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10 Attachment 1 - August 9, 2023, Planning Commission Staff Report, with Exhibits 2 through 14
PREPARED BY: Jennifer Armer, AICP Planning Manager Reviewed by: Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 08/9/2023 ITEM NO: 3 DATE: August 4, 2023 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Approval for Demolition of One Existing Office and Four Residential Buildings, Construction of an Assisted Living and Memory Care Facility, Variance from the Maximum Height and Lot Coverage of the Zone, Merger of Four Lots Into One, and Removal of Large Protected Trees on Property Zoned O. Located at 15860-15894 Winchester Boulevard and 17484 Shelburne Way. APNs 529-11-013, -038, -039, and -040. Architecture and Site Application S-21-008, Conditional Use Permit Application U-21-010, Variance Application V-21-003, Subdivision Application M-22-008, and Mitigated Negative Declaration ND-22-001. An Initial Study and Mitigated Negative Declaration Have Been Prepared for This Project. Applicant/Property Owner: Green Valley Corp. d.b.a. Swenson. RECOMMENDATION: Denial. PROJECT DATA: General Plan Designation: Office Professional Zoning Designation: O (Office) Applicable Plans & Standards: General Plan, Commercial Design Guidelines Parcel Size: 1.3 acres (56,889 square feet) ATTACHMENT 1 PAGE 2 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 PROJECT DATA (continued): Surrounding Area: 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 less than significant level is recommended. FINDINGS: ▪ As required by CEQA for adopting the Mitigated Negative Declaration. ▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) except for the height and lot coverage variances requested. ▪ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures. ▪ As required by Section 29.20.170 of the Town Code for granting a Variance application. ▪ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit. ▪ As required by Section 66474 of the State Subdivision Map Act. ▪ That the proposed project is consistent with the Commercial Design Guidelines. 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. Existing Land Use General Plan Zoning North Residential, Office, and Commercial Office Professional O South Residential Medium Density Residential O East Commercial Service Commercial and Office Professional LM and O West Office Low Density Residential O PAGE 3 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 BACKGROUND: The subject site is the combination of four parcels forming an approximately 1.31-acre site at the intersection of Winchester Boulevard and Shelburne Way (Exhibit 2). The site is currently developed with three single-family residences; a single-family residential structure which is currently occupied by a commercial construction business; and multiple detached accessory structures for a total of nine structures on the site. The existing zoning is Office (O), and the General Plan land use designation is Office Professional. On October 17, 2017, Town Council approved a previously proposed office building on the site. The office building was not built and those previous approvals have now expired. Because of the extensive input from the public, Planning Commission, and Town Council during that previous planning permit review, the current applicants chose not to return to the Conceptual Development Advisory Committee for any review of the current proposal. An application has been filed by Jessie Bristow of Swenson Builders requesting approval for demolition of four residential buildings and associated detached structures, construction of an assisted living and memory care facility, variance from the maximum height and lot coverage for the zone, merger of four lots into one, and removal of large protected trees. A Draft Mitigated Negative Declaration (MND) for the project was prepared and circulated for a 20-day public review period from July 1, 2022, through July 21, 2022 (Exhibit 1). 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 proposing to demolish four existing residential buildings and remove large protected trees to construct a new three-story assisted living and memory care facility. The proposed project also includes a Variance for height and lot coverage and a lot merger of the four lots into one. C. Zoning Compliance An assisted living and memory care facility use is allowed as a conditional use in the O zone and requires approval of a Conditional Use Permit (CUP). Further analysis is provided in the Discussion section below. PAGE 4 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 DISCUSSION: A. Project Summary There are four existing parcels previously approved to be merged into a single 1.3-acre parcel. That planning approval expired, and so the current project includes a new subdivision application to allow for completion of that lot merger. The proposed project would create a new three-story assisted living and memory care facility totaling 81,633 square feet and consisting of 107 assisted living units and 18 memory care units, with 54 parking spaces (Exhibits 6 and 12). The proposed building has a front setback of 25 feet along Winchester Boulevard to the west; a streetside setback of 15 feet along Shelburne Way to the north; a side setback of between 13 feet nine inches bordering the multi-family residential to the south; and a rear setback of 20 feet bordering the veterinary hospital and residential to the east. The proposed 81,633-square foot assisted living and memory care building is proposed to be between 35 feet and 50 feet in height, stepping up with the slope of the lot and down toward the adjacent multi-family residential to the south. Materials would consist of sand textured stucco, stucco foam trim, metal railings, Tuscan style columns, and Spanish tile roof. The proposed building materials and colors are provided on Sheet A-6.1 of Exhibit 12. The proposed three-story assisted living and memory care building would include a porte- cochere feature at the entrance of the building. The ground floor would include a lobby/lounge area, reception desk area, activity room, wellness center, dining rooms, kitchen, and outdoor courtyards for shared use by the residents and their guests. The ground floor would also include staff offices, 14 assisted living units and 18 memory care units. Below the ground floor, the basement level would include a library, theater, laundry, staff lounge, staff offices, below grade parking garage, and 14 assisted living units. The second floor proposes 53 assisted living units, a lounge, a salon, and housekeeping space. The third floor proposes 26 assisted living units, a fitness room, a lounge, and an outdoor roof deck. B. Story Pole Exception On November 1, 2022, Town Council granted the applicant’s request for an exception to the Story Pole Policy to allow an alternative to standard story pole installation to illustrate and provide notice of the proposed project by allowing two rows of orange flags to be installed in place of the standard orange netting. PAGE 5 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 DISCUSSION (continued): On April 4, 2023, Town Council granted a second request from the applicant to allow a further exception to the Story Pole Policy to require large signage (but no larger than 32 square feet each) with bright colors that links to a video rendering and also informs residents that the current story poles may not be representative of the final project, with posted signage on each parcel, instead of the two rows of orange flags previously approved. The new requirements were completed prior to noticing for this hearing, including installation of four signs measuring approximately 4 feet by 8 feet, with color renderings of the proposed building. The video rendering is available for viewing online here: https://drive.google.com/open?id=1fJyzZYoRtT0SZynO_bkfnDLpiEl812rC&usp=drive_fs C. Zoning Permitted uses in the O 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 three-story assisted living and memory care facility which requires approval of a CUP in the O zone (Exhibit 5). The proposed project meets the required setbacks requirements for the O zone, but requests variances for lot coverage and height. The required and proposed setbacks in the O zone are described in the following table: Setback Required Proposed Front (Winchester Blvd) 25 feet 25 feet Street Side (Shelburne Way) 15 feet 15 feet Side 10 feet 13 feet 9 inches Rear 20 feet 20 feet The proposed lot coverage would be 50 percent of the site, which is consistent with the lot coverage for the Office Professional designation in the General Plan, that allows up to 50 percent lot coverage, but requires a variance because it does not comply with the more restrictive Office Zone, which limits lot coverage to 40 percent. The proposed height would be between 35 and 50 feet at different points across the site with the stepping down of the building design to respond to the slope of the lot and adjacent multi-family residential use (Exhibit 12, Sheets A-3.0 through A-4.6). Heights above 35 feet require a variance because the maximum allowed height in the Office Zone is 35 feet. The applicant has revised the project to reduce the extent of the height variance required by removing 10 assisted living units along the rear of the third story, as described PAGE 6 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 DISCUSSION (continued): in the Letter of Justification (Exhibit 7) and shown on Sheets A-3.0 and A-3.2 of the Development Plans (Exhibit 12). The area that exceeds the height limit is further illustrated on Sheets A-3.2 through A-3.5. D. Conditional Use Permit The proposed project includes a CUP application for a residential care facility use (assisted living and memory care). In order to grant approval of a CUP for the proposed use, the deciding body must make the following findings: 1. The proposed use of the property is essential or desirable to the public convenience or welfare; 2. The proposed use will not impair the integrity and character of the zone; 3. The proposed use would not be detrimental to public health, safety, or general welfare; and 4. The proposed use of the property is in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code. In regard to the first finding, the proposed use would be considered desirable in that the assisted living and memory care facility would provide necessary services and activities for seniors in the community. As required by finding two, the proposed application would not impair the integrity and character of the zone as the proposed residential care facility use would generate less traffic than an office use previously proposed for the site and meet the development standards of the zone except for the requested variances described below. In regard to the third finding, the proposed use would not be detrimental to public health, safety, or general welfare. In regard to the final finding, the proposed use would be in harmony with the General Plan and the purposes of the Town Code as addressed in Sections C and G of this report. A Market Study provided by the applicant is available as Exhibit 8. E. Variances The applicant is requesting a variance from Sections 29.60.105 and 29.60.110 of the Town Code, which limit building height to 35 feet and lot coverage to 40 percent. The applicant’s Letter of Justification (Exhibit 7) states that the use of the 50 percent lot coverage in the 2020 General Plan and heights above the 35-foot height limit for portions of the building away from Winchester Boulevard allow the project to be well laid out and PAGE 7 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 DISCUSSION (continued): include a reduced two-story southern wing in keeping with the adjacent residential character and direction given for the design of the previously approved office project. In regard to the lot coverage, the applicant provides examples of other properties that exceed the 40 percent lot coverage, and states that the project would adhere to the long term goals of the General Plan. In regard to the height, the applicant describes the project’s compliance to the height limit along Winchester Boulevard; the reduction in height of the southern wing; the sloped character of the site; the reduced portion of the building that would exceed the height limit; and the benefits to the architectural design and project sustainability of the roof forms proposed. Staff supports the the proposed use; however, staff cannot make the findings for granting of a variance. As required by Section 29.20.170 of the Town Code, the deciding body, on the basis of the evidence submitted at the hearing, may grant a variance if it finds that: (1) Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other properties in the vicinity and under identical zone; and (2) The granting of a variance would not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone which such property is situated. F. Design and Compatibility The Town’s Architectural Consultant reviewed the project regarding the architecture and neighborhood compatibility. The review (Exhibit 8) found that, “The project has much to admire and little or nothing to be concerned about. Some of the building details that contribute to its design unity and high quality of design include the following: • Wide roof overhangs with trim and exposed rafter tails. • Top floor color and trim that will work to reduce the visual mass of the building. • Inset balconies which strengthen the residential scale and character of the project. • Hip and shed roofs at the second level that break up the building’s visual mass. • Sensitive treatment of the loading bay on Shelburne Way. • Trellises and other high quality details that enhance the visual richness of the facades and residential scale and character of the building. PAGE 8 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 DISCUSSION (continued): • Design detailing and landscaping of the taller retaining walls on the north and south facades.” The Town’s Architectural Consultant did not recommend any changes. 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. G. General Plan The General Plan Land Use designation for the site is Office Professional. 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. In addition to maintaining neighborhood quality, the 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 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. (2020 General Plan) • Policy LU-6.5: The type, density, and intensity of new land use shall be consistent with that of the immediate neighborhood. (2020 General Plan) • Goal CD-1: Preserve and enhance Los Gatos’s character through exceptional community design. (2020 General Plan) • 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. (2020 General Plan) • Goal CD-2: To limit the intensity of new development to a level that is consistent with surrounding development and with the Town at large. (2020 General Plan) PAGE 9 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 DISCUSSION (continued): • Goal PFS-15: Encourage a wide variety of types of senior housing, including independent living, residential care facilities, and affordable housing within the Town. (2040 General Plan) • Goal PFS-16: Ensure safe environments for Los Gatos seniors. (2040 General Plan) H. Parking With 54 parking spaces provided on the site, the proposed project would be in excess of the Town Code parking regulations, which requires one parking space for each two and a half beds for a total of 50 parking spaces required. I. Traffic A Transportation Analysis was prepared for the Initial Study by TJKM (Exhibit 1, Appendix F). This analysis provided summaries of traffic impacts on the surrounding transportation systems and vehicle miles traveled (VMT) with the change in land use at the project site. This analysis concluded that the project impact on VMT would be less than significant, but also recommended a Transportation Demand Management Plan (TDM) be prepared, as described in Condition of Approval 91, Exhibit 4. The analysis also concluded that the proposed project is expected to generate 351 total daily trips, including 26 a.m. peak hour trips (16 in, 10 out) and 35 p.m. peak hour trips (16 in, 22 out), which is less than that projected for the office building previously approved on the project site (38 a.m. peak hour trips (32 in, 6 out) and 46 p.m. peak hour trips (2 in, 44 out)). The report determined that the buildout of the proposed project would not create any significant impacts that could not be mitigated to less than significant levels. The Mitigation Monitoring and Reporting Program (Exhibit 11) and Draft Conditions of Approval (Exhibit 4) include the recommended mitigation measures as conditions of approval. J. Trees The applicant’s Arborist conducted three site surveys and provided an arborist report dated February 10, 2021 (Exhibit 9). The Town’s Consulting Arborist conducted a peer review (Exhibit 10) and found that it contains the information required by ordinance. The project site contains 35 protected trees, including 7 trees that are street trees. 10 of the 35 protected trees surveyed are considered large protected trees. PAGE 10 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 DISCUSSION (continued): The project proposes to remove 26 protected trees, of which seven are considered to be large protected trees. All of the seven large protected trees to be removed are Coast Live Oaks (9, 12, 16, 18, 21, 24, and 39) of which three are in fair condition, three are in good condition, and one is in moderate condition. The seven large protected trees are proposed to be removed to accommodate the proposed building footprint, excavation, and parking area. The project proposes to retain a total of nine protected trees, of which three are along Shelburne Way and the other six are along the rear property line. Tree protection recommendations and replacement requirements are contained in Exhibits 9 and 10 and will be implemented by the applicant. The project landscape plan proposes 56 replacement trees to be planted in ground, and 20 to be planted on podium. Six replacement street trees are proposed along Winchester Boulevard. K. Environmental Review An Initial Study and Mitigated Negative Declaration (MND) (Exhibit 1) have been prepared for the project by the Town’s Environmental Consultant, Raney Planning & Management, Inc. (available online at http://www.losgatosca.gov/15860WinchesterBoulevard). The 20- day public review period began on July 1, 2022, and ended on July 21, 2022. The project will not result in a significant effect on the environment because mitigation measures have been added for Biological Resources; Cultural Resources; Geology and Soils; Greenhouse Gas Emissions; Hazards and Hazardous Materials; Noise; and Transportation, mitigating potential impacts to a less-than-significant level. The Mitigation Monitoring and Reporting Program is provided as Exhibit 11, and mitigation measures have been included as conditions of approval in Exhibit 4. PUBLIC COMMENTS: On November 1, 2022, Town Council granted the applicant’s request for an exception to the Story Pole Policy to allow an alternative to standard story pole installation to illustrate and provide notice of the proposed project by allowing two rows of orange flags to be installed in place of the standard orange netting. On April 4, 2023, Town Council granted a second request from the applicant to allow a further exception to the Story Pole Policy to require large signage (but no larger than 32 square feet each) with bright colors that links to a video rendering and also informs residents that the PAGE 11 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 PUBLIC COMMENTS (continued): current story poles may not be representative of the final project, with posted signage on each parcel, instead of the two rows of orange flags previously approved. The new requirements were completed prior to noticing for this hearing. The video rendering is available for viewing online here: https://drive.google.com/open?id=1fJyzZYoRtT0SZynO_bkfnDLpiEl812rC&usp=drive_fs Signage was installed on the site and written notice was sent to property owners and tenants within 300 feet of the subject property. Discussion of and response to public comments received throughout the project review process is included in the applicant’s Letter of Justification (Exhibit 7). Staff has included public comments received by 11:00 a.m., August 4, 2023, as Exhibit 13. CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site, CUP, Lot Merger, and Variance applications to allow demolition of the existing buildings onsite, construction of an assisted living and memory care facility, and remove large protected trees. The lot merger would merge four lots into one, and the variances requested are for maximum allowed height and lot coverage. The project is consistent with the Zoning (except for the variance requests), General Plan, and applicable Commercial Design Guidelines. B. Recommendation Based on the analysis above, staff recommends denial of the Architecture and Site, CUP, and Lot Merger applications because the findings for the variances requested can not be made. C. Alternatives Alternatively, the Commission can: 1. Approve the applications by taking the following actions: PAGE 12 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 CONCLUSION (continued): a. Adopt the Mitigated Negative Declaration (ND-22-001) and Mitigation Monitoring and Reporting Program (Exhibits 1 and 11); b. Make the finding that the project complies with the Commercial Design Guidelines (Exhibit 3); c. Make the required findings as required by Section 29.20.170 of the Town Code for granting a Variance (Exhibit 3); d. Make the findings as required by Section 29.20.190 of the Town Code for granting approval of a CUP (Exhibit 3); e. Make the required findings as required by Section 66474 of the Subdivision Map Act (Exhibit 3); f. Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 3); and g. Approve Architecture and Site Application S-21-008, Conditional Use Permit Application U-21-010, Variance Application V-21-003, and Subdivision Application M- 22-008 with the conditions contained in Exhibits 3 and 4 and the development plans in Exhibit 12. 2. Approve the applications with additional and/or modified conditions; or 3. Continue to the matter to a date certain with specific direction. EXHIBITS: Previously received under separate cover: 1. Mitigated Negative Declaration with Appendices A through F (available online at http://www.losgatosca.gov/15860WinchesterBoulevard) Received with this Staff Report: 2. Location Map 3. Required Findings 4. Draft Conditions of Approval for Architecture and Site, Variance, and Lot Merger 5. Draft Conditions of Approval for Conditional Use Permit 6. Project Description 7. Letter of Justification 8. Market Study 9. Town’s Consulting Architect Report 10. Applicant’s Arborist Report by Arbor Resources 11. Town's Consulting Arborist Peer Review by Monarch Consulting Arborists 12. Mitigation Monitoring and Reporting Program PAGE 13 OF 13 SUBJECT: 15860-15894 Winchester Boulevard and 17484 Shelburne Way/S-21-008, U-21- 010, M-22-008, V-21-003, and ND-22-001 August 4, 2023 EXHIBITS (continued): 13. Development Plans 14. Public comments received by 11:00 a.m., Friday, July 21, 2023 This Page Intentionally Left Blank UNIVERSITY AVWINCHESTER BLSHELBURNE WY BRUCE AV VIA SERENO N SANTA CRUZ AV15860-15894 Winchester Boulevard and 17484 Shelburne Way 0 0.250.125 Miles ° Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm) EXHIBIT 2 This Page Intentionally Left Blank PLANNING COMMISSION – August 9, 2023 REQUIRED FINDINGS & CONSIDERATIONS FOR: 15860-15894 Winchester Boulevard and 17484 Shelburne Way Architecture and Site Application S-21-008 Conditional Use Permit Application U-21-010 Variance Application V-21-003 Subdivision Application M-22-008 Mitigated Negative Declaration ND-22-001 Requesting Approval for Demolition of One Existing Office and Four Residential Buildings, Construction of an Assisted Living and Memory Care Facility, Variance from the Maximum Height and Lot Coverage of the Zone, Merger of Four Lots Into One, and Removal of Large Protected Trees on Property Zoned O. APN 529-11-013, -038, -039, and -040. APPLICANT/PROPERTY OWNER: Green Valley Corp. d.b.a. Swenson FINDINGS Required findings for CEQA: ■ An Initial Study and Mitigated Negative Declaration have been prepared for this project. It has been determined that this project will not have a significant impact on the environment with adoption of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program to mitigate potential impacts to a less than significant level. Required compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) except for the height and lot coverage variances requested. Required finding for the demolition of existing structures: ■ 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 maintained as the proposed project contains more dwelling units than the number of residential buildings proposed to be demolished. 2. The existing structures have no architectural or historical significance. 3. The property owner does not desire to maintain the structures as they exist. 4. The economic utility of the structures is diminished because of age. EXHIBIT 3 Required findings for granting a Variance application: ■ As required by Section 29.20.170 of the Town Code for granting a Variance application: (1) Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other properties in the vicinity and under identical zone; and (2) The granting of a variance does not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone which such property is situated. Required Findings for a Conditional Use Permit: ■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: 1. The proposed uses of the property are essential or desirable to the public convenience or welfare in that the assisted living and memory care facility would provide necessary services and activities for seniors in the community; 2. The proposed uses will not impair the integrity and character of the zone as the proposed residential care facility use would generate less traffic than an office use previously proposed for the site and meet the development standards of the zone except for the requested variances described below; 3. The proposed uses would not be detrimental to public health, safety or general welfare; and 4. The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of this chapter. Required findings to deny a Subdivision application: ■ As required by Section 66474 of the State Subdivision Map Act the map shall be denied if any of the following findings are made: None of the findings could be made to deny the parcel map application. Instead, the Planning Commission makes the following affirmative findings: a. That the proposed map is consistent with all elements of the General Plan. b. That the design and improvement of the proposed subdivision is consistent with all elements of the General Plan. c. That the site is physically suitable for the type of development. d. That the site is physically suitable for the proposed density of development. e. That the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. f. That the design of the subdivision and type of improvements is not likely to cause serious public health problems. g. That the design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Commercial Design Guidelines: ■ The proposed building is consistent with applicable provisions of the Commercial Design Guidelines. CONSIDERATIONS Considerations in review of Architecture and Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. This Page Intentionally Left Blank PLANNING COMMISSION – August 9, 2023 CONDITIONS OF APPROVAL 15860-15894 Winchester Boulevard and 17484 Shelburne Way Architecture and Site Application S-21-008 Variance Application V-21-003 Subdivision Application M-22-008 Mitigated Negative Declaration ND-22-001 Requesting Approval for Demolition of One Existing Office and Four Residential Buildings, Construction of an Assisted Living and Memory Care Facility, Variance from the Maximum Height and Lot Coverage of the Zone, Merger of Four Lots Into One, and Removal of Large Protected Trees on Property Zoned O. APN 529-11-013, -038, -039, and -040. An Initial Study and Mitigated Negative Declaration Have Been Prepared for This Project. APPLICANT/PROPERTY OWNER: Green Valley Corp. d.b.a. Swenson 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 and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC, or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department must be obtained prior to any changes to existing signs or installation of new signs. 4. 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. 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. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 7. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. 8. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report and Arborist’s Peer Review for the project, on file in the Community Development Department. These recommendations must be incorporated in the building permit plans and completed prior to issuance of a building permit where applicable. EXHIBIT 4 9. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan, 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. 12. ROOFTOP EQUIPMENT: Any new or modified roof mounted equipment shall be fully screened and painted to match the roof material prior to issuance of an occupancy permit. 13. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 14. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and employees from and against any claim, action, or proceeding (including without limitation any appeal or petition for review thereof) against the Town or its agents, officers or employees related to an approval of the Project, including without limitation any related application, permit, certification, condition, environmental determination, other approval, compliance or failure to comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost and expense. Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses (including, without limitation, staff time and in-house attorney’s fees on a fully-loaded basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town upon demand any Costs incurred by the Town. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in such Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and expense. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in processing methods shall alter the applicant’s indemnity obligation. Per Government Code Section 66474.9, Applicant’s indemnification obligation with respect to any Challenge concerning a subdivision (tentative, parcel, or final map application or approval) shall be limited to actions brought within the time period provided for in Government Code Section 66499.37, unless such time period is extended for any reason. The Town shall promptly notify Applicant of any such claim, action, or proceeding and shall cooperate fully in the defense. 15. COMPLIANCE MEMORANDUM: A memorandum, in compliance with standard Town practice, shall be prepared and submitted with the building permit detailing how the conditions of approval will be addressed. ENVIRONMENTAL REVIEW MITIGATION MEASURE CONDITIONS: 16. Mitigation Measure IV-1: A pre-construction survey for nesting birds shall be conducted by a qualified biologist within a 250-foot buffer around the project site boundaries, if feasible, not more than three days prior to site disturbance during the breeding season (February 1st to August 31st). If site disturbance commences outside the breeding season, a pre- construction survey for nesting birds is not required. Survey results shall be submitted to the Town of Los Gatos Community Development Department. If active nests of migratory birds are not detected within approximately 250 feet of the project site, further mitigation is not required. If nesting birds are detected, the applicant shall implement Mitigation Measure IV-2. 17. Mitigation Measure IV-2: If nesting raptors or other migratory birds are detected on or adjacent to the site during the survey, an appropriate construction-free buffer shall be established around all active nests. Actual size of buffer would be determined by the project biologist, and would depend on species, topography, and type of activity that would occur in the vicinity of the nest. Typical buffers are 25 feet for non-raptors and up to 250 feet for raptors. The project buffer shall be monitored periodically by the project biologist to ensure compliance. After the nesting is completed, as determined by the biologist, the buffer shall no longer be required. Buffers shall remain in place for the duration of the breeding season or until a qualified biologist has confirmed that all chicks have fledged and are independent of their parents. Proof of compliance with this Mitigation Measure shall be provided to the Town of Los Gatos Community Development Department prior to recommencing construction within the buffer area. 18. Mitigation Measure IV-3: 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. If the trees proposed for removal are found to be in good condition, and the tree removal permit is granted primarily for the convenience of the applicant, then the full cost and responsibility of such removal shall be borne by the applicant including planting of replacement trees. Where replanting is impractical or infeasible, the property owner may pay an in-lieu fee in an amount approved by the Town Council. New trees planted on site shall have a trunk diameter of more than 1.5 inches. The above noted requirements shall be completed to the satisfaction of the Town of Los Gatos Parks and Public Works Department. 19. Mitigation Measure IV-4: The project applicant shall comply with all recommendations included in the Arborist Report prepared for the proposed project by Arborist Resources (2021) to ensure that tree protection measures are incorporated into the project design and construction. Recommended tree protection measures include, but are not limited to, establishing tree protection zones (TPZs) and setbacks for each protected tree; installing tree protection fencing around each TPZ which would include warning signs stating, “WARNING - Tree Protection Zone - this fence shall not be removed and is subject to penalty according to Town Code 29.10.1025”; avoiding damaging or cutting roots with a diameter of two or more inches; avoiding the use of herbicides; establishing staging, cleanout areas, and all routes of access beyond unpaved areas beneath tree canopies; and conducting a site meeting with the general contractor and project arborist several weeks or months prior to demolition for the purpose of reviewing all tree protection measures. All relevant recommendations included in the Arborist Report shall be noted on project Improvement Plans. Compliance with the recommended tree protection measures shall be monitored by the Town of Los Gatos Parks and Public Works Department and a qualified arborist. 20. Mitigation Measure V-1: If historic or archeological resources are encountered during subsurface excavation activities, all construction activities within a 100-foot radius of the resource shall cease until a qualified archaeologist determines whether the resource requires further study. The Town shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate California Department of Parks and Recreation forms and evaluated for significance in terms of California Environmental Quality Act (CEQA) criteria by a qualified archaeologist. Potentially significant cultural resources consist of, but are not limited to, stone, bone, fossils, wood, or shell artifacts or features, including hearths, structural remains, or historic dumpsites. If the resource is determined to be significant under CEQA, the Town and a qualified archaeologist shall determine whether preservation in place is feasible. Such preservation in place is the preferred mitigation. If such preservation is infeasible, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan for the resource. The archaeologist shall also conduct appropriate technical analyses, prepare a comprehensive written report and file it with the appropriate information center (California Historical Resources Information System), and provide for the permanent curation of the recovered materials. 21. Mitigation Measure V-2: If human remains, or remains that are potentially human, are found during construction, all work shall be halted immediately within 200 feet, and a professional archeologist shall ensure reasonable protection measures are taken to protect the discovery from disturbance. The archaeologist shall notify the Contra Costa County Coroner (per §7050.5 of the State Health and Safety Code). The provisions of §7050.5 of the California Health and Safety Code, §5097.98 of the California Public Resources Code, and Assembly Bill 2641 will be implemented. If the Coroner determines the remains are Native American and not the result of a crime scene, then the Coroner will notify the Native American Heritage Commission (NAHC), which then will designate a Native American Most Likely Descendant (MLD) for the project (§5097.98 of the Public Resources Code). The designated MLD will have 48 hours from the time access to the property is granted to make recommendations concerning treatment of the remains. If the applicant does not agree with the recommendations of the MLD, the NAHC can mediate (§5097.94 of the Public Resources Code). If an agreement is not reached, the qualified archaeologist or MLD must rebury the remains where they will not be further disturbed (§5097.98 of the Public Resources Code). This will also include either recording the site with the NAHC or the appropriate Information Center, using an open space or conservation zoning designation or easement, or recording a reinternment document with the county in which the property is located (AB 2641). Work cannot resume within the no-work radius until the lead agency, through consultation as appropriate, determines that the treatment measures have been completed to the Town’s satisfaction. 22. Mitigation Measure VII-1: The project applicant shall include all relevant 2019 CBSC standards, as recommended by the Design-Level Geotechnical Investigation prepared by Cornerstone Earth Group (2021) on all project improvement plans to ensure that the recommended standards for development of foundations, subsurface improvements, etc. are incorporated into the project design and construction. All project improvement plans shall be reviewed by a licensed engineer and approved by the Town of Los Gatos Community Development Department and the Town’s Engineer. 23. Mitigation Measure VIII-1: The following requirements shall be noted on project improvement plans, subject to review and approval by the Town of Los Gatos Community Development Department: • The proposed project shall be designed such that the project is built all-electric, and natural gas infrastructure shall be prohibited on-site; and • A minimum 10 electric vehicle (EV) capable parking spaces shall be included on-site, consistent with the Tier 2 CALGreen standards. 24. Mitigation Measure IX-1: Following demolition and prior to issuance of a grading permit, a sampling grid shall be superimposed across the site and discrete shallow samples shall be collected. The samples shall be tested for organochlorine pesticides to determine whether Regional Water Quality Control Board Environmental Screening Levels (ESLs) are exceeded in any samples. The applicant shall submit a report to the Parks and Public Works Department for review and approval that includes, but is not limited to, sampling activities performed, relevant ESLs for identified contaminants, summary of contaminated concentrations, and locations where ESLs are exceeded, if any. If ESLs are exceeded in on- site soils, the impacted areas shall be removed and properly disposed of under oversight by the Santa Clara County Department of Environmental Health (SCCDEH) prior to issuance of a grading permit; and proof of remediation under SCCDEH oversight shall be provided to the Town of Los Gatos Parks and Public Works Department prior to grading. For larger quantities of soils that are non-hazardous, subject to approval by the Town of Los Gatos Parks and Public Works Department, such soils may generally be placed under interior roads, parking areas, or buildings during normal grading operations, and verification of proper handling and disposal. 25. Mitigation Measure IX-2: Prior to issuance of a demolition permit for on-site structures, the project applicant shall consult with certified Asbestos and/or Lead Risk Assessors to complete an asbestos and lead survey. The completed asbestos and lead survey shall be submitted to the Town of Los Gatos Building Department for review and approval. If asbestos-containing materials or lead-containing materials are not discovered during the survey, further mitigation related to asbestos-containing materials or lead-containing materials shall not be required. If asbestos-containing materials and/or lead-containing materials are discovered by the survey, the project applicant shall prepare a work plan to demonstrate how the on-site asbestos-containing materials and/or lead-containing materials shall be removed in accordance with current California Occupational Health and Safety (Cal-OSHA) Administration regulations and disposed of in accordance with all CalEPA regulations, prior to the demolition and/or removal of the on-site structures. The plan shall include the requirement that work shall be conducted by a Cal-OSHA registered asbestos and lead abatement contractor in accordance with Title 8 CCR 1529 and Title 8 CCR 1532.1 regarding asbestos and lead training, engineering controls, and certifications. The applicant shall submit the work plan to the Town for review and approval. The Town has the right to defer the work plan to the SCCDEH for additional review. Materials containing more than one (1) percent asbestos that is friable are also subject to BAAQMD regulations. Removal of materials containing more than one (1) percent friable asbestos shall be completed in accordance with BAAQMD Section 11-2-303. 26. Mitigation Measure XIII-1: Prior to approval of demolition permits the following requirements shall be noted on project improvement plans, subject to review and approval by the Town of Los Gatos Community Development Department: • Operational and Situational Controls: o All work on-site shall be restricted to the hours of 8:00 AM to 8:00 PM Weekdays, and 9:00 AM to 7:00 PM weekends and Holidays, pursuant to the requirements of the Town of Los Gatos Noise Ordinance. o All exterior stationary equipment shall be kept at least 100 feet from neighboring property lines unless acoustically shielded. o Material deliveries shall not be allowed on Sundays or Federal Holidays. o Cranes shall be located at least 100 feet from any neighboring property line with the exception of cranes or lifts necessary to dismantle scaffolding. o Material movement along the east and south sides of the site shall be minimized. o Stockpiles shall be located adjacent to neighbors as much as possible to help shield people from on-site noise generation. o Music shall not be audible off-site. o Dirt berming and stockpiling materials shall occur whenever possible to reduce noise to sensitive receptor locations. o Mobile equipment such as haul trucks, and concrete trucks, shall be kept off of local streets near residences as much as possible. o Vehicle paths shall be graded smooth as rough roads and paths can cause significant noise and vibration from trucks (particularly empty trucks) rolling over rough surfaces. Loud bangs and ground-borne vibration can occur. • Interior Work: o For interior work, the windows of the interior spaces facing neighbors where work is being performed shall be kept closed while work is proceeding. o Noise generating equipment indoors shall be located within the building to use building elements as noise screens. • Equipment: o Earth Removal: Use scrapers as much as possible for earth removal, rather than the noisier loaders and hauling trucks. o Backfilling: Use a backhoe for backfilling, as it is quieter than either dozers or loaders. o Ground Preparation: Use a motor grader rather than a bulldozer for final grading. Wheeled heavy equipment is less noisy than track equipment. Use wheeled equipment rather than track equipment whenever possible, with the exception of work within the vibration distances shown in Table IV of the Noise Assessment Study. The soil conditions at the site indicate that wheeled equipment may generate higher levels of ground vibration than tracked equipment. Small, rubber tracked equipment, such as skid steers, would produce the lowest levels of noise and vibration o Building Construction: Nail guns shall be used where possible as they are less noisy than manual hammering. o Generators and Compressors: Use generators, compressors and pumps that are housed in acoustical enclosures rather than weather enclosures or none at all. o Use temporary power service from the utility company in lieu of generators wherever possible. o All stationary equipment shall be rated no higher than 85 dBA at 25 feet under the equipment’s most noisy condition. o Circular saws, miter/chop saws and radial arm saws shall be used no closer than 50 feet from any residential property line unless the saw is screened from view by any and all residences using an air-tight screen material of at least two pounds per sf surface weight, such as three-quarter-inch plywood. o Use electrically powered tools rather than pneumatic tools whenever possible. o Mitigation of the construction phase noise at the site can be accomplished by using quiet or "new technology" equipment. o The greatest potential for noise abatement of current equipment shall be the quieting of exhaust noises by use of improved mufflers. o All internal combustion engines used at the project site shall be equipped with a type of muffler recommended by the vehicle manufacturer. o All equipment shall be in good mechanical condition so as to minimize noise created by faulty or poorly maintained engines, drive-trains and other components. Worn, loose or unbalanced parts or components shall be maintained or replaced to minimize noise and vibration. o Use wheeled equipment rather than tracked equipment whenever possible. o Use the lowest vibration inducing equipment when within the distance limits shown in Table IV of the Noise Assessment Study. Small grading and earth moving equipment, such as “Bobcat” size equipment shall be used. • Noise Complaint Management: o The project applicant shall designate a noise complaint officer. The officer shall be available at all times during construction hours by both telephone and email. Signs shall be posted at site entries. o Notify, in writing, all residential and noise sensitive commercial neighbors within 300 feet of the site of construction. The notification shall contain the name, phone number, and email address of the noise complaint officer. A flyer may be placed at the doors of the residences. o A log of all complaints shall be maintained. The logs shall contain the name and address of the complainant, the date and time of the complaint, the nature/description of the noise source, a description of the remediation attempt or the reason remediation could not be attempted. 27. Mitigation Measure XVII-1: The following requirements shall be noted on project improvement plans, subject to review and approval by the Town of Los Gatos Parks and Public Works Department: • A minimum of one long term and three short term bicycle parking spaces shall be included on-site, consistent with the VTA Bicycle Technical Guidelines; and • A new crosswalk shall be installed to cross Shelburne Way at Winchester Boulevard. The crosswalk shall meet the standards of the Town of Los Gatos. 28. Mitigation Measure XVII-3: The following requirement shall be noted on project improvement plans, subject to review and approval by the Town of Los Gatos Parks and Public Works Department: • Red curbs shall be implemented adjacent to both sides of the project driveways to prohibit parking and ensure adequate sight distance. Building Division 29. PERMITS REQUIRED: A Demolition Permit is required for the demolition of each individual existing structure. A separate Building Permit is required for the construction of the new multi-story, multi-family dwelling structure. 30. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes. 31. LOCALLY ADOPTED REACH CODES: This project will be subject to the all-electric construction requirements as well as the Multifamily dwelling residential parking requirements pursuant to the California Green Building Standards Code as modified in Chapter 6, Article XII of the Town Code. 32. CONDITIONS OF APPROVAL: The Conditions of Approval must be included in full in 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. 33. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 34. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 35. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application from the Building Department. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed form to the Building Department with the Air District’s J# Certificate, PG&E verification, and 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. 36. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. 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. b. 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. c. 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. 37. 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. 38. SHORING: Shoring plans and calculations will be required for all excavations which exceed five (5) feet in depth or which remove lateral support from any existing building, adjacent property, or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall confirm to the Cal/OSHA regulations. a. 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: b. Building pad elevation c. Finish floor elevation d. Foundation corner locations e. Retaining wall(s) locations and elevations 39. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet. 40. 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. 41. 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. 42. 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. 43. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 44. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 45. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at ARC Blueprint for a fee or online at www.losgatosca.gov/building. 46. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Santa Clara County Environmental Health Department: (408) 918-3479 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. TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 47. 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. 48. APPROVAL: This application shall be completed in accordance with all the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 49. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website. RIGHT-OF-WAY CONDITIONS: 50. 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 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. 51. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Developer or their representative's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the Engineering Construction Inspector shall be completed before the issuance of a certificate of occupancy. The Developer or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 52. 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. 53. 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 any grading or building permits or the recordation of a map. Plans for the improvements must be approved by the Town prior to the issuance of any grading or building permits. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued unless otherwise allowed by the Town Engineer. a) Winchester Blvd: New curb, gutter, minimum 5-foot detached sidewalk, minimum 4- foot park strip, pavement, street lights, tie-in paving, signing striping, and 2-inch grind and overlay along the 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 pedestrian crosswalk crossing Shelburne Way at Winchester Boulevard as directed by Town Engineer. e) Class IV bike lanes along Winchester Boulevard frontage and Class III bike lanes along Shelburne Way frontages per the Town’s Bicycle and Pedestrian Master Plan. f) 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. 54. 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 any work that occurred without inspection. 55. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. GRADING PERMIT CONDITIONS: 56. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the commencement of plan check review. 57. GRADING PERMIT FEES: All fees associated with the grading permit shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the issuance of a grading permit. 58. 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). After the preceding Architecture and Site Application has been approved by the respective deciding body, the grading permit application (with grading plans and associated required materials and plan check fees) 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). Prior to Engineering signing off and closing out on the issued grading permit, the Developer’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department, located at 110 E. Main Street, is needed for grading within the building footprint. 59. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Developer’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 60. 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 Developer. 61. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits, whichever comes first, the Developer shall: a) design provisions for surface drainage; and b) design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and c) provide a recorded copy of any required easements to the Town. 62. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a grading permit/building permit. 63. 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. 64. