN
6" 1'-6" 8'-0" 6" 7'-6" 1'-6"
6" 19'-0"
19'-6" 6" 3'-0" 12'-0" 1'-0" 6" 6" 16'-0" 6" 17'-0"
6" 1'-0" 7'-0" 7'-31
2 " 3'-0" 8
1 2
" 6" 19'-0"
19'-6" 5'-0" 6
1 2
" 5'-6
1 2
" 7
1 2
" 3'-91
2 " 3'-2" 7'-2
1 2
" 5
1 2
" 1'-2" 2'-0" 1'-2" 6
1 2
" 8'-11" 5'-0" 6'-0" 5'-0" 6" 2'-0" 16'-0" 1'-11
1 2
" 6
1 2
" 7
1 2
" 14'-11
2 " 5
1 2
" 4'-4" 6
1 2
" 8'-11" 6
1 2
" 16'-1
1 2
" 4
1 2
" 19'-11
1 2
" 6
1 2
" 6
1 2
" 37'-6
1 2
" 20'-1" 8'-11" 6" 11'-7" 6'-0" 3'-2" 3'-0" 2'-10" 6" 1'-7" 3'-0" 1'-7" 6 1 2
" 6" 26'-7" 6" 6'-2" 6
1 2
" 34'-3
1 2
"
6 1
2 6'-4 " 1
2 " 4'-5" 3'-0"
13'-9
1 2
" 6
1 2
" 14'-4" 4'-11
1 2
" 6
1 2
" 3'-0" 2'-10" 1'-10
1 2
4 " 1
2 7 " 1
2 " 3" 3'-0"
8'-3" 4
1 2
3'-10 " 1
2 " 1'-9
1 2
" 2'-6"
1'-9" 6'-0
1 2
" 2'-6
1 2
" 3
1 2
" 1'-6"
6 1
2 " 2'-4
1 2
" 6
1 2
" 6" 7'-0"
8'-0
1 2
" 7"
1'-6"
3 1
2 " 2'-4
1 2
" 2'-7" 5
1 2
" 1'-10" 6'-0" 1'-9" 5
1 2
" 9'-7"10'-0
1 2
"
7 1
2 " 3'-01
2 " 8'-0" 3'-1" 5" 1'-0
1 2
" 1'-8" 1'-1"
7 1
2 " 14'-11
2 " 5" 3'-10"
19'-0" 6" 2'-4" 8'-0" 2'-4" 6" 12'-8" 13'-2" 13'-2"
14'-11
2 "
4'-2" 4'-4" 4'-6"
14'-11
2 " 9'-0" 16'-0"
19'-71
2 " 21'-2" 5'-5"
13'-9
1 2
" 6'-2" 16'-7
1 2
" 7'-8
1 2
"
3'-4
1 2
" 10'-6" 5'-0"
4'-4
1 2
" 2'-0"
6'-1
1 2
" 10'-1" 12'-4"
4'-2" 2'-8" 3'-6" 1'-4"
4'-0"
2'-2" 9'-8"
13'-3
1 2
" 11'-3
1 2
" 3'-7
1 2
" 5'-0" 3'-6
1 2
" 11'-9
1 2
" 12'-1
1 2
" 34'-8"
10'-1
1 2
" 9'-8" 7'-0" 3'-1
1 2
" 8'-4"
6'-2"
19'-11
1 2
" 21'-2"
16'-0" 11'-9" 5'-9
1 2
"
N

TENSION CABLE

HANDRAIL
18'-6" 1'-0" 9'-4"
9'-4" 1'-0"
1'-0"
1'-0" 18'-0"
20'-6" 1'-0" 8'-0" 1'-0"
9'-0" 4'-2
1 2
"
3'-2"
LEGEND:

LIVING SPACE IN FIRST FLOOR 2,204.5 SF
GARAGE 532.7 SF DECK 807 SF
POOL AREA 369 SF
TOTAL LIVING SPACE IN 1ST FLOOR 2313 SF
GARAGE AREA 532.7 SF
TOTAL LIVABLE AREA ON 1ST & 2ND FLOOR = 4279.2 SF
TOTAL MAIN DWELLING AREA 4915.7 SF
TOTAL STRUCTURAL COVERAGE 3595 SF
UTILITY ROOM 103 SF COVERED PORCH 108.4 SF
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A11
First Floor Area
Plan

HOT TUB
DN
DN

SHALLOW
DEEP
POOL
DEEP
UP
W/D
10'-0" CLG. 2:12 3:12

4.5:12
132" DN
BEDROOM #1
BEDROOM #2
WIC
LIVING
SPACE
MASTER
BEDROOM #3
MASTER
BATH #3
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.
10'-0" CLG.

