Staff Report with Exhibits 1 through 17.50 Los Gatos-Saratoga Rd
PREPARED BY: Sean Mullin, AICP
Planning Manager
Reviewed by: Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 02/12/2025 ITEM NO: 3
DATE: February 7, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Demolish Existing Hotel Structures (Los
Gatos Lodge), Construct a Multi-Family Residential Development (155 Units),
a Conditional Use Permit, a Condominium Vesting Tentative Map, Site
Improvements Requiring a Grading Permit, and Remove Large Protected
Trees Under Senate Bill 330 (SB 330) on Property Zoned CH:PD:HEOZ.
Located at 50 Los Gatos-Saratoga Road. APNs 529-24-032, 529-24-001, and
529-24-003. Architecture and Site Application S-23-042, Conditional Use
Permit Application U-23-017, and Subdivision Application M-23-009. No
Additional Environmental Review is Necessary Pursuant to CEQA Guidelines
Section 15183: Streamlining Process, Since the Proposed Project’s
Environmental Impacts were Adequately Addressed in the 2020 General Plan
EIR and/or 2040 General Plan EIR, as Applicable. Property Owner: Keet S.
Nerhan. Applicant: SummerHill Homes, LLC. Project Planner: Sean Mullin.
RECOMMENDATION:
Consider a request for approval to demolish existing hotel structures (Los Gatos Lodge),
construct a multi-family residential development (155 units), a conditional use permit, a
condominium vesting tentative map, site improvements requiring a grading permit, and
remove large protected trees under Senate Bill 330 (SB 330) on property zoned CH:PD:HEOZ,
Located at 50 Los Gatos-Saratoga Road.
PROJECT DATA:
General Plan Designation: Mixed Use Commercial
Zoning Designation: CH:PD:HEOZ, Restricted Highway Commercial, Planned
Development Overlay, Housing Element Overlay Zone
Applicable Plans & Standards: General Plan; Objective Design Standards For Qualifying
Multi-Family and Mixed-Use Residential Development
Parcel Size: 384,221 square feet (8.82 acres)
PAGE 2 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
Surrounding Area:
CEQA:
An Initial Study (Exhibit 1) was prepared for the project concluding that additional
environmental review is not necessary pursuant to California Environmental Quality Act (CEQA)
Guidelines Section 15183: Streamlining Process, since the proposed project’s environmental
impacts were adequately addressed in the Environmental Impact Reports (EIR) prepared for the
2020 General Plan and/or 2040 General Plan, as applicable.
FINDINGS:
As required, additional environmental review is not necessary pursuant to CEQA Guidelines
Section 15183: Streamlining Process, since the proposed project’s environmental impacts
were adequately addressed in the Environmental Impact Reports (EIR) prepared for the
2020 General Plan and/or 2040 General Plan, as applicable;
As required that the project is consistent with the General Plan;
As required by Section 66474 of the Subdivision Map Act;
As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit.
The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) except for the concession and waivers requested pursuant to State Density
Bonus Law;
The project meets the Town of Los Gatos Objective Design Standards for Qualifying Multi-
Family and Mixed-Use Residential Development except for the waivers requested pursuant
to State Density Bonus Law;
As required by State Density Bonus Law for granting a concession pursuant to California
Government Code Section 65915 (d) and for granting waivers pursuant to California
Government Code Section 65915 (a)(2); and
As required by California Government Code Section 65863 regarding state RHNA
requirements, the Town’s Housing Element Sites Inventory, and No Net Loss Law.
CONSIDERATIONS:
As required by Section 29.20.150 of the Town Code for granting approval of an Architecture
and Site application.
Existing Land Use General Plan Zoning
North Vacant and
Commercial
Mixed Use Commercial CH:PD:HEOZ
and CH:PD
South Los Gatos High School Public R-1:20:PS
East Single-Family
Residential
Medium Density Residential R-1:10
West Caltrans ROW N/A N/A
PAGE 3 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
ACTION:
The Planning Commission will provide a recommendation to the Town Council who will render
the final decision on the proposal.
BACKGROUND:
Senate Bill 330
The Housing Crisis Act of 2019, or SB 330, became effective on January 1, 2020, and will remain
in effect until it sunsets on January 1, 2030. SB 330 provides an expedited review process for
housing development projects and offers greater certainty by allowing an optional vesting
opportunity through the Preliminary Application process. Submittal of a Preliminary Application
allows a developer to provide a specific subset of information on the proposed housing
development ahead of providing the full amount of information required by the Town for a
housing development application. Once the preliminary application is “deemed submitted” and
payment of the permit processing fee is made, a vesting date is established, freezing the
applicable fees and development standards that apply to the project while the applicant
assembles the rest of the materials necessary for a full application submittal. Eligible projects
are exempt from discretionary review and must be consistent with objective zoning and design
standards. The statute requires that a final decision be made in no more than five public
hearings, including appeals. The SB 330 preliminary application for this project achieved a
vesting date of June 30, 2023
State Density Bonus Law
State Density Bonus Law (SDBL) created a mechanism to obtain more favorable development
requirements for projects with affordable or senior units. To meet the affordable housing goals,
developers are entitled to a density bonus that corresponds to specified percentages of units
set aside for very-low, low, or moderate-income households. In addition to the density bonus,
SDBL provide three provisions that must be granted to qualifying projects:
1. One or more concession that provide cost reductions for the development. Under the law, a
concession includes a reduction in site development standards and/or regulations when
such regulations potentially make the project economically infeasible for the developer to
build. These can include a reduction in site development standards or modification of
zoning or architectural design requirements that exceed minimum building standards. The
number of allowed concessions is determined on a sliding scale based on the percentage of
units that will be set aside as affordable units and the household income category of those
affordable units.
2. Waivers are reductions or modifications of any development standards and other
regulations that would physically preclude the development of a project at the density
permitted. Development standards include, but are not limited to, height limitations,
PAGE 4 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
setback requirements, FAR, open space requirements, or parking requirement that apply to
a residential development pursuant to any ordinance, general plan element, policy,
resolution, or regulation. There is no limit in the number of waivers an applicant can
request through SDBL.
3. Reductions in parking requirements provided based on the number of bedrooms in each
unit.
The proposed project qualifies for a density bonus and all associated provisions under the SDBL.
Housing Accountability Act - Builder’s Remedy
The California Legislature adopted the Housing Accountability Act (HAA) to "significantly
increase the approval and construction of new housing for all economic segments of California's
communities by meaningfully and effectively curbing the capability of local governments to
deny, reduce the density for, or render infeasible housing development projects" [Gov. Code §
65589.5(a)(2)(K)]. It is the policy of the state that the HAA "be interpreted and implemented in
a manner to afford the fullest possible weight to the interest of, and the approval and provision
of, housing." [Gov. Code § 65589.5(a)(2)(L)]. The "Builder's Remedy" provision of the HAA
specifically prohibits a local agency from relying on inconsistency with zoning and general plan
standards as a basis for denial of a qualifying housing development project unless the agency
has adopted a sixth cycle housing element in substantial compliance with State law by January
31, 2023. The Town’s sixth cycle housing element was certified by HCD on July 10, 2024. The
preliminary application for this project achieved a vesting date of June 30, 2023, prior to
certification of the Town’s Housing Element. Therefore, the project qualifies as a Builder's
Remedy project. In the project documents, the applicant has invoked their right to Builder’s
Remedy, but it has not been implemented. The deviations from the Town’s standards included
in the project are requested exclusively through SDBL.
Project Site
The subject property consists of three lots totaling 8.82 acres located on the south side of Los
Gatos-Saratoga Road at the intersection with Alberto Way (Exhibit 4). The majority of the
property is relatively flat. A steep, densely wooded hillside rises approximately 55 feet to Bella
vista Avenue along the east edge. The property is developed with the Los Gatos Lodge, a hotel
that began operation in 1958 and is currently operating and a two-family residence located on
the east side of the property accessed off Bella Vista Avenue. The property has a General Plan
designation of Mixed Use Commercial and is zoned CH:PD:HEOZ, or Restricted Commercial
Highway with a Planned Development (PD) overlay and a Housing Element Overlay Zone
(HEOZ). The PD overlay was approved for the construction and operation of the Los Gatos
Lodge. The HEOZ overlay is applied to sites included in the Sites Inventory of the Housing
Element and modifies development standards such as density, lot coverage, FAR, and height.
The HEOZ became effective on December 21, 2023. The preliminary application under SB 330
was deemed submitted on June 30, 2023, establishing the vesting date for the application.
PAGE 5 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
Therefore, the application is not subject to the provisions of the HEOZ, including minimum
density.
On December 20, 2023, the applicant submitted a formal application, within 180-days of the
established vesting date as required by state law.
Through the Town’s technical review process, the application was deemed complete on May 7,
2024, within the timelines prescribed by state law. On January 14, 2024, the application was
deemed consistent with applicable Town standards and ready for consideration through the
Town’s public hearing process.
The application includes a Vesting Tentative Map, requiring approval by the Town Council
pursuant to Town Code Section 29.10.020. The applicant seeks a recommendation on the
development proposal from the Planning Commission to the Town Council, who will render the
final decision on the project.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property consists of three lots totaling 8.82 acres located on the south side of
Los Gatos-Saratoga Road at the intersection with Alberto Way (Exhibit 4). The majority of
the property is flat. A steep, densely wooded hillside rises approximately 55 feet to Bella
vista Avenue along the eastern edge. The property is developed with the Los Gatos Lodge, a
hotel that began operation in 1958 and is currently operating and a two-family residence
located on the east side of the property accessed off Bella Vista Avenue. An undeveloped
property and commercial property are located to the north, across Los Gatos-Saratoga
Road. Los Gatos High School is located to the south. Single-family residences are located to
the east along Bella Vista Avenue and the Highway 17 Caltrans right-of-way borders the
property to the west.
B. Project Summary
The applicant proposes demolition of the Los Gatos Lodge and construction of a multi-
family residential development consisting of 155 attached units distributed among 28
separate buildings (Exhibit 17). The applicant submitted a Project Description Letter (Exhibit
5) and Letter of justification (Exhibit 6) discussing the project. New private roadways and
alleys would provide circulation throughout the site, taking access from the existing location
on Los Gatos-Saratoga Road. The proposed project also includes a pedestrian pathway from
Los Gatos-Saratoga Road to the High School, an emergency vehicle access easement
connecting to the High School property, and frontage improvements along Los Gatos-
Saratoga Road. A Condition of Approval provides the applicant opportunity to request in-
lieu payment rather than constructing the frontage improvements subject to approval of
PAGE 6 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
the Town Engineer (Exhibit 3). Of the 155 proposed units, 26 units would be designated as
Below Market Price units.
C. Zoning Compliance
The property is zoned CH:PD:HEOZ, or Restricted Highway Commercial with a PD overlay
and a HEOZ overlay. The CH zone is intended for development of vehicular-oriented
activities and sales along highway frontages, intermingled with compatible retail, service
and administrative activities. Residential uses are only allowed in the CH zone within a
mixed-use or live/work development with approval of a Conditional Use Permit (CUP). The
applicant requests approval of a concession through SDBL to allow for a standalone multi-
family residential use without a commercial or office component. The requested concession
is discussed further below.
The PD overlay was approved for the construction and operation of the Los Gatos Lodge.
The HEOZ overlay modifies development standards such as density, lot coverage, FAR, and
height. The preliminary application under SB 330 established vesting prior to the
implementation of the HEOZ; therefore, the application is not subject to the provisions of
the HEOZ, including minimum density.
In addition to the concession requested through SDBL, the applicant requests a number of
waivers to Town standards through SDBL. The requested concession and waivers are
discussed below.
DISCUSSION:
A. Architecture and Site Analysis
The project includes 155 units distributed amongst 28 buildings (Exhibit 17). The unit types
include two, three, and four bedrooms with multiple floor plans. The buildings would range
from four to seven attached dwelling units in a townhouse configuration, each served by
private roadways and alleys. A summary of the unit types and buildings is provided on sheet
A0.82 of Exhibit 17. A Project Description Letter and Letter of justification discussing the
project are included as Exhibits 5 and 6.
B. Building Design
The project includes Mediterranean influenced architecture in three color schemes applied
to the buildings (Exhibit 17, Sheet A40). The building types have varying forms, the majority
of which have hipped roofs with some gable-end accents. The buildings are three stories tall
with a maximum building height of 37 feet, four and one-half inches, where 35 feet is the
maximum allowed in the CH zone. Exterior materials include concrete tile roof; stucco
PAGE 7 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
siding; painted foam trim, corbels, and cornices; vinyl windows and sliding glass doors;
fiberglass front doors; sectional roll-up garage doors; wood trellises; ceramic tile accents;
clay tile gable accent vents; and metal railings and pot shelves.
Review by the Town’s Consulting Architect is typically required for Architecture and Site
applications. For this application, it should be noted that the feedback provided by the
Consulting Architect is subjective in nature and should not be used as the basis for a
decision since the Town’s review is limited to objective standards only, pursuant to SB 330.
The Town’s Consulting Architect reviewed the proposed project and provided feedback and
recommendations (Exhibit 7). The Consulting Architect noted that the individual buildings
are well designed with an identifiable architectural style and consistent detailing. The
Consulting Architect identified issues and concerns related to building coverage, limited
usable open space, guest parking, dominance of garages on street frontages, architectural
repetition, and edge landscaping. The Consulting Architect made recommendations on
following topics:
1. Reduce the amount of building coverage;
2. Refine the uses and design of the open spaces and pathways;
3. Provide additional guest parking;
4. Improve the street auto court frontages;
5. Add architectural variety and improve end elevations; and
6. Enhance edge landscaping.
The applicant submitted a letter responding to these recommendations and summarizing
design changes that were made (Exhibit 8).
C. Height
The buildings are three stories tall with a maximum building height of 37 feet, four and one-
half inches, where 35 feet is the maximum allowed in the CH zone without the HEOZ
overlay. As discussed in more detail below, the applicant has requested a waiver to the
height limit of the zone pursuant to SDBL.
D. Subdivision and Site Design
The project includes a vesting tentative map for condominium purposes (Exhibit 17, Sheet
TM-1). The subdivision design creates 28 parcels to accommodate the buildings, six parcels
for the private roadways and alley, and three parcels for the open space areas. One
designated remainder parcel is included on the east side of the property and would include
the existing two-family dwelling. The map also includes numerous easements for
emergency access, public access, and various utility infrastructure.
PAGE 8 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
The proposed development would take access via the existing access point at Los Gatos-
Saratoga Road (Exhibit 17, Sheet A05.1). Vehicular circulation would be provided through
several private roadways and alleys. Six buildings would be located along the north edge of
the property, fronting Los Gatos-Saratoga Road and the northbound Highway 17 off ramp.
The remaining 22 buildings would be dispersed throughout the remainder of the site,
arranged in blocks separated by alleys. Pedestrian pathways would provide circulation
throughout the interior of the site (Exhibit 17, Sheet A06). A multi-use pedestrian pathway
along the northwest property line would provide separated access between Los Gatos-
Saratoga Road and a gate to the High School, which would be controlled by the High School
(Exhibit 17, Sheet C.2). This pathway offers a one-way return into the development and is
also aligned to provide access to a future trail eventually connecting to Forbes Mill.
An emergency vehicle access easement (EVAE) is proposed at the southern terminus of B
Alley (Exhibit 17, Sheet C.2). This EVAE would provide an emergency connection through the
High School to New York Avenue. In coordination with the Los Gatos-Saratoga Joint Union
High School District, the applicant has agreed to the EVAE and the construction of off-site
improvements on the High School property to connect the EVAE through the High School to
New York Avenue. As a condition of approval imposed by the Santa Clara County Fire
Department, the EVAE and off-site improvements must be completed prior to issuance of a
certificate of occupancy for the 101st unit (Exhibit 3).
Open space areas are provided throughout the site connected via the pedestrian pathways
circulating between the buildings and several community recreation spaces (Exhibit 17,
Sheet L1.2). The space provided through the community recreation spaces exceeds the
Town Code and ODS requirements for such spaces. The conceptual landscape plan shows
that trees, shrubs, and other plantings would be distributed throughout the site.
E. Grading and Retaining Walls
The Preliminary Grading Plan included as Sheet C.3 of Exhibit 17 provides information
regarding earth movement and the location and height of retaining walls. The grading
activities would adjust the elevations of the site to accommodate the 28 buildings,
alleyways, parking areas, and other site amenities. The maximum proposed grading depths
include up to 12.9 feet of cut and 5.1 feet of fill. Preliminary cumulative grading quantities
total 32,100 cubic yards, well above the 50 cubic yard threshold for requirement of a
Grading Permit. The Town’s Parks and Public Works Engineering staff have included a
condition of approval requiring submittal and evaluation of a Grading Permit in parallel with
the required Building Permits (Exhibit 3).
Retaining walls are proposed along the east and west portions of the development area.
Multiple-terraced retaining walls are proposed on the east edge of the development
progressing up the hillside. The maximum height of these walls is five feet. The retaining
walls on the west side of the development include a maximum five-foot tall wall running
PAGE 9 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
adjacent to the pedestrian path between the entrance to the site and the high school, and a
one-foot, six-inch tall wall along the property line adjacent to the highway 17 offramp. All
retaining walls comply with the objective design standards for retaining walls, with the
exception of the retaining wall adjacent to the Highway 17 offramp which does not meet
the standard that retaining walls no run in a continuous direction for more than 50 feet
without a break, offset, or landscape pocket.
F. Parking
The Town Code requirements for parking in a multi-family residential project are one and
one-half spaces for each unit, plus one space per unit for guest parking. This equates to 233
parking spaces and 155 guest parking spaces. Since the project qualifies under SDBL, the
applicant has selected to utilize the reduced parking requirements from the statute, which
supersede the Town’s. Through SDBL, the parking requirement is 303 total spaces with no
guest parking requirement. The proposed project includes 310 spaces accommodated in the
private garages and 20 guest parking spaces.
G. Tree Impacts
There are approximately 330 existing trees in the vicinity of the development. The
development plans show that 264 trees would be removed, 202 of which are protected
trees under the Town Code. Based on the canopy size of the protected trees proposed for
removal, approximately 779 trees would need to be planted onsite to offset the removal.
The applicant has the option to request in-lieu payment for any required replacement trees
that cannot be accommodated on site. The preliminary landscape plan shows that 220 trees
are proposed on site (Exhibit 17, sheet L1.0.)
The applicant submitted an arborist report for peer review by the Town’s Consulting
Arborist. Following several rounds of review, the revised arborist report from the applicant
was confirmed to meet the Town’s requirements by the Consulting Arborist. The arborist
report for the project is included as Exhibit 9 and tree protection details are provided on
Sheet T-5 of Exhibit 17. If the project is approved, tree protection measures would be
implemented prior to construction and maintained for the duration of construction activity.
Arborist recommendations for tree protection have been included in the Conditions of
Approval to mitigate impacts to protected trees (Exhibit 3).
H. State Density Bonus Law Concession and waivers
As discussed above, through SDBL, qualifying projects are entitled to a density bonus, as
well as concessions, waivers, and parking reductions. The proposed project is entitled to
one concession, unlimited waiver requests, and reduced parking requirements.
PAGE 10 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
The property is zoned CH:PD:HEOZ. Residential uses are only allowed in the CH zone within
a mixed-use or live/work development with approval of a CUP. The applicant requests
approval of a concession to allow for a standalone multi-family residential use without a
commercial or office component. The applicant provided a Letter of Justification that details
the requested concession, noting that a commercial or office component would not be able
to generate revenue sufficient to cover the cost of land and construction, resulting in a loss
for the project (Exhibit 6). Additionally, the applicant notes that inclusion of commercial or
office space would result in a reduction in the number of residential units.
The Letter of Justification also discusses the waivers to development standards requested
by the applicant and why they are needed to construct the project (Exhibit 6). Exhibit 10
includes a table summarizing the concession and waivers requested by the applicant along
with their justification. The findings for granting concessions and waivers pursuant to SDBL
are included in Exhibit 2.
I. Below Market Price (BMP) Units
The proposed project includes a total of 155 units, 26 of which would be designated as
affordable units. The Town’s BMP ordinance and policy requires that multi-family
residential developments with more than 100 units provide a number of BMP units equal to
20 percent of the market rate units. The project includes 129 market rate units, requiring a
minimum of 26 BMP units. The proposed 26 BMP units meets the Town’s BMP
requirements.
Sheet A05 of Exhibit 17 shows the distribution of the 26 BMP units within the development.
The table below provides a summary of the BMP units by income level and number of
bedrooms. As required by the BMP Guidelines, the moderate-income units will be restricted
to those whose income is above 80 percent, but no greater than 120 percent of the median
area income, and the low-income units will be restricted to those whose income is above 50
percent, but no greater than 80 percent of the median area income. Conditions of approval
are included in Exhibit 3 pertaining to the provision and sale of the BMP units.