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits, the general contractor shall: a) Along with the Developer, 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. 65. RETAINING WALLS: A building permit, issued by the Building Department, located at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. SUBDIVISIONS/MAPS: 66. GENERAL: The Developer shall comply with all Town, County, State and Federal laws and regulations applicable to this land division. No other proposed development is included in this particular application of the lot merger. Issuance of a lot merger will acknowledge the Town’s acceptance of the parcel as legally created in accordance with the Subdivision Map Act. Any subsequent development will be required to demonstrate compliance with the Town Development Standards and Codes. 67. LOT MERGER: A Lot Merger shall be recorded. Two (2) copies of the legal description for exterior boundary of the merged parcel and a map 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 documents shall be recorded prior to the issuance of any grading or building permits. 68. WEST VALLEY SANITATION DISTRICT: All sewer connection and treatment plant capacity fees shall be paid either immediately prior the issuance of a sewer connection permit, which ever event occurs first. Written confirmation of payment of these fees shall be provided prior to map recordation. GEOLOGICAL AND GEOLOGY: 69. SOILS REPORT: One electronic copy (PDF) 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. 70. 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. 71. SOILS REVIEW: Prior to Town approval of a development application, the Developer’s engineers shall prepare and submit a design-level geotechnical and geological investigation for review by the Town’s consultant, with costs borne by the Developer, and subsequent approval by the Town. The Developer’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 Developer’s soils engineer shall then be conveyed to the Town either by submitting a Plan Review Letter prior to issuance of grading or building permit(s). 72. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Developer’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 Developer’s soils engineer and submitted to the Town before a certificate of occupancy is granted. 73. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the Design-Level Geotechnical Investigation by Cornerstone Earth Group dated February 10, 2021, 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 Developer. IMPROVEMENT PLANS: 74. IMPROVEMENT AGREEMENT: The Developer shall enter into an agreement to construct public improvements in accordance with Town Code Section 24.40.020. The Developer shall supply suitable securities for all public improvements that are part of the development in a form acceptable to the Town in the amount of 100% performance and 100% labor and materials prior to the issuance of any encroachment, grading or building permit. The Developer shall provide two (2) copies of documents verifying the cost of the public improvements to the satisfaction of the Engineering Division of the Parks and Public Works Department. An electronic copy (PDF) of the executed agreement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any encroachment, grading or building permit. UTILITIES: 75. WATER METER: The existing water meters, currently located within the Winchester Blvd right-of-way, shall be relocated within the property in question, directly behind the public right-of-way line. The Developer shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 76. WVSD (West Valley Sanitation District): A Sanitary Sewer Clean-out is required for each property at the property line, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. 77. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate of Occupancy until all required improvements within the Town’s right-of-way have been completed and approved by the Town. 78. GREEN INFRASTRUCTURE MEASURES: Projects which propose work within the Town’s right- of-way, including but not limited to pavement restoration, street widening, construction of curb, gutter and/or sidewalk, right-of-way dedication, etc., will be evaluated by Staff to determine its potential for the implementation of Green Infrastructure measures and associated improvements. 79. FRONTAGE IMPROVEMENTS: The Developer shall be required to improve the project’s public frontage (right-of-way line to centerline and/or to limits per the direction of the Town Engineer) to current Town Standards. These improvements may include but not limited to curb, gutter, sidewalk, driveway approach(es), curb ramp(s), signs, pavement, raised pavement markers, thermoplastic pavement markings, storm drain facilities, traffic signal(s), street lighting (upgrade and/or repaint) etc. Plans for the improvements must be approved by the Town prior to the issuance of any grading or building permits. The improvements must be completed and accepted by the Town before the issuance of any grading or building permits unless otherwise allowed by the Town Engineer. 80. GREEN BICYCLE FACILITIES: The Developer shall install green bike lanes and bike boxes in directions of improved streets and intersections 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. 81. ADA COMPLIANCE: The Developer 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. 82. UNDERGROUND PARKING GARAGE DRAINAGE: Water from the underground parking garage shall not be discharged onto the public street. The Developer or their representative 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. 83. TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed subject to the following requirements: a) The Town standard “T” trench detail shall be used. b) A Town-approved colored controlled density backfill shall be used. c) All necessary utility trenches and related pavement cuts shall be consolidated to minimize the impacted area of the roadway. d) The total asphalt thickness shall be a minimum of three (3) inches, meet Town standards, or shall match the existing thickness, whichever is greater. The final lift shall be 1.5-inches of one-half (½) inch medium asphalt. The initial lift(s) shall be of three- quarter (¾) inch medium asphalt. e) The Contractor shall schedule a pre-paving meeting with the Town Engineering Construction Inspector the day the paving is to take place. f) A cape seal topping may be required by the construction inspector depending their assessment of the quality of the trench paving. If required, the cape seal shall extend the full width of the street and shall extend five (5) feet beyond the longitudinal limits of trenching. Cape seal materials shall be approved by the Town Engineering Construction Inspector prior to placement. All existing striping and pavement markings shall be replaced upon completion of cape seal operations. All pavement restorations shall be completed and approved by the Inspector before occupancy. 84. DRIVEWAY APPROACH: The Developer shall install a minimum of 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. 85. CURB RAMPS: The Developer shall construct two (2) curb ramps 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. 86. 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. TRAFFIC AND TRANSPORTATION: 87. FRONTAGE IMPROVEMENTS (TRAFFIC): The Developer shall construct improvements including and may not be limited to signage, striping, curb/gutter/sidewalk, ADA ramps, pedestrian crosswalk and street lights at project frontage as directed by the Town Engineer. Plans for the improvements must be approved by the Town prior to the issuance of any grading or building permits. The improvements must be completed and accepted by the Town before the issuance of any grading or building permits unless otherwise allowed by the Town Engineer. 88. FRONTAGE IMPROVEMENTS (STREET LIGHTS): The Developer shall replace existing street light fixture with LED light fixture and re-paint existing street light pole. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 89. TRAFFIC IMPROVEMENTS (OFF-SITE IMPROVEMENT): Traffic improvements may be required as determined by traffic study. Construct off-site improvements as required. Plans shall be prepared by the Developer’s design consultants and submitted to the Town Engineer for approval prior to construction. The Developer is required to designate necessary right-of- way for the required widening. Plans for the improvements must be approved by the Town prior to the issuance of any grading or building permits. The improvements must be completed and accepted by the Town before the issuance of any grading or building permits unless otherwise allowed by the Town Engineer. 90. STREET LIGHT INSPECTION FEES: The Developer shall pay $1,000.00 for the Town’s inspection of street lights. The fees shall be due at time of building permit application. 91. TRANSPORTATION DEMAND MANAGEMENT PLAN (TDM): The Developer shall prepare a Transportation Demand Management Plan for the Town of Los Gatos approval prior to the issuance of any building permit. The TDM shall include the measures such as bicycle facility provisions, shower facilities, local shuttle service, transit passes and subsidies, carpool incentive, designated car share parking, and other measures that may be required by the Town Engineer to obtain a goal of a 15% vehicle trip reduction. The TDM shall also include a TDM Coordinator and identify the requirement for an annual TDM effectiveness report to the Town of Los Gatos. A Townwide shuttle program fee may be required based on TDM findings. 92. BICYCLE FACILITIES: Bicycle facilities including, but may not be limited to, bike lanes and bike boxes will be provided in all directions and approaches of improved streets and intersections as directed by Town Engineer. 93. 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. 94. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of any building/grading permits, 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, and the fee shall be paid before issuance of any grading or building permit. The final traffic impact mitigation fee for this project is $304,571.72. 95. CONSTRUCTION VEHICLE PARKING: No construction vehicles, trucks, equipment and worker vehicles shall be allowed to park on the portion of any public (Town) streets without written approval from the Town Engineer. 96. TRAFFIC CONTROL PLAN: A traffic control plan is required and must be submitted and approved by the Town Engineer prior to the issuance of an encroachment, grading or building permit. This plan shall include, but not be limited to, the following measures: a) Construction activities shall be strategically timed and coordinated to minimize traffic disruption for schools, residents, businesses, special events, and other projects in the area. The schools located on the haul route shall be contacted to help with the coordination of the trucking operation to minimize traffic disruption. b) Flag persons shall be placed at locations necessary to control one-way traffic flow. All flag persons shall have the capability of communicating with each other to coordinate the operation. c) Prior to construction, advance notification of all affected residents and emergency services shall be made regarding one-way operation, specifying dates and hours of operation. 97. 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 the Town Engineer prior to the issuance of an encroachment, grading or building permit. 98. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency services shall be made regarding parking restriction, lane closure or road closure, with specification of dates and hours of operation. 99. 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 an encroachment, grading or building permit, the Developer or their representative shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the 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. 100. CONSTRUCTION HOURS: All construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, holidays excluded. The Town may authorize, on a case-by-case basis, alternate construction hours. The Developer shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 101. 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. 102. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any encroachment, grading or building permits, the Developer’s design consultant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, materials storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse locations. Please refer to the Town’s Construction Management Plan Guidelines document for additional information. OTHER PERMITS: 103. 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. STORMWATER MANAGEMENT: 104. 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 less than one (1) acre are required to obtain coverage under the construction general permit with the State Water Resources Control Board. The Developer 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. 105. BEST MANAGEMENT PRACTICES (BMPs): The Developer is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders. 106. STORMWATER DEVELOPMENT RUNOFF: All new development and redevelopment projects are subject to the stormwater development runoff requirements. Every Developer or their design consultant 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. 107. REGULATED PROJECT: The project is classified as a Regulated Project per Provision C.3.b.ii. and is required to implement LID source control, site design, and stormwater treatment on- site in accordance with Provisions C.3.c. and C.3.d.. 108. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following measures: a) Protect sensitive areas and minimize changes to the natural topography. b) Minimize impervious surface areas. c) Direct roof downspouts to vegetated areas. d) Use porous or pervious pavement surfaces on the driveway, at a minimum. e) Use landscaping to treat stormwater. 109. BIORETENTION SYSTEM: The bioretention system(s) shall be designed to have a surface area no smaller than what is required to accommodate a 5 inches/hour stormwater runoff surface loading rate, infiltrate runoff through bioretention soil media at a minimum of 5 inches per hour, and maximize infiltration to the native soil during the life of the project. The soil media for bioretention system(s) shall be designed to sustain healthy, vigorous plant growth and maximize stormwater runoff retention and pollutant removal. Bioretention soil media that meets the minimum specifications set forth in Attachment L of Order No. R2-2009-0074, dated November 28, 2011, shall be used. 110. 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. 111. LANDSCAPE MAINTENANCE AGREEMENT: The Developer shall enter into a Landscape Maintenance Agreement with the Town of Los Gatos in which the Developer agrees to maintain the vegetated areas along the project’s Street Name frontage located within the public right-of-way. The agreement must be completed and accepted by the Town Attorney prior to the issuance of any encroachment, grading or building permits. 112. 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. 113. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 114. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust-free. b) All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site. c) All haul trucks transporting soil, sand, debris, or other loose material off-site shall be covered. d) As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e) All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out control device is also recommended to minimize mud and dirt-track-out onto adjacent public roads. f) All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. g) All driveways and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h) Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty-eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367). i) All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour. j) Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established. 115. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 116. 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. 117. STORMWATER DISCHARGE: New buildings, such as food service facilities and/or multi-family residential complexes or subdivisions, shall provide a covered or enclosed area for dumpsters and recycling containers. The area shall be designed to prevent water run-on to the area and runoff from the area. Areas around trash enclosures, recycling areas, and/or food compactor enclosures shall not discharge directly to the storm drain system. Any drains installed in or beneath dumpsters, compactors, and tallow bin areas serving food service facilities shall be connected to the sanitary sewer. The Developer shall contact the local permitting authority and/or sanitary district with jurisdiction for specific connection and discharge requirements. 118. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. 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. On-site drainage systems for all projects shall include one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If stormwater treatment facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and/or right-of-way. Alternatively, the facility(ies) may be located with an offset between 5 and 10 feet from the adjacent property and/or right-of-way line(s) if the responsible engineer in charge provides a stamped and signed letter that addresses infiltration and states how facilities, improvements and infrastructure within the Town’s right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will not be adversely affected. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. http://www.scvurppp-w2k.com/nd_wp.shtml?zoom_highlight=BIOTREATMENT+SOIL. 119. 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 an electronic copy (PDF) 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. 120. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor 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. 121. 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 all working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Developer's expense. GENERAL: 122. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: Prior to the issuance of an encroachment, or grading or building permit, the Developer 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. 123. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 124. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 125. Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 126. FIRE SPRINKLERS REQUIRED: (As noted on Sheet A-0.0) Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.19 whichever is the more restrictive. For the purposes of this section, firewalls and fire barriers used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. 1. In other than residential buildings which require the installation of fire sprinklers for all new buildings according to the California Residential Code, an automatic sprinkler system shall be provided throughout all new buildings and structures. 127. FIRE ALARM SYSTEM REQUIRED: (As noted on Sheet A-0.0) A manual and automatic fire alarm system shall be installed in Group R-2, R-2.1, R-2.2 occupancies. 128. NEW FIRE HYDRANT: (As shown on Sheet LS-1.0 and LS-2.0) Provide fire hydrants at locations to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be 500 feet, with a hydrant flow of 1,000 GPM at minimum 20 psi, residual. Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets. CFC Sec. 507, and Appendix B and associated Tables, and Appendix C. Required fire flow shall be provided for new fire hydrant. 129. REQUIRED AERIAL ACCESS: (As shown on Sheet A-1.9) Where required: Buildings or portions of buildings or facilities exceeding 30 feet (9144 mm) in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. 2. Width: Fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in the immediate vicinity of any building or portion of building more than 30 feet (9144 mm) in height. 3. Proximity to building: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572) and a maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building, as approved by the fire code official. [CFC Chp. 5 and SCCFD SD&S A-1]. 130. FIRE APPARATUS ACCESS ROADS REQUIRED FOR BUILDINGS AND FACILITIES: Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or with the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. [CFC, Section 503.1.1]. Distances of up to 300 feet are approved. 131. TIMING OF INSTALLATION: When fire apparatus access roads or a water supply for fire protection is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except when approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection when construction of new roadways allows passage by vehicles in accordance with Section 505.2. Construction documents. Construction documents for proposed fire apparatus access, location of fire lanes, security gates across fire apparatus access and construction documents and hydraulic calculations for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. CFC Sec. 501.3, 501.4. 132. EMERGENCY GATE/ACCESS GATE REQUIREMENTS: (As noted on Sheet A-2.0) Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation. Gates across the emergency access roadways shall be equipped with an approved access devices. If the gates are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed. Contact www.knoxbox.com to order key switch for gate. CFC Sec. 503.6 and 506. 133. FIRE DEPARTMENT CONNECTION: The fire department connection (FDC) for the structure in support of the sprinkler system shall be installed at the street on the street address side of the building. It shall be located within 100 feet of a public fire hydrant and within ten (10) feet of the main PIV (unless otherwise approved by the Chief due to practical difficulties). FDC's shall be equipped with a minimum of two (2), two-and-one-half (2- 1/2”) inch national standard threaded inlet couplings. Orientation of the FDC shall be such that hose lines may be readily and conveniently attached to the inlets without interference. FDC's shall be painted safety yellow. [SCCFD, SP-2 Standard.] 134. REQUIRED SECONDARY FIRE DEPT. ACCESS: (As shown on Sheet C-2.1) Commercial and Industrial Developments 1. Buildings exceeding three stories or 30 feet in height. Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have a least two means of fire apparatus access for each structure. 2. Buildings exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet (5760 mm) shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet (11520 mm) that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. Multi-Family Residential Developments (R-1 & R-2 occupancies) 1. Multi-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. CFC Sec. Chp. 5. PLANNING COMMISSION – August 9, 2023 CONDITIONS OF APPROVAL 15860-15894 Winchester Boulevard and 17484 Shelburne Way Conditional Use Permit Application U-21-010 Requesting Approval for Demolition of One Existing Office and Four Residential Buildings, Construction of an Assisted Living and Memory Care Facility, Variance from the Maximum Height and Lot Coverage of the Zone, Merger of Four Lots Into One, and Removal of Large Protected Trees on Property Zoned O. APN 529-11-013, -038, -039, and -040. An Initial Study and Mitigated Negative Declaration Have Been Prepared for This Project. APPLICANT/PROPERTY OWNER: Green Valley Corp. d.b.a. Swenson 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 and in substantial compliance with the approved plans. Any changes or modifications to the approved plans shall be approved by the Community Development Director, DRC, or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested per Section 29.20.335 of the Town Code. Reasonable extensions of time not exceeding one year may be granted upon application, and can be granted if approved by the deciding body prior to the expiration date. Therefore, it is recommended that applications for a time extension be filed with the Community Development Department at least 60 days prior to the expiration date of the approval. 3. LAPSE FOR DISCONTINUANCE: If the activity for which the Conditional Use Permit has been granted is discontinued for a period of one (1) year, the approval lapses pursuant to Section 29.20.340 of the Zoning Ordinance. 4. USE: The approved use is for an assisted living and memory care facility. 5. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy must be obtained prior to commencement of use. 6. BUSINESS LICENSE: A business license is required from the Town of Los Gatos Finance Department prior to commencement of use. 7. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and employees from and against any claim, action, or proceeding (including EXHIBIT 5 without limitation any appeal or petition for review thereof) against the Town or its agents, officers or employees related to an approval of the Project, including without limitation any related application, permit, certification, condition, environmental determination, other approval, compliance or failure to comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost and expense. Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses (including, without limitation, staff time and in-house attorney’s fees on a fully-loaded basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town upon demand any Costs incurred by the Town. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in such Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and expense. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in processing methods shall alter the applicant’s indemnity obligation. 8. COMPLIANCE MEMEMORANDUM: A memorandum, in compliance with standard Town practice, shall be prepared and submitted with the building permit detailing how the conditions of approval will be addressed. Building Division 9. A comprehensive plan review has not been completed for this CUP modification under consideration by the Development Review Committee and compliance with applicable codes have not been verified. 10. PERMITS. No work requiring Building Permits can commence without issuance of any required Building Permits. Building Permit plan review, including review by the Santa Clara County Fire Department and the Parks and Public Works Department, will be part of any required Building Permit application process. 11. ACCESSIBILITY. In addition to all new work complying with the Code for accessibility, when existing buildings are altered or remodeled, they must be made accessible to persons with physical disabilities in accordance with the CBC Section 11B-202, “Existing buildings and facilities”. April 5, 2021 REVISED August 2, 2022 Jennifer Armer Senior Planner Community Development Department 110 E. Main Street Los Gatos, CA 95030 RE: Winchester Assisted Living 15860 Winchester Blvd Project Description Swenson is proud to present our proposed development, Winchester Assisted Living, located at 15860 Winchester Blvd, a two to three-story Assisted Living and Memory Care facility, consisting of 18 memory care units and 117 assisted living units for a combined total of 135 units. In addition to the living units, the project has two separate dining rooms, a commercial kitchen, theater, library, great room, and other common use spaces throughout. The outdoor spaces include both common use areas which consist of three different landscaped courtyards at the first-floor podium level as well as private use patios adjacent to the ground floor garden units to the south and east of our project. In 2017, the site was originally entitled for a 30,070 square foot office building consisting of two-stories at 31 feet and 2 inches in height, with surface and underground parking with a total of 128 spaces. The newly proposed project includes the demolition of three single-family homes, a Conditional Use Permit to operate a Senior Assisted Living and Memory Care Facility, 54 parking spaces, and two Variance Requests. Site development would include courtyards, visitor and employee parking, new landscaping, and energy efficient construction, including solar. The proposed building lot coverage is at 50%, conforming to the total lot coverage permitted in the 2020 General Plan for the Office Professional designated Land Use. The building height of the proposed project complies with the Office Land Use Designation along the Winchester Blvd frontage and southern property line. However, due to the topography and slope of the lot along Shelburne Way towards University Ave, the rear of the building does exceed the allowable 35-foot height limit. As part of the development proposal, the project is requesting two variances. The first variance, the project is seeking to utilize the 2020 General Plan lot coverage maximum of 50% instead of the current zoning lot coverage maximum of 40%. The second variance, the proposed project height of the building is meeting the height requirements of the zoning code along the Winchester Blvd frontage, however due to the slope of the lot along Shelburne Way, the height of the building exceeds the 35- foot height limit at the mid and rear point of the property. 777 N. 1st Street, 5 h Floor, San Jose, CA 95112 408.287.0246 A Division of Green Valley Corporation License # 342751 EXHIBIT 6 To accommodate the functionality of the facility and to provide a full-service senior care and assisted living operator, the project is seeking to achieve these two variances. The lot coverage variance request aims to achieve the long-term outlook of the 2020 General Plan while incorporating an efficient operator design and adhering to concerns from the neighbors regarding vertical massing. The intent of the height variance request due to the slope conditions of the site, is to accomplish architectural expectations and continuity set forth by the town general plan and CDAC, in addition to providing architectural features to act as screening for the solar panel system incorporated into the building. The intent of the overall design of this project is to convey a hillside estate feel with an Italian revival influence that features elements of tiled roof with deep set decorative eaves, picture framed windows, symmetrical facades, columns, and balustrades. When designing this project, Swenson wanted to maintain the original rhythm of the neighborhood by replacing the existing three homes on the site with a structure that reflected the same three-part rhythm facing onto Winchester Avenue. These three segments of the building are in the general same location as the original homes with the most southern of these wings stepping down to second story. This was done as a way of creating visual interest through asymmetry and to segue between our project and the neighboring University Oaks townhomes to the south of our development. Our project steps down even further on either end of the building entrance with a framed entry / exit to the porte cochere. The project goal is to provide high quality care facility for the aging senior population of Los Gatos and surrounding community. The development will offer a place for older residents to transition from their current residence and provide a safe and communitive environment for their age group, all while fitting symbiotically into the surrounding community and neighborhood. Thank you for your time, Jessie Bristow Development Project Manager Swenson 831-706-8672 jbristow@swenson.com December 13, 2021 REVISED November 2, 2021 REVISED October 7, 2021 REVISED July 30, 2021 REVISED August 2, 2022 Melanie Hanssen, Chair Los Gatos Planning Commission Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 RE: Revised Letter of Justification, Winchester Memory Care and Assisted Living Dear Planning Commission Chair Hanssen: Swenson is pleased to present this letter of justification for its proposed redevelopment of 15890 Winchester Boulevard, Los Gatos (the “Property”). This 1.31-acre site consists of four parcels (APNs 529- 11-13, -38, -39, and 40) and is located at the northeast corner of Winchester Blvd and Shelburne Way. The Property is zoned Office and is currently entitled for a 30,070 square foot modern design office and commercial building consisting of two-stories, with 128 surface and underground parking spaces. This project was never constructed. Swenson now proposes a 125-unit, amenity rich assisted living and memory care facility. In keeping with the Town’s design objectives and surrounding buildings and residences, the building has a Mediterranean, Italian Revival Estate design, with a tile mansard roof, Mediterranean articulation, exterior courtyards and natural Mediterranean landscaping. It includes below level garage parking with 49 spaces, as well as five visitor surface level parking spaces. Not only does this project fulfill a much-needed requirement for the Town’s aging community, but according to the California Department of Housing and Community Development, Senior Housing and Assisted Living Units count toward the Town’s quota toward the Annual Progress Report for Regional Housing Needs Assessment reporting. Swenson’s submission includes an application for a Conditional Use Permit to operate a Senior Assisted Living and Memory Care Facility at the Property and two variances requesting to achieve 50% lot coverage as permitted in the Los Gatos 2020 General Plan, and to exceed the Town’s height limitation in a small portion of the building. In addition to detailing the variances requested, this letter responds to comments received from the neighboring owners, Conceptual Development Advisory Committee (CDAC), community engagement with Los Gatos Senior Recreation, Community Health and Senior Services and Los Gatos Service providers, and Planning Staff. The project has been designed to conform to its zoning designation in all other respects. 777 N. 1st Street, 5 h Floor, San Jose, CA 95112 408. 287.0246 A Division of Green Valley Corporation License # 342751 EXHIBIT 7 107 Housing Units for the Town According to the United States Census Bureau, units in assisted living facilities are considered to be housing units. According to the California Department of Housing and Community Development, the project’s senior housing and assisted living units count toward the Annual Progress Report for Regional Housing Needs Assessment reporting. The definition is as follows, “Beds or quarters in an institution or hospital do not count, but separate living quarters per the census definition. For example, senior housing with individual units that would allow for eating and living separately for the broader community could count.” All proposed assisted living units have been designed to include kitchenettes that provide a separate eating option for the residents. Variances Requested As part of the development proposal, the project is requesting two variances. The first variance request is for the overall allowed lot coverage. The second variance request is to allow certain sections of the building to break the permitted height limit. Swenson met with the neighboring University Oaks residents multiple times to help implement a design that was favorable and reflective of their concerns they had regarding the previously entitled office project and concerns they had for Swenson’s newly proposed project. The project is seeking to utilize the 2020 General Plan lot coverage maximum of 50% instead of the current zoning lot coverage maximum of 40%. The lot coverage variance request aims to achieve the long-term outlook of the 2020 General Plan while incorporating an efficient operator design. By allowing the building to have a larger footprint, the services and amenities are appropriately laid out, and eliminates the need for the building to have more vertical height across its entire design. The southern wing of the building was adjusted to be two-stories at the Winchester Blvd frontage so that it is in keeping with the neighboring character of the adjacent residential development. The southern wing also has a side lot setback of 16 feet, six feet more than the code requirements, and will be screened by trees and masonry wall, to further address privacy and shadowing concerns voiced by the residential neighbors. By granting a variance to permit lot coverage from 40% to 50%, in accordance with Town Code 29.20.170 (1) Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zone; and (2) The granting of a variance would not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated, the proposed development would be adhering to the long term goal of the General Plan to permit 50% lot coverage, and in order to create economic feasibility and provide a senior care facility for the community, a higher utilization of lot coverage is necessary. Additionally, nearby facilities of similar zoning exceed the 40% lot coverage limitation. 15427 Winchester Blvd has a gross square footage of 15,510 SQ FT, and the lot is 36,954 SQFT, allowing for the property to enjoy a 42% overall lot coverage. The building height of the proposed project complies with the Office Land Use designation along the Winchester Blvd frontage and southern property line. However, due to the topography and slope of the lot along Shelburne Way towards University Ave, a small area of the building exceeds the allowable 35- foot height limit. From the Shelburne Way frontage, a total of 340 square feet of building façade exceeds the height limit. From the pedestrian level viewpoint, 232 square feet of total building façade of exceeding the height limit is visible. The revised plan set for this resubmittal demonstrates the changes made from the previous design to the current design. Please see the Figure 1 below and Sheets A-3.0, 3.1, and 3.2. The building also provides rooftop solar panels to help meet the Town’s environmental and sustainable goals, and achieve LEED Silver certification. The tile mansard roof acts as a roof screen for the solar panels, however, this element is an architectural feature that exceeds the height limit. Although the design is not a true roof, the intent of the mansard roof is to meet the architectural expectations of a Mediterranean estate style strongly preferred by the Town at the CDAC meeting. Figure 1: Height Variance and Building Stepback In accordance with Town Code 29.20.170 (1) Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zone, and (2) The granting of a variance would not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated, the findings can be made that the slope of the lot proves challenging for proposed development to meet the height restrictions. The variance request is to allow certain sections of the building to break the permitted height limit. This variance request is necessary (1) due to the slope and topography of the building site, (2) to adequately address the Town’s desire for true Mediterranean style architecture, and (3) to address neighboring owners’ concerns over light, air and views, all while allowing for an adequate number of units to support the viability of this amenity-rich senior community. Swenson has gone through several design iterations and minimized the non-conforming area as much as possible. Public Comment Clarification: Planning Staff received public comment on July 27, 2021, requesting clarification regarding building height calculation and number of levels for the proposed development. The clarification is provided as follows: The proposed project is measured from one datum point based on the site’s main street frontage of Winchester Blvd. As a natural architectural practice this measurement point is consistent regardless of the grade plane of the site. The southern wing closest to the University Oaks community, has a building height of 23 feet, the mansard roof is five and a half feet, and the garage level is 11 feet. In total the height is 39.5 feet. From the Winchester Blvd frontage, the building height from grade is 23 feet, 28.5 if including the mansard roof. When measured from the sloping grade as the building moves down slope to the east, at 170 feet inward from the Winchester Blvd frontage is when the southern wing of the building exceeds the 35- foot height limit. At this point of measurement is where the project is requesting a variance due to the mansard roof which is being provided in order to architecturally shield solar panels and rooftop equipment. The remaining upper floor is stepped far enough back so it is not visible from pedestrian view from the University Oaks private drive aisle (See Sheet A-3.3). The ground level has been designed to be excavated to place units at garage level as low as possible to adhere to the height and massing concerns of the University Oaks neighbors. If this option is not preferred, the southern wing will be designed to be wider to accommodate more units and as a result will eliminate the additional six feet of setback provided and bring the southern building wing closer to the University Oaks townhomes. The variance requested pertains to height limits, not building level elements as commented on by the adjacent neighbor. Swenson met with the neighboring University Oaks residents multiple times to help implement a design that was favorable and reflective of their concerns of the previously entitled office project and concerns they had for Swenson’s newly proposed project. The southern wing of the building was adjusted to be two-stories at the Winchester Blvd frontage so that it is in keeping with the neighboring character of the adjacent residential development. The southern wing also has a side lot setback of 16 feet, six feet more than the code requirements, and will be screened by trees and masonry wall, to further address privacy and shadowing concerns voiced by the residential neighbors. On September 1, 2021, the Town of Los Gatos held a Staff Tech Review meeting review regarding the proposed development. As part of this review, Swenson discussed further stepping down the building height in order to address neighboring and staff concerns (See Sheet A-3.0 and 3.1). Since the response to the Public Comment Clarification, the eastern side of the building has been stepped back away from the adjacent Los Gatos Dog and Cat Hospital and lowered in height. At the property line shared with the veterinarian hospital, the building has been reduced to three floors. The previous fourth floor has been eliminated in order to reflect a three-story structure on all sides of the development, and now offers a viewing deck for the residents at the east and northeast corner of the building. Project Compatibility with the Los Gatos General Plan: Land Use: The proposed project has been designed to meet the Town of Los Gatos Zoning requirements and 2020 General Plan goals. The proposed setbacks, parking requirements, and overall building layout are intended to meet zoning code expectations. Swenson requests one variance which falls within Town Code 29.20.170, as discussed above. Specific applicable goals and polices in the Los Gatos 2020 General Plan include: LU-1.1 Encourage developers to engage in discussions as early as possible regarding the nature and scope of the project and possible impacts and mitigation requirements. 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. LU-1.4 Infill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area. 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. Community Design Element: The three existing single-family homes on the site were built between the 1930’s and 1940’s. Prior to Swenson’s ownership these houses were boarded up, occupied by the unhoused, overran with rodents and unsafe. The proposed project will provide a high-quality, energy efficient, LEED Silver building that compliments the neighborhood’s character, history and future. This building is designed to convey a hillside estate feel with an Italian revival influence that features such elements as a tiled roof with deep set decorative eaves, picture framed windows, symmetrical facades, columns, balustrades, courtyards, intentional landscaping and warm colors. When planning this project, Swenson wanted to maintain the original rhythm of the neighborhood by replacing the existing three homes on the site with a structure that reflected the same three part rhythm facing Winchester Blvd. These three segments of the building are located approximately in the same location as the original homes with the most southern of these wings stepping down to two levels from the Winchester Blvd frontage. This was accomplished by creating visual interest through asymmetry. The stepped southern wing was designed in response to neighbors’ concerns to minimize the size of the building to their adjacent driveway. In addition, in response to staff comments the eastern top floor wing was stepped down to minimize massing and articulate the look of a three-story building from all sides. The project steps down even further on either end of the building entrance with a framed entry / exit to the porte cochere. The senior housing project consists of 18 memory care units and 107 assisted living units for a combined total of 125 units. In addition to the living units, this project has two separate dining rooms, a commercial kitchen, theater, library, great room, exterior courtyards and other common use spaces throughout. The outdoor spaces include both common use areas, which consist of three different landscaped courtyards at the first-floor podium level as well as private use patios off the ground floor garden units to the south and east of our project. The redevelopment of the site will provide a desirable building for the Town’s senior community. The overall layout, design, and architecture will meet community goals and expectations of new development projects. Specific applicable goals and policies in the Los Gatos 2020 General Plan: CD-1 Preserve and enhance Los Gatos’s character through exceptional community design. CD-1.1 Building elements shall be in proportion with those traditionally in the neighborhood. 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. 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-3 To require utilities, landscaping, and streetscapes to contribute to Los Gatos’ high quality character. CD-3.2 Street and structural lighting shall be required to minimize its visual impacts by preventing glare, limiting the amount of light that falls on neighboring properties, and avoiding light pollution of the night sky. CD-3.4 Encourage the use of landscaping such as trees, large shrubs, and trellised vines to mitigate the effects of building mass, lower noise, and reduced heat generation. Human Services: The proposed development provides a much needed service to the growing senior population located within the Town of Los Gatos, surrounding community and region. The new facility will accommodate residents who are downsizing from their primary homes and are seeking assistance and support with their daily routines. The facility will also accommodate populations who require monitored care as they continue to age and need daily services from staff. The intent of this project is to provide a high-quality assisted living and memory care facility for seniors that offers all types of needed services for the betterment of the aging population and community. As discussed above, the 107 units containing kitchens will count toward the Town’s RHNA numbers. Specific applicable goals and policies in the Los Gatos 2020 General Plan: HS-1 To ensure resources and programs are available for the health needs of the entire community, including youth and seniors. HS-1.3 Encourage a full array of health care professionals to locate their practices in Los Gatos. HS-8 To ensure programs and facilities for social interaction for senior citizens. HS-8.6 Encourage the establishment and operation of a dedicated space for seniors. HS-9 To improve mobility and access to care and services for seniors. HS-9.1 Ensure that seniors have convenient access to social and medical services, commercial areas, and transportation by coordinating with senior shuttle service providers. HS-9.2 Encourage all new senior housing developments to provide transportation services. HS-9.3 Encourage businesses and health care providers that serve seniors to locate in Town. HS-10 To encourage a wide variety of types of senior housing, including independent living, residential care facilities, and affordable housing within the Town. HS-10.1 Encourage new development or substantial remodels to incorporate barrier-free design principles to ensure access for people of all ages and abilities. HS-11 To ensure safe environments for Los Gatos seniors. HS-11.2 Continue daily public safety outreach and communications to seniors and their families requesting such support. Transportation Element: The Property is located along Winchester Boulevard and Shelburne Way. The main access for the facility’s parking garage is located off Shelburne Way. A rotunda and care facility drop off is located on Winchester Boulevard. The facility will provide shuttle service for its residents. Given the use and residents, the project is not expected to generate unreasonable traffic, parking issues or congestion. Hexagon Transportation Consultants conducted a full traffic operations analysis and concluded the following: The proposed project would not result in any significant VMT impact consistent with SB 743 and the Governor’s Office of Planning and Research (OPR) recommendations. Because the project is expected to add fewer vehicle trips to the key signalized intersections compared to the prior approved office development proposed at the project site (Intersection LOS analysis from 2016 approved office development transportation study indicates all study intersections would operate at acceptable levels of service), it is concluded that the project would not result in any adverse operational effects at nearby intersections. The project proposed would not result in any queuing storage deficiencies at the study intersections. The project would not create any impacts to pedestrian, bike, or transit facilities. Specific applicable goals and policies in the Los Gatos 2020 General Plan: TRA-2.4 New Development shall minimize the number of driveway openings and curb cuts. TRA-2.6 Street Improvements such as curb cuts, sidewalks, bus stops turnouts, bus shelters, light poles, traffic signals, benches and trash container shall be planned as an integral part of the development projects to ensure safe movement of people and vehicles and minimize disruption to the streetscape. TRA-3 To prevent and mitigate traffic impacts from new development (all policies under Goal TRA-3). TRA-5 To ensure that Los Gatos streets are safe for all users, including drivers, cyclists, and pedestrians. TRA-9.6 Require development proposals to include amenities that encourage alternate forms of transportation that reduce pollution or traffic congestion as a benefit to the community (e.g. bicycle lockers/racks, showers, dedicated van-pool or car-pool parking areas, dedicated shuttle services, innovative bus shelter designs. TRA-13 To provide adequate parking for existing and proposed uses, and to minimize impacts on surrounding residential neighborhoods. TRA-13.3 Require adequate parking in commercial areas so as not to impact or affect adjacent residential properties. Environmental and Sustainability Element: The project will implement native plantings in its landscaping, water use efficiencies, photovoltaic panels, and aim to achieve LEED Silver certification. The project will meet Water Efficient Landscape Ordinance (WELO) standards, utilized recycled water for landscaping (if accessible), retain as many trees as possible, and provide mitigation and replacement for trees that are removed. The proposed development has identified the removal of 22 protected trees, of which 7 are defined as Large Protected Trees. Due to the historical nature of the Property being utilized as single-family residential, the trees have flourished, but have also be minimally maintained. To best utilize the site under the office zoning designation, in addition to creating building space with efficient design due to the building height restrictions, the development proposes removing these identified trees. The arborist report made the following determinations based on the evaluation of the trees. The Town of Los Gatos Municipal Code Sec. 29.10.0990. - Standards of review and Sec. 29.10.0992. - Required findings have been referenced below: Per the Town of Los Gatos Municipal Code Sec. 29.10.0990. - Standards of review, the following criteria can be determined due to the project providing 76 new trees on site, and six new street trees, while retaining 12 of the existing trees, for a total of 94 tress when the project is complete: (3) The removal of the tree(s) will not result in a density of trees or tree cover that is inconsistent with the neighborhood. Protected Trees Proposed to be removed: 4: Weak structure and impacts from site improvements, (1) The tree is dead, severely diseased, decayed or disfigured to such an extent that the tree is unable to recover or return to a healthy and structurally sound condition. (2) The tree has a tree risk rating of Extreme or High on the ISA Tree Risk Rating Matrix as set forth in the ISA Tree Risk Assessment Best Management Practices, or successor publication 5: Impacts from site improvements Street Tree Existing street trees will be replaced with 6 new street trees. 7: Impacts from site improvements Street Tree Existing street trees will be replaced with 6 new street trees. 8: Located within proposed building footprint (3) The tree is crowding other protected trees to the extent that removal or severe pruning is necessary to ensure the long-term viability of adjacent and more significant trees. 10 Weak structure and within building footprint (1) The tree is dead, severely diseased, decayed or disfigured to such an extent that the tree is unable to recover or return to a healthy and structurally sound condition. (2) The tree has a tree risk rating of Extreme or High on the ISA Tree Risk Rating Matrix as set forth in the ISA Tree Risk Assessment Best Management Practices, or successor publication 11: Within building footprint (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 13: Within building footprint (3) The tree is crowding other protected trees to the extent that removal or severe pruning is necessary to ensure the long-term viability of adjacent and more significant trees. