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Attachment 1 - Jan. 25, 2017 Planning Commission Staff Report and Exhibits 2-15TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 01/25/2017 DATE: JANUARY 20, 2017 TO: PLANNING COMMISSION FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR ITEM NO: 3 SUBJECT: ARCHITECTURE AND SITE APPLICATION S-16-023. SUBDIVISION APPLICATION M-16-002. AND NEGATIVE DECLARATION ND-16-003. PROJECT LOCATION: 15860-15894 WINCHESTER BOULEVARD. APPLICANT: DOUG RICH. VALLEY OAK PARTNERS. PROPERTY OWNER: SOUTH BEACH PARTNERS LLC AND CUMULUS CAPITAL HOLIDINGS LLC. REQUESTING APPROVAL TO DEMOLISH THREE EXISTING SINGLE-FAMILY RESIDENCES, REMOVE A SECOND UNIT, REMOVE LARGE PROTECTED TREES, AND MERGE FOUR LOTS FOR THE PURPOSES OF CONSTRUCTING A NEW TWO-STORY OFFICE BUILDING WITH BELOW GRADE AND AT GRADE PARKING. APNS 529-11-013, -038, -039, AND -040. DEEMED COMPLETE: JANUARY 5, 2017 FINAL DATE TO TAKE ACTION: JULY 5, 2017 RECOMMENDATION: Approval, subject to the recommended conditions of approval. PROJECT DATA: General Plan Designation: Office Professional Zoning Designation: 0, office Applicable Plans & Standards: Commercial Design Guidelines Parcel Size: 1.3 acres PREPARED BY: JOCELYN PUGA Associate Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 • 408-354-6874 www.losgatosca.gov ATTACHMENT 1 PAGE 2 OF 10 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, and ND-16-003 JANUARY 20, 2017 Surrounding Area: Existing Land Use General Plan Land Use Designation Zoning North Residential, Office, and Commercial South Residential East Commercial West Office Office Professional Medium Density Residential Service Commercial and Office Professional Low Density Residential D...........__._..._... LM and 0 0 CEQA: It has been determined that this project will not have a significant impact on the environment. Adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program to mitigate potential impacts to a Tess than significant level is recommended. FINDINGS: • As required by CEO,A for adopting the Mitigated Negative Declaration. • That the proposed project is consistent with the Commercial Design Guidelines. • As required by Section 29.10.330 of the Town Code for the elimination of an existing secondary unit. • As required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures. CONSIDERATIONS: • As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The project site is an approximately 1.31-acre parcel comprised of four parcels and is developed with three single-family residences and a second unit. As noted in the table above, the surrounding area contains a mix of uses that are consistent with either the General Plan Land Use designation or zone, or both. Single-family residential, office, and commercial uses are located to the north of the project site. Commercial uses, including the Los Gatos Dog and Cat Hospital and the Los Gatos Body Shop are located to the east (behind the project site.) A residential development is located to the south of the project site and office uses are located across Winchester Boulevard to the west of the project. N:\DEV\PC REPQRTS\2017\Winchester15860-15894.docx 1/20/2017 1:12 PM PAGE 3 OF 10 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, and ND-16-003 JANUARY 20, 2017 PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The project site is located on the northeast corner of Winchester Boulevard and Shelburne Way. Access to the project site is provided on Winchester Boulevard and Shelburne Way. B. Project Summary The applicant is requesting approval of an Architecture & Site application and Subdivision application to demolish three existing single-family residences, remove a second unit, remove large protected trees, and merge four lots for the purposes of constructing a new two-story office building with below grade and at grade parking. C. Zoning Compliance An office use is a permitted use in the 0 zone. DISCUSSION: A. Project Summary There are four existing parcels that the applicant is proposing to merge into a single 1.3- acre parcel. The proposed project would create a new two-story office building totaling 30,070 square feet with 87 parking spaces below grade and 41 parking spaces at grade for a total of 128 parking spaces. Amenities and site improvements for the project include, bike storage, shower facilities for employees, and new landscaping. The proposed building has a front setback of between 29 feet, nine inches and 38 feet, four inches along Winchester Boulevard; a side setback of 78 feet, one inch bordering a residential development to the south; a street side setback of 20 feet, five inches along Shelburne Way; and a rear setback of 69 feet, one inch bordering the Los Gatos Dog and Cat Hospital and the Los Gatos Body Shop. The proposed 30,070-square foot commercial building would be up to 35 feet in height. Materials would consist of smooth troweled plaster, wood siding, metal panel siding, aluminum windows, and a standing seam metal roof. A color and materials board will be available at the public hearing. N:\DEV\PC REPORTS \2017\Winchester15860-15894.docx 1/20/2017 1:12 PM PAGE 4 OF 10 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, and ND-16-003 JANUARY 20, 2017 B. Conceptual Development Advisory Committee The proposed development of the site was presented to the Conceptual Development Advisory Committee (CDAC) on January 13, 2016. At that meeting the CDAC discussed the proposed use, traffic, parking, architecture, and site design. Meeting minutes are included as Exhibit 11. The applicant responded to the CDAC's comments in the project description/letter of justification included as Exhibit 5. G Zoning The existing residential uses of the four properties are non -conforming in that they are not permitted in the 0 zone. Permitted uses in the 0 zone include offices, professional, medical, dental, and optical laboratories associated with a professional use, real estate, insurance, stocks and bonds; and other similar offices characterized by absence of retail sales. The applicant is proposing a new office building for local companies to continue their growth in the Town (Exhibit 5). The proposed project meets the required setbacks, lot coverage, and height requirements for the 0 zone. The proposed land coverage would be 26.5 percent of the site and the maximum height would be 35 feet, both of which are consistent with the zoning designation for the site which allows up to 40 percent land coverage and has a 35-foot height limit. The required and proposed setbacks in the 0 zone are described in the following table: Setback Required Proposed Front 25 feet 29 feet, nine inches to 38 feet, four inches Side 10 feet 78 feet, one inch Street Side 15 feet 20 feet, five inches Rear 20 feet 69 feet, one inch D. Second Dwelling Units —Approval and Demolition A second dwelling unit permit was issued for the property located at 15860 Winchester Boulevard on December 11, 1985. The applicant is requesting to remove the second dwelling unit in order to accommodate a new 30,070-square foot office building, which would be consistent with the property's zoning designation of Office and the General Plan Land Use designation of Office Professional. N:\DEV\PC REPORTS \2017\Winchester15860-15894.docx 1/20/2017 1:12 PM PAGE 5 OF 10 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, and ND-16-003 JANUARY 20, 2017 Section 29.10.330 of the Town Code requires the deciding body to make five findings to approve the elimination of a second dwelling unit. The first required finding is that the proposed elimination is consistent with the Town's Housing Element of the General Plan. The subject request is consistent with the Housing Element because it would not have a negative impact on the Town's housing stock. The number of approved applications for new second dwelling units exceeds the number of applications to demolish second dwelling units. The four remaining findings require the Commission to consider the maintenance of the Town's housing stock, the preservation of historically significant buildings, the property owner's desire or capacity to maintain the structure, and the economic utility of the building or structure, pursuant to Section 29.10.09030(e) of the Town Code for the issuance of a demolition permit (Exhibit 3). The applicant's project description/letter of justification discusses the request to propose a project that is consistent with the property's zoning and General Plan Land Use designation (Exhibit 5). It should be noted that the existing residential use of the property is non -conforming and the property would not conform to the Town Code requirements for a new second unit if one were proposed today. E. Design and Compatibility The Town's Architectural Consultant reviewed the project to provide recommendations regarding the architecture and neighborhood compatibility. The Consulting Architect had no recommendations for changes and noted that the office project is well designed in a contemporary style and the elevation along Winchester Boulevard "is varied in height and facade treatment to break the building up into visually smaller elements" (Exhibit 10). The proposed building is consistent with the applicable provisions of the Commercial Design Guidelines to provide a unified design around all sides of the building, to utilize high quality building materials, to screen all roof equipment, to subordinate the parking to the building, and to provide well designed landscaping along the adjacent street fronts. F. General Plan The 2020 General Plan Land Use designation for the site is Office Professional. The proposed project meets the Office Professional requirements for land coverage and height. This designation provides for professional and general business offices. This designation applies to various locations concentrated along the Town's commercial corridors, often in close proximity to neighborhood- or community -oriented commercial facilities, or as a buffer between commercial and residential uses. The intent of this designation is to satisfy the community's need for general business and professional services and local employment. NADEV\PC REPORTS \2017\Wirwehester15860-15894.docx 1/20/20171:12 PM PAGE 6 OF 10 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, and ND-16-003 JANUARY 20, 2017 The proposed building is adjacent to residential, commercial, and office uses, The proposed building design is varied in height and facade treatments to visually break up the building into smaller elements. Additionally, the applicant has proposed a left side setback of 78 feet, one inch to create a larger buffer between the proposed building and the adjacent residential use. In addition to maintaining neighborhood quality, the 2020 General Plan Land Use Element focuses on maintaining a "full -service" town that provides a range of goods and services that support economic vitality, while limiting adverse impacts on the quality of life of all the residents. Applicable goals and policies of the 2020 General Plan include, but are not limited to the following: • Goal LU-4: To provide for well -planned, careful growth that reflects the Town's existing character and infrastructure. • Policy: LU-6.3: Protect existing residential areas from adjacent non-residential uses by assuring that buffers are developed and maintained. • Policy LU-6.5: The type, density and intensity of new land use shall be consistent with that of the immediate neighborhood • Goal CD-1: Preserve and enhance Los Gatos's character through exceptional community design. • Policy CD-1.4: Development on all elevations shall be of high quality design and construction, a positive addition to and compatible with the Town's ambiance. Development shall enhance the character and unique identity of existing commercial and/or residential neighborhoods. • CD-2: To limit the intensity of new development to a level that is consistent with surrounding development and with the Town at large. • CD-3.9: Parking structures and facilities shall have a low profile, be screened from view and be aesthetically pleasing. G. Parking and Traffic With 128 parking spaces on the site, the proposed project would meet the Town Code parking regulations, which require one parking space for every 235 square feet for office space. The majority of the parking spaces (87) would be located in the parking garage below grade, while the remaining 41 parking spaces would be located at grade level. The project also includes 36 bicycle parking spaces in the below grade parking garage. N:\DEV\PC REPORT5\2017\Winchester15860-15894.docx 1/20/2017 1:12 PM PAGE 7 OF 10 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, and ND-16-003 JANUARY 20, 2017 Access to the parking spaces in the parking garage below grade will be from Shelburne Way and access to the parking spaces at grade level will be from Winchester Boulevard. In preparation for the environmental review for this project, a Transportation Impact Analysis (TIA) was prepared by Hexagon Transportation Consultants, Inc. (Appendix E of the Mitigated Negative Declaration (MND), available online at http://www.losgatosca.gov/I5860-15894Winchester). The report was reviewed by the Town's traffic engineer, traffic consultant, and environmental consultant. The purpose of the TIA was to identify any potential traffic impacts from the proposed office use. The report found that the proposed office building is expected to generate 41 trips (33 in and eight out) during the AM peak hour and 50 trips (four in and 46 out) during the PM peak hour. Given that there are existing homes on the project site that are generating traffic, some of the trips from the site will not be new trips. Crediting the trips generated by the existing residential use on the project site, the proposed project would generate 39 net new AM trips (33 in and six out) and 47 net new PM trips (two in and 45 out) for a total of 86 net new peak hour trips. The intersection level of service (LOS) analysis section of the TIA shows that the evaluated intersections would continue to operate at an acceptable LOS (LOS D or better). Additionally, the TIA also evaluated un-signalized intersections and found that they would operate at LOS B and LOS C for their respective worst approaches during the peak AM and PM hours under all scenarios. In conclusion, the TIA found no significant impacts with an expected increase of 303 average daily trips (ADT) by the proposed project. Even though the TIA found that the proposed project's impact from traffic generation would be Tess than significant in accordance with CEOA and the Town's Traffic Impact Policy, pursuant to the Town's Traffic Impact Policy the project would be required to pay a traffic impact fee of $266,337. H. Trees The Town's Consulting Arborist conducted two site surveys and provided two reports and an addendum dated February 12, 2016, June 10, 2016, and July 22, 2016 (Exhibit 7, 8, and 9). The project proposes to remove 22 protected trees, of which four are considered to be large protected trees. The four large protected trees (#12, #18, #21, and #24) are Coast Live Oaks which are in good and fair/good condition and are proposed to be removed to accommodate the proposed office building. N:\DEV\PC REPORTS\2017\Winchester15860-15894.docx 1/20/2017 1:12 PM PAGE 8 OF 14 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, and ND-16-003 JANUARY 20, 2017 The project proposes to retain 11 Coast Live Oak trees (trees #2 #3, #9, #16, #17, #22, #23, #25, 4,27, #29, and #41) and one Valley Oak tree (tree #40) located along Shelburne Way, Winchester Boulevard, and to the rear of the site bordering the Los Gatos Dog and Cat Hospital. The Consulting Arborist met with staff and the applicant on -site for a second site survey to provide recommendations for protecting trees #2, #3, #9, #16, and #17, which are proposed to be retained. The recommendations are contained in Exhibit 9 and will be implemented by the applicant. Environmental Review An Initial Study and Mitigated Negative Declaration (MND) (Exhibit 1) have been prepared for the project by the Town's Environmental Consultant, EMC Planning Group Inc. (available online at vavp..,' If SE.�to nti �7 5R6i1 1 L 2Winr` ). The 20-day public review period began on November 11, 2016.and ended on December 1, 2016. The project will not result in a significant effect on the environment because mitigation measures have been added for Air Quality, Biological Resources, Greenhouse Gas Emissions, Geology and Soils, and Hazardous Materials, mitigating potential impacts to a less -than -significant level. The Mitigation Monitoring and Reporting Program is provided along with the response to comments within Exhibits 12 and 13. PUBLIC COMMENTS: Story poles and signage were installed on the site and written notice was sent to property owners and tenants within 300 feet of the subject property. Staff has received five public comments regarding the proposed architectural style, height of the building, tree impacts, privacy concerns, and traffic concerns (Exhibit 14). The applicant held a community meeting on September 12, 2016. Details of the community meeting and attendees are included in Exhibit 6. CONCLUSION: A. Summary The applicant is requesting approval of an Architecture & Site application and Subdivision application to demolish three existing single-family residences, remove a second unit, remove large protected trees, and merge four lots for the purposes of constructing a new two-story office building with below grade and at grade parking. N:\DEV\PC REPORTS\2017\Winchester15a60-15894.docx 1/20/2017 1:12 PM PAGE 9 OF 10 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, and ND-16-003 JANUARY 20, 2017 Although the applicant is requesting to eliminate three single-family residences and a second unit from the Town's housing stock, the Town currently approves new applications for second dwelling units ministerially, thus allowing property owners to create second dwelling units in other parts of Town as long as they meet current Town Codes. In addition, the proposed office use will be consistent with the zoning and General Plan designation for all four properties. The MND prepared for the project found no significant environmental impacts from the operation of or construction of the proposed project. B. Recommendation Based on the analysis above, staff recommends approval of the Architecture and Site application and Subdivision application subject to the recommended conditions of approval (Exhibit 4). If the Planning Commission finds merit with the proposed project, it should: 1. Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (Exhibit 1 and 13); 2. Make the required finding that the project complies with the Commercial Design Guidelines (Exhibit 3); 3. Make the required finding as required by Section 29.10.330 of the Town Code for granting approval of the elimination of a secondary dwelling unit without replacement (Exhibit 3); 4. Make the required findings as required by Section 29.10.09030(e) of the Town Code for granting approval of the demolition of existing structures (Exhibit 3); 5. Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture & Site application (Exhibit 3); and 6. Approve Architecture & Site Application S-16-023 and Subdivision Application M-16-003 with the conditions contained in Exhibit 4 and the development plans in Exhibit 15. C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; or 2. Approve the application with additional and/or modified conditions; or 3. Deny the applications. N:\DENAPC REPORTS\2017\Winchester15860-15894.dacx 1/20/2017 1:12 PM PAGE 10 OF 10 SUBJECT: 15860-15894 WINCHESTER BOULEVARD/S-16-023, M-16-002, and ND-16-003 JANUARY 20, 2017 EXHIBITS: Previously received under separate cover: 1. Mitigated Negative Declaration Received with this Staff Report: 2. Location Map 3. Required Findings and Considerations (two pages) 4. Recommended Conditions of Approval (21 pages) 5. Letter of Justification/Project Description (three pages), received March 3, 2016 6. Neighborhood Meeting Outcome and Attendees (two pages), received September 13, 2016 7. Consulting Arborist's First Report (46 pages), dated February 12, 2016 8. Consulting Arborist's Second Report (seven pages), dated June 10, 2016 9. Consulting Arborist's Addendum (two pages), dated July 22, 2016 10. Consulting Architect's Report (three pages), received May 5, 2016 11. January 13, 2016 Conceptual Development Advisory Committee Meeting Minutes (two pages) 12. Public Comments and Responses Regarding the Mitigated Negative Declaration (eight pages) 13. Mitigation Monitoring and Reporting Program, dated January 5, 2017 14. Public Comment (seven pages) 15. Development Plans (29 pages), received January 5, 2017 Distribution: 1. Doug Rich, Valley Oak Partners, 734 The Alameda, San Jose, CA 95126 2. South Beach Partners LLC and Cumulus Capital Holdings LLC, 125 South Market Street, Suite 1250, San Jose, CA 95113 N,\DEV\PC REPORTS\2017\Winchester15860-15894.docx 1/20/2017 1:12 PM 15860-15894 Winchester Boulevard This Page Intentionally Left Blank PLANNING COMMISSION -January 25, 2017 REQUIRED FINDINGS AND CONSIDERATIONS: 15860-15894 Winchester Boulevard Architecture and Site Application S-16-023 Subdivision Application M-16-002 Mitigated Negative Declaration ND-16-003 Requesting approval to demolish three existing single-family residences, remove a second unit, remove large protected trees, and merge four lots for the purposes of constructing a new two-story office building with below grade and at grade parking. APNs 529-11-013, -038, -039, and -040. APPLICANT: Doug Rich, Valley Oak Partners PROPERTY OWNER: South Beach Partners LLC and Cumulus Capital Holdings LLC FINDINGS: Required Finding for CEQA: • It has been determined that this project will not have a significant impact on the environment. Adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program to mitigate potential impacts to a Tess than significant level is recommended. Commercial Design Guidelines: • The proposed building is consistent with applicable provisions of the Commercial Design Guidelines. Required finding for the elimination of a secondary dwelling unit without replacement: • As required by Section 29.10.330 of the Town Code for the elimination of a secondary dwelling unit, without replacement, the deciding body shall make the finding that the proposed elimination (without replacement) is consistent with the Town's Housing Element of the General Plan. In order to eliminate an existing second unit (whether or not it will be replaced), the deciding body must make the demolition findings pursuant to Section 29.10.09030 and made below. Required finding for the demolition of an existing structure and/or second unit: ■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures: 1. The Town's housing stock will be reduced by four units however; the proposed office use will be consistent with the zoning designation of Office and the General Plan land use designation of Office Professional. 2. The existing structures have no architectural or historical significance. &LklIBIT 3 3. The property owner does not desire to maintain the structures as they exist. 4. The economic utility of the structures was considered and replacement of the units would result in a non -conforming use. CONSIDERATIONS Required considerations in review of Architecture & Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. N:\DEV\FINDINGS\2017\ W Inchester15860-15894 DOCX PLANNING COMMISSION - January 25, 2017 CONDITIONS OF APPROVAL 15860-15894 Winchester Boulevard Architecture and Site Application S-16-023 Subdivision Application M-16-002 Mitigated Negative Declaration ND-16-003 Requesting approval to demolish three existing single-family residences, remove a second unit, remove large protected trees, and merge four lots for the purposes of constructing a new two-story office building with below grade and at grade parking. APNs 529-11-013, -038, -039, and -040. APPLICANT: Doug Rich, Valley Oak Partners PROPERTY OWNER: South Beach Partners LLC and Cumulus Capital Holdings LLC TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the plans approved and noted as received by the Town on January 5, 2017. Any changes or modifications to the approved plans shall be approved by the Community Development Director, the Development Review Committee, the Planning Commission, or Town Council, depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. The lighting plan shall be reviewed during building plan check. 4. GENERAL: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations made by Deborah Ellis, MS, identified in the Arborist reports, dated as received February 12, 2016, June 10, 2016, and July 22, 2016, respectively, on file in the Community Development Department. A Compliance Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendations have or will be addressed. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 7. TREE FENCING: Protective tree fencing shall be placed at the drip line of existing trees and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no , IEXHLJ3IT 4 further than 10 feet apart. Include a tree protection fencing plan with the construction plans. 8. REPLACEMENT TREES: New trees shall be planted to mitigate the Toss of trees being removed. The number of trees and size of replacement trees shall be determined using the canopy replacement table in the Town Code, Town Code requires a minimum 24-inch box size replacement tree. New trees shall be double staked with rubber ties and shall be planted prior to final inspection and issuance of occupancy permits. 9. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan, including landscape and irrigation plans and calculations, shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. The final landscape plan shall be reviewed by the Town's consultant prior to issuance of building permits. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. 10. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit, the developer shall provide the Community Development Director with written notice of the company that will be recycling the building materials. All wood, metal, glass, and aluminum materials generated from the demolished structure shall be deposited to a company which will recycle the materials. Receipts from the company(s) accepting these materials, noting the type and weight of materials, shall be submitted to the Town prior to the Town's demolition inspection. 11. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 12. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney. 13. AIR QUALITY MITIGATION MEASURE AIR-1*: BAAQMD-Recommend Basic Construction Mitigation Measures, To limit the project's construction -related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended Basic Construction Mitigation Measures shall be included in the project's grading plan, building plans, and contract specifications: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust - free. b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off -site until materials are ready for immediate loading and removal from site. c. All haul trucks transporting soil, sand, debris, or other loose material off -site shall be covered. d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. An on -site track -out control device is also recommended to minimize mud and dirt -track -out onto adjacent public roads. f. All vehicle speeds on unpaved surfaces shall be limited to 15 mph. g. All driveways and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 2 minutes. Clear signage shall be provided for construction workers at all access points. i. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified visible emissions evaluator. All non -road diesel construction equipment shall at a minimum meet Tier 3 emission standards listed in the Code of Federal Regulations Title 40, Part 89, Subpart B, §89.112. j. Developer shall designate an on -site field supervisor to provide written notification of construction schedule to adjacent residential property owners and tenants at least one week prior to commencement of demolition and one week prior to commencement of grading with a request that all windows remain closed during demolition, site grading, excavation, and building construction activities in order to minimize exposure to NOx and PM10. The on -site field supervisor shall monitor construction emission levels within five feet of the property line of the adjacent residences for NOx and PM10 using the appropriate air quality and/or particulate monitor. k. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. I. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20 mph. m. Vegetative ground cover (e.g., fast -germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established. 14. BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-1*: Special -status and Migratory Bird Species. The following avoidance measures shall be required to avoid the project's potential effects on special -status and migratory bird species. a. If noise generation, ground disturbance, vegetation removal, or other construction activities begin during the nesting bird season (February 1 to August 31), or if construction activities are suspended for at least two weeks and recommence during the nesting bird season, then the project developer shall retain a qualified biologist to conduct a pre -construction survey for nesting birds. The survey shall be performed within suitable nesting areas on and adjacent to the site to ensure that no active nests would be disturbed during project implementation. This survey shall be conducted no more than two weeks prior to the initiation of construction activities. A report documenting survey results and plan for active bird nest avoidance (if needed) shall be completed by the qualified biologist and submitted to the Town of Los Gatos for approval prior to initiation of construction activities. If no active bird nests are detected during, the survey, then construction activities can proceed as scheduled. However, if an active bird nest of a native species is detected during the survey, then a plan for active bird nest avoidance shall be prepared to determine and clearly delineate a temporary protective buffer area around each active nest, with buffer area size depending on the nesting bird species, existing site conditions, and type of proposed construction activities, The protective buffer area around an active bird nest is typically 75-250 feet, determined at the discretion of the qualified biologist and in compliance with any applicable project permits. To ensure that no inadvertent impacts to an active bird nest will occur, no construction activities shall occur within the protective buffer area(s) until the juvenile birds have fledged (left the nest), and there is no evidence of a second attempt at nesting, as determined by the qualified biologist. 15. BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-2: The applicant shall comply with the Town of Los Gatos Tree Protection Ordinance and a tree removal permit shall be obtained from the Town for the removal of any on -site trees that qualify as a protected tree. No new trees planted on site shall have a trunk diameter of less than 1.5 inches. Protective construction fencing shall be in place for all retained trees prior to the commencement of any site work. Any trenching within the dripline of existing trees shall be hand dug. 16. BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-3: The applicant shall comply with the recommendations in the arborist report prepared for the proposed project by Deborah Ellis on February 12, 2016, June 10, 2016, and July 22, 2016. 17. GEOLOGY AND SOILS MITIGATION MEASURE GEO-1: The applicant shall include the recommendations of the 2015 geotechnical report on all bid and construction documents to ensure that the recommended standards for development of foundations, subsurface improvements, etc. are incorporated into the project design and construction. All. foundation and grading plans shall be reviewed by a licensed engineer and approved by the Town's engineer. 18. GREENHOUSE GAS EMISSIONS MITIGATION MEASURE GHG-1: The applicant shall include at least one reserved van -pool parking space; at least two reserved car-pool parking spaces, and at least four electric charging stations (one of which should be available to a handicapped space). 19. GREENHOUSE GAS EMISSIONS MITIGATION MEASURE GHG-2: The applicant shall include solar energy or other alternative energy sources on project plans, providing 15 percent or more of the project's energy needs, Plans shall incorporate any combination of the following strategies to reduce heat gain for 50 percent of the non -roof impervious site landscape, which includes roads, sidewalks, courtyards, parking lots, and driveways: shaded within five years of occupancy; paving materials with a Solar Reflectance Index (SRI) of at least 29; open grid pavement system; and parking spaces underground, under deck, under roof, or under a building. Any roof used to shade or cover parking must have an SRI of at least 29 and/or have solar panels. 20. HAZARDS AND HAZARDOUS EMISSIONS MITIGATION MEASURE HZ-1: Prior to the issuance of a demolition permit, the project applicant shall conduct sampling and testing of the existing building to determine the extent and presence of asbestos -containing building materials on the site. If measured levels exceed established thresholds, a work plan shall be developed and implemented to remove and dispose of the lead -containing materials in accordance with the established regulations. 21. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed, Building Division 22. PERMITS REQUIRED: A separate Building Permit will be required for the subterranean parking garage podium structure and a separate Building Permit shall be required for the two-story office building. The trash enclosure shall also be on a separate permit. These are combination permits including electrical, mechanical, and plumbing work as necessary. 23. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on the second sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 24. SIZE OF PLANS: Four sets of construction plans, size 24" x 36" minimum, 30" x 42" maximum. 25. BUILDING ADDRESS: Submit requests for any building address changes or deletions to the Building Division prior to submitting for the building permit application process. 26. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. 27. DEMOLITION REQUIREMENTS: Obtain Building Department Demolition Applications and Bay Area Air Quality Management District Applications from the Building Department Service Counter. Once the Demolition Forms have been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed Forms to the Building Department Service Counter with the Air District's J# Certificate(s), PG&E verification, and three (3) sets of Site Plans showing all existing structures, existing utility service lines such as water, sewer, and PG&E. No demolition work shall be done without first obtaining a Permit from the Town. 28. SHORING: Shoring plans and calculations will be required for all excavations which exceed four (4) feet in depth or which remove lateral support from any existing building, adjacent property or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall conform to Cal/OSHA regulations. 29. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and that the building pad elevations and on -site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining Walls 30. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue -lined (sticky -backed) onto a sheet of the plans. 31. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12-inches above the elevation of the next upstream manhole. 32. FIRE ZONE: This project will require Class A Roof Assemblies. 33. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the budding permit. The Town Special Inspection form must be completely filled -out, signed by all requested parties, and be blue -lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building 34. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay Sheet 24x36) shall be part of the plan submittal as the second or third page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at San Jose Blue Print for a fee. 35. NPDES-C.3 DATA FORMS: Copies of the NPDES C.3 Data Forms (updated based on the final construction drawings) must be blue -lined in full onto the Plans. In the event that this data differs significantly from any Planning approvals, the Town may require recertification of the project's storm water treatment facilities prior to release of the Building Permit. 36. GREEN BUILDING STANDARDS: This project must, at a minimum, be in compliance with the Nonresidential Mandatory Measures of the current California Green Building Standards Code (CGBSC) and all subsequent Amendments. a. Bicycle Parking: Per CGBSC Section 5.106.4.1.1 provide twenty (20) permanently anchored bicycle racks (= 5% of motorized vehicle parking) for short-term bicycle parking or ten (10) two -bike capacity racks. Per CGBSC Section 5.106.4.2 provide secure bicycle lockers for twenty (20) bicycles (= 5% of motorized vehicle parking). Note: Providing showers, changing rooms, and clothes lockers in each building is a voluntary amenity to be considered. b. Designated Parking: Per CGBSC Section 5.106.5.2 provide designated parking for any combination of low -emitting, fuel -efficient, and carpool/van pool vehicles as shown in Table 5.106.5.2 which equals 8% of the proposed parking or a minimum of 32 spaces. c. Electric Vehicle Charging Stations: Per CGBSC Section 5.106.5.3, during construction provide electric vehicle supply equipment and electrical components as listed to facilitate the future installation of (or provide for during construction) electric vehicle charging stations. Per CGBSC Table 5.106.5.3.3, 12 electric vehicle charging stations spaces are required for this project or 3% of the total parking spaces, 37. SITE ACCESSIBILITY: At least one accessible route within the boundary of the site shall be provided from public transportation stops, accessible parking and accessible passenger loading zones and public streets or sidewalks to the accessible building entrance that they serve. The accessible route shall, to the maximum extent feasible, coincide with the route for the general public. At least one accessible route shall connect all accessible buildings, facilities, elements and spaces that are on the same site. 38. ACCESSIBLE PARKING: The parking lots, as well as the parking structure, where parking is provided for the public as clients, guests or employees, shall provide handicap accessible parking. Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible entrances. 39. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development/Planning Division: Jocelyn Puga at (408) 399-5706 b. Engineering/Parks & Public Works Department: Mike Weisz at 395-5340 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Bay Area Air Quality Management District: (415) 771-6000 f. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. 40. ADVISORY COMMENTS: a. Allowable Area calculations shall be provided for the subterranean parking garage podium structure and the two-story office building per California Building Code Chapter 5. b. For the exterior deck/balcony, the occupant load will be calculated at 15 square feet per occupant. Please consider dividing the balconies with permanent railings to limit the balcony areas to less than 750 square feet in order to avoid the requirement for two compliant exits in anticipation of unknown future tenant improvement layouts. c. The exterior exit stairway from the parking garage is less than 10 feet from the property line. Per 2016 California Building Code Section 1027.5, exterior exit stairways are required to have a fire separation distance of 10 feet from adjacent property lines. One possible solution would be to enclose the stairway in a one -hour rated enclosure. Another option is to move the stairway into the large fan room area. d. The parking garage exhaust fan vent terminates 10 feet from the adjacent property line as required. However, per 2016 California Mechanical Code Section 502.2.2, the fan outlet must terminate 10 feet above the adjoining grade. In order to avoid a chimney like element at the location shown, an option to consider would be to provide an exhaust duct across the parking garage ceiling and up through an elevator lobby chase and up through the rooftop mechanical well. TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 41. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job -related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Developer's expense. 42. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 43. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Applicant/Developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering Division of the Parks and Public Works Department prior to releasing any permit. 44. FOR PLANTERS: The Applicant shall apply for an encroachment permit for the proposed planters within the public sidewalk and/or public right-of-way. The Applicant shall work with Parks and Public Works Department staff to arrive at a mutually agreeable solution that addresses safety and aesthetic issues. If no solution is reached, the vegetative screening requirement shall be waived. An indemnity agreement for private improvements in the public right-of-way (indemnity agreement) will be required if planters are proposed to be located on public land. A copy of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any permit. 45. PUBLIC WORKS INSPECTIONS: The Developer or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on -site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in penalties and rejection of work that went on without inspection. 46. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. The Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 47. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 48. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 49. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan review at the Engineering Division of the Parks and Public Works Department. 50. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any permits. 51. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California, and submitted to the Town Engineer for review and approval. Additionally, any post -project traffic or parking counts, or other studies imposed by the Planning Commission or Town Council shall be funded by the Applicant. 52. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location(s), driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E. Main Street, is needed for grading within the building footprint. 53. DRIVEWAY: The driveway conforms to existing pavement on both Winchester Boulevard and Shelburne Way shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 54. PARKING RESTRICTIONS AT DRIVEWAYS: On -street parking shall be prohibited within 15 feet of the proposed driveways on both Winchester Boulevard and Shelburne Way to ensure adequate site distance. 55. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits, whichever comes first, the Applicant shall: a) design provisions for surface drainage; and b) design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and c) provide a recorded copy of any required easements to the Town. 56. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a grading permit/building permit. 57. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall: top of wall elevations and locations. b. Toe and top of cut and fill slopes. 58. PRECONSTRUCTION MEETING: Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre -construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the project conditions of approval and will make certain that all project sub -contractors have read and understand them as well prior to commencing any work, and that a copy of the project conditions of approval will be posted on -site at all times during construction. 59. RETAINING WALLS: A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 60. CERTIFICATE OF LOT MERGER: A Certificate of Lot Merger shall be recorded. Two (2) copies of the legal description for exterior boundary of the merged parcel and a plat map (8-% in. X 11 in.) shall be submitted to the Engineering Division of the Parks and Public Works Department for review and approval. The submittal shall include closure calculations, title reports less than ninety (90) days old and the appropriate fee. The certificate shall be recorded before any permits may be issued. 61. DEDICATIONS: The following shall be dedicated by separate instrument. The dedication shall be recorded before any permits are issued: a. Winchester Boulevard: A 7-foot width of right-of-way shall be dedicated in fee for street purposes. b. Public Service Easement (PSE): A 10-foot wide easement may be required by the utility companies. 62. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design, and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 63. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted for the project to determine the surface and sub -surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab -on -grade construction, excavation, drainage, on -site utility trenching and pavement sections. All recommendations of the investigation shall be incorporated into project plans. 64. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare and submit a design -level geotechnical/geological investigation for review and approval by the Town. The Applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. Approval of the Applicant's soils engineer shall then be conveyed to the Town either by letter or by signing the plans. 65. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design -level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing shall be documented in an "as -built" letter/report prepared by the Applicant's soils engineer and submitted to the Town before final release of any occupancy permit is granted. 66. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the Preliminary Geotechnical Investigation by Cornerstone Earth Group, dated September 21, 2015, and any subsequently required report or addendum. Subsequent reports or addendum are subject to peer review by the Town's consultant and costs shall be borne by the Applicant. 67. IMPROVEMENTS AGREEMENT: The Applicant shalt enter into an agreement to construct public improvements that are part of the development in a form acceptable to the Town in the amount of 100% (performance) and 100% (labor and materials) prior to issuance of any permit. The Applicant shall provide two (2) copies of documents verifying the cost of the public improvements to the satisfaction of the Engineering Division of the Parks and Public Works Department. A copy of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any permit. 68. JOINT TRENCH PLANS: Joint trench plans shall be reviewed and approved by the Town prior to recordation of a map. The joint trench plans shall include street and/or site lighting and associated photometrics. A letter shall be provided by PG&E stating that public street light billing will by Rule LS2A, and that private lights shall be metered with billing to the homeowners association. Pole numbers, assigned by PG&E, shall be clearly delineated on the plans. 69. WATER DESIGN: Water plans prepared by San Jose Water Company must be reviewed and approved prior to issuance of any permit. 70. WATER METER: The proposed water meters shall be constructed and installed within the property in question, directly behind the public right-of-way line. 71. ELECTRICAL CABINET: The existing electrical cabinet, currently located within the Winchester Boulevard right-of-way, shall be relocated within the property in question, directly behind the public right-of-way line after the required street dedication. The Applicant shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity. 72. ELECTRICAL VAULT: The existing electrical vault, currently located within the Winchester Boulevard right-of-way, shall be relocated within the property in question, directly behind the public right-of-way line after the required street dedication. The Applicant shall repair and replace to existing Town standards any portion of concrete flatwork within said right- of-way that is damaged during this activity. 73. SANITARY SEWER CLEANOUT: The sanitary sewer cleanout proposed along the project's Winchester Boulevard frontage shall be constructed and installed within the property in question, directly behind the public right-of-way line after the required street dedication. 74. PUBLIC IMPROVEMENTS: The following improvements shall be installed by the Developer. Plans for those improvements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of a building permit or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. a. Winchester Boulevard: New curb, gutter, minimum 5-foot detached sidewalk, minimum 4-foot park strip, pavement, street lights, tie-in paving, signing striping, and half -street pavement reconstruction along eastern half of Winchester Boulevard. b. Shelburne Way: New curb, gutter, minimum 5-foot detached sidewalk, minimum 4- foot park strip, half -street pavement reconstruction along the southern half of the roadway, 2-inch grind and overlay along the northern half of the roadway, signing, and striping. c. Bicycle lane: The project shall re -stripe Winchester Boulevard along the project frontage plus necessary conform transition for adding bicycle lanes. The roadway shall be re -surfaced prior to striping. d. Pedestrian crosswalk: The project shall provide a corner bulb -out and a striped high - visibility pedestrian crosswalk crossing Shelburne Way at Winchester Boulevard as directed by Town Engineer. e Street lights: A new Town standard street light shall be installed on Winchester Boulevard at the corner of Shelburne Way along the project frontage. A new Town standard street light shall be installed on Shelburne Way along the project frontage replacing an existing PG&E street light across the project site. The developer shall coordinate with PG&E for the removal and installation. 75. FRONTAGE IMPROVEMENTS: The Applicant shall be required to improve the project's public frontage to current Town Standards. These improvements may include but not limited to curb, gutter, sidewalk, driveway approaches, curb ramp, street lighting (upgrade and/or repaint) etc. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 76. ADA COMPLIANCE: The Applicant shall be required to meet all ADA standards, which must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. This may require additional construction measures as directed by the Town, 77. UNDERGROUND PARKING GARAGE DRAINAGE: Water from the underground parking garage shall not be discharged onto the public street. The Applicant shall design a floor drainage system for the garage that collects all drainage and conveys runoff to the sanitary sewer system. Connecting said drainage system to the storm drain system is not permitted. 78. PARKING LOTS: Parking lots and other impervious areas shall be designed to drain stormwater runoff to vegetated drainage swales, filter strips, and/or other treatment devices that can be integrated into required landscaping areas and traffic islands prior to discharge into the storm drain system and/or public right-of-way. The amount of impervious area associated with parking lots shall be minimized by utilizing design features such as providing compact car spaces, reducing stall dimensions, incorporating efficient parking lanes, and using permeable pavement where feasible. The use of permeable paving for parking surfaces is encouraged to reduce runoff from the site. Such paving shall meet Santa Clara County Fire Department requirements and be structurally appropriate for the location. 79. UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 80. TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed subject to the following requirements: a. The Town standard "T" trench detail shall be used. b. A Town -approved colored controlled density backfill shall be used. c. All necessary utility trenches and related pavement cuts shall be consolidated to minimize the impacted area of the roadway. d. The total asphalt thickness shall be a minimum of three (3) inches, meet Town standards, or shall match the existing thickness, whichever is greater. The final lift shall be 1.5-inches of one-half (%) inch medium asphalt, The initial lift(s) shall be of three-quarter (%) inch medium asphalt. e. The Contractor shall schedule a pre -paving meeting with the Town Engineering Construction Inspector the day the paving is to take place. f. A slurry seal topping may be required by the construction inspector depending their assessment of the quality of the trench paving. If required, the slurry seal shall extend the full width of the street and shall extend five (5) feet beyond the longitudinal limits of trenching. Slurry seal materials shall be approved by the Town Engineering Construction Inspector prior to placement. Black sand may be required in the slurry mix. All existing striping and pavement markings shall be replaced upon completion of slurry seal operations. All pavement restorations shall be completed and approved by the Inspector before occupancy. 81. SIDEWALK REPAIR: The Developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. All new and existing adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 82. CURB AND GUTTER REPAIR: The Developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards. New curb and gutter shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 83. DRIVEWAY APPROACH: The Developer shall install two (2) Town standard commercial driveway approaches. The new driveway approaches shall be constructed per Town Standard Plans and must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. 84. CURB RAMPS: The Developer shall construct one (1) curb ramp in compliance with ADA Standards which must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. 85. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080, 26.10.065, and 29.40.030. 86. FRONTAGE IMPROVEMENTS (TRAFFIC): The Applicant shall construct improvements including and may not be limited to signage, striping, curb/gutter/sidewalk, ADA ramps, pedestrian crosswalk, and street lights as directed by the Town Engineer. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 87. TRANSPORTATION MANAGEMENT PLAN (TDM): The developer shall prepare a Transportation Demand Management Plan for Town of Los Gatos approval prior to the issuance of a building permit. The TDM shall include the measures such as bicycle facility provisions, shower facilities, transit passes and subsidies, carpool incentive, designated car share parking, and other measures that may be required by Town Engineer. The TDM shall also include a TDM coordinator and identify the requirement for an annual TDM effectiveness report to Town of Los Gatos. 88. TRAFFIC STUDY: Any development of land use that generates greater traffic impacts than those assumed in the traffic study report may require an updated traffic study in accordance with the Town's traffic impact policy. 89. TRAFFIC IMPACT MITIGATION FEE: The Developer shall pay the project's proportional share of transportation improvements needed to serve cumulative development within. the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. The fee shall be paid before issuance of a building permit. The final traffic impact mitigation fee for this project shall be calculated from the final plans using the current fee schedule and rate schedule in effect at the time the building permit is issued, using a comparison between the existing and proposed uses. This fee is currently estimated in the amount of $273,306.00. 90. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior to approval from the Town Engineer. 91. CONSTRUCTION VEHICLE PARKING: No construction vehicles, trucks, equipment and worker vehicles shall be allowed to park on the portion of any public streets without written approval from Town Engineer. 92. TRAFFIC CONTROL PLAN: A traffic control plan is required and must be submitted and approved prior to any work in the public right-of-way. This plan shall include, but not be limited to, the following measures: a. Construction activities shall be strategically timed and coordinated to minimize traffic disruption for schools, residents, businesses, special events, and other projects in the area. The schools located on the haul route shall be contacted to help with the coordination of the trucking operation to minimize traffic disruption. b. Flag persons shall be placed at locations necessary to control one-way traffic flow. All flag persons shall have the capability of communicating with each other to coordinate the operation. c. Prior to construction, advance notification of all affected residents and emergency services shall be made regarding one-way operation, specifying dates and hours of operation. 93. CONSTRUCTION TRAFFIC CONTROL: All construction traffic and related vehicular routes, traffic control plan, and applicable pedestrian or traffic detour plans shall be submitted for review and approval by Town Engineer prior to beginning of any work. 94. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency services shall be made regarding parking restriction, lane closure or road closure, specify dates and hours of operation. 95. SCHOL DROP-OFF AND PICK-UP: No construction activities affecting normal traffic flow shall be permitted during school drop-off and pick-up periods. 96. HAULING OF SOIL: Hauling of soil on- or off -site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to the issuance of a building permit, the Developer shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off of the project site. This may include, but is not limited to provisions for the Developer to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand and other loose debris. 97. CONSTRUCTION HOURS: All subdivision improvements and site improvements construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays. The Town may authorize, on a case -by -case basis, alternate construction hours. The Applicant shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 98. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 99. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits, the Applicant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, materials storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse location(s). Please refer to the Town's Construction Management Plan Guidelines document for additional information. 100. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used. A Sanitary Sewer Clean -out is required for each property at the property line, or at a location specified by the Town. 101. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Building Official. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and maintain such device in a functional operation condition. Evidence of West Sanitation District's decision on whether a backwater device is needed shall be provided prior to the issuance of a building permit. 102, STORMWATER MANAGEMENT: Construction activities including but not limited to clearing, stockpiling, grading or excavation of land, which disturbs one (1) acre or more which are part of a larger common plan of development which disturbs Tess than one (1) acre are required to obtain coverage under the construction general permit with the State Water Resources Control Board. The Applicant is required to provide proof of WDID# and keep a current copy of the storm water pollution prevention plan (SWPPP) on the construction site and shall be made available to the Town of Los Gatos Engineering Division of the Parks and Public Works Department and/or Building Department upon request. 103. BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders. 104. STORMWATER DEVELOPMENT RUNOFF: A!I new development and redevelopment projects are subject to the stormwater development runoff requirements. Every Applicant shall submit a stormwater control plan and implement conditions of approval that reduce stormwater pollutant discharges through the construction, operation and maintenance of treatment measures and other appropriate source control and site design measures. Increases in runoff volume and flows shall be managed in accordance with the development runoff requirements. 105. LANDSCAPING: In finalizing the landscape plan for the biotreatment area(s), it is recommended that the landscape architect ensure that the characteristics of the selected plants are similar to those of the plants listed for use in bioretention areas in Appendix D of the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP) C.3 Stormwater Handbook. 106. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board for projects disturbing more than one (1) acre. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of most current Santa Clara County National Pollutant Discharge Elimination System (NPDES) Municipal Regional. Permit (MRP). Monitoring for erosion and sediment control is required and shall be performed by the Qualified SWPPP Developer (QSD) or Qualified SWPPP Practitioner (QSP) as required by the Construction General Permit. Stormwater samples are required for all discharge locations and projects may not exceed limits set forth by the Construction General Permit Numeric Action Levels and/or Numeric Effluent Levels. A Rain Event Action Plan (REAP) must be developed forty-eight (48) hours prior to any likely precipitation even, defined by a fifty (50) percent or greater probability as determined by the National Oceanic and Atmospheric Administration (NOAA), and/or whenever rain is imminent. The QSD or QSP must print and save records of the precipitation forecast for the project location area from (http://www.srh.noaa.gov/forecast) which must accompany monitoring reports and sampling test data. A rain gauge is required on -site. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 107. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non -toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on -site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late -afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty-five (25) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 108. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinance, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 109. SITE DRAINAGE: No through curb drains will be allowed. Any storm drain inlets (public or private) directly connected to public storm system shall be stenciled/signed with appropriate "NO DUMPING - Flows to Bay" NPDES required language. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 110. STORM WATER MANAGEMENT PLAN: A storm water management shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3 of the Municipal Regional Stormwater NPDES Permit, Order R2- 2015-0049, NPDES Permit No. CAS612008. The plan shall delineate source control measures and BMPs together with the sizing calculations. The plan shall be certified by a professional pre -qualified by the Town. In the event that the storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The Applicant may elect to have the Planning submittal certified to avoid this possibility. 111. STORM WATER MANAGEMENT PLAN NOTES: The following note shall be added to the storm water management plan: "The biotreatment soil mix used in all stormwater treatment landscapes shall comply with the specifications in Attachment L of the MRP. Proof of compliance shall be submitted by the Contractor to the Town of Los Gatos a minimum of thirty (30) days prior to delivery of the material to the job site using the Biotreatment Soil Mix Supplier Certification Statement." 112. STORM WATER MANAGEMENT PLAN CERTIFICATION: Certification from the biotreatment soils provider is required and shall be given to Engineering Division Inspection staff a minimum of thirty (30) days prior to delivery of the material to the job site. Additionally deliver tags from the soil mix shall also be provided to Engineering Division Inspection staff. Sample Certification can be found here: http://www.scvurppp-w2k.com/nd wp.shtml?zoom hi hli hg t=BIOTREATMENT+SOIL. 113. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES INSPECTION AND MAINTENANCE OBLIGATIONS: The property owner shall enter into an agreement with the Town for maintenance of the stormwater filtration devices required to be installed on this project by the Town's Stormwater Discharge Permit and all current amendments or modifications. The agreement shall specify that certain routine maintenance shall be performed by the property owner and shall specify device maintenance reporting requirements. The agreement shall also specify routine inspection requirements, permits and payment of fees. The agreement shall be recorded, and a copy of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department, prior to the release of any occupancy permits. 114. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm drains. 115. OUTDOOR TRASH ENCLOSURES: Outdoor trash enclosures shall be covered and provided with area drains connected to the sanitary sewer per current NPDES requirements before a Certificate of Occupancy for any new building can be issued. Connecting said drainage system to the storm drain system is not permitted. 116. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The Developer's representative in charge shall be at the job site during al! working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Developer's expense. 117. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: Immediately upon approval of an encroachment permit, the Applicant shall initiate a weekly neighborhood email notification program to provide project status updates. The email notices shall also be posted on a bulletin board placed in a prominent location along the project perimeter. 118. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 119. FIRE SPRINKLERS REQUIRED: 903.2 Where Required. Approved automatic sprinkler systems in new buildings and existing buildings and structures shall be provided in the locations described in this Section or Section 903.2.1 through 9032.18 whichever is the more restrictive. For the purposes of this Section, firewalls used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. Note: The owner(s), occupant(s), and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modifications or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application, and appropriate fees to this department for review and approval prior to beginning their work. CFC Section 903.2 as adopted and amended by LGTC. 120. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water -based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of that system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor are documented by that purveyor as having been met by the applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 121. HOSE VALVES/STANDPIPES REQUIRED: Hose valves/standpipes shall be installed as per the 2013 CFC Sec. 905, or where emergency access has been deemed minimal, shall be equipped with standpipes designed per NFPA Std. #14, and be equipped with 2-1/2" inch hose valves, located within the stair enclosure(s). Note specifically, within parking structure(s) at stairwells and on podium within courtyard. CFC Sec. 905 as adopted and amended by CUPMC. 122. FIRE ALARM REQUIREMENTS: A manual fire alarm system shall be installed in Group B occupancies where one of the following conditions exists: The Group B load is more than 100 persons above or below the lowest level of exit discharge. Alarm systems shall comply with this code and with the currently adopted edition of NFPA 72 907.2.2 Group B. 123. EMERGENCY RESPONDER RADIO COVERAGE: 510.1 Emergency responder radio coverage in new buildings. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall not require improvement of the existing public safety communication systems. 124. FIRE PROTECTION AND UTILITY EQUIPMENT IDENTIFICATION AND ACCESS: 509.1 Identification. Fire protection equipment shall be identified in an approved manner. Rooms containing controls for air-conditioning systems, sprinkler risers and vales, or other fire detection, suppression or control elements shall be identified for the use of the fire department. Approved signs required to identify fire protection equipment and equipment location shall be constructed of durable materials, permanently installed and readily visible. 125. CONSTRUCTION FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification 51-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chapter 33. 126. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other signs or means shall be used to identify the structure. Address numbers shall be maintained. CFC Section 505.1 N:\DEV\CON DITIO NS\2017\W inchester15860-15894.docx This Page Intentionally Left Blank RECE 'VED VaUey Oak Partners. LLC 7 Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 Re: 15860, 15880 and 15894 Winchester Blvd Description of Project and Letter of Justification Description of Project 'DEC 03 7016 TOWN OF " OS GATOS F7 VALLEY OAK PARTNERS The property, located at the intersection of Winchester Blvd and Shelburne Way, consists of four parcels totaling approximately 1.3 acres. Current land use consists of three residential homes and accessory structures. One of the homes is a pre-1941 building. However, the Historical Preservation Committee found that the building is not historically significant and recommended approval of the request to demolish all structures on the property. The property is currently designated in the General Plan as Office Professional and zoned Office. The immediately adjacent neighboring properties include multi -family residential to the south, the Los Gatos Dog & Cat Hospital to the east, medical office across Winchester Blvd to the west, and single family detached across Shelburne to the north. The property topography includes approximately 10 feet of fall from Winchester Blvd down to the eastern property line adjacent to the Dog & Cat Hospital. The proposed project is for a 30,070 square foot two-story office building. The two-story office building is consistent in massing and scale with the existing streetscape of Park Hillview Apartments and University Oaks multi -family homes. The architecture utilizes similar low profile rooflines and natural materials, while providing a refreshed look similar to recent Los Gatos developments such as the Los Gatos library. Large glass openings complete the design while providing plenty of natural light and views of the hills to the east. Parking is provided through 41 at -grade parking stalls and 87 subterranean parking stalls for a total of 128 stalls equating to 1 stall per every 235 square feet of gross floor area. Parking also includes 36 bike stalls with showers provided on the ground and 2nd floors. The subterranean parking takes advantage of the natural slope topography of the site. At -grade parking is accessed from Winchester Blvd and subterranean parking is accessed via Shelburne Way. The subterranean parking would be gated. The proposed office building has been sited to take advantage of existing tree vegetation, while addressing sensitivity to existing neighbors. Existing trees will be retained along Winchester Blvd, Shelburne Way and the eastem property line providing a strong visual buffer. A varying 30 to 38-foot setback to Winchester Blvd provides space for a landscape garden to enhance the natural neighborhood ambience. In addition, the building provides a 78-foot setback to the existing multi -family homes adjacent to the property to the south and a 69-foot setback to the Dog & Cat Hospital to the east. Evolution of Project Valley Oak Fanners, Lt_i' The project was originally submitted as 11 single family residential homes (including two affordable homes) and a request for a zone change from Office to Office:PD. However, based on feedback from numerous constituencies regarding Town needs and the Town's active discussions regarding the use of the planned development ordinance, the application was withdrawn. After careful consideration of several land use alternatives, the project was revised to its current proposal as office use, consistent with the general plan and zoning. The rationale was clear: in addition to consistency with the general plan and zoning, office was an identified need. Even further, an office building in a "mid -range footage," one that local companies could take advantage of in their continued growth rather than moving out of the Town, was a clear need within the existing office inventory. The location along Winchester and proximity to downtown were ideal for an office building with these parameters. CDAC reviewed conceptual plans in January 2016 and stated that they felt the use was appropriate for the site. In addition, CDAC provided feedback to improve the design of the project. The following changes were made to the project in response to CDAC comments: • Addition of openings on east garage wall to allow natural light and ventilation into subterranean parking level • Addition of bike parking and showers for bicyclists to encourage alternative local transportation • Elimination of tandem parking stalls • Revision of white stucco walls to enhanced smooth troweled plaster in more natural/warm colors • Addition of ramp/speedway on subterranean parking level to eliminate dead end • Revision of roof design to ensure appropriate screening of mechanical equipment • Addition of deck and outdoor seating to better activate Winchester Boulevard frontage General Plan Conformance During the initial design phase of the project, the applicant reviewed the Town of Los Gatos 2020 General Plan to ensure conformance with applicable General Plan Policies. The project has been designed to conform with all applicable general plan policies including: LU-1.2 Ensure that new development preserves and promotes existing commercial centers consistent with the maintenance of a small-scale, small-town atmosphere and image. • The proposed project, located on Winchester Blvd, provides convenient access to the Downtown Center which will allow tenants and employees to take advantage of the Town's existing retail and services. Furthermore, the office has been redesigned with bike parking and showers to allow tenants to take advantage of alternative sustainable transportation methods that will provide convenient access to the Downtown center. LU-1.8 Commercial development of any type (office, retail, research and development, etc.) shall be designed in keeping with the small-town character of Los Gatos. • The building has been designed as a low -profile roofline and smaller scale massing with large setbacks from existing streets and neighbors. In addition, the building utilizes natural materials and warm colors. The combination of these items is consistent with existing Town architecture and helps maintain the "small-town character" of Los Gatos. LU-6.3 Protect existing residential areas from adjacent non-residential uses by assuring that buffers are developed and maintained. • The project provides oversized setbacks creating a natural buffer and sensitivity to existing neighbors. Setbacks to existing properties on the south and east are 78 feet and 69 feet, respectively. In addition, the project provides a varying 30 to 38-foot setback to Winchester Blvd which allows for a large landscaping buffer helping maintain the small town feel and existing streetscape along Winchester Blvd. LU-9.6 Encourage development that maintains and expands resident -oriented services and/or creates employment opportunities for Local residents consistent with overall land use policies of the Town. • The proposed project creates employment opportunities for local residents to work within the Town without having to commute to alternative cities. The proposed project is also consistent with the land use designation of the general plan. LU-9.9 Buffers shalt be required as conditions of approval for non-residential projects that are adjacent to residential areas and may consist of landscaping, sound barriers, building setbacks, or open space. • The proposed building has been sited away from existing neighbors creating a large buffer through building setbacks of 78 feet and 69 feet to the two existing neighbors. In addition, the project utilizes landscape buffers along the two property edges to further enhance the separation. CD-1,1 Building elements shall be in proportion with those traditionally in the neighborhood. • The two-story office building is consistent in massing and scale with the existing streetscape of Park Hillview Apartments and University Oaks multi -family homes. The architecture utilizes similar low profile rooflines and natural materials. Landscape design within large setback area has multiple layers of planting that complements neighborhood gardens. CD-1.2 New structures, remodels, landscapes, and hardscapes shall be designed to harmonize and blend with the scale and rhythm of the neighborhood and natural features in the area. • In addition to the massing and scale discussed above, the project has been designed to preserve existing trees along the property boundaries (including Winchester Blvd). This preservation maintains the integrity of the existing streetscape and visual appeal of the property. The building has also been designed to take advantage of the existing slope topography allowing the subterranean parking to be tucked under the building below grade with access from Shelburne Way. CD-3.7 Roof mounted mechanical equipment shall be screened and such screening shall be considered as part of the structure for height limitations. • The roof has been revised to include a mechanical well that screens all equipment from public view. Alt equipment has been included in height determination. TRA-6.5 Require bicycle parking in private parking lots, and provide bicycle parking in all public lots in the Downtown • The project has been revised to include bicycle parking in the parking lot and now also includes showers as an additional amenity for bicyclists. TRA-9.5 Alternative transportation means shall be required whenever the traffic generated by a development would result in a significant increase in air pollution, traffic congestion, or noise. • As mentioned above, project has been revised to include bicycle parking and showers allowing people to bike to work and also take advantage of the close proximity to downtown. In addition, the project is adding a bus stop along the property frontage as another alternative transportation means for tenants/employees to utilize. This Page Intentionally Left Blank Hello Jocelyn - We had ten attendees (see attached sheet). Two of the attendees would not sign the attendance sheet. I believe the tone of the meeting was fairly positive with good questions. The three speakers with the bulk of the questions were as follows: Bryan Mekechuh lives on Via Sereno and had concerns about the project. He listed numerous concerns including: (i) traffic impacts on Winchester; He wants the access on Winchester to be right-in/right-out only and wants Shelburne Way to become right-in/right out only as well; does not want Shelburne to become signalized, (ii) concerns about school kids crossing the street mid -block due to our development, (iii) building massing is too large and blocked his view, (iv) concern about the second floor balcony/deck on the proposed office building violating his privacy. Follow up questions and answers to him did not assuage these concerns. For instance, we informed him that the deck faces the opposite direction of Via Serena and does not wrap around the front of the building, but this did not alleviate his concern. Andrew Spyker and Georgina Van Horn They live adjacent to the property in University Oaks and had questions about edge conditions along the south side of the property (against their property). I agreed to send out a surveyor to get actual conditions in order to create an exhibit that incorporates both site conditions on their side of the property and our project to give a better visual representation of the as -built condition along their property line. I agreed to a follow up meeting with them to present this exhibit and discuss any remaining concerns. The rest of the attendees had basic questions and seemed comfortable with the project. Let me know if you have any additional questions. Doug X3IBIT 6 - s # ati<Sh TOWN OF LOE GATOS PEANNfi,; L 1V!SiON Ail 1144 E omit- fi lY)'rs 4 7t h fleig cJ br P 0 11,c6 A, .�_ v AJ keQc 1 P 2kA , CD il ' * 3, evootet.,,c c,_40, , Le_c_LtLdi iss 4-roof-0 afl_ c_.„-14-4,_,,, �i [ � % ��AfJIf% _ �� e.rde.,; .Z /e-e-gf ha frjt�J 7 r; . . • 1,19 ob --D - J Logek 04.,zeizerzr, /7'VilO rl/c1sq. eC1 vi ?- . 1 fC 1' Jh f Is , ,. Deborah Ellis, MS Consulting Arborist & Horticulturist ARBORIST REPORT Tree Inventory, Tree Descriptions and Recommendations Relative to Proposed Construction Winchester Boulevard Office Winchester Boulevard at Shelburne Way, Los Gatos Property Owner: South Beach Partners LLC/Cumulus Capital Holdings, LLC Prepared for: Marni Moseley Town of Los Gatos Community Planning Department 110 E. Main Street Los Gatos, CA 95031 Deborah Ellis, MS. Consulting Arborist & Horticulturist Registered Consulting Arborist #305, American Society of Consulting Arborists Board Certified Master Arborist WE-0457B, International Society of Arboriculture Certified Professional Horticulturist #30022, American Society for Horticultural Science FEBRUARY 12, 2016 Report History: This is my fourth report for this project. My most recent previous report is dated March 23, 2015. PO Box 3714, Saratoga, CA 95070, 408-725-1357. decah@pacbell.net. http://www.decah.com. Yj ,Service since 1984 ,Vail-5-IT 7, Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 Table of Contents TREE MAP 1 SUMMARY 2 The Project 2 The Trees and How the Project will affect them 2 4 Table 1 Summary Tree Table 4 Table 2 Trees to Remove 7 Table 3 Trees Listed as "Debatable' 8 Table 4 Trees to Save 9 RECOMMENDATIONS 10 INTRODUCTION 13 Purpose & Use of Report 13 Background Information 13 METHODOLOGY 14 OBSERVATIONS 15 Site Conditions 15 APPENDIX 15 Table 5 Complete Tree Table 15 Explanation of Tree Table Data Columns. 25 Tree Root Protection Distances 30 Los Gatos Tree Protection Requirements 31 Tree Photos 36 Assumptions & Limitations 40 Enclosures: 42 References: 42 Glossary 43 The Best Trees on Site to Save' Cover photo: coast live oaks #1, 2 and 3, As per the current plans, tree #1 will be removed and #2 and 3 will remain, but construction is really too close to trees #2 and 3 for them to remain. All photos in this report were taken by D. Ellis on February 9, 2016 unless otherwise noted. PO Box 3714, Saratoga, CA 95070, 408-725-1357, decah@pacbell.net. http://www.decah.com. Deborah Ellis, MS Consulting Arborist & Horticulturist .Service since 1984 TREE MAP WINCHESTER BLVD 4 37 r r X 38 1 ?s� * 17 x 1 t34Xx1 X 19 x•15 x-I4 X 7 X 6 - — a * 16 1c 8 x 3* 2 * X 42 033 310—_m I''(j32. 300{ �9 2827 26 �5 Lion, 1,%lend • Save Tree * Debatable - (Read about 'reel X Remove tree o Undersized X x 20 ti ,1 X, X39 —4I 1 23 22 a 40 •.h.41 SHELBURNE WAY PO Box 3714, Saratoga, CA 95070. 408-725-1357. decahepocbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 1 of 18 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 SUMMARY THE PROJECT Pre -development plans proposed to merge four properties zoned 0, demolish three existing single-family residences and accessory structures and construct a new two-story office building with below grade and at grade parking. THE TREES AND HOW THE PROJECT WILL AFFECT THEM Thirty-six (36) protected trees' are listed and described in this report. A summary of all trees is provided in Table 1 on begnning on page 4, and a more detailed description of the trees is provided in Table 5 (the Complete Tree Table) beginning on page 15. The Complete Tree Table also provides recommended minimum root protection distances for those trees that will or may be saved, as well as other important information about individual trees. After review of the current plans and in Tight of individual tree condition and preservation suitability, I have listed 23 protected trees for removal, 7 trees as "Debatable" and 6 trees that can probably be saved. Separate Tables listing trees to Remove, Save or are Debatable are on pages 7 through 9. All of the protected trees are native to the immediate vicinity of the site except for London planes #5, 7, 14 and 15, weeping bottlebrush #19 and goldertrain tree #38. There are many nice, large native oak trees here; primarily coast live oaks. There are also many fruit trees on the property which were not evaluated (fruit trees Tess than 18 inch trunk diameter are not considered to be protected trees). The large oak trees would be nice to retain, but it may be difficult to provide adequate space for their long term survival. Most of the oaks are in "Fair/Good" to "Good" condition. The reason for their good condition is that the tree have not been disturbed for many years, and most of them have a large ' For the purpose of this report a protected tree is: all trees which have a (4) four -inch or greater diameter of any trunk, when removal relates to any review for which zoning approval or subdivision approval is required. Exceptions are: fruit or nut trees that less than eighteen (18) inches in diameter or any of the following species that are less than 24 inches in diameter: black acacia (Acacia me/anoxylon), tulip tree (Lir/odendron tu/ipifera), tree -of- Heaven (Ar/anthus a/trssrma), Tasmanian blue gum Eucalyptus (Eucalyptus globu/us), Red River gum Eucalyptus (Eucalyptus camaldu/ensis), other Eucalyptus species (E spp.) (Hillsides only), glossy privet IL/gustrum lucidum) and and palms (except Phoenix canariens/s). PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pocbell.net. http:✓/www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 2 of 18 Deborah Ellis, MS Consulting Arborist & Horticulturist t'rrvire surce 1984 area of unpaved soil around them with a thick natural leaf litter (mulch) accumulation. The trees have also not been overpruned. This will all change as the property is developed, however. The goal of the developer to save many of the oaks is admirable, but it will probably not work out unless the design is modified significantly. Although it may look like these trees could be saved by looking at the Tree Disposition Plan, just because the trunk (depicted as a dot symbol on the plan) is outside of an improvement does not mean that the tree can actually be saved or that it will be viable after development occurs around it. Many of these trees are large and wide -spreading, and they have existed in an undisturbed state for many years. For example, a 2-story building is proposed at 12 feet from the trunks of large and wide -spreading coast five oaks #2 and 3. This is simply not going to work from many standpoints. Please review the photos of these trees and you will understand what I mean. A new sidewalk is also proposed on the opposite side of oaks #2 and 3, with a few to several feet from the trunks. For oaks #2 and 3 and many of the other large oaks on this site, the proposed building must be moved much farther from their trunks and canopies- preferably to at least 10 feet beyond the canopy. Even if trees adjacent to proposed buildings or other improvements are left standing, grading, construction vehicle traffic and other activities and radically changing the environment may cause them to decline and die over a period of years. Even if trees are provided with minimal root protection distances to remain. their canopies may be decimated by the clearance needed for the proposed building as well as construction of the building itself. This is difficult to visualize from the current Tree Disposition Plan, and it is often very hard to visualize from the additional construction plans which will be forthcoming. Viewing the tree photos in this report will be helpful to remind people just how large many of these trees really are, and visiting the site is also important. Story posts to depict the three dimensional size of the above -ground portion of the building is mandatory and I must review this. A basement parking area is also planned, and the excavation for this (whether there will be over -excavation beyond the actual building footprint) will be very important in determining if some of the trees near the building can actually be saved. It is important to understand however, that the depth of the excavation is not as important for trees as the distance of the excavation from the trunk of the tree, since most tree roots are shallow - within the upper 18 inches of soil. I am not trying to paint a completely negative picture of the tree preservation possibilities for this project, but I think that we have to be realistic. Big changes are needed in the design in order to save many of the large trees that the developer currently proposes to save. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decahepacbeli.net. http://www.decah.com, Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 3 of 18 Deborah Ellis, MS Consulting Arborist & Horticulturist ,Service since 1984 THE BEST TREES ON SITE TO SAVE: • coast live oaks #1,2,3, 9,12,16,17,18,21,23,24,25,34,39 and 41, • valley oak #40 • goldenrain tree #38 All of these trees have "Fair/Good" or better preservation suitability. Underlined trees are listed to be saved; all others are to be removed or are "debatable" save or remove. TABLE 1 SUMMARY TREE TABLE This table is continued through page 6, Common Name coast live oak coast live oak Trunk Diem. 15, 15. 23 reservation Suitability Value $7900 Fair/Good 23,100 Expected Construction Impact Severe Remove Debatable Construction Construction 3 coast live oak 19,23 Fair/Good 6,400 Severe Debatable Construction 4 Tree Tess than Protected Size 5 London plane 7 Fair/Poor 1.260 Severe Remove 8 Tree Tess than Protected Size 7 London, Fair/Poor 1,260 Severe Remove Construction 8 coast live oak 5 Fair 1.080 Severe Remove Construction 9 coast live oak 30 (3) Good Moderate/Severe Debatable Construction 15, 500 PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www,decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 4 of 18 Deborah Ellis, MS Consulting Arborist & Horticulturist Table 1, Summary of Trees (continued from the previous page). Tree Common Dame TrunkFTII Diem.Impact10 Expected Construction Action Reason Calf. bay 5,6 7 Fair evere 160 Remove Construction 11 coast live oak 7,9 Fair 930 Severe Remove Construction 12 coast live oak 25 Good 10,200 Severe Remove Construction 13 coast live oak 7 Fair/Good 1,220 Severe Debatable Construction 14 London plane Fair/Poor 1,350 Severe Remove Construction 15 London plane 6 Fair/Poor 1,260 Severe Remove Construction 16 coast live oak 25 Good 11, 900 Moderate/Severe Debatable Construction 17 coast live oak 21 Good 8,000 Moderate Debatable Construction 18 coast live oak 28 Good 14.900 Severe Remove Construction 19 Iweepcng bottlebrushFair 1,080 Severe Remove Construction 20 coast live oak 6 Fair/Poor 900 Severe Remove Construction 21 coast live oak 11.13.18 Fair/Good 13.300 Severe Remove Construction 22 coast live oak 13 Fair 2.280 Moderate Debatable Construction/Structure 23 coast live oak 15 Fair/Good 3,010 Low Save 24 coast live oak 15.16 Fair/Good 8, 000 Severe Remove Construction 3'ervice since 198,E PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.ret. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 5 of 18 Deborah Ellis, MS Consulting Arborist & Horticulturist Table 1. Summary of Trees /continued from the previous oaael. reservation Expected Tree Common Trunk Suitability Construction Action Reason # Name Dlam. 8 Value Impact 25 coast live oak 17 Fair/Good 4.040 Moderate Save 26 Tree Tess than Protected Size 27 28 29 coast live oak 18 Tree less than Protected Size coast live oak 7 Fair 4,870 Low Save Fair 1,260 Low Save 30-33'Tree Tess than Protected Size 34 coast live oak 17 Good 4930 Severe Remove onstruction 35 black walnut 23 (3.5) Poor 1760 Severe Remove onstruction/Structure 36 black walnut 19 (3 5) Poor/ Unacceptable 600 Severe Remove onstruction/Structure 37 Tree less than Protected Size 38 goldenrain tree 19 (4) Farr/Good 2.840 Severe Remove onstruction 39 coast live oak 26 Good 11 000 Severe Remove onstruction 40 valley oak 16 Good 5,800 Moderate Save 41 coast live oak 25 Good 9,000 Moderate Save 42 coast live oak 23 Good 8700 Severe Remove Construction 43 coast live oak 1z Fair/Poor Severe 1.570 Remove Construction Service since 1984 End of Table. 36 Protected Trees. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 6 of 18 TABLE 2 TREES TO REMOVE Tree # Common Name Trunk Diam. Preservation Suitability & Value Expected Construction Impact Reason 1 coast live oak 20 Good $7900 Severe Construction 5 London plane 7 Fair/Poor 1,260 Severe Construction 7 London plane 6 Fair/Poor 1,260 Severe Construction 8 coast live oak 6 Fair 1,080 Severe Construction 10 Calif. bay 5,6 7 Fair 160 Severe Construction 11 coast live oak 7,9 Fair 930 Severe Construction 12 coast live oak 25 Good 10,200 Severe Construction 14 London plane 7 Fair/Poor 1350 Severe Construction 15 London plane 6 Fair/Poor 1260 Severe Construction 18 coast live oak 28 Good 14900 Severe Construction 19 (weeping Ibottlebrush 7 Fair 1080 Severe Construction Deborah Ellis, MS Consulting Arborist & Horticulturist Service sine 1984 'Tree # Common Name Trunk Diem. Preservation Suitability & Value Expected Construction Impact Reason 20 coast live oak 6 Fair/Poor 900 Severe Construction 21 coast live oak 11,13,18 Fair/Good 13,300 Severe Construction 24 coast live oak 15.16 Fair/Good 8,000 Severe Construction 34 coast live oak 17 Good 4,930 Severe Construction 35 black alnut 23 (3.5) Poor 1,760 Severe Construction/Structure 36 black walnut 19 (3.5) Poor/ Unacceptable 600 Severe Construction/Structure 38 goldenrain tree 19 (4) Fair/Good 2,840 Severe Construction 39 coast live oak 26 Good 11,000 Severe Construction 42 coast live oak 23 Good 8,700 Severe Construction 43 coast live oak 12 Fair/Poor 1570 Severe Construction 23 Trees PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decoh.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 7 of 18 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 TABLE 3 TREES LISTED AS "DEBATABLE" Tree # Common Name Trunk Diam. Preservation Suitability & Value Expected Construction Impact Reason "Debatable" 2 coast live oak 15, 15, 23 Fair/Good 23,100 Severe Construction 3 coast live oak 19,23 Fair/Good 6,400 Severe Construction 9 coast live oak 30 (3) Good 15,500 Moderate/Severe Construction 13 coast live oak 7 Fair/Good 1,220 Severe Construction 16 coast live oak 25 Good 11,900 Moderate/Severe Construction 17 coast live oak 21 Good 8,000 Moderate Construction 22 coast live oak 13 Fair 2280 Moderate Construction/Structure 7 Trees PO Box 3714, Saratoga, CA 95070. 408-725-1357. decahc pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office, February 12, 2016. Page 8 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 TABLE 4 TREES TO SAVE 'Tree 4 Common Name Trunk lam. Preservation' Suitability & Value Expected Construction Impact 23 coast live oak 15 Fair/Good 3,010 Low 25 coast live oak 17 Fair/Good 4,040 Moderate 27 coast live oak 18 Fair 4,870 Low 29 coast live oak, 7 Fair 1,260 Low 40 valley oak 16 Good 5,800 Moderate 41 coast live oak 25 Good 9,000 Moderate 6 Trees PO Box 3714, Saratoga, CA 95070. 40B-725-1357. decah@pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 9 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 RECOMMENDATIONS 1) The project Is at a very preliminary design phase, and there are many Improvements that are not shown on the plan that I reviewed. For this report I have reviewed only the Tree Disposition Plan (Sheet 1 of 1) dated November 18, 2015. As additional plans are developed and reviewed by me I expect that construction impacts will increase for many trees, for example due to grading, underground utilities and landscaping. It is likely that more trees will need to be removed than are fisted for removal in this report, and design revision will be recommended for some or all of the trees that may remain. I should review all site -based plans for this project as they are developed. Plans should be full-size, to -scale and with accurately located tree trunks and canopy driplines relative to proposed improvements. Scale should be 1:20 or 1:10, 2) Existing protected trees to be saved or removed should be numbered on all site -based plans to match the tree tag numbers that are used in this arborlst report. There are tree tag numbers on the Tree Disposition Plan, but in order to make the plan simpler and easier to read make the protected tree numbers larger and bold and reduce the size of the (X) symbol for trees of less than protected size to be removed, so that we can easily see and concentrate on the protected trees. Note that tree disposition is likely to change over time as the full project plans are developed, and that is fine since we all know this at the present time. 3) The proposed building is simply too close to many of the large oak trees, even though these trees are shown to be saved, Examples are coast live oaks #2, 3, 9, 16 and 17. The building should be moved to 10 feet beyond the actual dripline of the trees unless it can be shown (e.g. with story posts) that the building itself as well as construction of the building, will not cause excessive pruning of the canopies of these trees. 4) At this time it appears that the following trees will need be removed based upon the plan that I reviewed: s. , U „ r °°1.... 2. , t. 18-21, 24, 34-39, 42 and 43. Alternatively for those trees listed as having "Fair" or better tree preservation suitability, it may be possible to save them if the tree root protection distances listed in the Complete Tree Table as well as adequate space for the canopy can be provided. 5) Trees listed as "Debatable" at this time are: #2, 3,9, 13, 16, 17 and 22. Read about these 7 trees in the Notes Section of the Complete Tree Table in order to determine what to do with them (can they be saved or should they be removed)? A "Debatable" designation means that there is a problem with retaining that tree, such as a tree that is shown to be saved but is a poor species for the site, or in poor condition. Another common cause is that the tree is shown to be saved but construction may be too close to it, The reason for the "Debatable" designation can be found in the "Reason" and "Notes" column of the Complete Tree Table. Additional action or decisions are necessary on the part of the tree owner, project architects or others involved in the project design and construction are necessary in order to resolve whether a debatable tree will be saved or removed. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decahepacbell.net. http://www.decoh.com. Arborist Report for Winchester Blvd. Office, February 12, 2016. Page 10 of 44 1 Deborah Ellis, MS Consulting Arborist & Horticulturist service sm, 1,),S4 6) The Town of Los Gatos Tree Protection Directions will need to be incorporated into the final project plans. At this point we are probably quite way from the final plans, but I have included the Directions on pages 31 through 35 so that everyone will understand what is required from the start. At this time the following 6 trees will most likely be saved: #23,25, 27, 29, 40 and 41. The Town of Los Gatos Tree Protection Directions replace any tree protection notes, specifications or other directions {including detail drawings} that may be included in the plans. 7} As a part of the design process, try to keep improvements (and any additional over -excavation or work area beyond the improvement) as far from tree trunks and canopies as possible. 6xDBH or the dripline of the tree, whichever is greater, should be used as the minimum distance for any soil disturbance to the edge of the trunk. 3xDBH should be considered the absolute minimum distance from any disturbance to the tree trunk on one side of the trunk only, for root protection. Farther is better, of course. For disturbances on multiple sides of the trunk, then 6xDBH or greater should be used, and farther is also better here. Tree canopies must also be taken into consideration when designing around trees. Don't forget the minimum necessary working margin around improvements as you locate those improvements. Disturbance usually comes much closer to trees than the lines shown on the plans! 8} Landscaping - be aware of the following as 'landscape plans are developed: a) New landscaping and irrigation can be as much or more damaging to existing trees than any other type of construction. The same tree root protection distances recommended for general construction should also be observed for new landscaping. Within the root protection zone it is usually best to limit landscape changes to a 3 to 4-inch depth of coarse organic mulch such as wood or bark chips or tree trimming chippings spread over the soil surface. The environment around existing trees should be changed very carefully or not at all - please consult with me regarding changes in the landscape around existing trees and/or have me review the landscape and irrigation plans for this project. b) This site contains oaks that are native to the immediate area (coast live oak and valley oak). These tree species fare best with no irrigation during the normal dry months of the year. The best treatment of the ground beneath the canopies of native oaks is nothing but their own natural leaf and twig litter mulch. Exceptions to irrigation restriction include during the winter in extended drought periods, as temporary compensation for root loss due to construction, and for newly planted trees during their 2 to 3 year establishment period after installation. Native oak species are often killed due to inappropriate landscaping that is installed around them; mostly commonly landscaping that requires frequent irrigation such as lawns or other high water -use plants. Large drought tolerant trees such as native oaks can become dangerous when exposed to frequent irrigation, especially close to their trunks. California native oaks that are treated in this manner may contract root rot diseases and fall over at the roots; often See pages 30 -31 for an explanation of tree protection root distances. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decaWpocbell.net http.//www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 11 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Servue since 19N4 causing great damage and personal injury i there are targets in their vicinity such as homes, cars and people. It is important to landscape correctly around our native oaks; e.g. summer dry. I have attached a publication entitled Living among The Oaks, Keeping Native California Oaks Healthy to assist in best managing the oaks on the property, as well as the directions to follow in items 'b' and 'c' below. c) Around the native oaks: there shall be no planting or irrigation (including drip irrigation) within a minimum radius of 10 feet from the trunks of the oaks or the inner half of the dripline of the tree, whichever is greater. Farther is better. Within this 10-foot (or greater) radius around the trunk a 3 to 4-inch depth of coarse organic mulch such as wood or bark chips or tree trimming chippings shall be spread over the soil surface. Shredded redwood bark is not allowed. Keep the mulch off the root collar of the trees. Beyond this 10-foot (or greater) protective, mulched area only drought -tolerant, summer -dry plant species, preferably plant species that are native to the immediate area and grow commonly in association with the native oaks, may be planted. Only summer -dry tolerant plants are allowed within the outer half of the dripline of the tree or 20 feet from the trunk, whichever is greater. Such plants may be planted from no larger than 1-gallon cans in holes that are hand -dug manually with a shovel (no power equipment such as augers allowed). These plants must be spaced sparsely (e.g. planted no closer than 4 feet apart) and watered with drip irrigation. The planting zone around these plants shall be mulched in the same manner previously described. The drip irrigation for these plants should preferably be abandoned after a 2 to 3 year establishment period. 