BMP Units
Unit Type Moderate Income Low Income
Two Bedroom 1 2
Three Bedroom 4 7
Four Bedroom 5 7
TOTAL 10 17
J. No Net Loss Law
Pursuant to Government Code Section 65863 (No Net Loss Law), the Town must maintain
adequate capacity in the Housing Element to accommodate its remaining unmet Regional
PAGE 11 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
Housing Needs Assessment (RHNA) by each income category at all times throughout the
entire planning period. To comply with the No Net Loss Law, as the Town makes decisions
regarding zoning and land use, or development occurs, the Town must assess its ability to
accommodate new housing within the remaining capacity of the Housing Element. If the
Town approves a development of a parcel identified in the Housing Element with fewer
units than anticipated, the Town must either make findings that the remaining capacity of
the Housing Element is sufficient to accommodate the remaining unmet RHNA by each
income level, or identify and make available sufficient sites to accommodate the remaining
unmet RHNA for each income category. The Town may not disapprove a housing project on
the basis that approval of the development would trigger the identification or zoning of
additional adequate sites to accommodate the remaining RHNA.
As described in the table below, the project provides fewer Very Low, Low, and Moderate
Income units than anticipated in the Sites Inventory of the Housing Element, but more
Above Moderate Income units, producing a net cumulative deficit of 105 units for the site.
No Net Loss Evaluation
Evaluation of the Proposed Project’s Impact on the Anticipated Development Potential Assumed in the Housing
Element Site Inventory for the Subject Property
Units by Income Category
Very Low Low Moderate Above
Moderate
Net Total
Anticipated Development
Potential Included in the Sites
Inventory of the Housing
Element 86 86 62 28* 262
Proposed Project 0 16 10 131* 157
Net Site-Level Impact from the
Proposed Project to Housing
Element Assumed
Development Potential -86 -70 -52 +103 -105
* The Sites Inventory of the Housing Element anticipated full redevelopment of included sites, resulting in
demolition of any existing units. The subject property includes a two-family residence categorized at an Above
Moderate Income level, which was assumed for demolition in the Sites Inventory of the Housing Element. The
proposed project would retain the two existing units, which is reflected in the Above Moderate Income column of
this table.
The following table shows that the cumulative impact of the project on the capacity of the
Housing Element allows the Town to maintain a positive surplus in each income category.
The remaining capacity of the Housing Element is adequate to meet the Town’s remaining
RHNA requirements. The No Net Loss findings can be made, and the Town is not required to
identify additional sites to accommodate the remaining RHNA as a result of this project.
PAGE 12 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
No Net Loss Evaluation
Evaluation of the Proposed Project’s Impact on the Cumulative Housing Element Sites Inventory Surplus
Units by Income Category
Very Low Low Moderate Above
Moderate
Net Total
Housing Element Sites
Inventory Surplus 157 111 91 19 378
Net Site-Level Impact from the
Proposed Project to Housing
Element Assumed
Development Potential -86 -70 -52 103 -105
Remaining Housing Element
Sites Inventory Surplus with
Project Approval 71 41 39 122 173
K. Neighbor Outreach
As summarized in Exhibit 11, the applicant has independently conducted three
neighborhood meetings and several other meetings with outreach groups.
L. CEQA Determination
CEQA Guidelines Section 15183 allows a streamlined environmental review process for
projects that are consistent with the densities established by existing zoning, community
plan, or general plan policies for which an Environmental Impact Report (EIR) was certified.
The Town Council adopted the 2040 General Plan and certified the 2040 General Plan EIR
on June 30, 2022. On April 2, 2024, the Town Council voted to rescind the Land Use Element
and Community Design Element of the 2040 General Plan. Therefore, the Town’s current
General Plan consists of the Land Use Element and Community Design Element of the 2020
General Plan, and the remaining elements of the 2040 General Plan. The 2020 General Plan
EIR is the effective EIR for the Land Use Element and The Community Design Element.
Projects that are consistent with the densities and use characteristics considered by the
General Plan EIRs may qualify for the 15183 exemption process.
The 15183 exemption process requires a more detailed environmental analysis than other
CEQA statutory and categorical exemptions. Unlike other exemptions, mitigation may also
be required under the 15183 process. A project-specific environmental analysis must be
completed as part of the 15183 process. Technical studies, such as a biological technical
report or a traffic impact analysis, may be required if a project would result in a potential
environmental impact.
An Initial Study was prepared for the project, which included a number of project-level
technical studies, including: an Air Quality, Greenhouse Gas, Health Risk, and Energy
Analysis; Biological Resources Evaluation; Arborist Report; Historic Resources Evaluation;
PAGE 13 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
Geotechnical Report; Noise Assessment; and Transportation Analysis (Exhibit 1). All
technical reports were peer reviewed by the Town or the Town’s consultants. The Initial
Study concluded that additional environmental review is not necessary pursuant to CEQA
Guidelines Section 15183: Streamlining Process, since the proposed project’s environmental
impacts were adequately addressed in the EIRs prepared for the 2020 General Plan and/or
2040 General Plan, as applicable, and through implementation of applicable General Plan
polices identified in the Initial Study for inclusion in the conditions of approval.
PUBLIC COMMENTS:
Project identification signage was installed on the Los Gatos-Saratoga Road and Bella vista
Avenue street frontages by June 26, 2024, consistent with Town policy. Visual simulations were
completed by the Town’s consultant and posted to the Town’s website by January 28, 2025
(Exhibit 12). Written notice was sent to property owners and tenants within 1,000 feet of the
subject property and notice of public hearing signage was installed on the street frontages by
January 30, 2025, in anticipation of the February 12, 2025, Planning Commission meeting.
Staff conducted outreach through the following media and social media resources, for both the
availability of the visual simulations and notice of the public hearing:
• The Town’s website home page, What’s New;
• The Town’s Facebook page;
• The Town’s Twitter account;
• The Town’s Instagram account; and
• The Town’s NextDoor page.
Public comments received by 11:00 a.m., Friday, February 7, 2025, are included as Exhibit 16.
CONCLUSION:
A. Summary
The applicant is requesting approval of Architecture and Site, Conditional Use Permit, and
Subdivision applications to demolish existing hotel structures (Los Gatos Lodge), construct a
multi-family residential development (155 units), a conditional use permit, a condominium
vesting tentative map, site improvements requiring a grading permit, and remove large
protected trees under SB 330 on property zoned CH:PD:HEOZ, located at 50 Los Gatos-
Saratoga Road. As detailed above, the application was submitted and is being processed
under SB 330. The project qualifies for a concession and unlimited waivers under SDBL. The
applicant has invoked the Builder’s Remedy, but it has not yet been implemented. The
deviations from the Town’s standards included in the project are requested exclusively
through SDBL for which the applicant provided justification addressing the required findings
for each.
PAGE 14 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
B. Recommendation
Staff recommends that the Planning Commission consider the request and, if merit is found
with the proposed project, forward a recommendation that the Town Council approve the
Architecture and Site, Conditional Use Permit, and Subdivision applications by taking the
following actions:
1. Make the finding that additional environmental review is not necessary pursuant to
CEQA Guidelines Section 15183: Streamlining Process, since the proposed project’s
environmental impacts were adequately addressed in the Environmental Impact
Reports (EIR) prepared for the 2020 General Plan and/or 2040 General Plan, as
applicable (Exhibit 2);
2. Make the finding that the project is consistent with the General Plan (Exhibit 2);
3. Make the finding that the proposed project complies with Section 66474 of the State
Subdivision Map Act and make affirmative findings to approve the subdivision (Exhibit
2);
4. Make the findings as required by Section 29.20.190 of the Town Code for granting a CUP
(Exhibit 2);
5. Make the finding that the project meets the objective standards of Chapter 29 of the
Town Code (Zoning Regulations) except for the concession and waivers requested
pursuant to State Density Bonus Law (Exhibit 2);
6. Make the finding that the project meets the Town of Los Gatos Objective Design
Standards for Qualifying Multi-Family and Mixed-Use Residential Development except
for the waivers requested pursuant to State Density Bonus Law (Exhibit 2);
7. Make the affirmative findings as required by State Density Bonus Law for granting a
concession pursuant to California Government Code Section 65915 (d) and for granting
waivers pursuant to California Government Code Section 65915 (a)(2) (Exhibit 2);
8. Make the considerations as required by Section 29.20.150 of the Town Code for
granting approval of an Architecture and Site application (Exhibit 2);
9. Make the findings that the proposed project complies with California Government Code
Section 65863 regarding state RHNA requirements, the Town’s Housing Element Sites
Inventory, and No Net Loss Law (Exhibit 2); and
10. Approve Architecture and Site Application S-23-042, Conditional Use Permit Application
U-23-017, and Subdivision Application M-23-009 with the recommended conditions
contained in Exhibit 3 and the development plans in Exhibit 17.
C. Alternatives
Alternatively, the Planning Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Approve the application with additional and/or modified conditions; or
3. Deny the application.
PAGE 15 OF 15 SUBJECT: 50 Los Gatos-Saratoga Road/ S-23-042, U-23-017, and M-23-009 DATE: February 7, 2025
EXHIBITS:
1. Final Initial Study – December 24, 2024
(available online at https://www.losgatosca.gov/50LGS)
2. Required Findings and Considerations
3. Recommended Conditions of Approval
4. Location Map
5. Project Description Letter
6. Letter of Justification
7. Consulting Architect’s Report
8. Applicant’s Response to Consulting Architect’s Report
9. Final Arborist’s Report
10. Table of Requested Waivers Through State Density Bonus Law
11. Neighbor Outreach Summary
12. Visual Renderings
13. Construction Phasing Exhibit
14. Objective Design Standards Checklist
15. Letter from SummerHill Regarding Commissioner Stump
16. Public comments received by 11:00 a.m., Friday, February 7, 2025
17. Development Plans
This Page
Intentionally
Left Blank
S:\PLANNING COMMISSION REPORTS\2025\02-12-2025\Item 3 - 50 Los Gatos-Saratoga Road\Exhibit 2 - Required Findings and Considerations.docx
PLANNING COMMISSION – February 12, 2025
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
50 Los Gatos-Saratoga Road
Architecture and Site Application S-23-042
Conditional Use Permit Application U-23-017
and Subdivision Application M-23-009
Consider a Request for Approval to Demolish Existing Hotel Structures (Los Gatos
Lodge), Construct a Multi-Family Residential Development (155 Units), a Conditional
Use Permit, a Condominium Vesting Tentative Map, Site Improvements Requiring a
Grading Permit, and Remove Large Protected Trees Under Senate Bill 330 (SB 330) on
Property Zoned CH:PD:HEOZ. APNs 529-24-032, 529-24-001, and 529-24-003. No
Additional Environmental Review is Necessary Pursuant to CEQA Guidelines Section
15183: Streamlining Process, Since the Proposed Project’s Environmental Impacts
were Adequately Addressed in the 2020 General Plan EIR and/or 2040 General Plan
EIR, as Applicable.
Property Owner: Keet S. Nerhan
Applicant: SummerHill Homes, LLC
Project Planner: Sean Mullin.
FINDINGS
Required finding for CEQA:
■ As required, additional environmental review is not necessary pursuant to CEQA Guidelines
Section 15183: Streamlining Process, since the proposed project’s environmental impacts
were adequately addressed in the Environmental Impact Reports (EIR) prepared for the 2020
General Plan and/or 2040 General Plan, as applicable. An Initial Study was prepared for the
project in support of this determination.
Required finding for consistency with the Town’s General Plan:
■ That the proposed Zone Change is consistent with the General Plan and its Elements in that
the proposed zoning is consistent with the existing General Plan Land Use designation.
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
application.
Instead, the Town Council makes the following affirmative findings:
EXHIBIT 2
S:\PLANNING COMMISSION REPORTS\2025\02-12-2025\Item 3 - 50 Los Gatos-Saratoga Road\Exhibit 2 - Required Findings and Considerations.docx
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.
Required findings for a Conditional Use Permit:
■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit:
The deciding body, on the basis of the evidence submitted at the hearing, may grant a
conditional use permit when specifically authorized by the provisions of the Town Code if it
finds that:
1. The proposed use is desirable to the public convenience because it provides an additional
residential dwelling units in the Town; and
2. The proposed use would not impair the integrity of the zone, in that the proposed use is
allowed in the CH zone with the granting of the concession pursuant to State Density
Bonus Law; and
3. The proposed use would not be detrimental to public health, safety, or general welfare, as
the conditions placed on the permit and existing regulations would maintain the welfare
of the community; and
4. The proposed use is in conformance with the Town Code and General Plan with the
granting of the concession pursuant to SDBL.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) except for the concession and waivers requested pursuant to State Density
Bonus Law.
Required compliance with the Town of Los Gatos Objective Design Standards for Qualifying
Multi-Family and Mixed-Use Residential Development:
■ The project meets the Town of Los Gatos Objective Design Standards for Qualifying Multi-
Family and Mixed-Use Residential Development except for the waivers requested pursuant
S:\PLANNING COMMISSION REPORTS\2025\02-12-2025\Item 3 - 50 Los Gatos-Saratoga Road\Exhibit 2 - Required Findings and Considerations.docx
to State Density Bonus Law.
Required for granting concession and waivers pursuant through State Density Bonus Law:
Concession(s) or incentive(s)
■ CA Government Code Section 65915:
(d) The Town shall grant concession(s) or incentive(s) requested by the applicant unless the
Town makes a written finding, based upon substantial evidence, of any of the following:
(A) The concession or incentive does not result in identifiable and actual cost
reductions, consistent with subdivision (k), to provide for affordable housing costs,
as defined in Section 50052.5 of the Health and Safety Code, or for rents for the
targeted units to be set as specified in subdivision (c).
(B) The concession or incentive would have a specific, adverse impact, as defined in
paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety
or on any real property that is listed in the California Register of Historical
Resources and for which there is no feasible method to satisfactorily mitigate or
avoid the specific, adverse impact without rendering the development
unaffordable to low-income and moderate-income households.
(C) The concession or incentive would be contrary to state or federal law.
Waivers
■ CA Government Code Section 65915 (a)(2):
The Town shall grant waivers to the Town’s development standards requested by the
applicant unless the Town makes a written finding, based upon substantial evidence, that the
development standard for which the waiver is requested would not physically preclude the
construction of the development at the densities and with the concession permitted through
Density Bonus Law.
Required finding for consistency with California Government Code Section 65863 regarding
state RHNA requirements, the Town’s Housing Element Sites Inventory, and No Net Loss Law:
As required for approval of a development of any parcel with fewer units by income category
than was identified in the Town’s Housing Element for that parcel:
■ The project provides fewer Very Low, Low, and Moderate Income units than anticipated in
the Housing Element Sites Inventory, but more Above Moderate Income units, producing a
net cumulative deficit of 105 units for the site. The cumulative impact of the project on the
capacity of the Housing Element allows the Town to maintain a positive surplus in each
income category. The remaining capacity of the Housing Element is adequate to meet the
requirements of Section 65583.2 and to accommodate the Town’s share of the regional
housing need pursuant to Section 65584. As required by Government Code Section 65863,
the following No Net Loss findings are made:
S:\PLANNING COMMISSION REPORTS\2025\02-12-2025\Item 3 - 50 Los Gatos-Saratoga Road\Exhibit 2 - Required Findings and Considerations.docx
1. Remaining sites identified in the Housing Element are adequate to meet the Town’s
remaining RHNA for the planning period by income category.
Findings: The remaining capacity of the Housing Element sites are adequate to meet the
Town’s remaining RHNA with approval of this project. The Town is not required to
identify additional sites to accommodate the remaining RHNA as a result of this project.
2. Include a quantification of the remaining unmet need for the jurisdiction’s RHNA at each
income level and the remaining capacity of sites identified in the Housing Element, to
accommodate that need by income level.
Findings: The remaining unmet need for the Town’s RHNA at each income level and the
remaining capacity of the Housing Element is provided in the table below. The remaining
capacity at each income level of the Housing Element is greater than the remaining unmet
RHNA need at each income level. The Town is not required to identify additional sites to
accommodate the remaining RHNA as a result of this project.
Remaining RHNA and Housing Element Capacity
Units by Income Category
Very Low Low Moderate Above
Moderate
Total
Remaining RHNA 537 294 310 695 1,836
Remaining Capacity of
Housing Element
608 335 349 817 2,109
CONSIDERATIONS
Required considerations in review of Architecture and Site applications:
■ As required by Section 29.20.150 of the Town Code, the applicable considerations in
review of an Architecture and Site application were all made in reviewing this project.
PLANNING COMMISSION – February 12, 2025
CONDITIONS OF APPROVAL
50 Los Gatos-Saratoga Road
Architecture and Site Application S-23-042
Conditional Use Permit Application U-23-017
Subdivision Application M-23-009
Consider a Request for Approval to Demolish Existing Hotel Structures (Los Gatos
Lodge), to Construct a Multi-Family Mixed-Use Residential Development (155 Units),
a Conditional Use Permit for a Mixed-Use Development, a Condominium Vesting
Tentative Map, Site improvements Requiring a Grading Permit, and Removal of Large
Protected Trees Under Senate Bill 330 (SB 330) on Property Zoned CH:PD:HEOZ.
APNs 529-24-032, 529-24-001, and 529-24-003. No Additional Environmental
Review is Necessary Pursuant to CEQA Guidelines Section 15183, Because the
Project’s Environmental Impacts were Adequately Addressed in the 2020 General
Plan EIR and/or 2040 General Plan EIR, as Applicable.
Property Owner: Keet S. Nerhan
Applicant: SummerHill Homes, LLC
Project Planner: Sean Mullin
TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR:
Planning Division
1. APPROVAL: This project is vested to the ordinances, policies, and standards in effect on
June 30, 2023, and these conditions of approval conform to those ordinances, policies,
and standards. 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. BELOW MARKET PRICE (BMP) UNIT: The developer shall provide 26 for sale BMP units (16
low income units and 10 moderate income units) to be sold at a price that is affordable to
the target household income range, as required by the Town’s applicable BMP Program
Guidelines and the applicable BMP Resolution. A deed restriction shall be recorded prior
to the issuance of any building permits for residential units, stating that the BMP unit
must be sold and maintained as a below market price unit pursuant to the Town’s BMP
Ordinance and Guidelines.
4. AFFORDABLE HOUSING AGREEMENT: Prior to issuance of building permits for residential
units, the developer shall enter into an Affordable Housing Agreement with the Town for
provision of the required BMP units and to facilitate their sale pursuant to the BMP
EXHIBIT 3
Program Guidelines and BMP Resolution in place at the time of building permit issuance.
5. PHASING OF THE CONSTRUCTION OF BMP UNITS: The BMP units shall be constructed and
Certificate of Occupancies secured in proportion with or prior to the construction of the
market rate units.
6. OUTDOOR LIGHTING: Prior to final inspection, 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.
7. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of Building and/or Grading Permits. Per Town Code Section
26.20.010 and Chapter 29, Article 1, Division 2, the developer shall obtain a tree removal
permit prior to the removal of protected trees on private or Town property. The project
developer shall abide by any tree replacement ratios and/or in-lieu payments, tree
protection measures, and best management practices required by the tree removal
permit and/or within an updated arborist report.
8. 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.
9. ARBORIST REQUIREMENTS: Prior to issuance of Building and/or Grading Permits, the
developer shall implement, at their cost, all recommendations identified in the Arborist’s
report for the project, on file in the Community Development Department. These
recommendations must be incorporated in the Building Permit plans and completed prior
to issuance of a building permit where applicable and shall remain through all phases of
construction.
10. TREE FENCING: Prior to issuance of Building and/or Grading Permits, protective tree
fencing and other protection measures consistent with Section 29.10.1005 of the Town
Code shall be placed as shown on the Tree Protection Plan (Sheet T-5) of the approved
plans 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.
11. TREE STAKING: Prior to final inspection, all newly planted trees shall be double-staked
using rubber tree ties.
12. LANDSCAPING: Prior to issuance of the Certificate of Occupancy for the 155th unit, all
landscaping must be completed.
13. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance (WELO), whichever is more restrictive. Submittal of a Landscape
Documentation Package pursuant to WELO is required prior to issuance of Building and/or
Grading Permits. This is a separate submittal from your Building Permit. A review deposit
based on the current fee schedule adopted by the Town Council is required when working
landscape and irrigation plans are submitted for review. A completed WELO Certificate of
Completion Appendix C) is required prior to final inspection/certificate of occupancy.
14. PROJECT IDENTIFICATION SIGNAGE: Project identification signage on the project site shall
be removed within 30 days of final action on the applications.
15. PEDESTRIAN ACCESS PATH: Prior to issuance of the Certificate of Occupancy for the 155th
unit, the pedestrian access path connecting Los Gatos-Saratoga Road with Los Gatos High
School shown along the west property line shall be completed.
16. ROOFTOP EQUIPMENT: Prior to final inspection, any new or modified roof mounted
equipment shall be fully screened.
17. MONUMENT SIGN: The monument/neighborhood sign shown on Sheet L2.1 requires
separate approval of a Sign Permit and a separate Building Permit.