M. BEDROOM

WALK-IN CLOSET
TV
TV 7:12
7:12 11:12 7:12
1/4:12 7:12
5:12

TERRACE

CABINETS
WIC
10'-0" CLG.

BATH #1
10'-0" CLG.

BATH #2
10'-0" CLG. DETERGENT STORAGE DRAWER
OPEN

SHELVES

CABINETS DRAWER

VAULT CEILING
10'-0" CLG.
10'-0" CLG.
12" DN
10'-0" CLG.

LAUNDRY
BAGS

ADU PLAN
5 1
2 " 3'-0" 3'-41
2 " 5'-0" 6'-4
1 2
" 6
1 2
" 4'-6
1 2
" 6'-8" 4'-8
1 2
" 4
1 2
" 5'-6" 6'-0" 5'-4" 4
1 2
" 4'-7" 2'-6" 3'-2" 6
1 2
" 5
1 2
" 17'-9" 6
1 2
" 15'-11" 4
1 2
" 16'-10" 4
1 2
" 10'-3" 6
1 2
" 18'-9" 44'-3
1 2
"
6 1
2 " 1'-6
1 2
" 3'-0" 1'-5
1 2
" 4
1 2
" 2'-4
1 2
" 3'-0" 2'-4
1 2
" 6" 7'-10
1 2
" 4
1 2
" 6'-0" 6" 6
1 2
" 6'-0" 4
1 2
" 7'-9" 6" 7'-10
1 2
" 4
1 2
" 6'-0" 6" 29'-11" 4'-3
1 2
"
6 1
2 " 1'-0" 7'-0" 8'-0" 4
1 2
" 2'-0
1 2
" 6'-8" 3'-7" 3'-0" 1'-6
1 2
" 5
1 2
" 5
1 2
" 16'-10" 4
1 2
" 16'-0" 6
1 2
" 34'-2
1 2
"
5 1
2 " 5'-11
2 " 3'-0" 1'-2" 4
1 2
"1'-1
1 2
" 2'-6" 1'-0" 5" 1'-0
1 2
" 1'-8" 5'-10
1 2
" 3'-0" 1'-5
1 2
" 2'-6" 3'-11" 4
1 2
" 3'-6
1 2
" 10'-0" 3'-0
1 2
" 7
1 2
" 4'-7" 2'-6" 3'-2" 6
1 2
" 5
1 2
" 9'-31
2 " 4
1 2
" 4'-7
1 2
" 5" 19'-6" 4
1 2
" 16'-7" 7
1 2
" 10'-3" 6
1 2
" 63'-0
1 2
" 16'-0"
17'-9" 16'-10"
4'-7
1 2
" 3'-6
1 2
"
9'-31
2 " 12'-11" 13'-8" 11'-8
1 2
" 5'-1"
16'-1"
11'-0" 28'-10
1 2
"
16'-7" 14'-1
1 2
" 14'-3"
10'-3" 6'-0" 7'-10
1 2
" 7'-9" 6'-0"
10'-3"
10'-3"
4'-3" 4'-7
1 2
"
1'-6"
16'-10"
N
LEGEND:

LIVING SPACE IN SECOND FLOOR 1966.3 SF
TOTAL LIVABLE AREA ON 2ND FLOOR = 1966.3 SF
GARAGE AREA 532.7 SF
TOTAL LIVABLE AREA ON 1ST & 2ND FLOOR = 4279.2 SF
TOTAL MAIN DWELLING AREA 4915.7 SF
TOTAL STRUCTURAL COVERAGE 3595 SF
10"
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A12
Second Floor
Area Plan

New South Elevation
LEGEND:

METAL ROOFING GRAPHITE
BLACK SRI 26

WOOD SIDING

STUCCO SHERMAN WILLIAMS
GREEK VILLA 7551
GLASS
12 4.5
12 4.5
7'-0" 3" 7'-4"
3'-0" 3"
3'-2" 3" 3" 3'-8"2'-0" 3" 3'-2" 3" 4'-8"1'-0"1" 5'-10" 1" 9"3'-8" 3" 1'-0"1" 5'-10" 1" 9"6'-0" 3" 4'-0" 3"16'-0" 3" 3'-0" 3" 5'-0" 3" 5'-0" 3" 5'-0" 3" 2'-9"
6'-8" 3" 5'-0" 3" 2'-9"6'-0" 3" 5'-0" 3" 2'-9"2'-6" 3" 3'-0" 3" 4'-9" 5'-7" 7" 10'-0" 1'-0" 10'-0" 27'-2" 1'-5" 1'-1" Proposed West Elevation
12 4.5
12 4.5
12'-312" 3" 7'-4" 3" 5" 8'-0" 1"
3'-0" 3" 3" 6'-8" 3" 3" 7'-0" 3" 3'-0" 3" 4'-9" 4'-0" 3" 3'-9" 5'-0" 3" 2'-9" 8'-0"
12 3
6'-0" 3" 3'-0" 3" 4'-9" 4'-4" 3" 3'-5"
12 7
12 2 5'-7" 7" 10'-0" 1'-0" 10'-0" 27'-2" 1'-5" 1'-1"
STUCCO SHERMAN WILLIAMS GREEK VILLA 7551
METAL ROOFING GRAPHITE BLACK SRI 26