9) General Tree Maintenance: a) The root collars and lower trunks of some of the trees were obscured from view by vegetation, excess soil or other covering. Such portions of the tree should be uncovered and the tree re-evaluated by the arborist. b) Do no unnecessary pruning, fertilization or other tree work. Pre -construction pruning should be limited to the absolute minimum required for construction clearance. A qualified tree service should be hired to provide such pruning. PO Box 3714, Saratoga, CA 95070_ 408-725-1357. decah@pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 12 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 INTRODUCTION PURPOSE & USE OF REPORT This survey and report was required by the Town of Los Gatos as a part of the building permit process for this project. The purpose of the report is to identify and describe the existing protected trees on or adjacent to the project site that are within or close to proposed construction - - their size, condition and suitability for preservation. Only Town of Los Gatos protected trees were evaluated. The audience for this report is the property owner, developer, project architects and contractors, and Town of Los Gatos authorities concerned with tree preservation and tree removal. The pool, of this report is to preserve existing trees on or adjacent to the project site that are in acceptable condition, good species for the area and will fit in well with the proposed new use of the site. BACKGROUND INFORMATION My previous arborist report for this project are: • April 23, 2012 (Report # 1 ) • October 14, 2013 (Report #2) • March 23, 2015 (Report #3) All protected trees were re -measured and re-evaluated on February 9, 2016for this current report. Since my last report dated March 23, 2015 the Tree Protection Section of the Los Gatos Town Code was revised. Trunk diameter measurement height was changed from 3 to 4,5 feet above the ground. This change caused some trees which had been reported on previously to move out of the protected tree classification. Previous reports had also included some trees of less than protected size, which were numbered and reported on. This current report lists only the protected trees, which are 36 out of the originally 43 tagged trees. PO Box 3714, Saratoga, CA 95070 408-725-1357. decah@pacbell.net. http.//www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 13 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 METHODOLOGY performed a brief evaluation of the subject trees from the ground on February 9, 2016. Tree characteristics such as form, weight distribution, foliage color and density, wounds and indicators of decay were noted. Surrounding site conditions were also observed. Evaluation procedures were taken from: • American National Standard A-300 (Part 5) - 2012 for Tree Care Operations - Tree, Shrub & Other Woodv Plant Management - Standard Practices (Management of Trees, & Shrubs During Site Planning, Site Development and Construction). • International Society of Arboriculture Best Management Practices: • Managing Trees during Construction. 2008 • Tree Inventories. 2013 The above references serve as industry professional standards for tree evaluation and written findings and recommendations for trees on construction sites prior, during and after site development. Each of the trees was tagged in the field (exceptions noted) with metal number tags that correspond with the tree numbers referenced in this report and on the Tree Mao. I measured the trunk diameter of each tree with a diameter tape at 4.5 feet above the ground (DBH), which is also the required trunk diameter measurement height of the Town of Los Gatos. DBH is used calculate tree protection distances and other tree -related factors. Trunk diameter was rounded to the nearest inch. I estimated the tree's height and canopy spread. Tree Condition (structure and vigor) was evaluated and I also recorded additional notes for trees when significant. Tree species and condition considered in combination with the current or (if applicable) proposed use of the site yields the Tree Preservation Suitability rating. The more significant trees (or groups of trees) were photographed with a digital camera. Some of these photos are included in this report, but all photos are available from me by email if requested. PO Box 3714, Saratoga, CA 95070, 408-725-1357. decah@pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office, February 12, 2016. Page 14 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist ,Service siva, 1984 OBSERVATIONS SITE CONDITIONS Site topography is mainly level. There are two existing houses on the site, plus several smaller accessory buildings. The Northeast corner of the property is currently being used as an office and storage yard for a construction company. Most of the uncovered ground area of the site is currently an old orchard remnant including walnuts and other small fruit trees. There is more landscaping in the southwest quadrant of the site which contains the largest house, but landscaping consists mainly of fruit trees and native coast live oaks that are probably of natural growth (they were not planted). Most of the planted areas are probably not irrigated. Landscape maintenance is of a "low" level. Sun exposure for the trees varies from full to partly shaded, depending upon proximity to existing buildings and to other trees. APPENDIX TABLE 5 COMPLETE TREE TABLE This Table is continued through 17a 25. Data fields in the Table are explained on oaaes 25 to 30. Tree # Speelea & Common Name Trunk Diam. Ic0NDiTb0 I Size Nlip reservation Suitability & Value Expected Construction Impact Action Reason IITREE Notes 3xDBH v 3 ROOT x o� 0 x to o m Structure OTPZ Quercus agrifolia, coast live oak 20 35x30 75 80 Good $7900 Severe Remove Construction Construction: trunk is at 5 10 15 entrance driveway/sidewalk. Condition: ivy partly covers lower trunk including, including large -diameter ivy stems. Cyclone fence engulfed by trunk. PO Box 37I4, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 15 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Tree # Species & Common Name Trunk Diem. Size ONDITIONIp reservation Expected Construction Action Impact Reason Notes TREE ROOT PROTECTION DISTANCES o 5 Structure U C so _ = OD o _ COa. m O 2 coast live oak 15, 15, 23 40x35 85 ' 50 Fair/Good 23,100 Severe Debatable ,Construction Construction: the trunk of this 10 19 29 large, tall and wide -spreading tree is shown to be 12 feet from the proposed 2-story building and underground parking garage. This simply will not work and the tree must be removed if the plans are not changed. Even though the minimum root protection distance on one side of the tree is 10 feet, and it this could be met by the current design, the canopy of the tree would be massacred and root damage (including soil compaction due to construction traffic and materials between the tree and the building) makes trying to save this tree unreasonable. If this tree is to be saved then the building should be at least 10 feet beyond the dripline. This tree (and adjacent oak #3 are large trees and they need a lot of space preserved around them if they are to remain, The proposed sidewalk as well, less than 2 feet from the trunk, is PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http:/Jwww.decah,com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 16 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist .Serer since 198 Tree # Species & Common Name Trunk Diam. Size Expected Construction Impact Action Reason Notes TREE ROOT PROTECTION DISTANCES Preservation Suitability & Value Vigor Structure 6 pmp 0 el m o t Ni 1— O likely to cause damage to or cause the removal of large support roots close to the trunk. Condition: cyclone fence including top rail are embedded in trunk. 3 coast live oak 19,23 45x35 70 70 Fair/Good 6,400 Severe Debatable Construction Construction: similar to previous oak #2 Condition: same as previous oak #2. 4 Tree less than Protected Size 5 Platanus x hispanica, London plane 7 20x18 90 50 Fair/Poor 1,260 Severe Remove Construction: new sidewalk in vicinity of tree will extend to curb; perhaps for a bus stop. Other this is a Town Street Tree installed in a 3-foot wide parkstrip planter between sidewalk and curb. Pavement damage would occur in the future from this large -growing tree species, were it to remain in its current location and conditions. 1 10 14 6 Tree less than Protected Size PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pocbell.net. http;//www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 17 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist ,Service since 1984 TREE ROOT PROTECTION Species 'reservation DISTANCES Tree & Trunk Size Vigor Structure Suitability & Expected Construction Action Reason Notes Common Namery Diem. Value Impactx m _ co N i- el 0 O 7 London plane 6 20x18 90 50 Fair/Poor 1,260 Severe Remove Construction Construction: new sidewalk configuration proposed around tree, with curb in location of runk. Condition: same as #5 5 5 8 9 coast live oak coast live oak 30 (3) 20x18 45x40 80 40 60 Fair 1,080 Good 15,500 Severe Remove Moderate/Severe Debatable Construction Construction Construction: tree at corner of proposed building. Construction: tree trunk is shown to be 16 feet from edge of proposed building, and there will be a new sidewalk at about 23 feet to the west. Potential root damage should be at a tolerable level as long as there lis minimal over -excavation beyond the actual building and basement. Significant canopy reduction pruning may be necessary however, and story posts are necessary to accurately assess the extent of this impact. Also a part of construction impact is demo of the existing building and pavement 15 - 22 feet from the trunk. 15 22 10 Umbellularia califamica, Calif. bay 5,6 7 40x25 80 60 Fair 160 Severe Remove Construction Construction: tree is within proposed building. ondition: stump sprout. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decoht pacbell.net. htfp://www.decah.com. Arborist Report for Winchester Blvd. Office, February 12, 2016. Page 18 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Semi t' cm, 1981 Tree # — Species & Common Name Trunk Diam. , Size ONDITION Preservation Suitability & Value Expected Construction impact Action Reason Notes TREE ROOT PROTECTION DISTANCES a, • E 3 m 6xDBH OTPZ 11 coast live oak 7,9 35x20 70 50 Fair 930 Severe Remove Construction Construction: tree is within proposed building. Condition: root collar obscured by leaf litter. 12 13 coast live oak coast live oak 25 50x40 20x12 70 75 70 60 Good 10,200 Severe Fair/Good Severe 1,220 Remove Construction Debatable Construction 5 5 Construction: tree is within proposed building. Construction: a new sidewalk is proposed right up to the edge of the trunk. Even if the tree survives, it will cause significant pavement damage in the future. Either remove the tree or transplant it elsewhere. The tree is in good enough condition and accessible for transplanting. 14 London plane 20x20 60 Fair!Poor 1,350 Severe Remove Construction Construction and Other: same as previous London plane street trees #5 and 7. 15 London plane 6 1 8x20 90 50 Fair/Poor 1,260 Severe Remove Construction 6 13 19 5 5 5 Construction and Other: same as previous London plane street trees #5, 7 and 14. 16 coast live oak 25 50x35 80 70 Good 11,900 Moderate/Severe Debatable Construction Construction: tree trunk is shown to be 24 feet from edge of proposed building, and there will be a new sidewalk at about 15 feet to the west. Potential root damage is probably far 5 5 5 6 13 19 PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http:/fwww.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 19 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 Tree # Species & Common Name Trunk Dlam. Size ONDITION Preservation - Expected - Construction Impact Action Reason Notes TREE ROOT PROTECTION DISTANCES Suitability & Value o m 5 Structure 3xDBH — a rc to OTPZ enough from the trunk so that the tree can remain viable, but story posts should also be used to assess effect on the canopy. Also a part of construction impact is demo of the existing building 5 feet from the trunk. Condition: shrubs and a short brick wall obstruct root collar. Shrub roots beginning to girdle tree roots, these shrubs roots should be cut and removed. 17 coast live oak 21 50x40 85 70 Good 8,000 Moderate Debatable Construction Construction: a proposed 5 11 16 parking space is 9 feet from the trunk, building at 21 feet and sidewalk at 22 feet. From a root preservation standpoint since there are disturbances on multiple sides of the trunk there should be no soil disturbance closer than 14 feet. As with several of the previous large oaks that are shown to remain, story posts are needed to see if this will really work. Also a part of construction impact is demo of the existing building and pavement 7 feet from the trunk PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net, http://www.decah.com, Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 20 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist service ! Tree # Species & Common Name Trunk Diam. Size _ ONDITION reservation Suitability Value Expected Construction Action Reason Notes TREE ROOT PROTECTION DISTANCES m t x M 6xDBH OTPZ o og 3 Structure 18 coast live oak 28 60x40 80 70 Good 14,900 Severe Remove Construction 7 14 21 19 ICallistemon vinimalis, weeping bottlebrush 7 12x10 60 60 Fair 1,080 Severe Remove Construction Construction: within proposed 5 5 9 building. 20 coast live oak 16 22x16 60 40 Fair/Poor 900 Severe Remove Construction Construction: within proposed 5 5 5 jdriveway. 21 coast live oak 11,13,18 45x40 70 60 Fair/Good 13,300 Severe Remove Construction Construction: within proposed 8 15 23 parking area. 22 coast live oak 13 40x22 80 50 Fair 2,280 Moderate Debatable Construction/Structure Construction: proposed curb 3 7 7 and driveway 16-17 feet from trunk which is fine, but tree leans significantly toward roadway (about 20 degrees). Not sure if construction traffic will not be compatible with tree canopy, and also future vehicle traffic through site after construction complete. This must be investigated further. 23 coast live oak 15 35x25 80 50 Fair/Good 3,010 Low Save Construction: proposed curb 4 8 8 and driveway 17-18 feet from trunk/ Condition: significant trunk crook. 24 coast live oak 15,16 45x40 1 70 60 FairIGood 18,000 Severe Remove Construction Construction: within proposed 6 12 18 parking area. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decoh@pacbell.net. http://www.decah,com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 21 of 44 Deborah Elllis, MS Consulting Arbor1st & Horticulturist Service since 1984 Tree # Species & Common Name Trunk Diam. FoNoNII reservation Notes _ TREE ROOT PROTECTION DISTANCES Co H Vigor Structure C m c Q0 0 - O IT 3 to"d m20 .► 2. G O 0 73 a) m a m CO co OTPZ 25 coast live oak 17 26 Tree less than Protected Size 50x30 70 60 Fair/Good ,040 Moderate Save Construction: proposed parking area curb 6 feet from trunk. Check canopy clearance for future parking. Condition: ivy grows up trunk. 4 9 9 5 5 5 27 coast live oak 18 35x20 80 60 Fair 4,870 Low Save Construction: proposed parking lot 17-18 feet from trunk. Condition: much of lower 10 feet of trunk covered with ivy and debris, so trunk diameter is estimated. 4 14 28 Tree less than Protected Size 5 29 coast live oak 7 20x18 80 60 Fair 1,260 Low Save Construction: proposed parking area 15 feet from trunk. Condition: ivy and debris obscure trunk and lower portion of tree. 5 5 5 30- 33 Trees less than Protected Size 5 5 5 PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http;//www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 22 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service sinct' 1984 Species & Common Name coast live oak 35 Juglans califomica hindsii, black walnut Trunk Diam. Size 75 l� a 70 Preservation Suitability & Value Good 4,930 Expected Construction Impact [Severe 23 (3.5) 4035 40 40 Poor 1,760 Severe Action Remove Remove Reason Construction Construction/Structure Notes Construction: within proposed parking area. TREE ROOT PROTECTION DISTANCES CO CO to x a r- 0 9 Construction: sidewalk will be reconfigured and trunk is in its path. Condition: large mechanical wounds (past vehicle impacts) to trunk have resulted in dead decayed wood. Tree is too high risk to keep in this location anyway. Tree is deciduous and leafless now, so it is hard to tell with certainty how much of canopy is dead, but there are definitely many dead branches. 6 11 5 36 black walnut 19 (3.5) i30x30 20 20 Poor/ Severe Remove Construction/Structure Construction: same as previous 5 9 5 Unacceptable 600 Condition: same as previous but worse. 37 Tree less than Protected Size 38 koelreuteria paniculata, goldenrain tree 19 (4) 30x33 70 70 Fair/Good 2,840 Severe Remove 5 5 5 Construction Construction: trunk is about 7 feet from proposed parking area, but this tree is shown to be removed. Assume that removal is due to grading because tree is located very 19 PO Box 3714, Saratoga, CA 95070. 408-725-1357, deeoh@pocbel►.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office, February 12, 2016, Page 23 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 Tree # Species & Common Name Trunk Diem. Size CONDITION Preservation Suitability & Value Expected Construction Impact Action Reason Notes 3xDBH N O -I rrf fixDBH m nd© OTPZ O z O 5 e 3 a to' close to decorative wall to west and existing driveway slopes downward to garage. I think there will probably be fill soil placed in this area. Branches are fairly low and much of canopy would need to be removed for clearance. 39 coast live oak 26 35x30 80 60 Good 11,000 Severe Remove Construction Construction: located within 6 13 20 proposed parking area. 40 Quercus lobata, valley oak 16 50x35 75 70 Good 5,800 Moderate Save Construction: proposed parking 4 8 12 area is 10 -11 feet from trunk. Canopy is very high right now, so this should work. Also a part of construction impact is demo of the existing buildings 7 to 11 feet from the trunk. Condition: base of trunk is 2 feet from base of trunk of adjacent oak #41. 41 coast live oak 25 45x40 75 80 Good 9,000 Moderate Save 'clearance. Construction: proposed parking 6 13 19 area is 14 feet from trunk. Canopy is fairly high, so probably no problem with Also a part of construction impact is demo of the existing buildings 8 to 10 feet from the trunk. Condition: asymmetric canopy fPO Box 3714, Saratoga, CA 95070. 408-725-1357. decahepacbell.net. http://www,decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 24 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist .rery e .Fince 1984 Tree # Species & Common Name Trunk Diem. ONDITION Preservation Expected Construction Impact Action Reason Notes TREE PROTECTION DISTANCES m 0 M ROOT m o tL N 1- d Size co Structure 1 Suitability 8 Value due to canopy interference by adjacent oak #40. 42 [coast live oak 23 A5x45 70 70 Good 8,700 Severe Remove Construction Construction: located within 6 12 17 proposed building. 43 coast live oak 12 30x22 70 40 Fair/Poor 1,570 Severe Remove Construction Construction: located within 5 6 6 proposed building. Condition: very grove affected EXPLANATION OF TREE TABLE DATA COLUMNS: 1) Tree Number (the field tag number of the existing tree). Each existing tree in the field is tagged with a 1.25 inch round aluminum number tag that corresponds to its tree number referenced in the arborist report, Tree Map, Tree Protection Specifications and any other project plans where existing trees must be shown and referenced. 2) Tree Name and Type: Species: The Genus and species of each tree. This is the unique scientific name of the plant, for example Quercus agrifolia where Quercus is the Genus and agrifolia is the species. The scientific names of plants can be changed from time to time, but those used in this report are from the most current edition of the Sunset Western Garden Book (2012) Sunset Publishing Corporation. The scientific name is presented at its first occurrence in the Tree Table, along with the regional common name. After that only the common name is used. 3) Trunk DBH. Tree trunk diameter in inches "at breast height" (measured at 4.5 feet above ground level). This is the forestry and arboricultural standard measurement height that is also used in many tree -related calculations. It is also the trunk diameter measurement height required by the Town of Los Gatos. For multi -trunk trees, trunk diameter is measured for the largest trunk and estimated for all smaller trunks. Trunk diameter is measured when possible, and estimated when it is not possible or safe to physically measure. A number in parentheses (3) after the trunk diameter(s) indicates that it PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 25 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 was not possible to measure the trunk at 4.5 feet (due to tree architecture) and so the diameter was measured at this alternate height (in feet), which reflects a more realistic trunk diameter for the tree. Examples: an "I8" in the Diameter column means that the tree has a diameter of 18 inches at 4.5feet above the ground. An "18 (3" means that trunk diameter was 18 inches measured at 3 feet above the ground. "18, 7, 5" means that this is a multi -trunk tree with trunk diameters of 18, 7 and 5 inches at 4.5 feet above the ground. 4) Size: tree size is listed as height x width in feet, estimated and approximate and intended for comparison purposes. 5) Condition Ratings: Trees are rated for their condition on a scale of zero to 100 with zero being a dead tree and 100 being a perfect tree (which is rare — like a superrnodel in human terms). A 60 is "average" (not great but not terrible either). There are two components to tree condition — vigor and structure, and each component is rated separately. Averaging the two components is not useful because a very low rating for either one could be a valid reason to remove a tree from a site -- even if the other component has a high rating. Numerically speaking for each separate component: 100 is equivalent to Excellent (an 'A' academic grade), 80 is Good (8), 60 is Fair (C), 40 is Poor (D), 20 is Unacceptable (F) and 0 is Dead. • Relative to the scope of work for this report, tree Condition has been rated but not explained in detail and recommendations for the management of tree condition have not been included. The tree owner may contact Deborah Ellis for additional information on tree condition and specific recommendations for the general care of individual trees relative to their condition. • The Condition of the tree is considered relative to the tree species and present or future intended use of the site to provide an opinion on the tree's Preservation Suitability Rating (i.e. "Is this tree worth keeping on this site, in this location, as explained in Table 6 on the next page. This is based upon the scenario that the tree is given enough above and below -ground space to survive and live a long life on the site. Ratings such as "Fair/Good" and "Fair/Poor" are intermediate in nature. The Preservation Suitability rating is not always the same as the Condition Rating because (for example) some trees with poor condition or structure can be significantly improved with just a small amount of work — and it would be worthwhile to keep the tree if this were done. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pocbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 26 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Semite since 1984 Table 6 Preservation Suitability Rating Explanation Excellent Such trees are rare but they have unusually good health and structure and provide multiple functional and aesthetic benefits to the environment and the users of the site. These are great trees with a minimum rating of "Good" for both vigor and structure. Equivalent to academic grade 'A'. Good These trees may have some minor to moderate structural or condition flaws that can be improved with treatment. They are not perfect but they are in relatively good condition and provide at least one significant functional or aesthetic benefit to the environment and the users of the site. These are better than average trees equivalent to academic grade ' B'. Fair These trees have moderate or greater health and/or structural defects that it may or may not be possible to improve with treatment. These are "average" trees — not great but not so terrible that they absolutely should be removed. The majority of trees on most sites tend to fall into this category. These trees will require more intensive management and monitoring, and may also have shorter life spans than trees in the "Good" category. Retention of trees with moderate suitability for preservation depends upon the degree of proposed site changes. Equivalent to academic grade .C, Poor These trees have significant structural defects or poor health that cannot be reasonably improved with treatment. These trees can be expected to decline regardless of management. The tree species themselves may have characteristics that are undesirable in landscape settings or may be unsuitable for high use areas. I do not recommend retention of trees with low suitability for preservation in areas where people or property will be present. Equivalent to academic grade 'D'. None These trees are dead and/or are not suitable for retention in their location due to risk or other issues. In certain settings however, (such as wilderness areas, dead trees are beneficial as food and shelter for certain animals and plants including decomposers. Equivalent to academic grade 'F'. 6) Value: Tree monetary appraisal is based upon: (1) Cost of Installation plus (2) its increase in value over a container -size tree if a larger size tree being appraised. This value is then adjusted according to: (a) Species (according to regional published species ratings), (b) Condition of the tree, and (c) Location of the tree (an average of the sub -categories of Site, Contribution and Placement). The methodology and calculations for the Trunk Formula Method are taken from two industry standard texts — The Guide for Plant Appraisal, 9th edition, 2000, edited by the Council of Tree & Landscape Appraisers and published by the International Society of Arboriculture, and the Species Classification and Group Assignment, 2004, published by the Western Chapter of the International Society of Arboriculture. The cross -sectional trunk diameter price presented in this text has been adjusted slightly downward to match the current actual average wholesale cost of a 24-inch box nursery tree in this area. Note that the values produced for this report PO Box 3714, Saratoga. Ca 95070. 408-725-1357. decahepacbell net http //www decah.cnm Arborist Report for Winchester Blvd. Office, February I2, 2016. Page 27 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Seance since 1984 are meant for reference only and may not reflect the true value of the tree that could be calculated by a thorough and more detailed analysis of each individual tree. a) Caveats regarding tree values: The values in this report have not been subjected to a "reasonableness test" which compares the value of trees and landscaping to the total value of the property. The values in the report were calculated quickly and are intended to be approximate and for reference only. Research on tree and landscape values has shown that landscaping can contribute up to 20% of the total property value. In some cases however, tree appraisals have produced tree values that exceed the value of the entire property. Performing a reasonableness test screens for this error. For certain trees in this report I have decreased or increased tree values when I felt that the calculated values were too high or too low. b} The Trunk Formula Method is used for trees that are too large for practical replacement with a similar size nursery container -grown tree. This method applies to trees with trunk diameters that are larger than 8-inches, measured at 12 inches above the ground. For the purpose of this report, all trees with trunk diameters of 8 inches or greater measured at DBH (4,5 feet above the ground) are appraised by this method. c) The Replacement Cost Method is used for smaller trees with trunk diameters up to 4-inches in diameter measured at 12 inches above the ground. This is generally equivalent to a 48-inch box -size tree. The replacement cost for such a tree shall be the average wholesale cost of the tree multiplied by two to include transportation to the site, planting and other costs. This price is then adjusted (usually downward) based upon the Condition ratings percentages for the appraised tree. For the purpose of this report, all trees with trunk diameters of 7 inches or less measured at DBH (4.5 feet above the ground) are appraised by this method. The following cost basis is used (based upon the average of wholesale tree prices from Boething Treeland Nursery, Portola Valley and Valley Crest Tree Nursery, Sunol, 2/2/2015): Trunk DBH <1" to 1" 2-3" 4-5" 6-7" Replacement tree size Replacement Tree Wholesale Cost x 2 (for installation, etc. 15 gallon 24" box 36" box 48" box $47.50 x 2 = $95 $162.50 x 2 = $325 $412,50 x 2 = $825 $900 x 2 = $1800 d) Tree values for tree protection bonds: Prior to commencing work, the tree -regulating authority may require that the contractor furnish a bond equal to some portion of the total appraised value of the trees on the site based upon the values presented in the Arborist Report. Bond money will be returned to the contractor upon the completion of the project with deductions or additional fines imposed based upon tree protection compliance and the final condition of the trees. Tree values are often used to establish a benchmark amount to fine the contractor if non- compliance with the Tree Protection Specifications or other negligence causes a subject tree to be removed or unnecessarily damaged. The full value amount should be charged to the contractor if a tree is damaged to the degree that it must be removed. A portion of the value of the tree PO Box 3714, Saratoga, CA 95070. 408-725-1357. decahepacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 28 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist `•ire he srrr:e J9X4 plus any necessary remediation costs, as deterrnined by the tree owner, should be charged to the contractor if the tree is damaged but does not have to be removed. 7} Action (Disposition): a) Save: it should be no problem save this tree utilizing standard tree protection measures. b) Remove: this recommendation is based upon tree condition, preservation suitability, expected impact of construction, poor species for the site or any combination of these factors. c) Debatable: there is a problem with potentially retaining this tree. Find out why in the Reason and Notes columns of the Complete Tree Table. Examples are: • The tree is shown to be saved (and may be a desirable tree to save) but proposed construction is too close or is uncertain and may cause too much damage to retain the tree. Design changes may be recommended to reduce damage to the tree so that it can be saved. • Further evaluation of the tree is necessary (e.g. the tree requires further, more detailed evaluation that is beyond the scope of this tree survey and report. Examples are advanced internal decay detection and quantification with resistance drilling or tomography, a "pull test" to assess tree stability from the roots, or tissue samples sent to a plant pathology laboratory for disease diagnosis. • Condition: the tree is in "so-so" or lesser condition and an argument could be made to either save or remove the tree as it stands now. In some cases the owner will make the decision to save or remove the tree based upon the information provided in this report as well as the owner's own preferences. • Species: the tree may be a poor species for the area or the intended use of the developed site. • Uncertain construction impact • Other (as explained for the individual tree) 8) Reason (for tree removal or to explain why a tree is listed as "Debatable" or "Uncertain"). Multiple reasons may be provided, with the most significant reason listed first. Reasons can include but are not limited to: • Construction (excessive construction impact is unavoidable and it is not worthwhile to try and save the tree) • Condition (e.g. poor tree condition — either vigor, structure or both) • Landscaping (the tree is being removed because it does not fit in with or conflicts with proposed new landscaping) • Owner's Decision (for some reason the owner has decided to remove this tree) • Species (the tree is a poor species for the use of the site) • Risk (the tree presents moderate to excessive risk to people or property that cannot be sufficiently mitigated) 9) Notes: This may include any other information that would be helpful to the client and their architects and contractors within the scope of work for this report, such as a more detailed explanation of tree condition or expected construction impact. L PO Box 3714, Saratoga, CA 95070 408-725-1357. decah@pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 29 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 10) Tree Protection Distances; a) Root Protection: see pages 30-31 for a detailed explanation. b) Canopy Protection: Additional space beyond root zone protection distances may be necessary for canopy protection. C) I have increased a few of the calculated tree protection distances for certain individual trees based upon my professional judgment and relative to site constraints. For example the minimum root protection distance I will list for any tree is 5 feet. TREE ROOT PROTECTION DISTANCES No one can estimate and predict with absolute certainty how far a soil disturbance such as an excavation must be from the edge of the trunk of ar individual tree to effect tree stability or health at a low, moderate or severe degree -- there are simply too many variable involved that we cannot see or anticipate. 3xDBH however, is a reasonable "rule of thumb" minimum distance (in feet) any soil disturbance should be from the edge of the trunk on one side of the trunk, This is supported by several separate research studies including (Smiley, Fraedrich, 6 Hendrickson 2002, Bartlett Tree Research Laboratories). DBH is trunk "diameter at breast height' (4.5 feet above the ground). This distance is often used during the design and planning phases of a construction project in order to estimate root damage to a tree due to the proposed construction. It tends to correlate reasonably well with the zone of rapid taper, which is the area in which the large buttress roots (main support roots close to the trunk) rapidly decrease in diameter with increasing distance from the trunk. For example, using the 3X DBH guideline an excavation should be no closer than 4.5 feet from the trunk of an 18-inch bBH tree. For trees with multiple trunks, an adjusted DBH is often calculated using 100 % of the largest trunk plus 50% of the remaining smaller trunks. Such distances are guidelines only, and should be increased for trees with heavy canopies, significant leans, decay, structural problems, etc. I will generally not recommend a root protection distance of less than 5 feet for any tree, even very small trees, It is also important to understand that in actual field conditions we often find that much less root damage occurs than was anticipated by the guidelines. 3xD8H may be more of an aid in preserving tree stability and not necessarily Tong -term tree health. 