18. WORKER ENVIRONMENTAL AWARENESS TRAINING: Prior to issuance of tree removal,
demolition, Building, and/or Grading Permits, a qualified biologist shall conduct a training
session for all construction personnel. At a minimum, the training shall include a
description of special-status species potentially occurring in the project vicinity, including,
but not limited to, San Francisco dusky-footed woodrat, special-status bats, and nesting
birds and raptors. Their habitats, general measures that are being implemented to
conserve species as they relate to the project, and the boundaries within which
disturbance activities will occur shall be explained. Informational handouts with
photographs clearly illustrating the species’ appearances shall be used in the training
session. All new construction personnel shall undergo this mandatory environmental
awareness training. A letter report documenting the completion of training shall be
prepared and submitted to Town of Los Gatos, where it shall be kept on file.
19. SPECIAL-STATUS BAT SPECIES: The following measures shall be implemented to avoid loss
of or harm to special-status bat species:
a. Prior to issuance of tree removal, demolition, Building, and/or Grading Permits,
approximately 14 days prior to tree removal or any construction activities, a qualified
biologist shall conduct a habitat assessment for bats and potential roosting sites in
trees or buildings within 50 feet of the construction easement. These surveys shall
include a visual inspection of potential roosting features (bats need not be present)
and a search for presence of guano within the project site, construction access routes,
and 50 feet around these areas. Cavities, crevices, exfoliating bark, and bark fissures
that could provide suitable potential nest or roost habitat for bats shall be surveyed.
Assumptions can be made on what species is present due to observed visual
characteristics along with habitat use, or the bats can be identified to the species level
with the use of a bat echolocation detector such as an “Anabat” unit. Potential
roosting features found during the survey shall be flagged or marked.
b. If no roosting sites or bats are found, a letter report shall be prepared by the biologist
and submitted to Town of Los Gatos no more than 14 days prior to tree removal or
any construction activities, where it shall be kept on file, and no further measures are
required.
c. If special-status bat species or their roosting sites are found, the bats shall not be
disturbed without specific notice to and consultation with California Department of
Fish and Wildlife.
d. The nursery season is typically from May 1 to October 1. If special-status bat species
are found roosting outside of the nursery season, California Department of Fish and
Wildlife shall be consulted prior to any eviction or other action. If avoidance or
postponement is not feasible, a Bat Eviction Plan shall be submitted to California
Department of Fish and Wildlife for written approval prior to project implementation.
A request to evict bats from a roost includes details for excluding bats from the roost
site and monitoring to ensure that all bats have exited the roost prior to the start of
activity and are unable to re-enter the roost until activity is completed. Any bat
eviction shall be timed to avoid lactation and young-rearing. If bats are found roosting
during the nursery season, they shall be monitored to determine if the roost site is a
maternal roost. This could occur by either visual inspection of the roost bat pups, if
possible, or by monitoring the roost after the adults leave for the night to listen for bat
pups. Because bat pups cannot leave the roost until they are mature enough, eviction
of a maternal roost cannot occur during the nursery season. Therefore, if a maternal
roost for special-status bat species is present, a 50-foot buffer zone (or different size if
determined in consultation with the California Department of Fish and Wildlife) shall
be established around the roosting site within which no construction activities
including tree removal or structure disturbance shall occur until after the nursery
season.
20. PROTECTED NESTING BIRDS: Prior to issuance of tree removal, demolition, Building,
and/or Grading Permits, to avoid impacts to nesting birds during the nesting season
(January 15 through September 15), all construction activities should be conducted
between September 16 and January 14, which is outside of the bird nesting season. If
construction or project-related work is scheduled during the nesting season (February 15
to August 30 for small bird species such as passerines; January 15 to September 15 for
owls; and February 15 to September 15 for other raptors), a qualified biologist shall
conduct nesting bird surveys.
a. Two surveys for active bird nests shall occur within 14 days prior to start of ground
disturbance, with the final survey conducted within 48 hours prior to ground
disturbance. Appropriate minimum survey radii surrounding each work area are
typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger
raptors. Surveys shall be conducted at the appropriate times of day to observe nesting
activities. Locations off the site to which access is not available may be surveyed from
within the site or from public areas. If no nesting birds are found, a letter report
confirming absence shall be prepared and submitted to the Town of Los Gatos and no
further protective measures are required.
b. If the qualified biologist documents active nests within the project site or in nearby
surrounding areas, an appropriate buffer between each nest and active construction
shall be established. The buffer shall be clearly marked and maintained until the young
have fledged and are foraging independently. Prior to construction, the qualified
biologist shall conduct baseline monitoring of each nest to characterize “normal” bird
behavior and establish a buffer distance, which allows the birds to exhibit normal
behavior. The qualified biologist shall monitor the nesting birds daily during
construction activities and increase the buffer if birds show signs of unusual or
distressed behavior (e.g., defensive flights and vocalizations, standing up from a
brooding position, and/or flying away from the nest). If buffer establishment is not
possible, the qualified biologist or construction foreman shall have the authority to
cease all construction work in the area until the young have fledged and the nest is no
longer active. Once the absence of nesting birds has been confirmed, a letter report
shall be prepared and submitted to the Town of Los Gatos.
21. DUSKY-FOOTED WOODRATS: Prior to issuance of tree removal, demolition, Building,
and/or Grading Permits, this project will implement the following standard measures to
minimize impacts on woodrats and active woodrat nests on the project site.
a. PRECONSTRUCTION SURVEY. A qualified biologist will conduct a preconstruction
survey for San Francisco dusky-footed woodrat nests within 30 days of the start of
work activities. If active woodrat nests are determined to be present in, or within 10
feet of the impact areas, the conditions below (Avoidance and/or Nest Relocation) will
be implemented, as appropriate. If no active woodrat nests are present on or within
10 feet of impact areas, no further conditions are warranted.
b. AVOIDANCE. Active woodrat nests that are detected within the work area will be
avoided to the extend feasible. Ideally, a minimum 10-foot buffer will be maintained
between project activities and woodrat nests to avoid disturbance. In some situations,
a small buffer may be allowed if, in the opinion of a qualified biologist, nest relocation
(below) would represent a greater disturbance to the woodrats than the adjacent
work activities.
c. NEST RELOCATION. If avoidance of active woodrat nests within and immediately
adjacent to (within 10 feet of) the work areas is not feasible, then nest materials will
be relocated to suitable habitat as close to the project site as possible (ideally, within
or immediately adjacent to the project site).
Relocation efforts will avoid the peak nesting season (February-July) to the maximum
extent feasible. Prior to the start of construction activities, a qualified biologist will
disturb the woodrat nest to the degree that all woodrats leave the nest and seek
refuge outside of the construction area. Disturbance of the woodrat nest will be
initiated no earlier than one hour before dusk to prevent the exposure of woodrats to
diurnal predators. Subsequently, the biologist will dismantle and relocate the nest
material by hand. During the deconstruction process, the biologist will attempt to
assess if there are juveniles in the nest. If immobile juveniles are observed, the
deconstruction process will be discontinued until a time when the biologist believes
the juveniles will be capable of independent survival (typically after 2 to 3 weeks). A
no-disturbance buffer will be established around the nest until the juveniles are
mobile. The nest may be dismantled once the biologist has determined that adverse
impacts on the juveniles would not occur.
22. PROTECTION OF OFFSITE WATERS/WETLANDS: Prior to issuance of tree removal,
demolition, Building, and/or Grading Permits, the applicant shall provide evidence that
waterways adjacent to the project site through the use of best management practices for
erosion control and vehicle/equipment fueling shall be protected. This shall include the
installation of silt fencing between the project site and the adjacent drainage channel. The
silt fencing shall prevent soil from washing off the project site into offsite waterways.
Potential fuel spills and leaks from construction vehicle/equipment fueling operations
shall be prevented from entering the adjacent drainage channel. Designated fueling areas
should be on a level grade and must be at least 50 feet from any waterway.
23. ENERGY CONSERVATION AND ENERGY EFFICIENCY:
a. The use of energy conservation techniques and technology in existing and proposed
developments to improve energy conservation is encouraged.
b. The use of renewable energy sources and alternative fuels is encouraged.
c. Examine the feasibility of incorporating site layouts that allow for passive solar and
heating and cooling.
d. Incorporate measures that reduce energy use through solar orientation by taking
advantage of shade, prevailing winds, landscaping and sun screens.
e. Use energy- and resource-efficient and ecologically sound designs, technologies, and
building materials, as well as recycled materials to promote sustainability;
f. Reductions in the use of nonrenewable resources in building construction,
maintenance, and operations is encouraged.
g. Green roofs and common space for community gardens is encouraged.
h. Achievement of third-party green building certification, such as the GreenPoint Rated
program, LEED rating system, Living Building Challenge, or an equivalent is
encouraged.
24. CULTURAL/ARCHAEOLOGICAL RESOURCES AND HUMAN REMAINS: Prior to issuance of a
tree removal, demolition, and/or grading permit for the project, a Secretary of the
Interior-qualified archaeologist shall prepare a tribal cultural resources monitoring plan, in
consultation with and approved by a culturally-affiliated Native American tribe(s). The
plan shall be reviewed and approved by the Community Development Director. The plan
shall include (but not be limited to) the following components:
a. Preconstruction training program for all construction and field workers involved in site
disturbance: On-site personnel shall attend a mandatory pre-project training led by a
Secretary of the Interior-qualified archaeologist and a Native American representative.
The training will occur prior to any ground disturbing activities and issuance of tree
removal permits. The training will outline the general cultural sensitivity of the area
and the procedures to follow in the event cultural materials and/or human remains
are inadvertently discovered. The archaeologist will provide the following
documentation to the Town of Los Gatos Planning Division: date (or dates) of the
training, signatures of construction personnel at the training session(s), and materials
used in the training. The applicant shall provide a copy of the contract to the Planning
Division, prior to issuance of tree removal, demolition, Building, and/or Grading
Permits.
b. Specifically, where monitoring will be conducted and under what circumstances,
based on soil types, geology, distance to known sites, and other factors;
c. Person(s) responsible for conducting monitoring activities, including a request to the
culturally-affiliated Native American tribe(s) for a tribal monitor;
d. Person(s) responsible for overseeing and directing the monitor;
e. How the monitoring shall be conducted and the required format and content of
monitoring reports;
f. Schedule for submittal of monitoring reports and person(s) responsible for review and
approval of monitoring reports;
g. Protocol for notifications in case of encountering cultural resources, as well as
methods of dealing with the encountered resources (e.g., collection, identification,
curation);
h. Methods to ensure security of cultural resources sites;
i. Protocol for notifying local authorities (i.e. Sheriff, Police) should site looting or other
illegal activities occur during construction.
j. During the course of the monitoring, the archaeologist may adjust the frequency—
from continuous to intermittent—of the monitoring based on the conditions and
professional judgment regarding the potential to impact resources.
k. If tribal cultural materials are encountered, all soil-disturbing activities within 50 feet
in all directions of the find shall cease until the resource is evaluated. The
archaeologist shall immediately notify the lead agency of the encountered resource.
After making a reasonable effort to assess the identity, integrity, and significance of
the encountered resource, in consultation with a culturally-affiliated Native American
tribe(s), the archaeologist shall present the findings of this assessment to the
Community Development Director. If the find is determined by the archaeologist to be
potentially significant, the archaeologist, in consultation with the Community
Development Director, a culturally-affiliated Native American tribe(s), and the
developer, shall determine an appropriate treatment plan in accordance with CEQA
Sections 20183.2 and 21084.3 and with CEQA Guidelines Section 15126.4(b)(3), to the
extent applicable.
25. WATER CONSERVATION:
a. Landscaping and hardscaping shall be designed to minimize water usage and enhance
water conservation.
b. The landscaping shall comply with the Bay-Friendly Landscaping Guidelines and the
landscaping standards in the GreenPoint Rated Building Guidelines.
c. Water-efficient irrigation management systems and devices, such as
evapotranspiration or soil moisture-based irrigation controls, shall be installed.
d. The development shall meet all applicable wastewater treatment demands and
Federal and State regulations.
26. BEST MANAGEMENT PRACTICES: The following measures shall be implemented during
construction activities to reduce PM2.5 concentrations:
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, with priority given to the
use of recycled water for this activity when feasible.
b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping
shall be prohibited.
d. All vehicle speeds on unpaved roads shall be limited to 15 mph.
e. All roadways, 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.
f. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to 2 minutes (as required by the Bay Area Air
Quality Management District. Clear signage shall be provided for construction workers
at all access points.
g. 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.
h. All excavation, grading, and/or demolition activities shall be suspended when average
wind speeds on site exceed 20 mph.
i. All trucks and equipment, including their tires, shall be washed off prior to leaving the
site.
j. Unpaved roads providing access to sites located 100 feet or further from a paved road
shall be treated with a 6- to 12-inch layer of compacted layer of wood chips, mulch, or
gravel.
k. Publicly visible signs shall be posted with the telephone number and name of the
person to contact at the lead agency regarding dust complaints. This person shall
respond and take corrective action within 48 hours. The Air District’s General Air
Pollution Complaints number shall also be visible to ensure compliance with applicable
regulations.
27. GEOTECHNICAL REPORT AND SEISMIC DESIGN: Prior to issuance of Building and/or
Grading Permits, preparation of a design level geotechnical report and implementation of
seismic design features is required:
a. Site the development away from high risk geologic and seismic hazard zones or, if
located in a high-risk zone, incorporate construction techniques or specialized
technologies to reduce risk. Restrict new development and redevelopment based on
the levels of risk and potential severity of geologic hazards.
b. A geotechnical report prepared by a licensed engineering geologist and/or
geotechnical engineer identifying all site geologic, seismic, and geotechnical
engineering conditions and potential hazards and include appropriate design
measures to mitigate potential fault ground rupture/deformation impacts to
acceptable levels. The report shall specify construction methods to protect existing
and future residences, from identified hazards.
c. A licensed geologic/geotechnical engineer shall complete the Town Geologic Hazards
Checklist to demonstrate that potential hazards have been identified and that
proposed structures, including grading cuts and fills, will be designed to resist
potential earthquake effects.
d. Incorporate all engineering and design recommendations included in the 50 Los-Gatos
Saratoga Road, California Preliminary Geotechnical Exploration (“geotechnical report”)
prepared for the project by ENGEO Incorporated in February 2024 and included in the
peer review report by Cotton, Shires and Associates, Inc. on April 1, 2024.
28. EROSION CONTROL PLANS: Prior to issuance of Building and/or Grading Permits:
a. Provide an effective erosion control plan to minimize soil erosion. The erosion control
plans shall be implemented prior to construction operations and maintained
throughout the construction process.
b. Ensure that the grading of slopes and sites proposed for development will be
minimized.
c. Implement bioswales and other innovations so runoff from parking lots drain into
landscaped areas and rainwater percolates into the ground.
29. CONSTRUCTION NOISE:
a. Construction activities shall comply with Section 16.20.035 of the Town Code.
b. Construction activities shall not result in interior residential noise levels exceeding 45
dB.
c. Appropriate site and building design, sound walls, minimum landscape buffers of five
feet, and/or the use of noise attenuating construction techniques and materials be
used in order to protect existing and proposed residential areas from noise, in order to
reduce project construction noise and associated impacts.
30. CONSTRUCTION VIBRATION:
a. The use of vibratory rollers (i.e., compactors) within 50 feet of buildings that are
susceptible to damage from vibration is prohibited.
b. Schedule construction activities with the highest potential to produce vibration to
hours with the least potential to affect nearby institutional, educational, and office
uses that the Federal Transit Administration, identifies as sensitive to daytime
vibration (FTA 2005).
c. Notify neighbors of scheduled construction activities that would generate vibration
which would require standard conditions of approval to minimize exposure to
construction vibration.
31. REUSABLE MATERIALS: All reusable materials from residential, commercial, and
construction/renovation activities shall be recycled.
32. 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.
33. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
Building Division
34. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing
structures. A separate Building Permit is required for the construction of each new
detached structure.
35. 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.
36. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
37. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
38. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
39. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building
Department Demolition Application and a Bay Area Air Quality Management District
Application for the removal of each existing structure. Once the demolition form has been
completed, all signatures obtained, and written verification from PG&E that all utilities
have been disconnected, submit 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.
40. 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.
41. 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.
42. 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.
43. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project Building Inspector at foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the Soils
Report, and that the building pad elevations and on-site retaining wall locations and
elevations have been prepared according to the approved plans. Horizontal and vertical
controls shall be set and certified by a licensed surveyor or registered Civil Engineer for
the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
44. 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.
45. SITE ACCESSIBILITY: Prior to issuance of a certificate of occupancy for each unit, 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 unit. 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.
46. BACKWATER VALVE: As required by Town Ordinance 6.40.020, provide details for any
required sanitary sewer backwater valve on the plans and provide its location. 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.
47. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
48. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the
Architect or Engineer of Record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the Building Permit. The
Town Special Inspection form must be completely filled-out and signed by all requested
parties prior to permit issuance. Special Inspection forms are available online at
www.losgatosca.gov/building.
49. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint
Source Pollution Control Program Sheet (page size same as submitted drawings) shall be
part of the plan submittal as the second page. The specification sheet is available online at
www.losgatosca.gov/building.
50. 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. Local School District: The Town will forward the paperwork to the appropriate school
district(s) for processing. A copy of the paid receipt is required prior to permit
issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
THE FOLLOWING CONDITIONS SHALL BE ADDRESSED OR NOTED ON THE CONSTRUCTION PLANS
SUBMITTED FOR ANY BUILDING OR GRADING PERMIT, OR IF ANOTHER DEADLINE IS SPECIFIED
IN A CONDITION, AT THAT TIME.
51. THIRD-PARTY PLAN REVIEWER AND PUBLIC WORKS INSPECTOR – The Town will procure a
third-party engineering firm to perform Plan Review and Inspection Services. Applicant
shall provide a $50,000 initial deposit to the Town for these Services plus additional Town
fees as necessary. This deposit is required at the time of the project building permit
submittal. Once this deposit is received, the Town will select the consultant and initiate
the plan review process. The Applicant’s deposit will be charged on a time and materials
basis. A supplemental deposit will be required if the remaining deposit is expected to be
exhausted prior to completion of the work. Permitted work will not be allowed to
continue without available funds to complete required inspection services. Third-party
consultant Services will be required for the duration of the construction and project
closeout phases. .
52. STORM DRAINAGE FEE – The applicant shall pay Storm Drainage Fees for the future
construction of drainage facilities serving new buildings, improvements, or structures to
be constructed which substantially impair the perviousness of the surface of land. The
estimated fee, based on the site area of 8.82 acres, is $45,908.10. This fee is only an
estimate. The actual impact fee will be calculated based on building permit plans
submitted, and the fees approved by the Town Council in place at the time of the building
permit submittal. The fee shall be collected by the Public Works Department and paid
prior to issuance of the certificate of occupancy for each building.
53. TRAFFIC IMPACT FEES – The project is subject to the Town’s Traffic Impact Fee for the
generation of an estimated 518 net new average daily trips based on the traffic study
submitted by Hexagon Transportation Consultants dated October 7, 2024. The Town’s Fee
Schedule in effect at the time of vesting indicates a fee of $1,104 per additional average
daily trip. This results in an estimated total amount due of $571,872. Payment of all
Impact Fees are required prior to the issuance of the certificate of occupancy for each
building.
54. CONSTRUCTION ACTIVITIES MITIGATION FEE (ORDINANCE 2189) - Per the Town’s
Comprehensive Fee Schedule, the project is subject to the Town’s Construction Activities
Mitigation Fee based on new buildings. The fee is $1.43 per square foot of new residential
building area. The fee shall be calculated based on the square footage total for all units
shown on the construction plans to the approval of the Town Engineer. Payment of this
fee shall pe paid prior to issuance of the certificate of occupancy for each building
55. PERMITS REQUIRED BY OTHER AGENCIES – The applicant shall obtain all applicable
permits from federal, state, and local agencies as required to construct the proposed
improvements. The applicant is hereby informed that permits may be required by one (1)
or more of the following: Army Corps of Engineers, Fish and Wildlife (1603), JARPA (The
Bay Area Joint Aquatic Resources Permit Application), Regional Water Quality Control
Board, Santa Clara County Roads and Airports, Valley Water, or Habitat Permit. If project
is within jurisdiction of any of these agencies, verification of permit or waiver of permit
must be given to the Public Works Department prior to issuance of any required Town
permits. If the Town is required to be a party to the permit application and a fee is
required, the applicant shall reimburse the Town for its cost. A copy of these permits shall
be provided to the satisfaction of the Town Engineer prior to the issuance of the PPW
permit.
56. CALTRANS PERMIT – Prior to the issuance of the first building permit, the applicant must
submit evidence to the Public Works Department of approval by the State of California for
the performance of any work within the State right of way. If the Town is required to be a
party to the permit application and a fee is required, the applicant shall reimburse the
Town for its cost. The Applicant is encouraged to contact the Caltrans permit office as
soon as possible to learn what is required to obtain Caltrans approval and issuance of a
State Encroachment Permit.