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 14: Within driveway apron Street Tree Existing street trees will be replaced with 6 new street trees. (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. 15: Site improvements Street Tree Existing street trees will be replaced with 6 new street trees. (1) The tree is dead, severely diseased, decayed or disfigured to such an extent that the tree is unable to recover or return to a healthy and structurally sound condition. 17: Severe impacts from building construction, grading, and site improvements (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. 19: Within building footprint (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 20: Within building footprint (1) The tree is dead, severely diseased, decayed or disfigured to such an extent that the tree is unable to recover or return to a healthy and structurally sound condition. (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 25: Within excavation footprint for building and site wall (1) The tree is dead, severely diseased, decayed or disfigured to such an extent that the tree is unable to recover or return to a healthy and structurally sound condition. (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 34: Within building footprint (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 38: Site Improvements (1) The tree is dead, severely diseased, decayed or disfigured to such an extent that the tree is unable to recover or return to a healthy and structurally sound condition. (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 42: Within building footprint (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 43: Within building footprint (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 44: Within building footprint (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 45: Within excavation footprint for site wall (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. Large Protected proposed to be removed: 9: Within building footprint (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree 12: Within building footprint (1) The tree is dead, severely diseased, decayed or disfigured to such an extent that the tree is unable to recover or return to a healthy and structurally sound condition. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 16: Severe impacts from building construction, grading, and site improvements (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. 18: Within building footprint (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree 21: Within building footprint (1) The tree is dead, severely diseased, decayed or disfigured to such an extent that the tree is unable to recover or return to a healthy and structurally sound condition. (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. 24: Within building footprint (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. 39: Within building footprint (1) The tree is dead, severely diseased, decayed or disfigured to such an extent that the tree is unable to recover or return to a healthy and structurally sound condition. (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. (7) Except for properties within the hillsides, the retention of the protected tree would result in reduction of the otherwise-permissible building envelope by more than twenty-five (25) percent. The overall intent of the development is to provide a building and facility that is of sustainable design and meets current building code and efficiency standards. Specific applicable goals and policies in the Los Gatos 2020 General Plan: ENV-1 To preserve and protect native plants and plant communities in the Town, and promote the appropriate use of local, native plants in habitat restoration and landscaping. ENV-5 To protect and preserve watersheds and water quality. ENV-6 To conserve the water resources of the Town and promote the efficient use of water to ensure an adequate water supply for the Town’s plant and wildlife populations as well as human populations. ENV-7 To encourage the use of recycled and reclaimed water. ENV-8 Meet all wastewater treatment demands and federal and State regulations. ENV-9 To minimize the amount of stormwater runoff, as well as to protect and improve the water quality of runoff. ENV-10 To promote recycling and reuse as well as reduction in demand. ENV-11 To conserve landfill space. ENV-12 To conserve the air resources of the Town and maintain and improve acceptable air quality in Los Gatos. ENV-13 To promote a sustainable community that protects environmental resources and the climate to prevent negative impacts to future generations. ENV-14 To reduce overall greenhouse gas (GHG) emissions to 1990 levels by 2020. ENV-15 To encourage sustainable procurement, extended producer responsibility and innovative strategies to become a zero-waste Town. ENV-16 To foster development that reduces the use of nonrenewable energy resources and expands the use of renewable resources and alternative fuels. ENV-17 To promote green buildings that minimize consumption of energy and natural resources. Los Gatos Sustainability Plan (2012) Sustainability measures pertaining to energy efficiency standards will be provided in accordance with the Town of Los Gatos’ goals. The proposed project will meet all current Title 24 and Green Building Standard requirements, along with aiming to achieve LEED Silver certification. In compliance with the Los Gatos Sustainability Plan, the project will include support for pedestrian and bicycle connections, shuttle operations for residents of the assisted living and memory care facility, in addition to the overall traffic impacts of being a reduction in comparison to the previously entitled office building. The project will meet water use efficiency through the utilization of water efficient fixtures and the Water Efficient Landscape Ordinance (WELO). Solar orientation and photovoltaic systems will be included to provide renewable energy resource to the project. A construction Waste Management plan will monitor and implement construction waste from the project and provide recycle and salvaged construction material. The overall development will include multiple approaches to be an example of sustainable building and operation within in the Town of Los Gatos. Specific applicable goals and policies in the Los Gatos 2012 Sustainability Plan: TR-1 Support for Pedestrians, Bicyclists, and Transit. Promote walking, bicycling, and transit through the following: a. Require all new buildings, excluding single-family homes, to include a principal functional entry that faces a public space such as a street, square, park, paseo, or plaza, in addition to any entrance from a parking lot, to encourage pedestrian foot traffic. b. Require new projects, excluding single-family homes, to include pedestrian or bicycle through-connections to existing sidewalks and existing or future bicycle facilities, unless prohibited by topographical conditions. c. Seek grant funding to establish a Safe Routes to School (SR2S) Program to increase more student walking and biking trips. The program may include: conducting school walking audits, improving nearby pedestrian and bicycle facilities, implementing nearby traffic- calming measures, implementing school bus, vanpool, and carpools to school, implementing walking buses to schools, coordinating school schedules to not overlap with peak commute times, conducting traffic studies for specific schools for more efficient drop-off and pick-up activity at schools (e.g. staggered schedules, changing on- street parking to loading zones, and more), and increasing speed enforcement around schools. d. Design and implement affordable traffic-calming measures on specific streets to dissuade Highway 17 cut-through traffic and attract pedestrian and bicycle traffic. e. Implement transit access improvements through sidewalk/crosswalk safety enhancements and bus shelter improvements. TR-3 Fixed-Route Shuttle. Provide a fixed-route shuttle system to the downtown area from key residential areas, employment and commercial centers, Vasona Light Rail, and Vasona Park. TR-4 Bicycle Facilities and Programs. Provide for new bicycle facilities and programs through the following: a. Install new bicycle facilities throughout the existing Town street network to close bicycle network gaps, as identified in General Plan. b. Require bicycle parking facilities and on-site showers in major nonresidential development and redevelopment projects. Major development projects include buildings that would accommodate more than 50 employees, whether in a single business or multiple tenants; major redevelopment projects include projects that change 50 percent or more of the square footage or wall space. TR-6 TR-6 Vehicle Circulation, Parking, and Idling Reduction Programs. Support trip reduction and the use of electric vehicles through the following: a. Encourage a voluntary Employer Commute Trip Reduction Program for new and existing development. This would be a multi-strategy program that encompasses a combination of individual measures, such as rideshare programs, discounted transit programs, end- of-trip facilities (e.g. showers and lockers), encouraging telecommuting, and preferential parking permit programs. As part of this program, encourage employers to allow commuters to pay for transit with pre-tax dollars. b. Encourage new non-residential development to include designated or preferred parking for vanpools, carpools, and electric vehicles. GB-3 Incentives for Green Building Certification. Allow greater development flexibility and other incentives (e.g. permitting related) for LEED Silver certification or equivalent GreenPoint rating, for example, by giving green projects priority in plan review and processing. GB-4 Solar Orientation Require measures that reduce energy use through solar orientation by taking advantage of shade, prevailing winds, landscaping, and sun screens. RE-3 Renewable Energy Generation in Projects Require that new or major rehabilitations of commercial, office, or industrial development greater than or equal to 20,000 square feet in size incorporate solar or other renewable energy generation to provide 15 percent or more of the project’s energy needs. Major rehabilitations are defined as remodeling/additions of 20,000 square feet of office/retail commercial or 100,000 square feet of industrial floor area. Remove regulatory barriers to incorporating renewable energy generation. RE-5 Solar Ready Features Where feasible, require that all new buildings be constructed to allow for the easy, cost-effective installation of future solar energy systems. “Solar ready” features should include: proper solar orientation (i.e. south facing roof area sloped at 20° to 55° from the horizontal); clear access on the south sloped roof (i.e. no chimneys, heating vents, or plumbing vents); electrical conduit installed for solar electric system wiring; plumbing installed for solar hot water system; and space provided for a solar hot water storage tank. EC-3 Energy-Efficient Outdoor Lighting Require outdoor lighting fixtures to be energy-efficient. Require parking lot light fixtures and light fixtures on buildings to be on full cut-off fixtures, except emergency exit or safety lighting, and all permanently installed exterior lighting shall be controlled by either a photocell or an astronomical time switch. Prohibit continuous all night outdoor lighting in construction sites unless required for security reasons. Revise the Town Code to include these requirements. EC-10 Heat Gain Reduction Require all new development and major rehabilitation (i.e. additions or remodels of 20,000 square feet of office/retail commercial or 100,000 square feet of industrial floor area) projects to 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. WW-1 Water Use and Efficiency Requirements For new development, require all water use and efficiency measures identified as voluntary in the California Green Building Standards Code, and consider more stringent targets. California Green Building Standards Code requirements include: 1) reduce indoor potable water use by 20 percent after meeting the Energy Policy Act of 1992 fixture performance requirements, and 2) reduce outdoor potable water use by 50 percent from a calibrated mid-summer baseline case, for example, through irrigation efficiency, plant species, recycled wastewater, and captured rainwater. Establish Town requirements for discretionary projects regarding watering timing, water-efficient irrigation equipment, water-efficient fixtures, and offsetting demand so that there is no net increase in imported water use. Include clear parameters for integrating water conservation infrastructure and technologies, including low- flush toilets and low-flow showerheads. As appropriate, partner with local water conservation companies on the development and implementation of this measure. WW-3 Bay Friendly Landscaping Require new development to use native plants or other appropriate noninvasive plants that are drought-tolerant, as described in the Bay Friendly Landscaping Guidelines, available at StopWaste.org and BayFriendlyCoalition.org. WW-4 Water Efficient Landscape Ordinance Update Review and update the Town’s Water Efficient Landscape Ordinance with improved conservation programs and incentives for non-residential customers that are consistent with the Tier 1 water conservation standards of Title 24. SW-1 Construction Waste Diversion Revise the existing construction and demolition ordinance to require at least 50 percent diversion (i.e. reuse or recycling) of non-hazardous construction waste from disposal. SW-3 Salvaged, Recycled-Content, and Local Construction Materials Encourage the use of salvaged and recycled-content materials and other materials that have low production energy costs for building materials, hard surfaces, and non-plant landscaping. Require sourcing of construction materials locally, as feasible. Conditional Use Permit Findings: The proposed development for the project site will provide a building that is reflective of existing residential homes throughout the Town with Italian revival influenced architecture, but will incorporate sustainable design and features. The intent of the design is to create the look of three separate homes with open space and landscaping but function as an interconnected assisted living and memory care facility. The site is currently being underutilized with the existing the single-family homes that are outdated and not designed in a sustainable or energy efficient manner sought by the Los Gatos 2020 General Plan or the Los Gatos Sustainability Plan. The proposed Senior Assisted Living and Memory Care Facility would not be detrimental to public health, safety, or general welfare of the Town. In comparison, the previously entitled office project provided 128 spaces of parking and had a greater impact of daily trips generated and were a concern to the neighborhood, whereas the newly proposed project is providing 54 parking spaces due to the limited need of the vehicles by the senior care clientele and the facility provided shuttle service. The traffic analysis conducted for the proposed project concluded that the project would not create any significant VMT impacts, due to the lower vehicle trips that would not cause any adverse impacts to the nearby signals, would not create any queuing storage deficiencies at the studied intersections, or create any impacts to pedestrians, bicyclists, or transit facilities. The project is designed to be harmonious with the Town of Los Gatos and the existing neighborhood. The architectural and sustainable elements are in keeping with the General Plan policies and goals, as discussed above, and would provide a signature care facility for the Town of Los Gatos. Neighborhood Outreach: Swenson reached out to multiple community stakeholders including council members, neighbors, planning staff, the Community Health and Senior Services Commission, Los Gatos Saratoga Recreation, and the Los Gatos / Saratoga Services Providers, to better understand the need, desire and overall fit of the proposed project. February - March 2020: Swenson conducted outreach to the Town Councilmembers regarding input and any concerns for the two original proposed concepts of a Mixed-Use Apartment building or a Senior Care Facility. March 9, 2020: At the suggestion of Planning Staff and Councilmembers, Swenson reached out to the neighboring residential complex University Oaks. The meeting consisted of a discussion between preferred concept uses, challenges and concerns of the entitled Office Building project, massing, design, and operational concerns of the two separate proposed uses. June 10, 2020: Swenson took part in a Community Development Advisory Committee Meeting to gain direction on the preferred use of the two concepts. Swenson received feedback from Planning Staff, Committee Members, and neighbors. October 8, 2020: Video Conference with University Oak Neighbors about overall design and building location, and desired changes. October 27, 2020: Community Health and Senior Services Commission to discuss local and regional need for the care facility. November 2, 2020: Los Gatos Saratoga Recreation to discuss local and regional need for the care facility. November 10, 2020: Los Gatos / Saratoga Services Providers to discuss local and regional need for the care facility. June 27, 2021: Swenson met via video conference call, with Planning Staff present, with a single neighbor from the University Oaks development who requested to discuss the development proposal and architectural design of the building. In an effort to design a project that fits within the neighborhood and is compatible, Swenson listened to each of these comments and general feedback received. Swenson has adjusted its design, building footprint, and height accordingly in an effort to achieve community support and a project viability. Benefits to the Community: The proposed Senior Assisted Living and Memory Care project is a high-quality facility that provides a much-needed service to the increasing senior population within the Town of Los Gatos and surrounding areas, and will help the Town of Los Gatos meet its Regional Housing Needs Assessment allocation goals. The facility will offer living options and onsite care for senior residents looking to downsize and transition into supportive care services. As the population of Los Gatos, the surrounding community, and the region continues to age, it is necessary to provide continued care options and alternatives. The new development will provide a healthy environment to those residing at the facility, but also provide a project that is in keeping with the town and community expectations for overall design, character and sustainable standards, without impact to traffic and vehicle congestion. Thank you for your time and consideration, Jessie Bristow Development Project Manager Swenson This Page Intentionally Left Blank MARKET STUDY Winchester Assisted Living - Proposed 15860 Winchester Boulevard Los Gatos, Santa Clara County, CA 95030 As of August 1, 2023 Prepared For: Swenson 777 N 1st Street, 5th Floor San Jose, CA 95112 Client ID: 123 Prepared By: Cushman & Wakefield Western, Inc. Valuation & Advisory 400 Capitol Mall, Suite 1800 Sacramento, California 95814 Cushman & Wakefield File ID: 23-38032-900320-001 EXHIBIT 8 CUSHMAN & WAKEFIELD WESTERN, INC. 400 CAPITOL MALL, SUITE 1800 SACRAMENTO, CALIFORNIA 95814 CUSHMAN & WAKEFIELD Winchester Assisted Living - Proposed 15860 Winchester Boulevard Los Gatos, Santa Clara County, CA 95030 Cushman & Wakefield Western, Inc. 400 Capitol Mall, Suite 1800 Sacramento, California 95814 cushmanwakefield.com August 3, 2023 Mr. Mike Black Senior Development Manager Swenson 777 N 1st Street, 5th Floor San Jose, CA 95112 Re: Market Study In an Market Study Report Winchester Assisted Living - Proposed 15860 Winchester Boulevard Los Gatos, Santa Clara County, CA 95030 C&W File ID: 23-38032-900320-001 Client ID: 123 Dear Mr. Black: In fulfillment of our agreement as outlined in the Letter of Engagement, we are pleased to transmit our market study on the property referenced above. Accompanying this letter is a report that contains a detailed identification of the property, factual data concerning the property and its surroundings, comparable market data, appropriate analyses, and conclusion. Please note that Cushman & Wakefield Western, Inc. is not part of the development team, owner of the subject, nor affiliated with any member of the development team engaged in the development of the property. This report has been prepared in accordance with the Code of Ethics and Standards of Professional Practice of the Appraisal Institute. Further, the report is intended to comply with the Uniform Standards of Professional Appraisal Practice. This report was prepared for Swenson and is intended only for their specified use. It may not be distributed to or relied upon by other persons or entities without written permission of Cushman & Wakefield Western, Inc. The market study analyzes the market conditions for a proposed 125 unit, assisted living/memory care facility to be situated on a 1.31-acre parcel of land in Los Gatos, Santa Clara County, CA. As agreed with the Client of this report, we have not made a physical inspection of the site of this proposed assisted living/memory care facility. However, we are familiar with Los Gatos and its market area having worked on numerous senior housing properties throughout the greater Silicon Valley region. This information has been used in the study of need and demand for new assisted living/memory care units. Mr. Black Swenson August 3, 2023 Page 4 Cushman & Wakefield Western, Inc. Our review covered the following areas as outlined by the scope of work: Research of the proposed site and its neighborhood; Site characteristics; Determination of the subject’s primary market area; Research of the competing assisted living/memory care facilities in the defined primary market area; Confirmation of census mix by payor type, rental structure, occupancy level, and resident characteristics at the competing facilities; Analysis of senior demographics in the subject’s primary market area; Determination of market support for the subject as a proposed assisted living/memory care project through the analysis of demographics and market conditions. Extraordinary Assumptions For a definition of Extraordinary Assumptions please see the Glossary of Terms & Definitions. The use of extraordinary assumptions, if any, might have affected the assignment results. • We have assumed the facility will obtain the licenses and certifications as described in the report. • It is assumed that the proposed improvements are constructed in a quality manner in accordance with the information communicated to us by the developer. If the design or quality differs from that which has been considered herein, the conclusions could be impacted accordingly. Hypothetical Conditions For a definition of Hypothetical Conditions please see the Glossary of Terms & Definitions. The use of hypothetical conditions, if any, might have affected the assignment results. • Our achievable rental rate conclusions are based upon the subject being complete and stabilized for its proposed use as of the current date. We have no interest in the project or relationship with the ownership or sponsorship entities and our compensation is not contingent on this project being approved and/or funded. This letter is invalid as an opinion of value if detached from the report, which contains the text, exhibits, and Addenda. Respectfully submitted, CUSHMAN & WAKEFIELD WESTERN, INC. Jordan H. Cline Senior Director Senior Housing/Healthcare Industry Group CA Certified General Appraiser License No. AG036234 License Expiration Date January 27, 2025 jordan.cline@cushwake.com 916-677-1250 Office Direct Gerald V. Rasmussen, MAI, FRICS Executive Managing Director/National Practice Leader Senior Housing/Healthcare Industry Group CA Certified General Appraiser License No. AG043979 License Expiration Date June 10, 2024 gerald.rasmussen@cushwake.com 203-326-5884 Office Direct WINCHESTER ASSISTED LIVING - PROPOSED SUMMARY OF SALIENT FACTS AND CONCLUSIONS CUSHMAN & WAKEFIELD 5 Summary of Salient Facts and Conclusions The following is an executive summary of the information that we present in more detail in the report. Market Area Characteristics • Occupancy: The current reported occupancy of the Primary Market Area comparables surveyed, which were not in lease-up, ranged from 88 to 100 percent. Rent 1 and 6 were in lease-up and were between 24 and 68 percent occupied. None of the facilities surveyed were underperforming. • Payor Characteristics: For assisted living/memory care, the only payor type is private pay. State-pay or Medicaid is not a payor source for assisted living/memory care. • Proposed Inventory: Bascom Senior Living and Cambrian Park Plaza Assisted Living are both in planning process of two assisted living/memory care facilities that will include 253 units. These are anticipated to be completed in 2026. These are both located within three miles of the subject. Upon completion, these will be a direct competition to the subject. However, the subject property would have a full year of leasing prior to having overlapping absorption timelines. • Barriers to Entry: State approval or certificate of need (CON) is not required for development of new BASIC INFORMATION Common Property Name: Address: County: SITE INFORMATION Land Area:Square Feet AcresTotal Land Area:56,889 1.31 Site Shape: Site Topography: Frontage: Site Utility: PROPERTY INFORMATION - AS PROPOSED Type of Property: Building Area Number of Units:125 Units Gross Building Area: Quality: Assessment Information: Assessing Authority Assessor's Parcel Identification DATE OF PROPERTY AND MARKET RESEARCH Start Date of Research:August 1, 2023 Winchester Assisted Living - Proposed15860 Winchester BoulevardLos Gatos, CA, 95030Santa Clara Assisted Living/Memory Care RectangularGentle SlopeGoodGood 529-11-013, -038, -039 & -040 Good Santa Clara County 81,633 SF WINCHESTER ASSISTED LIVING - PROPOSED SUMMARY OF SALIENT FACTS AND CONCLUSIONS CUSHMAN & WAKEFIELD 6 assisted living/memory care units in CA. The site proposed for the subject facility would accommodate a development such as that proposed. o The current zoning would appear to allow for development of a project such as the subject, subject to a conditional use permit and two variance requests. Detailed zoning studies are typically performed by a zoning or land use expert, including attorneys, land use planners, or architects. This study is not intended to be a detailed determination of compliance, as that determination is beyond the scope of this assignment, as agreed to with the client. o We are not aware of any other potential barriers to entry in this marketplace. Market Feasibility The occupancy for competitive assisted living/memory care units in the proposed subject’s Primary Market Area is currently averaging 92 percent, excluding the two facilities in lease-up. Operators in this market indicated that they have not found the need to offer concessions to stimulate or maintain occupancies. Assisted Living Units The following chart summarizes the asking rates for assisted living units in the proposed subject’s Primary Market Area that were described previously. The data indicates an overall range for assisted living units from approximately $4,590 to $9,220 per month, or $10.06 to $19.76 per square foot per month, depending upon unit type. The indicated ranges include a base level of assisted living services. The upper end of the range for each unit type is represented by property’s that are generally the newer facilities offering a full range of assisted living services, while the lower ends of the range are reflected by facilities of a lesser quality and/or offering reduced services in the monthly rent. Based on our analysis, the following chart summarizes our estimate of probable assisted living unit sizes and rental rates for a senior project such as the subject in the Los Gatos area. We emphasize that these ranges are based on the data available and represent the general range of potentially achievable rates for assisted living units within a good quality project. These ranges are noted as falling within the current per square foot per month ranges in the Primary Market Area, but are considered achievable based on the Assisted Living Unit TypeStudio 300 -500 $4,590 -$6,720 362 -380 $5,568 -$5,568One-Bedroom 450 -745 $5,000 -$9,220 547 -568 $7,238 -$7,238 Studio $10.79 -$19.76 $11.46 -$19.76One-Bedroom $10.06 -$18.08 $10.54 -$18.08 Unadjusted Market Range Unadjusted Market Average Unit Size (SF)$/Month Unit Size (SF)$/Month Market Range Market Averages $/SqFt/Month $/SqFt/Month SUBJECT - Probable Rental Ranges - Assisted Living Unit TypeStudio 353 -496 $5,500 -$6,500 $13.10 -$15.58One-Bedroom 511 -677 $8,000 -$9,000 $13.29 -$15.66 Subject Range Unit Size (SF)$/Month $/SqFt/Month Subject Range WINCHESTER ASSISTED LIVING - PROPOSED SUMMARY OF SALIENT FACTS AND CONCLUSIONS CUSHMAN & WAKEFIELD 7 growing dynamics of the area, as well as the physical and locational characteristics of the proposed subject development. Memory Care Units The following chart summarizes the asking rates for memory care units in the proposed subject’s Primary Market Area that were described previously. The data indicates an overall range for memory care units from approximately $6,300 to $15,000 per month or $14.16 to $98.48 per square foot per month, depending upon unit type. The indicated ranges include a base level of personal care services. The upper end of the range for each unit type is represented by property’s that are generally the newer facilities offering a full range of memory care services with all-inclusive care, while the lower ends of the range are reflected by facilities of a lesser quality and/or offering reduced services in the monthly rent. Based on our analysis, the following chart summarizes our estimate of probable memory care unit sizes and rental rates for a senior project such as the subject in the Los Gatos area. We emphasize that these ranges are based on the data available and represent the general range of potentially achievable rates for memory care units within a good quality project. These ranges are noted as falling within the current per square foot per month ranges in the Primary Market Area, but are considered achievable based on the growing dynamics of the area, as well as the physical and locational characteristics of the proposed subject development. Furthermore, these estimated rents are based on rates currently being received in the marketplace and, as the subject is proposed and would not likely be completed for at least 18 to 24 months, they likely do not represent potentially higher rates that may be achieved at that point in time. Facility Design Review - Assisted Living/Memory Care All of the assisted living/memory care facilities in this market offer well-appointed living accommodations offering, studio and one-bedroom living units. The proposed subject facility will compete at the upper-range of the marketplace, and the facility design and appointments are consistent with the operator’s proposed resident targeting. Memory Care Unit TypeStudio 132 -445 $6,300 -$15,000 283 -317 $9,794 -$10,194 Studio $14.16 -$98.48 $14.16 -$74.24 Unadjusted Market Range Unadjusted Market Average Unit Size (SF)$/Month Market Range Market Averages $/SqFt/Month $/SqFt/Month Unit Size (SF)$/Month SUBJECT - Probable Rental Ranges - Memory Care Unit TypeStudio 362 -556 $8,000 -$9,000 $16.19 -$22.10 Subject Range Unit Size (SF)$/Month $/SqFt/Month Subject Range WINCHESTER ASSISTED LIVING - PROPOSED SUMMARY OF SALIENT FACTS AND CONCLUSIONS CUSHMAN & WAKEFIELD 8 The facility’s centrally located common area includes the following: • Lobby • Lounges • Two dining rooms • Fitness center • Theater • Library • Activities room • Game room There are also a number of smaller lounge areas planned throughout the campus. The facility will offer separate common areas for assisted and memory care residents. We have provided copies of the floor plans and site plans in the addenda. According to the American Seniors Housing Association (ASHA), new construction projects typically provide common area ratios equate to approximately 40 percent common area for assisted living. Based on the proposed unit configuration, the subject’s common area ratio is 38 percent, which appears in line with the marketplace. Subject’s Strengths and Weaknesses Subject’s Strengths: • Age/Condition/Design: The existing product type in the subject’s Primary Market Area is generally older more modestly appointed and reflect more basic living designs. The subject sponsors plan on developing a facility generally similar to the top-end of the existing product type. • Age/Condition/Design: The subject sponsors plan on developing a facility targeting a high-end price point, and accommodations will be modernly appointed, at or above the level of polish as found at the upper-end of the marketplace. The subject facility will accept both private pay residents only. Our survey of the marketplace found a shortage of affordable accommodations for seniors. • Care Offered: The facility will offer assisted living and memory care. This will allow many residents to age in place. • Demographics: Between 2022 and 2027, the population within the PMA is expected to increase by 0.16 percent per year, according to Experian Marketing Solutions. While this is below the national rate 0.67 percent per year for the same period, the population will increase through construction and absorption. The demographic and market data indicate that there appears to be adequate demand for the proposed subject in its Primary Market Area. The existing facilities, although inferior to comparable with the proposed subject, appear to be performing well. • Seniors as a Percentage of the Population: In 2022, 8.7 percent of the PMA’s total population was above the age of 75. This is above the national average of 7.0 percent. However, the 75+ cohort is expected to grow at an annual rate of 2.9 percent, which is below the national rate of 4.0 percent. WINCHESTER ASSISTED LIVING - PROPOSED SUMMARY OF SALIENT FACTS AND CONCLUSIONS CUSHMAN & WAKEFIELD 9 Subject’s Weaknesses: • Proposed Competition: Bascom Senior Living and Cambrian Park Plaza Assisted Living are both in planning process of two assisted living/memory care facilities that will include 253 units. These are anticipated to be completed in 2026. These are both located within three miles of the subject. Upon completion, these will be a direct competition to the subject. However, the subject property would have a full year of leasing prior to having overlapping absorption timelines. • Barriers to Entry/Possibility of New Competition: There is an ample supply of available properties in the PMA which are available for redevelopment into senior housing. Considering that, as well as the positive population growth trends, there will continually be the possibility of new supply being added to the area. • Absorption Risk: The property is anticipated to open in the year 2025 and the PMA will also have two other new projects anticipated to open during the subject’s absorption timeline. This will place added competitive pressures to the subject. Conclusions The well-appointed facilities in this market appear to be performing well and we expect this to continue as the demographics point to a continuation of the growth of the senior market. The proposed facility is considered to represent a very marketable project in the context its Primary Market Area. Based on this, as well as the design and resident accommodations planned, the project should meet with good success if developed within a reasonable period of time. WINCHESTER ASSISTED LIVING - PROPOSED PROPERTY PHOTOGRAPHS CUSHMAN & WAKEFIELD 10 Property Photographs AERIAL PHOTO WESTERN ELEVATION WINCHESTER ASSISTED LIVING - PROPOSED PROPERTY PHOTOGRAPHS CUSHMAN & WAKEFIELD 11 NORTHERN ELEVATION SOUTHERN ELEVATION WINCHESTER ASSISTED LIVING - PROPOSED TABLE OF CONTENTS CUSHMAN & WAKEFIELD 12 Table of Contents Summary of Salient Facts and Conclusions .............................................................................................................. 5 Subject’s Strengths and Weaknesses ................................................................................................................... 8 Property Photographs .............................................................................................................................................. 10 Introduction .............................................................................................................................................................. 13 Scope of Work ...................................................................................................................................................... 13 Regional Analysis ..................................................................................................................................................... 14 Silicon Valley Regional Market Analysis .................................................................................................................. 15 Site Description ........................................................................................................................................................ 23 Improvements Description ....................................................................................................................................... 26 Senior Living Industry Overview .............................................................................................................................. 28 CA Assisted Living Environment .......................................................................................................................... 34 Management and Operations Overview .................................................................................................................. 36 Competitive Market Analysis .................................................................................................................................... 37 Location Overview ................................................................................................................................................ 37 Primary Market Area ............................................................................................................................................ 38 Market Area Delineation Conclusion .................................................................................................................... 39 Supply/New Construction ..................................................................................................................................... 40 Occupancy Patterns ............................................................................................................................................. 42 Senior Demographics ........................................................................................................................................... 44 Comparison of Supply and Demand Estimates ................................................................................................... 49 Conclusion............................................................................................................................................................ 51 Assumptions and Limiting Conditions ...................................................................................................................... 52 Certification .............................................................................................................................................................. 54 Glossary of Terms and Definitions ........................................................................................................................... 55 Addenda Contents ................................................................................................................................................... 56 Addendum A: Senior Demographics ............................................................................................................... 57 Addendum B: Property Exhibits ...................................................................................................................... 60 Addendum C: Qualifications of the Market Analysts ....................................................................................... 61 WINCHESTER ASSISTED LIVING - PROPOSED INTRODUCTION CUSHMAN & WAKEFIELD 13 Introduction Scope of Work Overview This market study required collecting primary and secondary data relative to the subject property. The depth of the analysis is intended to be appropriate in relation to the significance of the issues as presented herein. We did not make a physical inspection of the subject property. We investigated the general regional economy as well as the specifics of the subject property’s local area. Our analysis covered the following areas: Research of the proposed site and its neighborhood; Site characteristics; Determination of the subject’s primary market area; Research of the competing assisted living/memory care facilities in the defined primary market area; Confirmation of census mix by payor type, rental structure, occupancy level, and resident characteristics at the competing facilities; Analysis of senior demographics in the subject’s primary market area; Determination of market support for the subject as a proposed assisted living/memory care project through the analysis of demographics and market conditions. The data have been analyzed and confirmed with sources believed to be reliable, in the normal course of business, leading to the conclusions set forth in this report. The process involved utilizing generally accepted market-derived methods and procedures considered appropriate to the assignment. Cushman & Wakefield Western, Inc. has an internal Quality Control Oversight Program. This Program mandates a “second read” of all market study reports. Assignments prepared and signed solely by designated members (MAIs) are read by another MAI who is not participating in the assignment. Assignments prepared, in whole or in part, by non-designated appraisers require MAI participation, Quality Control Oversight, and signature. For this assignment, Quality Control Oversight was provided by Gerald V. Rasmussen, MAI, FRICS. In addition to a qualitative assessment of the market study report, Gerald V. Rasmussen, MAI, FRICS is a signatory to the market study report and concurs in the conclusions set forth herein. WINCHESTER ASSISTED LIVING - PROPOSED REGIONAL ANALYSIS CUSHMAN & WAKEFIELD 14 Regional Analysis REGIONAL MAP WINCHESTER ASSISTED LIVING - PROPOSED REGIONAL ANALYSIS CUSHMAN & WAKEFIELD 15 Silicon Valley Regional Market Analysis Introduction Silicon Valley encompasses 1,740 square miles of land and is comprised of San Mateo County and Santa Clara County. San Mateo County is essentially the peninsula formed by the San Francisco Bay and the Pacific Ocean (save for the city and county of San Francisco at its northern tip). Santa Clara County lies at the south end of the San Francisco Bay and is much larger geographically than San Mateo County. Silicon Valley is part of the greater San Jose-San Francisco-Oakland Combined Statistical Area (CSA). Map The following map highlights the Silicon Valley within the San Jose-San Francisco-Oakland CA Combined Statistical Area (CSA): Macro Trends The economy continues to recover and evolve from the impacts of the pandemic and the economic crisis that followed. Right now, inflation remains elevated and the Federal Reserve’s interest rate hikes are further compounding market volatility. With this, it is important to take in mind that data lags, and industry participants are still trying to accurately determine some of the effects these events will, or have had, on the commercial real estate market. In other sections of the report, we will discuss these effects and impacts on the immediate market and subject property in as much detail as possible. For this market analysis section of the report, we ask that you keep in mind that some macro trends may not affect the subject property directly. Current Trends Silicon Valley is one of the top commercial real estate markets in the United States and the region is recovering faster than the rest of the Bay Area. Behind an improving employment situation, the Silicon Valley region contains a total labor force of roughly 1.5 million individuals, according to the Joint Venture Silicon Valley’s Institute for WINCHESTER ASSISTED LIVING - PROPOSED REGIONAL ANALYSIS CUSHMAN & WAKEFIELD 16 Regional Studies, and is at its highest level since February 2020 as of March 2023. Additionally, the unemployment rate in the Silicon Valley measured 3.1% at the end of March 2023, rising 0.6 percentage points in a year-over-year comparison. Comparatively, the unemployment rate for the state of California was 4.8% and 3.6% for the nation over the same period. Furthermore, San Mateo County maintained the lowest unemployment rate in California, with an unemployment rate of 2.8%, and Santa Clara County ended March 2023 with an unemployment rate, at 3.2%. Further highlights are as follows: • In June 2020, San Jose city council approved the CityView Plaza in downtown San Jose. Jay Paul Co. plans to convert the nine buildings into a roughly 3.8 million square foot modern office campus. The project is expected to build six interconnected buildings, with nearly two acres of outdoor bridges and roof gardens, two-story connecting bridges and an 80,000-square-foot fitness facility. The first phase includes the 19-story Tower A near Market Street and Park Avenue, which is slated for completion by fourth quarter 2024. Once completed it is expected to accommodate up to 17,000 employees. Demolition of the former Bank of California at 199 Park Avenue started in late 2021 to make way for CityView Plaza. Recently, the state Court of Appeal confirmed that the city of San Jose’s decision to demolish several buildings on the eight acre site of CityView Plaza after facing backlash from preservationists that opposed the project. • In May 2023, Silicon Valley Bank (SVB) was forced to shut down as the bank’s investment decreased in value and the bank’s clients withdrew large amounts of money as the national economy faced challenges brought on by the Federal Reserve’s multiple interest rate increases over the last year. This was one of the largest bank closures since the financial crisis of 2008. Prior to the shutdown, SVB was the sixteenth-largest bank in the United States. The bank saw consistent growth throughout the pandemic but high inflation and rising interest rates made many of SVB’s customers face financial troubles, which led them to withdraw funding from their accounts. This forced SVB to sell some of the bank’s investments at a loss, losing $1.8 billion, to cover the withdrawals. In March 2023, the parent company of SVB, SVB Financial Group, filed for bankruptcy and First Citizens Bank bought all the deposits and loans the failed bank later that month. • Silicon Valley faced a wave of layoffs through year-end 2022 as Amazon and other tech giants located in the region are dealing with cost-cutting actions to support long term growth. Amazon is laying off over 18,000 jobs companywide and Salesforce announced that it would be shedding 10% of its staff as these tech firms struggle in the current economic environment. Higher interest rates have hurt hiring in the tech sector as well as a lack of demand for tech products. Additionally, tech layoffs rose 649% in 2022, according to a report by Challenge, Gray & Christmas. The early stages of the COVID-19 pandemic drove revenue and companies hired too many and too fast, leading to the current situation. Major employers to announce job cuts in the Silicon Valley include Google, Meta, Cisco Systems and Twitter. • Rapid growth among tech firms and others pushed demand for office, retail and industrial space, increasing rents, and encouraged developers to build. Google is redeveloping its 875,000 square feet North Bayshore property that will include office, residential, retail and community spaces. In June 2019, Google announced it will repurpose $750 million of Mountain View’s campus to rezone for residential use and $250 million for the financing of 1,400 affordable housing units. The plans for construction call for the development to be completed in eight phases. The first two phases are expected to add 3,000 homes. Additionally, Google expects to build out the massive development over the next 30 years and the tech giant’s proposal will commit $42 million for transportation upgrades and a large conservation area to preserve the natural habitat. WINCHESTER ASSISTED LIVING - PROPOSED REGIONAL ANALYSIS CUSHMAN & WAKEFIELD 17 • A new office building is being built by Hunter Storm, the main developer of Coleman Highline, as demand for office space by tech companies continues to rise in the Silicon Valley. Hunter Storm has been approved to deliver a 292,500 square foot office building on a 4.5 acre lot at 1155 Coleman Avenue. The developer was approved by the San Jose Planning Department in May 2023. Construction is set to begin at some point in 2023 and the new office building will be able to accommodate more than 1,000 employees. The new building will complete the Coleman Highline campus, which includes 1.5 million square of office space, two hotels, retail space and 1,600 apartment units. Roku, Verizon Communications and TikTok have already established office footprints at Coleman Highline and the new building is likely to attract another notable office tenant. Additionally, the developer’s confidence in the Silicon Valley remains strong as Cityline Sunnyvale, a mixed-use project, is entering its final phase of construction. Once completed, Cityline Sunnyvale will deliver more than one million square feet in new office space in the heart of Sunnyvale’s financial district. Demographic Characteristics Both Santa Clara and San Mateo counties are highly desirable but expensive places to live, which is reflected in the region’s demographics. Moody’s Analytics reports that the cost of living in the Silicon Valley is 78% higher when compared to the U.S. Silicon Valley residents have annual incomes that are almost double the national average. Because of the region’s R&D and high-tech industries, it is recognized as having one of the most educated populations in the nation. The following chart compares the demographic characteristics of Silicon Valley with those of the United States: Population The Silicon Valley regional population growth has trailed national population growth, averaging 0.2% annually from 2012 through 2022. During the same time period, Silicon Valley's population growth has trailed national population expansion by an average of 40 basis points and is forecast to increase to an average annual growth rate of 0.5% through 2027. Over the decade, Silicon Valley's population grew at a lower rate compared to the nation due to weak performance from the following counties: San Mateo (0.0%). Characteristic Silicon Valley United States Median Age (years)38 39 Average Annual Household Income $191,838 $96,357 Median Annual Household Income $137,076 $66,422 Households by Annual Income Level: <$25,000 8.5% 18.2% $25,000 to $49,999 9.9% 20.0% $50,000 to $74,999 9.8% 17.4% $75,000 to $99,999 8.8% 13.3% $100,000 plus 63.0% 31.1% Education Breakdown: < High School 11.3% 12.1% High School Graduate 14.6% 27.1% College < Bachelor Degree 22.6% 28.8% Bachelor Degree 27.8% 19.7% Advanced Degree 23.7% 12.2% Source: © 2022 Experian Marketing Solutions, Inc. •All rights reserved• Cushman & Wakefield Valuation & Advisory Demographic Characteristics Silicon Valley vs. United States 2022 Estimates WINCHESTER ASSISTED LIVING - PROPOSED REGIONAL ANALYSIS CUSHMAN & WAKEFIELD 18 The following chart compares population growth between Silicon Valley and the United States: The following table shows Silicon Valley’s annualized population growth: Households Generally, a region's household formation trends are directly tied to its overall population growth, as an increase in the population drives demand for real estate. From 2012 through 2022, the Silicon Valley regional household formation growth rate has trailed national expansion, averaging -0.2% annually. In the same ten-year period, Silicon Valley's household formation growth has trailed national growth by an average of 100 basis points and is forecast to increase to an average annual growth rate of 0.7% through 2027. WINCHESTER ASSISTED LIVING - PROPOSED REGIONAL ANALYSIS CUSHMAN & WAKEFIELD 19 The chart below compares household formation growth between Silicon Valley and the United States: Gross Metro Product Gross Metro Product (GMP) is defined as the market value of all final goods and services produced within a metropolitan area, and when compared to the nation’s Gross Domestic Product (GDP), can determine shifting economic trends in a given region. Economic growth in Silicon Valley has beat national economic expansion over the decade, averaging 6.8% annually from 2012 through 2022. Over the decade, Silicon Valley GMP has beat national expansion by an average of 470 basis points and is forecast to decrease to an average annual growth rate of 3.1% through 2027. WINCHESTER ASSISTED LIVING - PROPOSED REGIONAL ANALYSIS CUSHMAN & WAKEFIELD 20 The chart below compares gross product growth by year for Silicon Valley and the United States: Employment Distribution The Professional & Business Services sector dominates Silicon Valley as the largest employment sector with roughly 22.1% of the regional workforce, compared to 14.8% on the national level. Silicon Valley offers a diverse mix of industry employment with the Education & Health Services and Manufacturing sectors accounting for 15.1% and 12.8% of total employment, respectively. Together, these three industries comprise 