CYPRESS

MAHOGANY

TIMBERTECH- VINTAGE COLLECTION- EXOTIC
HARDWOODS (CYPRESS OR MAHOGANY) 28'-2" 27'-3" 1'-6" 3'-5" 6" 3'-11" 3" 3" 6'-8" 3"
3"
3" 3" 4'-2"3" 3" 4'-11"
1" 1"
3" 10" 6'-8"
0" 1" 10"
3" 3" 2'-8" 2'-5" 8'-0"3"
3" 3" 3" 3'-0" 3'-0" 3" 2'-9"
3" 3" 3'-0"3" 3'-0" 3"3" 5'-0" 3" 3" 8" 8'-0" 27'-9" 28'-7" 14'-9" 3" 3" 8" 3"
3" 3" 5'-0" 4'-0" 3" 3" 3'-0"
3" 3" 8'-0"
3" 3" 5'-0" 3" 3'-8"
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A13
Elevations (1/2)

Proposed North Elevation
Proposed East Elevation 4'-4" 2'-6"
12 4.5
16'-0"
3"
7'-6" 6" 8'-0" 3"
2'-10" 3"
2'-6" 3" 3'-0" 3" 4'-9"10'-0" 3" 4'-0" 3" 1'-1" 3" 6'-8"2'-6" 3" 5'-0" 5'-0" 3" 1'-412" 3" 5'-0" 3" 6'-1012" 1'-8" 3" 2'-6" 3" 5'-0" 3" 2'-9" 5'-0" 3" 2'-9"3'-0" 3" 8'-0" 3" 7'-0" 3" 3'-5" 4'-4" 3" 3'-5" 6'-8" 4'-4" 3" 3'-5" 4'-4" 3" 3'-5" 5'-0" 3" 2'-9" 2'-9" 12 712 7
12 4.5
12 4.5
12 4.5
3'-0" 3" 3'-0" 3" 4'-9"3'-0" 3" 3'-0" 3" 4'-9"3'-0" 3" 3'-0" 3" 4'-9"3'-0" 3" 3'-0" 3" 4'-9" 6'-0" 3" 2'-0" 3" 5'-9"6'-8"2'-10" 3" 3'-0" 3" 2'-0" 3" 5'-9" 3" 4'-4" 3" 12 712 7 5'-7" 7" 10'-0" 1'-0" 10'-0" 27'-2" 1'-5" 1'-1" LEGEND:

METAL ROOFING GRAPHITE
BLACK SRI 26

WOOD SIDING

STUCCO SHERMAN WILLIAMS
GREEK VILLA 7551
GLASS
STUCCO SHERMAN WILLIAMS GREEK VILLA 7551
METAL ROOFING GRAPHITE BLACK SRI 26

CYPRESS

MAHOGANY

TIMBERTECH- VINTAGE COLLECTION- EXOTIC
HARDWOODS (CYPRESS OR MAHOGANY) 5'-7" 7" 10'-0" 1'-0" 10'-0" 27'-2" 1'-5" 1'-1" 30'-0" 27'-212" 29'-712" 28'-7" 30'-0" 6'-8" 8'-0" 8" 3" 3" 3" 3" 3" 1'-2" 3"
3"
3" 3" 5'-0"3" 3" 4'-0" 3'-9" 3"3" 3" 3" 7'-112" 1'-1012" 3" 3" 3" 3'-0" 3"3" 3'-0" 3" 3" 3" 3'-8" 3" 3'-8" 3" 3" 3'-8" 3" 3'-8" 3" 3'-0" 334" 8'-0" 6'-8" 3" 5'-0" 3" 3"3" 3" 5'-0"3" 3" 5'-0" 5'-0"3" 3" 6'-0"
3" 3" 3"3" 3" 6'-0" 3" 3'-5" 3'-8"
3" 3'-0" 3"
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A14
Elevations (2/2)

VIEW 1
VIEW 3 VIEW 4
VIEW5
VIEW2
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A15
Perspectives