57. GRADING PERMIT – A grading permit is required for all site grading and drainage work
that is outside the perimeter of a building, retaining wall footing, or other structure
authorized by a valid building permit. The applicant must submit a grading permit
application after the appeal period of the entitlement approval process has passed. A
grading permit will be issued prior to or concurrently with the Building Permit as approved
by the Town Engineer. Submittals are accepted through Accela only. The grading permit
application shall include detailed grading plans and associated required materials. Prior to
approval of the grading permit, the applicant shall provide faithful performance and
payment securities for the performance of the work described and delineated on the
approved grading plan, interim erosion and sedimentation control plan (if required), and
final erosion and sedimentation control plan, in an amount to be set by the Town
Engineer (but not to exceed one hundred (100) percent) of the approved estimated cost
of the grading and erosion and sedimentation control measures. The form of security shall
be one or a combination of the following to be determined by the Town Engineer and
subject to the approval of the Town Attorney: (1) Bond or bonds issued by one or more
duly authorized corporate sureties on a form approved by the Town. (2) Deposit with the
Town, money, or negotiable bonds of the kind approved for securing deposits of public
monies, or other instrument of credit from one or more financial institutions subject to
regulation by the State or Federal Government wherein such financial institution pledges
funds are on deposit and guaranteed for payment. Plan check fees are based on the scope
of onsite work.
The permit shall be limited to work shown on the grading plans approved by the Town
Engineer. In granting a permit, the Town Engineer may impose any condition deemed
necessary to protect the health, safety and welfare of the public, to prevent the creation
of a nuisance or hazard to public or private property, and to assure proper completion of
the grading including but not limited to: (1) Mitigation of adverse environmental impacts.
(2) Improvement of any existing grading or correction of any existing grading violation to
comply with the standards of Chapter 12 of the Town Code. (3) Requirements for fencing
or other protection of grading which would otherwise be hazardous. (4) Requirements for
dust, erosion, sediment and noise control, hours of operation and season of work,
weather conditions, sequence of work, access roads, and haul routes. (5) Requirements
for safeguarding watercourses from excessive deposition of sediment or debris in
quantities exceeding natural levels. (6) Assurance that the land area in which grading is
proposed and for which habitable structures are proposed is not subject to hazards of
land slippage or significant settlement or erosion and that the hazards of seismic activity
or flooding can be eliminated or adequately reduced. (7) Temporary and permanent
landscape plans.
58. ENCROACHMENT PERMITS, BONDS, AND INSURANCE – The applicant must obtain an
encroachment permit, posting the required bonds and insurance, and provide a one (1)
year warranty for all work to be done in the Town's right of way or Town easement. This
encroachment permit shall be obtained prior to the issuance of a foundation building
permit and prior to any work being done in the Town's right of way. All existing public
utilities shall be protected in place and, if necessary, relocated as approved by the Town
Engineer. No permanent structures are permitted within the Town right-of-way, or within
any easement unless otherwise approved by the Town Engineer. All public improvements
shall be made according to the Town’s latest adopted Standard Plans, Standard
Specifications, and Engineering Design Standards, subject to approved waivers or
reductions of development standards. The applicant shall have street improvement plans
prepared for all work in the public right of way by a licensed civil engineer, whose signed
engineer’s stamp shall appear on the plans. Any proposed changes to the approved plans
shall be subject to the approval of the Town prior to the commencement of any altered
work. The 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.
Prior to issuance of the encroachment permit, the applicant shall submit any applicable
temporary traffic control plans inclusive of all modes of travel for any lane or sidewalk
closures. Special provisions such as limitations on works hours, protective enclosures, or
other means to facilitate public access in a safe manner may be required. The traffic
control plan shall comply with the State of California Manual of Uniform Traffic Control
Devices (MUTCD), and standard construction practices.
Final construction plans and specifications shall be approved by the Town Engineer and
released for construction prior to the issuance of the encroachment permit. The applicant
is required to confirm the location of existing utility lines along the project frontage by
potholing. Prior to any potholing, applicant shall submit a pothole plan for Town review
and approval. Applicant shall provide the pothole result to the Town Engineer prior to
final design.
New concrete shall be free of stamps, logos, names, graffiti, etc. Any new concrete
installed that is damaged shall be removed and replaced at the Contractor’s sole expense.
Right-of-way improvements shall include, at a minimum, the following items:
a. STREET MARKINGS - The applicant shall install necessary street markings of a material
and design approved by the Town Engineer. These include but are not limited to all
pavement markings, painted curbs, and handicap markings. All permanent pavement
markings shall be thermoplastic and comply with Caltrans Standards. Color and
location of painted curbs shall be shown on the plans and are subject to approval by
the Town Engineer. Any existing painted curb or pavement markings no longer
required shall be removed by grinding if thermoplastic, or sand blasting if in paint.
b. SIDEWALK IMPROVEMENTS - The applicant shall construct 8’ wide sidewalk along the
Saratoga-Los Gatos Road project frontage between the Caltrans interchange and the
Bella Vista Avenue overcrossing. The improvements shall be designed and shown on
the project off-site construction plans to the approval of the Town Engineer. Sidewalk
improvements shall be constructed prior to issuance of the occupancy certificate for
the 101st unit. In-lieu of the sidewalk design and construction, the Town Engineer may
accept an offer of payment in lieu of the construction of the improvements. The
sidewalk in-lieu payment shall then be used to pay for future sidewalk improvements,
or other related multi-mobility enhancements, in the vicinity of the project. The
estimated value of the sidewalk improvements has been provided by the developer
and approve by the Town Engineer with a value of $245,000. Should the Town decide
to pursue the payment option in-lieu of the sidewalk construction, payment in-lieu of
sidewalk construction shall be paid prior to the issuance of the occupancy certificate
for the 101st unit.
c. CURB RAMP(S) - The applicant shall construct all ADA curb ramps at the project
intersection of Alberto Way at Saratoga-Los Gatos Road to accommodate pedestrian
traffic to allow for crossing along the east side of the intersection and to access the
sidewalk on the northside of Los Gatos-Saratoga Rd in accordance with the latest
Caltrans State Standard Drawings and to the approval of the Town Engineer. The
actual ramp "Case" shall be identified on the plans and shall be to the approval of the
Town Engineer. These six (6) curb ramps shall be constructed prior to occupancy of
the first building. Ramps on the north side of Los Gatos-Saratoga Road will be required
so long as their construction does not require significant signal modifications to the
approval of the Town Engineer.
d. SEWER CLEAN-OUT - The applicant shall install the sewer lateral clean-out at the
property line in accordance with the West Valley Sanitation District standards. Sewer
clean-out(s) shall be constructed prior to occupancy of the first building.
e. MULTI-USE PATHWAY – The applicant shall construct a multi-use pathway along the
western portion of the property between the Alberto Way intersection and the Los
Gatos High School boundary in the location as shown on the approved plans. The
pathway shall provide 12’ clear width and include a 10’ wide paved section along its
entirety and include, at a minimum, an egress point at the southern terminus to allow
users to exit the trail when the school has closed its access point. The pathway shall be
designed and constructed to withstand the weight of maintenance vehicles (10,000
lbs.). The terminus of the pathway at the southern end shall provide access to the
shared property line between the development site and Los Gatos High School as
shown on the approved plans. There shall not be a condition where users of the
pathway are trapped at the southern end without any egress options. If the applicant
wishes to install a fence between the development area and the pathway, an egress
point shall be provided as shown on the approved plans. The multi-use pathway shall
be completed prior to the issuance of the certificate of occupancy for the units in
Buildings 1 through 4. The applicant shall enter into a Multi-use Pathway Maintenance
Agreement with the Town to maintain in perpetuity the pathway in a safe and useable
condition as determined by the Town Engineer. The agreement shall be recorded prior
to the certificate of occupancy of for the units in Buildings 1 through 4. Language to
ensure adherence to the Multi-use Pathway Maintenance Agreement shall be
incorporated into the project’s CC&Rs.
59. PARKING AREAS – The applicant shall submit plans for all required off street parking areas
showing proper grading, drainage, ramps profile, and parking dimensions in conformance
with Town parking standards, subject to approved waivers or reductions of development
standards. The plans shall be approved by the Town Engineer prior to the issuance of the
first building permit.
60. PARKING AREA DRAINAGE – Parking areas and other impervious areas shall be designed to
drain stormwater runoff to vegetated drainage swales, filter strips, and/or other Low
Impact Development (LID) treatment devices that can be integrated into required
landscaping areas and traffic islands prior to discharge into the storm drain system and/or
public right-of-way. The applicant shall pave the streets and alleys to meet Santa Clara
County Fire Department requirements and be structurally appropriate for the location.
61. BICYCLE PARKING – The applicant shall provide both long-term bicycle storage and short-
term bicycle racks on-site, as shown on the approved site plan, to the approval of the
Town Engineer.
62. TREE REMOVAL PERMIT – The applicant shall apply and obtain a Tree Removal Permit
from the Parks and Public Works Department for the removal of existing trees on-site or
in the public right-of-way prior to the issuance of a building permit or demolition building
permit, whichever is issued first. An arborist report may be required by the Town Arborist
prior to the removal of any tree. The Town shall allow removal of all trees as shown on
the approved plans and as approved by the Arborist report.
63. PHASED PERMITS – The applicant may, with the approval of the Town Engineer, phase
construction permits to expedite the construction process. If this is done, each phase of
the work will require a separate and complete set of plans to be submitted, reviewed, and
approved prior to the issuance of the said permit. Overlapping of permits may occur, if
approved by the Town Engineer. No work on the next phase of construction, in advance of
the permitted work may occur. No “at risk” work will be permitted. Phased work may
include the following unless approved by the Town Engineer:
a. Clearing-Grubbing/Rough Grading
b. Fine Grading
c. Underground Utilities
d. Site Improvements
e. Off-Site Improvements
Plans shall be submitted, reviewed, and approved by the Town Engineer prior to the
commencement of work.
64. CONSTRUCTION PHASE PLAN SUBMITTAL REQUIREMENTS – The Grading Permit Plans and
Public Improvement Plans (together referred to as “Improvement Plans”) shall be
submitted as a set to Parks and Public Works Department along with a title report dated
no older than 30 days from the date the Improvement Plans are submitted. All
improvements shall be designed and constructed in accordance with applicable Federal
law, State law, Los Gatos Town Code, and the Los Gatos Standard Specifications and
Details.
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. The Improvement Plans shall include, at a minimum:
a. A cover sheet with at least the proposed development vicinity map showing nearby
and adjacent major streets and landmarks, property address, APN, scope of work,
project manager and property owner, a “Table of Responsibilities” summarizing
ownership, access rights, and maintenance responsibilities for each facility (streets,
utilities, parks, landscaping, etc.), a sheet index including a sequential numeric page
number for each sheet (i.e. “Sheet 1 of 54”), the lot size, required and proposed lot
setbacks by type, proposed floor areas by type for each building, average slope,
proposed maximum height, and required and proposed parking count and type.
b. The Approved Conditions of Approval printed within the plan set starting on the
second sheet of the plan set.
c. An Existing Site Plan showing existing topography, bearing and distance information
for all rights-of-way, easements, and boundaries, any existing easements proposed to
be quit-claimed, existing hardscape, existing above ground utility features, and
existing structures. The Improvement Plans shall identify the vertical elevation datum,
date of survey, and surveyor responsible for the data presented.
d. A Proposed Site Plan showing proposed topography, boundaries, proposed and
existing to remain easements, hardscape, above ground utility features (hydrants,
transformers, control cabinets, communication nodes, etc.), and structures. Include
top and bottom elevations of every inflection point of each wall. Show proposed
public right-of-way improvements. Distinguish proposed linework from existing
linework using heavier line type for proposed.
e. A Grading and Drainage Plan clearly showing existing onsite and adjacent topography
using labeled contour lines, drainage direction arrows with slope value, and break
lines. Proposed and existing to remain hardscape elevations must be provided in detail
including slope arrows.
f. A Utility Plan showing appropriate line types and labels to identify the different types
of utilities and pipe sizes. Utility boxes, hydrants, backflow preventers, water meters,
sanitary sewer cleanouts, etc. shall be located on private property unless otherwise
approved by the Town Engineer.
g. A Photometric Lighting Plan analyzing the full-width of the adjacent right-of-way. The
plan shall show the average maintained horizontal illumination in foot-candles and the
average to minimum uniformity ratio. Lighting shall be in compliance with the Town’s
Standard Specification section 2.38.
h. The signal head alignment on the northern side of the intersection shall align with the
outbound travel lanes from the development to the approval of the Town Engineer. If
modifications to the signals are needed, a Traffic Signal Plan shall include a conduit
schedule, conduit plan, pole locations, streetlights, intersection striping, power
connection, and meter locations.
i. A Landscaping Plan for the project site and the full width of the public right-of-ways
adjacent to the project. The plans shall clearly identify public and private utilities and
points of demarcation between the two.
j. A Composite Plan showing civil, landscape, electrical, and joint trench locations
combined on one drawing to identify potential conflicts between disciplines. The
Composite Plan shall include the size, location, and details of all trenches, locations of
building utility service stubs and meters, and placements or arrangements of junction
structures as a part of the Improvement Plan submittals for the project. Show
preferred and alternative locations for all utility vaults and boxes if project has not
obtained PG&E approval. A licensed Civil or Electrical Engineer shall sign the
composite drawings and/or utility improvement plans. (All dry utilities shall be placed
underground except transformers and any other equipment required by the utility
provider to be placed above ground, as shown on the approved plans). A note shall be
placed on the joint trench composite plans which states that the plan agrees with
applicable Town Codes and Standards and that no underground utility conflict exists.
k. General Notes found in the Town of Los Gatos General Guidelines.
l. A statement in the general notes indicating the need to obtain a Caltrans
Oversized/Overweight Vehicles Transportation Permit if oversized or overweight
vehicles are expected to be used
m. A statement that all utility boxes in vehicular pathways shall be traffic-rated.
65. STANDARD PLAN COMPLIANCE – The project shall comply with the Town’s Standard Plans
to the approval of the Town Engineer, subject to approved waivers and reductions of
development standards. Street improvements, all street sections, the design of all off-site
storm drainage facilities shall be in accordance with applicable Town Standard
Specifications and Standard Plans approved by the Town Engineer. Improvements
deemed necessary by the Town Engineer shall be shown on the Improvement Plans.
66. EXISTING FACILITY PROTECTION AND REPAIR – All existing public utilities shall be either
protected in place, relocated, or repaired. The applicant shall repair or replace all existing
improvements not designated for removal, and all new improvements that are damaged
during construction or removed because of the Applicant’s operations. This includes
sidewalk, curb and gutter, streetlights, valley gutters, curb ramps, and any other existing
improvements in the area that are not intended to be removed and replaced. The
applicant shall request a walk-through with the PPW construction Inspector before the
start of construction to verify existing conditions. Said repairs shall be completed prior to
issuance of the first certificate of occupancy of the project.
67. UTILITIES – All new services to the development shall be "underground service" designed
and installed in accordance with the various utility regulations. Underground utility plans
must be submitted to the Town and approved by the Town Engineer prior to installation.
68. UTILITY RESPONSIBILITIES – Storm sewer utilities in private areas shall be privately owned
and privately maintained. The public storm sewer system is owned and maintained by the
Town of Los Gatos. The water system in Los Gatos is owned and maintained by San José
Water Company. The sanitary sewer system in Los Gatos is owned and maintained by
West Valley Sanitation District. Public utilities within utility easements on private property
remain the responsibility of the individual utility companies to maintain.
69. UTILITY COMPANY COORDINATION – The applicant shall negotiate any necessary right-of-
way or easements with the various utility companies in the area, subject to the review
and approval by the Town Engineer and the utility companies. Prior to the approval of the
site plan for construction, the applicant shall submit “Will Serve” letters from PG&E, San
Jose Water, West Valley Sanitation District, and either Comcast, Frontier, AT&T, or
Verizon, as applicable, with a note indicating either a list of improvements that are
necessary to serve the project, or a statement that there are no required improvements
to the existing network. Early coordination with the utility companies is necessary to
obtain this letter since a detailed review of the project demands will be necessary to
confirm system capacity. Coordination of Town utilities shall be through the Town
Engineer.
70. PREPARATION OF ELECTRICAL PLANS – All street lighting and traffic signal electrical plans
shall be prepared by a California registered professional engineer experienced in
preparing these types of plans. The Applicant shall submit necessary stamped and signed
Traffic Signal Plan with the Improvement Plans.
71. EXTERIOR SITE LIGHTING STANDARDS – The applicant shall submit a photometric plan for
on-site lighting showing lighting levels in compliance with the Town Standard
Specifications section 2.38. The plan shall show the minimum maintained horizontal
illumination in foot-candles and the uniformity ratio for all areas. This lighting standard is
applicable to all publicly-accessibly parking areas, driveways, and streets. Private spaces
not accessible to the public are not required to meet this standard. The lighting system
shall be so designed as to limit light spill beyond property lines and to shield the light
source from view from off site. The photometric plan shall be approved by the Town
Engineer and shall be addressed on the construction plans submitted for the first building
permit. Any subsequent building permits that include any site lighting shall also meet
these requirements.
72. STORM DRAINAGE STUDY – The applicant shall submit a Storm Drainage Study for the
development including pre- and post-development peak discharge rates for 2-, 10-year,
and 100-year (50-percent, 10-percent, and 1-percent annual chance) storm events
including supporting hydraulic calculations for proposed pipe sizing. The study must also
address sizing computation and design details for stormwater quality systems proposed
with the development. The study shall include an evaluation of the project site drainage
including topography, natural drainage patterns, and existing man-made diversions
(structures, raised pads, fences, etc.). The Applicant shall submit the study for review and
approval by the Town Engineer. If the study indicates that the theoretical water surface
elevation or hydraulic grade line of the proposed development during a 10-year storm
event is above ground level at any point, the applicant will be required to mitigate the
impact by modifying the existing utilities necessary to accommodate 120 percent of the
projected 10-year storm event flow from existing and proposed development through the
system. An evaluation indicating how the project grading, in conjunction with the
drainage conveyance systems (including applicable swales, channels, street flows, catch
basins, storm drains, and flood water retarding) will allow building pads to be safe from
inundation from rainfall runoff which may be expected from all storms up to and including
the theoretical 100-year event. The Town Code requires that new structures not
experience flooding within the livable space. The improvements shall be addressed on the
construction drawings, to the approval of the Town Engineer, prior to the issuance of the
first building permit.
73. STORMWATER MANAGEMENT PLAN – Prior to the issuance of any construction phase
permit, the applicant shall submit and receive approval from the Town Engineer of a
Storm Water Management Plan (“SWMP”). The SWMP shall comply with the California
Water Board regulations and delineate site design measures, source control measures,
low-impact-development (LID) treatment measures, hydromodification management
measures, and construction site controls as appropriate. The Plan must indicate erosion
protection measures for the inlet structures (e,g., pipe outlets, pump dissipator pipes,
and/or bubblers). For the BAHM analysis, the applicant must provide additional
information regarding the four pump stations’ pump operations and intended routing
during various runoff conditions (i.e., treatment runoff vs. HM controls) and the rationale
for the pump size selected relative to the treatment flow rate. The Applicant shall update
the BAHM analysis to conform to project conditions to the satisfaction of the Town
Engineer and include a summary of the changes made to the BAHM analysis since the
entitlement plan review for review by the C3 consultant. The Applicant must select and
indicate bioretention area plants capable of withstanding and surviving the higher design
ponding conditions. If pumps continue to be proposed, the Applicant must:
a. Provide pump discharge rates that receiving bioretention areas are capable of
treating, to avoid consistently overwhelming the bioretention areas.
b. Submit sizing calculations and pump curves for the pumps in subsequent submittals.
This is required to ensure that they can handle the water quality design flow rate
throughout the storm event.
c. The applicant must integrate an alarm system that will notify a 24-hour response
service of any stormwater pump failure. Maintenance response service shall have a
maximum 24-hour response time to address pump failures. Language must be
included in the CC&Rs stipulating the HOA executes an agreement with a maintenance
firm capable of responding within an hour of an alarm.
If off-site improvements modify the quantities of regulated and unregulated off-site
impervious area, the Applicant must update Section 2, item “d” and Section 8 of the C.3
Data Form to reflect those changes.
The SWMP shall analyze the existing and final conditions inclusive of all proposed facilities
and features. The plan must include accommodations for historic drainage traversing the
parcel. The applicant must provide an updated C3 Data Form and supporting calculations
outlining the designer’s approach to compliance with the current Municipal Regional
Stormwater Permit. In the event that the building/grading permit plans differ significantly
from the entitled plans, the Town Engineer may require a modification of the Planning
approval prior to release of any building permit. The Applicant’s Stormwater Management
Plan will be reviewed by the Town’s C3 consultant. A deposit was collected during the
entitlement phase for work with the Town’s C3 consultant. Construction level documents
will now be reviewed by the Town’s C3 consultant. The applicant will be required to make
supplemental deposit(s) if the current deposit is exhausted or nearly exhausted.
74. DEVELOPER STORM WATER QUALITY RESPONSIBILITY – The Applicant is responsible for
ensuring that all contractors including subcontractors are aware of all stormwater quality
measures and implement such measures. The applicant shall perform all construction
activities in accordance with approved Improvement Plans, Los Gatos Town Code Chapter
12 – Grading, Erosion and Sediment Control, and the National Pollutant Discharge
Elimination System (NPDES) General Permit. Failure to comply with these rules and
regulations will result in the issuance of correction notices, citations, or a project stop
order.