6 to 18 X DBH is the minimum distance which is recommended in the ANSI (American National Standard) A300 (Part 5)-2O12 Management of Trees & Shrubs During Site Planning, Site Development, & Construction, and also in the companion publication from the International Society of Arboriculture, Best Management Practices, Managing Trees During Construction, 2008. When the 6 to 18 x DBH distance cannot be met, "appropriate mitigation or determination that the work will not impact tree health and stability shall be performed", according to the ANSI Standard. ANSI A300 (Part 8) - 2013 Root Management, states: "When roots are damaged within 6 times the trunk diameter (DBH) mitigation shall be recommended." For practical purposes I use the 6 x DBH distance as the minimal distance acceptable (in most circumstances) in order to maintain good tree health and structural stability. The 6 x DBH distance or greater should definitely be used when there are soil disturbances on more than one side of the trunk. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decahepocbell.net. http://www.decoh.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 30 of 44 Deborah Ellis, MS consulting Arborist & Horticulturist ,Bernice since 19h.1 OTPZ (Optimum Tree Protection Zone): OTPZ is the distance in feet from the trunk of the tree, all around the tree, that construction or other disturbance should not encroach within. If this zone is respected, then chances of the tree surviving construction disturbance are very good. This method takes into account tree age and the particular species tolerance to root disturbance. Although there are no scientifically based methods to determine the minimum distance for construction (for example, root severance) from trees to assure their survival and stability, there are some guidelines that are often used in the arboricultural industry. The most current guideline comes from the text Trees & Development, Matheny et al., International Society of Arboriculture, 1998. Due to the crowded, constrained nature of many building sites it is often not be possible to maintain the OPTZ distance recommended for many of the trees -- therefore I have also listed alternate distances of 3 and 6X DBH. LOS GATOS TREE PROTECTION REQUIREMENTS LOS GATOS TOWN CODE Chapter 29 — ZONING REGULATIONS Article I. — IN GENERAL Division 2. TREE PROTECTION Sec. 29.10.1005. Protection of trees during construction. (a) Protective tree fencing shall specify the following: (1) Size and materials. Six (6) foot high chain link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more than 10-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base. (2) Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with 2-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches. (3) Duration of Type I, II, III fencing. Fencing shall be erected before demolition, grading or construction permits are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence. (4) Warning sign. Each tree fence shall have prominently displayed an 8.5 x 11-inch sign stating: "Warning —Tree Protection Zone -this fence shall not be removed and is subject to penalty according to Town Code 29.10.1025". PO Box 3714, Saratoga, CA 95070. 40B-725-1357. decah@pacbell.net, http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 31 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 (b) All persons, shall comply with the following precautions: (1) Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the encroachment of the construction. (2) Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of the tree unless approved by the Director. (3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected tree. (4) Prohibit the attachment of wires, signs or ropes to any protected tree. (5) Design utility services and irrigation lines to be located outside of the dripline when feasible. (6) Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits. (7) The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered. (Ord. No. 2114, §§ I, II, 8-4-03) Sec. 29.10.1010. Pruning and maintenance. All pruning shall be in accordance with the current version of the International Society of Arboriculture Best Management Practices —Tree Pruning and ANSI A300-Part 1 Tree, Shrub and Other Woody Plant Management —Standard Practices, (Pruning) and any special conditions as determined by the Director. For developments, which require a tree preservation report, a certified or consulting arborist shall be in reasonable charge of all activities involving protected trees, including pruning, cabling and any other work if specified. (1) Any public utility installing or maintaining any overhead wires or underground pipes or conduits in the vicinity of a protected tree shall obtain permission from the Director before performing any work, including pruning, which may cause injury to a protected tree. (e.g. cable TV/fiber optic trenching, gas, water, sewer trench, etc.). (2) Pruning for clearance of utility lines and energized conductors shall be perforrned in compliance with the current version of the American National Standards Institute (ANSI) A300 (Part 1)-Pruning, Section 5.9 Utility Pruning. Using spikes or gaffs when pruning, except where no other alternative is available, is prohibited. (3) No person shall prune, trim, cut off, or perform any work, on a single occasion or cumulatively, over a three-year period, affecting twenty-five percent or more of the crown of any protected tree without first obtaining a permit pursuant to this division except for pollarding of fruitless mulberry trees (Mores alba) or other species approved by the Town Arborist. Applications for a pruning permit shall include photographs indicating where pruning is proposed. PO Box 3714, Saratoga, CA 95070 408-725-1357. decohepacbell.net. ht'p /'i ^ w dr _lh -Uom ! Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 32 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist . Sri e 19s (4) No person shall remove any Heritage tree or large protected tree branch or root through pruning or other method greater than four (4) inches in diameter (12.5" in circumference) without first obtaining a permit pursuant to this division. (Ord. No. 2114, §§ I, II, 8-4-03) Sec. 29.10.1015. No limitation of authority. Nothing in this division limits or modifies the existing authority of the Town under Division 29 of Title 29 (Zoning Regulations). Title 26 (Public Trees) or the Hillside Development Standards and Guidelines to require trees and other plants to be identified, retained, protected, and/or planted as conditions of the approval of development. In the event of conflict between provisions of this division and conditions of any permit or other approval granted pursuant to Chapter 29 or Chapter 26 of the Town Code or the Hillside Development Standards and Guidelines. The more protective requirements shall prevail. (Ord. No. 2114, §§ I, II, 8-4-03) Sec. 29.10.1020. Responsibility for enforcement. All officers and employees of the Town shall report violations of this division to the Director of Community Development. Whenever an Enforcement Officer as defined in Section 1.30.015 of the Town Code determines that a violation of this code has occurred, the Enforcement Officer shall have the authority to issue an administrative citation pursuant to the provisions of Section 1.30.020 of the Town Code Whenever an Enforcement Officer charged with the enforcement of this Code determines that a violation of that provision has occurred, the Enforcement Officer shall have the authority to issue an administrative citation to any person responsible for the violation. (Ord. No. 2114, §§ I, II, 8-4-03) Sec. 29.10.1025. Enforcement —Remedies for violation. In addition to all other remedies set forth in this code or otherwise provided by law, the following remedies shall be available to the Town for violation of this division: (1) Tree removals in absence of or in anticipation of development. If a violation occurs in the absence of or prior to proposed development, then discretionary applications and/or building permit applications will not be accepted or processed by the Town until the violation has been remedied to the reasonable satisfaction of the Director. Mitigation measures as determined by the Director may be imposed as a condition of any subsequent application approval or permit for development on the subject property. A mitigation plan shall include specific measures for the protection of any remaining trees on the property, and shall provide for the replacement of each hillside tree that was removed illegally with a new tree(s) in the same location(s) as those illegally removed tree(s). The replacement ratio shall be at a greater ratio than that required in accordance with the standards set forth in Sec. 29.10.0985 of this division. If the court or the Director directs a replacement tree PO Box 3714, Saratoga, CA 95070 408-725-1357. decah@pacbell.net. http.//www.decoh.corn. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 33 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service srnie 198-1 or trees to be planted as part of the remedy for the violation, the trees shall be permanently maintained in a good and healthy condition, The property owner shall execute a five-year written maintenance agreement with the Town. For those trees on public property, replacement is to be determined by the Director of Community Development or by the Director of Parks and Public Works. (2) Pending development applications. Incomplete applications will not be processed further until the violation has been remedied. if an application has been deemed complete, it may be denied by the Director or forwarded to the Planning Commission with a recommendation for denial at the Director's discretion. Mitigation measures as determined by the director may be imposed as a condition of approval. A mitigation plan shall include specific measures for the protection of any remaining trees on the property, and shall provide for the replacement of each hillside tree that was removed illegally with a new tree(s) in the same location(s) as those illegally removed tree(s). The replacement ratio shall be at a greater ratio than that required in accordance with the standards set forth in Sec. 29.10.0985 of this division. If the court or the Director directs a replacement tree or trees to be planted as part of the remedy for the violation, the trees shall be permanently maintained in a good and healthy condition. The property owner shall execute a five-year written maintenance agreement with the Town. For those trees on public property, replacement is to be determined by the Director of Community Development or by the Director of Parks and Public Works. (3) Projects under construction. a. if a violation occurs during construction, the Town may issue a stop work order suspending and prohibiting further activity on the property pursuant to the grading, demolition, and/or building permit(s) (including construction, inspection, and issuance of certificates of occupancy) until a mitigation plan has been filed with and approved by the Director, agreed to in writing by the property owner(s) or the applicant(s) or both, and either implemented or guaranteed by the posting of adequate security in the discretion of the Director. A mitigation plan shall include specific measures for the protection of any remaining trees on the property, and shall provide for the replacement of each hillside tree that was removed illegally with a new tree(s) in the same location(s) as those illegally removed tree(s). The replacement ratio shall be at a greater ratio than that required in accordance with the standards set forth in Sec. 29.10.0985 of this division. If the court or the Director directs a replacement tree or trees to be planted as part of the remedy for the violation, the trees shall be permanently maintained in a good and healthy condition. The property owner shall execute a five-year written maintenance agreement with the Town. For those trees on public property, replacement is to be determined by the Director of Community Development or by the Director of Parks and Public Works. b. The violation of any provisions in this division during the conduct by any person of a tree removal, landscaping, construction or other business in the Town shall constitute grounds for revocation of any business license issued to such person. (4) Civil penalties. Notwithstanding section 29.20.950 relating to criminal penalty. any person found to have violated section 29.10.0965 shall be liable to pay the Town a civil penalty as prescribed in subsections a. through d. a. As part of a civil action brought by the Town, a court may assess against any person who commits, allows, or maintains a violation of any provision of this division a civil penalty in an amount not to exceed five thousand dollars per violation. b. Where the violation has resulted in removal of a protected tree, the civil penalty shall be in an amount not to exceed five thousand dollars per tree unlawfully removed, or the replacement value of each such tree, whichever amount is higher. Such amount shall be payable to the Town and deposited into the Tree Replacement Fund. Replacement value for the purposes of this section shall be determined PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 34 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist utilizing the most recent edition of the Guide for Plant Appraisal, as prepared by the Council of Tree and Landscape Appraisers and the Species and Group Classification Guide published by the Western Chapter of the International Society of Arboriculture. c. If the court or the Director directs a replacement tree or trees to be planted as part of the remedy for the violation, the trees shall be permanently maintained in a good and healthy condition. The property owner shall execute a five year written maintenance agreement with the Town. d. The cost of enforcing this division, which shall include all costs, staff time, and attorneys' fees. (5) Injunctive relief. A civil action may be commenced to abate, enjoin, or otherwise compel the cessation of such violation. (6) Costs. In any civil action brought pursuant to this division in which the Town prevails, the court shall award to the Town all costs of investigation and preparation for trial, the costs of trial, reasonable expenses including overhead and administrative costs incurred in prosecuting the action, and reasonable attorney fees. (Ord. No. 2114, §§ I, II, 8-4-03) Sec. 29.10.1030. Fees. The fee, as adopted by Town Resolution, prescribed therefore in the municipal fee schedule shall accompany the removal or pruning permit application submitted to the Town for review and evaluation pursuant to this division. (Ord. No. 2114, §§ I. II, 8-4-03) Sec. 29.10.1035. Severability. If any provision of this division or the application thereof to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity shall not affect any other provision of this division which can be given effect without the invalid provision or application, and to this end the provisions of this division are declared to be severable. (Ord. No. 2114, §§ I, II, 8-4-03) Sec. 29.10.1040. Notices. All notices required under this division shall conform to noticing provisions of the applicable Town Code. Sec. 29.10.1045. Appeals. Any interested person may appeal a decision of the director pursuant to this division in accordance with the procedures set forth in section 29.20.260 of the Town Code. All appeals shall comply with the public noticing provisions of section 29.20.450 of the Town Code. (Ord. No. 2114, §§ I„ II, 8-4-03) PO Box 3714, 5aratoga, CA 95070 408-725-1357. decah@pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 35 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 TREE PHOTOS This is a partial side -view of coast live oaks #2 and 3 from the southwest. Imagine a 2-story building 12 feet from the trunks of these trees, which tucked well inside the canopy. Now imagine trying to construct the 2-story building without having to cut off all the branches on the building side of the trunk. Such pruning will be necessary if the building is constructed as shown on the plan I reviewed. This photo was taken April 9, 2012 so the trees have probably grown a bit larger since then. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decoh.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 36 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 Upper Left: coast live oak #8 (foreground) with large coast live oak #9 in the background. Winchester Blvd. to the right. Lower Left: coast live oaks #12 and 16. Winchester Blvd. to the left. Right: coast live oaks #17 and 18. Winchester Blvd. is toward the foreground. PO Box 3714, Saratoga, CA 95070. 4013-725-1357. decah@pacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 37 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 Upper Left. coast live oaks #21-23. Lower Left: coast live oaks #25, 27 and 34. Right: coast live oaks #29 and 41, with valley oak #40 in the background. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decoh®pacbell.net. http://www.decoh.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 38 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist .Service since 1984 Upper photo: coast live oak #42, with smaller coast live oak #43 in the background. Lower photo: ground surface around coast live oak #17, which is typical for many of the trees on site - natural leaf and twig litter mulch. This is the best ground covering for most trees, although I would pull it away from the root collars. The soil is very loose and friable, and this probably has a lot to do with the high vigor ratings for many of these oaks.. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decahepocbell.aet. http://www.decah com. Arborist Report for Winchester Blvd. Office, February 12, 2016, Page 39 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service scarce 198,1 ASSUMPTIONS & LIMITATIONS i. Tree locations were provided by an unknown party and are shown on the Tree Map on page 1 of this report. The tree map is a reduced partial copy of the Tree Disposition Plan that I was given. Tree locations are assumed to be accurate but should be verified in the field. 2. The Condition Ratings for deciduous frees that are out of leaf (because they have shed their leaves for winter dormancy) are estimated. More accurate condition ratings for these trees can be obtained after they have fully leafed out (usually mid -May through September). Deciduous trees on this site that were completely leafless or in the process of shedding their leaves are: London plane, black walnut, golden raintree and valley oak. 3. A Level 2 Basic Evaluation of the subject trees described in this report was performed on February 9, 2016 for the purpose of this report. This is a brief visual evaluation of the tree from the ground, without climbing into the tree or performing detailed tests such as extensive digging, boring or removing samples. The tree is viewed by walking all around it, unless this is not possible. This type of evaluation is an initial screening of the tree after which the evaluator may recommend that additional, more detailed examination(s) be performed if deemed necessary. An assessment of tree risk was not performed during the evaluation. 4. Trees on neighboring properties were not evaluated. They were only viewed cursorily from the project site. I did not enter the neighboring property to inspect these trees up close. 5. Some trees had their root collars and or lower trunks covered with soil, vegetation or debris and were obstructed from view when I conducted my tree evaluation. If these trees may remain, the obstructions should be removed and I should re-examine these previously covered areas. 6. I did the best I could at estimating construction impacts to trees based upon the plans, but this is difficult to accomplish with certainty at a scale of 1:20. i do not have knowledge about the construction methods that will be used on this project and how the site will be staged for construction - these factors can increase or decrease the effect of construction on trees. How heavy equipment will move on the site is another factor we are unaware of - even though trees may not be located close to improvements, they may be located within equipment travel or staging areas. It is possible therefore, that more trees will need to be removed than are presently listed for removal in this report. On the other hand I may have overestimated construction impact in some cases - so that some trees that are listed for removal may not end up having to be removed after all. 7. Any information and descriptions provided to me for the purpose of my investigation in this case and the preparation of this report are assumed to be correct. Any titles and ownerships to any property are assumed to be good and marketable. I assume no responsibility for legal matters in character nor do I render any opinion as to the quality of any title. 8. The information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection. 9. Loss or removal of any part of this report invalidates the entire report. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decahepacbell.net. http://www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 40 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Cerrice since 19N-1 10. Possession of this report, or any copy thereof, does not imply right of publication for use for any purpose by any person other than to whom this report is addressed without my written consent beforehand. 11. This report and the ratings or values represented herein represent my opinion. My fee is in no way contingent upon the reporting of a specified value or upon any finding or recommendation reported. 12. This report has been prepared in conformity with generally acceptable appraisal/diagnostic/reporting methods and procedures and is consistent with practices recommended by the International Society of Arboriculture and the American Society of Consulting Arborists. 13. My evaluation of the trees that are the subject of this report is limited to visual examination of accessible items without dissection, excavation, probing or coring. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future. 14. I take no responsibility for any defects in any tree's structure. No tree described in this report has been climbed and examined from above the ground, and as such, structural defects that could only have been discovered have not been reported, unless otherwise stated. Structural defects may also be hidden within a tree, in any portion of a tree. Likewise, root collar excavations and evaluations have not been performed unless otherwise stated. 15. The measures noted within this report are designed to assist in the protection and preservation of the trees mentioned herein, should some or all of those trees remain, and to help in their short and long term health and longevity, This is not however: a guarantee that any of these trees may not suddenly or eventually decline, fail, or die, for whatever reason. Because a significant portion of a tree's roots are usually far beyond its dripline, even trees that are well protected during construction often decline, fail or die. Because there may be hidden defects within the root system, trunk or branches of trees, it is possible that trees with no obvious defects can be subject to failure without warning. The current state of arboricultural science does not guarantee the accurate detection and prediction of tree defects and the risks associated with trees. There will always be some level of risk associated with trees, particularly large trees. It is impossible to guarantee the safety of any tree. Trees are unpredictable. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pocbell.net. http.//www.decah.com. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 41 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service scarce 1984 certify that the information contained in this report is correct to the best of my knowledge, and that this report was prepared in good faith. Thank you for the opportunity to provide service again. Please call me if you have questions or if I can be of further assistance. Sincerely, s�. Deborah Ellis, MS. Consulting Arborist & Horticulturist Certified Professional Horticulturist #30022 ASCA Registered Consulting Arborist #305 I.S.A. Board Certified Master Arborist WE-457B I.S.A. Tree Risk Assessment Qualified ENCLOSURES: • Keeping Native Calif. Oaks Healthy. Hagen. June 1990. California Department of Forestry & Fire Protection. Tree Notes #7. REFERENCES: • American National Standard A300 (Part 5)-2012 for Tree Care Operations - Tree, Shrub & Other Woody Plant Management - Standard Practices: n (Part 5) - 2012 - Mana ement of Trees & Shrubs During Site Planning, Site Development, & Construction. o (Part 8) - 2013. Root Management. o (Part 9) - 201 1 . Tree Risk Assessment. Tree Structure Assessment. • Best Management Practices International Society of Arboriculture: o Managing Trees during Construction. 2008 o Tree Inventories. 2013. • The Guide for PiantA,ppraisal, 9th edition, 2000, edited by the Council of Tree & Landscape Appraisers and published by the International Society of Arboriculture. • Species Classification & Group Assignment. Western Chapter of the International Society of Arboriculture. 2004. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decah.corn. Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 42 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 GLOSSARY 1. Crooks are unnatural bends or sharp angles in branches or trunks caused by the removal of other attached branches or trunks: often with a vertical growing side branch at the end. This concentrates weight at the end of the branch, and also over some inevitable decay from a pruning wound. 2. Dripline: the area under the total branch spread of the tree, all around the tree. Although tree roots may extend out 2 to 3 times the radius of the dripline, a great concentration of active roots is often in the soil directly beneath this area. The dripline is often used as an arbitrary "tree protection zone". 3. Grove: is a group of trees that located close together that shelter each other from wind and the elements, having "knit" canopies. If of the same species, there is usually root grafting between trees, which lends support from the ground, as well as water and mineral sharing. Removal of one or some grove members could cause remaining members to be unstable due to a reduction of previous shelter. Grove trees often have asymmetrical canopies when viewed as individuals, 4. Project Arborist. The arborist who is appointed to be in charge of arborist services for the project. That arborist shall also be a qualified consulting arborist (either an International Society of Arboriculture (ISA) Board -Certified Master Arborist or an American Society of Consulting Arborists (ASCA) Registered Consulting Arborist) that has sufficient knowledge and experience to perform the specific work required. For most construction projects that work will include inspection and documentation of tree protection fencing and other tree protection procedures, and being available to assist with tree -related issues that come up during the project. 5. Qualified Consulting Arborist: must be either an International Society of Arboriculture (ISA) Board -Certified Master Arborist or an American Society of Consulting Arborists (ASCA) Registered Consulting Arborist that has sufficient knowledge and experience to perform the specific work required. 6. Qualified Tree Service: A tree service with a supervising arborist who has the minimum certification level of ISA (International Society of Arboriculture) Certified Arborist for at least 5 years, in a supervisory position on the job site during execution of the tree work. The tree service shall have a State of California Contractor's license for Tree Service (C61-049) and provide proof of Workman's Compensation and General Liability Insurance. The person(s) performing the tree work must understand and adhere to the most current of the following arboricultural industry tree care standards: • Best Management Practices, Tree Pruning. International Society of Arboriculture, PO Box 3129, Champaign, IL 61826-3129. 217-355- 9411 • ANSI A300 Pruning Standards. Ibid. (Covers tree care methodology). • ANSI Z133.1 Safety Requirements for Arboricultural Operations. Ibid. (Covers safety). 7. Root collar & root collar excavation and examination: The root collar (junction between trunk and roots) is critical to whole -tree health and stability. A root collar excavation carefully uncovers this area (with hand digging tools, water or pressurized air). The area is then examined to assess its health and structural stability. Buttress roots may be traced outward from the trunk several feet. Decay assessment of the large roots close to the trunk (buttress roots) involves additional testing such as drilling to extract interior wood with a regular drill, or the use of a resistance - recording drill to check for changes in wood density within the root; as would be caused by decay or cavities. It is important to note that root decay often begins on the underside of roots, which is not detectable in a root collar excavation unless the entire circumference of the root is PO Box 3714, Saratoga, CA 95070 408-725-1357. decahepacbell.nethttp://www decah.corn Arborist Report for Winchester Blvd. Office. February 12, 2016. Page 43 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 19X4 excavated and visible. Drill tests may detect such hidden decay. Note that it is not possible to uncover and evaluate the entire portion of the root system that is responsible for whole -tree stability. Decayed roots that are inaccessible (e.g, underneath the trunk) can be degraded to the extent that the whole tree may fail even though uncovered and examined roots in accessible locations appear to be sound. 8. Root rot disease is caused by wet, poorly aerated soil conditions. Degradation of roots (root rot) and sometimes the lower trunk (crown rot) ensues on weakened, susceptible plant species not adapted to such a soil environment. Opportunistic plant root pathogens (such as waterrnold fungi) are often the secondary cause of the problem. Root rot is a particular problem among drought tolerant plants that are not adapted to frequent irrigation during our normally rain -free months, such as many of our California native plants. The problem is often worsened in fine - textured heavy clay soils that retain water more than do the coarser, fast -draining soils such as occur in the natural environment of many of our native plants. 9. Stump sprout trees are the result of a tree trunk being cut down to a short stump close to the ground. if the tree survives, it sends out many small shoots (suckers) from around the cut stump. Some of these suckers may survive and grow to become significant trunks. These trunks are spaced very close together and usually have included bark between them, which reduces the strength of their union. Such trunks are prone to failure. Stump sprout trees can be very structurally unsound, particularly as they become large and old. There is often a great deal of decay associated with the mother stump, which can also reduce mechanical stability. 10. Summer Dry: Our native oak species are adapted to our "summer dry" climate. When the soil in their root system is kept moist during our normally dry months, these oaks are predisposed to attack by fungal root rot pathogens that are usually present in our soils. Therefore it is important to keep irrigation as far from the tree trunk (preferably beyond the mature dripline) as possible. The best landscape treatment underneath native oaks is non -compacted soil covered with a 3 to 4-inch depth of oak wood, leaf and twig litter (the tree's natural litter). Keep this mulch 6 to 12 inches away from the root collar (junction of trunk and roots). An exception to the no summer water rule would be newly planted oaks (for the first 2 to 3 years after planting, until they are "established") and also during droughts that occur during the normal rainy season. PO Box 3714, Saratoga, CA 95070 408-725-1357. decahepacbell,net. http://www.decah.com. Arborist Report for Winchester Blvd. Office, February 12, 2016. Page 44 of 44 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 Marni Moseley Town of Los Gatos Community Development Department 110 E. Main Street Los Gatos, CA 95031 June 10, 2016 Arborist Report #5, Winchester Boulevard Office Dear Marni: This report is a review and comment on the plan submittal for this project dated May 4, 2016. This plan depicts a beautiful building with underground parking. My most recent previous report for this report is dated February 12, 2016 and that report should be used as background information for this current review. Summary: In the current plan set the following dispositions for 34 protected trees are proposed: • Remove tree due to construction: 22 trees (#3, 5, 7, 8, 10, 11, 12, 13, 14, 15, 18, 19, 20, 21, 24, 34, 35, 36, 38, 39, 42 and 43. • Save the following 12 trees: # 1, 2, 9, 16, 17, 22, 23, 25, 27, 29, 40 and 41. Actually all of these trees are "Debatable" Save or Remove due to potential construction impact, which will be discussed individually for each tree. A Summary Table listing all trees is on pages 2 - 3. Recommendations for those trees which are proposed to be saved are on pages 4 - 7. PO Box 3714, Saratoga, CA 95070. 