50% of the region’s share of employment. The following chart compares non-farm employment sectors for Silicon Valley and the United States: WINCHESTER ASSISTED LIVING - PROPOSED REGIONAL ANALYSIS CUSHMAN & WAKEFIELD 21 Major Employers The following table lists Silicon Valley’s largest employers: Employment Growth From 2012 through 2022, the Silicon Valley regional employment growth has beat national expansion, averaging 2.3% annually. During the same time period, Silicon Valley's employment growth has beat national expansion by an average of 100 basis points and is forecast to decrease to an average annual growth rate of 0.8% through 2027. Over the decade, Silicon Valley's employment grew at a higher rate compared to the nation due to strong performance from the following counties: San Mateo (2.6%). The following chart illustrates employment growth for Silicon Valley and the United States: Company No. of Employees Business Type Apple Inc.25,000 Technology Alphabet Inc.20,000 Technology Stanford University 16,919 Education Cisco Systems Inc.15,700 Telecommunications Kaiser Permanente 12,500 Healthcare Intel Corporation 10,801 Healthcare Tesla Inc.10,000 Manufacturing Facebook Inc.9,385 Technology University of California, Berkley 8,258 Education Oracle Corporation 6,750 Technology Major Employers Silicon Valley Source: Silicon Valley Business Journal and Cushman & Wakefield Valuation & Advisory WINCHESTER ASSISTED LIVING - PROPOSED REGIONAL ANALYSIS CUSHMAN & WAKEFIELD 22 Unemployment From 2012 through 2022, the Silicon Valley regional unemployment rate decreased at an average annual rate of 10.2%, compared to the nation's unemployment rate which decreased at an average annual rate of 7.7%. Silicon Valley's unemployment rate is forecast to increase by an average annual rate of 2.3% between 2023 and 2027. The following counties contributed to the decrease in Silicon Valley's unemployment rate over the decade: Santa Clara (-10.5%). The graph below illustrates unemployment rates for Silicon Valley, the State of California, and the United States: Conclusion Silicon Valley’s economy is one of the strongest metropolitan regions in the nation, aided by high-value-added technology services, rising payrolls, and healthy consumer confidence. At the end of March 2023, the region saw its unemployment trend higher over the previous year, climbing to 3.1% but sits below state and national levels. On the downside, however, are regulatory burdens, high business and living costs, along with rising land costs in the region. Additionally, Silicon Valley’s tech sector is dealing with mass layoffs from the some of the region’s top employers like Meta and Twitter. These factors lead some companies to move to less expensive locations and others moved outside California, where there are tech workforces such as Utah, Washington, Texas and Oregon. The collapse of SVB in March 2023 also created significant headwinds for the financial sector in the region and nationally. Moreover, companies have embraced work from home and hybrid work models, a trend that is likely to continue moving forward, allowing residents to leave the region for more affordable areas nearby Silicon Valley. Nevertheless, Silicon Valley’s exceptionally talented workforce, ability to attract capital, and legacy of entrepreneurship will guide it through a period of adjustment to high costs that are a consequence of its own success. Through the near term, Silicon Valley’s recovery will closely mirror that of the U.S., but job growth is expected to slow over the same period as recession fears disrupt investment in hiring and market activity. WINCHESTER ASSISTED LIVING - PROPOSED SITE DESCRIPTION CUSHMAN & WAKEFIELD 23 Site Description Location: 15860 Winchester Boulevard Los Gatos, Santa Clara County, CA 95030 The property is located at the southeast corner of Winchester Boulevard and Shelburne Way. Shape: Rectangular Topography: Gentle slope Land Area: 1.310 acres Frontage: Good Access: Good Visibility: Good Soil Conditions: We did not receive nor review a soil report. However, we assume that the soil's load-bearing capacity is sufficient to support existing and/or proposed structure(s). Utilities The site is served by all typical utilities, including water, sewer, electricity, and natural gas. Site Improvements: The site improvements will include asphalt and concrete paved parking areas, curbing, signage, landscaping, exterior lighting and drainage. Land Use Restrictions: We do not know of any easements, encroachments, or restrictions that would adversely affect the site's use. However, we recommend a title search to determine whether any adverse conditions exist. Flood Panel: National Flood Insurance Rate Map Community Panel Number 06085C-0376-H (5/18/09). Flood Zone: FEMA Zone X500: Areas of moderate flood hazard from the principal source of flood in the area and determined to be between the limits of the 1.0 percent annual chance floodplain and the 0.2 percent annual chance floodplain. Mandatory flood insurance purchase requirements may apply. The flood zone determination and other related data are provided by a third-party vendor deemed to be reliable. If further details are required, additional research is required that is beyond the scope of this analysis. WINCHESTER ASSISTED LIVING - PROPOSED SITE DESCRIPTION CUSHMAN & WAKEFIELD 24 Wetlands: We were not given a wetlands survey. If subsequent engineering data reveal the presence of regulated wetlands, it could materially affect property value. We recommend a wetlands survey by a competent engineering firm. Seismic Hazard: The site is not located in a seismic hazard area. The entire region, however, is prone to earthquake activity. Hazardous Substances: We observed no evidence of toxic or hazardous substances during our inspection of the site. However, we are not trained to perform technical environmental inspections and recommend the services of a professional engineer for this purpose. Overall Functionality: The subject site appears to be functional for the intended senior housing use. TAX MAP WINCHESTER ASSISTED LIVING - PROPOSED SITE DESCRIPTION CUSHMAN & WAKEFIELD 25 SITE PLAN WINCHESTER ASSISTED LIVING - PROPOSED IMPROVEMENTS DESCRIPTION CUSHMAN & WAKEFIELD 26 Improvements Description The subject site is located in a suburban area of Los Gatos, Santa Clara County, CA. The site area, based on the information provided, contains 1.31 acres. The site has a gentle slope, has good utility, good access, good frontage and good visibility. The proposed unit mix is as follows. Preliminary design characteristics for the proposed property indicates the facility will contain approximately 125 units and will be licensed for at least 125 assisted living beds. As proposed, the 2-3-story building will contain approximately 81,633± square feet of gross building area. Design features to the property would include restaurant style dining, private dining room, movie theatre, lounge and game rooms, library, crafts room, activities room, sitting and socializing common areas, library, outdoor courtyards, etc. Units would have full amenities, including good quality cabinetry, countertops, kitchenettes (AL only), washer/dryer appliances, forced air heating/air conditioning, walk-in closets, fire and smoke monitors, and personal emergency response systems. Unit Sizes We reviewed recent construction projects of Class A assisted living communities and found the following unit size ranges: • Studio – 300 sq. ft. for a standard design and 450 sq. ft. for a Studio Deluxe unit; • One-Bedroom – 450 sq. ft. to 750 sq. ft. and up to 950 for a large unit with a den; • Two-Bedroom – 600 sq. ft. to over 1,000 sq. ft. for a large unit with a den and two bathrooms; Independent living units will be commensurately larger, accounting for a full kitchen as well as the addition of larger living spaces, washer/dryer, and typically a balcony. Communities targeting a lower-pricing structure will typically fall towards the lower-end of this sq. ft. range. No.Unit Total Description Units Sq.Ft. Sq.Ft. Assisted LivingStudio 101 101 393 39,711One-Bedroom 6 6 589 3,531 Subtotals/Averages 107 107 404 43,242 Memory CareStudio 18 18 409 7,353 Subtotals/Averages 18 18 409 7,353 Totals 125 125 405 50,595 UNIT MIX Winchester Assisted Living - Proposed No. Primary Beds* WINCHESTER ASSISTED LIVING - PROPOSED IMPROVEMENTS DESCRIPTION CUSHMAN & WAKEFIELD 27 Common Area Ratios We have summarized in the following table historical design characteristics for the three traditional senior living property types. As seen, the average common area ratio for assisted living/memory care facilities is near 40 percent of the total building area. Common area ratios for all senior housing have remained relatively consistent over the last decade. Based on the proposed unit configuration, the subject’s common area ratio is 38 percent, which appears reasonable based on ASHA standards. Common Rentable Common Rentable Common RentableArea Area Area Area Area Area 2009 33.3% 66.7% 42.0% 58.0% 27.4% 72.6%2010 33.2% 66.8% 42.2% 57.8% 26.8% 73.2%2011 33.7% 66.3% 43.3% 56.7% 29.6% 70.4%2012 29.7% 70.3% 34.9% 65.1% 24.5% 75.5%2013 32.4% 67.6% 42.6% 57.4% 31.1% 68.9%2014 32.2% 67.8% 41.2% 58.8% 33.6% 66.4%2015 32.4% 67.6% 48.3% 51.7% 26.5% 73.5%2016 32.0% 68.0% 45.4% 54.6% 24.1% 75.9%2017 30.1% 69.9% 45.9% 54.1% 28.5% 71.5%2018 28.0% 72.0% 42.0% 58.0% 28.0% 72.0%2019 26.0% 74.0% 40.0% 60.0% 26.0% 74.0%2020 31.0% 69.0% 40.0% 60.0% 37.0% 63.0% Averages 31.2% 68.8% 42.3% 57.7% 28.6% 71.4% Subject --- ---38.0% 62.0%--- --- Source: American Seniors Housing Association (ASHA) DESIGN CHARACTERISTICS Independent Living Assisted Living CCRCs WINCHESTER ASSISTED LIVING - PROPOSED SENIOR LIVING INDUSTRY OVERVIEW CUSHMAN & WAKEFIELD 28 Senior Living Industry Overview Independent Living Congregate care or independent living units are designed for seniors who pay for some congregate services (i.e. housekeeping, transportation, meals, etc.) as part of the monthly fee or rental rate, and who require little, if any, assistance with activities of daily living. Residents of congregate/independent living units may also receive some health care services provided by in-house staff or an outside agency. Congregate units may be part of an “age in place” residence, a property that provides assisted living services, or a continuing care retirement community. Independent living communities, particularly rental communities, are the least heavily monitored and the least governed by state regulations of all senior housing communities. In some states, this has resulted in a fair degree of flexibility in providing additional services. Over the last decade, retirement communities have been attracting an older and somewhat frailer population than originally anticipated. The average age of entrance into an independent living facility is between the late 70’s and early 80’s, rather than the late 60’s and early 70’s as originally anticipated. Assisted Living The emergence of assisted living in the 1990s as an option in the long-term care continuum for elders represented the convergence of social, political, economic and treatment trends. Prior to this time, most dependent seniors had only two long-term care options: be cared for by a family member or enter an institutionalized nursing home. Today, these limited options are inadequate to serve the diverse needs of the elderly population. For many elderly, individual nursing homes are overly intensive, expensive and institutional. In response, assisted living is a favored form of long-term care for those seniors with moderate to intermediate care needs. Although the general characteristics and philosophy behind assisted living are consistent throughout the country, there is no consensus on a legal definition of this term. Some states enacted laws using the term assisted living; however, in most jurisdictions, licensure statutes contain a variety of programs and services. In referring to residential housing and services, most state licensing laws use terms such as: adult homes, personal care homes, homes for the aged, supportive living facilities, residential care facilities, board and care homes, elderly group homes, congregate care housing and senior housing. Typically, a resident will have a compact studio or efficiency apartment with a private bathroom. The living space may or may not include a kitchenette (sink and small refrigerator), a living room or storage space. Economics generally dictate the size of the private living space, which can range from a small one-room efficiency of less than 300 square feet to a large two-bedroom apartment of 750± square feet or larger. Assisted living residences also provide for a considerable amount of common space for the residents. Newer assisted living facilities generally allocate approximately 40 percent of the total gross square footage of the building to common areas. Such space includes dining rooms, libraries, lounges, activity centers, kitchens and laundry rooms. The size of an assisted living facility depends on many variables, including market forces and site constraints. Most new freestanding facilities typically provide 40 to 100+ units. The level of service in assisted living facilities varies substantially. However, there are certain basic services generally offered including: 24-hour a day on-site supervision or access to an emergency call system; Two or three meals and regular snacks are available; Light housekeeping and laundry services are available; WINCHESTER ASSISTED LIVING - PROPOSED SENIOR LIVING INDUSTRY OVERVIEW CUSHMAN & WAKEFIELD 29 Some level of daily personal care from the facility staff; A personalized health care plan delineating how a resident’s health care needs may be addressed; and Recreational activities, social services and transportation resources. An objective of assisted living is to enable residents to age in-place. Thus, the level of personal care, congregate services or health care services may be adjusted upwards as needed. However, this may prove difficult if residents need increasing amounts of nursing care since state law may limit or prohibit skilled nursing care in assisted living facilities. Despite this issue, there is a growing trend by states to extend the scope of assisted living services far into the long-term care continuum. The typical assisted living resident needs assistance with approximately two ADLs. While the number of ADLs with which a person needs assistance is used clinically as a measure of dependency, such dependency does not necessarily mean that medical care is required. In assisted living facilities, residents generally have at least one ADL dependency, and it is not uncommon that they have as many as three or four. Memory Care In a 2020 study by the Alzheimer’s Association (2020 Alzheimer’s Disease Facts and Figures), Alzheimer’s disease is the most common cause of dementia among people age 65 and older, accounting for 60 to 80 percent of cases. The report indicates that studies have consistently shown that active management of Alzheimer’s and other dementias can improve the quality of life of affected individuals and their caregivers. The risk factors for dementia and Alzheimer’s disease are age, genetics and family history. Age is the greatest of these three risk factors. The percentage of those with Alzheimer’s dementia increases dramatically with age: • 3 percent of people age 65-74 • 17 percent of people age 75-84 • 32 percent of people age 85 or older Currently, an estimated 5.8 million Americans aged 65 or older have Alzheimer’s disease. Of these 5.8 million, 80 percent are age 75 or older. The number of Americans with Alzheimer’s is increasing every year because of the steady growth in the older population, and this number will continue to increase and escalate rapidly in the coming years as the baby boom generation ages. The report further found: Of people aged 85+, 32 percent have Alzheimer’s disease. In 2011, the first baby boomers turned 65. By 2029, all baby boomers will be at least 65 years old. By 2025, the number of people age 65 and older with Alzheimer’s disease is estimated to reach 7.1 million — a 22 percent increase from the 5.8 million age 65 and older currently affected in 2020. In 2020, the 85-years-and-older population includes about 2.1 million people with Alzheimer’s disease, or 35 percent of the Alzheimer’s population. When the first wave of baby boomers reaches age 85 (in 2031), over 3.0 million people age 85 and older will have Alzheimer’s. Total annual payments for health care, long-term care and hospice for people with Alzheimer’s disease and other dementias are projected to increase from $305 billion in 2020 to more than $1.1 trillion in 2050 (in 2020 dollars). Medicare and Medicaid currently cover most of the costs of care. Studies indicate that people age 65 and older survive an average of four-to-eight years after a diagnosis of Alzheimer’s dementia, yet some live as long as 20 years with Alzheimer’s dementia. WINCHESTER ASSISTED LIVING - PROPOSED SENIOR LIVING INDUSTRY OVERVIEW CUSHMAN & WAKEFIELD 30 Occupancy Patterns Occupancy data compiled by the American Seniors Housing Association (ASHA), and published in The State of Seniors Housing 2022, for the various senior housing community types (congregate, assisted and CCRCs) has been summarized in the following table. The above table shows median performance. For upper quartile performance, occupancy levels were about 10 percent higher than the above, showing an “All Communities” average of 92.0 percent for the upper quartile. The above metrics exclude properties opened less than two years, as these are assumed to be in lease up. Further, due to the impact from the pandemic, the publication also excluded facilities that reported figures below 65 percent, as those are assumed to be distressed. According to the NIC MAP® Data Service, Q1 of 2023 performance reflected: • Independent Living occupancy was 85.2 percent in Q1 2023, unchanged from the prior quarter. Occupancy is 450 bps below its pre-pandemic level of 89.7 percent. • Assisted Living occupancy in Q1 2023 was 81.2 percent, up 70 bps from the prior quarter. Occupancy still low by historic standards and is at 330 bps below its pre-pandemic level of 84.5 percent in Q1 2020. • Nursing home occupancy was 81.3 percent in Q1 2023, an increase of 130 bps from the prior quarter. This improvement in occupancy has been greater for nursing care than assisted living or independent living, but the overall decline in occupancy for nursing care since the pandemic was more severe. Occupancy is still well below the pre-pandemic occupancy of 86.6 percent in the first quarter of 2020. • CCRC occupancy was 87.3 percent in Q1 2023, an increase of 20 bps from the prior quarter. Entrance-fee CCRCs continued to significantly outperform their rental-based counterparts in terms of occupancy at 88.8 percent versus 84.3 percent. The average length of stay in a senior housing facility also varies with the facility type. Following is a table that sets forth the average length of stay, based on data compiled by ASHA and published in The State of Seniors Housing 2022. Property Type 2016 2017 2018 2019 2020 2021 Independent Living(Independent Only)93.2% 89.6% 89.2% 87.3% 84.2% 80.9%(Independent With Assisted Living)91.6% 89.9% 87.5% 90.1% 84.5% 82.0% Assisted Living(Assisted Only)88.7% 89.5% 90.2% 88.2% 82.4% 78.4%(Assisted with Memory Care)89.4% 89.3% 90.2% 86.5% 81.9% 81.4% CCRCs (for & non-profit)90.5% 89.9% 90.0% 89.4% 84.7% 85.4% All Communities 90.2% 89.7% 89.6% 87.8% 82.9% 81.1% Source: American Seniors Housing Association MEDIAN STABILIZED OCCUPANCY RATES (NATIONAL) Senior Housing Facilities - All Communities WINCHESTER ASSISTED LIVING - PROPOSED SENIOR LIVING INDUSTRY OVERVIEW CUSHMAN & WAKEFIELD 31 For independent living property types, the average length of stay has decreased slightly in 2021 but assisted and memory care length of stays have remained relatively consistent. Absorption Trends In our experience, typical patterns for initial absorption of new residents for all facility types is strong in the first month, but then tapers off during the following months and second and third years. Absorption rates are influenced by the strength of the residential market, as prospective residents choose to delay entry, or are unable to move as they await the sale of their home. According to the NIC MAP® Data Service, Q1 of 2023 monitor report, absorption in Q4 reflected the seventh consecutive quarter that absorption exceeded inventory growth. The pace of inventory growth appeared to decelerate in Q1, with inventory increasing by 1,016 IL units, and 1,098 AL/MC units. This continues to be relatively weak by historical standards and has contributed to the increase in occupancy. In Q1 2023, there were about 35,300 units remaining in the construction pipeline, down 29.7 percent from the fourth quarter of 2019 prior to the pandemic. Acquisition Market According to The Senior Care Acquisition Report, 27th Edition 2022, published by Irving Levin Associates, Inc., after two years into the COVID-19 pandemic, the seniors housing industry hit an occupancy low in early 2021, but began to recover throughout the year. However, the recovery has been uneven due to variants and labor issues, protracting the time needed to stabilize occupancy. New construction starts have slowed considerably, which should help existing communities fill empty beds. Demographics will be a boon to the seniors housing industry, but not for at least another five years. Acquisition activity in 2021 nearly matched 2019’s volume (443 versus 455 deals), based on publicly announced transactions. Including the off-market deals, deal volume likely topped 600 transactions in 2021. The debt markets loosened in 2021, enabling buyers to buy at such a pace and such a scale. The transaction process also eased throughout the year, as property visits resumed, due diligence could be completed, and bid-ask spreads came down. Activity really began to surge at the end of 2020, when 126 transactions were announced in the fourth quarter. Buyers flocked to the market in 2021 to acquire properties offering attractive yields, especially compared with other commercial real estate sectors. Skilled nursing deal activity dropped off in 2021, accounting for just 30 percent of all deals in 2021 versus 42 percent in 2020. Meanwhile, assisted living/memory care communities rose in prominence, from 33 percent of all deals in 2020 to a plurality of 44 percent in 2021. Independent living remained Property Type 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Independent 29.2 37.9 31.2 32.0 31.1 32.1 35.9 37.3 34.0 n/a 30.8 Assisted Living 21.7 22.0 21.5 23.4 20.8 22.2 26.9 22.4 24.4 25.2 20.2 Memory Care 21.3 n/a n/a n/a n/a n/a 16.2 16.6 17.1 19.1 n/a Comb. Assisted & Memory Care n/a 23.9 24.1 23.0 21.9 21.4 20.9 23.0 20.9 22.3 22.1 All CCRC (excl. SNF)64.2 71.5 78.0 70.8 59.0 55.9 63.0 71.5 58.0 110.5 77.7 Entrance Fee CCRC - IL Units 91.9 98.5 n/a n/a n/a n/a n/a n/a n/a n/a n/a Entrance Fee CCRC - AL Units 27.5 29.8 n/a n/a n/a n/a n/a n/a n/a n/a n/a AVERAGE RESIDENT LENGTH OF STAY (Stated In Months) Source: American Seniors Housing Association WINCHESTER ASSISTED LIVING - PROPOSED SENIOR LIVING INDUSTRY OVERVIEW CUSHMAN & WAKEFIELD 32 the same at 11 percent of both years’ deal activity, while active adult/age-restricted apartments fell in proportion from 11 percent to 9 percent. Lastly, CCRC’s made up 6 percent of sales in 2021, versus 3 percent in 2020. There were four deals worth over $1 billion in 2021, compared with none in 2020. The largest was DigitalBridge Group’s $3.21 billion sale of its healthcare assets, including a large MOB portfolio and nine hospital assets, to an investment group that includes two real estate investment firms: Highgate Capital Investments and Aurora Health Network. Ventas’ $2.3 billion, or $185,000 per unit, acquisition of New Senior Investment Group was next, followed by Welltower’s purchase of Holiday Retirement’s entire owned portfolio of 86 independent living communities for $1.58 billion, or $152,000 per unit. Finally, Harrison Street Real Estate Capital acquired 24 seniors housing communities formerly owned by Healthpeak Properties for $1.2 billion, or $547,000 per unit. As such, numerous sales like these helped lower the average price paid per unit in the seniors housing sector to $182,300, from $196,000 in 2020 and $244,200 in 2019, a record-high. That is a 7 percent decrease in the average. Dealmakers pointed out that there were simply very few sales of stabilized, high-quality communities in 2021, as those owners had more power to raise monthly rent to offset increased labor and care costs. But as construction costs remain high, more investors looking to increase their seniors housing holdings will inevitably turn to the acquisition market, thereby pushing prices back up. If the sector can continue to make occupancy gains in 2022, and labor costs level off, then average values could rise significantly. The report indicated the following average price points for IL/AL properties: AVERAGE PRICE PER UNIT FOR IL/AL IL/AL IL Only AL Only 2012 $156,800 $138,800 $164,000 2013 $164,000 $191,950 $150,600 2014 $208,200 $246,800 $188,700 2015 $189,900 $192,900 $189,200 2016 $206,700 $228,200 $193,650 2017 $223,200 $230,100 $221,250 2018 $203,400 $238,100 $186,400 2019 $244,200 $233,600 $248,400 2020 $196,200 $232,500 $174,700 2021 $182,300 $177,400 $186,800 Source: The Senior Care Acquisition Report, 27th Edition, 2022 For combined independent/assisted living, the report indicates that the volume of “B” quality assets sold in 2021 helped to lower the average price paid to $182,300 per unit in 2021, compared with $196,200 in 2020. Dealmakers pointed out that there were simply very few sales of stabilized, high-quality communities in 2021. For the upper quartile (25 percent grouping of highest priced unit sales), was $200,353 per unit in 2020, compared with $245,499 per unit in 2020. Here again, the dearth of high-quality property sales caused the upper quartile to fall. As a comparison, the upper quartile typically ranged from $325,000 to $360,000 per unit pre-COVID-19. WINCHESTER ASSISTED LIVING - PROPOSED SENIOR LIVING INDUSTRY OVERVIEW CUSHMAN & WAKEFIELD 33 For assisted living in 2021, “A” properties sold for an average of $386,200 per unit in 2021, down from $405,100 per unit in 2020. We note that the supply for high-quality “A” assets dried up in 2021 as most operators stayed on the sidelines. Demand was strong, but there was a very limited supply of these assets in 2021. For Class “B” assets, the average sale price increased in 2021 to $152,500 per unit, as compared to $119,100 in 2020. Other statistics are shown in the chart below: For assisted living in 2020, the “A” properties saw an average NOI per unit of $17,500, down from $26,000 per unit in 2020. However, both “B” and “C” properties saw an increase in their NOI, up from $8,600 in 2020 to $10,400 in 2021 for “B” properties, and up from $3,600 in 2020 to $6,700 in 2021 for “C” properties. In terms of region, the report indicated the following performance: AVERAGE PRICE PER UNIT FOR IL/AL 2019 2020 2021 Northeast $263,700 $232,600 $226,400 Southeast $267,100 $200,300 $178,300 North Central $142,100 $118,500 $151,200 South Central $178,000 $172,000 $148,900 West $293,300 $240,400 $247,800 Source: The Senior Care Acquisition Report, 27th Edition, 2022 The West region had the highest average price per unit at $247,800, reflecting high land costs, high barriers to entry and high-income markets. Most regions failed to surpass their 2019 average per-unit prices. "A" Properties "B" Properties "C" PropertiesAverage NOI per Unit $17,500 $10,400 $6,700Average Operating Margin 19.2% 19.4% 16.0%Average Occupancy 75.4% 77.0% 75.0%Average Cap Rate 7.3% 7.8% 7.9% Source: The Senior Care Acquisition Report, 27th Edition, 2022 Assisted Living Operating/Valuation Statistics:"A" vs. "B" vs. "C" Properties Sold in 2021 "A" Properties "B" Properties "C" PropertiesAverage NOI per Unit $14,200 $8,500 $4,800Average Operating Margin 37.0% 30.0% 22.0%Average Occupancy 76.0% 75.0% 72.0%Average Cap Rate 4.8% 6.9% 7.9% Source: The Senior Care Acquisition Report, 27th Edition, 2022 Independent Living Operating/Valuation Statistics:"A" vs. "B" vs. "C" Properties Sold in 2021 WINCHESTER ASSISTED LIVING - PROPOSED SENIOR LIVING INDUSTRY OVERVIEW CUSHMAN & WAKEFIELD 34 CA Assisted Living Environment Definition and Licensure The California Department of Social Services, Community Care Licensing Division (CCLD), is the State Agency responsible for approving, monitoring, and regulating Residential Care Facilities for the Elderly (RCFE) per the California Code of Regulations, Title 22, Division 6, Chapter 8. California also has Adult Residential Facilities (ARF) which regulated by the California Code of Regulations, Title 22, Division 6, Chapter 6. Any individual or legal entity providing or intending to provide care and supervision to the elderly in a residential facility must obtain a current valid license. A license is not transferable. The licensee must notify the licensing agency and all residents receiving services, or their representatives, in writing as soon as possible and in all cases at least 30 days prior to the transfer of the property or business, or at the time that a bona fide offer is made, whichever period is longer. In all other instances, including a change in licensee, type of license, or location of the facility, the licensee must notify the licensing agency and all residents receiving services, or their responsible persons, in writing as soon as possible and in all cases at least 30 days prior to the effective date of that change. In the case of change of ownership or licensee a new application for license must be submitted by the prospective new licensee. Statewide Statistics As of February 2023, California has 7,336 licensed RCFEs in the State with 164,497 beds, 111 licensed RCFE-CCRCs with 34,883 beds, 5,686 licensed ARFs with 38,372 beds, and 92 ARFs with Special Health Care Needs that have 439 beds. Dementia Requirements RCFEs may admit residents who are diagnosed by a physician as having dementia if certain requirements are met, including annual medical assessment, adequate supervision, enhanced physical plant safety requirements, and an appropriate activity program. Public Financing The Assisted Living Waiver (ALW) was approved in 2009 and was funded through 2014 then extended until February 28, 2024. The ALW is a Home and Community-Based Services waiver that was created by legislation that directed the California Department of Health Care Services to develop and implement the project to test the efficacy of assisted living as a Medi-Cal benefit. The goal of the ALW is to: • Facilitate a safe and timely transition for Medi-Cal eligible seniors and persons with disabilities from a nursing facility to a community home-like setting in a RCF, an ARF or public subsidized housing, utilizing ALW services; and • Offer eligible seniors and persons with disabilities, who reside in the community, but are at risk of being institutionalized, the option of utilizing ALW services to develop a program that will safely meet his/her care needs while continuing to reside in a RCF, ARF, or public subsidized housing. To be eligible for ALW, an individual must meet all of the following criteria: age 21 or older; have full-scope Medi-Cal eligibility with zero share of cost; have care needs equal to those of Medi-Cal-funded residents living and receiving care in nursing facilities; willing to live in an assisted living facility or public subsidized housing; and willing to live in an assisted living setting located in one of the following counties providing ALW services: Alameda, Contra WINCHESTER ASSISTED LIVING - PROPOSED SENIOR LIVING INDUSTRY OVERVIEW CUSHMAN & WAKEFIELD 35 Costa, Fresno, Kern, Los Angeles, Orange, Riverside, Sacramento, San Bernardino, San Diego, San Francisco, San Joaquin, San Mateo, Santa Clara and Sonoma. The ALW requirement considers both the applicant's income as well as their assets. Medi-Cal reimburses for the services provided to residents enrolled in the ALW, however the resident is required to pay room and board. In 2023, for those with the Social Security Income (SSI) of $1,477.83, the personal need allowance for the participant’s personal needs is $35.00. Each participant must be assessed by an R.N. Care Coordinator from a Care Coordination entity. The assessment will determine the participants’ Tier of Care. The payment rates by tier are: PAYMENT RATES Assisted Living Services: Tier 1 Tier 2 Tier 3 Tier 4 Tier 5 $84/participant/day $101/participant/day $115/participant/day $133/participant/day $200/participant/day Care Coordination $320/month Nursing Home Transition Coordination $1,600 WINCHESTER ASSISTED LIVING - PROPOSED MANAGEMENT AND OPERATIONS OVERVIEW CUSHMAN & WAKEFIELD 36 Management and Operations Overview Management Overview According to the developer, they have not yet selected their operating partner for the subject property. It was noted that they will choose a seasoned operator to manage the property, targeting is at the high-end of the private pay marketplace. This market study assumes competent management will be in place. Regulations and Health Matters The facility will be licensed as a Residential Care Facility for the Elderly (RCFE) by the CA Department of Social Services. The facility will be licensed for at least 125 assisted living beds. Typically, newer facilities are licensed for additional beds to allow for a spouse to reside in the same unit (i.e. second persons). State Monitoring The State of CA regularly surveys licensed assisted living/memory care facilities. Proper adherence to state regulations is assumed. WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 37 Competitive Market Analysis Location Overview The property is located in the community of Los Gatos. Generally, the boundaries of the immediate area are Highway 85 to the north, Highway 9 to the south, Los Gatos Boulevard to the east and Quito Road to the west. The Central Business District is ¼ mile south the subject property. LOCAL MAP Neighborhood Analysis The facility is located in a suburban location in an area characterized by residential and commercial development. Land in the subject’s neighborhood is approximately 95 percent developed, with most improvements in good condition. The age of the improvements vary widely with some houses still in use that appear to date to the 1940s, as well as some newer residential developments that appear to date to the last 10-20 years. Overall the local area appears to be complementary to the subject facility. Nearby and Adjacent Uses North Single-family residences and various office and commercial uses South Multi-family residences and various commercial uses West Single-family residences East Vet clinic, offices and various commercial uses WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 38 Special Hazards or Adverse Influences There are no detrimental uses in the local area that would impact the subject’s use. The general area is not subject to flooding according to FEMA maps. No unusual noise pollution was observed. No noxious odors were observed at or near the subject and none were reported. Access Local area accessibility is generally good, relying on the following transportation arterials: Local: The subject property is accessed along Winchester Boulevard, a moderately trafficked roadway. The subject is located in close proximity to Highway 17, which travels northward into San Jose and southward into the community of Santa Cruz. The subject also enjoys good proximity to other moderately trafficked arterials traversing the town and county. Regional: The subject is located approximately seven miles from egress/ingress to Interstates 280 and 880, and these arterials provide the most convenient north-south travel connection to other major arterials including access to Interstate 680 and Highway 101, approximately 10 miles to the northeast of the subject. Transportation Systems: The subject is located in a suburban market area, and the primary method of transportation is automobile. Public transportation is available through the Valley Transportation Authority (VTA) bus system, which serves Los Gatos as well as a number of suburban communities. Medical Services There are also numerous medical clinics and private physician offices in the PMA. The subject’s location is mostly residential but with good proximity to a main medical services corridor in the town. The Good Samaritan Hospital is located approximately 1 ½ miles northeast of the subject. The hospital and surrounding on-campus buildings offer a full range of medical services including primary care, specialty care, imaging and out-patient surgery. In addition, a full service 24-hour emergency room is available as well as life flight transportation, when necessary. Location Attributes Conclusion Based on our review of the facility and their offering, the subject’s location appears to be a suitable location for the facility, and the neighborhood is conducive to the proposed use. Primary Market Area The first step in analyzing the competitive market for the subject is delineating its primary market area (PMA). The PMA is typically described as either a defined radius around the subject, zip codes, or it can be the county or township in which the property is located. In order to delineate the subject’s PMA, our analysis evaluated industry trends, an interview with the subject’s management, as well as representatives at the competitive properties we used in our analysis. We also consider natural boundaries; density of the population; work and commuting patterns; location of retail, health and service centers; locations of other housing options; and major transportation corridors. WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 39 Physical Barriers There are no significant physical barriers in the immediate proximity of the subject that are believed to limit the subject’s market area. Psychological Barriers The subject’s market area is not constrained by any known psychological barriers. Industry Trends National surveys conducted by two senior housing associations regarding relocation trends for senior housing is presented below. These figures denote the percentage and distances involved of residents who have relocated to a senior housing project. RELOCATION TRENDS – SENIOR LIVING FACILITIES ASSISTED LIVING ASSISTED & MEMORY CARE ASSISTED & INDEPENDENT LIVING CCRC Under 5 Miles 40.0% 26.7% 43.5% 52.2% 5 – 10 Miles 20.4% 34.7% 20.0% 16.4% 11 – 25 Miles 20.0% 16.7% 15.3% 13.4% 26 – 50 Miles 7.3% 6.0% 5.9% 6.0% Over 50 Miles 12.4% 16.0% 15.3% 11.9% Source: AAHSA – 2009 Overview of Assisted Living Both assisted and independent living facilities exhibit similar relocation patterns, while facilities with memory care exhibit wider relocation patterns, typical as often families will need to travel further to find a secured memory care facility to meet their needs. Local Trends Considering the physical and psychological barriers, population density, discussions with market participants, and the competing facilities’ concentration, we have determined the PMA of the subject to encompass an area of a 5-mile radius from the site. In this market, we believe that the majority of demand will come from the PMA. Discussions with operators and market participants indicate 75 percent of the residents will emanate from the PMA. Although a property like the subject may also attract residents from outside of the area, the geographic 5-mile radius is considered to represent the primary draw for the subject. Residents also relocate to Los Gatos to either retire or be near their adult children that work in the area. Adult children are often the driving force in the decision making process for their parents. Market Area Delineation Conclusion Based on our knowledge of the local market, we have determined the PMA of the subject to encompass an area of approximately 5-mile radius of the site. WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 40 The map of the PMA is shown below. PRIMARY MARKET AREA MAP Supply/New Construction Existing Facilities Because of the subject’s levels of personal care services, and type of amenities, personal care or boarding homes in the market do not generally compete directly with the subject. However, the following charts detail the number of senior living units in the subject’s market area that pose direct and indirect competition to the subject. We note that the table may include facilities located in both the subject’s primary market area and secondary market area for all known properties offering the product types studied in this report. WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 41 The above chart reflects all inventory overlapping the subject’s PMA. We included the distance from the subject, which provides a ‘Competitive Percentage’ figure, calculated based on the percentage of overlap of each property’s PMA, assuming a PMA identical to that of the subject. This percentage is presented here, and will be used further on to apply to isolate existing inventory for our supply and demand analysis. Selection of Comparables The subject’s PMA includes a total of 13 communities; however, we selected our survey comparables based on both proximity as well as similarity of the facility. We excluded several 6-bed room and board facilities as they are inferior to the subject will not compete with the subject property. Proposed Units Regarding planned or pending projects in the subject’s PMA, discussions with local providers and municipal planning departments indicated that there are two comparable assisted living facilities planned at this time. Because of the retirement draw of the market area, it would be reasonable to assume that the PMA could possibly see some new development through the mid-term. Our analysis will only include those facilities likely to be complete within the coming 24-36 months. These facilities are set forth in the following table. Facility Name Distance from Subject in Miles Competitive Percentage Total IL Total AL Total MC Total Units In PMA? ComparablesBelmont Village Los Gatos 2.52 52%0 119 27 146 YesMerrill Gardens at Campbell 3.58 38%0 126 24 150 YesCampbell Village 3.61 38%0 59 13 72 YesPalm Villas Campbell 2.60 51%0 0 24 24 YesCedar Creek Alzheimers and Dementia Care Center 1.54 67%0 0 29 29 YesMorningStar at West Valley 4.83 26%0 0 41 41 Yes Other InventoryVilla Fontana 4.02 34%0 71 25 96 YesOur Lady Of Fatima Villa 3.25 42%0 37 0 37 YesSaratoga Retirement Community 2.44 53%143 88 14 245 YesThe Terraces Of Los Gatos 1.03 77%175 45 16 236 YesPrincess Lodge 2.31 55%0 0 16 16 YesWestgate Villa Assisted Living / westwoods 4.08 33%0 32 0 32 Yes SUBJECT 100%0 107 18 125 Yes Totals 318 684 247 1,249 Total Computed % Competitive Inventory 210 371 125 706 * PMA - Primary Market Area MARKET AREA SUPPLY Assumptions and Methodology for Determining Comparable Properties: All known properties offering the product types studied in this report are listed. Properties not considered reasonably comparable to the subject project may be excluded from the competing unit count for purposes of calculating supply. Also, adjustments in competing unit counts are made to all competing properties in the column labeled "Competitive Percentage" which represents the area of overlapping circles using Pythagorean theorem. WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 42 Occupancy Patterns Industry Statistics Occupancy data compiled by the American Seniors Housing Association (ASHA), and published in The State of Seniors Housing 2022, for the various senior housing community types (congregate, assisted and CCRCs) has been summarized in the following table. The above table shows median performance. For upper quartile performance, occupancy levels were about 10 percent higher than the above, showing an “All Communities” average of 92.0 percent for the upper quartile. The above metrics exclude properties opened less than two years, as these are assumed to be in lease up. Further, due to the impact from the pandemic, the publication also excluded facilities that reported figures below 65 percent, as those are assumed to be distressed. Competitive Market Area The following table summarizes the competitive properties and their reported occupancy levels. Please note that not all of these properties may fall within the defined market area of the subject; however, earlier in this section, we defined the total competitive supply in the subject’s primary market area for all known properties offering the product types studied in this report. The below chart reflects only the inventory we surveyed as rental comparables. We will further on include the total other inventory within the subject’s PMA for our supply/demand analysis. Facility Name Distance from Subjectin Miles Competitive Percentage Total IL Total AL Total MC Total Units In PMA? Year Complete SUBJECT 100%0 107 18 125 Yes 2025Bascom Senior Living 3.75 36%0 93 0 93 Yes 2026Cambrian Park Plaza Assisted Living 2.98 46%0 160 0 160 Yes 2026 Totals 0 360 18 378 Facility Name Total IL Total AL Total MC Total UnitsTotal 2022 Computed % Competitive Inventory 210 371 125 706Total 2023 Computed % Competitive Inventory 210 371 125 706Total 2024 Computed % Competitive Inventory 210 371 125 706Total 2025+ Inventory 210 584 143 938 * PMA - Primary Market Area Assumptions and Methodology for Determining Comparable Properties: All known properties offering the product types studied in this report are listed. Properties not considered reasonably comparable to the subject project may be excluded from the competing unit count for purposes of calculating supply. Also, adjustments in competing unit counts are made to all competing properties in the column labeled "Competitive Percentage" which represents the area of overlapping circles using Pythagorean theorem. COMMUNITIES UNDER CONSTRUCTION OR PROPOSED TOTAL EXISTING & UNDER CONSTRUCTION OR PROPOSED Property Type 2016 2017 2018 2019 2020 2021 Independent Living(Independent Only)93.2% 89.6% 89.2% 87.3% 84.2% 80.9%(Independent With Assisted Living)91.6% 89.9% 87.5% 90.1% 84.5% 82.0% Assisted Living(Assisted Only)88.7% 89.5% 90.2% 88.2% 82.4% 78.4%(Assisted with Memory Care)89.4% 89.3% 90.2% 86.5% 81.9% 81.4% CCRCs (for & non-profit)90.5% 89.9% 90.0% 89.4% 84.7% 85.4% All Communities 90.2% 89.7% 89.6% 87.8% 82.9% 81.1% Source: American Seniors Housing Association MEDIAN STABILIZED OCCUPANCY RATES (NATIONAL) Senior Housing Facilities - All Communities WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 43 The current reported occupancy of the comparables surveyed, which were not in lease-up, ranged from 88 percent to 100 percent. The subject is expected to compete at the upper-end of the marketplace. The Belmont Village Los Gatos facility opened in 2022 and remains in lease-up with 99 of their 146 units occupied. MorningStar at West Valley recently opened in July 2023 and was reported to have filled 10 of their 41 units. We also compared the subject’s local market performance to that of their overall MSA, shown below. Facility Name Total AL+MC Occupancy LevelBelmont Village Los Gatos 146 68%Merrill Gardens at Campbell 150 88%Campbell Village 72 88%Palm Villas Campbell 24 100%Cedar Creek Alzheimers and Dementia Care Center 29 93%MorningStar at West Valley 41 24% SUBTOTAL 462 77%Subject 125 0% SUBTOTAL + SUBJECT 587 60% Facility Name Total MC Only Occupancy LevelBelmont Village Los Gatos 27 68%Merrill Gardens at Campbell 24 88%Campbell Village 13 88%Palm Villas Campbell 24 100%Cedar Creek Alzheimers and Dementia Care Center 29 93%MorningStar at West Valley 41 24% SUBTOTAL 158 71%Subject 18 0% SUBTOTAL + SUBJECT 176 64% DEFINED COMPETITIVE FACILITIES WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 44 Source: NIC MAP ® Data Service According to the NIC MAP® Data Service, Q2 of 2023 Metro Market Report, the average occupancy rate for stabilized properties that are mostly assisted living across the San Jose MSA is 81.4 percent. The occupancy is slightly above the national occupancy of 80.0 percent for assisted living within primary markets suggesting the larger market is similarly competitive than other primary markets around the country. However, the occupancies of the facilities in the PMA show slightly higher occupancy levels, indicating the need for additional assisted living beds, similar to the subject property. Senior Demographics We evaluated the current and future market potential by analyzing demographic trends and the supply of senior housing in the facility’s market area. As discussed earlier, although a property like the subject may also attract residents from outside of the area, the geographic market area within a radius of approximately 5-mile is considered to represent the primary draw for the subject. Demographic data used in our analysis was provided by © 2022 Experian Marketing Solutions, Inc. •All rights reserved•. The data includes figures for the most recent census year in 2010, 2022 estimates and projections for the years 2027 and 2032. For purposes of this analysis, we relied upon the 2022 estimates for current demographic information. WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 45 Senior Population/Growth Rates An analysis of the PMA’s senior population and growth demographics for the subject’s primary area (PMA) relative to the U.S. will yield insight into the nature of the PMA, as shown in in the following chart. As seen from the data, the senior population is growing moderately in terms of absolute numbers and as a percentage of total population. In 2022, 8.7 percent of the PMA’s total population was above the age of 75. This is above the national average of 7.0 percent. However, the 75+ cohort is expected to grow at an annual rate of 2.9 percent, which is below the national rate of 4.0 percent. Over the next five years, the total 75+ population growth is expected to be 15.4 percent in the subject’s PMA as compared to 21.9 percent nationally. Aging of baby boomers contributed to a significant increase of 5,470 people (+31.2 percent) in the 65-74 population between 2010 and 2022. As this group ages, most cohorts age 65+ are predicted to see increases in the PMA over the next five years, particularly the 65-74 and 75-84 age groups, which are projected to grow 10.3 percent (2,382 people) and 17.8 percent (2,584 people) respectively. Comparatively on a national basis, the 65-74 and 75-84 age groups are projected to grow 11.1 percent and 26.7 percent between 2022 and 2027. The subject’s PMA indicates a lower percentage growth of elderly population as compared to the national average. Adult Children Population/Growth Rates We also analyzed population trends for what the industry refers to as “adult children.” This segment of the population generally plays a significant role in the placement of a senior in a senior housing facility. This is especially true as many seniors or elderly will relocate to be near their adult children or relatives. This fact is widely recognized by senior housing operators who indicate that market areas exhibiting a higher concentration of adults 2010 Population %Population %2010-2027 Total Annual Total AnnualTotal *244,509 308,745,632 Total *2.9% 0.2% 11.5% 0.6%65+34,156 14.0% 40,267,997 13.0% 65+47.5% 2.3% 61.3% 2.9%75+16,601 6.8% 18,554,562 6.0% 75+50.4% 2.4% 53.5% 2.6%85+5,075 2.1% 5,493,435 1.8% 85+54.5% 2.6% 34.6% 1.8% 2022 Estimate 2010-2022 Total *249,517 333,040,841 Total *2.0% 0.2%7.9% 0.6%65+44,648 17.9% 56,175,236 16.9% 65+30.7% 2.3% 39.5% 2.8%75+21,623 8.7% 23,371,819 7.0% 75+30.2% 2.2% 26.0% 1.9%85+7,086 2.8% 6,730,574 2.0% 85+39.6% 2.8% 22.5% 1.7% 2027 Projection 2022-2027 Total *251,540 344,351,218 Total *0.8% 0.2%3.4% 0.7%65+50,369 20.0% 64,940,768 18.9% 65+12.8% 2.4% 15.6% 2.9%75+24,962 9.9% 28,484,173 8.3% 75+15.4% 2.9% 21.9% 4.0%85+7,841 3.1% 7,394,641 2.1% 85+10.7% 2.0%9.9% 1.9% 2032 2027 - 2032 Total *253,579 356,045,706 Total *0.8% 0.2%3.4% 0.7%65+56,822 22.4% 75,074,065 21.1% 65+12.8% 2.4% 15.6% 2.9%75+28,817 11.4% 34,714,804 9.8% 75+15.4% 2.9% 21.9% 4.0%85+8,676 3.4% 8,124,228 2.3% 85+10.7% 2.0%9.9% 1.9% C&W Projection - Applying 2022-2027 growth rate to trend to 2032 Source: © 2022 Experian Marketing Solutions, Inc. •All rights reserved• GROWTH RATES * Total population unadjusted for age * Total population unadjusted for age POPULATION STATISTICS 5 Miles 5 Miles PMA - Miles USA PMA - Miles USA WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 46 between the age of 45 and 65 can generally support a much larger supply of senior housing than would be shown through analyzing only the percentage of seniors currently residing in the market area. This situation is more prevalent with regard to higher levels of care such as assisted living and nursing. The following charts summarize the population and growth statistics for the subject’s primary area (PMA) relative to the U.S. for these age groups. During the next five years the PMA’s adult child population is expected to decline at a rate of -0.51 percent annually. Comparatively on a national basis, the 45-64 age group is projected to decline by -0.42 percent between 2022 and 2027. Millennials have surpassed baby boomers as the nation’s largest living generation, according to population estimates released in April 2016 by the U.S. Census Bureau. Millennials, whom we define as those ages 18-34 in 2016, now number 75.4 million, surpassing the 74.9 million baby boomers (ages 51-69). For a few more years, Gen Xers are projected to remain the “middle child” of generations – caught between two larger generations of the millennials and the boomers. Thus, the aging of baby boomers past the age of 65 coupled with the smaller Gen Xers generation accounts for the national decline of the 45-64 age group. Overall, adult children are expected to contribute positively towards living options for the subject and its market area. Income and Households In addition to the absolute number and growth of the elderly population, the number of households with appropriate income levels will dictate the actual population available to support