75. 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 using methods approved by the Town Engineer on all
storm inlets surrounding and within the project parcel. Furthermore, storm drains shall be
designed to serve exclusively stormwater. Dual-purpose storm drains that switch to
sanitary sewer are not permitted in the Town of Los Gatos. No improvements shall
obstruct or divert runoff to the detriment of an adjacent, downstream or down slope
property.
76. CLEAN, INSPECT, AND REPAIR STORM LINE – If the project plans to connect to the public
storm drainage system, the applicant is required to evaluate the conditions of the existing
storm lines along the project frontage by videotaping and providing the result to the Town
Engineer. The applicant shall clean and inspect (via remote TV camera) the storm line
from the manhole upstream to the manhole downstream of the project area. The video
inspection shall be done by a professional video inspection company, to Town standards,
and be completed prior to building permit issuance. The video of the inspection shall be
reviewed with the Department of Parks and Public Works and any cracked or broken
sections of the line along the project frontage shall be repaired by the Applicant at their
expense, to the approval of the Town Engineer. The required repairs shall appear on the
Improvement Plans submitted by the applicant for permit plan check. All necessary
repairs to the storm line shall be completed and approved prior to connection to the
storm drainage system from the project site.
77. GRADING & DRAINAGE WINTER MORATORIUM – All grading activity shall comply with the
Municipal Regional Stormwater Permit and Chapter 12 of the Town Code. There shall be
no earthwork disturbance or grading activities between October 15th and April 15th of
each year unless approved by the Town Engineer. In order to be considered for approval,
the applicant must submit a Winterization Erosion Control Plan certified by a California
certified QSD to the Town Engineer for review and approval. If grading is allowed during
the rainy season, a maximum of two (2) weeks is allowed between clearing of an area and
stabilizing/building on the exposed area. The submission of a certified plan does not
guarantee approval. Any approved and executed plan must be kept on-site while the
project is in construction.
78. SWPPP AND EROSION CONTROL – The applicant shall prepare and submit a
comprehensive stormwater pollution prevention plan (SWPPP) inclusive of interim and
final erosion control plans to the Town Engineer for review and approval. The interim
erosion control plan(s) shall include measures carried out during construction before final
landscaping is installed. Multiple phases of interim erosion control plans may be necessary
depending on the complexity of the project. Interim erosion control best management
practices may include silt fences, fiber rolls, erosion control blankets, Town approved
seeding mixtures, filter berms, check dams, retention basins, etc. The applicant shall
install, maintain, and modify the erosion control measures as needed to continuously
protect downstream water quality. In the event an emergency modification is deemed
necessary, the applicant is to implement necessary measures to protect downstream
waterways immediately and then submit the changes made within 24-hours to the Town
Engineer for review and approval. The applicant shall provide the Town Engineer the
assigned Notice of Intent (NOI) permit number received after filing a Notice of Intent
under the Construction Stormwater General Permit.
The erosion control plans and SWPPP shall be in compliance with applicable measures
contained in the most current Santa Clara County National Pollutant Discharge Elimination
System (NPDES) Municipal Regional Permit (MRP). Link to website:
https://www.waterboards.ca.gov/rwqcb2/board_decisions/adopted_orders/2022/R2-
2022-0018.pdf
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. The applicant must take measures to ensure continuous
compliance with the Construction General Permit. All test submitted to the regional board
must also be submitted to the Town Engineer. Any fees or penalties assessed against the
Town in response to the applicant’s failure to comply with the Permit must be paid by the
applicant.
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.
79. SITE TRIANGLE AND TRAFFIC VIEW AREA – Fencing, landscaping, and permanent
structures shall be less than 3-feet in height or have a minimum vertical clearance of 7.5-
feet if located within the driveway view area, traffic view area, or corner sight triangle.
The driveway and intersection site triangles are represented on Town Standard Drawing
ST-231. The traffic view area and corner sight triangle are shown on Town Standard
Drawing ST-232. This includes all above ground obstructions including utility structures,
for example electric transformers. The various clearance lines shall be shown on the site
plan to demonstrate compliance.
80. GEOTECHNICAL ENGINEER REVIEW FOR GRADING – Prior to building permit issuance, the
applicant’s Geotechnical Engineer shall submit a design level geotechnical report. The
report will require a peer review by the Town’s geological and geotechnical consultant. A
deposit for the peer review of this report has been paid during the entitlement review.
The Town will route the design level geotechnical report to the Town’s peer review
consultant once the design level report is submitted. Once approved, the geotechnical
engineer shall review the grading and drainage plan and proposed pavement and
foundation design to verify that the design is in accordance with their recommendations.
The applicant’s Geotechnical Engineer’s approval shall be conveyed to the Town either by
letter or by signing and stamping the plans. All grading operations and soil compaction
activities shall be per the approved project’s design level geotechnical report. The
applicant shall add this condition to the general notes on the grading plan.
81. GEOTECHNICAL ENGINEER OBSERVATION – All grading activities shall be conducted under
the observation of, and tested by, a licensed geotechnical engineer. A report shall be filed
with the Town of Los Gatos for each phase of construction stating that all grading
activities were performed in conformance with the requirements of the project’s design
level geotechnical report. The applicant shall submit a Final Geotechnical Construction
Observation and Testing Summary in an “as-built” letter/report prepared and submitted
to the Town prior to issuance of the certificate of occupancy. The applicant shall add this
condition to the general notes on the grading plan.
82. PRECONSTRUCTION MEETING – After the issuance of any Grading or Encroachment
permit and before the commencement of any on or off-site work, the applicant shall
request a pre-construction meeting with the Parks and Public Works Inspector to discuss
the project conditions of approval, working hours, site maintenance, and other
construction matters. At that meeting, the applicant shall submit a letter acknowledging
that:
a. They have read and understand these project Conditions of Approval;
b. They will require that all project sub-contractors read and understand these project
Conditions of Approval; and,
c. They ensure a copy of these project Conditions of Approval will be posted on-site at all
times during construction.
83. FLOOR DRAINS – All floor drains shall be plumbed to connect to the sanitary sewer system
only. Site design must facilitate drainage away from building floor drains.
84. GARBAGE/RECYCLE STORAGE AND SERVICE – The applicant shall provide an adequate
area for storing garbage and recycling collection containers for scheduled servicing by the
Town’s solid waste collection provider, as shown on the approved plans. The collection
containers shall be brought to the service area on the day of service and returned to the
storage enclosure by the property owner that same day. The containers are not to be in
public view or in the public right-of-way prior to, or beyond the scheduled service times. A
letter from West Valley Collection and Recycling confirming serviceability and site
accessibility shall be provided to the Town Engineer for approval prior to the approval of
the site plan for construction.
85. SITE LANDSCAPING COORDINATION – The site landscaping shall be coordinated between
the stormwater treatment area and the overall site landscaping plan area. The
landscaping within the stormwater treatment area may not count towards the site
landscaping requirement. Stormwater treatment areas should be identified on the site
first, and then site landscaping added to make sure the correct plant material is identified
for each area. Some site landscaping plant material may not be suitable in stormwater
treatment areas due to the nature of the facility but may pass under the stormwater
treatment facilities as long as the sewer line is below the lowest point of the stormwater
treatment facility and the sewer pipe does not contain any joints within the stormwater
treatment area to the approval of the Town Engineer. It is the applicant’s responsibility to
coordinate the civil stormwater treatment facilities and the plans from the project
landscaper.
86. TRAFFIC SIGNAL MODIFICATIONS – The Applicant shall modify the project driveway
interface with Los Gatos-Saratoga Rd as needed to accommodate the final configuration
of the driveway and frontage improvements. These modifications may include traffic
signal modifications, lane configuration changes, and associated striping modifications. All
designs shall be to the approval of Caltrans, as applicable, and the Town Engineer. Any
required improvements shall be installed prior to the occupancy certificate of the first
building. Any improvements within the Caltrans right of way shall be subject to approval
by Caltrans.
87. TRANSPORTATION DEMAND MANAGEMENT PLAN (TDM) – Prior to issuance of the 101st
certificate of occupancy, a detailed, sustainable, and measurable TDM program with
accountability requirements to ensure the TDM measures are achieved shall be
implemented by the developer. The TDM programs or facilities shall encourage transit use
for all types of trips.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE APPROVAL OF THE FINAL MAP, OR
IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME
88. DEDICATION OF EASEMENT – The applicant shall dedicate a 16-foot wide Public Access
Easement (PAE) along the northwest side of the project, as shown on the vested Tentative
Map to the Town for public use of the multi-use pathway. The Applicant shall also
dedicate Emergency Vehicle Access Easements (“EVAE”), Private Storm Drian Easements
(“PSDE”), Private Sanitary Sewer Easements (“PSSE”), Public Utility Easements (“PUE”),
and Waterline Easements (“WLE”) as noted on the vesting Tentative Map. All easements
shall be conveyed by on the Final Map and perfected with a grant deed documentation
including plats and legals depicting the dedications. The applicant shall prepare the
easement conveyance documents for review to the approval of the Town Engineer. The
easement shall be recorded with the County of Santa Clara prior to the issuance of the
building permit.
89. TEMPORARY CONSTRUCTION EASEMENT – Prior to the issuance of a grading or building
permit, it shall be the sole responsibility of the project to obtain any and all proposed or
required easements and/or permissions necessary to perform any work on neighboring
private property herein proposed. Proof of agreement/approval is required prior to the
issuance of any Permit.
90. SUBDIVISION (FINAL) MAP – The applicant shall have a Final Map prepared by a person
authorized to practice land surveying in California that delineates all parcels created or
deleted and all changes in lot lines in conformance with the Los Gatos Town Code and the
Subdivision Map Act. The Final Subdivision Map shall be approved by the Department of
Parks and Public Works and recorded by the County Recorder’s Office prior to the
issuance of the first building permit.
The Final Map shall be presented to the Town Council for review and action. The Town
Council meeting will be scheduled approximately fifty (50) days after the Final Map is
deemed technically correct and Improvement Plans with supporting documents, reports,
and agreements are approved by the Town. Executed Final Map shall be recorded prior to
the issuance of any grading or building permits. Existing buildings shall be demolished
prior to the recordation of the map if they will conflict with any newly created lot line.
A map guarantee shall be submitted to the Town by the Applicant’s title company prior to
release of the map to the title company for recordation. Prior to the Town’s release of the
Subdivision (Final) Map to the title company, the applicant may, at the discretion of the
Town Engineer, be required to submit to the Town an electronic copy of the map in the
AutoCAD Version being used by the Town at the time of recordation. It is the applicant's
responsibility to check with their title company and the County Recorder’s Office to
determine the time necessary to have the map recorded after Town approval.
91. SUBDIVISION IMPROVEMENT AGREEMENT (“SIA”) – The applicant shall enter as a
contractor into an agreement with the Town per Town Code Section 24.40.020, Gov. Code
Section 66462(a), and shall arrange to provide Payment and Performance bonds each for
100 percent of the cost of public infrastructure improvements to be constructed in the
public right-of-way. These improvements shall include, but not be limited to, roadway
construction, sidewalk, curb and gutter, storm lines, street lights, and signal equipment.
Town Standard insurance shall be provided per the terms of the agreement. The
agreement will be forwarded to the Town Council for approval with project Final Map.
The SIA shall be approved by the Town Council prior to approval of the final map.
92. MONUMENTS – The applicant shall arrange for the engineer to have all monuments set
per the recorded final map. A certificate letter by the Surveyor or Engineer stating the
monuments are set per plan shall be provided to the Town Engineer prior to occupancy.
93. COVENANTS, CONDITIONS & RESTRICTIONS (CC&R) – The applicant shall prepare and
submit draft project Covenants, Conditions and Restrictions (CC&R) for the project. The
CC&Rs shall be submitted with the project map for review and approval of the Town
Engineer, the Town Attorney, and the Planning Manager. The CC&Rs shall include relevant
project Conditions of Approval and shall include language that restricts the Homeowner’s
Association from making changes to the CC&Rs without first obtaining approval from the
Town. The CC&Rs shall be reviewed and approved prior to the Town Council approval of
the final map.
94. PAYMENT OF WEST VALLEY SANITATION DISTRICT FEES – All sewer connection and
treatment plant capacity fees shall be paid either immediately prior to the recordation of
any subdivision or tract maps with respect to the subject property or properties or
immediately prior to the issuance of a sewer connection permit, which ever event occurs
first. Written confirmation of payment of these fees shall be provided to the Town
Engineer prior to map recordation.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO RELEASE OF UTILITIES, FINAL
INSPECTION, OR ISSUANCE OF A CERTIFICATE OF OCCUPANCY, WHICHEVER OCCURS FIRST, OR
IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME.
95. RECORD DRAWINGS – The applicant shall submit a scanned PDF set of stamped record
drawings and construction specifications for all off-site improvements to the Department
of Parks and Public Works. All underground facilities shall be shown on the record
drawings as constructed in the field. The applicant shall also provide the Town with an
electronic copy of the record drawings in the AutoCAD Version being used by the Town at
the time of completion of the work. The applicant shall also submit an AutoCAD drawing
file of all consultants composite basemap linework showing all public improvements and
utility layouts. This condition shall be met prior to the release of utilities, final inspection,
or issuance of a certificate of occupancy, whichever occurs first.
96. RESTORATION OF PUBLIC IMPROVEMENTS – The applicant shall repair or replace all
existing improvements not designated for removal that are damaged or removed during
construction. Improvements such as, but not limited to curbs, gutters, sidewalks,
driveways, signs, streetlights, pavements, raised pavement markers, thermoplastic
pavement markings, etc., shall be repaired or replaced to a condition equal to or better
than the original condition. Any new concrete shall be free of stamps, logos, names,
graffiti, etc. Existing improvement to be repaired or replaced shall be at the direction of
the PPW Inspector and shall comply with all Title 24 Disabled Access provisions. The
restoration of all improvements identified by the PPW Inspector shall be completed
before the issuance of a certificate of occupancy. The applicant shall request a walk-
through with the PPW Inspector before the start of construction to verify existing
conditions.
97. PAVEMENT RESTORATION – Due to construction activities, new utility cuts along the
project frontage, and the anticipated project’s truck traffic the applicant shall grind and
provide a 2” overlay with asphalt concrete on the south side of Los Gatos-Saratoga Road
along the entire property length between the center median island and the property
frontage. Prior to overlay, any base failure repair or required dig-outs identified by the
PPW Inspector shall be completed. The Town Engineer shall approve and the applicant
shall construct roadway repairs prior to the final certificate of occupancy. Prior to issuance
of the grading permit, the applicant shall submit a pre-construction roadway report for
the north side of Los Gatos-Saratoga Road along the project frontage. The report shall be
prepared by a licensed civil engineer and identify any existing base failures or other
deficiencies along the northside in the roadway. The applicant shall be responsible for
damage identified to the roadway system resulting from the construction activities. Note
that a Caltrans permit will be required for work within the Caltrans right-of-way, unless
otherwise approved by the Town Engineer.
98. STORMWATER TREATMENT FACILITIES MAINTENANCE AGREEMENT – The applicant shall
execute and record a Stormwater Treatment Facilities Maintenance Agreement to ensure
perpetual maintenance of the regulated project’s treatment facilities. The agreement shall
outline the operation and maintenance (O&M) plan for the permanent storm water
treatment facilities. The Town-Standard Stormwater BMP Operation and Maintenance
Agreement will be provided by the Parks and Public Works Department upon request. The
agreement shall include the following:
a. This Agreement shall also provide that in the event that maintenance or repair is
neglected, or the stormwater management facility becomes a danger to public health
or safety, the Town shall have the authority to perform maintenance and/or repair
work and to recover the costs from the property owner.
b. All on-site stormwater management facilities shall be operated and maintained in
good condition and promptly repaired/replaced by the property owner(s) or other
legal entity approved by the Town.
c. Any repairs or restoration/replacement and maintenance shall be in accordance with
Town-approved plans.
d. The property owner(s) shall develop a maintenance schedule for the life of any
stormwater management facility and shall describe the maintenance to be completed,
the time period for completion, and who shall perform the maintenance. This
maintenance schedule shall be included with the approved Stormwater Management
Facilities Maintenance Agreement. The applicant shall reimburse the Town for the
cost of regular site inspections as required under the Municipal Regional Permit.
e. Language to ensure adherence to the Stormwater Treatment Facilities Maintenance
Agreement shall be incorporated into the project’s CC&Rs.
f. This agreement shall be executed prior to occupancy of the first building.
99. STORMWATER MANAGEMENT FACILITIES INSPECTION – The Stormwater Management
Facilities Maintenance Agreement shall require inspections be performed which shall
adhere to the following:
a. To comply with the State Stormwater requirements and the NPDES permit, the
applicant shall secure a QSD or QSP to maintain all erosion control and BMP measures
during construction. The applicant’s QSD or QSP shall provide the Town weekly
inspection reports to the approval of the Town Engineer.
b. Stormwater facility inspections shall be done at least twice per year, once in Fall by
October 1st, in preparation for the wet season, and once in Winter by March 15th.
Written records shall be kept of all inspections and shall include, at minimum, the
following information:
i. Site address;
ii. Date and time of inspection;
iii. Name of the person conducting the inspection;
iv. List of stormwater facilities inspected;
v. Condition of each stormwater facility inspected;
vi. Description of any needed maintenance or repairs; and
vii. As applicable, the need for site re-inspection.
c. Upon completion of each inspection, an inspection report shall be submitted to Public
Works Engineering no later than October 1st for the Fall report, and no later than
March 15th of the following year for the Winter report.
d. Before commencing any grading or construction activities, the applicant shall obtain a
National Pollutant Discharge Elimination System (NPDES) permit and provide evidence
of filing of a Notice of Intent (NOI) with the State Water Resources Control Board.
e. The applicant is responsible for ensuring that all contractors are aware of all storm
water quality measures and implement such measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations
or a project stop order.
f. Sequence of construction for all stormwater facilities (bioswales, detention/ retention
basins, drain rock, etc.) shall be done toward final phases of project to prevent silting
of facilities and reduce the intended use of the facilities.
g. Prior to final inspection, the Applicant must facilitate the testing of all stormwater
facilities by a certified QSP or QSD to confirm the facilities are meeting the minimum
design infiltration rate. All tests shall be made at on 20 ft x 20 ft grid pattern over the
surface of the completed stormwater facility unless otherwise approved by the Town
Engineer.
h. All soil and infiltration properties for all stormwater facilities shall be evaluated by the
geotechnical engineer. Percolation tests (using Double Ring Infiltrometer Testing with
appropriate safety factors) at horizontal and vertical (at the depth of the stormwater
facility) shall be conducted for each stormwater facility. A 50 percent safety factor
shall be applied to the calculated percolation test and shall be used as the basis for
design (the design percolation rate). The geotechnical report shall include a section
designated for stormwater design, including percolation results and design
parameters.
100. DISPOSAL AREA 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 and compactors
shall be connected to the sanitary sewer. Any drains installed in or beneath tallow bin
areas serving food service facilities shall be connected to the sanitary sewer system with a
grease removal device prior to discharging. The applicant shall contact the local
permitting authority and/or West Valley Sanitation District for specific connection and
discharge requirements.
101. LANDSCAPE MAINTENANCE AGREEMENT – The Applicant shall enter into a Landscape
Maintenance Agreement with the Town of Los Gatos in which the Applicant agrees to
maintain the vegetated areas along the project’s Los Gatos-Saratoga Road frontage
located within the public right-of-way for which the Town is responsible for maintaining.
The agreement must be accepted by the Town Attorney and executed prior to the
issuance of the final certificate of occupancy.
THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES DURING THE
CONSTRUCTION PHASE OF THE PROJECT, OR IF ANOTHER DEADLINE IS SPECIFIED IN A
CONDITION, AT THAT TIME
102. PUBLIC WORKS CONSTRUCTION ACTIVITIES – The Town shall be notified at least ten (10)
working days prior to the start of any construction work, and at that time the contractor
shall provide a project construction and phasing schedule and a 24-hour emergency
telephone number list. The schedule shall be in Microsoft Project, or an approved equal,
and shall identify the scheduled critical path for the installation of improvements to the
approval of the Town Engineer. The schedule shall be updated weekly. The approved
construction and phasing schedule shall be shared with the Los Gatos-Saratoga Union
High School District (LGSUHD) to avoid traffic impacts to surrounding school functions. An
approved construction information handout(s) shall also be provided to LGSUHD to share
with school parents.
a. The General Contractor shall always provide a qualified supervisor on the job site
during construction.
b. All work shown on the improvement plans shall be inspected to the approval of the
Town Engineer, as applicable. Uninspected work shall be removed as deemed
appropriate by the Town Engineer.
c. Construction activities related to the issuance of any Public Works permit shall be
restricted to the weekday between 8:00 a.m. and 6:00 p.m., Saturday 9:00 a.m. to
4:00 p.m. for general construction activities. No work shall be done on Sundays and on
Town Holidays unless otherwise approved by the Town Engineer. Please note that no
work shall be allowed to take place within the Town right-of-way after 5:00 p.m.