18544 Beck Ave 18571 Withey Rd
18571 Withey Rd 18528 Beck Ave
12 4.5
12 4.5
12 4.5
12 4.5
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A16
Streetscape/
Neighborhood
Context

Section 1
Section 2
Deck 5'-7" 7" 10'-0" 1'-0" 10'-0" 27'-2" 1'-5" 1'-1"
Garage Laundry/
Mudroom
W.I.C Master
Bedroom
#4
Bath #5 Stairs Living
Room
Attic
W.I.C Bedroom #1 Lobby Master Bedroom
W.I.C
Master
Bath
12 4.5 5'-7" 7" 10'-0" 1'-0" 10'-0" 27'-2" 1'-5" 1'-1"
12 7
12 3
Attic
Master Bedroom
W.I.C
Master Bedroom
Entrance Closet Pantry
12 4.5
12 4.5
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A17
Sections

F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F 11:12 11:12 11:12 12:12 12:12 12:12 12:12 12:12 11:1211:12 11:12 1/4:12 12:12
12 1/4:12 12 1/4:12
12:12 12:12 12:12 12:12
Building Limit
Allowed Set
back limit
LEGEND:

PA (Planted Area)
Concrete Walkway
Grass
Asphalt
Brick Pavers
F F Fence Line
Asphalt Shingles
M- Multi- Trunk Tree
Tree
= ELECTRIC METER
= AIR CONDITIONER
= GAS METER
= FLOOR DRAIN
Pavers
= DOWNSPOUT
Proposed Set
back limit X = TREE TO BE REMOVED N
(E) CONCRETE WALKWAY WILL BE REMOVED
(E) BRICK WALKWAY WILL BE REMOVED
(E) CONCRETE WILL BE REMOVED
(E) SAND WALKWAY AREA WILL BE DECREASED 12:12 12:12 3:12 12:12 12:12 (E) STAIRS WILL BE REMOVED
(E) CONCRETE DRIVEWAY AREA WILL BE DECREASED DUE TO

HOUSE ADDITION
(E) 4 FEET WIRE FENCE
(E) 5.5 FEET WOOD & WIRE FENCE
(E) 5 FEET WIRE FENCE
(E) 5.7 FEET WOOD FENCE
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A18
Existing
Landscape Plan

UP F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F F F F F F F F F F F F F F F FF F F F F F F F F F F F F

CONCRETE WALKWAY F F F

HOT TUB DN
DN

SHALLOW
DEEP
POOL
DEEP
UP
Building Limit
Allowed Set
back limit
LEGEND:

PA (Planted Area)
Concrete Walkway
Grass
Asphalt
Brick Pavers
F F Fence Line
Asphalt Shingles
M- Multi- Trunk Tree
Tree
= ELECTRIC METER
= AIR CONDITIONER
= GAS METER
= FLOOR DRAIN
Pavers
= DOWNSPOUT
Proposed Set
back limit X = TREE TO BE REMOVED
NOTES: - SIX (E) TREES WILL BE REMOVED TO CONSTRUCT THE FIRST FLOOR (TREES NUMBERS: 30,33,34,35,36 & 64
(E) TREE TO BE REMOVED
(E) TREE TO BE REMOVED
(E) TREE TO BE REMOVED
(E) TREE TO BE REMOVED 3:12
24'-1012"

TENSION CABLE HANDRAIL
UP
UP 2:12 7:12
7:12 11:12 7:12
1/4:12 7:12 5:12
TERRACE 6:12 6:12
6:12 6:12
(E) TREE TO BE REMOVED 12:12 12:12 3:12 12:12 12:12
(N) POOL & SPA WILL BE
ADDED
(N) DECK & STAIRS

ADDITION
(N) CONCRETE PLATFORM
(N) BRICK PATIO &

PATHWAY
(N) STAIRS & DECK

ADDITION
(N) CONCRETE DRIVEWAY

ADDITION
(N) CONCRETE PLATFORM N
(N) CONCRETE WALKWAY
(E) 4 FEET WIRE FENCE
(E) 5.5 FEET WOOD & WIRE FENCE
(E) 5 FEET WIRE FENCE
(E) 5.7 FEET WOOD FENCE XX X X X X
(E) TREE TO BE REMOVED
Dima Azar
Phone:
415-230-0663

DRAWN BY
CLIENT
SIGNED

PROJECT NAME
18571 Withey Rd,
Monte Sereno, CA 95030

SHEET NUMBER

PROJECT ADDRESS
SCALE
Issue date:

Revision number:
02-03-26
Salys Residence
Scott Salys &
Christina Salys
05 Variance Request
A19
New
Landscape Plan