408-725-1357. decahepacbell.net. http://www.decah.conn., Page 1 of 7 ,EXiiiarr 8 DeborahEllis, MS Consulting Arborist & Horticulturist Summary Tree Table Continued on the next page Seri ice since 1984 he Trunk Suitbility pectCommon truActionReason coast live oak 20 Good $7900 Moderate! Severe Debatable Construction 2 coast live oak 15, 15, 23 Fair/Good $23,100 Moderate/ Severe Debatable Construction 3 coast live oak 19,23 Fair/Good 6,400 Severe Remove Construction 4 Tree less than Protected Size 5 London plane 7 Fair/Poor 1,260 Severe Remove Construction 6 Tree less than Protected Size 7 London plane 6 Fair/Poor 1,260 Severe Remove Construction 8 coast live oak 6 Fair 1,080 Severe Remove Construction 9 coast live oak 30 (3) Good 15,500 Moderate/Severe Debatable Construction 10 Calif. bay 5,6 7 Fair 160 Severe Remove Construction 11 coast live oak 7,9 Fair 930 Severe Remove Construction 12 coast live oak 25 Good 10,200 Severe Remove Construction 13 coast live oak 7 Fair/Good 1,220 Severe Remove Construction 14 London plane 7 Fair/Poor 1350 Severe Remove Construction 15 London plane 6 Fair/Poor 1260 Severe Remove Construction 16 coast live oak 25 Good 11,900 Moderate/Severe Debatable Construction 17 coast live oak 21 Good 8,000 Moderate/Severe Debatable Construction 18 coast live oak 28 Good 14900 Severe Remove Construction 19 weeping bottlebrush 7 Fair 1080 Severe Remove Construction 20 coast live oak 6 Fair/Poor 900 Severe Remove Construction 21 coast live oak 11,13,18 Fair/Good 13,300 Severe Remove Construction 22 coast live oak 13 Fair 2280 Moderate Debatable Construction! Structure PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www:decah.com. Page 2 of 7 Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 ree Common Name Trunk Diam. Preservation Suitability & Value Expected Construction Impact Action Reason 23 coast live oak 15 Fair/Good 3,010 Moderate Debatable Construction 24 coast live oak 15,16 Fair/Good 8,000 Severe Remove Construction 25 coast live oak 17 Fair/Good 4,040 Moderate Debatable Construction 26 Tree less than Protected Size 27 coast live oak 18 Fair 4,870 Moderate Debatable Construction 28 Tree less than Protected Size 29 coast live oak 7 fair 1,260 Moderate Debatable Construction 30 Tree less than Protected Size 31 Tree less than Protected Size 32 Tree less than Protected Size 33 Tree less than Protected Size 34 coast live oak 17 Good 4,930 Severe Remove Construction 35 black walnut 23 (3.5) Poor 1,760 Severe Remove Construction/Structure 36 black walnut 19 (3.5) Poor/ Unacceptable 600 Severe Remove Construction/ Structure 37 Tree less than Protected Size 38 goldenrain tree 19 (4) Fair/Good 2,840 Severe Remove Construction 39 coast live oak 26 Good 11,000 Severe Remove Construction 40 valley oak 16 Good 5,800 Moderate Debatable Construction 41 coast live oak 25 Good 9,000 Moderate Debatable Construction 42 coast live oak 23 Good 8,700 Severe Remove Construction 43 'coast live oak 12 Fair/Poor 1570 Severe Remove Construction End of Table P© Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbeli.net. http://www.decah.corn. Page 3 of 7 Deborah Ellis, MS Consulting Arborist & Horticulturist Service ,rim€ 1984 Recommendations for Protected Trees Proposed to be Saved: All trees: • Grading, particularly surface grading for drainage, is shown close to and around all trees. This must not happen. Preferably the distance of 6xDBH a listed in my February 12, 2016 report (Complete Tree Table) should remain free of disturbance including grubbing, surface drainage or other grading, underground utilities, etc. Is the site over -engineered from a grading for drainage standpoint? This is fine as long as there are no existing trees, but if there are trees then the grading needs to be reduced significantly in order to save the trees. Tree roots are shallow; mostly within the upper 18 inches of soil. Grading not only directly damages these roots, but soil compaction caused by grading causes indirect, long term damage to roots. More undisturbed soil is necessary around trees to be saved. Limits of grading around trees must be shown on the grading plans. Landscaping: is not specified around trees to remain. Please review pages 11-12 of my February 12, 2016 report for directions on landscaping around the native oaks. All of the trees proposed to be saved are native oaks. In summary I do not want to see any planting or irrigation around these trees; only a 4 inch depth of wood, bark or tree trimming chippings mulch spread over the soil surface underneath the canopy of these trees. Think of this a an "open, natural" look. Less is more. • Tree Protection Fence Detail, Sheet L-4: remove this. Replace with Town of Los Gatos Tree Protection Directions. #2 coast live oak (17 + 32"): Distances from edge of trunk to improvements: • building:25' • Stairs to building: 15' • Sidewalk (at Shelburne Ave.): 2' • Raised planters to east: 18' Comments: too much going on too close to the tree. In my previous report I asked that the building (and this includes things outside the building such as stairs) be kept at least 10 feet beyond the dripline of the tree. This has not happened and l still recommend that this be done. Make sure this is the actual dripline in the field, as I am not sure that the dripline on the plan is accurate. Erect story posts so that we can see where the building (including stairs) will actually be located. The 6xDBH distance for this tree is 19 feet. Move the raised planters to beyond this distance. Regarding the sidewalk, for tree #2 as well as tree #3 sidewalk construction could damage large roots dose to the trunk and cause the tree to die and/or fall over. Can the sidewalk be raised above grade to preserve existing roots - perhaps like decking? Or can the sidewalk area be something gold fines? Could the sidewalk be eliminated? If sidewalk construction proceeds a planned, you are taking your chances with trees #2 and 3. PO Box 3714, Saratoga. CA 95070. 40B-725-1357. decah@pocbell.net. http://www.decah.corn, Page 4 of 7 Deborah Ellis, MS Consulting Arborist & Horticulturist #3 coast live oak (19+23") Distances from edge of trunk to improvements: • building:18' • Stairs to building: 14' • Bio-retention area: 12' • Sidewalk (at Shelburne Ave.): 3' Service since 1984 Comments: same as for tree #2. Note that I found an error in my February 12, 2016 report - the 3xDBH distance for this tree should be 8.25 feet, not 5 feet, and the 6xDBH distance should be 17 feet, not 10 feet. #9 coast live oak (30") Distances from edge of trunk to improvements: • building: 14' • Sidewalk (at Shelburne Ave.): 23' • drainage pipe centerlines 9 and 20' • landscape lighting for tree Comments: building is too close to tree. Move building and other improvements such as drainage pipes so that there will be no soil disturbance closer than 15 feet from trunk. This means the building must be farther than 15 feet from the trunk. Ideally the building should be 10 feet or more from edge of canopy. Erect story posts so that we can better understand how much. Landscape lighting must include no trenching. The 6xDBH distance for this tree is 15 feet. #16 coast live oak (25"): Distances from edge of trunk to improvements: • buiiding: 24' • Sidewalk (al Shelburne Ave.): 13' • drainage pipe centerlines 9 and 20' ' • landscape lighting for tree Comments: one drainage pipe must be moved farther from the trunk so that there is no soil disturbance closer than 13 feet from the trunk. Erect story posts to see if there is any effect on canopy. Landscape lighting must include no trenching. P© Box 3714, Saratoga, CA 95070. 408-725-1357, decah@pacbell,net. http://www.decah.com. Page 5 of 7 Deborah Ellis, MS Consulting Arborist & Horticulturist Service .rime 19/%4 #17 coast live oak (21"): Distances from edge of trunk to improvements: • building:22' • Sidewalk (at Shelburne Ave.): 12' • drainage pipe centerline 15' • retaining wall/fill: 12 & 15', also 2-4' to cut, 10' other side Comments: the 6xDBH distance for this tree is 11 feet. Change the design so that there is no soil disturbance closer than 11 feet from the trunk. Some redesign of the deck/retaining wall is necessary. #22 coast live oak (13"): Distances from edge of trunk to improvements: • parking lot: 18' Comments: the parking lot is far enough away from this tree from a root perspective, but the tree leans significantly toward the parking lot (about 20 degrees). This should be investigated further to make sure the tree will not interfere with vehicle movement and parking. The 6xDBH distance for this tree is 7 feet. #23 coast live oak (15"): Distances from edge of trunk to improvements: • parking lot: 17' Comments: no problems for this tree except for the general grading/drainage mentioned in the first paragraph. The 6xDBH distance for this tree is 8'. #25 coast live oak (17") Distances from edge of trunk to improvements: • parking lot: 6' Comments: parking lot a bit closer than preferable, but since this is a disturbance only one side of the tree I can accept it (if construction work is done carefully), since at least it is beyond the 3xDBH distance of 4.5 feet. 6xDBH 9 feet. #27 coast live oak (18"): Distances from edge of trunk to improvements: • parking lot: 17' Comments: no problems for this tree except for the general grading/drainage mentioned in the first paragraph. 6xDBH distance for this tree is 9 feet. PO Box 3714, Saratoga. CA 95070, 408-725-1357, decah®pacbell.net. http://www.decah.com. Page 6 of 7 Deborah Ellis, MS Consulting Arborist & Horticulturist #29 coast live oak (7"): Distances from edge of trunk to improvements: • parking lot planter: 10' Service since 1984 Comments: no problems for this tree except for the general grading/drainage mentioned in the first paragraph. 6xDBH distance for this tree is 5 feet. #40 valley oak (16"): Distances from edge of trunk to improvements: • parking lot: 11-12' • bio-retention area: 22' Comments: no problems for this tree except for the general grading/drainage mentioned in the first paragraph. 6xDBH 8 feet. #41 coast live oak (25"): Distances from edge of trunk to improvements: • parking lot: 15' • bio-retention area: 25' Comments: no problems for this tree except for the general grading/drainage mentioned in the first paragraph. 6xDBH: 13 feet. I certify that the information contained in this report is correct to the best of my knowledge, and that this report was prepared in good faith. Thank you for the opportunity to provide service again. Please call me if you have questions or if I can be of further assistance. Deborah Ellis, MS. Consulting Arborist & Horticulturist Certified Professional Horticulturist #30022 ASCA Registered Consulting Arborist #305 I.S.A. Board Certified Master Arborist WE-457B 1.S.A. Tree Risk Assessment Qualified P© Box 3714, Saratoga, CA 95070. 408-725-1357. decahepacbell.net. http://www.decah.com. Page 7 of 7 This Page Intentionally Left Blank Deborah Ellis, MS Consulting Arborist & Horticulturist Service since 1984 Jocelyn Puga Town of Los Gatos Community Development Department 110 E. Main Street Los Gatos, CA 95031 July 22, 2016 Winchester Office Building, Winchester Boulevard and Shelburne Way Dear Jocelyn: This letter summarizes my understanding of the decisions that were made at the site meeting this morning with you, Doug Rich and his design team and me. Coast live oaks #2 and 3: sidewalk along Shelburne Avenue will be concrete built on grade with no excavation, using TMI Structural SoilTM to create level base. The building will necessitate pruning to reduce canopy spread toward the building by approximately 14 feet. This is slightly over a third of the canopy spread between trunk and building, which is significant. Pruning to create the 5-foot clearance necessary between the building wall and the tree canopy will not be ideal (in many cases proper pruning cuts will not be possible) but this is a better alternative then removing the trees. It is imperative that a qualified tree service' be used to perform this pruning. Thought must be put into each pruning cut in order to minimize damage to the tree. I recommend Saratoga Tree Service (Blair Glenn) for this work. His phone number is: (408) 866-7200. Coast live oak #9: on site we measured the wall of the proposed building to be at about the actual dripline of the tree. This will necessitate reducing the canopy spread toward the building by pruning by 5 feet. This should not be a problem as it will require small cuts made to twigs and small terminal branches. Again, a qualified tree service should perform this pruning. Coast live oaks #16 and 17: adjustments to move improvements farther from the trees will be made. For the deck around oak #17, a minimum 1/8 inch gap should be created between deck surface boards, to allow more natural rainfall to penetrate the deck. The existing natural leaf litter mulch should not be removed underneath the deck area. Qualified Tree Service: A tree service with a supervising arborist who has the minimum certification level of ISA (International Society of Arboriculture) Certified Arborist for at least 5 years, in a supervisory position on the job site during execution of the tree work. The tree service shall have a State of California Contractor's license for Tree Service (C61-D49) and provide proof of Workman's Compensation and General Liability Insurance. The person(s) performing the tree work must understand and adhere to the most current of the following arboricultural industry tree care standards: • Best Management Practices. Tree Pruning. International Society of Arboriculture, PO Box 3129, Champaign, IL 61826-3129. 217-355-9411 • ANSI A300 Pruning Standards. Ibid. (Covers tree care methodology). • ANSI 2133.1 Safety Requirements for Arboricultu raI Operations. Ibid. (Covers safety), PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decah.com. Page 1 of 2 i,LIs1T 9 Deborah Ellis, MS Consulting Arborist & Horticulturist Other: Service since 1984 1. For all trees that will remain that are adjacent to buildings, erect story posts so that I can verify the amount of pruning necessary for building clearance. 2. Retain existing natural leaf and twig litter underneath the canopy of trees that will remain. This natural mulch should only be removed in the location of improvements. certify that the information contained in this report is correct to the best of my knowledge, and that this report was prepared in good faith. Thank you for the opportunity to provide service again. Please call me if you have questions or if I can be of further assistance. Sincerely, UL- Deborah Ellis, MS, Consulting Arborist & Horticulturist Certified Professional Horticulturist #30022 ASCA Registered Consulting Arborist #305 I.S.A. Board Certified Master Arborist WE-457B I.S.A. Tree Risk Assessment Qualified PO Box 3714, Saratoga, CA 95070. 408-725-1357. decah@pacbell.net. http://www.decah.com. Page 2 of 2 ARCHITECTURE PLANNING URBAN DESIGN CANNO DESIG May 5, 2016 Ms. Marni Moseley Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 15860-15894 Winchester Blvd. Dear Marni: I reviewed the drawings, and visited the site. My comments and recommendations are as follows: Neighborhood Context The site is composed of three adjacent lots fronting on Winchester Blvd. Commercial uses are to the east, and nearby Winchester Blvd. frontages are occupied by a mix of residential and commercial uses. Photos of the site and surrounding neighborhood are shown on the following page. [EXHIBIT 1 0, 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 TEL: 415.331.3795 CDGPLAN@PACBtLL.NIT 15860-15894 Winchester Blvd. Design Review Comments May 5, 2016 Page 2 View to the site from corner Structure across Shelburne Way from site Adjacent building to the east View across Winchester Blvd. Winchester Blvd. frontage Structure across Shelburne Way from site Nearby building to the east View across Winchester Blvd. CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 15860-151394 Winchester Blvd. Design Review Comments May 5, 2016 Pagel Concerns and Recommendations The project is very well designed in a Contemporary Style. Parking is visually subordinated to the building. The Winchester Blvd. elevation is varied in height and facade treatment to break the building up into visually smaller elements. And the architectural materials and details are authentic to the architectural style - see front and rear elevation sketches below I have no recommendations for changes, but I would note that while the immediate neighborhood here is such that this Contemporary Style building should be a comfortable fit, that may not be the case for other sites along Win- chester Blvd. A fairly recent building constructed just over a block to the north (see photo to the right) was designed with a much more traditional style because of its rela- tive close proximity to smaller single family homes which established a small scale streetscape character. The merits of each individual project should be judged on its com- patibility with the immediate neighborhood. Marni, please let me know if you have any specific questions or need any other specific issues addressed. Sincerely, CANNON DESIGN GROUP Larry L. Cannon President CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 This Page Intentionally Left Blank TOWN OF LOS GATOS 110 East Main Street, Los Gatos, CA 95032 (408) 354-6874 SUMMARY OF DISCUSSION OF A REGULAR MEETING OF THE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE OF THE TOWN OF LOS GATOS FOR JANUARY 13, 2016, HELD IN THE TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS, CALIFORNIA. The meeting was called to order at 4:30 P.M. ATTENDANCE Members Present: Absences: Barbara Spector Marico Sayoc Kendra Burch (arrived late) Mary Badame Thomas O'Donnell Staff Present: Laurel Prevetti, Town Manager Joel Paulson, Interim Community Development Director Marni Moseley, Associate Planner Applicants Present: ITEM 1: Douglas Rich (Item 2) Chek Tang (Item 2) Chris Lee (Item 2) Approval of Minutes • November 11, 2015 • December 9, 2015 Tom O'Donnell moved to approve the November 11 and the December 9, 2015 minutes. The motion was seconded by Mary Badame and approved 3-0-2 with Marico Sayoc recused and Kendra Burch not present. ITEM 2: 15860, 15880, and 15894 Winchester Boulevard Conceptual Development Advisory Committee CD-15-008 Requesting review of conceptual plans to merge four properties zoned 0, to demolish three existing single-family residences, and to construct a new two story office building with below grade and at grade parking. APNs 529-11-013, -038, - 039, and 529-11-040. PROPERTY OWNER: South Beach Partners LLC/Cumulus Capital Holdings, LLC APPLICANT: Valley Oak Partners — Doug Rich PROJECT PLANNER: Marni Mosely ttEALUB11-h Conceptual Development Advisory Committee January 13, 2016. Page 2 of 2 CDAC Comments: • Would it be possible to add an opening to allow more natural light and ventilation into to the underground parking? • Primary concerns for the underground parking are ventilation, security, lighting, circulation, and bike parking. • At grade parking circulation is a concern. • The project should include showers for bicyclists. • There is concern that the traffic would become an issue because it is right next to a school. • Medical offices will cause more traffic in the area and is not a current need in the Town. • Tandem parking is a concern. • A shuttle service to downtown Los Gatos during lunchtime should be considered. • LEED certification would be preferred. • The design with white stucco walls and the metal roof are a concern in regards to compatibility. Natural/warm colors and materials would be more appropriate. • Upstairs lofts or micro units which would create opportunities for live/work uses may be appropriate for the project. • Adding patios and seating along Winchester Boulevard would make the bottom floor more inviting and better activate the Winchester Boulevard frontage. • Ensuring screening of roof mechanical equipment is important. • The proposed use is appropriate for the site, but the size should be supported by the required parking. ITEM 3: Election of Chair and Vice Chair Tom O'Donnell moved to elect Barbara Spector as chair and Marico Sayoc as Vice Chair. The motion was seconded by Kendra Burch and approved 5-0. ADJOURNMENT Meeting adjourned at 5:13 p.m. The next regular meeting of the Conceptual Development Advisory Committee is Wednesday, February 10, 2016. Prepared by. Sylvie Roussel, Administrative Assistant cc: Planning Conunission Chair N:\DEV\CDACiCDAC MINUTES12016\CDAC 1-13-16.doc m o January 3, 2017 Jocelyn Puga, Associate Planner Town of Los Gatos Community Development Department 110 E. Main Street Los Gatos, CA 95030 Re: 15860-15894 Winchester Boulevard Response to Public Comments on Mitigated Negative Declaration Dear Jocelyn, The comment period for the above -referenced mitigated negative declaration ended on December 1, 2016 and two comment letters were received. The comment letters are attached. Responses to the comments in the letters are as follows: Santa Clara Valley Transportation Authority (VTA), December 1, 2016 VTA supports the project's retention of the detached sidewalk along Winchester Boulevard and the addition of street trees within the planting strip. This comment does not raise an environmental issue that requires a response, and no changes to the mitigated declaration are required. VTA supports the project's addition of a new sidewalk along Shelburne Way, closing the sidewalk gap between the Winchester and Shelburne intersection. This comment does not raise an environmental issue that requires a response, and no changes to the mitigated declaration are required. VTA recommends a continuous buffer strip between pedestrian and automobiles with landscaping elements such as closely planted trees, shrubs, or light posts. This comment does not raise an environmental issue that requires a response, and no changes to the mitigated declaration are required. The project includes a continuous landscaping buffer along Winchester Boulevard and a partial landscaping buffer along Shelburne Way. EMC PLANNING GROUP INC. A LAND uSb: PLANNING Br DSSIDN 1'uu :i0 Lighthouse Avenue Suite C Monterey California 93940 Tel 831.649.1790 Fax 831.649.8399 www.emeplanning.corn Joselyn Puga Town of Los Gatos Community Development Department January 3, 2017, Page 2 VTA recommends the inclusion of conveniently located bicycle parking for the project. As discussed in the initial study on pages 39 and 61 in Section 7 Greenhouse Gas Emissions and Section 16 Traffic and Transportation, the proposed project would include a secured bike storage room in its underground garage that would hold 36 bicycles. The proposed bicycle storage facility exceeds the secured bike storage quantity recommended by VTA and the Center for Green Buildings and Cities. The bike storage room would be located next to the driveway and could also be accessed from ground level via a set of stairs or elevators. VTA recommends that the Town and Project sponsor consider a comprehensive Transportation Demand Management (TDM) program to reduce single occupant vehicle trips. The project includes pedestrian -friendly frontage improvements, and a new bus stop at the comer of Winchester Boulevard and Shelburne Way. Secured bicycle parking and showers are provided in the building. Town Code Chapter 15, Article VIII references Bay Area Air Quality Management District of District Regulation 13, Rule 1 for Transportation Demand Management requirements, but this regulation was suspended in 1996 in response to State legislation. Regulation 14, Rule 1 is similar, and went into effect in 2014. This rule requires that workplaces of at least 50 employees, which would include the proposed project, provide specified commute benefits designed to reduce single -occupancy trips. VTA supports the proposed bus stop on the southeast corner of Winchester and Shelburne. This comment does not raise an environmental issue that requires a response, and no changes to the mitigated declaration are required. VTA recommends 105-foot minimum red curb to allow ingress and egress of a transit vehicle at the bus stop if on -street parking is allowed on Winchester Boulevard. This comment does not raise an environmental issue that requires a response, and no changes to the mitigated declaration are required. It should be noted that any bus stop constructed will meet VTA standards. VTA notes that should the applicant decide to add passenger amenities at the bus stop, VTA's Transit Passenger Environment Plan provides guidance for bus stop design. This comment does not raise an environmental issue that requires a response, and no changes to the mitigated declaration are required. ]oselyn Puga Town of Los Gatos Community Development Department January 3, 20I7, Page 3 Pacific Gas and Electric Company (PG&E), November 15, 2016 PG&E suggests that project environmental review documents should consider the potential cumulative effects of development on power infrastructure. The comment letter does not identify any specific infrastructure that would require upgrades for this project. Pages 5-71 and 5-72 of the Town's Final 2020 General Plan Environmental Impact Report address how build -out of the 2020 General Plan may result in cumulative impacts associated with improvements to PG&E's gas and electric systems. The 2020 General Plan Environmental Impact Report (General Plan EIR) considered cumulative impacts with regard to electricity and natural gas consumption on page 4.14-36 and concluded that these impacts would be mitigated to a less -than -significant level by implementing the 2020 General Plan goals, policies, and actions. The General Plan EIR adequately analyzed all cumulative impacts to utilities and infrastructure corresponding with each threshold of significance as required by CEQA and shown on pages 4.14-20 to 4.14-21 of the General Plan EIR. Under Potential Cumulative Impacts on pages 4.14.-35 to 4.14-36 of the General Plan EIR, all thresholds of significance are adequately analyzed. PG&E suggests that project proponents should coordinate with PG&E early in the development of their project plans to ensure that compliance with the California Utilities Commission clearance requirements are met for the gas and electric distribution lines that cross the site. PG&E suggests that proposed development plans should provide unrestricted utility access and prevent easement encroachments that might impair the safe and reliable maintenance and operation of PG&E facilities. This comment does not raise an environmental issue that requires a response, and no changes to the mitigated declaration are required. Developers will be responsible for costs associated with the relocation of existing PG&E facilities to accommodate the development. PG&E encourages developers to consult with PG&E early in their planning stages for utility facility relocations. This comment does not raise an environmental issue that requires a response, and no changes to the mitigated declaration are required. Sincerely, Richard James, AICP, Principal S A M i A L t A R d 'gig.' r 17 . Va!!ey Transportation Authority December 1, 2016 Town of Los Gatos Community Development Department 110 E. Main Street Los Gatos, CA 95030 Attention: Jocelyn Puga Subject: 15860-15894 Winchester Boulevard Dear Ms. Puga: Santa Clara Valley Transportation Authority (VTA) staff have reviewed the Initial Study for 30,070 square feet of office development on 1.31 acres at 15860-15894 Winchester Boulevard. We have the following comments. Pedestrian Accommodations and Access to Transit Currently the pedestrian accommodations along the project's street frontages consist of a 5-foot detached sidewalk with a planting strip along Winchester Boulevard, and no sidewalk along Shelburne Way east of the Winchester/Shelburne intersection. VTA supports the project's retention of the detached sidewalk along Winchester Boulevard and the addition of street trees within the planting strip. VTA also supports project's addition of a new sidewalk along Shelburne Way, closing the sidewalk gap between the Winchester and Shelburne intersection and the easterly property. The Shelburne Way sidewalk would be partially detached, e.g. a partial landscaped buffer would be between pedestrians and automobiles. VTA recommends a continuous buffer strip between pedestrians and automobiles with landscaping elements, such as closely planted trees, shrubs, or light posts. Resources on pedestrian quality of service, such as the Highway Capacity Manual 2010 Pedestrian Level of Service methodology, indicate that such accommodations improve pedestrian perceptions of comfort and safety on a roadway. Such accommodations also support access to transit, specifically to the Local Line 48 proposed bus stop on the southeast corner of Winchester and Shelburne. Bicycle Accommodations VTA supports bicycling as an important transportation mode and thus recommends inclusion of conveniently located bicycle parking for the project. Bicycle parking facilities can include bicycle lockers or secure indoor parking for all -day storage and bicycle racks for short-term parking. VTA's Bicycle Technical Guidelines provide guidance for estimating supply, siting and design for bicycle parking facilities. This document may be downloaded from www.vta.org/bikeprogram. 3331 Hurth first Strer±l • San Jose. CA 95134-1906 • Adminislroltan 408.32! 5555 - Customer Servile 408.371,2300 Town of Los Gatos December 1, 2016 Page 2 Transportation Demand Management/Trip Reduction In order to reduce the number of single occupant vehicle trips generated by the Project, VTA recommends that the Town and Project sponsor consider a comprehensive Transportation Demand Management (TDM) program for the office portion of this Project. VTA notes that such programs can be more effective when they include a vehicle trip reduction target, third -party monitoring of trip generation upon Project completion and a Lead Agency enforcement/penalty structure. Effective TDM programs that may be applicable to the Project include: * Transit fare incentives, such as free or discounted transit passes on a continuing basis * Parking pricing and parking cash -out programs * Bicycle lockers and bicycle racks * Showers and clothes lockers for bicycle commuters * Preferentially located carpool parking * Employee carpool matching services * Parking for car -sharing vehicles Bus Service VTA supports the proposed bus stop on the southeast corner of Winchester and Shelburne. If on -street parking is allowed on Winchester Boulevard, VTA recommends a 105' minimum red curb to allow ingress and egress of a transit vehicle at the bus stop. This is based on VTA's Bus Stop & Passenger Facilities Standards. Additionally, should the applicant decide to add passenger amenities (such as a custom bench, shelter or trash receptacle) at the bus stop, VTA's Transit Passenger Environment Plan provides guidance for bus stop design. This document may be downloaded from http://www.vta.org/uroi ects-and-pro grams/planning/transit-passenger-environment-plan. Thank you for the opportunity to review this project. If you have any questions, please call me at (408) 321-5784. Sincerely, Roy Molseed Senior Environmental Planner LG1601 Pacific Gas and ill Electric Company November 15, 2016 Town of Los Gatos Community Development Department 110 E. Main St Los Gatos, CA 95030 Attention: Jocelyn Puga Land & Environmental Management 111 Almaden Blvd., 8`h floor San Jose, CA 95113 (408) 282-7138 d2g6@pge.com Re: 15860-15894 Winchester Blvd, Draft Initial Study / Mitigated Negative Declaration Dear Jocelyn: Thank you for the opportunity to review the Draft Initial Study / Mitigated Negative Declaration for 15860-15894 Winchester Blvd. PG&E has the following comments to offer. PG&E owns and operates gas and electric distribution lines which cross the proposed project. To promote the safe and reliable maintenance and operation of utility facilities, the California Public Utilities Commission (CPUC) has mandated specific clearance requirements between utility facilities and surrounding objects or construction activities. To ensure compliance with these standards, project proponents should coordinate with PG&E early in the development of their project plans. Any proposed development plans should provide for unrestricted utility access and prevent easement encroachments that might impair the safe and reliable maintenance and operation of PG&E's facilities. Developers will be responsible for the costs associated with the relocation of existing PG&E facilities to accommodate their proposed development. Because utility facility relocations require long lead times and are not always feasible, developers should be encouraged to consult with PG&E as early in their planning stages as possible. We would also like to note that continued development consistent with your General Plans will have a cumulative impact on PG&E's gas and electric systems and may require on -site and off -site additions and improvements to the facilities which supply these services. Because utility facilities are operated as an integrated system, the presence of an existing gas or electric transmission or distribution facility does not necessarily mean the facility has capacity to connect new loads. Expansion of distribution and transmission lines and related facilities is a necessary consequence of growth and development. In addition to adding new distribution feeders, the range of electric system improvements needed to accommodate growth may include upgrading existing substation and transmission line equipment, expanding existing substations to their ultimate buildout capacity, and building new substations and interconnecting transmission lines. Comparable upgrades or additions needed to accommodate additional load on the gas system could include facilities such as regulator stations, odorizer stations, valve lots, distribution and transmission lines. We would like to recommend that environmental documents for proposed development projects include adequate evaluation of cumulative impacts to utility systems, the utility facilities needed to serve those developments and any potential environmental issues associated with extending utility service to the proposed project. This will assure the project's compliance with CEQA and reduce potential delays to the project schedule. PG&E remains committed to working with The Town of Los Gatos to provide timely, reliable and cost effective gas and electric service to the City. Please contact Dan Gilardoni at 408-282-7141 if you have any questions regarding our comments. We would also appreciate being copied on future correspondence regarding this subject as this project develops. Sincerely, 3:14.4gas Dan Gilardoni Land Agent 02G6@ pge.com This Page Intentionally Left Blank MITIGATION MONITORING AND REPORTING PROGRAM DATE: January 25. 