Monday through Friday. In addition, no work being done under the issuance of a
Public Works encroachment permit may be performed on the weekend unless prior
approvals have been granted by the Parks and Public Works Department. The Town
Engineer may apply additional construction period restrictions, as necessary, to
accommodate standard commute traffic along arterial roadways and along school
commute routes. Signs outlining the project construction times shall be posted at
conspicuous locations on site where it is visible to the public. The signs shall be per the
Town Standard Drawing for posting construction hours. The sign shall be kept free of
graffiti at all times. Contact the Building Department to obtain a sample Town
Standard sign outlining hours of operation.
d. The allowed hours of Public Works construction activities may be waived or modified
through an exemption, for limited periods, if the Town Engineer finds that the
following criteria are met:
i. Permitting extended hours of construction will decrease the total time needed to
complete the project thus mitigating the total amount of noise associated with
the project as a whole; or,
ii. Permitting extended hours of construction are required to accommodate design or
engineering requirements, such as a large concrete pour. Such a need would be
determined by the project's design engineer and require approval of the Town
Engineer.
iii. An emergency situation exists where the construction work is necessary to correct
an unsafe or dangerous condition resulting in obvious and eminent peril to public
health and safety. If such a condition exists, the Town may waive any of the
remaining requirements outlined below.
iv. The exemption will not conflict with any other condition of approval required by
the Town to mitigate significant impacts.
v. The contractor or owner of the property will notify residential and commercial
occupants of property adjacent to the construction site of the hours of
construction activity which may impact the area. This notification must be
provided three days prior to the start of the extended construction activity.
vi. The approved hours of construction activity will be posted at the construction site
in a place and manner that can be easily viewed by any interested member of the
public.
vii. The Town Engineer may revoke the exemption at any time if the contractor or
owner of the property fails to abide by the conditions of exemption or if it is
determined that the peace, comfort, and tranquility of the occupants of adjacent
residential or commercial properties are impaired because of the location and
nature of the construction.
viii. The waiver application must be submitted to the PPW Inspector ten (10) working
days prior to the requested date of waiver.
e. All construction activities 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.
f. The following provision to control traffic congestion, noise, and dust shall be followed
during site excavation, grading, and construction:
i. All construction vehicles should be properly maintained and equipped with
exhaust mufflers that meet State standards.
ii. Travel speeds on unpaved roads shall be limited to fifteen (15) miles per hour.
iii. 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.
iv. 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 times daily, or apply (non-toxic) soil stabilizers on all
unpaved access roads, parking areas, and staging areas at construction sites in
order to ensure proper control of blowing dust for the duration of the project.
v. Watering on public streets and wash down of dirt and debris into storm drain
systems is prohibited. Streets will be cleaned by street sweepers or by hand as
often as deemed necessary by the PPW Inspector, 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 late-afternoon
watering to minimize the effects of blowing dust. Recycled water shall be used for
construction watering to manage dust control where possible, as determined by
the Town Engineer. Where recycled water is not available potable water shall be
used. All potable construction water from fire hydrants shall be coordinated with
the San Jose Water Company.
vi. 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
Construction Inspector.
vii. Construction grading activity shall be discontinued in wind conditions in excess of
25 miles per hour, or that in the opinion of the PPW Inspector cause excessive
neighborhood dust problems.
viii. Site dirt shall not be tracked into the public right-of-way, and shall be cleaned
immediately if tracked into the public right-of-way, or the project may receive a
stop work order. Mud, silt, concrete and other construction debris shall not be
washed into the Town’s storm drains.
ix. Construction activities shall be scheduled so that paving and foundation placement
begin immediately upon completion of grading operation.
x. All aggregate materials transported to and from the site shall be covered in
accordance with Section 23114 of the California Vehicle Code during transit to
and from the site.
xi. Prior to issuance of any permit, the applicant shall submit any applicable
pedestrian or traffic detour plans, to the satisfaction of the Town Engineer, for
any lane or sidewalk closures. The temporary traffic control plan shall be
prepared by a licensed professional engineer with experience in preparing such
plans and in accordance with the requirements of the latest edition of the
California Manual on Uniform Traffic Control Devices (MUTCD) and standard
construction practices. The Traffic Control Plan shall be approved prior to the
commencement of any work within the public right-of-way.
xii. During construction, the applicant shall make accessible any or all public and
private utilities within the area impacted by construction, as directed by the Town
Engineer.
xiii. The minimum soils sampling and testing frequency shall conform to Chapter 8 of
the Caltrans Construction Manual. The applicant shall require the soils engineer
submit to daily testing and sampling reports to the Town Engineer.
103. HERITAGE TREE PROTECTION MEASURES – The applicant shall submit a tree protection
plan showing how all on and off-site heritage trees will be protected during construction.
All approved and installed Heritage Tree protection measures shall be installed prior to
any site activities and maintained throughout the period of construction. The Project
Arborist shall complete inspections on an as-needed basis during the construction period
and shall submit a monthly report of findings in an email or letter to the Town Engineer
and Town Planner assigned to this project.
104. PROJECT CLOSE-OUT – Prior to requesting a Final Inspection, the Applicant shall submit to
the Town Engineer a letter indicating that all project conditions have been met and all
improvements are complete. All work must be completed to the satisfaction of the
Planning Director and Town Engineer Prior to the first occupancy. All public
improvements, including the complete installation of all improvements relative to streets,
fencing, storm drainage, underground utilities, etc., shall be completed and attested to by
the Town Engineer before approval of occupancy of any unit. Where facilities of other
agencies are involved, including those for water and sanitary sewer services, such
installation shall be verified as having been completed and accepted by those agencies. In
addition, the applicant shall submit an itemized final quantities list of all public
improvements constructed on-site and within the public right-of-way. The final quantities
list shall be prepared by the project engineer and be to the approval of the Town
Engineer. The final quantities list shall be broken out into on-site and off-site
improvements based on the format provided by the Town.
Until such time as all improvements required are fully completed and accepted by Town,
the applicant shall be responsible for the care, maintenance, and any damage to such
improvements. Town shall not, nor shall any officer or employee thereof, be liable or
responsible for any accident, loss or damage, regardless of cause, happening or occurring
to the work or Improvements required for this project prior to the completion and
acceptance of the work or Improvements. All such risks shall be the responsibility of and
are hereby assumed by the Applicant.
105. HOLIDAY CONSTRUCTION MORATORIUM – Due to concerns for business impacts during
the holiday season (starting the week of Thanksgiving through January 1), there shall be
no construction activities within the right-of-way which would create lane closures,
eliminate parking, create pedestrian detours, or other activities that may create a major
disturbance as determined by the Town Engineer.
106. MATERIAL HAULING ROUTE AND PERMIT – For material delivery vehicles equal to, or
larger than two-axle, six-tire single unit truck (SU) size or larger as defined by FHWA
Standards, the applicant shall submit a truck hauling route and receive a haul permit that
conforms to Town of Los Gatos Standards to the approval of the Town Engineer. Note that
the Town requires a Haul Permit be issued for any hauling activities. The Applicant
sponsor shall require contractors to prohibit trucks from using “compression release
engine brakes” on residential streets. The haul route for this project unless otherwise
approved by the Town Engineer, shall be Hwy. 17 to Saratoga-Los Gatos Road to Alberto
Way to site. A letter from the applicant confirming the intention to use the designated
haul route shall be submitted to the Town Engineer for review and approval prior to the
issuance of any Town permits. All material hauling activities including but not limited to,
adherence to the approved route, hours of operation, staging of materials, dust control
and street maintenance shall be the responsibility of the Applicant. 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 Town Engineer. All storage and office trailers will be kept off the public right-of-way.
Tracking of dirt onto Town streets and walks will not be allowed. The applicant must
provide an approved method of cleaning tires and trimming loads on site. Any job related
dirt and/or debris that impacts the public right of way shall be removed immediately. All
material hauling activities shall be done in accordance with applicable Town ordinances
and conditions of approval. Mud, silt, concrete and other construction debris shall not be
washed into the Town’s storm drains. Violation of such may be cause for suspension of
work.
107. CONSTRUCTION WORKER PARKING – The applicant shall provide a Construction Parking
Plan that minimizes the effect of construction worker parking in the neighborhood and
shall include an estimate of the number of workers that will be present on the site during
the various phases of construction and indicate where sufficient off-street parking will be
utilized and identify any locations for off-site material deliveries. Said plan shall be
approved by the Town Engineer prior to issuance of Town permits and shall be complied
with at all times during construction. Failure to enforce the parking plan may result in
suspension of the Town permits. No vehicle having a manufacturer's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of
a street which abuts property in a residential zone without prior approval from the Town
Engineer (§15.40.070).
THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES THAT THE USE
PERMITTED BY THIS ENTITLEMENT OCCUPIES THE PREMISES
108. POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – Post construction storm
water pollution prevention requirements shall include:
a. The applicant shall be charged the cost of abatement for issues associated with, but
not limited to, inspection of the private storm drain facilities, emergency maintenance
needed to protect public health or watercourses, and facility replacement or repair in
the event that the treatment facility is no longer able to meet performance standards
or has deteriorated. Any abatement activity performed on the applicant’s property by
Town staff will be charged to the applicant at the Town’s adopted fully-loaded hourly
rate.
b. Label new and redeveloped storm drain inlets with the phrase “No Dumping – Drains
to Bay” plaques to alert the public to the destination of storm water and to prevent
direct discharge of pollutants into the storm drain. Template ordering information is
available at www.flowstobay.org.
c. All process equipment, oils, fuels, solvents, coolants, fertilizers, pesticides, and similar
chemical products, as well as petroleum based wastes, tallow, and grease planned for
storage outdoors shall be stored in covered containers at all times.
d. All public outdoor spaces and trails shall include installation and upkeep of dog waste
stations.
e. Garbage and recycling receptacles and bins shall be designed and maintained with
permanent covers to prevent exposure of trash to rain. Trash enclosure drains shall be
connected to the sanitary sewer system.
f. It is the responsibility of the property owner(s)/homeowners association to implement
a plan for street sweeping of paved private roads and cleaning of all storm drain inlets.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
109. GENERAL: Review of this Developmental proposal is limited to acceptability of site access,
water supply and may include specific additional requirements as they pertain to fire
department operations, and shall not be construed as a substitute for formal plan review
to determine compliance with adopted model codes. Prior to performing any work, the
applicant shall make application to, and receive from, the Building Department all
applicable construction permits.
110. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet A08) 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 903.2.18 whichever is the more
restrictive. For the purposes of this section, firewalls used to separate building areas shall
be constructed in accordance with the California Building Code and shall be without
openings or penetrations. NOTE: The owner(s), occupant(s) and any contractor(s) or
subcontractor(s) are responsible for consulting with the water purveyor of record in order
to determine if any modification or upgrade of the existing water service is required. A
State of California licensed (C-16) Fire Protection Contractor shall submit plans,
calculations, a completed permit application and appropriate fees to this department for
review and approval prior to beginning their work. CFC Sec. 903.2
111. FIRE ALARM SYSTEM AND STANDPIPE: Fire alarm and standpipe requirement will be
determined during building permit.
112. PUBLIC/PRIVATE FIRE HYDRANT(S) REQUIRED: (As Noted on Sheet C.8) Provide
public/private fire hydrant(s) at location(s) to be determined jointly by the Fire
Department and San Jose Water Company. Maximum hydrant spacing shall be 500 feet,
with a minimum single hydrant flow of 2,625 GPM at 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. No combustible shall
occur prior to new hydrants installation.
113. REQUIRED FIRE FLOW: (Letter and hydraulic analysis received) The minimum require
fireflow for this project is 2,625 Gallons Per Minute (GPM) at 20 psi residual pressure. This
fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1].
114. FIRE DEPARTMENT CONNECTION: (As Noted on Sheet C.8) The fire department
connection (FDC) 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].
115. BUILDINGS AND FACILITIES ACCESS: (As Noted on Sheet C.8) 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].
116. FIRE APPARATUS (ENGINE)ACCESS ROADWAY REQUIRED: (As Noted on Sheet C.8) Provide
an access roadway with a paved all-weather surface, a minimum unobstructed width of 20
feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 30 feet
inside and 50 feet outside, and a maximum slope of 15 percent. Surface shall be capable
of supporting 75K pounds. Installations shall conform to Fire Department Standard Details
and Specifications sheet A-1. CFC Sec. 503.
117. TURNING RADIUS: (As Noted on Sheet C.8) The minimum inside turning radius is 30 feet
and outside turning radius is 50 feet for required access roadways. Greater radius up to 60
feet may be required where the Fire Department determines that Ladder Truck access is
required. Circulating refers to travel along a roadway without dead ends.
118. REQUIRED SECONDARY FIRE DEPARTMENT ACCESS: The required secondary Emergency
Vehicle Access (EVA) is shown at the south/west corner of the property, passing through
the Los Gatos High School sports fields, and connecting to New York Ave. The Fire Marshal
may approve an alternate location for the EVA if it meets SCCFD access road standards.
Construction of the EVA shall be completed prior to occupancy of the 101st unit; however,
building permits may be issued for construction of all 155 units prior to construction of
the EVA. The EVA shall be constructed to all SCCFD access road standards, including width
(20 feet), loading capacity (75,000 lbs), and signage (identification & no parking).
119. GROUND LADDER ACCESS: (As Noted on Sheet L1.0) Ground-ladder rescue from second
and third floor rooms with egress windows, shall be made possible for fire department
operations. With the climbing angle of seventy-five degrees maintained, an approximate
walkway width along either side of the building shall be no less than seven feet clear.
Landscaping shall not be allowed to interfere with the required access. CFC Sec. 503 and
1031.2 NFPA 1932 Sec. 5.1.8 through 5.1.9. Ladder access (one for each emergency egress
window) of an all-weather supportive surface along with an approved access walkway
leading from the fire apparatus access road to them, shall be provided.
120. FIRE LANES REQUIRED: (As Noted on Sheet C.8) The minimum clear width of fire
department access roads shall be 20 feet. Fire apparatus access roads shall be designated
and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code.
121. 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 applicant(s).
2022 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
122. 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.
123. 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.
124. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp. 33.
125. GENERAL: This review shall not be construed to be an approval of a violation of the
provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A
permit presuming to give authority to violate or cancel the provisions of the fire code or
other such laws or regulations shall not be valid. Any addition to or alteration of approved
construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6]
LOS GATOS BLBELLA VISTA AVNB HIGHWAY 17SB HIGH
WAY 17WHITNEY AVNE
W
Y
O
R
K
A
V
LOS G
A
T
O
S
-
S
A
R
A
T
O
G
A
R
D
N CRE
E
K
T
R
AI
L
CA
L
D
W
E
L
L
A
V
CHICAGO AVWH
E
E
L
E
R
A
V
PLEASANT STMAGGI CTSTA
C
I
A
S
T
ALB
E
R
T
O
W
Y
50 Los Gatos-Saratoga Road
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)
- Updated 08-23-23 to link to "Town Assessor Data" (sm)
EXHIBIT 4
This Page
Intentionally
Left Blank
SummerHill Homes Townhome-Style Condominiums
50 Los Gatos-Saratoga Road
Project Description
SummerHill Homes proposes to redevelop a portion of an approximately 8.82-acre site on Los Gatos-
Saratoga Road in Los Gatos with a new 155-unit for-sale townhome-style condominium community. The
project will take advantage of the site’s convenient access to neighborhood shops and services in
downtown Los Gatos. With attractive landscaping, outdoor amenities and architecture complementing
the Town’s charm, SummerHill expects the project to be a great homeownership opportunity for people
living or working in Los Gatos.
Location & Setting
The project site is located at 50 Los Gatos-Saratoga Road. The site is currently occupied by Los Gatos
Lodge, a “garden hotel” built in the late 1950’s and early 1960’s. On-site operations consist of
temporary lodging of hotel guests, meeting and event rooms, recreational areas, dining areas, routine
facility maintenance, accessory office uses and a duplex dwelling unit for hotel staff. In addition to the
buildings and other structures, the project site is improved with paved drives and parking areas, patios
and walkways, a swimming pool and landscaped areas. The eastern edge of the site is wooded and
steeply sloped. With the exception of the duplex dwelling unit, all existing structures and improvements
will be removed for the project.
To the southwest, the site is bordered by Los Gatos High School. To the northwest and north, the site is
bordered by Los Gatos-Saratoga Road and the Highway 17 interchange, with commercial uses and future
residential development to the north. The areas to the east of the site are predominantly single-family
residential neighborhoods. SummerHill plans to keep the wooded slope as a landscape buffer between
the project and the immediate neighbors.
Project Overview
•SummerHill proposes to develop 155 new condominiums in 28 three-story townhome-style
buildings, with attractive landscaping and common area amenities.
•The project will offer a mix of two-, three- and four-bedroom floorplans, with an average living
area of approximately 1,823 square feet.1 The two-bedroom floorplans will have approximately
1,527 square feet of living area. The three-bedroom floorplans will range from approximately
1,345 to 1,941 square feet of living area. Approximately half of the three-bedroom homes will
have an attached two-car garage with a side-by-side configuration, and remainder will have an
attached two-car garage with a tandem configuration. The four-bedroom floorplans will range
1 The square footages are calculated based on measuring to the outside face of stud consistent with industry
practice. For reference, the architectural plans also include floor area measurements based on the Town Code.
EXHIBIT 5
Project Description
SummerHill Homes Townhome-Style Condominiums at 50 Los Gatos-Saratoga Road
-2-
2024-11-15
from approximately 1,988 to 2,260 square feet of living area. All of the two- and four-bedroom
homes will have an attached two-car garage with a side-by-side configuration.
• The architecture draws on Mission-style aesthetics, with arched porch elements, low-sloping hip
and gable roofs with rounded roof tiles, metal accent details and railings. Window shapes and
sizes are straightforward and create a rhythm for the elevations. Exterior materials include a
high-quality mix of decorative tile accents at key window locations and porch openings. Color
schemes have been thoughtfully developed to showcase the Mission-style architecture.
• Vehicular circulation is provided through an entry drive from Los Gatos-Saratoga Road and on-
site private alleys. The project will provide 330 off-street parking spaces. Each unit will have an
attached private two-car garage — side-by-side garages for 124 of the units and tandem garages
for 31 of the units. Guest parking will be provided in convenient locations around the site. Bike
storage for residents will be provided in each garage, and sixteen bike racks will be provided for
the convenience of guests. All of the units will have private decks or front patios. In addition,
the project will feature approximately 17,700 square feet of community recreation spaces with
landscaping and amenities.
• Approximately 30,000 square feet of wooded hillside located on the designated remainder
parcel along the east side of the site will be reserved as open space. The designated remainder
parcel will remain private and will not be developed as part of the project.2
• SummerHill proposes to provide a new bicycle and pedestrian path on site to connect Los Gatos-
Saratoga Road with the rear of the project site, adjacent to Los Gatos High School, subject to
credit towards the project’s development impact fees. A gate at the rear of the site would
provide access to the high school should the school district decide to provide access. While the
new path would not provide a direct benefit to the project, it would provide a substantial
benefit to the Los Gatos community by offering an additional route to the high school to
alleviate the existing traffic congestion along Los Gatos Boulevard and E. Main Street during the
morning peak traffic hours. The pathway will also include an emergency gate at the southern
end to allow pedestrians to exit if needed.
• SummerHill proposes to provide an opportunity for a reciprocal emergency vehicle access route
between the project site and Los Gatos High School, subject to the school district providing the
necessary right of way interests, and subject to Government Code section 66462.5 and other
applicable legal requirements. With the consent of the school district, the emergency access
route would give the fire department a critically important secondary means of emergency
access to the high school and would give the high school a secondary exit route for students
during an emergency. SummerHill and the school district have entered into an agreement to
further contract for the construction of an emergency vehicle access route and reciprocal
emergency access and expect to present the further contracts to the school district’s Board of
2 SummerHill does not propose to record a conservation easement or other development restriction on the
remainder parcel.
Project Description
SummerHill Homes Townhome-Style Condominiums at 50 Los Gatos-Saratoga Road
-3-
2024-11-15
Trustees for final approval in December 2024. If, however, SummerHill and the school district
are not able to finalize the terms regarding an emergency vehicle access route and reciprocal
emergency access, SummerHill will provide a secondary connection to Los Gatos-Saratoga Road
for emergency access to the project.
• SummerHill proposes to provide 26 units at below market rate pricing. 16 homes will be made
affordable for Low income households and 10 homes will be made affordable to Moderate
income households, in accordance with the Town’s Below Market Price Housing Program
Guidelines.
Requested Approvals
The site is designated Mixed Use Commercial in the Land Use Element of the 2020 General Plan and is
zoned Highway Commercial (CH). The site is identified as a Housing Inventory Site in the 2023–2031
Housing Element adopted by the Town on June 4, 2024. The Mixed-Use Commercial designation allows
residential use on the site in a mixed-use project, with up to 50 percent land coverage and a 35-foot
height limit. The Highway Commercial District allows multifamily residential use (in a mixed-use
project), subject to the approval of a conditional use permit.