the subject. Statistics on income levels are typically presented by the household. We note that in the case of the elderly, most households include at least a single adult. For comparison purposes it is therefore reasonable to utilize the household statistics. Furthermore, the housing cost and income requirements for a second person are significantly less than the primary occupant. Compared with the competition, the subject’s quoted monthly rates fall within the upper portion of the range. To afford the various accommodations at the subject, we estimate that an average annual income of $91,800 would be necessary. For this calculation, we utilized the subject’s entry point of a private studio unit at $6,500 per month or $78,000 per year, as calculated in the Income Capitalization Approach to value. We assumed that a resident would spend approximately 85 percent of their income on housing, meals and utilities. The balance of the income is required for taxes, insurance, and personal needs. By dividing the $78,000 by 85 percent we arrive at an average income of $91,800, rounded. USA 2010 Population %Population %2010-2027 Total Annual Total AnnualTotal *244,509 308,745,632 Total *2.9% 0.2% 11.5% 0.6%45-64 71,491 29.2%81,489,472 26.4%45-64 0.7% 0.0% 0.6% 0.0% 2022 2010-2022 Total *249,517 333,040,841 Total *2.0% 0.2% 7.9% 0.6%45-64 73,832 29.6%83,695,846 25.1%45-64 3.3% 0.3% 2.7% 0.2% 2027 2022-2027 Total *251,540 344,351,218 Total *0.8% 0.2% 3.4% 0.7%45-64 71,969 28.6%81,973,135 23.8%45-64 -2.5% -0.5% -2.1% -0.4% 2032 2027 - 2032Total *253,579 356,045,706 Total *0.8% 0.2% 3.4% 0.7%45-64 70,153 27.7%80,285,883 22.5%45-64 -2.5% -0.5% -2.1% -0.4% C&W Projection - Applying 2022-2027 growth rate to trend to 2032 Source: © 2022 Experian Marketing Solutions, Inc. •All rights reserved• * Total population unadjusted for age * Total population unadjusted for age POPULATION STATISTICS - ADULT CHILDREN PMA USA PMA GROWTH RATES - ADULT CHILDREN WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 47 This is a conservative assumption given that there are a significant number of elderly who are receiving some form of adult child subsidy. Furthermore, these indicators are somewhat skewed given that recent findings suggest that the elderly are spending down their assets (liquid assets such as stocks and bonds) and other income from the sale of their house while residing in senior living facilities. Given the relatively short term of stay anticipated in these facilities, it is reasonable to assume that there would be a greater spend-down of assets. Reference is made to the findings in the State of Seniors Housing Report, 2022 published by the Americans Senior Housing Association (ASHA), which cites the average length of stay in an assisted living facility to be approximately 20 months and independent living facilities indicated 31 months. This same report reflected an average length of stay of 78 months within the independent and assisted living combined components of a CCRC, however, entrance fee CCRCs typically exhibit a longer length of stay than their rental CCRC counterparts. The indicated income level does not account for child subsidies or a sale of a home. According to the Experian report, approximately 64.7 percent of the householder population are homeowners in the PMA and the median housing value was reported to be $1,000,000 in 2022. Given that the elderly population typically own their residence free and clear, it is reasonable to assume that there would be additional income available from the sale of a residence, which could be amortized over the length of stay. Given the average price of a house and that the majority of the elderly own their houses free and clear, we assumed that this cash would provide for additional income of say $20,500 annually or a safe rate of return of 2.00 percent of the investment (2.00 percent x $1,000,000). Additionally, we considered the contribution of other payment sources. In our review of the 2009 Overview of Assisted Living, we find the following: PRIMARY PAYMENT SOURCES ASSISTED LIVING ASSISTED & MEMORY CARE ASSISTED & INDEPENDENT LIVING CCRC Self 59.1% 63.5% 82.6% 77.9% Family 9.8% 14.7% 7.0% 5.9% Long-Term Care Insurance 6.3% 7.1% 3.5% 5.9% Medicaid 18.9% 12.2% 5.8% 4.4% SSI / State Supplement 3.8% 1.9% 1.2% 0.0% VA 0.7% 0.0% 0.0% 0.0% Unknown 1.4% 0.6% 0.0% 5.9% Source: Overview of Assisted Living, a collaborative research project of AAHSA, ASHA, ALFA, NCAL & NIC After accounting for home ownership ($91,800 - $20,500 = $71,300), as well as the contribution by family, insurance, etc., an annual income qualifier of $71,300 per year is indicated. We considered the estimated rental rates of the subject’s inventory, as well as the average rental rates of the competitive inventory, against which the penetration ratio study is computed. Along with adjustments for the sale of a home, accelerated drawdown of assets and contributions from family members, we applied the following income qualifiers for our upcoming demand analysis: • $75,000 for assisted living and memory care inventory; WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 48 Income qualifying households are shown in the below table: For assisted living and memory care, we found that for households with incomes over $75,000 within our PMA in 2022, there were 14,805 for the 65+ age group and 6,693 for the 75+ age group. The number of households earning $75,000 or more in the PMA is anticipated to increase over the next five years at an annual average rate of 5.3 percent for age 65+ households and 6.5 percent per year for age 75+ households. Overall, these figures appear to be consistent with population trends. Introduction to Penetration Analysis Penetration rates help measure the degree to which a market is either underserved or saturated. The analysis determines the needed capture rate of the qualified market to achieve stabilized occupancy. A needed component of this analysis is the market’s stabilized occupancy level. At any given time, a particular market’s occupancy level may be impacted by new inventory which is still in lease-up, reflecting an overall occupancy level which is not considered stable. Generally a barometer indicating a healthy market for a penetration analysis, for developers of these communities, would be from 91 percent to 95 percent. We consider a market occupancy level of 91 percent or higher to bode favorably in our penetration analysis conclusion. The current reported occupancy of the comparables surveyed, which were not in lease-up, ranged from 24 percent to 100 percent. Average occupancy levels of the facilities we surveyed were 76.8 percent for assisted and memory care beds, and 70.8 percent for memory care alone. Overall the subject’s market occupancy level appears to be in line with a good market for potential development or expansion. However, in the next sections, we will examine the individual components comprising the market’s supply and demand, as well as forecasts for the next five years. We note that penetration rates should be considered in context of other market factors, as not all markets have the same utilization rates of senior housing. Other considerations in our analysis include: • Occupancy levels in the market; • Absorption experience, especially if the market’s vacancies are concentrated in older obsolete stock while new inventory is enjoying swift absorption; • The number of proposed units in the primary market area, as multiple projects in lease-up at the same time may result in protracted absorption periods; Assisted Living/Memory Care Qualification: 75,000$ 2022 Total %Total %65+Total Annual Total Annual* Total 65+26,003 ---34,905,651 ---* Total 65+11.7% 2.2%15.0% 2.8%65+14,805 56.9% 11,152,082 31.9%65+29.2% 5.3%41.7% 7.2%75+6,693 25.7% 4,148,791 11.9%75+37.2% 6.5%55.9% 9.3% 2027* Total 65+29,054 ---40,134,723 ---65+19,133 65.9% 15,802,110 39.4%75+9,185 31.6% 6,468,872 16.1% * Unadjusted for Income INCOME STATISTICS INCOME STATISTICS - GROWTH RATES * Unadjusted for Income PMA - Miles Source: © 2022 Experian Marketing Solutions, Inc. •All rights reserved• Income Qualifying Households Income Qualifying Households 5 Miles USA 5 Miles USA PMA - Miles WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 49 • The design of the assisted living units at the project and alternatives for potential assisted living residents, for example, if the subject’s units will meet a specific targeted need which is currently lacking; • The internal demand if offered in a continuing care setting, or if the new facility will be adjacent to a strong feeder source; • Wait list activity; • Length of stay; • Market awareness, as the utilization rates of senior housing differ in different regions; • The developer’s specific marketing plans and brand draw; We will discuss our findings in the upcoming penetration analysis. Comparison of Supply and Demand Estimates Assisted Living Demand for assisted living housing is need driven, which reduces the qualified market to only the portion of seniors who need assistance. According to data from the Summary Health Statistics for the U.S. Population: National Health Interview Survey, 2012 by the U.S. Department of Health and Human Services, about 4.9 adults between 65-74 years of age required the help of another person with activities of daily living such as eating, dressing, or bathing. Among adults aged 75 and over, about 11 percent required the help of another person with ADLs. We estimate that households with incomes of $75,000 or more in the PMA would qualify for private pay assisted living. As previously discussed, we estimate that a portion of demand for assisted living units (25 percent) will come from outside of the PMA. The following table summarizes our conclusions of supply and demand for assisted living. Our analysis shows that the PMA has an under-supply of assisted living in the current year, with unmet demand for 702 beds indicated. This is supported by the occupancies among the competitive assisted living facilities. There are three facilities (including the subject) that are expected to be delivered within the next 24-36 months. The addition of these communities will likely impact occupancies among stabilized communities in the short term but should be readily absorbed by the market within two years of opening. 65-74 75+65-74 75+65-74 75+65-74 75+ Households with Incomes Greater Than: $ 75,000 8,112 6,693 8,479 7,060 8,846 7,427 9,947 9,185 Multiplied by Potential Capture Rate*2.0%11.0%2.0%11.0%2.0%11.0%2.0%11.0% Equals Potential Demand 162 736 170 777 177 817 199 1,010 Potential Demand in PMA Plus Demand From Outside PMA @25% Equals Total Demand Potential Minus Existing and Pending Competitive Supply Total Unmet Demand Potential Source: © 2022 Experian Marketing Solutions, Inc. •All rights reserved• DEMAND ESTIMATES FOR ASSISTED LIVING (INCLUSIVE OF MEMORY CARE) 2022 202720232024 299 403 1,198 1,612 Age of Householder Age of Householder 898 1,209 Age of Householder Age of Householder 946 994 315 331 1,262 1,325 *The potential capture rate is derived from data from the Summary Health Statistics for the U.S. Population: National Health Interview Survey, 2012 by the U.S. Department of Health and Human Services. The capture rate used is the percentage of seniors needing assistance with ADLs. 496 728 702 885 496 496 766 829 WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 50 Memory Care Demand for memory care is a subset of overall assisted living demand. The facility’s license for assisted living is often the same for memory care; however, some states require added certification for facilities with a secured unit. Furthermore, it is not uncommon for a facility to adapt the rooms in servicing either standard assisted living or memory care, based on the demands of the marketplace. We previously determined demand for all assisted living, including memory care. According to the NIC MAP® Data Service, Q4 of 2022 CBSA Segment Report indicated that there were 475,447 assisted living units and 167,847 memory care units in the top 141 metro markets. Thus, the combined assisted living and memory care supply was 643,294 units. The memory care assisted living supply figure in turn equated to 26.1 percent of the total assisted living supply. The average occupancy of stabilized communities, excluding those in lease-up, was 82.1 percent for assisted living and 82.0 percent for memory care, indicating that demand between the two segments is near a balanced level. As shown in the figures above, from 2020-2025, every state across the country is expected to experience an increase of at least 6.7 percent in the number of people with Alzheimer’s due to increases in the population age 65 and older. The West and Southeast are expected to experience the largest percentage increases in people with Alzheimer’s from 2020-2025. According to one study using data from the Established Populations for Epidemiologic Study of the Elderly (EPESE), approximately 491,000 people age 65 or older will develop Alzheimer’s dementia in the United States in 2020. The typical percentage allocation of secured memory care assisted living units among major operators such as Atria Senior Living, Brookdale Senior Living Inc., and Sunrise Senior Living, Inc. is 30 percent of total assisted living units. Based upon this, we will estimate demand for memory care at 30 percent of total assisted living demand. WINCHESTER ASSISTED LIVING - PROPOSED COMPETITIVE MARKET ANALYSIS CUSHMAN & WAKEFIELD 51 We estimate that households with incomes of $75,000 or more in the PMA would qualify for private pay memory care. The following table summarizes our conclusions of supply and demand for memory care assisted living. Our analysis shows that the PMA has an under-supply of memory care assisted living in the current year, with unmet demand for 234 beds indicated. This is supported by the occupancies among the competitive memory care assisted living facilities. Conclusion Considering the physical and psychological barriers, population density, discussions with market participants, and the competing facilities’ concentration, we have determined the PMA of the subject to encompass an area of approximately 5-mile radius of the site. In this market, we assumed that 75 percent of the residents will come from this PMA. In 2022, 8.7 percent of the PMA’s total population was above the age of 75. This is above the national average of 7.0 percent. However, the 75+ cohort is expected to grow at an annual rate of 2.9 percent, which is below the national rate of 4.0 percent. In terms of the seniors housing market, the market area is considered to be an aging-in-place market. Overall our findings for the subject’s PMA reflected positive population and senior demographics trends, as well as positive growth of seniors as a share of population, as the early cycle of the baby boomers contributes to shifting population trends. However, during the next five years nationally and in most markets, we will see a decline of the 45-64 age groups, considered the adult children population for most senior housing prospective residents. Our analysis shows that the PMA has an under-supply of assisted living/memory care inventory in the current year. This is supported by the occupancies among the competitive facilities, which reported occupancy levels of 92 percent for assisted and memory care beds, excluding those in lease-up. These occupancies are above the national occupancy of 86.5 percent for assisted living within primary markets suggesting the market is similarly competitive than other primary markets around the country. Based on the PMA demographics, existing seniors housing occupancies, and the aging senior housing product currently in place, there appears to be a need for the subject in the PMA. Given the proposed location, amenities, services and design, the subject should be capable of reaching and maintaining a stabilized occupancy up to 24 months following completion of construction. 65-74 75+65-74 75+65-74 75+65-74 75+ Households with Incomes Greater Than: $ 75,000 8,112 6,693 8,479 7,060 8,846 7,427 9,947 9,185 Multiplied by Potential Capture Rate*2.0%11.0%2.0%11.0%2.0%11.0%2.0%11.0% Equals Potential Demand 162 736 170 777 177 817 199 1,010 Potential Demand in PMA Plus Demand From Outside PMA @25% Equals Total Demand Potential Multiplied by Potential MC Specific Capture Rate (30%)** Minus Existing and Pending Competitive Supply Total Unmet Demand Potential Source: © 2022 Experian Marketing Solutions, Inc. •All rights reserved• DEMAND ESTIMATES FOR MEMORY CARE ASSISTED LIVING 2022 202720232024 299 403 1,198 1,612 Age of Householder Age of Householder 898 1,209 Age of Householder Age of Householder 946 994 315 331 1,262 1,325 234 340 *The potential capture rate is derived from data from the Summary Health Statistics for the U.S. Population: National Health Interview Survey, 2012 by the U.S. Department of Health and Human Services. The capture rate used is the percentage of seniors needing assistance with ADLs. **Based on the typical percentage allocation of secured memory care assisted living units among major operators such as Atria Senior Living, Brookdale Senior Living Inc., and Sunrise Senior Living, Inc. 359 484 125 143 378 398 125 125 253 272 WINCHESTER ASSISTED LIVING - PROPOSED ASSUMPTIONS AND LIMITING CONDITIONS CUSHMAN & WAKEFIELD 52 Assumptions and Limiting Conditions "Report" means the market study or consulting report and conclusions stated therein, to which these Assumptions and Limiting Conditions are annexed. "Property" means the subject of the Report. "C&W" means Cushman & Wakefield, Inc. or its subsidiary that issued the Report. "Appraiser(s)" means the employee(s) of C&W who prepared and signed the Report. The Report has been made subject to the following assumptions and limiting conditions: • No opinion is intended to be expressed and no responsibility is assumed for the legal description or for any matters that are legal in nature or require legal expertise or specialized knowledge beyond that of a real estate appraiser. Title to the Property is assumed to be good and marketable and the Property is assumed to be free and clear of all liens unless otherwise stated. No survey of the Property was undertaken. • The information contained in the Report or upon which the Report is based has been gathered from sources the Appraiser assumes to be reliable and accurate. The owner of the Property may have provided some of such information. Neither the Appraiser nor C&W shall be responsible for the accuracy or completeness of such information, including the correctness of estimates, opinions, dimensions, sketches, exhibits and factual matters. Any authorized user of the Report is obligated to bring to the attention of C&W any inaccuracies or errors that it believes are contained in the Report. • The opinions are only as of the date stated in the Report. Changes since that date in external and market factors or in the Property itself can significantly affect the conclusions in the Report. • The Report is to be used in whole and not in part. No part of the Report shall be used in conjunction with any other analyses. Publication of the Report or any portion thereof without the prior written consent of C&W is prohibited. Reference to the Appraisal Institute or to the MAI designation is prohibited. Except as may be otherwise stated in the letter of engagement, the Report may not be used by any person(s) other than the party(ies) to whom it is addressed or for purposes other than that for which it was prepared. No part of the Report shall be conveyed to the public through advertising, or used in any sales, promotion, offering or SEC material without C&W's prior written consent. Any authorized user(s) of this Report who provides a copy to, or permits reliance thereon by, any person or entity not authorized by C&W in writing to use or rely thereon, hereby agrees to indemnify and hold C&W, its affiliates and their respective shareholders, directors, officers and employees, harmless from and against all damages, expenses, claims and costs, including attorneys' fees, incurred in investigating and defending any claim arising from or in any way connected to the use of, or reliance upon, the Report by any such unauthorized person(s) or entity(ies). • Except as may be otherwise stated in the letter of engagement, the Appraiser shall not be required to give testimony in any court or administrative proceeding relating to the Property or the Appraisal. • The Report assumes (a) responsible ownership and competent management of the Property; (b) there are no hidden or unapparent conditions of the Property, subsoil or structures that render the Property more or less valuable (no responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them); (c) full compliance with all applicable federal, state and local zoning and environmental regulations and laws, unless noncompliance is stated, defined and considered in the Report; and (d) all required licenses, certificates of occupancy and other governmental consents have been or can be obtained and renewed for any use on which the value opinion contained in the Report is based. • The physical condition of the improvements considered by the Report is based on visual inspection by the Appraiser or other person identified in the Report. C&W assumes no responsibility for the soundness of structural components or for the condition of mechanical equipment, plumbing or electrical components. WINCHESTER ASSISTED LIVING - PROPOSED ASSUMPTIONS AND LIMITING CONDITIONS CUSHMAN & WAKEFIELD 53 • The forecasted potential gross income referred to in the Report may be based on lease summaries provided by the owner or third parties. The Report assumes no responsibility for the authenticity or completeness of lease information provided by others. C&W recommends that legal advice be obtained regarding the interpretation of lease provisions and the contractual rights of parties. • The forecasts of income and expenses are not predictions of the future. Rather, they are the Appraiser's best opinions of current market thinking on future income and expenses. The Appraiser and C&W make no warranty or representation that these forecasts will materialize. The real estate market is constantly fluctuating and changing. It is not the Appraiser's task to predict or in any way warrant the conditions of a future real estate market; the Appraiser can only reflect what the investment community, as of the date of the Report, envisages for the future in terms of rental rates, expenses, and supply and demand. • Unless otherwise stated in the Report, the existence of potentially hazardous or toxic materials that may have been used in the construction or maintenance of the improvements or may be located at or about the Property was not considered in arriving at the opinion of value. These materials (such as formaldehyde foam insulation, asbestos insulation and other potentially hazardous materials) may adversely affect the value of the Property. The Appraisers are not qualified to detect such substances. C&W recommends that an environmental expert be employed to determine the impact of these matters on the opinion of value. • Unless otherwise stated in the Report, compliance with the requirements of the Americans with Disabilities Act of 1990 (ADA) has not been considered in arriving at the opinion of value. Failure to comply with the requirements of the ADA may adversely affect the value of the Property. C&W recommends that an expert in this field be employed to determine the compliance of the Property with the requirements of the ADA and the impact of these matters on the opinion of value. • If the Report is submitted to a lender or investor with the prior approval of C&W, such party should consider this Report as only one factor, together with its independent investment considerations and underwriting criteria, in its overall investment decision. Such lender or investor is specifically cautioned to understand all Extraordinary Assumptions and Hypothetical Conditions and the Assumptions and Limiting Conditions incorporated in this Report. • In the event of a claim against C&W or its affiliates or their respective officers or employees or the Appraisers in connection with or in any way relating to this Report or this engagement, the maximum damages recoverable shall be the amount of the monies actually collected by C&W or its affiliates for this Report and under no circumstances shall any claim for consequential damages be made. • If the Report is referred to or included in any offering material or prospectus, the Report shall be deemed referred to or included for informational purposes only and C&W, its employees and the Appraiser have no liability to such recipients. C&W disclaims any and all liability to any party other than the party that retained C&W to prepare the Report. • Any estimate of insurable value, if included within the agreed upon scope of work and presented within this report, is based upon figures derived from a national cost estimating service and is developed consistent with industry practices. However, actual local and regional construction costs may vary significantly from our estimate and individual insurance policies and underwriters have varied specifications, exclusions, and non-insurable items. As such, we strongly recommend that the Client obtain estimates from professionals experienced in establishing insurance coverage for replacing any structure. This analysis should not be relied upon to determine insurance coverage. Furthermore, we make no warranties regarding the accuracy of this estimate. • By use of this Report each party that uses this Report agrees to be bound by all of the Assumptions and Limiting Conditions, Hypothetical Conditions and Extraordinary Assumptions stated herein. WINCHESTER ASSISTED LIVING - PROPOSED CERTIFICATION CUSHMAN & WAKEFIELD 54 Certification We certify that, to the best of our knowledge and belief: The statements of fact contained in this report are true and correct. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, impartial, and unbiased professional analyses, opinions, and conclusions. We have no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to the parties involved. We have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this market study. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with Uniform Standards of Professional Appraisal Practice and the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. Jordan H. Cline and Gerald V. Rasmussen, MAI, FRICS did not physically inspect the property. We have not performed prior services involving the subject property within the three-year period immediately preceding the acceptance of the assignment. No one provided significant real property market study assistance to the persons signing this report. As of the date of this report, Gerald V. Rasmussen, MAI, FRICS has completed the continuing education program of the Appraisal Institute. As of the date of this report, Jordan H. Cline has completed the Standards and Ethics Education Requirement for Practicing Affiliates of the Appraisal Institute. Jordan H. Cline Senior Director Senior Housing/Healthcare Industry Group CA Certified General Appraiser License No. AG036234 License Expiration Date January 27, 2025 jordan.cline@cushwake.com 916-677-1250 Office Direct Gerald V. Rasmussen, MAI, FRICS Executive Managing Director/National Practice Leader Senior Housing/Healthcare Industry Group CA Certified General Appraiser License No. AG043979 License Expiration Date June 10, 2024 gerald.rasmussen@cushwake.com 203-326-5884 Office Direct WINCHESTER ASSISTED LIVING - PROPOSED GLOSSARY OF TERMS AND DEFINITIONS CUSHMAN & WAKEFIELD 55 Glossary of Terms and Definitions The following definitions of pertinent terms are taken from The Dictionary of Real Estate Appraisal, Seventh Edition (2022), published by the Appraisal Institute, as well as other sources. Exposure Time 1. The time a property remains on the market. 2. The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective estimate based on an analysis of past events assuming a competitive and open market. See also marketing time. Extraordinary Assumptions An extraordinary assumption is defined by the USPAP (2022-2023 Edition) as “an assignment-specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the appraiser’s opinions or conclusions.” Uncertain information might include physical, legal, or economic characteristics of the subject property; or conditions external to the property, such as market conditions or trends; or the integrity of data used in an analysis. Hypothetical Conditions: A hypothetical condition is defined by the USPAP (2022-2023 Edition) as “a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis.” Hypothetical conditions are contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis. Marketing Time An opinion of the amount of time it might take to sell a real or personal property interest at the concluded market value level during the period immediately after the effective date of an appraisal. Marketing time differs from exposure time, which is always presumed to precede the effective date of an appraisal. (Advisory Opinion 7 of the Appraisal Standards Board of The Appraisal Foundation and Statement on Appraisal Standards No. 6, “Reasonable Exposure Time in Real Property and Personal Property Market Value Opinions” address the determination of reasonable exposure and marketing time.) See also exposure time. Market Rent The most probable rent that a property should bring in a competitive and open market reflecting all conditions and restrictions of the lease agreement, including permitted uses, use restrictions, expense obligations, term, concessions, renewal and purchase options, and tenant improvements (TIs). WINCHESTER ASSISTED LIVING - PROPOSED ADDENDA CONTENTS CUSHMAN & WAKEFIELD 56 Addenda Contents Addendum A: Senior Demographics Addendum B: Property Exhibits Addendum C: Qualifications of the Market Analysts WINCHESTER ASSISTED LIVING - PROPOSED ADDENDA CONTENTS CUSHMAN & WAKEFIELD Addendum A: Senior Demographics WINCHESTER ASSISTED LIVING - PROPOSED ADDENDA CONTENTS CUSHMAN & WAKEFIELD CW Senior Life Summary for My Site, 15860 Winchester Blvd, Los Gatos, CA, 95030, trade area of 5 mile(s):Senior Life Summary ReportDate: July 28, 2023Population by Age 5 mile(s) 5 Year Projection Total Population 251,540 Current Year Total Population 249,517 2000 Census Total Population 242,040 2010 Census Total Population 244,509 Growth 2000 to 2010 1.02% Description 2000 Census %Current Estimate %5 Year Projection % Total Population 242,040 249,517 251,540 Age 45 - 54 34,854 14.40%38,598 15.47%36,561 14.54%Age 55 - 64 22,808 9.42%35,234 14.12%35,408 14.08%Age 65 - 74 16,327 6.75%23,025 9.23%25,407 10.10%Age 75 - 84 9,743 4.03%14,537 5.83%17,121 6.81%Age 85+3,368 1.39%7,086 2.84%7,841 3.12% Age 65+29,437 12.16%44,648 17.89%50,368 20.02% Household Income by Age of Householder Median Household Income $92,648 $188,698 $215,946 Householder Age 65 - 74 9,378 12,754 13,893 Income < $ 15,000 870 9.28%720 5.64%555 4.00%Income $ 15,000 - $24,999 1,026 10.94%643 5.04%589 4.24%Income $ 25,000 - $34,999 994 10.60%661 5.18%585 4.21%Income $ 35,000 - $49,999 1,367 14.58%921 7.22%808 5.82%Income $ 50,000 - $74,999 1,883 20.08%1,696 13.30%1,408 10.13%Income $ 75,000 - $99,999 1,065 11.35%1,464 11.48%1,243 8.95%Income $ 100,000 - $124,999 621 6.62%1,060 8.31%1,002 7.21%Income $ 125,000 - $149,999 490 5.22%833 6.53%863 6.21%Income $ 150,000 - $199,999 530 5.66%1,654 12.97%2,087 15.02%Income $ $200,000+532 5.67%3,100 24.31%4,752 34.21% Median Household Income $54,654 $104,947 $144,780 Householder Age 75 - 84 NA 8,828 10,299 Income < $ 15,000 NA NA 1,051 11.91%915 8.88% Income $ 15,000 - $24,999 NA NA 709 8.03%685 6.65% Income $ 25,000 - $34,999 NA NA 719 8.14%651 6.32% Income $ 35,000 - $49,999 NA NA 776 8.79%784 7.61% Income $ 50,000 - $74,999 NA NA 1,144 12.95%1,067 10.36% Income $ 75,000 - $99,999 NA NA 781 8.85%793 7.70%Income $ 100,000 - $124,999 NA NA 647 7.33%753 7.31%Income $ 125,000 - $149,999 NA NA 520 5.89%674 6.55%Income $ 150,000 - $199,999 NA NA 594 6.72%888 8.63%Income $ $200,000+NA NA 1,888 21.38%3,089 30.00% Median Household Income NA $76,535 $110,186 Householder Age 85 and Older NA 4,421 4,862 Income < $ 15,000 NA NA 509 11.51%423 8.69%Income $ 15,000 - $24,999 NA NA 342 7.74%304 6.26% Income $ 25,000 - $34,999 NA NA 388 8.77%351 7.23% Income $ 35,000 - $49,999 NA NA 359 8.12%324 6.66%Income $ 50,000 - $74,999 NA NA 560 12.66%473 9.73%Income $ 75,000 - $99,999 NA NA 396 8.96%349 7.18%Income $ 100,000 - $124,999 NA NA 437 9.89%485 9.97% Income $ 125,000 - $149,999 NA NA 302 6.83%354 7.29% Income $ 150,000 - $199,999 NA NA 183 4.13%297 6.10% Income $ $200,000+NA NA 945 21.37%1,503 30.90% Average Household Income $109,772 $214,120 $254,390 Median Household Income $81,779 $160,024 $191,309Per Capita HH Income*$41,196 $80,765 $95,965 Median Value $506,899 $1,000,000 $1,000,000 Owner Occupied 59,950 60,737 61,163 Renter Occupied 30,885 33,163 33,539 * Current Year Per Capita HH Income = Aggregate Household ** Not all 2000 variables are available in 2010 data.© 2000 & 2010 US Census, All Rights Reserved, Alteryx, Inc. © 2020 Easy Analytic Software, Inc. (EASI®) All Rights Reserved, ,Alteryx, Inc.© 2020 Experian Information Solutions, Inc. All Rights Reserved, Alteryx, Inc. WINCHESTER ASSISTED LIVING - PROPOSED ADDENDA CONTENTS CUSHMAN & WAKEFIELD Demographic Trend Summary for My Site, 15860 Winchester Blvd, Los Gatos, CA, 95030, trade area of 5 mile(s): Demographic Trend Summary Geography: 5 mile(s) Date: July 28, 2023 2000 2010 2022 2027 Percent Change Census %Census %Estimate %Projection %2000 to 2010 2022 to 2027 Total Population 242,040 244,509 249,517 251,540 1.0%0.8% Total Households 90,835 91,512 93,900 94,702 0.7%0.9% Employed Civilian Population 16+125,326 115,108 138,170 143,469 -8.2%3.8% Blue Collar 25,170 20%23,258 20%27,770 20%28,663 20%-7.6%3.2% White Collar 100,156 80%91,850 80%110,400 80%114,806 80%-8.3%4.0% Q3 2022 Employees n/a n/a 85,265 n/a n/a n/a Q3 2022 Establishments*n/a n/a 11,453 n/a n/a n/a Population by Age 2000 2010 2022 2027 Percent Change Census %Census %Estimate %Projection %2000 to 2010 2022 to 2027 0 to 4 15,483 6.4% 14,743 6.0% 12,142 4.9% 12,052 4.8% -4.8%-0.7% 5 to 14 33,673 13.9% 33,215 13.6% 29,884 12.0% 28,435 11.3% -1.4%-4.8% 15 to 19 13,435 5.6% 15,114 6.2% 15,275 6.1% 14,733 5.9% 12.5%-3.5% 20 to 24 10,390 4.3% 11,136 4.6% 12,138 4.9% 13,355 5.3% 7.2%10.0% 25 to 34 35,149 14.5% 27,055 11.1% 30,545 12.2% 29,308 11.7% -23.0%-4.1% 35 to 44 46,811 19.3% 37,598 15.4% 31,053 12.4% 31,319 12.5% -19.7%0.9% 45 to 54 34,854 14.4% 43,008 17.6% 38,598 15.5% 36,561 14.5% 23.4%-5.3% 55 to 64 22,808 9.4% 28,483 11.6% 35,234 14.1% 35,408 14.1% 24.9%0.5% 65 to 74 16,327 6.7% 17,555 7.2% 23,025 9.2% 25,407 10.1% 7.5%10.3% 75 to 84 9,743 4.0% 11,526 4.7% 14,537 5.8% 17,121 6.8% 18.3%17.8% 85+3,368 1.4%5,075 2.1%7,086 2.8%7,841 3.1% 50.7%10.6% Median Age 37.7 41.0 43.1 44.0 8.8%2.0% Households by Income 2000 2010 2022 2027 Percent Change Census %Census %Estimates %Projections %2000 to 2010 2022 to 2027 $0 - $15,000 5,737 6.3%5,574 6.1%4,139 4.4%3,192 3.4% -2.8%-22.9% $15,000 - $24,999 4,775 5.3%5,326 5.8%2,820 3.0%2,484 2.6% 11.5%-11.9% $25,000 - $34,999 5,921 6.5%5,270 5.8%3,374 3.6%2,842 3.0% -11.0% -15.8% $35,000 - $49,999 9,009 9.9%7,921 8.7%4,472 4.8%3,834 4.0% -12.1% -14.3% $50,000 - $74,999 16,238 17.9% 12,057 13.2% 7,785 8.3%6,104 6.4% -25.7% -21.6% $75,000 - $99,999 12,848 14.1% 10,738 11.7% 7,717 8.2%6,080 6.4% -16.4% -21.2% $100,000 - $149,999 17,532 19.3% 19,656 21.5% 13,924 14.8% 12,022 12.7% 12.1%-13.7% $150,000 +18,869 20.8% 24,970 27.3% 49,667 52.9% 58,143 61.4% 32.3%17.1% Average Hhld Income $109,772 $138,445 $214,120 $254,390 26.1%18.8% Median Hhld Income $81,779 $97,361 $160,024 $191,309 19.1%19.6% Per Capita Income $41,196 $51,961 $80,765 $95,965 26.1%18.8% *Establishment counts include D&B business location records that have a valid telephone, known SIC code and D&B rating as well as exclude cottage industries (businesses that operate from a residence) © 2000 & 2010 US Census, All Rights Reserved, Alteryx, Inc.© 2020 Easy Analytic Software, Inc. (EASI®) All Rights Reserved, ,Alteryx, Inc. © 2020 Experian Information Solutions, Inc. All Rights Reserved, Alteryx, Inc.Experian Data Methodology © 2020 Experian Marketing Solutions, Inc. All Rights Reserved, Alteryx, Inc. WINCHESTER ASSISTED LIVING - PROPOSED ADDENDA CONTENTS CUSHMAN & WAKEFIELD Addendum B: Property Exhibits Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL TITLE SHEETA-0.0 A-3.7 ROOF SCREEN ANALYSIS - PERSPECTIVES A-4.0 OVERALL BUILDING ELEVATIONS A-4.1 BUILDING ELEVATIONS - WEST A-4.2 BUILDING ELEVATIONS - NORTH A-4.3 BUILDING ELEVATIONS - SOUTH A-4.4 BUILDING ELEVATIONS - EAST A-4.5 COURTYARD ELEVATIONS - ASSISTED LIVING A-4.6 COURTYARD ELEVATIONS - MEMORY CARE A-5.1 RENDERING - WEST ELEVATON A-5.2 RENDERING - PERSPECTIVE FROM WINCHESTER A-5.3 RENDERING - SOUTH ELEVATION A-5.4 RENDERING - PERSPECTIVE FROM GARDEN/GROUND LEVEL UNIT A-5.5 RENDERING - NORTH ELEVATON (SHELBURNE WAY) A-5.6 RENDERING - PERSPECTIVE FROM SHELBURNE A-5.7 RENDERING - AERIAL FROM SHELBURNE A-5.8 RENDERING - AERIAL FROM WINCHESTER A-6.1 MATERIALS AND COLORS A-7.1 PHOTOS OF PROPERTY 4 - ARCHITECTURAL A-1.1 SITE PLAN A-1.3 SITE - DEMOLITION A-1.4 SHADOW STUDY A-1.5 OVERALL EXISTING ELEVATIONS A-1.6 OVERALL EXISTING ELEVATIONS A-1.7 OVERALL EXISTING ELEVATIONS A-1.8 FIRE ACCESS PLAN A-1.9 FIRE ACCESS SECTIONS A-1.10 STREETSCAPE ELEVATIONS & PHOTOS A-2.0 GROUND FLOOR A-2.1 1ST FLOOR A-2.2 2ND FLOOR A-2.3 3RD FLOOR A-2.4 ROOF A-2.5 ROOF DRAIN AREA PLAN A-3.0 RENDERING - NORTH ELEVATIONS COMPARISION A-3.1 RENDERING - EAST ELEVATIONS COMPARISION A-3.2 NORTH - SHELBURNE ELEVATION - VARIANCE EXHIBIT A-3.3 SOUTH - FACING RESIDENTIAL ELEVATIONS - VARIANCE EXHIBIT A-3.4 BUILDING SECTIONS A-3.5 BUILDING SECTIONS A-3.6 ROOF SCREEN ANALYSIS - BUILDING SECTIONS 0 - GENERAL A-0.0 TITLE SHEET A-0.1 BLUEPRINT FOR A CLEAN BAY A-0.2 PROJECTION INFORMATION T-1 SITE - EXISTING TREES T-2 ARBORIST REPORT T-3 ARBORIST REPORT T-4 ARBORIST REPORT 2 - CIVIL C1.1 EXISTING CONDITION C2.1 LOT MERGER SITE PLAN C3.1 SITE GRADING PLAN C3.2 SECTIONS C4.1 SITE UTILITY PLAN C4.2 SITE UTILITY PLAN C5.1 STORMWATER CONTROL PLAN C5.2 TYPICAL STORMWATER DETAILS C6.1 EROSION CONTROL PLAN C6.2 EROSION CONTROL DETAILS C6.3 POLLUTION PREVENTION 3 - LANDSCAPE LS-1.0 SCHEMATIC LANDSCAPE LS-2.0 SCHEMATIC LANDSCAPE LS-3.0 SCHEMATIC LANDSCAPE LS-4.0 SCHEMATIC LEGENDS LS-5.0 SCHEMATIC MATERIAL LS-6.0 SCHEMATIC PLANTING SHEET INDEX: VICINITY MAP: PROJECT DIRECTORY: SWENSON 777 NORTH FIRST STREET, 5TH FLR SAN JOSE, CA 95112 MIKE BLACK mike@swenson.com PH: (408) 938-6322 FX: (408) 998-1737 JESSIE BRISTOW jbristow@swenson.com PH: (831) 475-7100 FX: (831) 475-4544 SWENSON 777 NORTH FIRST STREET, 5TH FLR SAN JOSE, CA 95112 DANIEL SELL dan@swenson.com PH: (408) 938-6338 FX: (408) 287-2356 DAVID MEADS dmeads@swenson.com PH: (408) 938-6384 FX: (408) 287-2356 DEVELOPMENT ARCHITECT PROJECT LOCATION BKF ENGINEERS 980 9th STREET, SUITE 2300 SACRAMENTO, CA 95814 KEVIN WONG kwong@bkf.com PH: (916) 556-5800 FX: (916) 556-5899 CIVIL ENGINEER DILLION DESIGN ASSOCIATES LANDSCAPE ARCHITECTURE 849 ALMAR AVE., #C162 SANTA CRUZ CA 95060 MIKE DILLION ddastudio@ddasite.com PH: (408) 221-2516 LANDSCAPE CORNERSTONE EARTH GROUP 1259 OAKMEAD PARKWAY SUNNYVALE, CA 94085 STEPHEN OHLSEN, P.E. sohlsen@cornerstoneearth.com PH: (408) 245-4600 -EXT. 125 GEOTECHNICAL ENGINEER THE DESIGN INTENT FOR THIS PROJECT WAS TO CONVEY A HILLSIDE ESTATE FEEL WITH AN ITALIAN REVIVAL INFLUENCE THAT FEATURES SUCH ELEMENTS AS A TILED ROOF WITH DEEP SET DECORATIVE EAVES, PICTURE FRAMED WINDOWS, SYMMETRICAL FACADES, COLUMNS, AND BALUSTRADES. WHEN PLANNING THIS PROJECT WE WANTED TO MAINTAIN THE ORIGINAL RHYTHM OF THE NEIGHBORHOOD BY REPLACING THE EXISTING THREE HOMES ON THE SITE WITH A STRUCTURE THAT REFLECTED THE SAME THREE PART RHYTHM FACING ONTO WINCHESTER BOULEVARD. THESE THREE SEGMENTS OF THE BUILDING ARE LOCATED IN ROUGHLY IN THE SAME LOCATION AS THE ORIGINAL HOMES WITH THE MOST SOUTHERN OF THESE WINGS STEPPING DOWN TO SECOND STORY. THIS WAS DONE AS A WAY OF CREATING VISUAL INTEREST THROUGH ASYMMETRY AS WELL AS A WAY TO SEGUE BETWEEN OUR PROJECT AND THE NEIGHBORING TOWNHOMES TO THE SOUTH OF OUR DEVELOPMENT. OUR PROJECT STEPS DOWN EVEN FURTHER ON EITHER END OF THE BUILDING ENTRANCE WITH A FRAMED ENTRY / EXIT TO THE PORTE COCHERE. THIS SENIOR HOUSING PROJECT CONSIST OF 18 MEMORY CARE UNITS AND 107 ASSISTED LIVING UNITS FOR A COMBINED TOTAL OF 125 UNITS. IN ADDITION TO THESE LIVING UNITS, THIS PROJECT HAS TWO SEPARATE DINING ROOMS, A COMMERCIAL KITCHEN, THEATER, LIBRARY, GREAT ROOM, AND OTHER COMMON USE SPACES THROUGHOUT. THE OUTDOOR SPACES INCLUDE BOTH COMMON USE AREAS WHICH CONSIST OF THREE DIFFERENT LANDSCAPED COURTYARDS AT THE FIRST FLOOR PODIUM LEVEL AS WELL AS PRIVATE USE PATIOS OFF OF THE GROUND FLOOR GARDEN UNITS TO THE SOUTH AND EAST OF OUR PROJECT. PROJECT DESCRIPTION: N WINCHESTER MEMORY CARE / ASSISTED LIVING 15860 -15894 WINCHESTER BLVD., LOS GATOS, CALIFORNIA 95030 1 PROJECT ADDRESS: 15860 -15894 WINCHESTER BLVD., LOS GATOS, CALIFORNIA 95030 ACCESSOR PARCEL NUMBERS: 529-11-13 529-11-38 529-11-39 529-11-40 TYPE OF CONSTRUCTION :IB -FULLY SPRINKLERED PER NFPA 13 (SEPARATE PERMIT) OCCUPANCY GROUP : R2.1 SITE AREA :56,889 S.F. (1.31 ACRES) PROJECT INFORMATION 1 DEFERRED SUBMITTALS LIST: THE FOLLOWING ITEMS ARE A DEFERRED SUBMITTAL: -FOR THE PURPOSES OF THIS SECTION, DEFERRED SUBMITTALS ARE DEFINED AS THOSE PORTIONS OF THE DESIGN THAT ARE NOT SUBMITTED AT THE TIME OF THE APPLICATION AND THAT ARE TO BE SUMBITTED TO THE BUILDING OFFICIAL WITHIN A SPECIFIED PERIOD. -DEFERRAL OF ANY SUBMITTAL ITEMS SHALL HAVE PRIOR APPROVAL OF THE BUILDING OFFICIAL. THE ARCHITECT OR ENGINEER OF RECORD SHALL LIST THE DEFERRED SUBMITTALS ON THE PLANS AND SHALL SUBMIT THE DEFERRED SUBMITTAL DOUCMENTS FOR REVIEW BY THE BUILDING OFFICIAL. -SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE ARCHITECT OR ENGINEER OF RECORD WHO SHALL REVIEW THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL. THE FOLLOWING ITEMS WILL BE DEFERRED SUBMITTALS: 1. FIRE SPRINKLERS 2. FIRE ALARM SYSTEM 3. EMERGENCY RESPONDER RADIO COVERAGE 4. TWO-WAY COMMUNICATION SYSTEM APPLICABLE CODES: 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (MANDATORY MEASURES) 2019 CALIFORNIA BUILDING CODE 2019 CALIFORNIA MECHANICAL CODE 2019 CALIFORNIA ELECTRICAL CODE 2019 CALIFORNIA PLUMBING CODE 2019 CALIFORNIA FIRE CODE 2019 CALIFORNIA ENERGY CODE NO PUBLIC FUNDS FOR THIS PROJECT 1 1 1 1 3 4 Revision Schedule 1 Planning Response #1 07/20/21 3 Planning Response #3 12/10/21 4 Planning Response #4 04/04/22 UP DN UP UP DN C3 - 267 SF C3 - 287 SFC3 - 368 SF C3 - 306 SF C3 - 162 SF WINCHESTER BLVDSHELBURNE WAYPROPERTY LINESHELBURNE WAY7 8 16' - 1"55' - 6"SETBACK20' - 0"WINCHESTER BLVD. SETBACK 10' - 0"SETBACK25' - 0"SETBACK 15' - 0" PORTE COCHERE MEMORY CARE COURTYARD 199 A.L. COURTYARD 198B A.L. COURTYARD 198A ENTRY 172 1 1 1 2 2 2 2 3 6' - 0" PARKING 0.8%1.8%2.1%4 6' - 0" 4 WINCHESTER MEMORY CARE / ASSISTED LIVING 8' - 0"SHELBURNE WAY3170.00'280.00'190.00'R= L = 2 8.2 8' 2 0 . 0 0' 5 6 5 5 5 5 (E) ANIMAL HOSPITAL -1 STORY 17480 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE-1 STORY 15830 WINCHESTER BLVD.,LOS GATOS, CA95030(E) HOUSE -1 STORY 17474 SHELBURNE WAY, LOS GATOS, CA 95030 18' - 9"267' - 6"13' - 9"41' - 6"128' - 6" 20' - 0"4 3 5 8 7 6' - 0"5 5 5 1 6 300.00' 6 F.F. : 381'DRIVEWAY22' - 7"145' - 0"SETBACK 15' - 0" SETBACK 10' - 0" 1 A-1.9 2 A-1.9 (E) HOUSE -2 STORY CONDO.706 WINCHESTER BLVD.,LOS GATOS, CA 9503011 12 12 PROPERTY LINE SETBACK LINE SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" H. TYP. ACCESSIBLE WALK PAVER; S.L.D. CONCRETE SIDEWALK; S.C.D. TRASH STAGING AREA PLAN KEYNOTE : 1 2 3 4 5 LOADING AREA KNOX KEY SWITCH; FINAL LOCATION TO BE APPROVED BY FIRE DEPT. 6' HEIGHT METAL GATE AND FENCE DOUBLE STRIPING PER TOWN CODE §. 29.10.115(D)(7) CONTINUOUS CURB WHEEL STOP PER TOWN CODE §. 29.10.155(H)(1) BICYCLE RACK; RIBBON STYLE tTO HOLD FIVE BIKES PER RACK 6 8 1 9 1 10 11 12 3 7 13 PLAN LEGEND : EXISTING TREE, SEE ARBORIST REPORT (SHEET T-2 TO T-4) FOR SIZE AND LOCATION TREE NUMBER, SEE SHEET T-1 AND SEE ARBORIST REPORT (SHEET T-2 TO T-4) BIO SWALE GRASS (C3 AREA) SEE CIVIL SHEET C5.1 STORMWATER CONTROL PLAN FOR SPECIFICS AND CALCULATIONS #GENERAL NOTES : A. ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO ENERGY DISSIPATERS (SPLASH BLOCKS) AT ALL LOCATIONS. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO THE DETRIMENT OF AN ADJACENT DOWNSTREAM OR DOWN SLOPE PROPERTY. INSTEAD, STORMWATER TO BE TREATED ONSITE BY MEANS OF BIOTREATMENT. PLEASE SEE CIVIL STORMWATER MANAGEMENT PLAN FOR MORE INFORMATION. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL SITE PLANA-1.1N1/16" = 1'-0"1 SITE PLAN 1 2 3 4 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 3 Planning Response #3 12/10/21 4 Planning Response #4 04/04/22 4 UP UP UP A-4.2 1 ELEV E001A Room Legend A B C CONFERENCE CORRIDOR ELECTRICAL RM ELEV ELEV LOBBY ELV MACH GARAGE GENERATOR LAUNDRY LIB. STOR. LIBRARY LOADING DOCK MAINTENANCE OFFICE R.R. RESOURCE RM SALES SERVICE ELEV STAFF LOUNGE STAIR 1 STAIR 3 STAIR 4 STORAGE THEATER TRASH WATER / BOILER PARKING STALLS: STANDARD -47 ACCESSIBLE -2 TOTAL: 49 6 5 4 3 2 1 48 47 36 469 SF B 012 578 SF C 013 419 SF TRASH 032 675 SF LOADING DOCK 031 8.0% 8' - 9"5' - 0" 637 SF LIBRARY 040A ELEV E001B 152 SF STAIR 1 091 453 SF STAIR 3 093 720 SF THEATER 041 343 SF ELEV LOBBY 039 242 SF LAUNDRY 042 62 SF R.R. 047A 408 SF STAFF LOUNGE 044 182 SF MAINTENANCE 043 72 SF SERVICE ELEV E001C 484 SF ELECTRICAL RM 035 1 A-3.4 11 35 169 SF RESOURCE RM 048 49 123 SFCONFERENCE0452 A-3.4 116 SF SALES 049 115 SF SALES 050 55 SF LIB. STOR. 040B 450 SF WATER / BOILER 033 353 SF A 014 53 SF ELV MACH E002 15' - 8" 288 SF GENERATOR 034 17116 SF GARAGE 030 8' - 0" 4.2% 4' - 6"4' - 6" A-4.32 A-4.0 1 A-4.0 2 1 A-3.5 72 SF OFFICE 0462' - 0"16' - 0"26' - 6"16' - 0"2' - 0" 41 SF STORAGE 036 OPEN TO ABOVE7.4%3.7% EQ EQ 6' - 0"8' - 0"4.2% 267' - 6"18' - 9"25' - 8"11' - 9" 8' - 0"22' - 0"8' - 0"1 1 1 3 3 5 4 3 5 29 2827262322 33 41 40 13' - 11"DRIVEWAY22' - 7"7 3.7% 30' - 0"10' - 0"1 9 1 A-1.10 2 A-1.10 3 496 SF B 021 496 SF B 022 360 SF A 023 360 SF A 024 360 SF A 025 360 SF A 026 385 SF A 016 353 SF A 019 353 SF A 017 353 SF A 018 353 SF A 020 BOX TRUCK 62 SF R.R. 047B7' - 9 1/2"9 A-3.31 1972 SF CORRIDOR 037 210 SF CORRIDOR 038 134 SF STAIR 4 094 NO PARKING -PER TOWN CODE § 29.10155(D)(9) 13 14 16 17 19 20 22 23 25 26 5' - 3"8' - 6"8' - 6"8' - 6"9' - 6"9' - 6"18' - 0"9' - 6"18' - 0"9' - 6"18' - 0"9' - 6"8' - 6"9' - 6"9' - 6"18' - 0"9' - 6"9' - 6"9' - 6"9' - 6"3/8" 12 15 18 21 24 27 28 2910 46 9' - 6"9' - 6"18' - 0"9' - 6"18' - 0"9' - 6" 45 43 4244 4041 373839 323334 31 30 8 97 9' - 6"18' - 0"9' - 6"9' - 6"2' - 0"16' - 0"27' - 6"16' - 0"9' - 6"8' - 6"9' - 6"9' - 6"18' - 0"9' - 6"12 12 12 12 12 11 TYP. 11 TYP. 2 A-3.6 1 A-3.6 3 A-3.6 C3 15 SF C3 15 SF C3 15 SF C3 15 SF C3 15 SF C3 15 SF PROPERTY LINE SETBACK LINE SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" H. TYP. ACCESSIBLE WALK PAVER; S.L.D. CONCRETE SIDEWALK; S.C.D. TRASH STAGING AREA PLAN KEYNOTE : 1 2 3 4 5 LOADING AREA KNOX KEY SWITCH; FINAL LOCATION TO BE APPROVED BY FIRE DEPT. 6' HEIGHT METAL GATE AND FENCE DOUBLE STRIPING PER TOWN CODE §. 29.10.115(D)(7) CONTINUOUS CURB WHEEL STOP PER TOWN CODE §. 29.10.155(H)(1) BICYCLE RACK; RIBBON STYLE tTO HOLD FIVE BIKES PER RACK 6 8 1 9 1 10 11 12 3 7 13 PLAN LEGEND : EXISTING TREE, SEE ARBORIST REPORT (SHEET T-2 TO T-4) FOR SIZE AND LOCATION TREE NUMBER, SEE SHEET T-1 AND SEE ARBORIST REPORT (SHEET T-2 TO T-4) BIO SWALE GRASS (C3 AREA) SEE CIVIL SHEET C5.1 STORMWATER CONTROL PLAN FOR SPECIFICS AND CALCULATIONS # GENERAL NOTES : A. ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO ENERGY DISSIPATERS (SPLASH BLOCKS) AT ALL LOCATIONS. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO THE DETRIMENT OF AN ADJACENT DOWNSTREAM OR DOWN SLOPE PROPERTY. INSTEAD, STORMWATER TO BE TREATED ONSITE BY MEANS OF BIOTREATMENT. PLEASE SEE CIVIL STORMWATER MANAGEMENT PLAN FOR MORE INFORMATION. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL GROUND FLOORA-2.0 3/32" = 1'-0"1 GROUND FLOOR PLAN RESIDENTIAL ROOMS - GROUND FLOOR NAME NUMBER AREA A 014 353 SF A 016 385 SF A 017 353 SF A 018 353 SF A 019 353 SF A 020 353 SF A 023 360 SF A 024 360 SF A 025 360 SF A 026 360 SF A: 10 3592 SF B 012 469 SF B 021 496 SF B 022 496 SF B: 3 1461 SF C 013 578 SF C: 1 578 SF Grand total: 14 5631 SFN2 2 4 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 4 Planning Response #4 04/04/22 UP DN UP UP DN DN PROPERTY LINE 7 8 A-4.31 A-4.2 1 350 SF STAIR 1 190 641 SF C 107 194 SF STAIR 2 192 198 SF STAIR 3 193 80 SF ELEV E101A 82 SF ELEV E101B 1765 SF ACTIVITY ROOM 178 2344 SF A.L. COURTYARD 198A 1888 SF DINING ROOM 166 870 SF KITCHEN 165 69 SF SERVICE ELEV E101C 597 SF WELLNESS CENTER 167 115 SF NURSE 168 79 SF ELEC / DATA 163 974 SF MC DINING ROOM 176 139 SF OFFICE 170 121 SF RECEPTION 175 62 SF FIRE CTRL 174 467 SF LOBBY LOUNGE 173 1 A-3.4 49 51 52 53 2 A-3.4 A-4.51 2 3 4 A-4.6 2 1 4 3 48' - 2 3/4" 1300 SF A.L. COURTYARD 198B 2057 SF MEMORY CARE COURTYARD 199 175 SF DISCOVERY 171 135 SF ENTRY 172 6' - 2" 210 SF ELEV LOBBY 160 A-4.0 1 A-4.0 2 1 A-3.5 OPEN TO BELOW 116 SF R.R. 164A 116 SF R.R. 164B 210 SF BISTRO 177 10 1/2"2.1%1.8%0.8% 0" 0" PARKING STALLS: STANDARD -4 ACCESSIBLE -1 TOTAL: 5 271' - 2" SETBACK 15' - 0"SETBACK20' - 0"SETBACK 10' - 0"SETBACK25' - 0"13' - 9"145' - 0"SETBACK25' - 0"16' - 6"128' - 6"SETBACK20' - 0"1.4%1.6%6' - 0" 6' - 0"6' - 0"Room Legend A A.L. COURTYARD ACTIVITY ROOM B BISTRO C CORRIDOR DINING ROOM DISCOVERY ELEC / DATA ELEV ELEV LOBBY ENTRY FIRE CTRL KITCHEN LOBBY LOUNGE M.C. UNIT MC DINING ROOM MEMORY CARE COURTYARD NURSE OFFICE R.R. RECEPTION SERVICE ELEV STAIR 1 STAIR 2 STAIR 3 STAIR 4 WELLNESS CENTER SETBACK 15' - 0"3' - 9"60' - 2"149' - 2"56' - 2"5' - 9" SETBACK 10' - 0" 54 1 1 3 3 1 1 2 4 4 5 A-1.10 2 A-1.10 3 WINCHESTER BLVDSHELBURNE WAY40 41 22 23 26 27 28 29 33 37 1 2 3 1963 SF PORTE COCHERE EQ EQ 14' - 10 1/8"6' - 9"6' - 9" 409 SF B 106 360 SF A 103 360 SF A 104 359 SF A 105 677 SF C 101 385 SF A 148 385 SF A 149 360 SF A 150 360 SF A 151 409 SF B 152 409 SF B 153 479 SF B 109 385 SF A 110 396 SF M.C. UNIT 116 362 SF M.C. UNIT 119 556 SF M.C. UNIT 121 511 SF M.C. UNIT 122 407 SF M.C. UNIT 123 376 SF M.C. UNIT 124 376 SF M.C. UNIT 125 376 SF M.C. UNIT 126 420 SF M.C. UNIT 127 420 SF M.C. UNIT 128 376 SF M.C. UNIT 129 400 SF M.C. UNIT 131 376 SF M.C. UNIT 130 443 SF M.C. UNIT 133 396 SF M.C. UNIT 117 362 SF M.C. UNIT 118 400 SF M.C. UNIT 132 400 SF M.C. UNIT 120 9 A-3.31 1434 SF CORRIDOR 162 1114 SF CORRIDOR 161 107 SF STAIR 4 194 2 A-3.6 1 A-3.6 3 A-3.6 11 12 12 13 13 PROPERTY LINE SETBACK LINE SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" H. TYP. ACCESSIBLE WALK PAVER; S.L.D. CONCRETE SIDEWALK; S.C.D. TRASH STAGING AREA PLAN KEYNOTE : 1 2 3 4 5 LOADING AREA KNOX KEY SWITCH; FINAL LOCATION TO BE APPROVED BY FIRE DEPT. 6' HEIGHT METAL GATE AND FENCE DOUBLE STRIPING PER TOWN CODE §. 29.10.115(D)(7) CONTINUOUS CURB WHEEL STOP PER TOWN CODE §. 