2017 PROJECT: 15860 — 15894 Winchester Boulevard S-16-023, M-16-002 MITIGATION MONITORING AND REPORTING PROGRAM INTRODUCTION CEQA Guidelines section 15097 requires public agencies to adopt reporting or monitoring programs when they approve projects subject to an environmental impact report or a negative declaration that includes mitigation measures to avoid significant adverse environmental effects. The reporting or monitoring program is to be designed to ensure compliance with conditions of project approval during project implementation in order to avoid significant adverse environmental effects. In addition, monitoring ensures that mitigation measures are implemented and thereby provides a mechanism to evaluate the effectiveness of the mitigation measures. A definitive set of project conditions would include enough detailed information and enforcement procedures to ensure the measure's compliance. This monitoring program is designed to provide a mechanism to ensure that mitigation measures and subsequent conditions of project approval are implemented. MONITORING PROGRAM The basis for this monitoring program is the mitigation measures included in the project mitigated negative declaration. These mitigation measures are designed to eliminate or reduce significant adverse environmental effects to less than significant levels. These mitigation measures become conditions of project approval, which the project proponent is required to complete during and after implementation of the proposed project. The attached monitoring program, which begins on the following page, is proposed for monitoring the implementation of the mitigation measures. This monitoring program contains all appropriate mitigation measures in the mitigated negative declaration. MONITORING PROGRAM PROCEDURES The Town of Los Gatos Community Development Department is responsible for coordination of the monitoring program. The Community Development Department is responsible for completing the monitoring program and distributing the monitoring program to the responsible individuals or agencies for their use in monitoring the mitigation measures. Each listed responsible individual or agency is responsible for determining whether compliance with mitigation measures contained in the monitoring program has occurred. Once all mitigation measures have been complied with, the responsible individual or agency should submit a copy of the monitoring program with evidence of compliance to the Community Development Department to be placed in the project file. If the mitigation measure has not been complied with, the monitoring program should not be returned to the Community Development Department. ilBlj' 13 MITIGATION MONITORING AND REPORTING PROGRAM DATE: January 25, 2017 PROJECT: 15860 —15894 Winchester Boulevard S-16-023, M-16-002 The Town of Los Gatos Community Development Department will review the monitoring program to ensure that appropriate mitigation measures and additional conditions of project approval included in the monitoring program have been complied with at the appropriate time, e.g. prior to issuance of a use permit, etc. Compliance with mitigation measures is required for project approvals, permit issuance, and/or permit sign -off. If a responsible individual or agency determines that non-compliance has occurred, a written notice should be delivered by certified mail to the project proponent within 10 days, with a copy to the Community Development Department, describing the non-compliance and requiring compliance within a specified period of time. If non-compliance still exists at the expiration of the specified period of time, construction may be halted and fines may be imposed at the discretion of the Town of Los Gatos. Mitigation Measure Implementation Responsibility Timing and Monitoring 3. Air Quality AQ-1. During construction, the following basic control measures shall be implemented at the construction site: 1. All exposed surfaces (e.g., parking areas, Required as a Condition of Approval Director of Community Ensure these measures are incorporated into project Development staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust -free. plans Monitoring 2. All haul trucks designated for removal of during excavated soil and demolition debris from site shall be staged off -site until materials are ready for immediate loading and removal from site. construction 3. All haul trucks transporting soil, sand, debris, or other loose material off -site shall be covered. 4. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. 5. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. An on -site track -out control device is also recommended to minimize mud and dirt -track -out onto adjacent public roads. 6. All vehicle speeds on unpaved surfaces shall be limited to 15 mph. 7. All driveways and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. 8. Idling times shall be minimized either by MITIGATION MONITORING AND REPORTING PROGRAM DATE: January 25, 2017 PROJECT: 15860 — 15894 Winchester Boulevard S-16-023, M-16-002 Mitigation Measure shutting equipment off when not in use or reducing the maximum idling time to 2 minutes. Clear signage shall be provided for construction workers at all access points. 9. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified visible emissions evaluator. All non -road diesel construction equipment shall at a minimum meet Tier 3 emission standards listed in the Code of Federal Regulations Title 40, Part 89, Subpart B, §89.112. 10. Developer shall designate an on -site field supervisor to provide written notification of construction schedule to adjacent residential property owners and tenants at least one week prior to commencement of demolition and one week prior to commencement of grading with a request that all windows remain closed during demolition, site grading, excavation, and building construction activities in order to minimize exposure to NOx and PM10. The on -site field supervisor shall monitor construction emission levels within five feet of the property line of the adjacent residences for NOx and PM 10 using the appropriate air quality and/or particulate monitor. 11. Post a publicly visible sign with the telephone number and person to contact at the lead. agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. 12. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20 mph. 13. Vegetative ground cover (e.g., fast -germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established. Implementation Responsibility Timing and Monitoring MITIGATION MONITORING AND REPORTING PROGRAM DATE: January 25, 2017 PROJECT: 15860 —15894 Winchester Boulevard S-16-023, M-16-002 Mitigation Measure Implementation Responsibility Timing and Monitoring 4. Biological Resources BIO-1. If noise generation, ground disturbance, vegetation removal, or other construction activities begin during the nesting bird season (February 1 to August 31), or if construction activities are suspended for at least two weeks and recommence during the nesting bird season, then the project developer shall retain a qualified biologist to conduct a pre -construction survey for nesting birds. The survey shall be performed within suitable nesting areas on and adjacent to the site to ensure that no active nests would be disturbed during project implementation. This survey shall be conducted no more than two weeks prior to the initiation of construction activities. A report documenting survey results and plan for active bird nest avoidance (if needed) shall be completed by the qualified biologist and submitted to the Town of Los Gatos for approval prior to initiation of construction activities. If no active bird nests are detected during the survey, then construction activities can proceed as scheduled. However, if an active bird nest of a native species is detected during the survey, then a plan for active bird nest avoidance shall be prepared to determine and clearly delineate a temporary protective buffer area around each active nest, with buffer area size depending on the nesting bird species, existing site conditions, and type of proposed construction activities. The protective buffer area around an active bird nest is typically 75-250 feet, determined at the discretion of the qualified biologist and in compliance with any applicable project permits. To ensure that no inadvertent impacts to an active bird nest will occur, no construction activities shall occur within the protective buffer area(s) until the juvenile birds have fledged (left the nest), and there is no evidence of a second attempt at nesting, as determined by the qualified biologist. Required as a Condition of Approval Directors of Community Development and Parks and Public Works Ensure these measures are incorporated into project plans Prior to issuance of any grading permit No more than 2 weeks prior to construction activities Monitoring during construction BIO-2. The applicant shall comply with the Town of Los Gatos Tree Protection Ordinance and a tree removal permit shall be obtained from the Town for the removal of any on -site trees that qualify as a protected tree. No new trees planted on site shall have a trunk Required as a Condition of Approval Planning Division of the Community Development Department Prior to removal of any protected tree on the project site MITIGATION MONITORING AND REPORTING PROGRAM DATE: January 25, 2017 PROJECT: 15860 —15894 Winchester Boulevard S-16-023, M-16-002 Mitigation Measure Implementation Responsibility Timing and Monitoring diameter of less than 1.5 inches. Protective construction fencing shall be in place for all retained trees prior to the commencement of any site work. Any trenching within the dripline of existing trees shall be hand dug. The Planning Division of the Community Development Department shall be responsible for ensuring the implementation of these mitigation measures. BIO-3. The applicant shall comply with the recommendations in the arborist report prepared for the proposed project by Deborah Ellis on February 12, 2016, June 10, 2016, and July 22, 2016. The Planning Division of the Community Development Department shall be responsible for ensuring the implementation of these mitigation measures. Required as a Condition of Approval Planning Division of the Community Development Department Ensure these measures are incorporated into project plans Prior to removal of any protected tree on the project site 6. Geology and Soils GEO-1. The applicant shall include the recommendations of the 2015 geotechnical report on all bid and construction documents to ensure that the recommended standards for development of foundations, subsurface improvements, etc. are incorporated into the project design and construction. All foundation and grading plans shall be reviewed by a Iicensed engineer and approved by the Town's engineer. Required as a Condition of Approval Town Engineer Ensure these measures are incorporated into project plans 7. Greenhouse Gas Emissions GHG-1. The applicant shall include at least one reserved van -pool parking space, at least two reserved car-pool parking spaces, and at least four electric charging stations (one of which should be available to a handicapped space). Required as a Condition of Approval Planning Division of the Community Development Department Ensure these measures are incorporated into project plans GHG-2. The applicant shall include solar energy or other alternative energy sources on project plans, providing 15 percent or more of the project's energy needs. Plans shall incorporate any combination of the following strategies to reduce heat gain for 50 percent of the non -roof impervious site landscape, which includes roads, sidewalks, courtyards, parking lots, and driveways: shaded within five years of occupancy; paving materials Required as a Condition of Approval Planning Division of the Community Development Department Ensure these measures are incorporated into project plans MITIGATION MONITORING AND REPORTING PROGRAM DATE: January 25, 2017 PROJECT: 15860 —15894 Winchester Boulevard S-16-023, M-16-002 Mitigation Measure Implementation Responsibility Timing and Monitoring with a Solar Reflectance Index (SRI) of at least 29; open grid pavement system; and parking spaces underground, under deck, under roof, or under a building. Any roof used to shade or cover parking must have an SRI of at least 29 and/or have solar panels. 8. hazards and hazardous Emissions HZ-I. Prior to the issuance of a demolition permit, the project applicant shall conduct sampling and testing of the existing building to determine the extent and presence of asbestos -containing building materials on the site. If measured levels exceed established thresholds, a work plan shall be developed and implemented to remove and dispose of the lead -containing materials in accordance with the established regulations. Required as a Condition of Approval Director of Community Development Ensure these measures are incorporated into project plans Prior to any demolition activities Monitoring prior to and during construction This side intentionally left blank. This Page Intentionally Left Blank Jocelyn Puga From: Joseph Gemignani <josephtheweatherman@gmail.com> Sent: Friday, November 11, 2016 8:12 PM To: Jocelyn Puga Subject: 15860 Winchester Blvd Comments Greetings, I am not impressed with the Architecture of the two story building proposed on Winchester Boulevard. It seems like a lot of new proposals are going modern in style. Do we want to continue to be a charming, historic town or do we want to resemble a modem town. Could you please ask the Architect to come back with a building that respects and adds to our beautiful charming town. Thanks, Joseph 1 upa1131 l 4 Jocelyn Puga From: Joseph Gemignani <josephtheweatherman@gmail.com> Sent Friday, January 13, 2017 5:28 PM To: Jocelyn Puga Subject Planning Commission meeting on the 25th. 15860 - 15894 Winchester Blvd Hi Jocelyn, 1 wish I was in town on the 25th but I will be on vacation. Please let the planning commissioner's know that I do not like the look of those buildings. We seem to be getting a lot of modem looking building proposals of late starting with Netflix, the library and so on. Do we want to look and feel high tech or do we want to be a beautiful, warm and charming historical town. Thanks, Joseph i Jocelyn Puga From: Nathan Mandelke <nathan_mandelke@yahoo.com> Sent: Wednesday, January 18, 2017 9:29 PM To: Jocelyn Puga Subject: Proposed Winchester Office Building Hi Jocelin, I hope that you are having a nice week. I am writing to you with some concerns with the proposed office building on 15860, 15880, and 15894 Winchester Blvd. There are a few issues that I currently have with the proposal that include: - the height of the new building - the overall mass of the building - the number of trees that are going to be cut down All of the above concerns make the build request incompatible with the neighborhood. The current height would block views of the mountains and trees for many residents (who live in direct view of the mountains, or those who are out for a walk). It also seems that a lot of old oak trees are going to be cut down. I would like to suggest that the building be pushed back 10 feet and lowered in height by 5 feet. This seems like it would be a good compromise for builder and residents and would keep the overall integrity of our neighborhood. Thank you for your time. Nathan Mandelke 15415 Winchester Blvd. Monte Serena, CA 95030 408.828.9624 Jocelyn Puga From: Bryan Carr <brcarrl0@gmail.com> Sent: Thursday, January 19, 2017 10:59 AM To: Jocelyn Puga; Bryan Carr Subject: Objections To The Proposed Build on 15860, 15880, & 15894 Winchester Blvd. Hi Jocelin, This is Bryan Carr, we spoke a few weeks ago regarding the proposed Office Building on 15860, 15880, & 15894 Winchester. We own our single family home located at 17566 San Benito Way in Los Gatos and have lived here for 13 years. We are adamantly opposed to the proposed building as it stands now for the following reasons. -Height is too high -The building is too far forward towards Winchester -Mass is too large -Too many trees are being cut down -Therefore making this proposed building completely incompatible with the neighborhood. In addition, the proposed building will block a significant amount of our view of the hills and mountains which is a major part of why we bought property in this location. We also object to the front windows of the proposed project as they will invade our privacy by looking directly into our windows and backyard. We would not oppose a structure if the entire building is moved back (East) 10' or more feet and height is reduced 10' or more. This change would also save some of the old growth trees which would help reduce some of the damage this structure will cause. We would also like to see the planting of 4-6 mature trees in front of the building. These changes would then make a structure in this location be compatible with the neighborhood. We look forward to catching up further and appreciate your consideration. Sincerely, Bryan Carr i January 19, 2017 Planning Commission Town of Los Gatos 110 East Main Street Los Gatos, CA 95030 Dear Commissioners: Bryan 1. Mekechuk/!o-Anne Sinclair 17509 Via Sereno Monte Sereno, CA 95030 408. 655.0400 bryan.mekechuk@comcast.net Re: 15860, 15880, 15894 Winchester Boulevard We own a house across Winchester Boulevard, less than 150 feet from the corner of Winchester and Shelburne Way, which is the North West corner of the proposed development. We have owned 17509 Via Sereno since 1997. In addition, we own a dwelling at 55 Roberts Road in Los Gatos. We have enjoyed living in the Los Gatos community for the past 20 years and we look forward to at least another 20 years in the same location. My wife and family welcome the development of the proposed site provided it is an attractive and sustainable development that fits with Los Gatos. We were invited to, and attended the information session hosted by the applicant, then reviewed the story poles in December and January, and went through the complete application as filed with the Town of Los Gatos. After reviewing all information available and based on living opposite the property, in our opinion the proposed development does not meet the required findings in order to be approved by the Planning Commission. Specifically, the proposed project does not meet the Commercial Design Guidelines regarding mass and scale. Concerns First, and foremost, one of the most desirable attributes of Los Gatos is its setting — Los Gatos is a small town that is framed by beautiful hillsides on each side of Los Gatos Creek. The town prides itself on maintaining its character and has approved developments that are consistent with its character and setting. Importantly, the Town of Los Gatos (and Monte Sereno) have managed the development of the surrounding hillsides to preserve their natural beauty for the enjoyment of everyone. The Town of Los Gatos established Hillside Development Standards and Guidelines to manage the development of the hillsides around Los Gatos. The Planning Commission has invested significant time and resources to implement and maintain those guidelines, including the size and visibility of January 19, 2017 Page 2 structures and even lighting at night (consider 15680 Gum Tree Lane). The Planning Commission has been extremely diligent in protecting our hillsides. Winchester Boulevard is one of the major arteries into Los Gatos and one has excellent views of the hillsides when going South on Winchester into Los Gatos. The proposed development will box in that view and establish a precedent for building height of future developments along Winchester Boulevard. Specifically, the proposed application is to build to the maximum allowed height of 35 feet. The Office Professional zone starts at the Southernmost part of the proposed development and continues North along Winchester to half way between Farley Road West and Pleasant View Avenue. The full block between Shelburne Way and Farley Road West may still be developed. Underscoring the precedent that this proposed building will establish, the applicant has even included another two story building on the North side of Shelburne Way — see the sketch on sheet IM 1.2. Although set back from Winchester, the face of the building is a monolithic wall, broken with two open glass rooms looking down onto Winchester. While perhaps breaking the lines, these two features serve to block the views of the hillsides even more as these features are higher than the majority of the roofline. The applicant stated in their covering letter, "Large glass openings complete the design while providing plenty of natural light and views of the hills to the east." The applicant acknowledges the views and, by providing those views for their tenants, the proposed structure will blocking the views for everyone else. While the application is consistent with the general plan and zoning and may follow the `letter of the law", the application does not follow the `spirit of the law" as set forth by the Town of Los Gatos. For example, it is desirable to have a transition to building heights and other dimensions at the perimeter of a zone and individual properties. Said differently, the general plan and zoning is not an algorithm — hence the need and role for a Planning Commission to review proposed developments, encourage community outreach and hold public hearings. Approving the application with the maximum height will block views of the Los Gatos hillsides, which the Town of Los Gatos has committed to preserve. Denying the application as submitted should not be a surprise to a developer in Los Gatos. Developers are encouraged to engage neighbors and other stakeholders prior to submitting their application to the Planning Commission. The applicant hosted an information session on September 12, 2016. I attended that presentation and, with the others in the room, I found it difficult to understand the scale and scope as no cross sections or elevations were presented — it was somewhat abstract. Since then, the applicant has added additional information to their application (e.g., the sketch referred to earlier with the two story building on the North side of Shelburne Way. At that meeting, I asked a number of questions and outlined four major concerns: (1) size and mass of the proposed structure; (2) traffic turning left into and left out of the at -grade parking from/to Winchester Boulevard; (3) traffic turning left from Winchester Boulevard onto Shelburne January 19, 2017 Page 3 Way for access into the underground parking; and (4) the Toss of privacy related to a balcony at the North side of the proposed building on Shelburne Way. Given that I articulated these issues, I expected the applicant to follow up with me, one way or another, since they requested my name and contact information from all attendees at the information session. Since the meeting, I did not receive any further communications from the applicant. Upon reviewing the application as submitted to the Town of Los Gatos, none of my concerns were addressed whatsoever. Clearly, the information session was a perfunctory 'check the box' step in their application. Considerations for Applicant To support this application, which we would like to do, we offer the following for the applicant to consider: 1. Move the building East by approximately 10 feet and cower the maximum height above grade, as measured from Winchester Boulevard, to 25 feet. This will continue to allow views of the iconic hillsides on the East side of Los Gatos. 2. Integrate sustainability elements in the design. For example, consider future mounts for solar photovoltaic panels and even stationary storage (vs. generator back up). In their review of the conceptual plans on January 13, 2016, the Conceptual Development Advisory Committee commented, "LEED certification would be preferred." The applicant ignored this comment and has not outlined their reasons for doing so. Other applications in the Town of Los Gatos pursue various levels of LEED certification (e.g., Silver or Gold). 3. Protect the Coastal Oak trees on the property that are being saved. This would be accomplished by moving the building East and, to some extent, making the building length shorter (not as far North to the Coastal Oak on Shelburne Way). 4. Prohibit vehicles from turning left when entering or exiting the at grade parking. Given the opportunity, we will meet with the applicant to review proposed alternatives and provide feedback. ****.** It is in everyone's best interest to see the site developed in such a way as to add value to the developers, the surrounding neighborhood, and the Town of Los Gatos. Sincerely, (ptotkaaktu/ Bryan J. Mekechuk Jo -Anne Sinclair This Page Intentionally Left Blank r WINCHESTER BLVD. OFFICE LOS GATOS, CA August 01, 2016 - Submittal r GATES +AS SO C I AT E S LANDSCAPE ARCHITECTURE LAND PLANNING • URBAN DESIGN 2671 CROW CANYON ROAD, CALIFORNIA 94583 T 925 736 8176 www.dgates.com ENGINEERS SURVEYORSJ PLANNERS r • VALLEY OAK PARTNERS 0 P r STUDIO T SQUARE VICINITY MAP: The Billy Jones WildcatF �ailr�dI Louise Van Meter Elementary School s Ga os 114. • T 7-07-174.pato i_'`anr-,, d. PROPERTY INFORMATION: 15860, 15880, 15894 Winchester Blvd, Los Gatos, CA APN: 529-11-013, -038, -039 and -040 Proposed Land Use: Office PROPOSED LAND USE: Existing GP Designation: Office Professional Existing Land Use: Residential Proposed Land Use: Office Existing Zoning: 0 - Office Gross Acreage: 1.31 Acres PROJECT SUMMARY: SITE AREA: 1.31 ACRE GROSS OFFICE AREA: 30,070 SF LOT COVERAGE: 26.5% (40% MAX) PARKING REQUIRED: 128 (1 STALL / 235 SQ. FT.) PARKING PROVIDED: 128 SUBTERRANEAN PODIUM GARAGE: TYPE IA, S-2 OCCUPANCY OFFICE BUILDING: TYPE IIIB, B OCCUPANCY APPLICABLE CODES: 2013 CA Building Code 2013 CA Electrical Code 2013 CA Mechanical Code 2013 CA Plumbing Code 2013 CA Green Building Standards 2013 CA Energy Efficiency Standards Town of Los Gatos Code of Ordinances PROJECT TEAM: APPLICANT: VALLEY OAK PARTNERS, LLC 734 The Alameda San Jose, CA 95126 Contact: DOUG RICH Phone: 408.282.0995 ARCHITECT/PLANNER: STUDIO T-SQ, INC. 304 12th Street, Suite 2A Oakland, CA 94607 Contact: CHEK TANG / CHRIS LEE Phone: 510.451.2850 STRUCTURAL ENGINEER: SW Structural, Inc. 17582 San Benito Way, Los Gatos, CA 95030 Contact: STEVE F. WADE Phone: 408.399.0623 CIVIL ENGINEER: BKF Engineers 1650 Technology Drive, Suite 650 San Jose, CA 95110 Contact: SCOTT SCHORK Phone: 408.467.9126 LANDSCAPE ARCHITECT: GATES + ASSOCIATES 2671 Crow Canyon Road San Ramon, CA 94583 Contact: JANET KIYOI Phone: 925.736.8176 x246 SHEET INDEX: G0.0 SP1.0 SP2.0 SP3.0 SP4.0 C1.0 C2.0 C3.0 C4.0 C5.0 C6.0 L-1 L-2 L-3 L-4 L-5 A1.0 A1.1 A1.2 A1.3 A2.0 A3.0 A4.0 IM1.0 IM1.1 IM1.2 IM1.3 IM2.0 Data Sheet Site Location Site Context General Plan Land Use Shadow Study Diagram Civil Title Sheet Existing Conditions & Tree Removal Plan Preliminary Site Plan Preliminary Grading & Drainage Plan Preliminary Utility Plan Preliminary Stormwater Control Plan Landscape Layout Plan Tree Preservation and Removal Plan Plant List and Plant Palette Site Furnishings Landscape Lighting Building Plan - Subterranean Level Building Plan - Ground Level Building Plan - Second Level Building Roof Plan Site Section Trash Enclosure Elevation & Section Elevations Perspective - View from Winchester Perspective - View from Shelburne Perspective - Aerial View Perspective Materials and Colors STUDIO T SQUARE : Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2010. ey Oak Partners co Sheet Title: DATA SHEET Job No. 15019 Date: 08/01/2016 Scale: Drawn By: Sheet No: G0.0 734 The Alameda San Jose, California SANTA CLARA COUNTY LOS GATOS TOWN CENTER VASONA LAKE COUNTY PARK STUDIO T SQUARE : Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2010. 11 • .T•i- • i- 1 . • • PTA1 - • ak Partner Co MA e k -m-•SI Sheet Title: SITE LOCATION Job No. 15019 Date: 08/01/2016 Scale: Drawn By: Sheet No: SP1.0 Tree -Lined Winchester Blvd Commercial on Winchester Blvd COMMERCIAL / SFD Existing Site and Frontage DOG & CAT HOSPITAL Adjacent Multi -Family Residential AUTO BODY SHOP ON SHELBURNE Apartments on N Santa Cruz Ave STUDIO T SQUARE : Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2010. 11 • .T•i- • i- 1 . • • PTA1 - • ak Partner Co MA e k -m-•SI Sheet Title: SITE CONTEXT Job No. 15019 Date: 08/01/2016 Scale: Drawn By: Sheet No: SP2.0 GENERAL PLAN LAND USE OFFICE PROFESSIONAL ZONE General Plan Land Use Hillside Residential Low Density Residential Medium Density Residential High Density Residential In Service Commercial Mixed -Use Commercial Central Business District Neighborhood Commercial Office Professional BM Light Industrial Public North Forty Specific Plan Overlay Park STUDIO T SQUARE : Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2010. W U 0 > m 0 0 U Winchester Blvd. and Shelburne Way, Los Gatos, CA ey Oak Partners Co 734 The Alameda San Jose, California Sheet Title: GENERAL PLAN LAND USE Job No. 15019 Date: 08/01/2016 Scale: Drawn By: Sheet No: SP3.0 er• mum 1 1 1 1 1 1 _1 1 I —I we 1 1 r r J 1 11 1 1 11 L _ Spring - April 15, at 3:OOPM l 1 r 1 �_ 1 i1 -' 1 1 1 1 �- �1 1 Wind( D g1111i411111 L-711 yomi ummer -July 15, at 3:OOPM r STUDIO T SQUARE : Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2010. Winchester Blvd. and Shelburne Way, Los Gatos, CA ey Oak Partners Co 734 The Alameda San Jose, California Sheet Title: SHADOW STUDY DIAGRAM Job No. 15019 Date: 08/01/2016 Scale: Drawn By: Sheet No: SP4.0 Autumn - October 15, at 3:OOPM Winter - January 15, at 3:OOPM Aug 2016 1:36:18pm K: \ENG12\126028\DWG\PLANNING\SHEETS\01 SS—TS1.0.dwg LEGEND PROPERTY LINE LOT LINE STREET CENTERLINE MONUMENT LINE CONTOUR LINE STORM DRAIN LINE SANITARY SEWER LINE WATER LINE ELECTRIC LINE GAS LINE WATER VALVE FIRE HYDRANT CLEAN OUT SIGN ELECTROLI ER GAS VALVE FENCE LINE ABBREVIATIONS AC B BB BLDG BW CB CONC COR CY DI EG EP EVAE FC FDC FF FH GS INV LG LS PIEE PIV PS PUE R SF SJWC SD SDCO SDE SDMH SS SSCO SSE SSMH SW TC TYP TW W WM WV ASPHALT CONCRETE BASEMENT SLAB ELEVATION BUBBLER BOX BUILDING BACK OF WALK/BOTTOM OF WALL CATCH BASIN CONCRETE CORNER CUBIC YARD DRAIN INLET ELECTRIC EXISTING GRADE EDGE OF PAVEMENT EMERGENCY VEHICLE ACCESS EASEMENT FACE OF CURB FIRE DEPARTMENT CONNECTION FINISH FLOOR ELEVATION FIRE HYDRANT GARAGE SLAB ELEVATION INVERT ELEVATION LIP OF GUTTER LANDSCAPE PRIVATE INGRESS/EGRESS EASEMENT POST INDICATOR VALVE PARKING STALL PUBLIC UTILITY EASEMENT RIM SQUARE FEET SAN JOSE WATER COMPANY STORM DRAIN STORM DRAIN CLEANOUT PRIVATE STORM DRAIN EASEMENT STORM DRAIN MANHOLE SANITARY SEWER SANITARY SEWER CLEANOUT PRIVATE SANITARY SEWER EASEMENT SANITARY SEWER MANHOLE SIDEWALK TOP OF CURB TYPICAL TOP OF WALL WATER WATER METER WATER VALVE ARCHITECTURE AND SITE REVIEW WINCHESTER BLVD OFFICE LOS GATOS, SANTA CLARA COUNTY, CALIFORNIA WINCHESTER BLVD UTILITY NOTES WATER SUPPLY: STORM DRAINAGE: SANITARY SEWER: GARBAGE COLLECTION: GAS: ELECTRIC: TELEPHONE: CABLE: SAN JOSE WATER COMPANY TOWN OF LOS GATOS WEST VALLEY SANITATION DISTRICT WEST VALLEY COLLECTION & RECYCLING PACIFIC GAS & ELECTRIC PACIFIC GAS & ELECTRIC AT&T/VERIZON CALIFORNIA COMCAST x EARTHWORK SUMMARY CUT (C.Y.) FILL (C.Y.) BUILDING/GARAGE 6,600 — DRIVEWAY 20 — LANDSCAPE — — BIORETENTION 400 — *TOTAL 7,020 — *EARTHWORK QUANTITIES ARE SHOWN FOR PLANNING PURPOSES ONLY. CONTRACTOR SHALL PERFORM THEIR OWN EARTHWORK CALCULATION. SHELBURNE WAY VICINITY MAP N.T.S. PROJECT DATA 1. PROJECT ADDRESS: 15860, 15880, 15894 WINCHESTER BLVD., AND SHELBURNE WAY, LOS GATOS, CA 2. ASSESSORS PARCEL NO.: 529-11-013, 038, 039 AND 040 3. EXISTING LAND USE: RESIDENTIAL 4. PROPOSED LAND USE: OFFICE 5. EXISTING ZONING: 0—OFFICE 6. PROPOSED ZONING: 0—OFFICE 7. GROSS ACREAGE: 1.31 ACRES 8. ESTIMATED AREA OF LAND DISTURBANCE: 1.31 ACRES 9. EXISTING NUMBER OF BUILDINGS: 9 RESIDENTIAL/CARPORTS/SHEDS 10. NUMBER OF BUILDINGS REMOVED: 9 11. PROPOSED NUMBER OF HOMES: 0 12. PROPOSED NUMBER OF PARKING SPACE: 128 STALLS 13. FLOOD ZONE: X, FIRM PANEL 376 OF 830, MAP NUMBER 06085C0376H, DATED 05/18/2009. 14. BASIS OF BEARINGS: THE BEARING S8318'46"E OF THE MONUMENT LINE OF THE SHELBURNE WAY, AS SHOWN ON THAT CERTAIN MAP FILED IN THE OFFICE OF THE RECORDER OF SANTA CLARA COUNTY, STATE OF CALIFORNIA, IN BOOK "U" OF MAPS AT PAGES 34 AND 35, WAS USED AS THE BASIS OF BEARINGS SHOWN ON THIS MAP. 15. BENCHMARK LG 21: BRASS DISK IN MONUMENT WELL AT EASTERY INTERSECTION OF UNIVERSITY AVENUE AND SHELBURNE WAY. ELEVATION: 351.65 (TOWN OF LOS GATOS DATUM) CIVIL SHEET INDEX SHEET DESCRIPTION C1.0 CIVIL TITLE SHEET C2.0 EXISTING CONDITIONS & TREE REMOVAL PLAN C3.0 PRELIMINARY SITE PLAN C4.0 PRELIMINARY GRADING & DRAINAGE PLAN C5.0 PRELIMINARY UTILITY PLAN C6.0 PRELIMINARY STORM WATER CONTROL PLAN 111111111111111111 1111111111111111 11111111111111111111111 usomiulollll01 11111111111111111111111111111111111111111111 uuuuuuu„IIII111111 111V0I I10111,11 uillulplu' IIVuuuuuuuuuumuupllllp llllllljl1111111111 ll : Architecture : Planning : Urban Design 1111111111111111111 uu iiiium'p1IIIlpppphVu, THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ, INC. ALL RIGHTS RESERVED, COPY RIGHT 2010. BKF Enemas I SMMVErone ! Pu■N= 1730 N. FIRST STREET SUITE 600 SAN JOSE, CA 95112 408-467-9100 408-467-9199 (FAX) a) U 0 03 C13 a) U Q 0 c cn J co a) c a) c0 m U) a) o ak Partners 0 734 The Alameda San Jose, California Sheet Title: CIVIL TITLE SHEET BKF Job No. 20126028 Date: 8/1/2016 Scale: Drawn By: PK Sheet No: C1.0 Q CO co 0 CN 0 0 K: \ENG12\126028\DWG\PLANNING\SHEETS\02SS—EX2.0.dwg w 0 W 7 N N X F c0-0 iw \0 C)J . \ ° WINCHESERBLVD GAS 00 O Out eco-e co \N \� 0w 00 —I CA —Iw U0) PiCo \N \N nw 0°) - 00 00 — CO O 0 0 w D O7 O 7.7 O.X op • N w D F- o0 0 O N r cn O 0 CO 001 CA CA N 4, m 0OD TI 0 0 -Hw — ,4 003 0 CO \w \ m � w C)CO OCD 0 Z z 07 OJ w >0 41'14"W ,5SU.UU' M-M N06'41'14"E 280.00' N06'41'14"E 300.00' D 1 C O -< 0 4, N 0 nal � N w 0 C 0W \-P —I w 000 • N CO — w 0 CO 000 00) \w n O GDP O T °sr S06'41'14"W 450.80' ? 0cp0, � 0s 20 0 10 LEGEND: AC BC BW CB CMP CO CRN DW EC EM EP FCOR FD FF FL FH FW G GC GF GFC GM HCR INV IP JP LG 0/H PC RW R/W SL SSCO SSMH SDMH TBC TC TOB TOE TP TRC TW U/G VCP WV WM - CTV- - E- - G- - SS- - SD- - T- - W- x 0 GRAPHIC SCALE 20 40 ASPHALT CONCRETE BUILDING CORNER BACK OF WALK CATCH BASIN CORRUGATED METAL PIPE CLEAN OUT CROWN DRIVEWAY EDGE OF CONCRETE ELECTRIC METER EDGE OF PAVEMENT FENCE CORNER FOUND FINISHED FLOOR FLOW LINE FIRE HYDRANT FRONT OF WALK GROUND GARAGE CORNER GARAGE FACE/FRONT GROUND AT FENCE GAS METER HANDICAP RAMP INVERT IRON PIPE JOINT POLE LIP OF GUTTER OVERHEAD PROPERTY CORNER RETAINING WALL RIGHT-OF-WAY STREET LIGHT SANITARY SEWER CLEANOUT SANITARY SEWER MANHOLE STORM DRAIN MANHOLE TOP BACK ROLLED CURB TOP OF CURB TOP OF BANK TOE OF BANK TOP OF PAVEMENT TOP OF ROLLED CURB TOP OF WALL UNDERGROUND VITRIFIED CLAY PIPE WATER VALVE WATER METER BOX CABLE TELEVISION LINE ELECTRICAL LINE GAS LINE SANITARY SEWER LINE STORM DRAIN LINE TELEPHONE LINE WATER LINE TREE TO BE REMOVED TREE TO REMAIN 80 ( IN FEET ) 1 inch = 20 ft. 111111111111111111 1111111111111111 11111111111111111111111 111111313333131111111111111031 IIIII1111111111111, IIIIIVryllllllllummulllllIIIIIIIIIIplpl ,lupmumu uupplllh lllllmuwmmV, 11111111111111111111111111111111111111111111 33333333333333333101111 ul, IIU4II333333II4II uIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII VI : Architecture : Planning : Urban Design 311331.1111111113 IIIII ululllll umul �IpIVm, THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ, INC. ALL RIGHTS RESERVED, COPY RIGHT 2010. BKF Enema ! SummEron'Pummels 1730 N. FIRST STREET SUITE 600 SAN JOSE, CA 95112 408-467-9100 408-467-9199 (FAX) Q U O CD O ■ E L I 021 a) ui ^ ,� W -(7) 2 W m °' L U U C_ U ak Partners 0 734 The Alameda San Jose, California Sheet Title: EXISTING CONDITIONS & TREE REMOVAL PLAN BKF Job No. Date: Scale: Drawn By: 20126028 8/1/2016 PK Sheet No: C2.0 SELF —RETAINING AREA O� 0 z > .m O EL 012( =zw I—OI U Li o u) 0 Y O I<z O Lc) m I z>o mz� QID K: \ENG12\126028\DWG\PLANNING\SHEETS\03SS—SP3.0.dwg 25' SETBACK FAN VENT 45' 25.0' SETBACK WINCHESTER BLVD NEW LJ DRIVEWAY NEW 25' DRIVEWAY 7' — STREET DEDICATION 18' 8.5' TYP. R=3' 78.1' R=3' 7.1 25' TRAVEL 77' WAY 0.7' TYP. EX. PL PROPOSED PL LOBBY rn 82.5' 16.2' 8.5' TYP. SHOVER SHE ++375' tO 0 - U V•• 0 < f1 17 S06'41'14"W 330.00' M—M N06'41'14"E 280.00 BIORETENTON I BASIN UP up LELEVATOR LOBBY +375.2' 1 24.6' 18' 42' 38.4' 14.2' ++382' 7' STREET — DEDICATION IL - 0 129.9' 45' 52' 10' 9' SW 29.9' BIORETENTION BASIN SELF —RETAINING AREA INSTALL NEW BUS STOP SIGN ON RELOCATED ELECTROLI ER R=20.00' L=31.42' A=90'00'00" SW 1 H o 20.5' 26.8' 4' LS EXISTING LOT LINES TO BE REMOVED TYP. 1 ( 1 < cini>z 5'x18' PLANTER TYP. 7' 25' TRAVEL WAY +37 EXISTING LOT LINES TO BE REMOVED co co N 18' TYP. 18' TYP. 8.5' TYP. 15.5' -►� 4. 