SummerHill expects to request the following reviews and approvals for the project:
• Architecture and Site Approval
• Conditional Use Permit for residential use
• Concessions or incentives, waivers and reductions of parking requirements pursuant to the State
Density Bonus Law
• Vesting Tentative Subdivision Map
• Tree Removal Permit
• CEQA review
Inclusionary Housing and State Density Bonus Law
SummerHill proposes to designate certain units as inclusionary units affordable to Low, Lower or
Moderate Income households to comply with the Town’s Below Market Price (BMP) Program and to
qualify for benefits under the State Density Bonus Law and other relevant provisions of the Government
Code. By designating at least 10% of the units as inclusionary units affordable to Low Income
households, the project qualifies for a density bonus, an incentive or concession, waivers or reductions
of development standards and parking reductions under the State Density Bonus Law.
Consistent with the State Density Bonus Law, at this time, SummerHill expects to utilize the following, to
the extent needed to comply with applicable, objective standards:
• A concession or waiver to eliminate the requirement to include a retail, office or other
commercial mixed-use component in the project.
• A waiver or reduction of development standards to increase the height limit to approximately
40 feet, in order to accommodate a Mission-style architectural aesthetic with gabled and hipped
roofs, consistent with the architectural styles of the nearby neighborhoods. SummerHill also
Project Description
SummerHill Homes Townhome-Style Condominiums at 50 Los Gatos-Saratoga Road
-4-
2024-11-15
requests the waiver to accommodate adjustments to adjacent grade or building materials during
the preparation of construction drawings, grading and construction.
• A waiver or reduction of development standards to reduce the minimum requirements for area
and dimension for condominium private open space under section 29.10.065(a) of the Town
Code.
• A waiver or reduction of development standards to reduce the number of short-term bicycle
parking spaces required.
• A waiver or reduction of development standards to reduce the rear setback requirement.
• A waiver or reduction of development standards to reduce the minimum width for private on-
site alleys for purposes of vehicle backup.
• A waiver or reduction of development standards to reduce or eliminate the additional third-
floor setback.
• A waiver or reduction of development standards to allow certain sections of retaining wall along
the property line to run in a straight continuous direction for more than 50 feet.
• A waiver or reduction in development standards to allow a fence or wall in the required setback
area along the Highway 17 offramp and Los Gatos-Saratoga Road west of the entry to the
project site.
• A waiver or reduction in development standards to allow partial screening of ground-level utility
cabinets.
• A waiver or reduction in development standards to allow alternate architectural techniques to
differentiate the base, middle and top of alley-facing façades.
• A modification of vehicle parking standards to allow certain units to meet parking requirements
by providing one standard space and one tandem space. Each home will have two attached,
covered parking spaces. Additional parking will be provided for guests.
• To the extent that the project as proposed exceeds the maximum density allowed by the
General Plan and the Town’s Zoning Code, a density bonus to allow the development of
155 units.
SummerHill reserves the right to request additional waivers or reductions of development standards as
the project is reviewed.
Vesting Tentative Subdivision Map
SummerHill will prepare a Vesting Tentative Subdivision Map and condominium plans to create separate
parcels for the individual units and establish appropriate access, utility and service easements. Each
building will be located on a separate lot and the common area will be divided into multiple parcels for
the purpose of annexation into the homeowners association. Following approval of the Vesting
Tentative Map, SummerHill will prepare a Final Map.
Project Description
SummerHill Homes Townhome-Style Condominiums at 50 Los Gatos-Saratoga Road
-5-
2024-11-15
CEQA
SummerHill anticipates that preliminary environmental review will confirm that the potential
environmental impacts of the project were adequately evaluated in the Environmental Impact Report
prepared and certified for the 2040 General Plan. SummerHill anticipates that the Town will prepare a
CEQA checklist or addendum to confirm that no supplemental or subsequent EIR is required.
Design and Construction
The homes will be mapped as separate legal units pursuant to a condominium plan. The homes will be
designed as R2-occupancy condominiums per the 2022 California Building Code with an NFPA 13
sprinkler system. Electric meters and telecommunications services will be grouped at the ends of each
building, and service to the individual units will run through soffits in the garages of the units.
For the comfort of the residents, SummerHill will design the windows, doors and exterior wall
assemblies to dampen noise and vibration from the nearby freeway. In addition, MERV 13 filtration will
be installed on the air intake for the HVAC systems to enhance indoor air quality.
Community Amenities & Landscaping
Common areas within the community will be maintained by a professionally managed homeowners
association. The homeowners association will be responsible for maintaining the common area
landscaping, common area amenities, and private alleys.
No Displacement
The project will provide 155 new homes for the Town with no loss of existing housing. The Los Gatos
Lodge limits guests to short-term stays, so there are no residents of the Lodge that will be displaced by
the closure. SummerHill plans to retain the existing duplex located at 225 and 227 Bella Vista Avenue.
The duplex is not part of the proposed project.
Sustainability
The project will be constructed in compliance with the current California Green Building Standards Code
(Title 24) and the Town of Los Gatos Energy Reach Code. In addition, SummerHill will install a solar
energy system for each unit, and each unit will have a Level 2 EV-ready parking space.
Utilities, Public Services and Stormwater Management
• Domestic water service will connect to an existing San Jose Water Company water main in Los
Gatos-Saratoga Road. Irrigation service for the common area landscaping will be provided
through a separate meter. Service for on-site fire hydrants and the NFPA 13 fire sprinkler
system will be provided through a separate connection to the water main.
• Sanitary sewer service will be provided by a private on-site sanitary sewer system that connects
to a West Valley Sanitary District sewer main in Los Gatos-Saratoga Road.
• Stormwater will be treated on site as required to meet municipal stormwater permit
requirements. Stormwater will be conveyed by gravity and pump to bioretention areas and
Project Description
SummerHill Homes Townhome-Style Condominiums at 50 Los Gatos-Saratoga Road
-6-
2024-11-15
other low impact development (LID) treatment measures before being discharged to existing
public storm drains and swales that currently serve the site. Hydromodification measures will
be used to detain project stormwater so that post-project flows are equal to or less than pre-
project flows.
• New on-site electric, cable and telephone lines will be placed underground. Consistent with
current utility company policy, transformers, cabinets and control boxes will be pad-mounted
and screened with landscaping.
• Garbage and recycling service will be provided by West Valley Collection & Recycling. Each
garage will include designated space for waste, compost, and recycling bins. Residents will place
their bins at their garage apron for pickup.
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
December 15, 2023, revised November 15, 2024
Via Electronic Submittal
Joel Paulson
Community Development Director
Town of Los Gatos
110 E. Main St.
Los Gatos, CA 95030
RE: New Townhome-Style Condominium Community by SummerHill Homes
50 Los Gatos-Saratoga Road
Dear Mr. Paulson,
SummerHill Homes LLC respectfully submits this Letter of Justification in support of SummerHill’s
development application for a new townhome-style condominium community at 50 Los Gatos-Saratoga
Road.
Project Summary
SummerHill Homes proposes to redevelop a portion of an approximately 8.82-acre site at 50 Los
Gatos-Saratoga Road in Los Gatos with a new 155-unit townhome-style condominium community.
The project will offer a variety of two-, three- and four-bedroom home plans, with an average living
area of approximately 1,823 square feet.1 All of the homes will have private decks or front patios. In
addition, the project will feature approximately 17,700 square feet of community recreation space.
For further details, please refer to the Project Description included with SummerHill’s development
application.
Project Objectives
SummerHill’s primary objectives for the project are the following:
•Develop 155 new for-sale homes, with delivery to homebuyers beginning by 2027.
•Develop three-story townhome-style condominiums to meet the demand for ownership housing
with individual attached garages and individual private building entries.
1 The square footages are calculated based on measuring to the outside face of stud consistent with industry
practice. For reference, the architectural plans also include floor area measurements based on the Town Code.
EXHIBIT 6
Joel Paulson
December 15, 2023, revised November 15, 2024
Page 2 of 11
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
• Develop two-, three- and four-bedroom homes with an average living area of at least 1,823
square feet and average ceiling heights of at least 9 feet to meet the needs of families and other
households and provide a comfortable and attractive living space.
• Provide 26 units at below market rate pricing, with the remainder of the units provided at
market rate pricing. Sixteen homes will be made affordable for Low income households and ten
homes will be made affordable to Moderate income households, in accordance with the Town’s
Below Market Price Housing Program Guidelines.
• Ensure that the project is financially feasible for SummerHill (as the developer currently in
contract to purchase the project site).
• Ensure a cost-efficient design, including architecture and infrastructure improvements.
Requested Approvals
SummerHill respectfully requests Architecture and Site Approval, a Conditional Use Permit, benefits
pursuant to the State Density Bonus Law and the Town’s Density Bonus ordinance, a tree removal
permit, a Vesting Tentative Subdivision Map and CEQA review for the project.
SummerHill submitted an SB 330 Preliminary Application for the project on June 29, 2023, and the
Town acknowledged receipt on July 6, 2023. Pursuant to section 65589.5 of the Government Code,
the project is subject only to the ordinances, policies, and standards adopted and in effect when the
Preliminary Application was submitted.
General Plan and Zoning Consistency
The proposed project is consistent with the applicable General Plan. The site is designated Mixed Use
Commercial in the Land Use Element of the 2020 General Plan and is zoned Highway Commercial (CH).
The Mixed-Use Commercial designation allows residential use on the site in a mixed-use project, with
a 35-foot height limit. The Highway Commercial District allows multifamily residential use (in a mixed-
use project), subject to the approval of a conditional use permit, with up to 50 percent lot coverage.
The site is identified as a Housing Inventory Site in the 2023–2031 Housing Element adopted by the
Town on June 4, 2024, and certified by the State Department of Housing and Community Development
on July 10, 2024.
Architecture and Site Approval
SummerHill respectfully requests that the Town grant Architecture and Site Approval for the project.
The purpose of Architecture and Site Approval is to regulate the height, width, shape, proportion,
siting, exterior construction and design of buildings to ensure that they are architecturally compatible
with their surroundings.
Section 29.20.150 of the Town Code lists the matters that the Town must consider when reviewing
applications for Architecture and Site Approval. Section 29.20.150 does not specify objective
standards for residential projects, but SummerHill will work with Staff to provide information
regarding the matters listed in section 29.20.150. Pursuant to Government Code section 65589.5,
Joel Paulson
December 15, 2023, revised November 15, 2024
Page 3 of 11
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
SummerHill respectfully notes that the matters listed in section 29.20.150 may not serve as grounds to
disapprove the project or condition approval in a manner that renders the project infeasible.
With respect to the matters listed in section 29.20.150, SummerHill notes the following:
• SummerHill has commissioned a traffic study to evaluate the potential effects of the project on
roadways and intersections. Based on the results of the study, SummerHill will incorporate
appropriate measures into the project to the extent needed to comply with the Town’s
objective transportation standards. In addition, the project supports numerous policies set
forth in the Mobility Element of the Town’s General Plan through the following features:
o Providing a public access easement for bicycle and pedestrian use to connect Los Gatos-
Saratoga Boulevard to the boundary of Los Gatos High School, as shown on the plans.
(Policies MOB-2.6, 2.7, 3.2.)
o Reusing the existing access point to the site rather than changing traffic patterns or
introducing new curb cuts. (Policies MOB-8.3, 8.5.)
o Maintaining a single point of non-emergency access to the site and not creating a new
cut-through route for vehicle traffic. (Policy MOB-9.2.)
o Providing 20-foot wide alleys on site to discourage speeding vehicles. (Policies MOB-4.2,
4.4.)
o Providing two parking spaces for each residence plus parking spaces for guests. (Policy
MOB-13.1.)
• The project will include a comprehensive landscape plan with trees, shrubs and other plants.
Landscaping, buildings and fencing will screen parking areas from off-site view. The landscape
plan will be consistent with the Town of Los Gatos design standards, will complement the
project architecture, will comply with the requirements of the California Model Water Efficient
Landscaping Ordinance, and will use trees/shrubs approved by the Town. During construction,
SummerHill will implement an erosion control plan to minimize dust and erosion. Trees will be
removed only as needed to accommodate the project.
• With the concession, waivers and other benefits requested pursuant to the State Density Bonus
Law, the site plan and the architecture are consistent with the Zoning Regulations and the
Town’s Objective Design Standards. The townhome-style condominiums are oriented and
located so that the project can continue to use the existing access point to the site, minimizing
the impact on the surrounding neighborhood.
• Stormwater will be treated on site as required to meet municipal stormwater permit
requirements. Stormwater will be conveyed by gravity and pump to bioretention areas and
other low impact development (LID) treatment measures before being discharged to existing
public storm drains and swales that currently serve the site. Hydromodification measures will
be used to detain project stormwater, ensuring post project flows less than or equal to pre-
project flows.
Joel Paulson
December 15, 2023, revised November 15, 2024
Page 4 of 11
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
• Consistent with the architectural quality and style of the Town, the architecture of the project
draws on Mission-style aesthetics, with arched porch elements, low-sloping hip and gable roofs
with rounded roof tiles, and metal accent details and railings. Exterior materials include a high-
quality mix of decorative tile accents at key window locations and porch openings. The color
schemes have been selected to showcase the Mission-style architecture.
• A photometric plan will be developed to ensure adequate lighting is provided throughout the
site, and the proposed light fixtures will comply with the Town’s objective design standards.
• Access throughout the site will comply with applicable provisions of the Americans with
Disabilities Act.
Conditional Use Permit
SummerHill respectfully requests that the Town approve a Conditional Use Permit for the project to
allow the development and occupation of the site for multi-family residential use (in a mixed-use
project)2 as described in the Project Description. Pursuant to section 29.20.190 of the Town Code, the
Town may approve a Conditional Use Permit if the proposed residential use of the site is essential or
desirable to the public convenience or welfare, the proposed residential use will not impair the
integrity and character of the zone, the proposed residential use will not be detrimental to public
health, safety or general welfare, and the proposed residential use is in harmony with the elements or
objectives of the applicable General Plan and the purposes of the Town’s Zoning Regulations. Section
29.20.190 does not specify objective standards for residential projects, but SummerHill will work with
Staff to provide information regarding the matters listed in section 29.20.190. Pursuant to
Government Code section 65589.5, SummerHill respectfully notes that the matters listed in section
29.20.190 may not serve as grounds to disapprove the project or condition approval in a manner that
renders the project infeasible.
By designating the site as a Housing Inventory Site in the 2023–2031 Housing Element, the Town
previously determined that the project site is suitable for residential use and that development of the
site for residential use would assist the Town in meeting its Regional Housing Needs Allocation.
Therefore, the project is essential or desirable to the public convenience or welfare and in harmony
with the elements or objectives of the applicable General Plan, and the project will not impair the
integrity and character of the zone. Furthermore, with the incentive, waivers and other benefits
requested pursuant to the State Density Bonus Law, the project is consistent with the applicable
General Plan and with applicable Zoning Regulations and Objective Design Standards, and the project
will not have any specific, adverse impact upon the public health or safety.
State Density Bonus
SummerHill proposes to designate certain units as inclusionary units affordable to Low, Lower or
Moderate Income households to comply with the Town’s Below Market Price (BMP) Program and to
qualify for benefits under the State Density Bonus Law and other relevant provisions of the
2 As discussed below, SummerHill is requesting a concession or incentive to allow the site to be developed without
a mixed-use component.
Joel Paulson
December 15, 2023, revised November 15, 2024
Page 5 of 11
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
Government Code. By designating at least 10% of the units as inclusionary units affordable to Low
Income households, the project qualifies for a density bonus, an incentive or concession, waivers or
reductions of development standards and parking reductions under the State Density Bonus Law. To
the extent feasible, the BMP units will be provided proportionately in the same unit type mix and in
each phase of occupancy as the market-rate units, and the units will be dispersed throughout the
development.
Under the State Density Bonus Law, a developer may propose as a concession or incentive any
modification of a zoning code requirement (not just a reduction of a site development standard) or any
other regulatory incentive or concession that results in identifiable and actual cost reductions to
provide for affordable housing costs.3 In addition, the California Department of Housing and
Community Development (“HCD”) has advised that “[a] concession may be sought not only to modify
or eliminate a development standard but also to modify ‘zoning code requirements’” and that there is
no language in the Density Bonus Law that creates “a distinction between requirements associated
with ‘land use’ and development standards.”4
In addition, under the State Density Bonus Law, a developer may propose unlimited waivers of
development standards that have the effect of physically precluding construction of a qualifying
project, as proposed by the developer, at the densities or with the concessions or incentives permitted
by the Density Bonus Law. Development standards include site or construction conditions, including
but not limited to height limitations, on-site open space requirements, bicycle storage requirements,
minimum street or alley widths, and parking standards.
The State Density Bonus Law allows the Town to request “reasonable documentation” to establish
eligibility for a requested waiver, but the only “reasonable documentation” that the Town may require
is that the project qualifies for a density bonus.5 Once a project qualifies for a density bonus, the law
provides a developer with broad discretion to design projects with additional amenities even if doing
so would conflict with local development standards.6 The Town may refuse the waiver only if the
waiver or reduction would have a specific, adverse impact upon health, safety, or the physical
environment, would have an adverse impact on a historic resource, or would be contrary to State or
Federal law.7 In this context, specific adverse impact “means a significant, quantifiable, direct, and
3 The Town’s Density Bonus Program Guidelines were adopted in 2012 in conjunction with Ordinance 2209 and do
not appear to have been amended to be consistent with subsequent amendments to the State Density Bonus Law.
In particular, SummerHill respectfully notes that section III.D of the Guidelines is not consistent with current law
because section III.D suggests that the requested incentive or concession must be “required” to provide for
affordable ownership costs.
4 See HCD Letter of Technical Assistance to the City of Santa Ana (Apr. 27, 2023) at pp. 3-4, available at
https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/HAU/SantaAna-TA-04272023.pdf.
5 See HCD Notice of Violation to the City of Encinitas (Jan. 20, 2022) at p.3, available at
https://www.hcd.ca.gov/community-development/housing-element/docs/sdiencinitas-nov-012022.pdf.
6 HCD Notice of Violation to the City of Encinitas (Jan. 20, 2022) at p.3. See also Bankers Hill 150 v. City of San
Diego (2022) 74 Cal. App. 5th 755, 774–775.
7 Gov. Code § 65915, subd. (e)(1).
Joel Paulson
December 15, 2023, revised November 15, 2024
Page 6 of 11
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
unavoidable impact, based on objective, identified written public health or safety standards, policies,
or conditions as they existed on the date the application was deemed complete.”8
The State Density Bonus Law also provides a cap on the parking ratios that can be imposed on
qualifying projects and allows developers to use tandem parking spaces to comply with parking
requirements.
SummerHill believes that the proposed mix of 16 Low and 10 Moderate income BMP units complies
with the Town’s BMP Program. If, however, the Town determines that the proposed mix of Low and
Moderate income BMP units does not comply with the objective standards of the Town’s BMP
Program, SummerHill respectfully requests a waiver or reduction of the Town’s BMP program to waive
any applicable requirement to provide additional BMP units or modify the affordability level of the
proposed BMP units.9
Concession or Incentive to Eliminate Mixed-Use Requirement
SummerHill respectfully requests a concession or incentive to allow the site to be developed without a
mixed-use component.10 After consulting with commercial real estate brokers who are familiar with
the local Los Gatos market, SummerHill has determined that dedicated retail, office or other
commercial space on the project site as part of the project would not be able to generate revenue
sufficient to cover the cost of land and construction. Therefore, development of dedicated retail, office
or other commercial space would incur a loss for the project, and eliminating the dedicated retail,
office or other commercial space would result in identifiable and actual cost reductions to provide for
affordable housing costs.11 In addition, dedicated retail, office or other commercial space would
displace proposed residential uses, which would reduce the number of BMP units and the project’s
contribution towards meeting the Town’s Regional Housing Needs Allocation. Furthermore, reducing
the number of BMP units would conflict with the Town’s obligation to affirmatively further fair
housing.12
Waiver to Increase Allowable Building Height
SummerHill respectfully requests a waiver or reduction of development standards to increase the
height limit from 35 feet to approximately 40 feet, in order to accommodate a Mission-style
architectural aesthetic with low-sloping gabled and hipped roofs, consistent with the architectural
8 Gov. Code, §§ 65915, subd. (e)(1), 65589.5, subd. (d)(2).
9 Providing additional BMP units or modifying the affordability of the proposed BMP units would not be possible
without increasing the total number of units or decreasing the number of market rate units, neither of which
would be consistent with the project as proposed or with the project objectives. In addition, SummerHill
respectfully notes that requiring additional BMP units or requiring that the pricing for BMP units be set for higher
income levels would disincentivize the production of more deeply affordable units, which would conflict with the
Town’s obligation to affirmatively further fair housing.
10 As provided in subdivision (d)(1) of Government Code section 65915, the Town must grant the concession unless
the Town makes one of three specified findings in writing based on substantial evidence. The Town would bear the
burden of proof for the denial of a requested concession. (Gov. Code § 65915, subd. (d)(4).)