29.10.155(H)(1) BICYCLE RACK; RIBBON STYLE tTO HOLD FIVE BIKES PER RACK 6 8 1 9 1 10 11 12 3 7 13 PLAN LEGEND : EXISTING TREE, SEE ARBORIST REPORT (SHEET T-2 TO T-4) FOR SIZE AND LOCATION TREE NUMBER, SEE SHEET T-1 AND SEE ARBORIST REPORT (SHEET T-2 TO T-4) BIO SWALE GRASS (C3 AREA) SEE CIVIL SHEET C5.1 STORMWATER CONTROL PLAN FOR SPECIFICS AND CALCULATIONS # Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL 1ST FLOORA-2.1 3/32" = 1'-0"1 01 - FIRST FLOOR RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA M.C. UNIT 131 400 SF M.C. UNIT 132 400 SF M.C. UNIT 133 443 SF M.C. UNIT: 18 7351 SF Grand total: 32 13331 SF RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA M.C. UNIT 125 376 SF M.C. UNIT 126 376 SF M.C. UNIT 127 420 SF M.C. UNIT 128 420 SF M.C. UNIT 129 376 SF M.C. UNIT 130 376 SF RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA M.C. UNIT 119 362 SF M.C. UNIT 120 400 SF M.C. UNIT 121 556 SF M.C. UNIT 122 511 SF M.C. UNIT 123 407 SF M.C. UNIT 124 376 SF RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA C 101 677 SF C 107 641 SF C: 2 1319 SF M.C. UNIT 116 396 SF M.C. UNIT 117 396 SF M.C. UNIT 118 362 SF RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA A 151 360 SF A: 8 2955 SF B 106 409 SF B 109 479 SF B 152 409 SF B 153 409 SF B: 4 1707 SF RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA A 103 360 SF A 104 360 SF A 105 359 SF A 110 385 SF A 148 385 SF A 149 385 SF A 150 360 SF N1 2 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 4 Planning Response #4 04/04/22 4 4 DN DN UP DN UP A-4.31 A-4.2 1 446 SF B 206 369 SF A 207 595 SF C 208 479 SF B 209 385 SF A 210 353 SF A 211 353 SF A 212 353 SF A 213 353 SF A 214 385 SF A 215 511 SF C 216 353 SF A 219 539 SF C 221 496 SF B 222 390 SF A 223 360 SF A 224 360 SF A 225 390 SF A 226 446 SF B 227 446 SF B 228 409 SF B 229 360 SF A 231 385 SF A 245 378 SF A 234 400 SF B 238 224 SF STAIR 2 292 Room Legend A B C CORRIDOR ELEC / DATA ELEV ELEV LOBBY HOUSEKEEPING JANITOR CLOSET LOUNGE SALON / THERAPY STAIR 1 STAIR 2 STAIR 3 360 SF A 230 426 SF B 233 435 SF LOUNGE 265 446 SF B 201 400 SF B 202 400 SF B 203 360 SF A 204 360 SF A 205 385 SF A 217 353 SF A 218 385 SF A 232 191 SF STAIR 1 291 350 SF SALON / THERAPY 264 390 SF A 220 192 SF STAIR 3 293 353 SF A 236 353 SF A 237 390 SF A 235 446 SF B 239 429 SF B 240 360 SF A 244 390 SF A 242 360 SF A 243 400 SF B 241 463 SF B 246 385 SF A 247 385 SF A 248 417 SF B 249 360 SF A 250 360 SF A 251 400 SF B 252 446 SF B 253 141 SF ELEV LOBBY 260 93 SF ELEC / DATA 263 136 SF HOUSEKEEPING 262 1 A-3.4 2 A-3.4 A-4.51 2 3 4 A-4.6 2 1 4 3 42 SF JANITOR CLOSET 261 A-4.0 1 A-4.0 2 1 A-3.5 97 SF ELEV E201A 92 SF ELEV E201B 6' - 2" SETBACK 15' - 0"SETBACK20' - 0"SETBACK 10' - 0"SETBACK25' - 0"145' - 0"SETBACK25' - 0"16' - 6"128' - 6"SETBACK20' - 0"SETBACK 15' - 0"3' - 9"60' - 2"43' - 6"60' - 2"45' - 6"5' - 9" SETBACK 10' - 0"56' - 2" 5' - 9"265' - 6"3' - 9" A-1.10 2 A-1.10 3 A-3.3115' - 0"15' - 0"24' - 0 1/8" 3639 SF CORRIDOR 266 2 A-3.6 1 A-3.6 3 A-3.6 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL 2ND FLOORA-2.2 3/32" = 1'-0"1 SECOND FLOOR PLAN RESIDENTIAL ROOMS - SECOND FLOOR NAME NUMBER AREA B 233 426 SF B 238 400 SF B 239 446 SF B 240 429 SF B 241 400 SF B 246 463 SF B 249 417 SF B 252 400 SF B 253 446 SF B: 18 7795 SF C 208 595 SF C 216 511 SF C 221 539 SF C: 3 1645 SF Grand total: 53 21257 SF RESIDENTIAL ROOMS - SECOND FLOOR NAME NUMBER AREA A 250 360 SF A 251 360 SF A: 32 11817 SF B 201 446 SF B 202 400 SF B 203 400 SF B 206 446 SF B 209 479 SF B 222 496 SF B 227 446 SF B 228 446 SF B 229 409 SF RESIDENTIAL ROOMS - SECOND FLOOR NAME NUMBER AREA A 225 360 SF A 226 390 SF A 230 360 SF A 231 360 SF A 232 385 SF A 234 378 SF A 235 390 SF A 236 353 SF A 237 353 SF A 242 390 SF A 243 360 SF A 244 360 SF A 245 385 SF A 247 385 SF A 248 385 SF RESIDENTIAL ROOMS - SECOND FLOOR NAME NUMBER AREA A 204 360 SF A 205 360 SF A 207 369 SF A 210 385 SF A 211 353 SF A 212 353 SF A 213 353 SF A 214 353 SF A 215 385 SF A 217 385 SF A 218 353 SF A 219 353 SF A 220 390 SF A 223 390 SF A 224 360 SFN Revision Schedule DNDN A-4.31 97 SF ELEV E301A 92 SF ELEV E301B 191 SF STAIR 1 391 224 SF STAIR 2 392 348 SF LOUNGE 364 430 SF FITNESS 365 1 A-3.4 141 SF ELEV LOBBY 360 94 SF ELEC / DATA 363 137 SF HOUSEKEEPING 362 2 A-3.4 SETBACK 10' - 0" SETBACK 15' - 0" A-4.51 2 3 4 A-4.6 2 1 4 3 42 SF JANITOR CLOSET 361 A-4.32 A-4.0 1 A-4.0 2 1 A-3.5 Room Legend A B CORRIDOR ELEC / DATA ELEV ELEV LOBBY ELEV. MACH FITNESS HOUSEKEEPING JANITOR CLOSET LOUNGE STAIR 1 STAIR 2 VISTA TERRACE4.0%4.0%SETBACK25' - 0"275' - 0" SETBACK 15' - 0"3' - 9"60' - 2"43' - 6"60' - 2"107' - 5"SETBACK 10' - 0"SETBACK20' - 0"A-1.10 2 8.3%8.3% 6' - 2" 71 SF ELEV. MACH 366 2587 SF VISTA TERRACE 36724' - 4"17' - 10"446 SF B 306 467 SF B 301 400 SF B 302 400 SF B 303 360 SF A 304 360 SF A 305 385 SF A 348 417 SF B 349 360 SF A 350 360 SF A 351 400 SF B 352 467 SF B 353 378 SF A 334 400 SF B 338 354 SF A 336 354 SF A 337 390 SF A 335 467 SF B 339 467 SF B 340 360 SF A 344 390 SF A 342 360 SF A 343 400 SF B 341 385 SF A 345 463 SF B 346 385 SF A 347 A-3.31 2504 SF CORRIDOR 366 2 A-3.6 1 A-3.6 3 A-3.6 22' - 6"4.0%4.0%6.1%1.0%6.6%6.6%6.6%4.0% 22' - 6 3/8"22' - 6 5/8" 4.0% 4.0%4.0% 4.0% 6.5% 6 .5 % 6 .5 % 6.5%1.0%6.5%1.0%6 .6 % Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL 3RD FLOORA-2.3 3/32" = 1'-0"1 THIRD FLOOR RESIDENTIAL ROOMS - THIRD FLOOR NAME NUMBER AREA RESIDENTIAL ROOMS - THIRD FLOOR NAME NUMBER AREA B 341 400 SF B 346 463 SF B 349 417 SF B 352 400 SF B 353 467 SF B: 12 5196 SF Grand total: 26 10376 SF RESIDENTIAL ROOMS - THIRD FLOOR NAME NUMBER AREA A 348 385 SF A 350 360 SF A 351 360 SF A: 14 5180 SF B 301 467 SF B 302 400 SF B 303 400 SF B 306 446 SF B 338 400 SF B 339 467 SF B 340 467 SF RESIDENTIAL ROOMS - THIRD FLOOR NAME NUMBER AREA A 304 360 SF A 305 360 SF A 334 378 SF A 335 390 SF A 336 354 SF A 337 354 SF A 342 390 SF A 343 360 SF A 344 360 SF A 345 385 SF A 347 385 SFN Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -WEST ELEVATONA-5.1 VIEW RENDERING - WEST ELEVATON (WINCHESTER BOULEVARD) Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -PERSPECTIVE FROMWINCHESTERA-5.2 V IE W RENDERING - PERSPECTIVE FROM WINCHESTER BOULEVARD LOOKING NORTH - EAST Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -SOUTH ELEVATIONA-5.3 VIEW RENDERING - SOUTH ELEVATION Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -PERSPECTIVE FROMGARDEN/GROUND LEVEL UNITA-5.4VIEWRENDERING - PERSPECTIVE OF GARDEN / GROUND LEVEL UNITS Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -NORTH ELEVATON(SHELBURNE WAY)A-5.5 VIEW RENDERING - NORTH ELEVATON (SHELBURNE WAY) Revision Schedule Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -PERSPECTIVE FROMSHELBURNEA-5.6 12" = 1'-0"1 RENDERING - PERSPECTIVE FROM SHELBURNE WAY LOOKING SOUTH - WEST Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -AERIAL FROMSHELBURNEA-5.7 RENDERING - AERIAL FROM SHELBURNE V IE W Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -AERIAL FROMWINCHESTERA-5.8 V IE W RENDERING - AERIAL FROM WINCHESTER Revision Schedule WINCHESTER ASSISTED LIVING - PROPOSED ADDENDA CONTENTS CUSHMAN & WAKEFIELD Addendum C: Qualifications of the Market Analysts Jordan H. Cline Senior Director Practice Group Member – Senior Housing | Healthcare Industry Group Practice Group Member – Automotive Dealership Group Practice Group Member – Industrial Specialty Group Practice Group Member – Retail Specialty Group Practice Group Member – Living Practice Group Valuation & Advisory Cushman & Wakefield Western, Inc. Professional Expertise Mr. Cline is a Certified General Real Estate Appraiser with over 20 years of appraisal experience. Mr. Cline has completed previous work throughout all of Northern California and Northern Nevada. Appraisal and consulting assignments have included single and multifamily residential (apartments, Low-Income Housing Tax Credits, and mobile home parks), commercial (retail and office), industrial (warehouse and manufacturing), cold storage facilities, restaurants (fast food and sit down), senior care (independent, assisted living, skilled nursing, congregate care and room and board), healthcare (MOB’s, ambulatory and plastic surgery centers, locked psychiatric hospitals, and behavioral health facilities), service stations (gas station, c-store and car wash), car washes (self-serve, flex-serve and full-service), auto dealerships, movie theaters, hotels and motels, mini-storage (self-storage) facilities, vacant land (improved and unimproved) and residential subdivision (feasibility and valuation). In 2022, Mr. Cline personally prepared valuations on numerous properties exceeding $4.1 billion in aggregate value and 18.6 million square feet. Mr. Cline began his real estate appraisal career in January 2003 at his father’s residential appraisal firm, Placer Appraisal/WHC Review, as a Real Estate Analyst in Colfax, California with responsibilities including timely appraisals of land, single family residences and two to four-unit residential income properties and performed administrative compliance audits for various banks. In July 2003, Mr. Cline originally joined Cushman & Wakefield in San Jose, California as an Associate with responsibilities including data collection, research, and assisting Senior Appraisers with report production. In May 2004, Mr. Cline moved to the Sacramento, California area and began working as a Real Estate Analyst at BEC Appraisal & Consulting, Inc. in Folsom, California with responsibilities including the appraisal of industrial and commercial property, including shopping centers, office buildings and residential properties over five units throughout Northern California. In October 2007, Mr. Cline was promoted to Vice President/Senior Appraiser at BEC Appraisal & Consulting, Inc. with responsibilities including managing client relationships, procuring new clients and assignments, providing assistance to and overseeing trainee appraisers and production of commercial appraisals of industrial and commercial property. In January 2013, Mr. Cline rejoined Cushman & Wakefield in Sacramento, California as an Associate Director where he was responsible for managing client relationships, procuring new clients and assignments and production of commercial appraisals of industrial and commercial property throughout Northern California and Northern Nevada. Mr. Cline was promoted to Director in March 2015 and Senior Director in June 2020 within Valuation & Advisory. CUSHMAN & WAKEFIELD 2 Memberships, Licenses, Professional Affiliations and Education Practicing Affiliate, Appraisal Institute (#444403) Certified General Real Estate Appraiser in the following states: California – AG036234 Nevada – A.0206873-CG Attended Sierra College and completed the following real estate courses: Real Estate Principles Real Estate Appraisal Procedures Real Estate Appraisal Real Estate Finance As of the current date, Mr. Cline has completed the requirements under the continuing education program of the Appraisal Institute. Appraisal coursework includes but is not limited to the following: Real Estate Appraisal Principles Real Estate Appraisal Procedures Basic Income Capitalization National Uniform Standards of Professional Practice, USPAP 2022-2023 Update National Uniform Standards of Professional Practice, USPAP Business Practices and Ethics Fundamentals of Separating Real Property, Personal Property, and Intangible Business Assets Appraisal of Assisted Living Facilities Appraisal of Medical Office Buildings Appraisal of Automotive Dealerships Green Buildings: Principles & Concepts Appraisal of Fast-Food Facilities Appraisal of REO and Foreclosure Properties Managing Appraiser Liability That’s a Violation Other Accomplishments and Awards Eagle Scout, Boys Scouts of America Committee Member & Cubmaster for Pack 555 of the Boy Scouts of America in Rocklin, California Scoutmaster for Troop 220 of the Boy Scouts of America in Rocklin, California Golden Empire Council – Boy Scouts of America – Discovery District Assistant Finance Chair Beaded Wood Badge trained participant Staff member for Whitney Jr Wildcats youth football program CUSHMAN & WAKEFIELD 3 CALIFORNIA NEVADA Gerald V. Rasmussen, MAI, FRICS Executive Managing Director Valuation & Advisory Practice Group Leader | Senior Housing / Healthcare Cushman & Wakefield of Connecticut, Inc. Professional Expertise Mr. Rasmussen joined Cushman & Wakefield of Connecticut, Inc. in November of 2001. He is the National Practice Leader for the Valuation & Advisory Senior Housing/Healthcare Industry group. As Practice Group Leader, he oversees a team of 35 professional appraisers, all of whom have extensive senior housing and healthcare experience. Combined, the group has completed in excess of 10,000 healthcare related valuation assignments. Prior to joining Cushman & Wakefield in 2001, Mr. Rasmussen worked for BA Appraisals, Inc. in New York City where he was a Senior Appraiser from January 1985 until 1986. In August of 1986, he began working for Moran & Associates, Inc. in Stamford, CT until November 2001 when he joined Cushman & Wakefield’s Valuation & Advisory. Mr. Rasmussen has been a member of the Connecticut Real Estate Appraisal Commission since April, 1996. He has been involved with and written decisions that have impacted not only the laws of Connecticut, but have impacted the appraisal industry on a national basis. He has been a member and an officer of the Connecticut Chapter of the Appraisal Institute serving as its President in 2000. He received the prestigious Louise Lee and Y.T. Lum Award from the Appraisal Institute’s Education Trust Fund as the Honoree of the Year in 2001. He has been recognized numerous times by the Connecticut Chapter of the Appraisal institute for his contributions to the Real Estate Appraisal community. Mr. Rasmussen has been a Board Member and officer including serving as President of the Connecticut Real Estate Education Foundation. This group funds various programs and studies that have impacted the appraisal community and the industry. Memberships, Licenses, Professional Affiliations and Education Designated Member, Appraisal Institute (MAI 8203). As of the current date, Gerald V. Rasmussen, MAI has completed the requirements of the continuing education program of the Appraisal Institute. Fellow, Royal Institution of Chartered Surveyors (FRICS) Commissioner, Acting Chairman, State of Connecticut Real Estate Appraisal Commission Bachelor of Science in Business Administration, Long Island University, Cum Laude CUSHMAN & WAKEFIELD 2 Certified General Real Estate Appraiser in the following states: State License Number State License Number Alabama G00866 Nebraska CG212178R Alaska 134750 Nevada A.0207542-CG Arizona 31710 New Hampshire NHCG-745 Arkansas CG-3351 New Jersey 42RG00160200 California AG043979 New Mexico 03555-G Colorado CG100023222 New York 46000001881 Connecticut RCG.0000510 North Carolina A6766 Delaware X1-0000640 North Dakota CG-21758 Georgia 330331 Ohio 2008000510 Hawaii CGA 1176 Oklahoma 13246CGA Idaho CGA-4521 Oregon C001178 Illinois 553001939 Pennsylvania GA003449 Indiana CG40801017 Rhode Island CGA.0A01362 Iowa CG03284 South Carolina AB .6415 CG Kansas G-3141 South Dakota 1430CG Kentucky 5222 Tennessee 4306 Louisiana G4152 Texas TX-1337775-G Maine CG1749 Utah 6825683-CG00 Maryland 32215 Vermont 80.0075939 Massachusetts 5613 Virginia 4001013534 Michigan 1201073219 Washington 1101813 Minnesota 40527154 Washington D.C. GA12052 Mississippi GA-893 West Virginia CG439 Missouri 2017017862 Wisconsin 1412-10 Montana REA-RAG-LIC-10306 Wyoming AP-1645 Other Awards and Achievements Fair market rent reset between these two companies of 179 Skilled Nursing and Long Term Acuity Hospitals (LTAC) located in 35 states. A multi-year tax appeal of a high-end Continuing Care Retirement Community. Portfolios: He has been involved with a significant number of the largest portfolios occurring in the marketplace in the past year. These include portfolios of Skilled Nursing, Assisted Living and dementia facilities. Mr. Rasmussen has also been involved with the revaluation of all commercial properties in Stamford, Connecticut, Wallingford, Connecticut and Glen Cove, New York for tax assessment purposes. His experience has included a significant amount of court testimony, having been qualified as an expert witness in the U.S. Federal Bankruptcy, New York State Supreme, Connecticut Superior and Connecticut Housing Courts CUSHMAN & WAKEFIELD 3 CALIFORNIA NEVADA This Page Intentionally Left Blank May 4, 2021 Mr.. Diego Mora Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 15860 Winchester Blvd. Dear Diego: I reviewed the drawings, and evaluated the site context. I am familiar with the site from my review of a previous devel- opment proposal in 2015. My comments and recommendations are as follows: Neighborhood Context The site is composed of three adjacent lots fronting on Winchester Blvd., and one site fronting on Shelburne Way. Com- mercial 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. View to the site from corner Winchester Blvd. frontage EXHIBIT 9 15860 Winchester Blvd. Design Review Comments May 4, 2021 Page 2 Structure across Shelburne Way from site View across Winchester Blvd.View across Winchester Blvd. View to the site from corner 15860 Winchester Blvd. Design Review Comments May 4, 2021 Page 3 ISSUES AND CONCERNS The proposed Memory Care and Assisted Living facility is divided into three major wings with connecting groups of rooms along the east edge of the site. The design with the three major wings allows the large building mass to be broken up into a scale along Winchester Blvd. that improves its comparability with the surroundings buildings framework along Winchester Blvd. - see aerial sketch below. The project has much to admire and little or nothing to be concerned about. Some of the building details that contribute to its design unity and high quality of design include the following. • Wide roof overhangs with trim and exposed rafter tails. • Top floor color and trim that will work to reduce the visual mass of the building. • Inset balconies which strengthen the residential scale and character of the project. • Hip and shed roofs at the second level that break up the building’s visual mass. • Sensitive treatment of the loading bay on Shelburne Way. • Trellises and other high quality details that enhance the visual richness of the facades and residential scale and charac- ter of the building. • Design detailing and landscaping of the taller retaining walls on the north and south facades. 15860 Winchester Blvd. Design Review Comments May 4, 2021 Page 4 RECOMMENDATIONS I do not have any recommendations for changes. Diego, please let me know if you have any questions, or if there are other issues that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon ARBOR RESOURCES professional consulting arborists and tree care p.o. box 25295, san mateo, california 94402 email: arborresources@comcast.net phone: 650.654.3351 cell: 650.274.3656 licensed contractor #796763 ARBORIST REPORT WINCHESTER ASSISTED LIVING 15860 WINCHESTER BLVD LOS GATOS, CALIFORNIA Submitted to: Swenson 777 North 1st Street, 5th Floor San José, CA 95112 Prepared by: David L. Babby Registered Consulting Arborist #399 Board‐Certified Master Arborist #WE‐4001B __________ February 10, 2021 EXHIBIT 10 David L. Babby, Registered Consulting Arborist February 10, 2021 i TABLE OF CONTENTS SECTION TITLE PAGE 1.0 INTRODUCTION ……...…………………………………..………….…………… 1 2.0 TREE COUNT AND COMPOSITION ………………..………………….…… 2 3.0 SUITABILITY FOR PRESERVATION ………………………..…….………… 4 4.0 POTENTIAL TREE DISPOSITION ..…...…………............…….….….... 5 4.1 Proposed Removals ...............................................………..….….... 5 4.2 Potential Impacts to Retained Trees .......................................... 6 5.0 APPRAISED TREE VALUES ..................................………….….…... 8 6.0 TREE PROTECTION MEASURES ………..……………….………..….….... 9 6.1 Design Guidelines ..................................................………..….….... 9 6.2 Before Demolition, Grading and Construction ........................... 11 6.3 During Demolition, Grading and Construction ........................... 13 7.0 ASSUMPTIONS AND LIMITING CONDITIONS .………..……….….... 16 EXHIBITS EXHIBIT TITLE A TREE INVENTORY TABLE (five sheets) B SITE MAP (one sheet) C PHOTOGRAPHS (seven sheets) David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 1 of 16 Swenson, San José 1.0 INTRODUCTION Swenson is planning to construct a three-story, assisted living facility at 15860 Winchester Blvd, Los Gatos. The site occupies the southeast corner of Shelburne Way and Winchester Blvd, and is comprised of three separate parcels with the addresses of 15860, 15880 and 15894 Winchester Blvd (each parcel contains single-family residences and accessory structures to be demolished). As part of their planning submittal, Swenson has retained me to prepare this Arborist Report, and specific tasks executed are as follows (to conform with 29.10.1000 and 29.10.1005 of the Town Code): Visit the site, performed on 1/14/21, 1/18/21 and 2/8/21, to identify and obtain photos of "protected trees"1 located within and immediately adjacent to where development activities are planned (captures the entire project site). Determine each tree's trunk diameter at 54 inches above natural grade (rounded to the nearest inch). Trees with more than one diameter listed are formed by multiple trunks. Estimate each tree's height and average canopy spread (rounded to nearest fifth). Ascertain each tree’s health and structural integrity, and assign an overall condition rating (e.g. good, fair, poor or dead). Designate each tree’s suitability for preservation (e.g. high, moderate or low). Utilize tree numbers assigned for a prior office building proposal from nearly 10 years ago. Tags with engraved, corresponding numbers were affixed onto any trees with missing or non-readable ones. Identify tree numbers, recommended fencing locations and anticipated removals on the site map in Exhibit B; base map is a copy of A-1.2, dated 11/4/20, by Swenson. Identify which are defined by Town Code as a "large protected tree."2 Appraise the monetary values of protected trees planned for retention. Review the progress plan set by Swenson to ascertain potential impacts and removals (the set contains various dates from October 2020 to January 2021). Provide protection measures to help mitigate or avoid impacts to retained trees. Prepare a written report that presents the aforementioned information, and submit via email as a PDF document. 1 Section 29.10.0960 of the Town Code defines a protected tree as having a ≥4" diameter trunk at 54" above natural grade. Exempt from this provision are fruit- and nut-bearing trees with trunk diameters <18", as well as select tree types listed within Section 29.10.0970(2) and having trunk diameters <24" (pursuant to Section 29.10.0970 of the Code). 2 Section 29.10.0955 of the Town Code defines a large protected tree as any Quercus sp., Aesculus californica or Arbutus menziesii with a diameter ≥24", or any other species with a diameter of ≥48" (measured at 54" above natural grade). David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 2 of 16 Swenson, San José 2.0 TREE COUNT AND COMPOSITION Thirty-five (35) trees of seven various species were inventoried for this report. They are sequentially numbered as 1-5, 7-25, 27, 29, 34 and 38-45,3 and the table below identifies their names, assigned numbers, counts and percentages. NAME TREE NUMBER(S) COUNT % OF TOTAL Coast live oak 1-3, 8, 9, 11-13, 16-18, 20-25, 27, 29, 34, 39, 41-45 26 74% Goldenrain tree 38 1 3% Holly oak 10 1 3% Lemon bottlebrush 19 1 3% London plane tree 5, 7, 14, 15 4 11% N. California black walnut 4 1 3% Valley oak 40 1 3% Total 35 100% Specific information regarding each tree is presented within the inventory table in Exhibit A. The trees' locations and assigned numbers are identified on the site map in Exhibit B, and photographs are presented in Exhibit C. As illustrated on the above table, the site is populated predominantly by native oaks, specifically coast live (with 74% of the total) and valley oak (an additional 3%). 3 The gaps in sequential numbering are due to a select number of trees either being exempt from inclusion per the Town Code or having been removed; they include #6, 26, 28, 30-33 and 35-37. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 3 of 16 Swenson, San José Seven (7) trees are located within the public right-of-way and are regarded as street trees; they include #1-3, 5, 7, 14 and 15. Trees #1 thru 3 are large coast live oaks along Shelburne Way, and their trunks span the property boundary. The other four, namely #5, 7, 14 and 15, are relatively small London planes aligning Winchester Blvd, within the Town's planter strip between the street curb and sidewalk. As previously mentioned, all 35 are defined as protected trees per Town Code. Of these, the following 10 are defined as large protected trees: #2, 3, 9, 12, 16, 18, 21, 24, 39 and 41 (see footnote 2, page 1, of this report). Note that the trunk locations of trees #44 and 45 were added to the map in Exhibit B and represent only rough approximations (versus surveyed locations). On the map in Exhibit B, I have denoted trees already removed, as well as those exempt from inclusion within the tree inventory. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 4 of 16 Swenson, San José 3.0 SUITABILITY FOR TREE PRESERVATION Each tree has been assigned either a “high,” “moderate” or “low” suitability for preservation rating as a means to cumulatively measure its existing health; structural integrity; anticipated life span; remaining life expectancy; prognosis; location; size; particular species; tolerance to construction impacts; growing space; frequency of care needed; and safety to property and persons within striking distance. Descriptions these ratings are presented below; the high category is comprised of 9 trees (or 26%), the moderate category 24 (or 68%), and the low category 2 (or 6%). High: Applies to #3, 9, 16-18, 24, 34, 39, 39 and 42. These trees appear relatively healthy and structurally stable; have no apparent, significant health issues or structural defects; present a good potential for contributing long-term to the site; and seemingly require only periodic or regular care and monitoring to maintain their longevity and structural integrity. They are typically the most suitable for retaining and incorporating into the future landscape. Moderate: Applies to #1, 2, 5, 78, 11-15, 19-23, 25, 27, 29, 38, 40, 41 and 43-45. These trees contribute to the site, but at levels less than those assigned a high suitability; might have health and/or structural issues which may or may not be reasonably addressed and properly mitigated; and frequent care is typically required for their remaining lifespan. They may be worth retaining if provided proper care, but not seemingly at significant expense or major design revisions. Low: Applies to #4 and 10. These trees have weak, multi-trunk structures comprised of stump sprouts, and there are no tree care measures to reasonably mitigate the risk (i.e. beyond likely recovery). As a general guideline, these trees should be removed regardless of future development, and any which are retained require frequent monitoring and care throughout their remaining lifespans to minimize risk to any persons or property within striking distance. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 5 of 16 Swenson, San José 4.0 POTENTIAL TREE DISPOSITION Implementing the proposed progress plan will result in the following tree disposition: Remove (26 in total): #4, 5, 7-21, 24, 25, 34, 38, 39 and 42-45. Retain (9 in total): #1-3, 22, 23, 27, 29, 40 and 41. 4.1 Proposed Removals The table below, and continued on the next page, summarizes underlying reasons for removing the 26 trees (and on the map in Exhibit B, an "X" is placed across each trunk); reasons are solely based on my review of the architectural progress plan set, and additional impacts will likely be realized once civil plans are reviewed. Protection measures to help mitigate or avoid impacts to the 9 trees planned for retention are presented within Section 6.0 of this report. TREE # NAME DIAM. (in.) REASON(S) FOR REMOVAL 4 N. California black walnut 10, 8, 8, 7 Weak structure, site improvements 5 London plane tree 7 Site improvements 7 London plane tree 7 Site improvements 8 Coast live oak 10 Within building footprint 9 Coast live oak 30 Within building footprint 10 Holly oak 8, 7, 6 Weak structure, within building footprint 11 Coast live oak 11, 8 Within building footprint 12 Coast live oak 26 Within building footprint 13 Coast live oak 8, 6 Within driveway footprint 14 London plane tree 7 Within driveway apron 15 London plane tree 7 Site improvements 16 Coast live oak 26 Severe impacts from building construction, grading, and site improvements David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 6 of 16 Swenson, San José Table continued: TREE # NAME DIAM. (in.) REASON(S) FOR REMOVAL 17 Coast live oak 23 Severe impacts from building construction, grading, parking lot and site improvements 18 Coast live oak 29 Within building footprint 19 Lemon bottlebrush 7 Within building footprint 20 Coast live oak 7 Within building footprint 21 Coast live oak 20, 14, 13 Within building footprint 24 Coast live oak 17, 16 Within building footprint 25 Coast live oak 17 Within excavation footprint for building and site wall 34 Coast live oak 16 Within building footprint 38 Goldenrain tree 20 Site improvements 39 Coast live oak 26 Within building footprint 42 Valley oak 23 Within building footprint 43 Coast live oak 14 Within building footprint 44 Coast live oak 4 Within building footprint 45 Coast live oak 5 Within excavation footprint for site wall 4.2 Potential Impacts to Retained Trees My review of the architectural progress plans reveals the 9 oak trees proposed for retention can likely be sufficiently protected by adhering to recommendations presented within Section 6.0 of this report; they include #1-3, 22, 23, 27, 29, 40 and 41. An analysis of impacts, as derived by my review of the progress plan set, follows. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 7 of 16 Swenson, San José Tree #1, a 19-inch diameter coast live oak aligning Shelburne Way, will sustain a high level of impacts. Root loss will occur during excavation for the parking garage and building foundation at 14 feet south of its trunk, as well as building the parking lot entry a short distance of only 7 feet east of is trunk. To minimize root loss, it is critical that no overexcavation or compaction is needed beyond the wet section of drive entry between the street and building. Also, quite notably, roughly 40-percent of the tree's southern canopy will require pruning for building construction clearance, to encompass a 14-inch diameter limb, an 8-inch diameter limb, and reduction of a 9-inch diameter one. Tree #2, a multi-trunk (33" and 15") coast live oak along Shelburne Way, will sustain a moderate level of impacts. Root loss will occur around 12 feet south of its trunk for the parking garage and building foundation. Pruning to achieve clearance for building construction will account for a roughly 20-percent of its total canopy, to include removing the low southeast limb overhanging the existing driveway, and several branches 3 to 5 inches in diameter. Tree #3, a multi-trunk (28" and 20") coast live oak also along Shelburne Way, will sustain a moderate to high level of impacts. Root loss for the underground garage will occur around 10 feet from its trunk. Pruning to achieve building clearance will account for a tolerable 15-percent of its total canopy, to consider removing two, south-growing limbs with diameters of 11 and 12 inches, as well as several other small ones. Tree #22, a 15-inch diameter coast live oak along the rear boundary, grows with a pronounced directly towards the future building, extending nearly 10 west from its base. When considering the proposed building is around 15 feet from its base, building clearance may become an issue during construction and/or long-term, requiring nearly all branches along the canopy's west side being pruned away. Root loss for excavation will occur at a tolerable distance of nearly 11 feet away. If protected, I estimate a high to moderate level of potential impacts. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 8 of 16 Swenson, San José Tree #23, a 17-inch diameter coast live oak also along the rear boundary, is roughly the same distance from the building as #22, and potential impacts appear low. Only small branches will require pruning to achieve building clearance, and my root loss estimation is the same as for #22. Trees #27 and 29, both coast live oaks with trunk diameters of 15 and 17 inches, respectively, are setback sufficiently from the building to be adequately protected with only minor impacts. Regarding pruning, #27 will require one 5-inch diameter limb to be removed for building and construction clearance, representing a minor section for the tree. Trees #40 and 41 are situated only a few feet apart at grade, #40 being a valley oak with a 17-inch trunk diameter, and #41 a coast live oak with a 26-inch trunk diameter. Root loss during building excavation is tolerable. For pruning, #40 will lose roughly 30-percent of its total canopy to achieve building clearance, namely, three south-growing limbs with diameters between 5 and 7 inches. Tree #41 will only require the loss of small branches overhanging the existing shed below. 5.0 APPRAISED TREE VALUES The monetary values of the nine trees planned for retention have been appraised to conform with Section 29.10.1000(c)(3a) of the Los Gatos Town Code. Individual values are listed within the last column of Exhibit A, and their combined total equals $52,000. Values were calculated using the Trunk Formula Technique derived from the Guide for Plant Appraisal, 10th Edition, 2019. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 9 of 16 Swenson, San José 6.0 TREE PROTECTION MEASURES Recommendations presented within this section consider plans reviewed, and serve as protection measures to help mitigate or avoid impacts to trees being retained. They should be carefully followed and incorporated into project plans, and I (hereinafter "project arborist") should be consulted in the event any cannot be feasibly implemented. 6.1 Design Guidelines 1. The Tree Protection Zone (TPZ) for each retained tree shall be up to or within 6 feet from the proposed building foundation, and distances in all other directions from the trunks equal to 7 to 10 times the trunk diameters (all distances are intended to be obtained the closest edge, face of, their outer perimeter at soil grade). A TPZ is intended to restrict or highly limit the following activities within the specified distances: overexcavation, subexcavation, trenching, compaction, mass and finish- grading, soil scraping, tilling, ripping, swales, bioswales, storm drains, dissipaters, equipment cleaning, stockpiling and dumping of materials, and equipment and vehicle operation. In the event an impact encroaches slightly within a setback, it can be reviewed on a case-by-case basis by the project arborist to determine whether measures can sufficiently mitigate the impacts to less-than-significant levels. 2. For trees being retained, review setbacks proposed on plans for grading, utility, hardscape, compaction, trenching, subexcavation and overexcavation, and compare to the TPZ parameters specified above. Where conflicts exist, consult with the project arborist to identify opportunity for increasing setbacks and/or possibly mitigating impacts to achieve a reasonable assurance of protection. 3. Per Section 29.10.1000(C.1) of the Ordinance, a copy of this or a future report providing tree protection measures must be incorporated into the final set of project plans; titled Sheets T-1, T-2, etc. (“Tree Protection Instructions”); and referenced on all site-related project plans. Additionally, all site-related plans should contain notes referring to this report for tree protection measures. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 10 of 16 Swenson, San José 4. Add assigned tree numbers and locations to the architectural, civil and landscape site- related plans. 5. Construction of the driveway immediately east of #1's trunk shall require no excavation or compaction beyond the driveway/wall limit. Any fill placed beyond the driveway/wall (i.e. towards the tree) shall not exceed 24 inches from the edge. 6. Specify on the demolition plan to abandon and cut off at existing soil grade all existing, unused lines, pipes and manholes within a TPZ. 7. Route all underground utilities and services (e.g. electrical) beyond TPZs. Where this is not feasible, the section of line(s) within a TPZ should be directionally-bored by at least 4 feet below existing grade, tunneled using a pneumatic air device (such as an AirSpade®), or installed by other means (e.g. pipe-bursting) to avoid an open trench. The ground above any tunnel must remain undisturbed, and access pits and above- ground infrastructure (e.g. splice boxes, meters and vaults) established beyond TPZs. 8. The permanent and temporary drainage design, including downspouts, should not require water being discharged within the trees' driplines. 9. Bioswales, storm drains and swales shall be established well-beyond TPZs. 10. On the erosion control design, specify that any straw wattle or rolls shall require a maximum vertical soil cut of 2 inches for their embedment, and are established as close to canopy edges as possible (and not against a trunk). 11. Avoid specifying the use of herbicides use within a TPZ; where used on site, they should be labeled for safe use near trees. Also, liming shall not occur within 50 feet from a tree's canopy. 12. On the final site plan, represent the future staging area and route(s) of access to be beyond unpaved areas beneath or near canopies. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 11 of 16 Swenson, San José 13. Adhere to the following additional landscape guidelines: a. Plant material installed beneath oak canopies must be drought-tolerant, limited in amount, and placed at least 5+ feet from their trunks. Plant material installed beneath canopies of other trees should be at least 24 inches from their trunks. b. Introducing regular irrigation within the root zones of oaks can, overtime, impose adverse impacts and should be avoided. Rather, irrigation installed for new plant material beneath their canopies should be low-volume, applied irregularly (such as only once or twice per week), and temporary (such as <three years). Irrigation should not strike within 6 inches from the trunks of existing trees, and not applied against trunks of new trees. c. Establish irrigation and lighting features (e.g. main line, lateral lines, valve boxes, wiring and controllers) to avoid trenching within a TPZ. In the event this is not feasible, route them in a radial direction to a tree’s trunk, and terminate a specific distance from a trunk (versus crossing past it). In certain instances, an AirSpade® may be required to avoid root damage, and any Netafim tubing used should be placed on grade, and header lines installed as mentioned above. Note that routes shall be reviewed with the project arborist prior to any trenching occurring. d. Design any new site fencing or fence posts to be at least 2 to 5 feet from a tree’s trunk (depends on the trunk size, growth pattern and prior impacts). e. Avoid tilling, ripping and compaction within TPZs. f. Establish any bender board or other edging material within TPZs to be on top of existing soil grade (such as by using vertical stakes). g. Utilize a 3- to 4-inch layer of coarse wood chips or other high-quality mulch for new ground cover beneath canopies (gorilla hair, bark or rock, stone, gravel, black plastic or other synthetic ground cover should be avoided). 6.2 Before Demolition, Grading and Construction 14. Supply water to the root zones of oaks being retained. The methodology, frequency and amounts can be reviewed with the project arborist, and several possible methodologies including flooding the ground inside an 8-inch tall berm, soaker hoses, or deep-root injection. Note in the event dewatering is required for this project, the watering program shall be more intensive than otherwise needed (i.e. will require greater frequency and/or volume). David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 12 of 16 Swenson, San José 15. Stake the limits of grading, utility routes, irrigation routes, etc. (whether all at once or various phases) for review by the project arborist prior to ground disturbance. 16. Conduct a site meeting with the general contractor and project arborist several weeks or months prior to demolition for the purpose of reviewing protections measures presented in this report, such as tree fencing and trunk wrap protection, routes of access, staging, pruning, staking, watering, mulching, tree removals, etc. 17. Prior to demolition, install tree protection fencing where shown on the map in Exhibit B. Fencing shall consist of 6-foot tall chain link mounted on 2-inch diameter, galvanized iron posts driven at least 2 feet into the ground, kept in place throughout construction, and removed or modified only under the knowledge and direct consent of the project arborist. Note fencing may require reconfiguration for several additional phases, such as demolition, grading, utility installation and building construction, etc. (all to be reviewed with the project arborist). 18. Prior to demolition, affix and maintain 8.5- by 11-inch warning signs along each side of fencing opposite the trees’ trunks (can be discussed with project arborist beforehand): "WARNING - Tree Protection Zone - this fence shall not be removed and is subject to penalty according to Town Code 29.10.1025." 19. Prune retained trees prior to demolition and/or shoring. The work shall be highly selective, targeted, and performed under direction of the project arborist. Additionally, all work shall be conducted in accordance with the most recent ANSI A300 standards, and by a California state-licensed tree service contractor (D-49) that has an ISA certified arborist in a supervisory role, carries General Liability and Worker’s Compensation insurance, and abides by ANSI Safety Operations. 20. Prior to removing trees and the initial site meeting, paint an "X" on their trunks to allow review and confirmation with the project arborist (tree tags correspond with tree numbers). Also, ensure the removal process does not damage retained trees. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 13 of 16 Swenson, San José 21. Establish the staging and cleanout area(s), as well as all routes of access beyond unpaved areas beneath tree canopies. Where challenges arise, review them beforehand with the project arborist to determine whether any measures can be employed to sufficiently mitigate the potential impacts. 22. Spread, and replenish as needed throughout the entire construction process, a 4- to 5- inch layer of coarse wood chips (¼- to ¾-inch in size) from a tree-service company over unpaved ground within designated-fenced areas. 23. The removal of stumps, whether old or new, located within TPZs shall be performed with a stump grinder (versus being extracted with heavy equipment and inadvertently damaging roots of trees otherwise being retained). 24. Where applicable, ivy should be manually cleared off and at least 5 feet from the trees' trunks (or manually removed from planters altogether). Also, the removal of existing groundcover, plants, shrubs, etc. within TPZs shall only be manually done. 25. Clear soil to expose the buried root collars4 of trees #1, 23, 27, 40 and 41 This work must be manually and carefully performed to avoid damaging the trunk and roots during the process, and preferably by a tree-service company using an AirSpade to avoid unnecessary root and/or trunk damage. 26. Fertilization may benefit a tree's health, vigor and appearance. If applied, however, soil samples should first be obtained to identify the pH levels and nutrient levels so a proper fertilization program can be established. I further recommend any fertilization is performed under the direction and supervision of a certified arborist, and in accordance with the most recent ANSI A300 Fertilization standards. 6.3 During Demolition, Grading and Construction 27. Abandon the portions of chain link fence embedded within the trunks of #1 thru 3, as well as the top rail within #2's trunk; the material can be cut at the trunk, and avoid damaging the bark during the process. 4 A “root collar” is the distinct swollen area near the ground where buttress roots and the main trunk merge. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 14 of 16 Swenson, San José 28. Any authorized access, digging or trenching within designated-fenced areas shall be by foot-traffic only, manually performed under supervision by the project arborist, and without the use of heavy equipment or tractors. 29. Take great care during demolition of existing hardscape and other equipment/features to avoid damaging a tree's trunk, canopy, soil and roots within a TPZ, including ground underlying existing features. 30. Great care must also be taken by equipment operators, including shoring operations, to position their equipment to avoid trunks and branches, including the scorching of foliage. Any tree damage or injury should be reported to the project arborist for review of treatment. 31. Avoid using tree trunks as winch supports for moving or lifting heavy loads, as well as for tying rope, cables, chains or other items around. 32. Spoils generated during digging shall not be piled or spread on unpaved ground within a TPZ, rather temporarily pile them on plywood or a tarp. 33. Prior to installing shoring and mechanically excavating for the underground portion of garage, drive entry and building foundation, manually excavate a 1-foot wide trench along the perimeter of where soil excavation will occur closest to the a tree's trunk for the following distances: 15 feet for #1, 22, 23, 27, 29, 40 and 41, and 25 feet for #2 and 3 (the purpose is to avoid breaking and damaging roots closer to trunks than otherwise needed). Excavation should occur down to a 24-inch depth or required subgrade, whichever is less, and all ≥2-inch diameter roots cleanly severed by hand using a new and sharp handsaw and/or loppers at 90° to the direction of root growth against the tree side of the trench. All soil beyond the trench (i.e. away from the tree) can then be mechanically excavated using heavy equipment, remaining outside the fenced area(s). Alternatively, the use of a stump grinder could be utilized precisely where a curb/gutter and any overcut (12" max) will be established. Advise the project arborist when this work is scheduled so observations of cut roots can be made. Exposed roots surfaces should be kept continually moist, perhaps by draping burlap over the cut face and applying water daily or twice daily. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 15 of 16 Swenson, San José 34. Unless otherwise specifically authorized by the project arborist, any open trenches needed for irrigation, lighting, etc. within TPZs shall either be through utilizing and AirSpade,® and all roots (all sizes) exposed during the process retained, not damaged, and kept continually moist and covered (e.g. a burlap) until the trench is backfilled. 35. Avoid damaging or cutting roots with diameters of ≥2 inches without prior assessment by the project arborist. Should roots of this size become encountered, within one hour of exposure, they should either be covered by burlap that remains continually moist until the root is covered by soil. If they are approved for cutting, cleanly severe at 90° to the angle of root growth against the cut line (using loppers or a sharp hand saw), and then immediately after, the cut end either buried with soil or covered by a plastic sandwich bag (and secured using a rubber band, and removed just before backfilling). Roots encountered with diameters <2 inches and requiring removal can be cleanly severed at right angles to the direction of root growth. 36. Digging holes for fence posts and light fixtures within a TPZ shall be manually performed using a post-hole digger, and in the event a root ≥2 inches in diameter is encountered during the process, the hole should be shifted over by 12 inches and the process repeated. 37. Dust accumulating on trunks and canopies during dry weather periods may need to be periodically washed away if directed by the project arborist (e.g. every 4 months). 38. Avoid disposing harmful products (such as cement, paint, chemicals, oil and gasoline) beneath canopies or anywhere on site that allows drainage within or near TPZs. Herbicides should not be used with a TPZ; where used on site, they should be labeled for safe use near trees. Avoid liming within 50 feet of a tree's canopy. David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page 16 of 16 Swenson, San José 7.0 ASSUMPTIONS AND LIMITING CONDITIONS The scope of work assigned for this report pertains solely to trees listed in Exhibit A. I hold no opinion towards other trees on or surrounding the project area. All information presented herein reflects the trees' sizes and conditions as viewed from the ground and project site on 1/14/21, 1/18/21 and 2/8/21. The documented condition and suitability ratings of dormant trees are subject to change once the trees can be observed following their seasonal regrowth of leaves. My observations were performed visually without probing, coring, dissecting or excavating. I cannot provide a guarantee or warranty, expressed or implied, that deficiencies or problems of any trees or property in question may not arise in the future. No assurance can be offered that if all my recommendations and precautionary measures (verbal or in writing) are accepted and followed the desired results may be achieved. I cannot guarantee or be responsible for the accuracy of information provided by others. I assume no responsibility for the means and methods used by any person or company implementing the recommendations provided in this report. The information provided herein represents my opinion. Accordingly, my fee is in no way contingent upon the reporting of a specified finding, conclusion or appraised value. The site map presented in Exhibit B is solely intended to identify the inventoried trees' locations, assigned numbers, and fencing locations. This report is proprietary to me and may not be copied or reproduced in whole or part without prior written consent. It has been prepared for the sole and exclusive use of the parties to who submitted for the purpose of contracting services provided by Arbor Resources. If any part of this report or copy thereof be lost or altered, the entire evaluation shall be invalid. Prepared By: ________________________ Date: February 10, 2021 David L. Babby Registered Consulting Arborist #399 Board‐Certified Master Arborist #WE‐4001B CA Licensed Tree Service Contractor #796763 (C61/D49) David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Swenson, San José EXHIBIT A: TREE INVENTORY TABLE (five sheets) TREE INVENTORY TABLE SIZE CONDITION TREE/ TAG NO.TREE NAME Trunk Diameter (in.) Height (ft.)Canopy Spread (ft.)Health Condition (100%=Best, 0%=Worst)Structural Integrity (100%=Best, 0%=Worst)Form (100%=Best, 0%=Worst)Overall Condition (Good/Fair/Poor/Dead)Suitability for Preservation (High/Moderate/Low)Large Protected TreeStreetRemovalAppraised Value 1 Coast live oak (Quercus agrifolia )19 35 35 80% 60% 30%Fair Moderate X $4,900 Comments:Grows along #2's canopy and has asymmetrical form. Buried root collar. Large ivy stem around lower trunk and ivy in canopy. Chain link fence is embedded in trunk (do not tear out). Street tree - base spans property boundary. 2 Coast live oak (Quercus agrifolia )33, 15 50 60 60% 40% 40%Fair Moderate X X $14,800 Comments:Asymmetrical crown grows NE. The 15" diameter trunk emerges at grade and forms a weak attachment with larger trunk. Deadwood. Chain link fence and top rail are embedded in trunk (do not tear out). Has an extended low limb over driveway. Street tree - base spans property boundary. 3 Coast live oak (Quercus agrifolia )28, 20 50 45 70% 40% 40%Fair High X X $13,200 Comments:Asymmetrical canopy. Multiple stems originate at 3' high. Infested by Western sycamore borers. Chain link fence is embedded in trunk (do not tear out). Street tree - base spans property boundary. 4 N. California black walnut (Juglans hindsii ) 10, 8, 8, 72535 30% 30% 40%Poor Low X - Comments:Multiple trunks emerge at grade and represent stump sprouts. Extensive decay at past where two prior trunks previously grew. Extensive dieback and large deadwood. Dormant. 5 London plane tree (Platanus × hispanica )72525 60% 60% 50%Fair Moderate X X - Comments:Street tree. Dormant. 7 London plane tree (Platanus × hispanica )72520 60% 60% 40%Fair Moderate X X - Comments:Street tree. Dormant. 8 Coast live oak (Quercus agrifolia )10 30 20 80% 50% 30%Fair Moderate X - Comments:Trunk bifurcates at 4' high. Crowded-growing conditions at edge of #3's canopy. Site: 15860 Winchester Blvd., Los Gatos Prepared for: Swenson Prepared by: David L. Babby 1 of 5 February 10, 2021 TREE INVENTORY TABLE SIZE CONDITION TREE/ TAG NO.TREE NAME Trunk Diameter (in.) Height (ft.)Canopy Spread (ft.)Health Condition (100%=Best, 0%=Worst)Structural Integrity (100%=Best, 0%=Worst)Form (100%=Best, 0%=Worst)Overall Condition (Good/Fair/Poor/Dead)Suitability for Preservation (High/Moderate/Low)Large Protected TreeStreetRemovalAppraised Value 9 Coast live oak (Quercus agrifolia )30 50 60 90% 40% 70%Good High X X - Comments:Trunk bifurcates at 5' high and forms a weak attachment between codominant leaders. Asymmetrical crown is dominant towards south. 10 Holly oak (Quercus ilex)8, 7, 6 50 30 70% 30% 40%Poor Low X - Comments:Multiple trunks represent stump sprouts. Narrow form and a low canopy (nearing a few feet from grade). 11 Coast live oak (Quercus agrifolia )11, 8 45 15 60% 40% 30%Fair Moderate X - Comments:Asymmetrical canopy with narrow form. Leggy crown. 12 Coast live oak (Quercus agrifolia )26 60 50 60% 50% 70%Fair Moderate X X - Comments:Three leaders share same union at 3' high. Deadwood. Partially buried root collar. 13 Coast live oak (Quercus agrifolia )8, 6 30 15 60% 40% 30%Poor Moderate X - Comments:Asymmetrical canopy sweeps W and is within #9's. Crowded-growing conditions. Buried root collar. Adjacent to a prior old, decaying walnut tree stump. 14 London plane tree (Platanus × hispanica )72020 60% 40% 40%Fair Moderate X X - Comments:Street tree. Sweeps away from #11's canopy. Dormant. 15 London plane tree (Platanus × hispanica )71520 50% 40% 30%Poor Moderate X X - Comments:Street tree. Irregular form. Deadwood. Dormant. 16 Coast live oak (Quercus agrifolia )26 50 40 80% 60% 70%Good High X X - Comments:Trunk sweeps or leans away from home then towards vertical. Opposite lean side is a pronounced buttress root. Large girdling roots at low side of base. Partially buried root collar. Deadwood. Excessive limb weight in lower canopy. Ground slopes gently down away from trunk. Site: 15860 Winchester Blvd., Los Gatos Prepared for: Swenson Prepared by: David L. Babby 2 of 5 February 10, 2021 TREE INVENTORY TABLE SIZE CONDITION TREE/ TAG NO.TREE NAME Trunk Diameter (in.) Height (ft.)Canopy Spread (ft.)Health Condition (100%=Best, 0%=Worst)Structural Integrity (100%=Best, 0%=Worst)Form (100%=Best, 0%=Worst)Overall Condition (Good/Fair/Poor/Dead)Suitability for Preservation (High/Moderate/Low)Large Protected TreeStreetRemovalAppraised Value 17 Coast live oak (Quercus agrifolia )23 45 40 80% 50% 40%Fair High X - Comments:Trunk is ~6' from home. 18 Coast live oak (Quercus agrifolia )29 15 45 80% 60% 50%Good High X X - Comments:Base is within 18" of, and trunk leans away from adjacent home. 19 Lemon bottlebrush (Callistemon citrinus)71010 60% 40% 40%Fair Moderate X - Comments:Within patio area. 20 Coast live oak (Quercus agrifolia )72525 80% 30% 60%Fair Moderate X - Comments:Large decaying wound at union of two remaining leaders at 11' high. Numerous old pruning wounds. 21 Coast live oak (Quercus agrifolia ) 20, 14, 13 50 50 80% 30% 60%Fair Moderate X X - Comments:Spoils piled at base, and adjacent concrete pads are raised. Small deadwood. Very weak attachment between the 20" and 14" trunks. 22 Coast live oak (Quercus agrifolia )15 15 25 70% 40% 30%Fair Moderate $1,700 Comments:Pronounced westerly lean, then sweeps towards vertical. Deadwood. Buried root collar. 23 Coast live oak (Quercus agrifolia )17 45 20 70% 40% 30%Poor Moderate $2,200 Comments:Sinuous trunk and slightly leans towards north. Deadwood. Buried root collar. 24 Coast live oak (Quercus agrifolia )17, 16 45 35 70% 40% 70%Fair High X X - Comments:Trunk bifurcates at 2.5' high into codominant leaders (okay spacing at attachment). Site: 15860 Winchester Blvd., Los Gatos Prepared for: Swenson Prepared by: David L. Babby 3 of 5 February 10, 2021 TREE INVENTORY TABLE SIZE CONDITION TREE/ TAG NO.TREE NAME Trunk Diameter (in.) Height (ft.)Canopy Spread (ft.)Health Condition (100%=Best, 0%=Worst)Structural Integrity (100%=Best, 0%=Worst)Form (100%=Best, 0%=Worst)Overall Condition (Good/Fair/Poor/Dead)Suitability for Preservation (High/Moderate/Low)Large Protected TreeStreetRemovalAppraised Value 25 Coast live oak (Quercus agrifolia )17 55 35 40% 60% 60%Poor Moderate X - Comments:Trunk is covered by dead ivy. Asymmetrical form. Has a very sparse, lower canopy, possibly from oak worm infestation this past year (monitor every 3 to 6 months for any improvement or further decline). 