0 0) 0 0 • 0 H I I 20' NO0 00o 0 < 1- RAIpN 529— 1 1 _ �7474 FAMILY 031 SHELBURNE WA RUST 69.1' I I N06'41'14"E 300.00' I I 2 O 0 N • o Q r7 F- H 1 0 Q o 0 (< I I N Ln (0r U) Ir 1 5' SW 5' SW N BIORETENTION BASIN ....—..._...— K- AP FRANDLE FA529-11-074 MILY 17480 SHED URLIVING AY TRUST II ADA CURB RAMP 20' 30'. 4.5' LS 25' DRIVEWAY 1 4' LS 0 0 w -00 N)f oo 31' 60' R/W r>- SHELBURNE SO6'41'14"W 450.80' 20 LEGEND PROJECT BOUNDARY LOT LINE ADJACENT LOT LINE STREET CENTERLINE MONUMENT LINE EASEMENT LINE 0 10 PROPOSED GRAPHIC SCALE 20 40 EXISTING 80 ( IN FEET ) 1 inch = 20 ft. 111111111111111111 1111111111111111 11111111111111111111111 11111111 II11111111111111111111 11111 IIIIIIIRIIIIIIII112111u11111112 111 III d1piuuplml Im11uW U1 hpppmow1111114 11111111111111111111111111111111111111111111 uuuuuuuu11111111@IUW 4011 I 6. Iluuw1111111111114111 uIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIII IIIII1,111l : Architecture : Planning : Urban Design uuuuu11111"1l 11 H11111111111111 IPI111II III � IIp1111112... THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ, INC. ALL RIGHTS RESERVED, COPY RIGHT 2010. BKF Enemas 11 SURVEroxs IPLAIN= 1730 N. FIRST STREET SUITE 600 SAN JOSE, CA 95112 408-467-9100 408-467-9199 (FAX) ak Partners ^^ W 734 The Alameda San Jose, California Sheet Title: PRELIMINARY SITE PLAN BKF Job No. Date: Scale: Drawn By: 20126028 8/1/2016 PK Sheet No: C3.0 LEGEND E Q 66 0 N 0 K: \ENG12\126028\DWG\PLANNING\SHEETS\04SS—GD4.0.dwg CONFORM (TC 379.7± TC 380.30�= WINCHESTER BLVD CONFORM BW 379.9± TW 382.5t)/ (BW 379.5±) 0 N (TW 382.9±)/I o BW 377.2f) � r'+ (TW 381.3±) / (BW 374.4t TW 380.5t)/ (BW 373.9±) (TW 379.9±)/ (BW 373.5±) 1 EXISTING WALL OUTSIDE OF PROPERTY TO REMAIN PV 380.51 X (TW 379.0±)/ (BW 373.1±) 372.8 TW 378.3± TW 377.7± W 372.3± TW 377.6� (TW 376.C± (BW 371.5± (TW 376.6±)/ (TW 376.0± (BW 370.6±) (37.0t) (BB W 367.0f) PL EX. x (2 0 PV 381.£i -- 11111, co�[xi TW 380.0 BW 379.5 379.33 AD 378.80 TW 379.8 BW 377.0 TC 379.55 0) rn TC 380.88 TW 381.5 BW 381.4 JB 379.6 W 376.0\ 0.;- TC 381.32 - �PV 381.48 Ham'•~ TW 38T-9 , (0+ o x • '`' CO • TW 381.6 BW 37i.0 FF 382.0 P V 382 36 ., X38 rx SDCO 380.0 ( BBB Q- 381.0 SEE NOTE 1 0 +375.0I2-- AD 374.55 +375.00 w 0 CC N FF 375.2 +- 75.00 374.55 +375.00 1I-375.OD 375 10.1' O(34.7±) TC 383.28 TC 383.83 -----�- --------IG383.58- op PV 383.12 Y PV 383.44„• AD 380.2 (380.5t) AD 380.3 x 381.3 i 1 1 x381.3 FF-382.0 JB 383.90 0 1111111111111 384.00 CORNER SIGHT TRIANGLE 381.1 x OFD 383.90 1.3 x Co N) 0_0 N CO 4.5% TC-=FL 1.8% 1.8% 0 +375.00 w 0 0 7 79 AD 374.55 e' 375.00+ � N w 0 0 7 01 N AD 374.55 1 375.00- 00+ +5 t5 3i5 M x371.0_ (369?9±) 69.6t) 370.3 SDCO._ 0)5')5'' co L� 23' CL x (370.4±Y1 371 0 L� 37' 13 L� x e (371.4±) 369.5 x 368.'O B SDCO• ...-...-...-... (N) PL 15' 32' (E) PL 6 A\ x 371.59 *371.78 of N > oi. 0 PV 374.25 371.7 - x 370.57 . 370.0 368.0 369.Ox 370.47 1.8% 369.0 TYP OFD 368.8 --_TC 382 8D I TC 381 85 TC 380.08 j- T - I -- 1 -1 PV----37-2.10, -- TC 37f 73 = j SDMH_ NOW_- RIM 369.6± CONFT-61RM CONFORM (BW 369.2±) 190' PROJECT BOUNDARY LOT LINE MONUMENT LINE VERTICAL CURB ROLLED CURB & GUTTER VERTICAL CURB & GUTTER DECORATIVE METAL FENCE (SEE LANDSCAPE PLANS) 6' WOOD FENCE W/ LATTICE (SEE LANDSCAPE PLANS) RETAINING WALL (SEE SECTIONS FOR FENCING) CONCRETE PAVING STRUCTURAL SOIL NOTES PROPOSED x PUBLIC AC - DEEP LIFT NEW AC PAVEMENT 2" GRIND & OVERLAY BIORETENTION BASIN STORM DRAIN CLEANOUT AREA DRAIN DRAIN INLET OVERFLOW DRAIN STORM DRAIN MANHOLE BUBBLER BOX OVERLAND RELEASE (E) TREE TO BE PROTECTED 1. SEE LANDSCAPE PLANS FOR LANDSCAPE WALL HEIGHTS AND DECK DETAILS. SAFETY RAILING PARKING SPACE RETAINING WALL VAR 30" TO 45" TALL PL I 4.5' r LS BENCH W/-\ RAILING L DECK PIERS J: EXISTING OAK TREE TO REMAIN WOOD DECK • SDCO e AD El DI I] OFD OSDMH ® BB 0 CONCRETE WALKWAY SECTION B HORZ: 1"=10' VERT: 1"=5' PL 1 5.8' EX. PRECAST WALL TO REMAIN EX. BOTTOM OF WALL (BW) EG EX. PRECAST -- WALL TO REMAIN EX. BOTTOM OF WALL (BW) 6" 5' 20' SW NEW SIDEWALK J j PER TOWN STD L- STRUCTURAL SOIL 0 L_ 10' SECTION C HORZ: 1"=10' VERT: 1"=5' EG PL 1 10' CL RETAINING WALL VAR 24" TO 50" TALL DECORATIVE METAL FENCE (SEE LANDSCAPE PLANS) AT -GRADE PARKING BUILDING STAIR WELL DECORATIVE METAL FENCE (SEE LANDSCAPE PLANS) AT -GRADE PARKING BUILDING SECTION D HORZ: 1"=10' VERT: 1"=5' VARIES SHELBURNE WAY NEW AC PAVEMENT NEW C&G PER TOWN STD SECTION E HORZ: 1"=10' VERT: 1 "=5' EX. DRIVEWAY f EG 2" GRIND & OVERLAY SIDEWALK I x w 20 0 GRAPHIC SCALE 10 20 40 EG 0 w X w 5' - WIDENING 2.5' 12" AC DEEPLIFT ---". (5.5' WIDE) NEW C&G PER TOWN STD 80 ( IN FEET ) 1 inch = 20 ft. FC I7' STREET 3' DEDICATION I 39' & VAR 6" 4' LS NEW SIDEWALK PER TOWN STD 5' SW 49' 20' PL 1 GROUND LEVEL FF=382.0 EG BELOW -GRADE GARAGE 1 FF=367.0± RAISED PLANTER (SEE LANDSCAPE PLANS) PARKING LOT PLANTER (SEE LANDSCAPE PLANS)\ AT -GRADE GARAGE FF=375.00 4' MAX EG PL 2" WOOD LATTICE 6' WOOD FENCE 12" WOOD HEADER EX. RETAINING WALL TO REMAIN EG 11111111111111111111111 111111111111.011111111111) 11111111111111111111111111111111111111111111 : Architecture : Planning : Urban Design THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ, INC. ALL RIGHTS RESERVED, COPY RIGHT 2010. BkF Enema !Summon Mumma 1730 N. FIRST STREET SUITE 600 SAN JOSE, CA 95112 408-467-9100 408-467-9199 (FAX) 75 > ,_! 1 cio a) ui -(.7., 2 CD Fo> Ajo ak Partners 734 The Alameda San Jose, California Sheet Title: PRELIMINARY GRADING AND DRAINAGE PLAN BKF Job No. Date: Scale: Drawn By: 20126028 8/1/2016 PK Sheet No: C4.0 SECTION A BELOW -GRADE GARAGE 2 FF=364.5 01 Aug 2016 1: 39: 41 pm K: \ENG12\126028\DWG\PLANNING\SHEETS\05SS—UT5.0.dwg NEW FIRE SERVICE TO BUILDING WV WV HOT TAP TO EX. MAIN PER TOWN STD CONNECT NEW 6" SS LATERAL TO EX. MAIN PER TOWN STD NEW FIRE HYDRANT PER TOWN STD AD 378.8D INV 376.30 0 a) ++375' AD 374.55 INV 374.15 SHOVER SSCO UP ELEVATOR +375.24- AD INV WINCHESTER BLVD EXTEND 15" SD TO NEW CURB INLET 17LF-12" PVC S=2.0% SIB SD r O 0 OD 'n M 0 0 SDCO 21.1' SD SD 10.1' SD RELOCATE EXIST. ELECT. CABINET SD ', ` „SD SD \ SD 1;55LF-6 PVC © S=1.0% ,AD 380.2 ▪ CONNECT TO R@OF LEADERS LOCATION TBD. IN -LINE BACK FLOW DEVICE CONNECT TO SEWER SERVICE AT BUILDING L LOBBY 374.55 374.15 c 20.5' 1 AD 380.3 10.7' 97LF-6" PVC CO S=1.0% SD SD 1-1 ++382' c SDCO SD SD SD JB 383.90 ADJUST EXIST. TELE MANHOLE TO FG RELOCATE EXIST. ELECT. VAULT INV 377.35 IN k.1" Lts�� 61\6"-s o li OFD 383.90 INV 377.35 IN AD 374.55 e"INV 374.15 Sq POINT OF CONNECTION. TBD ++375' S0 POINT OF CONNECTION AD 374.55 /INV 376.30 NEW IRRIGATION SERVICE NEW DOMESTIC WATER SERVICE TO BUILDING DN SDCO a 0 v) LEGEND SD s DW JT FW SDMH® DI 0 JB AD BB SDCO• SSMH 'O ssco WM ❑ WV 0 >F SD SD SD 0 0 > 0 (.0 to II SD SD SD 17OLF-6" PVC S-1.0% SD SD 4" PERF SD 0 J J STORM DRAIN LINE (TREATED) STORM DRAIN LINE (UNTREATED) SANITARY SEWER LINE DOMESTIC WATER LINE JOINT TRENCH LINE (DESIGN BY OTHERS) FIRE WATER LINE STORM DRAIN MANHOLE DRAINAGE INLET JUNCTION BOX AREA DRAIN BUBBLER BOX STORM DRAIN CLEANOUT SANITARY SEWER MANHOLE SANITARY SEWER CLEANOUT WATER METER WATER VALVE RPPA FDC x PIV 9 Z NOTES REDUCED PRESSURE PRINCIPLE ASSEMBLY 2-WAY FIRE DEPARTMENT CONNECTION POST INDICATOR VALVE DETECTOR CHECK VALVE BY SJWC IN -LINE BACK FLOW DEVICE 1. TRASH ENCLOSURE SHALL BE COVERED. ANY DISCHARGE FROM TRASH ENCLOSURE SHALL BE DIRECTED TO SANITARY SEWER. x RELOCATE EXIST. ELECTROLIER 1" IRR 4" DW WV w $• SDMH RIM 369.6± INV 364.46 IN INV 358.12 OUT OFD 368.8 o INV 365.10 cL2 II N I) MATCHLINE: SEE RIGHT THIS SHEET 20 0 GRAPHIC SCALE 10 20 40 80 ( IN FEET ) 1 inch = 20 ft. MATCHLINE: SEE LEFT THIS SHEET DW RPPA WM l OFD 368.8 o b\ INV 365.10 � o 00'6i7C ANI 21 LF-12" PVC S=2.0% %0T=S ® OAd „Zl—d120F 0 1 r %0T=S ® OAd „ (Ai co H- W -+ SDMH RIM 369.6± INV 364.46 IN INV 358.12 OUT SHELBURNE w roc, 0z c CA N 111111111111111111 1111111111111111 11111111111111111111111 1111111111111111 lp °o °maInlllli llnnmunnnuuuouulllnlll 4Ilpiumul l 11111111141,1144111111I0 11111111111111111111111111111111111111111111 uuuuuuuulllllll1WluWW0111 ul, hIIIj 11111,miILI mlllvII1llllllllll1111llllllllllllllllll„ : Architecture : Planning : Urban Design uum .111umlll H111111111111111011111.IPIIIII III 1IIIIIV,. THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ, INC. ALL RIGHTS RESERVED, COPY RIGHT 2010. BKF Enemas I SUIVEroxs !PLAIN= 1730 N. FIRST STREET SUITE 600 SAN JOSE, CA 95112 408-467-9100 408-467-9199 (FAX) U co O cn J (0 N c S a) (1- ) c0 m U) U ak Partners 734 The Alameda San Jose, California Sheet Title: PRELIMINARY UTILITY PLAN BKF Job No. Date: Scale: Drawn By: 20126028 8/1/2016 PK Sheet No: C5.0 WINCHESTER BLVD Q 0 O N 0 K: \ENG12\126028\DWG\PLANNING\SHEETS\06SS—SW6.0.dwg EXISTING WALL OUTSIDE -***- OF PROPERTY TO REMAIN SEE NOTE 4 TYP. i TOP OF BIORETENTION BASIN DROP INLET DEPTH VARIES, SEE GRADING PLAN \ 1" MIN I,y 18" TREATMENT SOIL -- INFILTRATION RATE 5 TO 10 IN/HR (SEE NOTE 1) 12" MIN". SEE NOTE 5 COMPACTED AND SCARIFIED NATIVE OR IMPORTED FILL �0 �0 �a � 4-1? STORM DRAIN PIPE SECTION VIEW (NTs) BIORETENTION BASIN CAT GRADE) UP ELEVATOR LOBBY CURB CUT 24" CONC. APRON y F 1 3" M 2"-4" COBBLE STONES ENERGY DISSIPATOR 40 MIL NON -PERMEABLE LINER 4" PERFORATED PIPE TO SLOPE AT 0.5X MIN. SEE UTILITY PLAN FOR LOCATION OF PIPE. SEE NOTE 4 TYP. TOPS OIL PLAN TING MIX :/t14, 1" MIN.411 COMPACTED AND SCARIFIED NATIVE OR IMPORTED FILL DROP INLET 6" TOP OF BIORETENTION BASIN DEPTH VARIES, SEE PLAN alr, Ali, ,Or, A, . 44, A, alr, alr, 41 0r, 0/ STORM DRAIN CLEANOUT 18".:TREATMENT .SOIL- 1NF1LTRATION :RATE 5: TO 10:IN/HR: (SEE :NOTE, 1 LA) STORM DRAIN PIPE ELEVATION VIEW (NTs) NOTE: 1. FOR TREATMENT SOIL SPECIFICATION, SEE APPENDIX C IN SCVURPPP C3 STORMWATER HANDBOOK DATED APRIL 2012. 2. BACKFILL BIORETENTION ONLY WITH PERMEABLE PLANTING MATERIAL AND DRAIN ROCK AS SPECIFIED IN THIS DETAIL. ABSOLUTELY NO NATIVE MATERIAL SHALL BE USED FOR BACKFILL. CONTRACTOR MUST COORDINATE WITH CIVIL ENGINEER PRIOR TO CONSTRUCTION. 3. CONTACT THE CITY'S URBAN RUNOFF COORDINATOR FOR INSPECTION DURING INSTALLATION OF BIOTREATMENT SOIL, OF THE TREE POD SYSTEM, AND FINAL LANDSCAPING. RESULT FROM A PERCOLATION RATE SHALL BE GREATER THAN 5.0 IN/HR AND LESS THAN 10.0 IN/HR. 4. A MINIMUM 2-FOOT LEVEL CLEARANCE (MAX 2%) SHALL BE PROVIDE BETWEEN THE TOP OF BASIN AND WALKWAYS/PUBLIC SIDEWALKS. 5. DRAIN ROCK TO BE CLASS 2 PERMEABLE MATERIAL PER CALTRANS STANDARD SPECIFICATIONS, SECTION 68-2.02F. 4" PERFORATED PIPE TO SLOPE 0 0.5% MIN. AND PLACED ON TOP OF LINER. SEE UTILITY PLAN FOR LOCATION OF PIPE. 40 MIL NON -PERMEABLE LINER SHELBURNE 1!1111,.1l LEGEND A-X 11 BR-t SR-# SELF -RETAINING AREA OVERFLOW DRAIN 3" SELF -RETAINING AREA (NTS) TABLE A DRAINAGE AREA BOUNDARY RETENTION AREA DESIGNATION SELF -RETAINING AREA DIRECTION OF FLOW .0t, 411, atr, PERVIOUS AND IMPERVIOUS SURFACES COMPARISON TABLE PROJECT PHASE NUMBER (N/A, 1, 2, 3, ETC): 1 TOTAL SITE (ACRES): 1 29 TOTAL AREA OF SITE DISTURBED (ACRES): 1 29 IMPERVIOUS SURFACES EXISTING CONDITION OF SITE AREA DISTURBED (SQUARE FEET) PROPOSED CONDITION OF SITE AREA DISTURBED (SQUARE FEET) REPLACED NEW ROOF AREA(S) 7,770 7,770 8,080 PARKING 1,444 1,444 5,696 SIDEWALKS, PODIUM, PATHS, ETC. 8,076 559 0 STREETS (PUBLIC) 0 0 0 STREETS (PRIVATE) 0 0 9,210 TOTAL IMPERVIOUS SURFACES: 17,290 9,773 22,986 PERVIOUS SURFACES LANDSCAPE AREA 38,990 23,689 0 PERVIOUS PAVING 0 0 0 OTHER PERVIOUS SURFACES (GREEN ROOF, ETC) 0 0 0 TOTAL PERVIOUS SURFACES: 38,990 23,689 0 TOTAL PROPOSED REPLACED + NEW IMPERVIOUS SURFACES: 32,759 TOTAL PROPOSED REPLACED + NEW PERVIOUS SURFACES: 23,689 TREATMENT CONTROL MEASURE SUMMARY DRAINAGE AREAS DRAINAGE AREA SIZE (SQ. FT.) PERVIOUS SURFACE (SQ. FT.) TYPE OF PERVIOUS SURFACE IMPERVIOUS SURFACE (SQ. FT.) IMPERVIOUS SURFACE TYPE (SQ. FT.) TREATMENT REQUIRED (SQ. FT.) TREATMENT PROVIDED (SQ. FT.) PROPOSED TREATMENT CONTROLS CONFORMS TO SIZE STANDARD? (ROOF 0 90) (C 0.80) AC (C 0.70) A-1 16,659 9,799 LANDSCAPE (C=0.10) 6,860 6,860 0 0 274 400 BIORETENTION YES A-2 1,630 0 LANDSCAPE (C=0.10) 1,630 1,630 0 0 65 125 BIORETENTION YES A-3 36,033 12,008 LANDSCAPE (C=0.10) 24,025 7,360 315 16,350 961 970 BIORETENTION YES SR-1 707 607 LANDSCAPE (C=0.10) 100 0 100 0 50 54 SELF -RETAINING YES SR-2 1,419 1,275 LANDSCAPE (C=0.10) 144 0 144 0 72 78 SELF -RETAINING YES 20 0 10 GRAPHIC SCALE 20 40 80 ( IN FEET ) 1 inch = 20 ft. 111111111111111111 uuuuuuuu 11111111111111111111111 111111111111.0111111111111110111 umu IVu Inn1IRi1111Viiin0ultllllllll 'IIIVIuluu, 111111111111t uluIIIVIIIuoumimwiluilll 11111111111111111111111111111111111111111111 uuuuuuuullllllll@Iuu111111 II ul, hIIIj 11111,1111 mllllllllllllllllllll1111llllllllllllllllll„ : Architecture : Planning : Urban Design uu .111urylll IIIIIIIII IPIIIII III �IIp1IIIIIVm,. THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ, INC. ALL RIGHTS RESERVED, COPY RIGHT 2010. BKF Ewen 1 SUIVFMRS IPu■■esa 1730 N. FIRST STREET SUITE 600 SAN JOSE, CA 95112 408-467-9100 408-467-9199 (FAX) ak Partners ^^ W 734 The Alameda San Jose, California Sheet Title: PRELIMINARY STORMWATER CONTROL PLAN BKF Job No. Date: Scale: Drawn By: 20126028 8/1/2016 PK Sheet No: C6.0 WINCHESTER BOULEVARD CONCRETE PAVING PATTERN AT PARKING LOT ENTRY ACCENT TREES COLUMNAR TREES UNDERGROUND PARKING FOOTPRINT SCREEN PLANTING BETWEEN PARKING AND PROPERTY LINE, TYP. 18" HIGH COR PLANTER WAL DECORATIVE METAL PANEL ON GARAGE, TYP. TOP OF PLANTER WALLS 18" FROM FINISHED GRADE, LEVEL, TYP. ACCENT TREES IN PARKING LOT PLANTERS 6' HIGH REDWOOD FENCE AT EAST PROPERTY LINE EXISTING TREE TO REMAIN, TYP. SEE TREE PROTECTION DETAIL ON L-4 RETAINING WALL, SEE CIVIL DRAWINGS BOLLARD LIGHT, TYP. ACCENT TREES AT ENTRY S EATWALLS TOP OF WALL 18" FROM FINISHED GRADE, TYP. DARK COLORED CONCRETE, TYP. TABLES AND CHAIRS, TYP. LIGHT COLORED CONCRETE, TYP. REDWOOD DECK AND PATIO SEATING AREA , SEE L-4 FOR SECTION A -A' BUILT-IN REDWOOD BENCH AT DECK WITH CABLE RAILING, SEE DETAIL 2, L-4 TRAILING SHRUBS AT CORTEN PLANTER WALL 5' HIGH CORTEN PLANTER WALL SHADE TREES TO MATCH EXISTING EXISTING TREES TO REMAIN, SEE TREE PROTECTION DETAIL L-4 TW 5'-0" FROM FG OF SURFACE PARKING LOT ARKI JG LC LAN T R, SI SECTI N B- FOR ALL LANDSCAPE ELEVATIONS, BOTTOM OF WALL IS FINISHED GRADE OR FROM THE SURFACE OF THE PARKING LOT. *SEE L-2 FOR TREES TO PRESERVE AND REMOVE *SEE L-3 FOR PLANTING LIST AND LEGEND *SEE L-4 FOR SITE FURNISHINGS *SEE L-5 FOR LANDSCAPE LIGHTING NATURAL MULCH KEPT UNDER EXISTING TREES, TYP. PARKWAY PLANTING STREET TREE NATURAL MULCH KEPT UNDER EXISTING TREES, TYP. SCREEN PLANTING ON PARKING EDGE TRASH ENCLO (1" D m goi— Z m PEDESTRIAN CONCRETE PAVING PROPERTY LINE RAI L EXISTING TREES TO REMAIN, TYP. SEE DETAIL L-4 STEPPED CORTEN PLANTER WALL, WALLS APPROX. 2'-4" HIGH. SEE L-4 FOR IMAGE DECORATIVE CORTEN PANEL AT GARAGE ENTRY PEDESTRIAN CONCRETE PAVING, TYP. TRELLIS, SEE ARCHITECTURAL DRAWINGS ACCENT TREES AT GARAGE ENTRY VINES, TYP. BIORETENTION PLANTING BIORETENTION, TYP. SEE CIVIL DRAWINGS 'STOP" 0 10' 20' 40' 2" STUDIO T SQUARE : Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 (510) 451 - 2850 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2010. a) U 0 co W 0 a) U Winchester Blvd. and Shelburne Way, Los Gatos, CA GATES +ASSOCIATES LANDSCAPE ARCHITECTURE LAND PLANNING • URBAN DESIGN 2671 CROW CANYON ROAD, CALIFORNIA 94583 T 925.736.8176 www.dgates.com a) 0 0 a) 734 The Alameda San Jose, California Qk + Tj+I.,• LANDSCAPE LAYOUT PLAN Job No. Date: Scale: Drawn By: P4724 08/01/2016 1"=20 JK Sheet No: L- I 0 0 J cc W N W Z 0 0 0 v N n a_ a 0 m cc W rn W U a Z ,o 3N V) .O 00 N 0 Q a a 2 F- Q O a a 380 4g A 38.85 VWJNI C �-I ESTER BOULEVARD,,, 2pl Ci J 0) W o -9N 01 654 CO 0 x .Cv Cv 10 00 Z 0 D r r > II w r 00 II W W O J pc) W O co TREE TO BE REMOVED, TYP. SG 8L'= I IVM dO1 U0 DD oo D0r °0) ( • -w I ® D \ #29 -- r -J oo > II + D rw II cn 00 w co `o O O A CO F • #30 LEGEND 497 S> X 1 EXISTING TREE TO REMAIN TREE TO BE REMOVED 1 r W v°a 0 J 0 DI 0 00 3j 32 3j 87 6 > -1 0 00 0 z -o © D © D 0>II w mr r — < U II `. II CO W N O CO C0 O 0 382 4n TREE TO REMAIN, TYP. co co0 a0 ON 3j 9S 7 0 0 0J YELLOW SOLID STRIPE YELLOW SOLID STRIPE DASHED WHITE STRIPE o co 12 (13 X42 oo 356.,15.3 cD 381..29 o o o 0 CI CO -51 6' WD FNC os 7- 7 0 0 co crl o 7 cn 0 CO CA IT CA co 23 7 9-70 so 576 oco co 0 CO 90 0 LO CA II, 03 co CO (361 EOP EOP os z zi o o z II co CA cn. .63 -n 413 ‘2 CA II CA CA 661 581 CO CA CO 111) ro 03 23 497 Ojo • cn 30.00' 0 10' 20' /17 >: M 3C AR ci 36, 40' TREE INVENTORY TREE NO. COMMON NAME BOTANICAL NAME TRUNK CIRCUMFERENCE PHYSICAL CONDITION REMOVED, OR PRUNED REASON FOR REMOVAL ICoast Live Oak Quercus agrifolia 15" Good Removed Construction 2 Coast Live Oak Quercus agrifolia 17,32 Fair Saved 3 Coast Live Oak Quercus agrifolia 17,26 Fair/Good Saved 4 California Black Walnut Juglans californica 6,7,8,9 Fair/Poor Removed Construction 5 London Plane Tree Platanus x acerifolia 7 Fair Removed Construction 6 California Black Walnut Juglans californica 5,6 Fair/Poor Removed Construction 7 London Plane Tree Platanus x acerifolia 7 Fair Removed Construction 8 Coast Live Oak Quercus agrifolia 7 Fair/Good Removed Construction 9 Coast Live Oak Quercus agrifolia 27 Fair/Good Saved I0 Holly Oak Quercus ilex 5,6,7 Fair/Good Removed Construction II Coast Live Oak Quercus agrifolia 7,10 Fair Removed Construction 12 Coast Live Oak Quercus agrifolia 25 Good Removed Construction 13 Coast Live Oak Quercus agrifolia 6 Fair/Good Removed Construction 14 London Plane Tree Platanus x acerifolia 7 F a i r Removed Construction 15 London Plane Tree Platanus x acerifolia 6 Fair Removed Construction 16 Coast Live Oak Quercus agrifolia 24 Good Saved 17 Coast Live Oak Quercus agrifolia 19 Fair/Good Saved 18 Coast Live Oak Quercus agrifolia 27 Good/Excellent Removed Construction 19 Lemon Bottlebrush Callistemon citrinus 6 Fair Removed Construction 20 Coast Live Oak Quercus agrifolia 5 Fair Removed Construction 21 Coast Live Oak Quercus agrifolia 11,13,18 Fair/Good Removed Construction 22 Coast Live Oak Quercus agrifolia I 2 Fair Saved 23 Coast Live Oak Quercus agrifolia 15 Fair Saved 24 Coast Live Oak Quercus agrifolia 16,14 Fair/Good Removed Construction 25 Coast Live Oak Quercus agrifolia 16 Fair/Good Saved 26 California Black Walnut Juglans californica 8 Poor Removed Construction 27 Coast Live Oak Quercus agrifolia 11 Fair/Poor Saved 28 California Black Walnut Juglans californica 11 Poor/Unacceptable Removed Construction 29 Coast Live Oak Quercus agrifolia 7 Fair Saved 30 Coast Live Oak Quercus agrifolia 9 Fair Saved 31 California Black Walnut Juglans californica 6 Poor/Unacceptable Removed Construction 32 California Black Walnut Juglans californica 6 Poor/Unacceptable Removed Construction 33 English Walnut Juglans regia 15 Fair Removed Construction 34 Coast Live Oak Quercus agrifolia 17 Good Removed Construction 35 California Black Walnut Juglans californica 25 Fair/Poor Removed Construction 36 California Black Walnut Juglans californica 19 Unacceptable Removed Construction 37 California Black Walnut Juglans californica 10 Fair Removed Construction 38 Unknown 18 Fair/Good Removed Construction 39 Coast Live Oak Quercus agrifolia 26 Fair/Good Removed Construction 41 Coast Live Oak Quercus agrifolia 25 Fair/Good Saved 42 Coast Live Oak Quercus agrifolia 22 Fair/Good Saved 43 Coast Live Oak Quercus agrifolia 12 Fair Removed Construction irr STUDIO T SQUARE . Architecture : Planning : Urban Design Oakland, California 94607 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2010. r+ASSOCIATES co Winchester Blvd. and Shelburne Way, Los Gatos, CA GATES LANDSCAPE ARCHITECTURE LAND PLANNING • URBAN DESIGN 2671 CROW CANYON ROAD, CALIFORNIA 94583 ey Oak Partners 734 The Alameda San Jose, California Sheet Title TREE PRESERVATION AND REMOVAL PLAN Job No. Date: Scale: Drawn By: P4724 08/01/2016 JK Sheet L-2 PLANT LIST 0 0 0 J a0 cc W W 0 z 0 to 0 0 0 0 5 N 0 co w W U z� 3N 00 co Li F- L o Qo D- d Symbol Botanical Name Common Name Size ACCENT TREES AM Arbutus x marina CO LA OE Cercis occidentalis Lagerstroemia 'Muskogee' Olea europaea wilsonii COLUMNAR TREES CB Carpinus betulus 'fastigiata' SHADE TREES QA Quercus agrifolia STREET TREE PA Platanus x acerifolia BARRIER PLANTING DV AA AG AS Dodonaea viscosa Agave attenuata Agave 'Blue Glow' Aloe 'Blue Elf SHRUBS, GRASSES, GROUNDCOVERS AH CE CP DC DV EF HA HS LS LE LL LC MA MC NP PS SM SC SC TC TF Anigozanthos hybrids 'Red Velvet' Carex 'evergold' Coleonema pulchellum Dianella'Clarity Blue' Dietes vegeta Euonymus fortunei 'Kewensis' Hakone 'Aureola' Helictotrichon sempervirens Lavatera spp. Leymus condensatus Lomandra longifolia'Nyalla' Loropetalum chinensis Mahonia repens Mahonia 'Caress' Nepeta spp. Pennisetum alopecuroides 'Hameln' Salvia microphylla 'Hot Lips' Salvia clevelandii Senecio mandraliscae Teucrium chamaedrys Teucrium fruticans BIORETENTION PLANTING CT Chondropetalum tectorum 'El Campo' CA Carex tumulicola DC Deschampsia cespitosa JP Juncus patens VINES GS LJ Gelsemium sempervirens Lonicera japonica 'aureoreticulata' Ej- NATURAL MULCH AND LEAF LITTER Strawberry Tree Western Redbud Muskogee Crape Myrtle Fruitless Olive European Hornbeam Coast Live Oak London Plane Tree Hopseed Fox Tail Agave Blue Glow Agave Aloe Kangaroo Paw Berkeley Sedge Breath of Heaven NCN Fortnight Lily Wintercreeper Japanese Forest Grass Blue Oat Grass Tree Mallow Canyon Prince Wildrye Mat Rush Fringe Flower Creeping Mahonia Dwarf Mahonia Catmint Dwarf Fountain Grass Hot Lips Sage Cleveland Sage Blue Chalk Sticks Wall Germander Bush Germander Cape Rush Berkeley Sedge Pacific Hairgrass California Grey Rush Carolina Jasmine Honeysuckle WATER USE RATING LEGEND: WUCOLS III CATEGORIES OF WATER NEEDS FROM: UNIVERSITY OF CALIF COOPERATIVE EXTENSION, CALIF DEPARTMENT OF WATER RESOURCES, U.S. BUREAU OF RECLAMATION H = HIGH M = MODERATE L = LOW VL = VERY LOW 24" Box 24" Box 24" Box 24" Box 24" Box 24" Box 24" Box I Gallon 5 Gallon 5 Gallon I Gallon I Gallon I Gallon I Gallon I Gallon 5 Gallon I Gallon I Gallon I Gallon I Gallon I Gallon I Gallon I Gallon I Gallon I Gallon I Gallon I Gallon I Gallon I Gallon 4" Pot I Gallon 5 Gallon Gallon Gallon Gallon Gallon Gallon Gallon WATER CONSERVATION STATEMENT Spacing AS SHOWN As Shown AS SHOWN AS SHOWN AS SHOWN AS SHOWN AS SHOWN 6'-0" o.c. 6'-0" o.c. 3'-0" o.c. 1'-6" o.c. 3'-0" o.c. 2'-0" o.c. 4'-0" o.c.. 2'-0" o.c. 3'-0" o.c. 2'-0" o.c. I'-6" o.c. 2'-0" o.c. 4'-0" o.c.. 3'-0" o.c.. 3'-6" o.c. 5'-0" o.c. 3'-6" o.c. 2'-6" o.c. 4'-0" o.c.. 3'-0" o.c.. 3'-0" o.c. 4'-0" o.c.. I'-6" o.c. 3'-0" o.c 4'-0" o.c. 3'-0" o.c. 1'-6" o.c. I'-6" o.c. 2'-0" o.c. as shown as shown I . THE PLANT LIST IS PRELIMINARY IN NATURE. SPECIES SHALL BE ADDED AND SUBTRACTED TO FULFILL THE DESIGN AND HORTICULTURAL REQUIREMENTS AS NECESSARY. 2. THE IRRIGATION SYSTEM SHALL BE DESIGNED WITH WATER CONSERVATION IN MIND WHILE ACHIEVING THE GOAL OF EFFECTIVELY AND EFFICIENTLY PROVIDING THE LANDSCAPE WITH WATER BY MEANS OF SPRAY IRRIGATION TO THE SHRUBS/GROUNDCOVER AREAS AND BUBBLERS TO THE TREES. 3. THE SPRAY SYSTEM SHALL BE TORO SPRAY HEADS WITH PRESSURE COMPENSATING NOZZLES IN A HEAD TO HEAD LAYOUT TO ACHIEVE AN EVEN LEVEL OF PRECIPITATION THROUGHOUT THE IRRIGATION SYSTEM. 4. A STATE-OF-THE-ART IRRIGATION CONTROLLER SHALL BE SPECIFIED FOR THIS PROJECT TO CONTROL THE WATER ALLOCATED TO EACH VALVE GROUPED PER INDIVIDUAL HYDROZONE (BASED ON PLANT TYPE AND EXPOSURE). TREES Water Use L VL L L M L L L L L L L L L L L M M L L L L L L L L L L L L L L L L L L L M Arbutus x marina Strawberry Tree Carpinus betulus 'Fastigiata' Cercis occidentalis European Hornbeam Western Redbud Lagerstroemia 'Muskogee' Crape Myrtle Quercus agrifolia Coast Live Oak Olea europaea wilsonii Fruitless Olive Platanus acerifolia London Plane Tree BARRIER PLANTING Dodonaea viscosa Hopseed Agave attenuata Fox Tail Agave Agave 'Blue Glow' Blue Glow Agave SHRUBS, GRASSES, GROUNDCOVERS Aloe 'Blue Elf Aloe Anigozanthos Kangaroo Paw Hakone 'Aureola' Japanese Forest Grass Mahonia repens Creeping Mahonia Teucrium chamaedrys Wall Germander Carex 'Evergold' Berkeley Sedge Helictotrichon sempervirens Cape Rush Mahonia 'Caress' Dwarf Mahonia Teucrium fruticans Bush Germander BIORETENTION PLANTING Coleonema pulchellum Breath of Heaven Lavatera Tree Mallow Nepeta spp. Catmint VINES Dianella 'Clarity' Dianella Leymus condensatus Canyon Prince Wildrye Pennisetum alopecuroides 'Hameln' Dwarf Fountain Grass Gelsemium sempervirens Carolina Jasmine Dietes vegeta Fortnight Lily Lomandra longi folia 'Nyalla' Mat Rush Salvia clevelandii Cleveland Sage Lonicera japonica 'Aureoreticulata' Honeysuckle Chondropetalum techtorum Cape Rush Carex tumulicola Carex tumulicola Deschampsia cespitosa Pacific Hairgrass Juncus patens California Gray Rush Euonymus fortunei 'Kewensis' Wintercreeper Loropetalum chinensis Fringe Flower Senecio mandraliscae Blue Fingers STUDIO T SQUARE : Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2010. a) U_ 0 m 0 U) a) U Winchester Blvd. and Shelburne Way, Los Gatos, CA GATES +ASSOCIATES LANDSCAPE ARCHITECTURE LAND PLANNING • URBAN DESIGN 2671 CROW CANYON ROAD, CALIFORNIA 94583 T 925.736.8176 www.dgates.com ey Oak Partners 734 The Alameda San Jose, California �hr -f T+I I.• PLANT LIST AND PLANT PALETTE Job No. Date: Scale: Drawn By: JK P4724 08/01/2016 Sheet No: L_3 0 0 J co cc W H- U z 0 0 0 0 g O_ 0 CO w W H- tn W U z �n 3N 00 co Li oQ =H- QoCL SITE FURNISHINGS Stepped Corten Planter Wall Deck with Tree Cutouts CABLE RAILING ON BENCH BENCH SEAT BACK BENCH SUPPORT POLE/PIER WOOD FACADE AROUND DECK, 1/8 GAP BETWEEN BOARDS G 111:. 1Js, PLANTING CURB PARKING SPACE ± 378, S.C.D. DECK AROUND TREE Laser Cut Corten Planter Built-in Benches TREE PRESERVATION NOTES FOR TREE #I7: I . WOOD FACADE AROUND DECK TO BE BUILT WITH 1/8" GAP BETWEEN SLATS TO ALLOW FOR RAINFALL TO REACH TREE ROOTS 2. AS MUCH NATURAL LEAF LITTER TO REMAIN WITHIN DRIPLINE 3. MULCH UNDER TREE CANOPY _1I± 382, S.C.D. EXISTING OAK TREE TO REMAIN FG LOW CONCRETE PLANTER PEDESTRIAN CONCRETE PAVING RETAINING WALL, SEE CIVIL DRAWINGS SCALE: 3/16" = 1'-0" Decorative Metal Panel Cable Railing Tables and Chairs Pedestrian Concrete Colored Paving TREE SHRUB PLANTING, TYP. RAISED CONCRETE PLANTER CURB, TYP 12'-8" 5'-4" PARKING LOT PLANTER SCALE: 3/8" = I'-0" TREE PROTECTION NOTES: Concrete Seatwall 6' HIGH REDWOOD FENCE I. PRIOR TO INITIATING ANY CONSTRUCTION ACTIVITY IN THE AREA, INCLUDING GRADING, TEMPORARY PROTECTIVE FENCING SHALL BE INSTALLED AT EACH SITE TREE. FENCING SHALL BE LOCATED AT OR BEYOND THE CANOPY DRIP LINE SO THAT 100% OF THE DRIP LINE WILL BE PROTECTED BY FENCING. TO REDUCE SOIL COMPACTION FROM EQUIPMENT. ERECT STORY POSTS PER ARBORIST REPORT PRIOR TO PRUNING. 2. THE CONTRACTOR IS REQUIRED TO WATER, FERTILIZE AND ATTEND TO OTHER MAINTENANCE NEEDS OF EXISTING TREES AS NEEDED PER ARBORIST'S RECOMMENDATIONS TO MAINTAIN HEALTHY GROWTH THROUGHOUT THE CONSTRUCTION PERIOD. SIX FEET DIAMETER, MINIMUM, BY SIX INCH TALL EARTH BERMS SHALL BE CONSTRUCTED AT THE BASE OF EACH TREE TO FUNCTION AS TEMPORARY WATERING BASINS DURING THE CONSTRUCTION PERIOD. TREES SHALL BE WATERED ACCORDING TO WEATHER AND TREE REQUIREMENTS. APPROVED MULCH OF I-2 INCH SIZED WOOD CHIPS SHALL BE PLACED AT A DEPTH OF 4 INCHES WHERE NO EXCAVATION IS TO OCCUR IN THE VICINITY OF THE TREES TO BE PROTECTED. 3. LOW HANGING LIMBS OF SAVED TREES SHALL BE PRUNED PRIOR TO GRADING, OR ANY EQUIPMENT MOBILIZATION ON SITE. THE PURPOSE OF THIS REQUIREMENT IS TO AVOID TEARING LIMBS BY HEAVY EQUIPMENT 4. THIS FENCING SHALL SERVE AS A BARRIER TO PREVENT DRIP LINE ENCROACHMENT OF ANY TYPE OF CONSTRUCTION ACTIVITIES AND EQUIPMENT. NO OILS,. GAS, CHEMICALS, LIQUID WASTE, SOLID WASTE CONSTRUCTION MACHINERY OR CONSTRUCTION MATERIALS SHALL BE STORED OR ALLOWED TO STAND FOR ANY PERIOD OF TIME WITHIN THE DRIP LINE OF THE TREE. FURTHER, NO ONE SHALL ENTER THE FENCE PERIMETER FOR ANY REASON EXCEPT FOR THE PURPOSE OF MONITORING THE HEALTH OF THE TREE. ACCIDENTAL DAMAGE TO BARK, ROOT CROWN, OR LIMBS MAY INCREASE POTENTIAL FOR FUTURE DECLINE. 5. A TREE PROTECTION ZONE SIGN SHALL BE POSTED AT EACH TREE INDICATING THE PURPOSE OF THE FENCING. 6. RETAIN EXISTING NATURLA LEAF AND TWIG LITTER UNDERNEATH THE CAOPY OF TREES TO REMAIN, THE NATURAL MULCH SHOULD ONLY BE REMOVED IN THE LOCATION OF IMPROVEMENTS. EXISTING TREE TO REMAIN DRIP LINE 4' SNOW FENCING STEEL STAKE, 6'-0"O.C. MAX r1 I-111- —fT - 11- —1114 EXTEND FENCING PERIMETER BY 50% BEYOND THE DRIPLINE OF MATURE SPECIMEN OAKS WHERE POSSIBLE. Plan Elevation EXISTING TREE PROTECTIVE FENCING SCALE: 1/4" = I'-0" STUDIO T SQUARE Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED, COPYRIGHT 2010. Winchester Blvd. and Shelburne Way, Los Gatos. CA GATES +ASSOCIATES LANDSCAPE ARCHITECTURE LAND PLANNING • URBAN DESIGN 2671 CROW CANYON ROAD, CALIFORNIA 94583 T 925,736.8176 www.dgates.com CL 0 a) co 734 The Alameda San Jose, California Qhpc+ T;+Ip SITE FURNISHINGS Job No. Date: Scale: Drawn By: JK P4724 08/01/2016 Sheet No: L_4 WINCHESTER BOULEVARD EXISTING WALL TO REMAIN SCREEN PLANTING DECORATIVE METAL PANEL FENCE ON GARAGE TO SCREEN HEADLIGHTS LIGHTING LEGEND BOLLARD LIGHT PARKING LOT LIGHT UPLIGHT • WALL MOUNTED LIGHTBAR PARKING LOT LIGHTING, TYP. LIGHTING IMAGES SCREEN PLANTING METAL PANEL FENCE TO BLOCK HEADLIGHTS BOLLARD LIGHT, TYP. BOLLARD LIGHT, TYP. Bollard Light MFR: Landscape Forms Model: Multiplicity Parking Lot Light MFR: McGraw -Edison Model: Galleon LED area and roadway luminaire 70 CRI, 4000K, IA Lightsquares and spill light eliminator optics with house side shield Wall -mounted Niche Light MFR: Cooper Model: Impact Elite Luminaire Lightbar tr) 0 10' 20' 40' STUDIO T SQUARE : Architecture : Planning : Urban Design 304 12th Street, Suite 2A Oakland, California 94607 (510) 451 - 2850 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED. COPYRIGHT 2010. Winchester Blvd. and Shelburne Way, Los Gatos, CA GATES +ASSOCIATES LANDSCAPE ARCHITECTURE LAND PLANNING • URBAN DESIGN 2671 CROW CANYON ROAD, CALIFORNIA 94583 T 925.736,8176 www.dgates.com a) mac+ co 0 co 0 W co 734 The Alameda San Jose, California Ti+1l,• LANDSCAPE LIGHTING Job No. Date: Scale: Drawn By: P4724 08/01/2016 1 "=20 JK Sheet No: L_5 SU B T E R R A N E A N G A R A G E 8 7 P A R K I N G WI N C H E S T E R B L V D FA N 2 5 ' - 0 " 32 ' 64' 16 ' +383' +3 6 4 . 5 ' +3 6 4 . 5 ' 4. 4 % +3 6 9 ' UP TR A S H 10 % 10% ME C H UP +3 6 5 ' +374.2' 1 0 % 1 0 % 1 8 % 20 ' - 0 " S E T B A C K 2 0 ' - 0 " ST O R A G E / M E C H 25 ' - 0 " 1 5 ' - 1 1 " UP +3 7 9 ' SE T B A C K 10 ' - 0 " 36 ME C H ME C H 10 ' - 0 " CO N T I N U O U S C U R B CO N T I N U O U S C U R B ME T E R RO O M A A2 . 0 B A2 . 0 SHELBURNE WAY BI K E S T O R A G E ON E W A Y SP E E D R A M P +3 8 1 ' 7 ' - 6 " 2 9 ' - 1 1 " 20'-6" 1' - 0 " 9' - 0 " 1 8 ' - 0 " T Y P . V A N A C C E S S I B L E +372.1' 18 % 13 % 5' - 0 " 2 5 ' - 0 " 8' - 6 " T Y P . SA F E T Y R A I L I N G 2 0 ' - 0 " Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California A1.0BUILDING PLAN SUBTERRANEAN LEVEL 1/16” = 1’-0” 41 P A R K I N G GR O U N D L E V E L 1 5 , 0 7 5 S F +3 8 1 ' +3 7 5 ' 2 0 ' - 0 " UP LO B B Y R E C E P T I O N WI N C H E S T E R B L V D SHELBURNE WAY VAN ACCESSIBLE +383' 8 ' - 6 " T Y P . 18 ' - 0 " T Y P . 25 ' - 0 " +378' 32 ' 64' 16 ' EL E V A T O R L O B B Y +3 7 5 ' DN UP 4 . 9 % +3 7 5 . 2 ' TU R N A R O U N D AR E A ± 6 9 ' ± 7 8 ' 3 0 " x 4 8 " C L E A R S P A C E W M 30 " x 4 8 " CL E A R SP A C E SH O W E R SH O W E R S E T B A C K +3 8 2 ' +3 8 2 ' +3 8 2 ' TR A S H 12 8 ' - 4 " 22 ' - 1 " 2 9 ' - 1 0 " 51 ' - 0 " 5 0 ' - 6 " 17 3 ' - 4 " 17 ' - 4 " 2 5 ' - 0 " +3 7 9 ' SE T B A C K 10 ' - 0 " DN FA N V E N T PL A N T E R S BA S E M E N T B E L O W 6' - 4 " 30 " x 4 8 " CL E A R SP A C E CO N T I N U O U S CU R B A A2 . 0 B A2 . 0 TR E L L I S IM P E R M E A B L E RO O F O V E R TR A S H 5 . 8 % SI T E ( G R O S S ) : 1 . 3 1 A C R E OF F I C E ( G R O S S ) : 3 0 , 0 7 0 S F PA R K I N G R E Q ' D : 1 2 8 C A R S PA R K I N G P R V ' D : 1 2 8 C A R S CO V E R A G E : 2 6 . 5 % ( 4 0 % M A X ) 9 ' - 6 " 8' - 6 " T Y P . 1 8 ' - 0 " T Y P . 2 9 ' - 1 1 " 20'-6" +3 7 9 . 6 ' 20 1 ' - 5 " 9' - 0 " 8' - 0 " UP 5 4 ' - 1 " 4 ' - 0 " 1 2 ' - 0 " Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California A1.1BUILDING PLAN GROUND LEVEL 1/16” = 1’-0” 2N D L E V E L O F F I C E 1 4 , 9 9 5 S F OP E N T O BE L O W WI N C H E S T E R B L V D SHELBURNE WAY 32 ' 64' 16 ' +3 9 5 ' DE C K 8 3 ' - 1 1 " 20 1 ' - 5 " 7 5 ' - 8 " 20 2 ' - 6 " 3 0 " x 4 8 " C L E A R S P A C E W M 30 " x 4 8 " CL E A R SP A C E SH O W E R SH O W E R 30 " x 4 8 " CL E A R SP A C E A A2 . 0 B A2 . 0 DN DN Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California A1.2BUILDING PLAN SECOND LEVEL 1/16” = 1’-0” WI N C H E S T E R B L V D 32 ' SHELBURNE WAY 64' 16 ' 35 ' - 2 " 15 ' - 1 0 " 84 ' - 8 " 15 ' - 1 0 " ME C H / H V A C ME C H / H V A C 3 : 1 2 P I T C H 3 : 1 2 P I T C H 3 : 1 2 P I T C H 1 : 1 2 P I T C H 2 ' - 0 " 5 9 ' - 0 " 17 0 ' - 4 " 1 9 ' - 8 " 8'-6" 2 ' - 3 " ME C H / H V A C 9' - 4 " 22 ' - 1 0 " SK Y L I G H T A B V . +3 7 5 ' +3 7 5 ' +3 8 2 ' +3 7 9 ' +3 7 8 ' +383' 51 ' - 0 " 30'-10"47'-10" +3 8 1 ' B A A2 . 0 A2 . 0 Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California A1.3BUILDING ROOF PLAN 1/16” = 1’-0” Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California A2.0SITE SECTION 3/32” = 1’-0” DR I V E W A Y ME T A L T R E L L I S PL A N T E R ME T A L R O O F ME T A L F R A M E G A T E WI T H W O O D A C C E N T CM U W A L L 6 ' - 0 " 2 ' - 1 0 " 20 ' - 0 " 1:12 PITCH ROOF METAL FRAME GATE WITH WOOD ACCENTMETAL ROOF CM U W A L L 6'-0" GU T T E R A N D DO W N S P O U T 10'-0"2'-10"1TRASH ENCLOSURE SECTION SCALE: 1/4" = 1' - 0"2TRASH ENCLOSURE SECTION SCALE: 1/4" = 1' - 0"Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California A3.0TRASH ENCLOSURE ELEVATION & SECTION 1/4” = 1’-0” East ElevationWest Elevation North Elevation So u t h E l e v a t i o n SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0” SC A L E : 1 / 1 6 ” = 1 ’ - 0 ” 21 3 4 Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California A4.0ELEVATIONS1/16” = 1’-0” Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California IM1.0PERSPECTIVE - VIEW FROM WINCHESTER Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California IM1.1PERSPECTIVE - VIEW FROM SHELBURNE LO S G A T O S L I B R A R Y NE I G H B O R I N G B U I L D I N G Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California IM1.2PERSPECTIVE - AERIAL VIEW Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California IM1.3PERSPECTIVE 65 4 2 1 OF F I C E E N T R Y AL U M I N U M W I T H C L E A R G L A S S WI N D O W AL U M I N U M A L L W E A T H E R RO O F ST A N D I N G S E A M M E T A L WALL WO O D - C O L O R E D S I D I N G WALL SMOOTH TROWELED PLASTER 7 3 CA N O P Y ME T A L WA L L ME T A L P A N E L S I D I N G 3 7 6 5 2 4 1 1 2 6 1 2 5 7 4 Valley Oak Partners Winchester Blvd. Office Winchester Blvd. and Shelburne Way, Los Gatos, CA Sheet Title:Scale:Job No.Drawn By:Date:Sheet No:15019 08/01/2016THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO STUDIO T-SQ, INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF STUDIO T-SQ., INC. ALL RIGHTS RESERVED,COPYRIGHT 2010.: Architecture : Planning : Urban Design : 304 12th Street, Suite 2A : Oakland, California 94607 : (510) 451 - 2850 734 The Alameda San Jose, California IM2.0MATERIALS AND COLORS 3/32” = 1’ - 0”