27 Coast live oak (Quercus agrifolia )~15 35 30 70% 50% 30%Fair Moderate $2,200 Comments:Leans west and has irregular form. Buried root collar. Trunk is covered by ivy. 29 Coast live oak (Quercus agrifolia )12 20 15 60% 60% 40%Fair Moderate $1,700 Comments:Leans SE, and is under crowded-growing conditions. 34 Coast live oak (Quercus agrifolia )16 40 40 70% 50% 60%Fair High X - Comments:Has somewhat of an asymmetrical canopy. 38 Goldenrain tree (Koelreuteria paniculata)20 35 35 60% 50% 50%Fair Moderate X - Comments:Dormant. Pile of spoils near trunk. Multiple leaders emerge at 4' high and form a sinuous crown. Deadwood. 39 Coast live oak (Quercus agrifolia )26 35 35 70% 40% 70%Fair High X X - Comments:Slight lean E. Has many large, old decaying wounds from prior cuts. 40 Valley oak (Quercus lobata )17 50 35 70% 50% 40%Fair Moderate $5,900 Comments:Base is 2' from #41's trunk. Crowded-growing conditions. Partially buried root collar. Mostly dormant. Excessive limb weight. 41 Coast live oak (Quercus agrifolia )26 45 40 70% 40% 30%Fair Moderate X $5,400 Comments:Crown sweeps towards S. Crowded-growing conditions. Partially buried root collar. Site: 15860 Winchester Blvd., Los Gatos Prepared for: Swenson Prepared by: David L. Babby 4 of 5 February 10, 2021 TREE INVENTORY TABLE SIZE CONDITION TREE/ TAG NO.TREE NAME Trunk Diameter (in.) Height (ft.)Canopy Spread (ft.)Health Condition (100%=Best, 0%=Worst)Structural Integrity (100%=Best, 0%=Worst)Form (100%=Best, 0%=Worst)Overall Condition (Good/Fair/Poor/Dead)Suitability for Preservation (High/Moderate/Low)Large Protected TreeStreetRemovalAppraised Value 42 Coast live oak (Quercus agrifolia )23 50 55 70% 60% 70%Fair High X - Comments:Root collar is partially buried by spoils. Excessive limb weight towards S. Has an elevated canopy. 43 Coast live oak (Quercus agrifolia )14 40 30 70% 40% 30%Poor Moderate X - Comments:Pronounced lean and crowded-growing conditions. Trunk bifurcates at 14' high with good spacing between leaders. Large pile of moist soil is piled against trunk. Base grows against wood fence. 44 Coast live oak (Quercus agrifolia )42510 60% 40% 40%Fair Moderate X - Comments:Added to map. Has a codominant top. Buried root collar. Very high canopy. 45 Coast live oak (Quercus agrifolia )53010 60% 70% 60%Fair Moderate X - Comments:Added to map. Trunk's base is 12" from garage foundation, and canopy nears roof. Site: 15860 Winchester Blvd., Los Gatos Prepared for: Swenson Prepared by: David L. Babby 5 of 5 February 10, 2021 David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Swenson, San José EXHIBIT B: SITE MAP (one sheet) (=(=(= 2/6°-;::+82/6°-;::+82/6°-;::+82/6°-;::+8 :):),):),):),):),):),):),):),):),):),):),):),):),):),):),):),):),):),):),) )54)6'<+89)54)6'*)54)6'*)54)('88/+8)54)°)54)6'*)54)°*8/<+='?)54)='21)54)='21)54)°*8/<+='?)54)°='21)54)6'*'96.'2:*8/<++56+56)54)='21)54)='21)54)6'*)54)6'* °)25:'-° (1°=4:'-° °)25:'-° °:8++ °:8++ °:8++ )25°:'-° °)25:'-° °)25:'-° °)25:'-° °)25:'-° °(1°=4:'-° °)25:'-° °(1°=4:'-° °)25:'-° :'-° °:8++ °)25:'-° °(1°=4:'-° °+-°=4:'-° °:8++ °)25:'-° °5'1:'-° °:8++9 °)25:'-° °:8++ °:8++ °)25:'-° °(1°=4:'-° °(1°=4:'-° °(1°=4:'-° °=4 °234°(:2(89.:'-° °)25:'-° °6/4+ °)25:'-° °5'1:'-° °<2?°5'1:'-° °)25:'-° °)25:'-° °)25:'-° °:8++ °)25:'-° °)25:'-° °)25:'-° °:8++ °2*°62:'-° °(1°=4:'-° °2*°62:'-° °)25:'-° °)25:'-° .522?°5'1:'-° °)25:'-° °)25:'-° °2*°62:'-° °2*°62:'-° °:8++ '1:,1&+(67(56+(/%851727$/(;,67,1*75((672%(5(029(' 727$/(;,67,1*75((672%(5(0$,1 &RQVXOWDQW 5HYLVLRQV 6:(1621%8,/'(56FDOH 'DWH -RE 6KHHW'UDZQE\ &23<5,*+7*2,)° 8+4° :9 5+:'()/2+9+4+*'/4(,/2')'/8548')9=+:/.22)+:1VW6WUHHW6DQ-RVH&$ :,1&+(67(5$66,67('/,9,1*6,7((;,67,1*75((6:,1&+(67(5$1'6+(/%851$$XWKRU 6LWH ([LVWLQJ7UHHV12345789131415161219exempt431011421718removedremoved34exempt3824252729removedexemptexemptexempt23224121203940exemptexempt4544XXXXXXXXXXXXXXXXXXXXXXXXXXTREE PROTECTION FENCING (typ.) David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Swenson, San José EXHIBIT C: PHOTOGRAPHS (seven sheets) Photo Index Page C‐1: #1 thru 3 Page C‐5: #22 thru 25, 27, 29 Page C‐2: #4, 5, 7 thru 11 Page C‐6: #34, 38 thru 41 Page C‐3: #12 thru 16 Page C‐7: #42 thru 45 Page C‐4: #17 thru 21 David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page C-1 Swenson, San José #1 #1 #2 #3 #1 #2 #3 #3 #1 #2 David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page C-2 Swenson, San José #4 #5 #7 #8 #9#10#11 David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page C-3 Swenson, San José #12 #13 #14#15#16 #16#16 David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page C-4 Swenson, San José #17 #18 #17#18#19 #20#21 David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page C-5 Swenson, San José #22 #23 #23#24 #25 #27#29 David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page C-6 Swenson, San José #34 #38 #39 #40 #41#40#41#40#41#38 David L. Babby, Registered Consulting Arborist February 10, 2021 15860 Winchester Boulevard, Los Gatos Page C-7 Swenson, San José #42 #43 #44 #45 15860 Winchester Boulevard Arborist’s Peer Review May 25, 2021 May 25, 2021 Diego Mora Community Development Department 110 E. Main Street Los Gatos CA 95030 Summary The arborist’s report contains the information required by the ordinance. The plan set does not contain an adequate T-1 sheet indicating tree protection measures and fence locations. Introduction Background I was asked by the Town of Los Gatos to review the plan set and arborist’s report for APNs 529-11-013, -038, -039 and -040. 15860 Winchester Boulevard. Assignment, Limits, Purpose and Use 1.Provide a peer review of the Arborist Report prepared by Arbor Resources (Arborist David L. Babby) dated February 10, 2021. 2.Assess the tree and site conditions for consistency in the report and plan set regarding numbers, species, size, location, condition, and suitability for preservation. Site visit performed on May 13, 2021. 3.The following plan set was reviewed for this assignment: Site Plan A-1.1, A-1.2. This report is to help provide information regarding the provided arborist’s report and plans with reference to the trees. The report is to be used by Town of Los Gatos, the Town’s agents, and the property owners and owner’s agents to help determine deficiencies within the documents regarding the trees. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 4 EXHIBIT 11 15860 Winchester Boulevard Arborist’s Peer Review May 25, 2021 Observations Arborist’s Report The arborist’s report provided contains the information typical for a pre development assignment and the judgments are believed to be true and accurate. The report is complete and contains the required components as indicated in ordinance section 29.10.1000 - New property development. Plan Set The A-1.2 sheet is in effect the T-1 Sheet as required by the ordinance as in section 29.10.1000 - New property development section (c) (1) “…Tree Preservation Instructions (Sheet T-1). Sheet T-1 shall be referenced on all relevant sheets (civil, demolition, utility, landscape, irrigation) where tree impacts from improvements may be shown to occur;”. The sheet is rudimentary and indicates the protection fence locations. Conclusion The report is complete and contains the information required by the ordinance. The expected impacts are discussed and I agree with the assessment. The T-1 sheet should indicate the exact locations of the tree protection fence and any other relevant information regarding the recommendations form the report and ordinance requirements stated in Section 29.10.1005. - Protection of Trees During Construction. The A-1.2 sheet should include all the protection recommendations as indicated in the report and not just the fence locations. In addition the relevant protection ordinance language and any other arborist guidelines shall be placed on the sheet. Tree numbers shall be placed on the plans sheets including any civil drawings. At this time the civil plans do not indicate the existing tree numbers. In addition tree protection should be placed on this plan as well. Recommendations Have the applicant create the T-1 sheet including fence location and any other relevant recommendations from the arborist’s report. Place relevant tree numbers on the civil plans and indicate those to be removed with a large “X”. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 4 15860 Winchester Boulevard Arborist’s Peer Review May 25, 2021 Qualifications, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 4 15860 Winchester Boulevard Arborist’s Peer Review May 25, 2021 Certification of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist®. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B ISA Tree Risk Assessor Qualified Copyright © Copyright 2021, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 4 Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 1 September 2022 INTRODUCTION Section 15097 of the California Environmental Quality Act (CEQA) requires all State and local agencies to establish monitoring or reporting programs for projects approved by a public agency whenever approval involves the adoption of either a “mitigated negative declaration” or specified environmental findings related to environmental impact reports. The following is the Mitigation Monitoring and Reporting Program (MMRP) for the Winchester Assisted Living and Memory Care Facility Project (proposed project). The intent of the MMRP is to ensure implementation of the mitigation measures identified within the Initial Study/Mitigated Negative Declaration (IS/MND) for this project. Unless otherwise noted, the cost of implementing the mitigation measures as prescribed by this MMRP shall be funded by the applicant. COMPLIANCE CHECKLIST The MMRP contained herein is intended to satisfy the requirements of CEQA as they relate to the IS/MND for the proposed project, prepared by the Town of Los Gatos. This MMRP is intended to be used by Town staff and mitigation monitoring personnel to ensure compliance with mitigation measures during project implementation. Mitigation measures identified in this MMRP were developed in the IS/MND that was prepared for the proposed project. The MMRP will provide for monitoring of construction activities as necessary and in-the-field identification and resolution of environmental concerns. The proposed project IS/MND presents a detailed set of mitigation measures that will be implemented throughout the lifetime of the proposed project. Mitigation is defined by CEQA Guidelines, Section 15370, as a measure that: • Avoids the impact altogether by not taking a certain action or parts of an action; • Minimizes impacts by limiting the degree or magnitude of the action and its implementation; • Rectifies the impact by repairing, rehabilitating, or restoring the impacted environment; • Reduces or eliminates the impact over time by preservation and maintenance operations during the life of the project; or • Compensates for the impact by replacing or providing substitute resources or environments. Monitoring and documenting the implementation of mitigation measures will be coordinated by the Town of Los Gatos. The applicant will be responsible for fully understanding and effectively implementing the mitigation measures contained within the MMRP. The Town will be responsible for monitoring compliance. MITIGATION MONITORING AND REPORTING PROGRAM The following table indicates the item number, the checklist questions the measure is designed to address, the measure text, the monitoring agency, implementation schedule, and an area for sign-off indicating compliance. EXHIBIT 12 MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 2 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off IV-a Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? IV-1 A pre-construction survey for nesting birds shall be conducted by a qualified biologist within a 250-foot buffer around the project site boundaries, if feasible, not more than three days prior to site disturbance during the breeding season (February 1st to August 31st). If site disturbance commences outside the breeding season, a pre-construction survey for nesting birds is not required. Survey results shall be submitted to the Town of Los Gatos Community Development Department. If active nests of migratory birds are not detected within approximately 250 feet of the project site, further mitigation is not required. If nesting birds are detected, the applicant shall implement Mitigation Measure IV-2. IV-2 If nesting raptors or other migratory birds are detected on or adjacent to the site during the survey, an appropriate construction-free buffer shall be established around all active nests. Actual size of buffer would be determined by the project biologist, and would depend on species, topography, and type of activity that would occur in the vicinity of the nest. Typical buffers are 25 feet for non-raptors and up to 250 feet for raptors. The project buffer shall be monitored periodically by the project biologist to ensure compliance. After the nesting is completed, as determined by the biologist, the buffer shall no longer be required. Buffers shall remain in place for the duration of the breeding season or until a qualified biologist has confirmed that all chicks have fledged and are independent of their parents. Proof of Town of Los Gatos Community Development Department Town of Los Gatos Community Development Department No more than three days prior to site disturbance during the breeding season (February 1st to August 31st). During construction, if nesting raptors or other migratory birds are detected on or adjacent to the site during the pre-construction survey. Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 3 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off compliance with this Mitigation Measure shall be provided to the Town of Los Gatos Community Development Department prior to recommencing construction within the buffer area. IV-e Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? IV-3 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. If the trees proposed for removal are found to be in good condition, and the tree removal permit is granted primarily for the convenience of the applicant, then the full cost and responsibility of such removal shall be borne by the applicant including planting of replacement trees. Where replanting is impractical or infeasible, the property owner may pay an in-lieu fee in an amount approved by the Town Council. New trees planted on site shall have a trunk diameter of more than 1.5 inches. The above noted requirements shall be completed to the satisfaction of the Town of Los Gatos Parks and Public Works Department. IV-4 The project applicant shall comply with all recommendations included in the Arborist Report prepared for the proposed project by Arborist Resources (2021) to ensure that tree protection measures are incorporated into the project design and construction. Recommended tree protection measures include, but are not limited to, establishing tree protection zones (TPZs) and setbacks for each Town of Los Gatos Parks and Public Works Department Town of Los Gatos Parks and Public Works Department Qualified Arborist Prior to any tree removal. The language of this measure shall be included on all project improvement plans, prior to the initiation of construction. Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 4 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off protected tree; installing tree protection fencing around each TPZ which would include warning signs stating, “WARNING - Tree Protection Zone - this fence shall not be removed and is subject to penalty according to Town Code 29.10.1025”; avoiding damaging or cutting roots with a diameter of two or more inches; avoiding the use of herbicides; establishing staging, cleanout areas, and all routes of access beyond unpaved areas beneath tree canopies; and conducting a site meeting with the general contractor and project arborist several weeks or months prior to demolition for the purpose of reviewing all tree protection measures. All relevant recommendations included in the Arborist Report shall be noted on project Improvement Plans. Compliance with the recommended tree protection measures shall be monitored by the Town of Los Gatos Parks and Public Works Department and a qualified arborist. V-b; V-c Cause a substantial adverse change in the significance of a unique archaeological resource pursuant to Section 15064.5; or disturb any human remains, including those interred outside of dedicated cemeteries V-1 If historic or archeological resources are encountered during subsurface excavation activities, all construction activities within a 100-foot radius of the resource shall cease until a qualified archaeologist determines whether the resource requires further study. The Town shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate California Department of Parks and Recreation forms and evaluated for significance in terms Town of Los Gatos Community Development Department During construction, if historic or archeological resources are encountered during subsurface excavation activities. Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 5 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off of California Environmental Quality Act (CEQA) criteria by a qualified archaeologist. Potentially significant cultural resources consist of, but are not limited to, stone, bone, fossils, wood, or shell artifacts or features, including hearths, structural remains, or historic dumpsites. If the resource is determined to be significant under CEQA, the Town and a qualified archaeologist shall determine whether preservation in place is feasible. Such preservation in place is the preferred mitigation. If such preservation is infeasible, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan for the resource. The archaeologist shall also conduct appropriate technical analyses, prepare a comprehensive written report and file it with the appropriate information center (California Historical Resources Information System), and provide for the permanent curation of the recovered materials. V-2 If human remains, or remains that are potentially human, are found during construction, all work shall be halted immediately within 200 feet, and a professional archeologist shall ensure reasonable protection measures are taken to protect the discovery from disturbance. The archaeologist shall notify the Contra Costa County Coroner (per §7050.5 of the State Health and Safety Code). The provisions of §7050.5 of the Town of Los Gatos Community Development Department County Coroner NAHC, if County Coroner During construction, if human remains, or remains that are potentially human, are found. Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 6 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off California Health and Safety Code, §5097.98 of the California Public Resources Code, and Assembly Bill 2641 will be implemented. If the Coroner determines the remains are Native American and not the result of a crime scene, then the Coroner will notify the Native American Heritage Commission (NAHC), which then will designate a Native American Most Likely Descendant (MLD) for the project (§5097.98 of the Public Resources Code). The designated MLD will have 48 hours from the time access to the property is granted to make recommendations concerning treatment of the remains. If the applicant does not agree with the recommendations of the MLD, the NAHC can mediate (§5097.94 of the Public Resources Code). If an agreement is not reached, the qualified archaeologist or MLD must rebury the remains where they will not be further disturbed (§5097.98 of the Public Resources Code). This will also include either recording the site with the NAHC or the appropriate Information Center, using an open space or conservation zoning designation or easement, or recording a reinternment document with the county in which the property is located (AB 2641). Work cannot resume within the no-work radius until the lead agency, through consultation as appropriate, determines that the treatment measures have been completed to the Town’s satisfaction. determines remains are Native American VII-ai; VII-aii Directly or indirectly cause potential substantial adverse effects, including the VII-1 The project applicant shall include all relevant 2019 CBSC standards, as recommended by the Design-Level Geotechnical Investigation prepared by Cornerstone Earth Group (2021) Town of Los Gatos Community Included on all project improvement plans, prior to the Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 7 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off risk of loss, injury, or death involving: Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area based on other substantial evidence of a known fault; or strong seismic ground shaking? on all project improvement plans to ensure that the recommended standards for development of foundations, subsurface improvements, etc. are incorporated into the project design and construction. All project improvement plans shall be reviewed by a licensed engineer and approved by the Town of Los Gatos Community Development Department and the Town’s Engineer. Development Department Town Engineer initiation of construction. VIII-a; VIII-b Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment; or Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gasses? VIII-1 The following requirements shall be noted on project improvement plans, subject to review and approval by the Town of Los Gatos Community Development Department: • The proposed project shall be designed such that the project is built all-electric, and natural gas infrastructure shall be prohibited on- site; and • A minimum 10 electric vehicle (EV) capable parking spaces shall be included on-site, consistent with the Tier 2 CALGreen standards. Town of Los Gatos Community Development Department Included on all project improvement plans, prior to the initiation of construction. IX-b Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the likely release of IX-1 Following demolition and prior to issuance of a grading permit, a sampling grid shall be superimposed across the site and discrete shallow samples shall be collected. The samples shall be tested for organochlorine pesticides to determine whether Regional Water Quality Control Board Environmental Screening Levels (ESLs) are exceeded in any Town of Los Gatos Parks and Public Works Department SCCDEH Following demolition and prior to issuance of a grading permit. Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 8 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off hazardous materials into the environment? samples. The applicant shall submit a report to the Parks and Public Works Department for review and approval that includes, but is not limited to, sampling activities performed, relevant ESLs for identified contaminants, summary of contaminated concentrations, and locations where ESLs are exceeded, if any. If ESLs are exceeded in on-site soils, the impacted areas shall be removed and properly disposed of under oversight by the Santa Clara County Department of Environmental Health (SCCDEH) prior to issuance of a grading permit; and proof of remediation under SCCDEH oversight shall be provided to the Town of Los Gatos Parks and Public Works Department prior to grading. For larger quantities of soils that are non-hazardous, subject to approval by the Town of Los Gatos Parks and Public Works Department, such soils may generally be placed under interior roads, parking areas, or buildings during normal grading operations, and verification of proper handling and disposal. IX-2 Prior to issuance of a demolition permit for on-site structures, the project applicant shall consult with certified Asbestos and/or Lead Risk Assessors to complete an asbestos and lead survey. The completed asbestos and lead survey shall be submitted to the Town of Los Gatos Building Department for review and approval. If asbestos-containing materials or lead-containing materials are not discovered during the survey, further mitigation related to asbestos-containing materials or lead- Town of Los Gatos Building Department SCCDEH Prior to issuance of a demolition permit for on-site structures. Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 9 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off containing materials shall not be required. If asbestos-containing materials and/or lead- containing materials are discovered by the survey, the project applicant shall prepare a work plan to demonstrate how the on-site asbestos-containing materials and/or lead- containing materials shall be removed in accordance with current California Occupational Health and Safety (Cal-OSHA) Administration regulations and disposed of in accordance with all CalEPA regulations, prior to the demolition and/or removal of the on-site structures. The plan shall include the requirement that work shall be conducted by a Cal-OSHA registered asbestos and lead abatement contractor in accordance with Title 8 CCR 1529 and Title 8 CCR 1532.1 regarding asbestos and lead training, engineering controls, and certifications. The applicant shall submit the work plan to the Town for review and approval. The Town has the right to defer the work plan to the SCCDEH for additional review. Materials containing more than one (1) percent asbestos that is friable are also subject to BAAQMD regulations. Removal of materials containing more than one (1) percent friable asbestos shall be completed in accordance with BAAQMD Section 11-2-303. XIII-a Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local XIII-1 Prior to approval of demolition permits the following requirements shall be noted on project improvement plans, subject to review and approval by the Town of Los Gatos Community Development Department: Town of Los Gatos Community Development Department Noted on improvement plans, prior to approval of demolition permits. Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 10 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off general plan or noise ordinance, or applicable standards of other agencies? • Operational and Situational Controls: o All work on-site shall be restricted to the hours of 8:00 AM to 8:00 PM Weekdays, and 9:00 AM to 7:00 PM weekends and Holidays, pursuant to the requirements of the Town of Los Gatos Noise Ordinance. o All exterior stationary equipment shall be kept at least 100 feet from neighboring property lines unless acoustically shielded. o Material deliveries shall not be allowed on Sundays or Federal Holidays. o Cranes shall be located at least 100 feet from any neighboring property line with the exception of cranes or lifts necessary to dismantle scaffolding. o Material movement along the east and south sides of the site shall be minimized. o Stockpiles shall be located adjacent to neighbors as much as possible to help shield people from on-site noise generation. o Music shall not be audible off- site. o Dirt berming and stockpiling materials shall occur whenever Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 11 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off possible to reduce noise to sensitive receptor locations. o Mobile equipment such as haul trucks, and concrete trucks, shall be kept off of local streets near residences as much as possible. o Vehicle paths shall be graded smooth as rough roads and paths can cause significant noise and vibration from trucks (particularly empty trucks) rolling over rough surfaces. Loud bangs and ground-borne vibration can occur. • Interior Work: o For interior work, the windows of the interior spaces facing neighbors where work is being performed shall be kept closed while work is proceeding. o Noise generating equipment indoors shall be located within the building to use building elements as noise screens. • Equipment: o Earth Removal: Use scrapers as much as possible for earth removal, rather than the noisier loaders and hauling trucks. o Backfilling: Use a backhoe for backfilling, as it is quieter than either dozers or loaders. o Ground Preparation: Use a motor grader rather than a Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 12 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off bulldozer for final grading. Wheeled heavy equipment is less noisy than track equipment. Use wheeled equipment rather than track equipment whenever possible, with the exception of work within the vibration distances shown in Table IV of the Noise Assessment Study. The soil conditions at the site indicate that wheeled equipment may generate higher levels of ground vibration than tracked equipment. Small, rubber tracked equipment, such as skid steers, would produce the lowest levels of noise and vibration o Building Construction: Nail guns shall be used where possible as they are less noisy than manual hammering. o Generators and Compressors: Use generators, compressors and pumps that are housed in acoustical enclosures rather than weather enclosures or none at all. o Use temporary power service from the utility company in lieu of generators wherever possible. o All stationary equipment shall be rated no higher than 85 dBA Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 13 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off at 25 feet under the equipment’s most noisy condition. o Circular saws, miter/chop saws and radial arm saws shall be used no closer than 50 feet from any residential property line unless the saw is screened from view by any and all residences using an air-tight screen material of at least two pounds per sf surface weight, such as three-quarter-inch plywood. o Use electrically powered tools rather than pneumatic tools whenever possible. o Mitigation of the construction phase noise at the site can be accomplished by using quiet or "new technology" equipment. o The greatest potential for noise abatement of current equipment shall be the quieting of exhaust noises by use of improved mufflers. o All internal combustion engines used at the project site shall be equipped with a type of muffler recommended by the vehicle manufacturer. o All equipment shall be in good mechanical condition so as to minimize noise created by faulty or poorly maintained Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 14 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off engines, drive-trains and other components. Worn, loose or unbalanced parts or components shall be maintained or replaced to minimize noise and vibration. o Use wheeled equipment rather than tracked equipment whenever possible. o Use the lowest vibration inducing equipment when within the distance limits shown in Table IV of the Noise Assessment Study. Small grading and earth moving equipment, such as “Bobcat” size equipment shall be used. • Noise Complaint Management: o The project applicant shall designate a noise complaint officer. The officer shall be available at all times during construction hours by both telephone and email. Signs shall be posted at site entries. o Notify, in writing, all residential and noise sensitive commercial neighbors within 300 feet of the site of construction. The notification shall contain the name, phone number, and email address of the noise complaint officer. A flyer may be placed at the doors of the residences. Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 15 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off o A log of all complaints shall be maintained. The logs shall contain the name and address of the complainant, the date and time of the complaint, the nature/description of the noise source, a description of the remediation attempt or the reason remediation could not be attempted. XIII-b Generation of excessive groundborne vibration or groundborne noise levels? Implementation of the previous Mitigation Measure XIII- 1. See Mitigation Measure XIII-1. See Mitigation Measure XIII-1. XVII-a Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? XVII-1 The following requirements shall be noted on project improvement plans, subject to review and approval by the Town of Los Gatos Parks and Public Works Department: • A minimum of one long term and three short term bicycle parking spaces shall be included on-site, consistent with the VTA Bicycle Technical Guidelines; and • A new crosswalk shall be installed to cross Shelburne Way at Winchester Boulevard. The crosswalk shall meet the standards of the Town of Los Gatos. Town of Los Gatos Parks and Public Works Department Included on all project improvement plans, prior to their approval. XVII-c; XVII-d Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or XVII-3 The following requirement shall be noted on project improvement plans, subject to review and approval by the Town of Los Gatos Parks and Public Works Department: Town of Los Gatos Parks and Public Works Department Included on all project improvement plans, prior to their approval. Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 16 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off incompatible uses (e.g., farm equipment); or Result in inadequate emergency access? • Red curbs shall be implemented adjacent to both sides of the project driveways to prohibit parking and ensure adequate sight distance. XVIII-a; XVIII-b Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American Tribe, and that is: listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k); or a resource determined by the lead agency, in its discretion and supported by substantial XVIII-1 Implement Mitigation Measures V-1 and V-2. See Mitigation Measures V-1 and V-2. See Mitigation Measures V-1 and V-2. Mitigation Monitoring and Reporting Program Winchester Assisted Living and Memory Care Facility Project 17 September 2022 MITIGATION MONITORING AND REPORTING PROGRAM WINCHESTER ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT Item Number Checklist Question Mitigation Measure Monitoring Agency Implementation Schedule Sign-Off evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. This Page Intentionally Left Blank Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL TITLE SHEETA-0.0 A-3.7 ROOF SCREEN ANALYSIS - PERSPECTIVES A-4.0 OVERALL BUILDING ELEVATIONS A-4.1 BUILDING ELEVATIONS - WEST A-4.2 BUILDING ELEVATIONS - NORTH A-4.3 BUILDING ELEVATIONS - SOUTH A-4.4 BUILDING ELEVATIONS - EAST A-4.5 COURTYARD ELEVATIONS - ASSISTED LIVING A-4.6 COURTYARD ELEVATIONS - MEMORY CARE A-5.1 RENDERING - WEST ELEVATON A-5.2 RENDERING - PERSPECTIVE FROM WINCHESTER A-5.3 RENDERING - SOUTH ELEVATION A-5.4 RENDERING - PERSPECTIVE FROM GARDEN/GROUND LEVEL UNIT A-5.5 RENDERING - NORTH ELEVATON (SHELBURNE WAY) A-5.6 RENDERING - PERSPECTIVE FROM SHELBURNE A-5.7 RENDERING - AERIAL FROM SHELBURNE A-5.8 RENDERING - AERIAL FROM WINCHESTER A-6.1 MATERIALS AND COLORS A-7.1 PHOTOS OF PROPERTY 4 - ARCHITECTURAL A-1.1 SITE PLAN A-1.3 SITE - DEMOLITION A-1.4 SHADOW STUDY A-1.5 OVERALL EXISTING ELEVATIONS A-1.6 OVERALL EXISTING ELEVATIONS A-1.7 OVERALL EXISTING ELEVATIONS A-1.8 FIRE ACCESS PLAN A-1.9 FIRE ACCESS SECTIONS A-1.10 STREETSCAPE ELEVATIONS & PHOTOS A-2.0 GROUND FLOOR A-2.1 1ST FLOOR A-2.2 2ND FLOOR A-2.3 3RD FLOOR A-2.4 ROOF A-2.5 ROOF DRAIN AREA PLAN A-3.0 RENDERING - NORTH ELEVATIONS COMPARISION A-3.1 RENDERING - EAST ELEVATIONS COMPARISION A-3.2 NORTH - SHELBURNE ELEVATION - VARIANCE EXHIBIT A-3.3 SOUTH - FACING RESIDENTIAL ELEVATIONS - VARIANCE EXHIBIT A-3.4 BUILDING SECTIONS A-3.5 BUILDING SECTIONS A-3.6 ROOF SCREEN ANALYSIS - BUILDING SECTIONS 0 - GENERAL A-0.0 TITLE SHEET A-0.1 BLUEPRINT FOR A CLEAN BAY A-0.2 PROJECTION INFORMATION T-1 SITE - EXISTING TREES T-2 ARBORIST REPORT T-3 ARBORIST REPORT T-4 ARBORIST REPORT 2 - CIVIL C1.1 EXISTING CONDITION C2.1 LOT MERGER SITE PLAN C3.1 SITE GRADING PLAN C3.2 SECTIONS C4.1 SITE UTILITY PLAN C4.2 SITE UTILITY PLAN C5.1 STORMWATER CONTROL PLAN C5.2 TYPICAL STORMWATER DETAILS C6.1 EROSION CONTROL PLAN C6.2 EROSION CONTROL DETAILS C6.3 POLLUTION PREVENTION 3 - LANDSCAPE LS-1.0 SCHEMATIC LANDSCAPE LS-2.0 SCHEMATIC LANDSCAPE LS-3.0 SCHEMATIC LANDSCAPE LS-4.0 SCHEMATIC LEGENDS LS-5.0 SCHEMATIC MATERIAL LS-6.0 SCHEMATIC PLANTING SHEET INDEX: VICINITY MAP: PROJECT DIRECTORY: SWENSON 777 NORTH FIRST STREET, 5TH FLR SAN JOSE, CA 95112 MIKE BLACK mike@swenson.com PH: (408) 938-6322 FX: (408) 998-1737 JESSIE BRISTOW jbristow@swenson.com PH: (831) 475-7100 FX: (831) 475-4544 SWENSON 777 NORTH FIRST STREET, 5TH FLR SAN JOSE, CA 95112 DANIEL SELL dan@swenson.com PH: (408) 938-6338 FX: (408) 287-2356 DAVID MEADS dmeads@swenson.com PH: (408) 938-6384 FX: (408) 287-2356 DEVELOPMENT ARCHITECT PROJECT LOCATION BKF ENGINEERS 980 9th STREET, SUITE 2300 SACRAMENTO, CA 95814 KEVIN WONG kwong@bkf.com PH: (916) 556-5800 FX: (916) 556-5899 CIVIL ENGINEER DILLION DESIGN ASSOCIATES LANDSCAPE ARCHITECTURE 849 ALMAR AVE., #C162 SANTA CRUZ CA 95060 MIKE DILLION ddastudio@ddasite.com PH: (408) 221-2516 LANDSCAPE CORNERSTONE EARTH GROUP 1259 OAKMEAD PARKWAY SUNNYVALE, CA 94085 STEPHEN OHLSEN, P.E. sohlsen@cornerstoneearth.com PH: (408) 245-4600 -EXT. 125 GEOTECHNICAL ENGINEER THE DESIGN INTENT FOR THIS PROJECT WAS TO CONVEY A HILLSIDE ESTATE FEEL WITH AN ITALIAN REVIVAL INFLUENCE THAT FEATURES SUCH ELEMENTS AS A TILED ROOF WITH DEEP SET DECORATIVE EAVES, PICTURE FRAMED WINDOWS, SYMMETRICAL FACADES, COLUMNS, AND BALUSTRADES. WHEN PLANNING THIS PROJECT WE WANTED TO MAINTAIN THE ORIGINAL RHYTHM OF THE NEIGHBORHOOD BY REPLACING THE EXISTING THREE HOMES ON THE SITE WITH A STRUCTURE THAT REFLECTED THE SAME THREE PART RHYTHM FACING ONTO WINCHESTER BOULEVARD. THESE THREE SEGMENTS OF THE BUILDING ARE LOCATED IN ROUGHLY IN THE SAME LOCATION AS THE ORIGINAL HOMES WITH THE MOST SOUTHERN OF THESE WINGS STEPPING DOWN TO SECOND STORY. THIS WAS DONE AS A WAY OF CREATING VISUAL INTEREST THROUGH ASYMMETRY AS WELL AS A WAY TO SEGUE BETWEEN OUR PROJECT AND THE NEIGHBORING TOWNHOMES TO THE SOUTH OF OUR DEVELOPMENT. OUR PROJECT STEPS DOWN EVEN FURTHER ON EITHER END OF THE BUILDING ENTRANCE WITH A FRAMED ENTRY / EXIT TO THE PORTE COCHERE. THIS SENIOR HOUSING PROJECT CONSIST OF 18 MEMORY CARE UNITS AND 107 ASSISTED LIVING UNITS FOR A COMBINED TOTAL OF 125 UNITS. IN ADDITION TO THESE LIVING UNITS, THIS PROJECT HAS TWO SEPARATE DINING ROOMS, A COMMERCIAL KITCHEN, THEATER, LIBRARY, GREAT ROOM, AND OTHER COMMON USE SPACES THROUGHOUT. THE OUTDOOR SPACES INCLUDE BOTH COMMON USE AREAS WHICH CONSIST OF THREE DIFFERENT LANDSCAPED COURTYARDS AT THE FIRST FLOOR PODIUM LEVEL AS WELL AS PRIVATE USE PATIOS OFF OF THE GROUND FLOOR GARDEN UNITS TO THE SOUTH AND EAST OF OUR PROJECT. PROJECT DESCRIPTION: N WINCHESTER MEMORY CARE / ASSISTED LIVING 15860 -15894 WINCHESTER BLVD., LOS GATOS, CALIFORNIA 95030 1 PROJECT ADDRESS: 15860 -15894 WINCHESTER BLVD., LOS GATOS, CALIFORNIA 95030 ACCESSOR PARCEL NUMBERS: 529-11-13 529-11-38 529-11-39 529-11-40 TYPE OF CONSTRUCTION :IB -FULLY SPRINKLERED PER NFPA 13 (SEPARATE PERMIT) OCCUPANCY GROUP : R2.1 SITE AREA :56,889 S.F. (1.31 ACRES) PROJECT INFORMATION 1 DEFERRED SUBMITTALS LIST: THE FOLLOWING ITEMS ARE A DEFERRED SUBMITTAL: -FOR THE PURPOSES OF THIS SECTION, DEFERRED SUBMITTALS ARE DEFINED AS THOSE PORTIONS OF THE DESIGN THAT ARE NOT SUBMITTED AT THE TIME OF THE APPLICATION AND THAT ARE TO BE SUMBITTED TO THE BUILDING OFFICIAL WITHIN A SPECIFIED PERIOD. -DEFERRAL OF ANY SUBMITTAL ITEMS SHALL HAVE PRIOR APPROVAL OF THE BUILDING OFFICIAL. THE ARCHITECT OR ENGINEER OF RECORD SHALL LIST THE DEFERRED SUBMITTALS ON THE PLANS AND SHALL SUBMIT THE DEFERRED SUBMITTAL DOUCMENTS FOR REVIEW BY THE BUILDING OFFICIAL. -SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE ARCHITECT OR ENGINEER OF RECORD WHO SHALL REVIEW THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL. THE FOLLOWING ITEMS WILL BE DEFERRED SUBMITTALS: 1. FIRE SPRINKLERS 2. FIRE ALARM SYSTEM 3. EMERGENCY RESPONDER RADIO COVERAGE 4. TWO-WAY COMMUNICATION SYSTEM APPLICABLE CODES: 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (MANDATORY MEASURES) 2019 CALIFORNIA BUILDING CODE 2019 CALIFORNIA MECHANICAL CODE 2019 CALIFORNIA ELECTRICAL CODE 2019 CALIFORNIA PLUMBING CODE 2019 CALIFORNIA FIRE CODE 2019 CALIFORNIA ENERGY CODE NO PUBLIC FUNDS FOR THIS PROJECT 1 1 1 1 3 4 Revision Schedule 1 Planning Response #1 07/20/21 3 Planning Response #3 12/10/21 4 Planning Response #4 04/04/22 EXHIBIT 13 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL BLUEPRINT FOR A CLEAN BAYA-0.1 1 Revision Schedule 1 Planning Response #1 07/20/21 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL PROJECTION INFORMATIONA-0.2 1 1 1 1 1 2 2 2 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 UP UP371.15371.17370.45371.45369.88374.16373.02373.65374.81371.14STOP BARDASHED WHITE STRIPEYELLOW SOLID STRIPESOLID YELLOW STRIPE382.42LIP GUTTER12" CLOTAG #435" CLOTAG #2012" TREE371.77371.497" TREE371.726" TREE370.9411",13",18"CLO TAG #21371.6012" CLOTAG #22370.5715" CLOTAG #23370.4216",14" CLOTAG #24371.5016" CLOTAG #25370.898" BK WNTAG #26370.6311" CLOTAG #27369.6011" BK WNTAG #28370.087" CLOTAG #29369.906" BK WNTAG #32371.517" TREE371.346" BK WNTAG #31371.4515" EG WNTAG #33372.3118" TREE373.4217" CLOTAG #34372.4815" OAKTAG #34372.593-4" TREES372.3127" CLOTAG #18375.7610" TREE376.208" TREE377.6519" CLOTAG #17377.7525" BK WNTAG #35381.206" LMN BTLBRSHTAG #1925" CLOTAG #12375.1136" PINE382.5125" CLOTAG #41371.4815" OAKTAG #40370.9514" VLY OAKTAG #40371.4226" CLOTAG #39371.4822" CLOTAG #42373.6024" CLOTAG #16381.6515" CLOTAG #1374.1717",32" CLOTAG #2377.0517",26" CLOTAG #3377.6612" TREE378.745",6" BK WNTAG #67" CLOTAG #8380.13375.077",10" CLOTAG #11376.095,"6",7"HOLLY OAKTAG #1027" CLOTAG #9380.966" CLOTAG #137" LD PLTAG #14382.72"STOP"MHTELBOXTELBOX8' CLFEXISTINGSTRUCTUREEXISTINGSTRUCTUREBLDG COR367.60BLDG COR367.60369.17BW383.21BW383.84BW383.15382.60380.38379.85379.88382.87HC RAMP382.65HC RAMP382.87HC RAMPDYH 16' - 1" 27 29 37 331 2 3 26 2322 28 41 40 SHELBURNE WAYWINCHESTER BLVD. 3817 4 5 6 7 14 15 13 16 18 8 9 12 19 43 11 10 42 20 39 21 34 24 25 32 31 44 45 1 1 X X XXXX XX X X X X X X X X X X X X X X X X X X TOTAL EXISTING TREES TO BE REMOVED: 26 TOTAL EXISTING TREES TO BE REMAIN: 9 TOTAL EXISTING TREES TO BE EXEMPT AND REMOVED: 3 TOTAL EXISTING TREES TO BE EXEMPT AND REMAIN: 4 TREE PROTECTION FENCING TREE NUMBER, SEE ARBORIST REPORT (SHEET T-2 TO T-4) TREE TO BE REMOVED PER ARBORIST REPORT (SHEET T-2 TO T-4) TREE LEGEND : SEE ARBORIST REPORT (SHEET T-2 TO T-4_FOR ADDITIONAL TREE PROTECTION INFORMATION) # LARGE PROTECTED TRESS: #2, 3, 9, 12, 16, 18, 21, 24, 39 and 41 X Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL SITE -EXISTING TREEST-1 1/16" = 1'-0"1 Site - Existing Trees N1 Revision Schedule 1 Planning Response #1 07/20/21 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL ARBORIST REPORTT-2 1 Revision Schedule 1 Planning Response #1 07/20/21 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL ARBORIST REPORTT-3 1 Revision Schedule 1 Planning Response #1 07/20/21 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL ARBORIST REPORTT-4 1 Revision Schedule 1 Planning Response #1 07/20/21 10384.020314 102367.607320 103382.671278371.567319539364.686319 765374.1403191113 379.605 319 1144 370.878 319 1164 374.462 3199000-99.000SRCH 3/4" IP LS02020408010Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021EXISTING CONDITIONSC-1.1 02020408010Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021LOT MERGER SITE PLANC-2.1 02020408010Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021SITE GRADING PLANC-3.1 Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021SECTIONSC-3.2 02020408010Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021SITE UTILITY PLANC-4.1SEE SHEET C4.2 FOR CONTINUATION 0201002020408010Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021SITE UTILITY PLANC-4.2SEE SHEET C4.1 FOR CONTINUATION 02020408010Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021STORMWATER CONTROL PLANC-5.1 Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021TYPICAL STORMWATER DETAILSC-5.2 02020408010Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021EROSION CONTROL PLANC-6.1 NOTES:INTERIM EROSION CONTROL MEASURESPLAN A A FLOW Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021EROSION CONTROL DETAILSC-6.2 Consultant:Revisions:SWENSON BUILDERScale:Date:Job #:SheetDrawn by:COPYRIGHT © 2021777 N. 1st Street, San Jose, CA 95112 - (408) 287-0246 1" = 20'-0"WINCHESTER ASSISTED LIVING WINCHESTER AND SHELBURN11/01/21AR9215-70-103300 FRANK OGAWA PLAZASUITE 380OAKLAND, CA 94612(510) 899-7300www.bkf.comPLANNING RESUBMITTALNOVEMBER 1, 2021POLLUTION PREVENTIONC-6.3 WINCHESTER BLVDSHELBURNE WAYConsultant: Revisions: SWENSON BUILDER Scale: Date: Job #: Sheet Drawn by: COPYRIGHT © 2020 AS SHOWN MBD DILLON DESIGN ASSOCIATES LANDSCAPE ARCHITECTURE GREEN BUILDING 849 ALMAR AVE #C-162 SANTA CRUZ CA 95060 E-MAIL URBAN DESIGN SITE PLANNING CLN 1910 (831) 420-1648 WINCHESTER ASSISTED LIVING02/28/21WINCHESTER AND SHELBURNEEEPLANNING RESUBMITTAL #4 - 03.16.2022 N LS-1.0 SCHEMATIC LANDSCAPE UP UP UP Consultant: Revisions: SWENSON BUILDER Scale: Date: Job #: Sheet Drawn by: COPYRIGHT © 2020 AS SHOWN MBD DILLON DESIGN ASSOCIATES LANDSCAPE ARCHITECTURE GREEN BUILDING 849 ALMAR AVE #C-162 SANTA CRUZ CA 95060 E-MAIL URBAN DESIGN SITE PLANNING CLN 1910 (831) 420-1648 WINCHESTER ASSISTED LIVING02/28/21WINCHESTER AND SHELBURNEEEPLANNING RESUBMITTAL #4 - 03.16.2022 N LS-2.0 SCHEMATIC LANDSCAPE Consultant: Revisions: SWENSON BUILDER Scale: Date: Job #: Sheet Drawn by: COPYRIGHT © 2020 AS SHOWN MBD DILLON DESIGN ASSOCIATES LANDSCAPE ARCHITECTURE GREEN BUILDING 849 ALMAR AVE #C-162 SANTA CRUZ CA 95060 E-MAIL URBAN DESIGN SITE PLANNING CLN 1910 (831) 420-1648 WINCHESTER ASSISTED LIVING02/28/21WINCHESTER AND SHELBURNEEEPLANNING RESUBMITTAL #4 - 03.16.2022LANDSCAPE SCHEMATICLS-3.0 N WINCHESTER BLVD Consultant: Revisions: SWENSON BUILDER Scale: Date: Job #: Sheet Drawn by: COPYRIGHT © 2020 AS SHOWN MBD DILLON DESIGN ASSOCIATES LANDSCAPE ARCHITECTURE GREEN BUILDING 849 ALMAR AVE #C-162 SANTA CRUZ CA 95060 E-MAIL URBAN DESIGN SITE PLANNING CLN 1910 (831) 420-1648 WINCHESTER ASSISTED LIVING02/28/21WINCHESTER AND SHELBURNEEEPLANNING RESUBMITTAL #4 - 03.16.2022 LS-4.0 SCHEMATIC LEGENDSN Consultant: Revisions: SWENSON BUILDER Scale: Date: Job #: Sheet Drawn by: COPYRIGHT © 2020 AS SHOWN MBD DILLON DESIGN ASSOCIATES LANDSCAPE ARCHITECTURE GREEN BUILDING 849 ALMAR AVE #C-162 SANTA CRUZ CA 95060 E-MAIL URBAN DESIGN SITE PLANNING CLN 1910 (831) 420-1648 WINCHESTER ASSISTED LIVING02/28/21WINCHESTER AND SHELBURNEEEPLANNING RESUBMITTAL #4 - 03.16.2022 DESIGN CONCEPT LS-5.0 SCHEMATIC MATERIALS Consultant: Revisions: SWENSON BUILDER Scale: Date: Job #: Sheet Drawn by: COPYRIGHT © 2020 AS SHOWN MBD DILLON DESIGN ASSOCIATES LANDSCAPE ARCHITECTURE GREEN BUILDING 849 ALMAR AVE #C-162 SANTA CRUZ CA 95060 E-MAIL URBAN DESIGN SITE PLANNING CLN 1910 (831) 420-1648 WINCHESTER ASSISTED LIVING02/28/21WINCHESTER AND SHELBURNEEEPLANNING RESUBMITTAL #4 - 03.16.2022 DESIGN CONCEPT LS-6.0 SCHEMATIC PLANTING UP DN UP UP DN C3 - 267 SF C3 - 287 SFC3 - 368 SF C3 - 306 SF C3 - 162 SF WINCHESTER BLVDSHELBURNE WAYPROPERTY LINESHELBURNE WAY7 8 16' - 1"55' - 6"SETBACK20' - 0"WINCHESTER BLVD. SETBACK 10' - 0"SETBACK25' - 0"SETBACK 15' - 0" PORTE COCHERE MEMORY CARE COURTYARD 199 A.L. COURTYARD 198B A.L. COURTYARD 198A ENTRY 172 1 1 1 2 2 2 2 3 6' - 0" PARKING 0.8%1.8%2.1%4 6' - 0" 4 WINCHESTER MEMORY CARE / ASSISTED LIVING 8' - 0"SHELBURNE WAY3170.00'280.00'190.00'R= L = 2 8.2 8' 2 0 . 0 0' 5 6 5 5 5 5 (E) ANIMAL HOSPITAL -1 STORY 17480 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE-1 STORY 15830 WINCHESTER BLVD.,LOS GATOS, CA95030(E) HOUSE -1 STORY 17474 SHELBURNE WAY, LOS GATOS, CA 95030 18' - 9"267' - 6"13' - 9"41' - 6"128' - 6" 20' - 0"4 3 5 8 7 6' - 0"5 5 5 1 6 300.00' 6 F.F. : 381'DRIVEWAY22' - 7"145' - 0"SETBACK 15' - 0" SETBACK 10' - 0" 1 A-1.9 2 A-1.9 (E) HOUSE -2 STORY CONDO.706 WINCHESTER BLVD.,LOS GATOS, CA 9503011 12 12 PROPERTY LINE SETBACK LINE SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" H. TYP. ACCESSIBLE WALK PAVER; S.L.D. CONCRETE SIDEWALK; S.C.D. TRASH STAGING AREA PLAN KEYNOTE : 1 2 3 4 5 LOADING AREA KNOX KEY SWITCH; FINAL LOCATION TO BE APPROVED BY FIRE DEPT. 6' HEIGHT METAL GATE AND FENCE DOUBLE STRIPING PER TOWN CODE §. 29.10.115(D)(7) CONTINUOUS CURB WHEEL STOP PER TOWN CODE §. 29.10.155(H)(1) BICYCLE RACK; RIBBON STYLE tTO HOLD FIVE BIKES PER RACK 6 8 1 9 1 10 11 12 3 7 13 PLAN LEGEND : EXISTING TREE, SEE ARBORIST REPORT (SHEET T-2 TO T-4) FOR SIZE AND LOCATION TREE NUMBER, SEE SHEET T-1 AND SEE ARBORIST REPORT (SHEET T-2 TO T-4) BIO SWALE GRASS (C3 AREA) SEE CIVIL SHEET C5.1 STORMWATER CONTROL PLAN FOR SPECIFICS AND CALCULATIONS #GENERAL NOTES : A. ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO ENERGY DISSIPATERS (SPLASH BLOCKS) AT ALL LOCATIONS. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO THE DETRIMENT OF AN ADJACENT DOWNSTREAM OR DOWN SLOPE PROPERTY. INSTEAD, STORMWATER TO BE TREATED ONSITE BY MEANS OF BIOTREATMENT. PLEASE SEE CIVIL STORMWATER MANAGEMENT PLAN FOR MORE INFORMATION. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL SITE PLANA-1.1N1/16" = 1'-0"1 SITE PLAN 1 2 3 4 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 3 Planning Response #3 12/10/21 4 Planning Response #4 04/04/22 4 374.16STOP BAR12" TREE374.98"MPH""STOP"WMWMWMMHDRIVEWAYDRIVEWAYDRIVEWAYHCRCONCPADCONC WALKEOPEOPCONCWALK8' CLFSIGBOXELECVAULTPG&EBOXELECBOXEXISTINGSTRUCTUREEXISTINGSTRUCTUREBLDG COR367.60BLDG COR367.60DYH DYHFENCE ON LINEWALL 0.86' OUTWALL 1.2' INWALL 0.2' OUTWALL 0.1' OUTOHOH6" SS6" SS6" SS8" W8" W8" W10" W10" W10" W24" SD24" SD2 4 " S D 15" SD15" SDA-1.6 1 A-1.62 A-1.5 2 A-1.5 1 WINCHESTER BLVD.NPROPERTY LINE -11' - 0" -1' - 0" 0" 1' - 0" 2' - 0"SHELBURNE WAY1 1 1 1 1 1 1 1 222 2 2 4 3 3 3 3 4 4 2 55 5 6 6 6 2 A-1.7 1 A-1.7 2 A-1.7 3 A-1.74 1 A-1.9 2 A-1.9 33 29 2827 2322 32 31 2641 40 3817 4 5 6 7 14 15 13 16 18 8 9 12 19 43 11 10 42 20 39 21 34 24 25 32 31 44 45 X X XXXX XX X X X X X X X X X X X X X X X X X X 37 3 2 1 A-3.31 EXISTING BUILDING AND FOUNDATION TO BE DEMOLISHED DEMOLITION KEYNOTE : 1 2 3 4 5 6 EXISTING TREE TO REMAIN. SEE SHEET PROPERTY LINE EXISTING TREE TO BE REMOVED. SEE SHEET EXISTING DRIVEWAY TO BE REMOVED. EXISTING CONCRETE WALKWAY TO BE REMOVED. /1 T-1 /1 T-1 TREE NUMBER, SEE EXISITING TREES (SHEET T-1) AND ABORIST REPORT (SHEET T-2 TO T-4) FOR TREE PROTECTION INFORMATION #Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL SITE -DEMOLITIONA-1.31/16" = 1'-0"1 SITE PLAN - EXISTING 1 Revision Schedule 1 Planning Response #1 07/20/21 WINCHESTER BLVD.SHELBURNE WAY(E) ANIMAL HOSPITAL -1 STORY 17480 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE-1 STORY 15830 WINCHESTER BLVD.,LOS GATOS, CA95030(E) HOUSE -1 STORY 17474 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE -2 STORY CONDO.706 WINCHESTER BLVD.,LOS GATOS, CA 95030(E) MEDICAL OFFICE -1 STORY 15861 WINCHESTER BLVD., LOS GATOS, CA 95030 WINCHESTER BLVD.SHELBURNE WAY(E) ANIMAL HOSPITAL -1 STORY 17480 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE-1 STORY 15830 WINCHESTER BLVD.,LOS GATOS, CA95030(E) HOUSE -1 STORY 17474 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE -2 STORY CONDO.706 WINCHESTER BLVD.,LOS GATOS, CA 95030(E) MEDICAL OFFICE -1 STORY 15861 WINCHESTER BLVD., LOS GATOS, CA 95030 WINCHESTER BLVD.SHELBURNE WAY(E) ANIMAL HOSPITAL -1 STORY 17480 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE-1 STORY 15830 WINCHESTER BLVD.,LOS GATOS, CA95030(E) HOUSE -1 STORY 17474 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE -2 STORY CONDO.706 WINCHESTER BLVD.,LOS GATOS, CA 95030(E) MEDICAL OFFICE -1 STORY 15861 WINCHESTER BLVD., LOS GATOS, CA 95030 WINCHESTER BLVD.SHELBURNE WAY(E) ANIMAL HOSPITAL -1 STORY 17480 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE-1 STORY 15830 WINCHESTER BLVD.,LOS GATOS, CA95030(E) HOUSE -1 STORY 17474 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE -2 STORY CONDO.706 WINCHESTER BLVD.,LOS GATOS, CA 95030(E) MEDICAL OFFICE -1 STORY 15861 WINCHESTER BLVD., LOS GATOS, CA 95030 WINCHESTER BLVD.SHELBURNE WAY(E) ANIMAL HOSPITAL -1 STORY 17480 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE-1 STORY 15830 WINCHESTER BLVD.,LOS GATOS, CA95030(E) HOUSE -1 STORY 17474 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE -2 STORY CONDO.706 WINCHESTER BLVD.,LOS GATOS, CA 95030(E) MEDICAL OFFICE -1 STORY 15861 WINCHESTER BLVD., LOS GATOS, CA 95030 WINCHESTER BLVD.SHELBURNE WAY(E) ANIMAL HOSPITAL -1 STORY 17480 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE-1 STORY 15830 WINCHESTER BLVD.,LOS GATOS, CA95030(E) HOUSE -1 STORY 17474 SHELBURNE WAY, LOS GATOS, CA 95030 (E) HOUSE -2 STORY CONDO.706 WINCHESTER BLVD.,LOS GATOS, CA 95030(E) MEDICAL OFFICE -1 STORY 15861 WINCHESTER BLVD., LOS GATOS, CA 95030 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL SHADOW STUDYA-1.4 1" = 50'-0"1 SHADOW STUDY - JUNE 21 - 9AM 1" = 50'-0"2 SHADOW STUDY - JUNE 21 - 12PM 1" = 50'-0"3 SHADOW STUDY - JUNE 21 - 3PM 1" = 50'-0"4 SHADOW STUDY - DECEMBER 21 - 9AM 1" = 50'-0"5 SHADOW STUDY - DECEMBER 21 - 12PM 1" = 50'-0"6 SHADOW STUDY - DECEMBER 21 - 3PMNN NNNN1 1 Revision Schedule 1 Planning Response #1 07/20/21 1 11113 2 22 15894 WINCHESTER BLVD.15880 WINCHESTER BLVD.15880 WINCHESTER BLVD.15860 WINCHESTER BLVD. 17484 SHELBURNE WAY 2 1 1 1 1 1 113222 2 22 15860 WINCHESTER BLVD 15880 WINCHESTER BLVD 15894 WINCHESTER BLVD 1 1 1 EXISTING BUILDING AND FOUNDATION TO BE DEMOLISHED ELEVATON KEYNOTE : 1 2 3 4 EXISTING TREE TO REMAIN. SEE SHEET MAXIMUM PROPOSED BUILDING HEIGHT -35'-0" ABOVE GRADE EXISTING TREE TO BE REMOVED. SEE SHEET /1 T-1 /1 T-1 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL OVERALL EXISTING ELEVATIONSA-1.5 3/32" = 1'-0"2 EAST - FACING RESIDENTIAL ELEVATION 3/32" EXISTING 3/32" = 1'-0"1 WEST - WINCHESTER ELEVATION 3/32" EXISTING Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 1 1113 2 15860 WINCHESTER BLVD. 17484 SHELBURNE WAY 15880 WINCHESTER BLVD.1 1 1 1 1 1 1 2 4 2 2 3 15894 WINCHESTER BLVD. 15880 WINCHESTER BLVD. 1 EXISTING BUILDING AND FOUNDATION TO BE DEMOLISHED ELEVATON KEYNOTE : 1 2 3 4 EXISTING TREE TO REMAIN. SEE SHEET MAXIMUM PROPOSED BUILDING HEIGHT -35'-0" ABOVE GRADE EXISTING TREE TO BE REMOVED. SEE SHEET /1 T-1 /1 T-1 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL OVERALL EXISTING ELEVATIONSA-1.6 1/8" = 1'-0"1 NORTH - SHELBURN ELEVATION EXISTING 1/8" = 1'-0"2 SOUTH - FACING RESIDENTIAL (NEIGHBOR VIEW) EXISTING Revision Schedule 1 Planning Response #1 07/20/21 1 11113 2 223 15894 WINCHESTER BLVD.15880 WINCHESTER BLVD.15880 WINCHESTER BLVD.15860 WINCHESTER BLVD.17484 SHELBURNE WAY 1 113222 2 22 15860 WINCHESTER BLVD 15880 WINCHESTER BLVD 15894 WINCHESTER BLVD 15830 WINCHESTER 706-708 WINCHESTER SHELBURNE WAY 1 1113 2 15860 WINCHESTER BLVD.17484 SHELBURNE WAY 15880 WINCHESTER BLVD. 17480 SHELBURNE WINCHESTER BLVD. 15861 WINCHESTER 1 1 1 1 2 4 2 2 3 15894 WINCHESTER BLVD. 15880 WINCHESTER BLVD. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL OVERALL EXISTING ELEVATIONSA-1.7 1/16" = 1'-0"1 EAST - FACING RESIDENTIAL ELEVATION 1/16" EXISTING 1/16" = 1'-0"2 WEST - WINCHESTER ELEVATION 1/16" EXISTING 1/16" = 1'-0"3 NORTH - SHELBURN ELEVATION EXISTING 1/16" 1/16" = 1'-0"4 SOUTH - FACING RESIDENTIAL (NEIGHBOR VIEW) EXISTING 1/16" Revision Schedule 374.16STOP BAR"STOP"MHTELBOXTELBOXDYH DYH C3 - 267 SF C3 - 287 SFC3 - 368 SF C3 - 306 SF C3 - 162 SF 1 A-1.9 2 A-1.9 WINCHESTER BLVDSHELBURNE WAYPROPERTY LINE PROPERTY LINE STAIR EXIT DOOR STAIR EXIT DOOR NEW CONCRETE DRIVE APRON NEW CONCRETE DRIVE APRON (N) CMU WALLS (N) 18" CMU RETAINING WALL A.L. COURTYARD M.C. COURTYARD EXIT DOOR A.L. COURTYARD (N) PROPOSED 2/3 STORY ASSISTED LIVING FACILITY 250' FIRE HOSE PULL 250' FIRE HOSE PULLFIRE APARATUSFIRE APARATUS FIRE ACCESS HATCH FROM STAIRS FIRE ACCESS HATCH FROM STAIRS LADDER PAD LADDER PAD LADDER PAD SETBACK LINE NEW CONCRETE DRIVE APRON RED CURB ALONG WINCHESTER BLVD. AND SHELBURNE WAY FIRE APARATUS FIRE DEPARTMENT GENERAL NOTES: 1.FIRE SPRINKLERS REQUIRED: APPROVED AUTOMATIC SPRINKLER SYSTEMS IN NEW AND EXISTING BUILDINGS AND STRUCTURES SHALL BE PROVIDED IN THE LOCATIONS DESCRIBED IN THIS SECTION OR IN SECTIONS 903.2.1 THROUGH 903.2.19 WHICHEVER IS THE MORE RESTRICTIVE. FOR THE PURPOSES OF THIS SECTION, FIREWALLS AND FIRE BARRIERS USED TO SEPARATE BUILDING AREAS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE AND SHALL BE WITHOUT OPENINGS OR PENETRATIONS. 1. IN OTHER THAN RESIDENTIAL BUILDINGS WHICH REQUIRE THE INSTALLATION OF FIRE SPRINKLERS FOR ALL NEW BUILDINGS ACCORDING TO THE CALIFORNIA RESIDENTIAL CODE, AN AUTOMATIC SPRINKLER SYSTEM SHALL BE PROVIDED THROUGHOUT ALL NEW BUILDINGS AND STRUCTURES. 2.FIRE ALARM SYSTEM REQUIRED: A MANUAL AND AUTOMATIC FIRE ALARM SYSTEM SHALL BE INSTALLED IN GROUP R-2, R-2.1, R-2.2 OCCUPANCIES. 3.TIMING OF INSTALLATION: WHEN FIRE APPARATUS ACCESS ROADS OR A WATER SUPPLY FOR FIRE PROTECTION IS REQUIRED TO BE INSTALLED, SUCH PROTECTION SHALL BE INSTALLED AND MADE SERVICEABLE PRIOR TO AND DURING THE TIME OF CONSTRUCTION EXCEPT WHEN APPROVED ALTERNATIVE METHODS OF PROTECTION ARE PROVIDED. TEMPORARY STREET SIGNS SHALL BE INSTALLED AT EACH STREET INTERSECTION WHEN CONSTRUCTION OF NEW ROADWAYS ALLOWS PASSAGE BY VEHICLES IN ACCORDANCE WITH SECTION 505.2. CONSTRUCTION DOCUMENTS. CONSTRUCTION DOCUMENTS FOR PROPOSED FIRE APPARATUS ACCESS, LOCATION OF FIRE LANES, SECURITY GATES ACROSS FIRE APPARATUS ACCESS AND CONSTRUCTION DOCUMENTS AND HYDRAULIC CALCULATIONS FOR FIRE HYDRANT SYSTEMS SHALL BE SUBMITTED TO THE FIRE DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO CONSTRUCTION. CFC SEC. 501.3, 501.4. 4.TWO-WAY COMMUNICATION SYSTEM: TWO-WAY COMMUNICATION SYSTEMS SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH ALL CURRENT EDITIONS OF NFPA 72, THE CALIFORNIA ELECTRICAL CODE, THE CALIFORNIA FIRE CODE, THE CALIFORNIA BUILDING CODE, AND THE CITY OR TOWN ORDINANCES, POLICIES, AND STANDARDS WHERE A TWO-WAY SYSTEM IS BEING INSTALLED. [SCCFD STANDARD DETAILS & SPECIFICATIONS, C-1]. OTHER STANDARDS ALSO CONTAIN DESIGN/INSTALLATION CRITERIA FOR SPECIFIC LIFE SAFETY RELATED EQUIPMENT. THESE OTHER STANDARDS ARE REFERRED TO IN NFPA 72.1 5.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. REFER TO CFC SEC. 510 FOR FURTHER REQUIREMENTS. EMERGENCY RADIO RESPONDER COVERAGE REQUIREMENTS APPLIES TO ALL BUILDINGS. [SCCFD STANDARD DETAILS & SPECIFICATIONS, C-2]. 6.WATER SUPPLY REQUIREMENTS: POTABLE WATER SUPPLIES SHALL BE PROTECTED FROM CONTAMINATION CAUSED BY FIRE PROTECTION WATER SUPPLIES. IT IS THE RESPONSIBILITY OF THE APPLICANT AND ANY CONTRACTORS AND SUBCONTRACTORS TO CONTACT THE WATER PURVEYOR SUPPLYING THE SITE OF SUCH PROJECT, AND TO COMPLY WITH THE REQUIREMENTS OF THAT PURVEYOR. SUCH REQUIREMENTS SHALL BE INCORPORATED INTO THE DESIGN OF ANY WATER-BASED FIRE PROTECTION SYSTEMS, AND/OR FIRE SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGE CONTAINERS THAT MAY BE PHYSICALLY CONNECTED IN ANY MANNER TO AN APPLIANCE CAPABLE OF CAUSING CONTAMINATION OF THE POTABLE WATER SUPPLY OF THE PURVEYOR OF RECORD. FINAL APPROVAL OF THE SYSTEM(S) UNDER CONSIDERATION WILL NOT BE GRANTED BY THIS OFFICE UNTIL COMPLIANCE WITH THE REQUIREMENTS OF THE WATER PURVEYOR OF RECORD ARE DOCUMENTED BY THAT PURVEYOR AS HAVING BEEN MET BY THE APPLICANT(S). 2016 CFC SEC. 903.3.5 AND HEALTH AND SAFETY CODE 13114.7. 7.ADDRESS IDENTIFICATION: NEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, ADDRESS NUMBERS SHALL BE PROVIDED IN ADDITIONAL APPROVED LOCATIONS TO FACILITATE EMERGENCY RESPONSE. ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICAL LETTERS. NUMBERS SHALL BE A MINIMUM OF 4 INCHES (101.6 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 0.5 INCH (12.7 MM). WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. ADDRESS NUMBERS SHALL BE MAINTAINED. CFC SEC. 505.1 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL FIRE ACCESS PLANA-1.8 1/16" = 1'-0"1 FIRE ACCESS PLAN 1 2 N2 2 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 01 -FIRST FLOOR 0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" 03 -THIRD FLOOR 23' -0" 00 -GROUND FLOOR -11' -0" 00 -GROUND FLOOR -11' -0" 2 A-1.9 5' - 0"ABOVE FINISHED GRADE34' - 0"5' - 0"ABOVE FINISH GRADE34' - 0"29' - 7 1/4" 0'-0" 24'-0" 34'-0" 11'-0" 0'-0" 24'-0" 34'-0" 11'-0" 2 A-3.6 3 A-3.6 01 -FIRST FLOOR 0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 00 -GROUND FLOOR -11' -0" 1 A-1.9 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" FIRE APARATUS FIRE ACCESS LADDER7 5 . 0 0 °FIRE ACCESS LADDER7 5 . 0 0 °35' - 0" ABOVE FINISHED GRADEABOVE FINISH GRADE32' - 11 3/4" 44'-0" 50'-1 1/8" 34'-0" 24'-0" 11'-0" 0'-0" 1 A-3.6 LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL FIRE ACCESS SECTIONSA-1.9 3/32" = 1'-0"1 Section 32 - FIRE ACCESS 3/32" = 1'-0"2 Section 33 - FIRE ACCESS 1 2 2 2 2 2 2 2 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 PL PL SETBACK 10' - 0" 2 A-1.9 15830 WINCHESTER 706-708 WINCHESTER SHELBURNE WAY 3 PL PL 1 A-1.9 17480 SHELBURNE WINCHESTER BLVD. 15861 WINCHESTER 7' - 5"3 15830 WINCHESTER BLVD 15830 WINCHESTER BLVD 17480 SHELBURNE WAY 15861 WINCHESTER BLVD15881 WINCHESTER BLVD15891 WINCHESTER BLVD 706-708 WINCHESTER BLVD 15891 WINCHESTER BLVD EXISTING BUILDING AND FOUNDATION TO BE DEMOLISHED ELEVATON KEYNOTE : 1 2 3 4 EXISTING TREE TO REMAIN. SEE SHEET MAXIMUM PROPOSED BUILDING HEIGHT -35'-0" ABOVE GRADE EXISTING TREE TO BE REMOVED. SEE SHEET /1 T-1 /1 T-1 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL STREETSCAPE ELEVATIONS &PHOTOSA-1.10 1/16" = 1'-0"2 WEST - WINCHESTER ELEVATION 1/16" = 1'-0"3 NORTH - SHELBURN ELEVATION STREETSCAPE PHOTOS 1 2 2 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 UP UP UP A-4.2 1 ELEV E001A Room Legend A B C CONFERENCE CORRIDOR ELECTRICAL RM ELEV ELEV LOBBY ELV MACH GARAGE GENERATOR LAUNDRY LIB. STOR. LIBRARY LOADING DOCK MAINTENANCE OFFICE R.R. RESOURCE RM SALES SERVICE ELEV STAFF LOUNGE STAIR 1 STAIR 3 STAIR 4 STORAGE THEATER TRASH WATER / BOILER PARKING STALLS: STANDARD -47 ACCESSIBLE -2 TOTAL: 49 6 5 4 3 2 1 48 47 36 469 SF B 012 578 SF C 013 419 SF TRASH 032 675 SF LOADING DOCK 031 8.0% 8' - 9"5' - 0" 637 SF LIBRARY 040A ELEV E001B 152 SF STAIR 1 091 453 SF STAIR 3 093 720 SF THEATER 041 343 SF ELEV LOBBY 039 242 SF LAUNDRY 042 62 SF R.R. 047A 408 SF STAFF LOUNGE 044 182 SF MAINTENANCE 043 72 SF SERVICE ELEV E001C 484 SF ELECTRICAL RM 035 1 A-3.4 11 35 169 SF RESOURCE RM 048 49 123 SFCONFERENCE0452 A-3.4 116 SF SALES 049 115 SF SALES 050 55 SF LIB. STOR. 040B 450 SF WATER / BOILER 033 353 SF A 014 53 SF ELV MACH E002 15' - 8" 288 SF GENERATOR 034 17116 SF GARAGE 030 8' - 0" 4.2% 4' - 6"4' - 6" A-4.32 A-4.0 1 A-4.0 2 1 A-3.5 72 SF OFFICE 0462' - 0"16' - 0"26' - 6"16' - 0"2' - 0" 41 SF STORAGE 036 OPEN TO ABOVE7.4%3.7% EQ EQ 6' - 0"8' - 0"4.2% 267' - 6"18' - 9"25' - 8"11' - 9" 8' - 0"22' - 0"8' - 0"1 1 1 3 3 5 4 3 5 29 2827262322 33 41 40 13' - 11"DRIVEWAY22' - 7"7 3.7% 30' - 0"10' - 0"1 9 1 A-1.10 2 A-1.10 3 496 SF B 021 496 SF B 022 360 SF A 023 360 SF A 024 360 SF A 025 360 SF A 026 385 SF A 016 353 SF A 019 353 SF A 017 353 SF A 018 353 SF A 020 BOX TRUCK 62 SF R.R. 047B7' - 9 1/2"9 A-3.31 1972 SF CORRIDOR 037 210 SF CORRIDOR 038 134 SF STAIR 4 094 NO PARKING -PER TOWN CODE § 29.10155(D)(9) 13 14 16 17 19 20 22 23 25 26 5' - 3"8' - 6"8' - 6"8' - 6"9' - 6"9' - 6"18' - 0"9' - 6"18' - 0"9' - 6"18' - 0"9' - 6"8' - 6"9' - 6"9' - 6"18' - 0"9' - 6"9' - 6"9' - 6"9' - 6"3/8" 12 15 18 21 24 27 28 2910 46 9' - 6"9' - 6"18' - 0"9' - 6"18' - 0"9' - 6" 45 43 4244 4041 373839 323334 31 30 8 97 9' - 6"18' - 0"9' - 6"9' - 6"2' - 0"16' - 0"27' - 6"16' - 0"9' - 6"8' - 6"9' - 6"9' - 6"18' - 0"9' - 6"12 12 12 12 12 11 TYP. 11 TYP. 2 A-3.6 1 A-3.6 3 A-3.6 C3 15 SF C3 15 SF C3 15 SF C3 15 SF C3 15 SF C3 15 SF PROPERTY LINE SETBACK LINE SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" H. TYP. ACCESSIBLE WALK PAVER; S.L.D. CONCRETE SIDEWALK; S.C.D. TRASH STAGING AREA PLAN KEYNOTE : 1 2 3 4 5 LOADING AREA KNOX KEY SWITCH; FINAL LOCATION TO BE APPROVED BY FIRE DEPT. 6' HEIGHT METAL GATE AND FENCE DOUBLE STRIPING PER TOWN CODE §. 29.10.115(D)(7) CONTINUOUS CURB WHEEL STOP PER TOWN CODE §. 29.10.155(H)(1) BICYCLE RACK; RIBBON STYLE tTO HOLD FIVE BIKES PER RACK 6 8 1 9 1 10 11 12 3 7 13 PLAN LEGEND : EXISTING TREE, SEE ARBORIST REPORT (SHEET T-2 TO T-4) FOR SIZE AND LOCATION TREE NUMBER, SEE SHEET T-1 AND SEE ARBORIST REPORT (SHEET T-2 TO T-4) BIO SWALE GRASS (C3 AREA) SEE CIVIL SHEET C5.1 STORMWATER CONTROL PLAN FOR SPECIFICS AND CALCULATIONS # GENERAL NOTES : A. ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO ENERGY DISSIPATERS (SPLASH BLOCKS) AT ALL LOCATIONS. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO THE DETRIMENT OF AN ADJACENT DOWNSTREAM OR DOWN SLOPE PROPERTY. INSTEAD, STORMWATER TO BE TREATED ONSITE BY MEANS OF BIOTREATMENT. PLEASE SEE CIVIL STORMWATER MANAGEMENT PLAN FOR MORE INFORMATION. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL GROUND FLOORA-2.0 3/32" = 1'-0"1 GROUND FLOOR PLAN RESIDENTIAL ROOMS - GROUND FLOOR NAME NUMBER AREA A 014 353 SF A 016 385 SF A 017 353 SF A 018 353 SF A 019 353 SF A 020 353 SF A 023 360 SF A 024 360 SF A 025 360 SF A 026 360 SF A: 10 3592 SF B 012 469 SF B 021 496 SF B 022 496 SF B: 3 1461 SF C 013 578 SF C: 1 578 SF Grand total: 14 5631 SFN2 2 4 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 4 Planning Response #4 04/04/22 UP DN UP UP DN DN PROPERTY LINE 7 8 A-4.31 A-4.2 1 350 SF STAIR 1 190 641 SF C 107 194 SF STAIR 2 192 198 SF STAIR 3 193 80 SF ELEV E101A 82 SF ELEV E101B 1765 SF ACTIVITY ROOM 178 2344 SF A.L. COURTYARD 198A 1888 SF DINING ROOM 166 870 SF KITCHEN 165 69 SF SERVICE ELEV E101C 597 SF WELLNESS CENTER 167 115 SF NURSE 168 79 SF ELEC / DATA 163 974 SF MC DINING ROOM 176 139 SF OFFICE 170 121 SF RECEPTION 175 62 SF FIRE CTRL 174 467 SF LOBBY LOUNGE 173 1 A-3.4 49 51 52 53 2 A-3.4 A-4.51 2 3 4 A-4.6 2 1 4 3 48' - 2 3/4" 1300 SF A.L. COURTYARD 198B 2057 SF MEMORY CARE COURTYARD 199 175 SF DISCOVERY 171 135 SF ENTRY 172 6' - 2" 210 SF ELEV LOBBY 160 A-4.0 1 A-4.0 2 1 A-3.5 OPEN TO BELOW 116 SF R.R. 164A 116 SF R.R. 164B 210 SF BISTRO 177 10 1/2"2.1%1.8%0.8% 0" 0" PARKING STALLS: STANDARD -4 ACCESSIBLE -1 TOTAL: 5 271' - 2" SETBACK 15' - 0"SETBACK20' - 0"SETBACK 10' - 0"SETBACK25' - 0"13' - 9"145' - 0"SETBACK25' - 0"16' - 6"128' - 6"SETBACK20' - 0"1.4%1.6%6' - 0" 6' - 0"6' - 0"Room Legend A A.L. COURTYARD ACTIVITY ROOM B BISTRO C CORRIDOR DINING ROOM DISCOVERY ELEC / DATA ELEV ELEV LOBBY ENTRY FIRE CTRL KITCHEN LOBBY LOUNGE M.C. UNIT MC DINING ROOM MEMORY CARE COURTYARD NURSE OFFICE R.R. RECEPTION SERVICE ELEV STAIR 1 STAIR 2 STAIR 3 STAIR 4 WELLNESS CENTER SETBACK 15' - 0"3' - 9"60' - 2"149' - 2"56' - 2"5' - 9" SETBACK 10' - 0" 54 1 1 3 3 1 1 2 4 4 5 A-1.10 2 A-1.10 3 WINCHESTER BLVDSHELBURNE WAY40 41 22 23 26 27 28 29 33 37 1 2 3 1963 SF PORTE COCHERE EQ EQ 14' - 10 1/8"6' - 9"6' - 9" 409 SF B 106 360 SF A 103 360 SF A 104 359 SF A 105 677 SF C 101 385 SF A 148 385 SF A 149 360 SF A 150 360 SF A 151 409 SF B 152 409 SF B 153 479 SF B 109 385 SF A 110 396 SF M.C. UNIT 116 362 SF M.C. UNIT 119 556 SF M.C. UNIT 121 511 SF M.C. UNIT 122 407 SF M.C. UNIT 123 376 SF M.C. UNIT 124 376 SF M.C. UNIT 125 376 SF M.C. UNIT 126 420 SF M.C. UNIT 127 420 SF M.C. UNIT 128 376 SF M.C. UNIT 129 400 SF M.C. UNIT 131 376 SF M.C. UNIT 130 443 SF M.C. UNIT 133 396 SF M.C. UNIT 117 362 SF M.C. UNIT 118 400 SF M.C. UNIT 132 400 SF M.C. UNIT 120 9 A-3.31 1434 SF CORRIDOR 162 1114 SF CORRIDOR 161 107 SF STAIR 4 194 2 A-3.6 1 A-3.6 3 A-3.6 11 12 12 13 13 PROPERTY LINE SETBACK LINE SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" H. TYP. ACCESSIBLE WALK PAVER; S.L.D. CONCRETE SIDEWALK; S.C.D. TRASH STAGING AREA PLAN KEYNOTE : 1 2 3 4 5 LOADING AREA KNOX KEY SWITCH; FINAL LOCATION TO BE APPROVED BY FIRE DEPT. 6' HEIGHT METAL GATE AND FENCE DOUBLE STRIPING PER TOWN CODE §. 29.10.115(D)(7) CONTINUOUS CURB WHEEL STOP PER TOWN CODE §. 29.10.155(H)(1) BICYCLE RACK; RIBBON STYLE tTO HOLD FIVE BIKES PER RACK 6 8 1 9 1 10 11 12 3 7 13 PLAN LEGEND : EXISTING TREE, SEE ARBORIST REPORT (SHEET T-2 TO T-4) FOR SIZE AND LOCATION TREE NUMBER, SEE SHEET T-1 AND SEE ARBORIST REPORT (SHEET T-2 TO T-4) BIO SWALE GRASS (C3 AREA) SEE CIVIL SHEET C5.1 STORMWATER CONTROL PLAN FOR SPECIFICS AND CALCULATIONS # Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL 1ST FLOORA-2.1 3/32" = 1'-0"1 01 - FIRST FLOOR RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA M.C. UNIT 131 400 SF M.C. UNIT 132 400 SF M.C. UNIT 133 443 SF M.C. UNIT: 18 7351 SF Grand total: 32 13331 SF RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA M.C. UNIT 125 376 SF M.C. UNIT 126 376 SF M.C. UNIT 127 420 SF M.C. UNIT 128 420 SF M.C. UNIT 129 376 SF M.C. UNIT 130 376 SF RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA M.C. UNIT 119 362 SF M.C. UNIT 120 400 SF M.C. UNIT 121 556 SF M.C. UNIT 122 511 SF M.C. UNIT 123 407 SF M.C. UNIT 124 376 SF RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA C 101 677 SF C 107 641 SF C: 2 1319 SF M.C. UNIT 116 396 SF M.C. UNIT 117 396 SF M.C. UNIT 118 362 SF RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA A 151 360 SF A: 8 2955 SF B 106 409 SF B 109 479 SF B 152 409 SF B 153 409 SF B: 4 1707 SF RESIDENTIAL ROOMS - FIRST FLOOR NAME NUMBER AREA A 103 360 SF A 104 360 SF A 105 359 SF A 110 385 SF A 148 385 SF A 149 385 SF A 150 360 SF N1 2 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 4 Planning Response #4 04/04/22 4 4 DN DN UP DN UP A-4.31 A-4.2 1 446 SF B 206 369 SF A 207 595 SF C 208 479 SF B 209 385 SF A 210 353 SF A 211 353 SF A 212 353 SF A 213 353 SF A 214 385 SF A 215 511 SF C 216 353 SF A 219 539 SF C 221 496 SF B 222 390 SF A 223 360 SF A 224 360 SF A 225 390 SF A 226 446 SF B 227 446 SF B 228 409 SF B 229 360 SF A 231 385 SF A 245 378 SF A 234 400 SF B 238 224 SF STAIR 2 292 Room Legend A B C CORRIDOR ELEC / DATA ELEV ELEV LOBBY HOUSEKEEPING JANITOR CLOSET LOUNGE SALON / THERAPY STAIR 1 STAIR 2 STAIR 3 360 SF A 230 426 SF B 233 435 SF LOUNGE 265 446 SF B 201 400 SF B 202 400 SF B 203 360 SF A 204 360 SF A 205 385 SF A 217 353 SF A 218 385 SF A 232 191 SF STAIR 1 291 350 SF SALON / THERAPY 264 390 SF A 220 192 SF STAIR 3 293 353 SF A 236 353 SF A 237 390 SF A 235 446 SF B 239 429 SF B 240 360 SF A 244 390 SF A 242 360 SF A 243 400 SF B 241 463 SF B 246 385 SF A 247 385 SF A 248 417 SF B 249 360 SF A 250 360 SF A 251 400 SF B 252 446 SF B 253 141 SF ELEV LOBBY 260 93 SF ELEC / DATA 263 136 SF HOUSEKEEPING 262 1 A-3.4 2 A-3.4 A-4.51 2 3 4 A-4.6 2 1 4 3 42 SF JANITOR CLOSET 261 A-4.0 1 A-4.0 2 1 A-3.5 97 SF ELEV E201A 92 SF ELEV E201B 6' - 2" SETBACK 15' - 0"SETBACK20' - 0"SETBACK 10' - 0"SETBACK25' - 0"145' - 0"SETBACK25' - 0"16' - 6"128' - 6"SETBACK20' - 0"SETBACK 15' - 0"3' - 9"60' - 2"43' - 6"60' - 2"45' - 6"5' - 9" SETBACK 10' - 0"56' - 2" 5' - 9"265' - 6"3' - 9" A-1.10 2 A-1.10 3 A-3.3115' - 0"15' - 0"24' - 0 1/8" 3639 SF CORRIDOR 266 2 A-3.6 1 A-3.6 3 A-3.6 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL 2ND FLOORA-2.2 3/32" = 1'-0"1 SECOND FLOOR PLAN RESIDENTIAL ROOMS - SECOND FLOOR NAME NUMBER AREA B 233 426 SF B 238 400 SF B 239 446 SF B 240 429 SF B 241 400 SF B 246 463 SF B 249 417 SF B 252 400 SF B 253 446 SF B: 18 7795 SF C 208 595 SF C 216 511 SF C 221 539 SF C: 3 1645 SF Grand total: 53 21257 SF RESIDENTIAL ROOMS - SECOND FLOOR NAME NUMBER AREA A 250 360 SF A 251 360 SF A: 32 11817 SF B 201 446 SF B 202 400 SF B 203 400 SF B 206 446 SF B 209 479 SF B 222 496 SF B 227 446 SF B 228 446 SF B 229 409 SF RESIDENTIAL ROOMS - SECOND FLOOR NAME NUMBER AREA A 225 360 SF A 226 390 SF A 230 360 SF A 231 360 SF A 232 385 SF A 234 378 SF A 235 390 SF A 236 353 SF A 237 353 SF A 242 390 SF A 243 360 SF A 244 360 SF A 245 385 SF A 247 385 SF A 248 385 SF RESIDENTIAL ROOMS - SECOND FLOOR NAME NUMBER AREA A 204 360 SF A 205 360 SF A 207 369 SF A 210 385 SF A 211 353 SF A 212 353 SF A 213 353 SF A 214 353 SF A 215 385 SF A 217 385 SF A 218 353 SF A 219 353 SF A 220 390 SF A 223 390 SF A 224 360 SFN Revision Schedule DNDN A-4.31 97 SF ELEV E301A 92 SF ELEV E301B 191 SF STAIR 1 391 224 SF STAIR 2 392 348 SF LOUNGE 364 430 SF FITNESS 365 1 A-3.4 141 SF ELEV LOBBY 360 94 SF ELEC / DATA 363 137 SF HOUSEKEEPING 362 2 A-3.4 SETBACK 10' - 0" SETBACK 15' - 0" A-4.51 2 3 4 A-4.6 2 1 4 3 42 SF JANITOR CLOSET 361 A-4.32 A-4.0 1 A-4.0 2 1 A-3.5 Room Legend A B CORRIDOR ELEC / DATA ELEV ELEV LOBBY ELEV. MACH FITNESS HOUSEKEEPING JANITOR CLOSET LOUNGE STAIR 1 STAIR 2 VISTA TERRACE4.0%4.0%SETBACK25' - 0"275' - 0" SETBACK 15' - 0"3' - 9"60' - 2"43' - 6"60' - 2"107' - 5"SETBACK 10' - 0"SETBACK20' - 0"A-1.10 2 8.3%8.3% 6' - 2" 71 SF ELEV. MACH 366 2587 SF VISTA TERRACE 36724' - 4"17' - 10"446 SF B 306 467 SF B 301 400 SF B 302 400 SF B 303 360 SF A 304 360 SF A 305 385 SF A 348 417 SF B 349 360 SF A 350 360 SF A 351 400 SF B 352 467 SF B 353 378 SF A 334 400 SF B 338 354 SF A 336 354 SF A 337 390 SF A 335 467 SF B 339 467 SF B 340 360 SF A 344 390 SF A 342 360 SF A 343 400 SF B 341 385 SF A 345 463 SF B 346 385 SF A 347 A-3.31 2504 SF CORRIDOR 366 2 A-3.6 1 A-3.6 3 A-3.6 22' - 6"4.0%4.0%6.1%1.0%6.6%6.6%6.6%4.0% 22' - 6 3/8"22' - 6 5/8" 4.0% 4.0%4.0% 4.0% 6.5% 6 .5 % 6 .5 % 6.5%1.0%6.5%1.0%6 .6 % Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL 3RD FLOORA-2.3 3/32" = 1'-0"1 THIRD FLOOR RESIDENTIAL ROOMS - THIRD FLOOR NAME NUMBER AREA RESIDENTIAL ROOMS - THIRD FLOOR NAME NUMBER AREA B 341 400 SF B 346 463 SF B 349 417 SF B 352 400 SF B 353 467 SF B: 12 5196 SF Grand total: 26 10376 SF RESIDENTIAL ROOMS - THIRD FLOOR NAME NUMBER AREA A 348 385 SF A 350 360 SF A 351 360 SF A: 14 5180 SF B 301 467 SF B 302 400 SF B 303 400 SF B 306 446 SF B 338 400 SF B 339 467 SF B 340 467 SF RESIDENTIAL ROOMS - THIRD FLOOR NAME NUMBER AREA A 304 360 SF A 305 360 SF A 334 378 SF A 335 390 SF A 336 354 SF A 337 354 SF A 342 390 SF A 343 360 SF A 344 360 SF A 345 385 SF A 347 385 SFN Revision Schedule A-4.31 A-4.2 1 1 A-3.4 2 A-3.4 A-4.51 2 3 4 A-4.6 2 1 4 3 A-4.32 A-4.0 1 A-4.0 2 1 A-3.5 A-1.10 2 A-1.10 3 A-3.31 2 A-3.6 1 A-3.6 3 A-3.6 ROOFTOP MECHANICAL EQUIPMENT DS ROOFTOP MECHANICAL EQUIPMENT DS DSDS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DSDS DS DSDS DS GENERAL NOTES : A. ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO ENERGY DISSIPATERS (SPLASH BLOCKS) AT ALL LOCATIONS. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO THE DETRIMENT OF AN ADJACENT DOWNSTREAM OR DOWN SLOPE PROPERTY. INSTEAD, STORMWATER TO BE TREATED ONSITE BY MEANS OF BIOTREATMENT. PLEASE SEE CIVIL STORMWATER MANAGEMENT PLAN FOR MORE INFORMATION. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL ROOFA-2.4 3/32" = 1'-0"1 ROOF (BASE)N3 3 3 4 Revision Schedule 3 Planning Response #3 12/10/21 4 Planning Response #4 04/04/22 370.45371.45369.88381.20374.16380.72378.40373.23373.36378.16375.31374.86374.46381.90378.05380.57380.40380.45379.51382.12371.49SHELBURNE WAYGATE8' CLF12" CLOTAG #4312" CLOTAG #22370.5715" CLOTAG #23370.4216" CLOTAG #25370.898" BK WNTAG #26370.6311" CLOTAG #27369.6011" BK WNTAG #28370.087" CLOTAG #29369.90371.517" TREE371.346" BK WNTAG #31371.4515" EG WNTAG #33372.3119" CLOTAG #17377.7525" BK WNTAG #35381.2025" CLOTAG #41371.4815" OAKTAG #40370.95TAG #40371.4215" CLOTAG #1374.1717",32" CLOTAG #2377.0517",26" CLOTAG #3377.665",6" BK WNTAG #6380.13375.075,"6",7"HOLLY OAKTAG #1027" CLOTAG #9380.966" CLOTAG #1312" TREE374.98CONCPADCONC DRIVEWAYCONCWALKCONC DRIVEWAYAC BERM382.01371.65377.52375.45373.59372.36370.20381.39380.30380.263 8 1 .8 5EXISTINGSTRUCTUREEXISTINGSTRUCTURE EXISTINGSTRUCTUREEXISTINGSTRUCTURESTRUCTUREEXISTINGSTRUCTUREBLDG COR382.07BLDG COR381.27BLDG COR373.42BLDG COR373.25374.70381.85BLDG CORBLDG COR370.35CONC WALLCONC WALLTOP WALL=383.06TOP WALL=379.22TOP WALL=376.25MHCTVCTVTELTELBOXCONCWALK9" CLOTAG #30370.7410" BK WNTAG #37379.0218" WN377.4410" TREE381.47382.448' CLFPG&EBOXELECBOXSTRUCTUREBLDG COR367.60379.01381.83381.17380.36378.61376.27372.01370.17369.17BW383.15382.60380.38379.85379.88368.99TC/FC383.55383.98TC/FC383.63TC/FC382.95TC/FC382.85TC/FC383.09TC/FC368.62LIP GUTTER383.55CROWNSHELBURNE WAY(A PUBLIC STREET)60' WIDEFRANDLE KYLE529-11-014FRANDLE KYLE AND KA529-11-031ROBERT & LOUIS529-11-049WALL 0.86' OUTWALL 1.2' INWALL 0.2' OUTWALL 0.1' OUT18.9'30.0'16.2'30.2'21.0'21.0'20.6'40.2'34.2'13.2'18.3'20.2'22.2'23.0'10.1'10.1'6.2'6.2'HIGH POINT397.23HIGH POINT386.33C3 - 267 SF C3 - 287 SFC3 - 368 SF C3 - 306 SF C3 - 162 SF A-4.31 A-4.2 1 A-4.51 2 3 4 A-4.6 2 1 4 3 A-4.32 A-4.0 1 A-4.0 2 A-1.10 2 A-1.10 3 A-3.31 DS DS DSDS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DSDS DS DSDS DS ROOF AREA 623 SF ROOF AREA 549 SF ROOF AREA 678 SF ROOF AREA 398 SF ROOF DECK AREA 1,075 SF ROOF AREA 456 SF ROOF AREA 1,001 SF DSDS ROOF AREA 721 SF DS 2.9%2.9%2.9% 2 .9 % 2 .9 % 2.9% 2.4%2.4%2.2%2.2%2.0%2.0%2.0%2.0%1.3%3.5% 2.9% 2 .9 %2.9% 2 .9 % 2.4%2.4% ROOF AREA 1,353 SF 3.5%2.7% PODIUM AREA 2,542 SF PODIUM AREA 1,623 SF ROOF AREA 379 SF ROOF AREA 939 SF ROOF AREA 939 SF ROOF AREA 1,181 SF ROOF AREA 840 SF ROOF AREA 997 SFROOF AREA 1,054 SF ROOF AREA 1,120 SF ROOF AREA 1,094 SF ROOF AREA 1,112 SF ROOF AREA 1,117 SF ROOF AREA 829 SF ROOF AREA 626 SF ROOF AREA 617 SF ROOF AREA 622 SF ROOF AREA 623 SF DS DS DS ROOF AREA 546 SF ROOF AREA 456 SF ROOF AREA 479 SF ROOF AREA 400 SF ROOF AREA 321 SF ROOF AREA 199 SF ROOF AREA 197 SF ROOF AREA 188 SF ROOF AREA 197 SF ROOF AREA 318 SF ROOF AREA 381 SF ROOF AREA 401 SF DS ROOF DECK AREA 1,075 SF ROOF AREA 566 SF ROOF AREA 623 SF DS ROOF AREA 343 SF DS DS DS ROOF AREA 379 SF ROOF AREA 379 SF ROOF AREA 389 SF ROOF AREA 524 SF ROOF AREA 532 SF ROOF AREA 554 SF ROOF AREA 511 SF ROOF AREA 440 SF ROOF AREA 422 SF ROOF AREA 529 SF ROOF AREA 266 SF ROOF AREA 713 SF ROOF AREA 489 SF GENERAL NOTES : A. ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO ENERGY DISSIPATERS (SPLASH BLOCKS) AT ALL LOCATIONS. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO THE DETRIMENT OF AN ADJACENT DOWNSTREAM OR DOWN SLOPE PROPERTY. INSTEAD, STORMWATER TO BE TREATED ONSITE BY MEANS OF BIOTREATMENT. PLEASE SEE CIVIL STORMWATER MANAGEMENT PLAN FOR MORE INFORMATION. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL ROOF DRAIN AREA PLANA-2.5 3/32" = 1'-0"1 ROOF DRAIN AREA PLAN - REVISED DMAs N4 4 Revision Schedule 4 Planning Response #4 04/04/22 TO HELP REDUCE THE BUILDING MASS, WE REMOVED THIS PORTION OF THE BUILDING AND LOWERED THE THIRD FLOOR UNITS ABOVE IT DOWN TO THIS LEVEL Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -NORTH ELEVATIONSCOMPARISIONA-3.0 12" = 1'-0"1 RENDERING - NORTH ELEVATON (SHELBURNE WAY) WITHOUT REDUCE UNITS 12" = 1'-0"2 RENDERING - NORTH ELEVATON (SHELBURNE WAY) REDUCE UNITS Revision Schedule IN AN EFFORT TO REDUCE THE BUILDING MASS, WE REMOVED THIS PORTION OF THE BUILDING AND LOWERED THE THIRD FLOOR UNITS ABOVE IT DOWN TO THIS LEVEL Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -EAST ELEVATIONSCOMPARISIONA-3.1 1/8" = 1'-0"2 EAST - VIEW OF REDUCED PROPOSED STRUCTURE FROM GARDEN WALKWAY 1/8" = 1'-0"1 EAST - VIEW OF ORIGINAL PROPOSED STRUCTURE FROM GARDEN WALKWAY 1/8" = 1'-0"3 NORTH - SHELBURNE PERSPECTIVE Revision Schedule 01 -FIRST FLOOR 0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 00 -GROUND FLOOR -11' -0" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" PL PL Area:340 SF ABOVE NATURAL GRADE33' - 8 1/8"ABOVE NATURAL GRADE31' - 11 1/4"ABOVE NATURAL GRADE35' - 0"ABOVE NATURAL GRADE35' - 0"6' - 1 3/8" 50'-1 1/8" 44'-0" 34'-0" 24'-0" 11'-0" 0'-0" LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA Area : 232.1 SF ABOVE NATURAL GRADE35' - 0"ABOVE NATURAL GRADE35' - 0"6' - 1 3/8"Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL NORTH -SHELBURNE ELEVATION -VARIANCE EXHIBITA-3.2 1/8" = 1'-0"1 NORTH - SHELBURN ELEVATION - VARIANCE EXHIBIT 2 1/8" = 1'-0"2 NORTH - SHELBURNE ELEVATON Revision Schedule 2 Planning Response #2 11/01/21 01 -FIRST FLOOR 0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 00 -GROUND FLOOR -11' -0" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" PLPL Area:507 SF 50'-1 1/8" 44'-0" 34'-0" 24'-0" 11'-0" 0'-0" LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL SOUTH -FACING RESIDENTIALELEVATIONS -VARIANCE EXHIBITA-3.3 1/8" = 1'-0"1 SOUTH - FACING RESIDENTIAL (NEIGHBOR VIEW) - VARIANCE EXHIBIT 1/8" = 1'-0"2 SOUTH - FACING RESIDENTIAL 2 Revision Schedule 2 Planning Response #2 11/01/21 01 -FIRST FLOOR 0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 00 -GROUND FLOOR -11' -0" PL PL SETBACK 25' - 0" 1 A-3.5 A 345 A 245 A 212 DINING ROOM 166 C 013 A.L. COURTYARD 198A GARAGE 030 LIB. STOR. 040B MAXIMUM PROPOSED HEIGHT 39' -1 1/8" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 ABOVE FINISH GRADE33' - 0"ABOVE FINISH GRADE34' - 0" 44'-0" 50'-1 1/8" 34'-0" 24'-0" 11'-0" 0'-0" SETBACK 20' - 0" THIRD FLOOR SETBACK 37' - 9"6' - 7" 1 A-3.6 01 -FIRST FLOOR 0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 00 -GROUND FLOOR -11' -0" PL PL SETBACK 25' - 0" SETBACK 20' - 0" GARAGE 030 A 017 M.C. UNIT 117 A 217 MEMORY CARE COURTYARD 199 A.L. COURTYARD 198B 1 A-3.5 LAUNDRY 042 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 ABOVE FINISH GRADE33' - 4"ABOVE FINISH GRADE34' - 1" 50'-1 1/8" 44'-0" 34'-0" 24'-0" 11'-0" 0'-0" 1 A-3.6 SPANISH TILE ROOF ELEVATION KEYNOTE : 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 RAFTER TAIL CORNICE ROOF GUTTER CEMENT PLASTER WITH PAINT FINISH -SHERMAN WILLIAMS 7066 GRAY MATTERS CEMENT PLASTER WITH PAINT FINISH-SHERMAN WILLIAMS 7067 CITYSCAPE EXTERIOR WALL TRIM FIXED WINDOW SINGLE HUNG WINDOW CASEMENT WINDOW SINGLE DOOR DOUBLE DOOR BRACED WOOD TRELLIS ARCHITECTURAL COLUMN CORNICE CROWN EXTERIOR CHANDELIER LINEAR CARRIAGE LIGHT BELLY BAND 19 20 21 22 23 PATIO METAL RAILING COURTYARD WALL CHIMNEY -CEMENT PLASTER FINISH, EXTERIOR TRIM, COPPER CROWN SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" TYP. CURTAIN WALL 24 NOT USED 25 26 27 ROLL UP GATE GEOMETRIC SCREEN CORBEL -SPANISH 28 ROLL UP DOOR WITH FROSTED GLASS PANELS 29 LOCATION OF TRASH / RECYCLE PAD FOR ON SITE BIN STAGING FOR COLLECTION DAY USE ONLY. BINS TO BE STORED IN TRASH ROOM BEHIND LOADING ROOM ON NON COLLECTION DAYS. 30 31 EXISTING GRADE PROPOSED GRADE 32 MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL BUILDING SECTIONSA-3.4 1" = 10'-0"1 NORTH / SOUTH SECTION 1 1" = 10'-0"2 NORTH / SOUTH SECTION 2 2 2 2 2 2 2 2 Revision Schedule 2 Planning Response #2 11/01/21 01 -FIRST FLOOR 0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 00 -GROUND FLOOR -11' -0" 1 A-3.4 2 A-3.4 B 222 M.C. UNIT 122 B 022 CONFERENCE 045 STAFF LOUNGE 044 MAINTENANCE 043 LAUNDRY 042 ELEV LOBBY 039 MC DINING ROOM 176 ELEV E001B ELEV E001A THEATER 041 ACTIVITY ROOM 178 HOUSEKEEPING 262 HOUSEKEEPING 362 ELEC / DATA 363 ELEC / DATA 263 A 245 A 345 B 346 A 347 A 247 B 246 DINING ROOM 166 WELLNESS CENTER 167 NURSE 168 WELLNESS CENTER 167 LOUNGE 265 FITNESS 365 LIBRARY 040A GARAGE 030 C 107 A 207 MEMORY CARE COURTYARD 199 M.C. UNIT 133 B 233 ELEC / DATA 163 JANITOR CLOSET 361 JANITOR CLOSET 261 PL PL SETBACK 15' - 0"MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 ABOVE FINISH GRADE32' - 9 1/4"ABOVE FINISH GRADE34' - 0"5' - 3 1/4"34'-0" 24'-0" 11'-0" 0'-0" 34'-0" 24'-0" 44'-0" 50'-1 1/8" 11'-0" 0'-0" THIRD FLOOR SETBACK 45' - 1" 2 A-3.6 3 A-3.6 LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA SPANISH TILE ROOF ELEVATION KEYNOTE : 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 RAFTER TAIL CORNICE ROOF GUTTER CEMENT PLASTER WITH PAINT FINISH -SHERMAN WILLIAMS 7066 GRAY MATTERS CEMENT PLASTER WITH PAINT FINISH-SHERMAN WILLIAMS 7067 CITYSCAPE EXTERIOR WALL TRIM FIXED WINDOW SINGLE HUNG WINDOW CASEMENT WINDOW SINGLE DOOR DOUBLE DOOR BRACED WOOD TRELLIS ARCHITECTURAL COLUMN CORNICE CROWN EXTERIOR CHANDELIER LINEAR CARRIAGE LIGHT BELLY BAND 19 20 21 22 23 PATIO METAL RAILING COURTYARD WALL CHIMNEY -CEMENT PLASTER FINISH, EXTERIOR TRIM, COPPER CROWN SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" TYP. CURTAIN WALL 24 NOT USED 25 26 27 ROLL UP GATE GEOMETRIC SCREEN CORBEL -SPANISH 28 ROLL UP DOOR WITH FROSTED GLASS PANELS 29 LOCATION OF TRASH / RECYCLE PAD FOR ON SITE BIN STAGING FOR COLLECTION DAY USE ONLY. BINS TO BE STORED IN TRASH ROOM BEHIND LOADING ROOM ON NON COLLECTION DAYS. 30 31 EXISTING GRADE PROPOSED GRADE 32 MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE)Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL BUILDING SECTIONSA-3.5 3/32" = 1'-0"1 EAST / WEST SECTION 2 22 Revision Schedule 2 Planning Response #2 11/01/21 PL PL SETBACK 15' - 0" 32 THIRD FLOOR SETBACK 45' - 1" ROOFTOP MECHANICAL EQUIPMENT ROOFTOP MECHANICAL EQUIPMENT PL PL ROOFTOP MECHANICAL EQUIPMENT PL PL SETBACK 25' - 0" SETBACK 20' - 0" 32 ROOFTOP MECHANICAL EQUIPMENT Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL ROOF SCREEN ANALYSIS -BUILDINGSECTIONSA-3.6 1/16" = 1'-0"1 EAST / WEST SECTION - SIGHT LINE EXHIBIT 1/16" = 1'-0"2 NORTH / SOUTH SECTION 1 - SIGHT LINE EXHIBIT 1/16" = 1'-0"3 NORTH / SOUTH SECTION 2 - SIGHT LINE EXHIBIT 3 Revision Schedule 3 Planning Response #3 12/10/21 NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL ROOF SCREEN ANALYSIS -PERSPECTIVESA-3.7 1 3D View 4 2 3D View 5 3 3D View 6 4 3D View 7 5 3D View 8 VIEW 8 1" = 100'-0" KEY PLAN VIEW 7 VIEW 6VIEW 5 VIEW 4 3 Revision Schedule 3 Planning Response #3 12/10/21 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 1 A-3.4 2 A-3.4A-4.1 1 A-4.1 2 1 2 3 1 2 3123 1 2 3 5 6 6 7 7 17 8 14 TYP. 16 15 20 19 17 TYP. TYP. 21 10 TYP. 2222 23 11 12 PL PL SETBACK 10' - 0"MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 1 1 2 A-3.6 3 A-3.6 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 1 A-3.4 2 A-3.4A-4.4 1 A-4.4 2 1 1 1 1 6 5 13 24 1217 324 7 55 6 17 10 8 5 6 18 32 11 9 TYP.TYP. TYP. TYP. 16 9 8 8 7 TYP. 13 1818 14 15 19 7 TYP. 8 65 6 6656 5 5 5 PL PL 29 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 6 32 1 ABOVE FINISH GRADE35' - 0" 50'-1 1/8" 44'-0" 34'-0" 24'-0" 11'-0" 0'-0" 2 A-3.6 3 A-3.6 SPANISH TILE ROOF ELEVATION KEYNOTE : 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 RAFTER TAIL CORNICE ROOF GUTTER CEMENT PLASTER WITH PAINT FINISH -SHERMAN WILLIAMS 7066 GRAY MATTERS CEMENT PLASTER WITH PAINT FINISH-SHERMAN WILLIAMS 7067 CITYSCAPE EXTERIOR WALL TRIM FIXED WINDOW SINGLE HUNG WINDOW CASEMENT WINDOW SINGLE DOOR DOUBLE DOOR BRACED WOOD TRELLIS ARCHITECTURAL COLUMN CORNICE CROWN EXTERIOR CHANDELIER LINEAR CARRIAGE LIGHT BELLY BAND 19 20 21 22 23 PATIO METAL RAILING COURTYARD WALL CHIMNEY -CEMENT PLASTER FINISH, EXTERIOR TRIM, COPPER CROWN SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" TYP. CURTAIN WALL 24 NOT USED 25 26 27 ROLL UP GATE GEOMETRIC SCREEN CORBEL -SPANISH 28 ROLL UP DOOR WITH FROSTED GLASS PANELS 29 LOCATION OF TRASH / RECYCLE PAD FOR ON SITE BIN STAGING FOR COLLECTION DAY USE ONLY. BINS TO BE STORED IN TRASH ROOM BEHIND LOADING ROOM ON NON COLLECTION DAYS. 30 31 EXISTING GRADE PROPOSED GRADE 32 MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL OVERALL BUILDING ELEVATIONSA-4.0 3/32" = 1'-0"1 WEST - WINCHESTER ELEVATION 3/32" = 1'-0"2 EAST - FACING RESIDENTIAL ELEVATION 2 2 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0"12 3 7 19 13 221722145 6 5 6 207101423 19 12 8 12 3123 7 7 12 3 5 6 5 6 23 10 8 15 15 TYP. TYP. 26 20 16 19 PL MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 30 32 1 1 ABOVE FINISH GRADE35' - 0"01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 12321 6 5 24 7 10 141711 8 7 201424 6 5 5 PL SETBACK 10' - 0" MAXIMUM PROPOSED HEIGHT 39' -1 1/8"32 1 1 ABOVE FINISH GRADE35' - 0"SPANISH TILE ROOF ELEVATION KEYNOTE : 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 RAFTER TAIL CORNICE ROOF GUTTER CEMENT PLASTER WITH PAINT FINISH -SHERMAN WILLIAMS 7066 GRAY MATTERS CEMENT PLASTER WITH PAINT FINISH-SHERMAN WILLIAMS 7067 CITYSCAPE EXTERIOR WALL TRIM FIXED WINDOW SINGLE HUNG WINDOW CASEMENT WINDOW SINGLE DOOR DOUBLE DOOR BRACED WOOD TRELLIS ARCHITECTURAL COLUMN CORNICE CROWN EXTERIOR CHANDELIER LINEAR CARRIAGE LIGHT BELLY BAND 19 20 21 22 23 PATIO METAL RAILING COURTYARD WALL CHIMNEY -CEMENT PLASTER FINISH, EXTERIOR TRIM, COPPER CROWN SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" TYP. CURTAIN WALL 24 NOT USED 25 26 27 ROLL UP GATE GEOMETRIC SCREEN CORBEL -SPANISH 28 ROLL UP DOOR WITH FROSTED GLASS PANELS 29 LOCATION OF TRASH / RECYCLE PAD FOR ON SITE BIN STAGING FOR COLLECTION DAY USE ONLY. BINS TO BE STORED IN TRASH ROOM BEHIND LOADING ROOM ON NON COLLECTION DAYS. 30 31 EXISTING GRADE PROPOSED GRADE 32 MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA GENERAL NOTES : A. ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO ENERGY DISSIPATERS (SPLASH BLOCKS) AT ALL LOCATIONS. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO THE DETRIMENT OF AN ADJACENT DOWNSTREAM OR DOWN SLOPE PROPERTY. INSTEAD, STORMWATER TO BE TREATED ONSITE BY MEANS OF BIOTREATMENT. PLEASE SEE CIVIL STORMWATER MANAGEMENT PLAN FOR MORE INFORMATION. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL BUILDING ELEVATIONS -WESTA-4.1 1/8" = 1'-0"1 WEST - WINCHESTER ELEVATION - AL 1/8" = 1'-0"2 WEST - WINCHESTER ELEVATION - MC CONTINUE AT 2/A4.1CONTINUE AT 1/A4.12 2 3 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 3 Planning Response #3 12/10/21 01 -FIRST FLOOR 0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 00 -GROUND FLOOR -11' -0" 123 1 2 3 1 2 3 8 7 19 12 7 10 13 15 28 25 7 9 20 16 7 17 PL PL 15 24 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 1 1 7' - 1"4' - 0"6' - 0"4' - 0"5' - 9" 25' - 6"35' - 0"ABOVE NATURAL GRADE35' - 0"ABOVE NATURAL GRADE35' - 0"6' - 1 3/8"34'-0" 24'-0" 11'-0" 0'-0" 44'-0" 50'-1 1/8" 50' - 1 1/8" TO HIGHEST POINTHIGHEST POINT SPANISH TILE ROOF ELEVATION KEYNOTE : 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 RAFTER TAIL CORNICE ROOF GUTTER CEMENT PLASTER WITH PAINT FINISH -SHERMAN WILLIAMS 7066 GRAY MATTERS CEMENT PLASTER WITH PAINT FINISH-SHERMAN WILLIAMS 7067 CITYSCAPE EXTERIOR WALL TRIM FIXED WINDOW SINGLE HUNG WINDOW CASEMENT WINDOW SINGLE DOOR DOUBLE DOOR BRACED WOOD TRELLIS ARCHITECTURAL COLUMN CORNICE CROWN EXTERIOR CHANDELIER LINEAR CARRIAGE LIGHT BELLY BAND 19 20 21 22 23 PATIO METAL RAILING COURTYARD WALL CHIMNEY -CEMENT PLASTER FINISH, EXTERIOR TRIM, COPPER CROWN SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" TYP. CURTAIN WALL 24 NOT USED 25 26 27 ROLL UP GATE GEOMETRIC SCREEN CORBEL -SPANISH 28 ROLL UP DOOR WITH FROSTED GLASS PANELS 29 LOCATION OF TRASH / RECYCLE PAD FOR ON SITE BIN STAGING FOR COLLECTION DAY USE ONLY. BINS TO BE STORED IN TRASH ROOM BEHIND LOADING ROOM ON NON COLLECTION DAYS. 30 31 EXISTING GRADE PROPOSED GRADE 32 MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA GENERAL NOTES : A. ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO ENERGY DISSIPATERS (SPLASH BLOCKS) AT ALL LOCATIONS. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO THE DETRIMENT OF AN ADJACENT DOWNSTREAM OR DOWN SLOPE PROPERTY. INSTEAD, STORMWATER TO BE TREATED ONSITE BY MEANS OF BIOTREATMENT. PLEASE SEE CIVIL STORMWATER MANAGEMENT PLAN FOR MORE INFORMATION. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL BUILDING ELEVATIONS -NORTHA-4.2 1/8" = 1'-0"1 NORTH - SHELBURN ELEVATION 2 2 3 3 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 3 Planning Response #3 12/10/21 01 -FIRST FLOOR 0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 00 -GROUND FLOOR -11' -0" PL 6' - 0" TYP.MAXIMUM PROPOSED HEIGHT 39' -1 1/8" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 1 1 2 1 1 1 PL 22 ABOVE FINISH GRADE34' - 0" 50'-1 1/8" 34'-0" 24'-0" 11'-0" 44'-0" 0'-0" 01 -FIRST FLOOR 0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 00 -GROUND FLOOR -11' -0" 1 4 2 3 8 7 7 8 12 19 1811913 16 10 17 21 PL PL 27 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 30 3131 3130 32 1 1 ABOVE GRADE35' - 0".ABOVE FINISH GRADE24' - 7"ABOVE FINISH GRADE34' - 0" 50'-1 1/8" 34'-0" 24'-0" 0'-0" 11'-0" SPANISH TILE ROOF ELEVATION KEYNOTE : 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 RAFTER TAIL CORNICE ROOF GUTTER CEMENT PLASTER WITH PAINT FINISH -SHERMAN WILLIAMS 7066 GRAY MATTERS CEMENT PLASTER WITH PAINT FINISH-SHERMAN WILLIAMS 7067 CITYSCAPE EXTERIOR WALL TRIM FIXED WINDOW SINGLE HUNG WINDOW CASEMENT WINDOW SINGLE DOOR DOUBLE DOOR BRACED WOOD TRELLIS ARCHITECTURAL COLUMN CORNICE CROWN EXTERIOR CHANDELIER LINEAR CARRIAGE LIGHT BELLY BAND 19 20 21 22 23 PATIO METAL RAILING COURTYARD WALL CHIMNEY -CEMENT PLASTER FINISH, EXTERIOR TRIM, COPPER CROWN SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" TYP. CURTAIN WALL 24 NOT USED 25 26 27 ROLL UP GATE GEOMETRIC SCREEN CORBEL -SPANISH 28 ROLL UP DOOR WITH FROSTED GLASS PANELS 29 LOCATION OF TRASH / RECYCLE PAD FOR ON SITE BIN STAGING FOR COLLECTION DAY USE ONLY. BINS TO BE STORED IN TRASH ROOM BEHIND LOADING ROOM ON NON COLLECTION DAYS. 30 31 EXISTING GRADE PROPOSED GRADE 32 MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA GENERAL NOTES : A. ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO ENERGY DISSIPATERS (SPLASH BLOCKS) AT ALL LOCATIONS. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO THE DETRIMENT OF AN ADJACENT DOWNSTREAM OR DOWN SLOPE PROPERTY. INSTEAD, STORMWATER TO BE TREATED ONSITE BY MEANS OF BIOTREATMENT. PLEASE SEE CIVIL STORMWATER MANAGEMENT PLAN FOR MORE INFORMATION. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL BUILDING ELEVATIONS -SOUTHA-4.3 1/8" = 1'-0"1 SOUTH - FACING RESIDENTIAL (NEIGHBOR VIEW) 1/8" = 1'-0"2 SOUTH - FACING RESIDENTIAL 2 2 2 2 2 2 3 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 3 Planning Response #3 12/10/21 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 1 2 3 4 6 7 24 9 7 12 8 18 13 17 11 12 16 6 5 8 19 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 1 1 ABOVE FINISH GRADE35' - 0" 44'-0" 50'-1 1/8" 34'-0" 24'-0" 11'-0" 0'-0" 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 00 -GROUND FLOOR -11' -0" 1 2 3 4 6 5 6 8 11 13 17 10 16 12 14 15 18 6 5 71 2 4 3 24 8 8 9 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 31 32 1 1 ABOVE FINISH GRADE35' - 0" 50'-1 1/8" 44'-0" 34'-0" 24'-0" 11'-0" 0'-0" SPANISH TILE ROOF ELEVATION KEYNOTE : 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 RAFTER TAIL CORNICE ROOF GUTTER CEMENT PLASTER WITH PAINT FINISH -SHERMAN WILLIAMS 7066 GRAY MATTERS CEMENT PLASTER WITH PAINT FINISH-SHERMAN WILLIAMS 7067 CITYSCAPE EXTERIOR WALL TRIM FIXED WINDOW SINGLE HUNG WINDOW CASEMENT WINDOW SINGLE DOOR DOUBLE DOOR BRACED WOOD TRELLIS ARCHITECTURAL COLUMN CORNICE CROWN EXTERIOR CHANDELIER LINEAR CARRIAGE LIGHT BELLY BAND 19 20 21 22 23 PATIO METAL RAILING COURTYARD WALL CHIMNEY -CEMENT PLASTER FINISH, EXTERIOR TRIM, COPPER CROWN SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" TYP. CURTAIN WALL 24 NOT USED 25 26 27 ROLL UP GATE GEOMETRIC SCREEN CORBEL -SPANISH 28 ROLL UP DOOR WITH FROSTED GLASS PANELS 29 LOCATION OF TRASH / RECYCLE PAD FOR ON SITE BIN STAGING FOR COLLECTION DAY USE ONLY. BINS TO BE STORED IN TRASH ROOM BEHIND LOADING ROOM ON NON COLLECTION DAYS. 30 31 EXISTING GRADE PROPOSED GRADE 32 MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA GENERAL NOTES : A. ROOF RAINWATER LEADERS ARE TO BE DISCHARGED ONTO ENERGY DISSIPATERS (SPLASH BLOCKS) AT ALL LOCATIONS. NO IMPROVEMENTS SHALL OBSTRUCT OR DIVERT RUNOFF TO THE DETRIMENT OF AN ADJACENT DOWNSTREAM OR DOWN SLOPE PROPERTY. INSTEAD, STORMWATER TO BE TREATED ONSITE BY MEANS OF BIOTREATMENT. PLEASE SEE CIVIL STORMWATER MANAGEMENT PLAN FOR MORE INFORMATION. Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL BUILDING ELEVATIONS -EASTA-4.4CONTINUE AT 2/A4.4CONTINUE AT 1/A4.41/8" = 1'-0"1 EAST - FACING RESIDENTIAL ELEVATION - MC 1/8" = 1'-0"2 EAST - FACING RESIDENTIAL ELEVATION - AL 2 2 3 Revision Schedule 1 Planning Response #1 07/20/21 2 Planning Response #2 11/01/21 3 Planning Response #3 12/10/21 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 35' - 2"27' - 4"19' - 6"6' - 10" 1239 10 13 17 12 7 8 4 24 14 15 16 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 6' - 8"4' - 0"6' - 0"4' - 0"6' - 8" 27' - 4"34' - 0"01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 17 26 15 19 12 7 8 1234 10 9 5 6 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 27' - 8"19' - 6"6' - 0"34' - 8" 5' - 9 7/8"5' - 9 7/8"5' - 11"5' - 11" MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 1 6' - 10"4' - 0"6' - 0"4' - 0"6' - 10" 27' - 8"ABOVE FINISH GRADE35' - 0"01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 22 20 24 17 13 7 3 2 1 4 MAXIMUM PROPOSED HEIGHT 39' -1 1/8"ABOVE FINISH GRADE35' - 0"NA.L. COURTYARD WINCHESTER BLVD.SHELBURNE WAYSPANISH TILE ROOF ELEVATION KEYNOTE : 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 RAFTER TAIL CORNICE ROOF GUTTER CEMENT PLASTER WITH PAINT FINISH -SHERMAN WILLIAMS 7066 GRAY MATTERS CEMENT PLASTER WITH PAINT FINISH-SHERMAN WILLIAMS 7067 CITYSCAPE EXTERIOR WALL TRIM FIXED WINDOW SINGLE HUNG WINDOW CASEMENT WINDOW SINGLE DOOR DOUBLE DOOR BRACED WOOD TRELLIS ARCHITECTURAL COLUMN CORNICE CROWN EXTERIOR CHANDELIER LINEAR CARRIAGE LIGHT BELLY BAND 19 20 21 22 23 PATIO METAL RAILING COURTYARD WALL CHIMNEY -CEMENT PLASTER FINISH, EXTERIOR TRIM, COPPER CROWN SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" TYP. CURTAIN WALL 24 NOT USED 25 26 27 ROLL UP GATE GEOMETRIC SCREEN CORBEL -SPANISH 28 ROLL UP DOOR WITH FROSTED GLASS PANELS 29 LOCATION OF TRASH / RECYCLE PAD FOR ON SITE BIN STAGING FOR COLLECTION DAY USE ONLY. BINS TO BE STORED IN TRASH ROOM BEHIND LOADING ROOM ON NON COLLECTION DAYS. 30 31 EXISTING GRADE PROPOSED GRADE 32 MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL COURTYARD ELEVATIONS -ASSISTED LIVINGA-4.5 1/8" = 1'-0"1 AL COURTYARD - NORTH 1/8" = 1'-0"2 AL COURTYARD - EAST 1/8" = 1'-0"3 AL COURTYARD - SOUTH 1/8" = 1'-0"4 AL COURTYARD - WEST 11 1 1 1 1 Revision Schedule 1 Planning Response #1 07/20/21 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 19' - 6"34' - 8"27' - 4" 10 8 7 12 16 19 8 1317 20 22 123 4 9 24 7 MAXIMUM PROPOSED HEIGHT 39' -1 1/8"32 1 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 71217 10 8 123 26 8 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 3' - 9"4' - 0"4' - 0"3' - 9" 32 ABOVE EXISTING GRADE 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 16' - 0"16' - 0"15' - 0" 2' - 0 3/8" 123 13 10 8 9 7 19 12 21 17 20 9 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 01 -FIRST FLOOR 0" 02 -SECOND FLOOR 13' -0" 03 -THIRD FLOOR 23' -0" ROOF (BASE) 33' -0" 22 14 13 19 2 1 3 17 MAXIMUM PROPOSED HEIGHT 39' -1 1/8" 32 ABOVE FINISHED GRADE35' - 0"WINCHESTER BLVD.SHELBURNE WAYNM.C. COURTYARDSPANISH TILE ROOF ELEVATION KEYNOTE : 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 RAFTER TAIL CORNICE ROOF GUTTER CEMENT PLASTER WITH PAINT FINISH -SHERMAN WILLIAMS 7066 GRAY MATTERS CEMENT PLASTER WITH PAINT FINISH-SHERMAN WILLIAMS 7067 CITYSCAPE EXTERIOR WALL TRIM FIXED WINDOW SINGLE HUNG WINDOW CASEMENT WINDOW SINGLE DOOR DOUBLE DOOR BRACED WOOD TRELLIS ARCHITECTURAL COLUMN CORNICE CROWN EXTERIOR CHANDELIER LINEAR CARRIAGE LIGHT BELLY BAND 19 20 21 22 23 PATIO METAL RAILING COURTYARD WALL CHIMNEY -CEMENT PLASTER FINISH, EXTERIOR TRIM, COPPER CROWN SPLIT FACE CMU WALL ADJACENT TO NEIGBOR'S WALL, 6'-0" TYP. CURTAIN WALL 24 NOT USED 25 26 27 ROLL UP GATE GEOMETRIC SCREEN CORBEL -SPANISH 28 ROLL UP DOOR WITH FROSTED GLASS PANELS 29 LOCATION OF TRASH / RECYCLE PAD FOR ON SITE BIN STAGING FOR COLLECTION DAY USE ONLY. BINS TO BE STORED IN TRASH ROOM BEHIND LOADING ROOM ON NON COLLECTION DAYS. 30 31 EXISTING GRADE PROPOSED GRADE 32 MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) LEGEND: MAXIMUM ALLOWED HEIGHT (35' ABOVE NATURAL GRADE) NATURAL GRADE FINISH GRADE VARIANCE AREA Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL COURTYARD ELEVATIONS -MEMORYCAREA-4.6 1/8" = 1'-0"1 MEMORY CARE COURTYARD - NORTH 1/8" = 1'-0"2 MEMORY CARE COURTYARD - EAST 1/8" = 1'-0"3 MEMORY CARE COURTYARD - SOUTH 1/8" = 1'-0"4 MEMORY CARE COURTYARD - WEST 1 1 1 1 1 1 Revision Schedule 1 Planning Response #1 07/20/21 NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -WEST ELEVATONA-5.1 VIEW RENDERING - WEST ELEVATON (WINCHESTER BOULEVARD) Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -PERSPECTIVE FROMWINCHESTERA-5.2 V IE W RENDERING - PERSPECTIVE FROM WINCHESTER BOULEVARD LOOKING NORTH - EAST Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -SOUTH ELEVATIONA-5.3 VIEW RENDERING - SOUTH ELEVATION Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -PERSPECTIVE FROMGARDEN/GROUND LEVEL UNITA-5.4VIEWRENDERING - PERSPECTIVE OF GARDEN / GROUND LEVEL UNITS Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -NORTH ELEVATON(SHELBURNE WAY)A-5.5 VIEW RENDERING - NORTH ELEVATON (SHELBURNE WAY) Revision Schedule Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -PERSPECTIVE FROMSHELBURNEA-5.6 12" = 1'-0"1 RENDERING - PERSPECTIVE FROM SHELBURNE WAY LOOKING SOUTH - WEST Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -AERIAL FROMSHELBURNEA-5.7 RENDERING - AERIAL FROM SHELBURNE V IE W Revision Schedule NWINCHESTER BLVD.SHELBURNE WAYJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL RENDERING -AERIAL FROMWINCHESTERA-5.8 V IE W RENDERING - AERIAL FROM WINCHESTER Revision Schedule 1 : SHERWIN-WILLIAMS SW 7757 HIGH REFLECTIVE WHITE 2 : SHERWIN-WILLIAMS SW 7674 PEPPERCORN 3 : SHERWIN-WILLIAMS SW 7067 CITYSCAPE 4 : SHERWIN-WILLIAMS SW 7066 GRAY MATTERS COLORS ARE REFERENCED BY NUMBER:MATERIALS ARE REFERENCED BY LETTER A : CEMENT PLASTER FINISH : SAND B : VINYL WINDOW F: SPANISH TILE ROOF COLOR : G : COPPER CHIMMEY CAP C : STUCCO FOAM TRIM E : PERCAST BALUSTERS D : METAL RAILING H : TUSCAN COLUMN CAPITAL COLUMN TO HAVE SQUARED PROFILEBALUSTERS TO HAVE SQUARED PROFILE TO MATCH COLMNS A-3 F G D-2C-1C-1 A-3 A-4 B-2 E-1 C-1 F C-1 D-2 H-1 Job #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL MATERIALS AND COLORSA-6.1 Revision Schedule 374.16STOP BAR12" TREE374.98"MPH""STOP"WMWMWMMHDRIVEWAYDRIVEWAYDRIVEWAYHCRCONCPADCONC WALKEOPEOPCONCWALK8' CLFSIGBOXELECVAULTPG&EBOXELECBOXEXISTINGSTRUCTUREEXISTINGSTRUCTUREBLDG COR367.60BLDG COR367.60DYH DYHFENCE ON LINE WALL 0.86' OUT WALL 1.2' IN WALL 0.2' OUT WALL 0.1' OUTOHOH 6" SS6" SS6" SS8" W8" W8" W10" W10" W10" W24" SD24" SD24" SD 15" SD15" SDJob #: Sheet Drawn by: Scale: Date:WINCHESTER MEMORY CARE / ASSISTED LIVING15860 - 15894 WINCHESTER BLVD., LOS GATOS, CA DEVELOPMENT REVIEW RESUBMITTAL #4 : APRIL 4, 2022 COPYRIGHT © 2022 SWENSON BUILDER Revisions: 20-9215 APRIL 01, 2021 Consultant: AS NOTEDPLANNING REVIEW NO. 21 1724DM, EY, IL PHOTOS OF PROPERTYA-7.1 9 8 7 6 5 4 3 2 1N Revision Schedule From: Joseph Gemignani Sent: Sunday, April 25, 2021 6:47 PM To: Jennifer Armer <JArmer@losgatosca.gov> Cc: Diego Mora <DMora@losgatosca.gov> Subject: 15860 Winchester Blvd Hi Jennifer and Diego, I reviewed the development proposal for the site at 15860 Winchester Blvd and I absolutely love it. I think it is a beautiful looking project and fits in nicely to the character of Los Gatos. This is 100 percent better than the office development proposal for this same site proposed two or three years ago. I hope it receives a positive review from you and the Planning Commission as well. This is one of the best projects I’ve seen in quite some time. Joseph EXHIBIT 14 From: Samira Shokrgozar Sent: Wednesday, October 12, 2022 10:17 AM To: Jennifer Armer <JArmer@losgatosca.gov> Subject: Winchester Assisted Living/Memory Care Facility EXTERNAL SENDER Hi Jennifer, I am writing to express my displeasure at the height of the story poles at 15860 Winchester Blvd. I live on which is across from this address on the other side of Winchester. This new building cuts into our serene mountain view which we cherish and is a huge reason we bought this home (I have taken pictures which I can email over). Additionally, I worry about all the increased traffic this will cause. We have 2 young children who often play on our quiet cul de sac and I can imagine all the extra cars that will now start turning on our street or parking on our street because of this development. Also, I can imagine that with this type of building we will constantly be hearing emergency and trash vehicles on a daily basis. With young children, getting a sound sleep is crucial. Please let me know if this is the right place to voice my concerns or if I should be emailing someone else. Thank you, Samira Fishwick From: Lauren Roseman Sent: Tuesday, October 25, 2022 11:26 AM To: Council <Council@losgatosca.gov>; Town Manager <Manager@losgatosca.gov> Subject: Written comments for Nov 1st Town Council Meeting EXTERNAL SENDER Attached are my comments in regards to the proposed development of 15980 Winchester Blvd. Please confirm they will be added to the public comments on this project. Thanks, Lauren Roseman October 25, 2022 Lauren Roseman Monte Sereno, CA 95030 Town Council Town of Los Gatos 110 E. Main St. Los Gatos, CA 95030 Dear Los Gatos Town Council, I am writing to express my concern over the proposed development of 15890 Winchester Blvd. While I welcome the project in general, the scale and size are concerning. The previous proposal entailed a 2-story office building with a maximum height of 31 ft, according to plan documents. The current proposal is a 3-story building that reaches 39 feet at the top of the roofline facing Winchester Blvd and 50 feet at the rear of the building. This is significantly higher than any other building in the area, including the 2-story building housing the Palo Alto Medical Foundation at 15720 Winchester Blvd. The height is out of scale and size with the neighborhood where nothing appears to reach more than two stories. Please consider modifying the height of the building to be consistent with the rest of the area along Winchester Blvd. Kind regards, Lauren Roseman From: Joseph Gemignani Sent: Wednesday, January 11, 2023 3:50 PM To: Jennifer Armer <JArmer@losgatosca.gov> Subject: 15860 Winchester EXTERNAL SENDER Hi Jennifer, I want to express my support for the project at 15860 Winchester Blvd. This is the first project I’m actually excited about for this location. Other proposals for this site, over the years, did not fit well with the adjacent neighborhood. I think the architecture is absolutely beautiful and would be a welcomed addition to the town. I would hope the City does not change the architecture such as removing the tile roof. I think this is the best proposal I have seen for our town in the last four years. I also totally support a project that helps or seniors. Thanks for reading my letter, Joseph From: A KUMAR Sent: Monday, July 24, 2023 5:14 PM To: Planning <Planning@losgatosca.gov> Subject: Re: Re 15860-15894 Winchester @Shelbourne Proposed Project [EXTERNAL SENDER] Greetings, As previously communicated the proposed structure needs ample parking space both for their Staff and guests as currently we have a major parking space limitation on our residential properties within the vicinity of this proposed building . Currently there are 2 vehicles, a white truck with Furniture for over 10 days on Winchester across from this project and a red truck that the owner and employee for this project removes its steering when parked from evening on overnite . Is this the kind of activity that we should be looking forward to on our residential streets .No assurance of security patrol will work . unless only permitted parking is adopted on our streets and no overnight parking on residential streets . This is a major security issue .Our LGMS police already have their hand full . Please give Careful consideration on Exterior illumination and lights emitting from windows , no imposing views into our backyards privacy . Hopefully vehicle entrance is limited from Shelburne and possibly a turn signal lane from winchester and University to Shelburne , Thanks Adesh Kumar Resident since 1984 1 August 2023 Los Gatos Planning Commission Town of Los Gatos Dear Chair Barnett and Commission Members, I am writing in support of the proposed Winchester Memory Care/Assisted Living facility at 15860 Winchester Blvd. The opinions contained in this letter are strictly my own and are not intended to represent the views of community groups I participate in. I believe the increasing population of older adults in Los Gatos and their associated needs would be well served by expansion of memory care and assisted living resources for our residents. Assuming the Planning Commission finds that the proposed facility meets the Town’s standards, I would encourage members to support this proposal for the benefit of our older adults with special needs. Respectfully yours, Tom Picraux S. Tom Picraux Los Gatos, CA 95032 This Page Intentionally Left Blank