11 See also HCD Letter of Technical Assistance to the City of Santa Ana (Apr. 27, 2023) at pp. 3-4.
12 See Gov. Code § 65583, subd. (c); Gov. Code § 8899.50.
Joel Paulson
December 15, 2023, revised November 15, 2024
Page 7 of 11
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
styles of the nearby neighborhoods. It is not physically possible to include a Mission-style roof with
hips and gables and comply with the 35-foot height limit without decreasing the number of floors or
substantially reducing the ceiling heights, neither of which is consistent with the project as proposed
and the project objectives. Increasing the height limit to approximately 40 feet would allow a Mission-
style roof with hips and gables without having a significant impact on the surrounding neighborhood or
the public.
Waiver to Reduce Private Open Space
SummerHill respectfully requests a waiver or reduction of development standards to decrease the
amount of private open space required for each unit and reduce the minimum dimension of private
open space from 6 feet (or 10 feet at ground level) to 3 feet. Each unit will have a private deck or patio
to use as private open space. However, it is not physically possible to provide 100 square feet of private
open space for each unit (or 200 square feet at ground level) with a minimum dimension of 6 feet (or 10
feet at ground level) without substantially reducing the living area of the units or eliminating units,
neither of which is consistent with the project as proposed or with the project objectives. Furthermore,
eliminating units would reduce the number of BMP units provided by the project, which would conflict
with the Town’s obligation to affirmatively further fair housing. SummerHill proposes to provide a patio
or deck for each unit with a minimum dimension of 3 feet and a minimum area of approximately 32
square feet, with an overall average area of approximately 150 square feet per unit.
Waiver to Reduce Short-Term Bicycle Storage
SummerHill respectfully requests a waiver or reduction of development standards to decrease the
number of short-term bicycle parking spaces from one space per unit to one space per ten units.
Section A.2 of the Objective Design Standards for Qualifying Multi-Family and Mixed-Use Residential
Development requires one short-term bicycle parking space per unit. SummerHill will provide one
short-term bicycle parking space per ten units. It is not physically possible to provide more than the
proposed number of short-term bicycle spaces without eliminating units or reducing floor area, which is
not consistent with the project as proposed or the project objectives. Furthermore, as noted above,
eliminating units would reduce the number of BMP units, which would conflict with the Town’s
obligation to affirmatively further fair housing.
Waiver to Reduce Rear Setback
SummerHill respectfully requests a waiver or reduction of development standards to reduce the setback
requirement along the shared property line with Los Gatos High School. Section 29.60.435 of the Town
Code states that a rear setback of 20 feet plus 1 foot for each foot of building height over 20 feet is
required for rear yards which abut a lot in a residential zone. Although Los Gatos High School is an
institutional use, the high school property is in the R1:20 residential zone. It is not physically possible to
comply with the rear setback requirement without eliminating units or reducing floor area, which is not
consistent with the project as proposed or the project objectives. Furthermore, as noted above,
eliminating units would reduce the number of BMP units, which would conflict with the Town’s
obligation to affirmatively further fair housing.
Joel Paulson
December 15, 2023, revised November 15, 2024
Page 8 of 11
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
Waiver to Reduce Alley Widths
SummerHill respectfully requests a waiver or reduction in development standards to reduce the
minimum width of the private alleys to 20 feet. Sections 29.10.06702 and 29.10.06703 of the Town
Code require a minimum right-of-way width of 56 feet for minor streets (24 feet for minor streets in
hillside areas if parking is prohibited on both sides of the street) and a minimum width of 30 feet for
alleys. Section 29.10.155 of the Town Code requires driveways which serve more than 25 parking
spaces to be at least 22 feet wide if they provide both ingress and egress. (The term “driveway” is not
defined in the Town’s zoning regulations.) Town Standard Plans ST‐262 and ST-263 show an aisle width
of 25 feet for 90‐degree parking.
A Court and B Alley will be a minimum of 30 feet and 26 feet wide respectively. C Alley, D Alley and
E Alley will be a minimum of 20 feet wide with standard 4-foot wide garage aprons, and parallel parking
will be prohibited along both sides of the alleys. The proposed alley widths meet the requirements of
the California Fire Code and local amendments. In addition, the proposed alley widths provide adequate
space for vehicles to enter and exit all parking spaces for residents and guests. It is not physically
possible to provide more than the proposed minimum width for the alleys without eliminating units or
reducing floor area, which is not consistent with the project as proposed or the project objectives.
Furthermore, as noted above, eliminating units would reduce the number of BMP units, which would
conflict with the Town’s obligation to affirmatively further fair housing.
Waiver to Reduce Minimum Required Setbacks Above Second Floor
SummerHill respectfully requests a waiver or reduction of development standards to reduce or
eliminate the additional third-floor setback. Objective Design Standard B.1.2 requires floors above two
stories to be set back by a minimum of five feet from the ground-floor façade. It is not physically
possible to provide the additional setback without eliminating units or reducing floor area, which is not
consistent with the project as proposed or the project objectives. Furthermore, as noted above,
eliminating units would reduce the number of BMP units, which would conflict with the Town’s
obligation to affirmatively further fair housing.
Waiver to Increase Maximum Retaining Wall Length Without Breaks
SummerHill respectfully requests a waiver or reduction of development standards to allow certain
sections of retaining wall along the property line to run in a straight continuous direction for more than
50 feet without breaks, offsets, landscape pockets, or landscaping. Objective Design Standard A.10.2
states that retaining walls shall not run in a straight continuous direction for more than 50 feet without
including both (a) a break, offset, or landscape pocket in the wall plane of at least three feet in length
and two feet in depth; and (b) landscaping at a minimum height of three feet at the time of installation
along a minimum of 60 percent of the total length of the retaining wall.
All of the proposed retaining walls would comply with Standard A.10.2, with the exception of a 153-foot
long retaining wall located along the frontage of the Highway 17 offramp. It is not physically possible to
provide a break, offset or landscape pocket in the wall or install landscaping along the wall, because the
grade at the base of the wall is located off-site, and shifting the retaining wall on-site would create
inaccessible landscape pockets and reduce the amount of space available for the proposed units, which
Joel Paulson
December 15, 2023, revised November 15, 2024
Page 9 of 11
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
would cause a reduction in floor area or the number of units, which is not consistent with the project as
proposed or the project objectives. Furthermore, as noted above, reducing the total number of units
would reduce the number of BMP units, which would conflict with the Town’s obligation to affirmatively
further fair housing.
Waiver to Allow Fence or Wall in Setback Along Street Frontage
SummerHill respectfully requests a waiver or reduction of development standards in order to allow a
fence or wall within the required setback area facing the Highway 17 offramp and the section of Los
Gatos-Saratoga Road west of the entry to the project site. Section 29.50.035 of the Town Code and
Objective Design Standard A9.1 do not allow fences or walls within required setbacks along street
frontages, except in limited situations. SummerHill proposes to install a 7-foot tall wood fence (6 feet of
solid wood plus one foot of lattice) and an 8-foot tall wood fence (7 feet of solid wood plus one foot of
lattice) within the required setbacks along the frontage of the Highway 17 offramp and the frontage of
Los Gatos-Saratoga Road west of the entry to the project. The fences are physically necessary to
provide privacy for the residents, safety for residents and the public while using the proposed bike and
pedestrian path along the frontage, and reduction of noise from Highway 17, consistent with the project
as proposed and the project objectives. It is not physically possible to provide the privacy, safety and
quiet required for the project without the proposed fences.
Waiver to Allow Partial Screening of Ground-Level Utility Cabinets
SummerHill respectfully requests a waiver or reduction of development standards to allow partial
screening of ground-level utility cabinets. Objective Design Standard A.7.3 requires street-level views of
ground-level utility cabinets to be screened from sight with landscape planting, fencing, or a wall.
SummerHill proposes to use a combination of fences and landscape planting to partially screen ground-
level utility cabinets from sight. However, due to public utility requirements for clear access and Town
requirements for sight distance at intersections, it is not physically possible for the project to fully screen
the utility cabinets without eliminating units or reducing floor area, which is not consistent with the
project as proposed or the project objectives. Furthermore, as noted above, eliminating units would
reduce the number of BMP units, which would conflict with the Town’s goal to affirmatively further fair
housing.
Waiver to Allow Alternate Techniques to Differentiate the Base, Middle and Top of Alley-Facing Façades
SummerHill respectfully requests a waiver or reduction of development standards to allow alternate
techniques for differentiating between the base, middle and top of the alley-facing façades. Objective
Design Standard B.4.1 requires that the project use at least two specified architectural techniques to
differentiate the base, middle and top of each street-facing façade. The project complies with Standard
B.4.1 with respect to all façades that face public streets. However, with respect to façades that face
internal private alleys, the project uses different techniques to differentiate the base, middle and top of
the façades. For example, the project uses variations in building mass that protrude or recess 18 inches
from the façade, rather than 24 inches. While these alternate techniques meet the spirit of Standard
B.4.1, it is not physically possible to fully comply with Standard B.4.1 with respect to the alley-facing
façades without eliminating units or reducing floor area, which is not consistent with the project as
Joel Paulson
December 15, 2023, revised November 15, 2024
Page 10 of 11
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
proposed or the project objectives. Furthermore, as noted above, eliminating units would reduce the
number of BMP units, which would conflict with the Town’s obligation to affirmatively further fair
housing.
Parking Reduction to Allow Tandem Parking
SummerHill respectfully requests that the Town allow SummerHill to use tandem parking spaces to
meet the Town’s parking requirements. SummerHill proposes to use a tandem configuration for the
attached two-car garage for 31 of the two-bedroom units, consistent with the State Density Bonus Law.
All other garages will have side-by-side configurations consistent with Town standards.
Further Waivers or Reductions of Development Standards
SummerHill reserves the right to request additional or different concessions or incentives, waivers or
reductions of development standards or parking ratios as the project is reviewed.13
Density Bonus
To the extent that the project as proposed exceeds the maximum density allowed by the applicable
General Plan and the Town’s Zoning Code, SummerHill respectfully requests a density bonus to allow
the development of 155 units.
Vesting Tentative Subdivision Map
SummerHill respectfully requests that the Town approve a Vesting Tentative Subdivision Map for the
project to create separate legal parcels for the residential units and the subdivision common areas and
to establish appropriate access, utility and service easements. SummerHill will separately prepare and
record a condominium plans to define exclusive use areas and areas of separate undivided interests for
the individual units. Following approval of the Vesting Tentative Map, SummerHill will prepare a Final
Map. The proposed Vesting Tentative Map complies with the design standards and improvement
standards in chapter 24 of the Town Code.
CEQA
SummerHill anticipates that preliminary environmental review will confirm that the potential
environmental impacts of the project were adequately evaluated in the Environmental Impact Report
(EIR) prepared and certified for the 2040 General Plan. We anticipate that the Town, in conjunction with
their CEQA consultant, will prepare a CEQA checklist or EIR addendum to confirm that no supplemental
or subsequent EIR is required.
13 In particular, as noted above, if the Town determines that the proposed mix of Low and Moderate income BMP
units does not comply with the Town’s BMP Program, SummerHill respectfully requests a waiver or reduction of
the Town’s BMP program to waive any applicable requirement to provide additional BMP units or modify the
affordability level of the proposed BMP units.
Joel Paulson
December 15, 2023, revised November 15, 2024
Page 11 of 11
777 S. California Avenue, Palo Alto, CA 94304 phone 650.493.4040 fax 650.857.1077 SHHomes.com
We look forward to working with the Town regarding the proposed project. Please let us know if you
have any questions regarding this Letter of Justification.
Sincerely,
John Hickey
Vice President of Development
cc: Sean Mullin, Planning Manager
Kevin Ebrahimi, Senior Vice President of Development
Jared Brotman, Director of Development
This Page
Intentionally
Left Blank
March 26, 2024
Mr. Sean MullinCommunity Development DepartmentTown of Los Gatos110 E. Main StreetLos Gatos, CA 95031
RE: 50 Los Gatos - Saratoga Road
Dear Sean:
NEIGHBORHOOD CONTEXT
The site is located in a secluded area immediately adjacent to Los Gatos-Saratoga Road, thr Highway 17
exit ramp, Los Gatos High School and the Bella Vista Avenue neighborhood. Photos of the site and sur-
rounding neighborhood are shown on the following pages.
EXHIBIT 7
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 2
THE SITE
Site East Edge Hillside Site West Side Highway
Site South Side Sports Field Site North Side Los Gatos - Saratoga Road
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 3
PROPOSED PROJECT
PROPOSED SITE LAYOUT PLAN
TYPICAL 4 UNIT BUILDING TYPICAL 5 UNIT BUILDING
TYPICAL 6 UNIT BUILDING TYPICAL 7 UNIT BUILDING
TYPICAL BUILDING REAR ELEVATION TYPICAL BUILDING SIDE ELEVATION
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 4
ISSUES AND CONCERNS
The proposed development plan may be permitted but is unlikely to result in a very livable neighborhood for
its residents. Some of the issues include the following:
1.Building Coverage
The proposed number and disposition of residential units is a plan to maximize the number of units
but would likely not result in a cohesive neighborhood equivalent to others in Los Gatos. The site itself
is substantially separated from other development in the community and will need to rely on its own
development for parking and open space. Some specific issues are suggested below.
2. Open Space, Pathways, and Pedestrian Linkages
The amount of usable common open space is quite limited for a neighborhood of this number of
residents and desired quality. It is also not very family and child oriented. Most of the distributed open
space is located in the walkways between structures and not suitable for any active uses. The two larger
concentrated open spaces are devoted to bioswales which can be visually attractive for passive viewing
but usually not suitable for any active uses. I did not find enough information in the application materi-
als to understand the more detailed uses and landscaping proposed for these areas.
While the landscaped walkways leading to unit entries will likely be well landscaped, that is also primarily
a visual rather than usable amenity - see photo example below of typical walkway for this type of devel-
opment.
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 5
Pedestrian walkways along the entry walkways and passageways between buildings have the potential
of being pleasant, continuous landscaped environments, but they are interrupted at the major western
bioswale open space where residents must access the open space by walking along and across streets at
awkward locations.
3.Guest Parking
There are only 20 guest parking spaces provided for 155 dwelling units which is one space for every
eight units. The spaces are all located on the southern edge of the parcel, far away from the bulk of the
homes and not aggregated into interconnected areas. Finding a guest parking space will be difficult and
then pedestrian walks to many units would be quite long. The relative isolation of this parcel makes ac-
cess to any meaningful off-site parking impossible.
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 6
4.Street Auto Court Frontages
The street frontages experienced by both residents and visitors alike will be dominated by long rows of
unit parking garage doors with limited variety or landscaped relief - see illustrations below.
5.Architectural Repetition
The individual residential buildings are well designed with an identifiable architectural style and consis-
tent detailing.
However, they are sited in rows of almost identical buildings with limited variety and color changes. While
they are handsome individually, they may as a whole lend a barracks-like feeling and are unlikely to achieve
the ambience of individual home identity that has been sought by the town in other multifamily residential
developments. The lack of any building height variations contributes to the sameness of the buildings.
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 7
6.Edge Landscaping
The current site conditions include tall mature landscaping along its north, east and west edges. The
southern edge includes some mature landscaping but it is not as complete as a screening buffer to the
adjacent sports field as the other edges.
In many cases it is unclear as to what the future landscape edge conditions will be. The north and west
edges of the development are especially important because these are major walkway entry points for all
units along these edges.
Site East Edge Hillside Site West Side Highway
Site South Side Sports Field Site North Side Los Gatos - Saratoga Road
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 8
RECOMMENDATIONS
Although the applicant has the ability, by virtue of new state laws encouraging increased housing develop-
ment, to disregard normal requirements for projects of this type and scale, it would likely not be in their
best interest to do so if they are not able to provide the on site amenities and environmental quality of other
competing developments and meet the expectations of discerning Los Gatos home buyers.
The following recommendations illustrate some ways in which the applicant might consider changes to
improve the development plans consistent with other past similar multifamily developments in nearby Bay
Area cities.
1. Reduce the Amount of Building Coverage
The proposed three story building heights are appropriate for Los Gatos. However, the relative isolation
of this site from nearby residential neighborhoods and the development flexibility provided by state law
would allow some additional height on this site without adversely impacting the overall sense of com-
munity. One example of a recent San Mateo project is shown below where an additional floor has been
added while designing the building to maintain a predominate three story height. The architectural style
of this example is much different than proposed on this site, but a denser product type within the
proposed architectural style is not out of the ordinary. An example of this is shown below in a project in
Pasadena.
San Mateo Waters Technology Park four story example
Pasadena mixed height four story example
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 9
2. Refine the Uses and Design of the Open Spaces and Pathways.
The addition of some taller buildings, as suggested above, would allow more open space on the site to
better suite the needs of families with children as well as provide greater social interaction opportunities
for resident adults. In terms of location, one needs to recognize the requirements for the bioswale open
space elements. However, if possible, other locations might be considered. Two are illustrated below.
The first would give it a more central location easily accessible to more units while the second would
also be more centrally located while positioning it as a major focal point at the neighborhood entry,
establishing a strong sense of shared community identity.
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 10
The smaller bioswale is illustrate in the applicant’s drawings package - see below.
However, the intended development of the larger bioswale is unclear. and should be clarified by the
applicant. The basic components are shown on the drawings and are consistent with a normal bioswale
Building on that engineering base, many other landscape and plan options are available. Some examples
are shown below from minimal treatment to inclusion as part of a more fully developed park.
Bioswale development example 1
Bioswale development example 2 Bioswale development example 3: Park
Bioswale minimal with adjacent passive area
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 11
If some additional open space area can be allotted within the development, there would be opportuni-
ties to create small combination active and passive recreational areas for families - one example is shown
below.
3.Provide Additional Guest Parking
Providing additional guest parking that would be easily accessible to visitors would be highly desirable.
Multiple approaches could be considered. However, the best approach might be to widen the Street B
width to include parallel parking and landscaping as shown on the diagram and Rivermark development
photo example below.
To enhance this approach it would be desirable
to have the fronting buildings’ entries facing the
street,
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 12
4.Improve the Street Auto Court Frontages.
Having all street frontages lined with identical garage
facades would not be a pleasant community environ-
ment. It is monotonous and falls well short of a com-
munity expectation that units will have some sense of
individual identity. It is also not common for this type of
development where units face long alleys parallel to
streets with unit entries (e.g., recent North Forty
development) or shorter auto courts perpendicular to
primary streets are the common plan approaches. Both
alternative approaches would be possible on this site but
might require some taller buildings to maintain the
applicant’s proposed unit count. The adjacent illustration
shows one approach to this.
If that approach is not acceptable to the applicant, some
effort should be given to softening the repetition along
these alley-streets. Some typical approach include:
• Adding more landscaping.
• Providing additional facade variety and offsets.
• Providing balconies along the alley ways.
• Providing larger facade offsets and emphasizing indi-
vidual unit identities.
• Varying the building heights.
See example photos below.
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 13
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 14
5.Add Architectural Variety and Improve End Elevations
Currently all of the buildings have the same front, rear and side elevations composed in tight rows. Add-
ing some more variety would be welcome. The applicant’s architect has done a good job on the structure
prototype currently proposed so they should be able to easily adapt their plans to provide more variety.
Below are a few photo examples of a similar architectural style with increased facade and height variety.
50 Los Gatos - Saratoga RoadDesign Review Comments
March 26, 2024 Page 15
End Elevations
Currently, all end elevations are similar and uninteresting. The applicant should be encouraged to pro-
vide unit entries on the end elevations facing streets or at least provide more interesting facade articula-
tion - see examples below.
6 Enhance the Edge Landscaping.
It is unclear from the drawings what the project edge conditions will be after development. The current
edges have a great deal of mature landscaping that imparts a special character to the site. The engineer-
ing site edge sections below seem to show little potential for any significant retention or addition to that
edge treatment. It would be desirable for the applicant to provide more information on the planned
site edges - especially since they are immediately adjacent to many walkways leading to unit front door
entries.
Sean, please let me know if you have any questions, or if here are any staff concerns that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
Western edge adjacent to Highway 17Northern edge adjacent to Los Gatos-Saratoga
Southern edge adjacent to Los Gatos High School Easterly edge adjacent to hillside
This Page
Intentionally
Left Blank
TO: SEAN MULLIN, Town of Los Gatos
LARRY CANNON, Cannon Design Group
DATE: June 6, 2024
RE: RESPONSE TO MARCH 26, 2024 CANNON DESIGN GROUP COMMENTS
50 Los Gatos-Saratoga Road
Architecture and Site Application S-23-042
Conditional Use Permit Application U-23-017
Subdivision Application M-23-009
SummerHill appreciates the feedback received from Cannon Design Group. Responses to
Cannon’s recommendations are below (in blue italics) to the March 26, 2024 Cannon Design
Group Comments of SummerHill’s development application for 50 Los Gatos-Saratoga Road.
RECOMMENDATIONS
Although the applicant has the ability, by virtue of new state laws encouraging increased
housing development, to disregard normal requirements for projects of this type and scale, it
would likely not be in their best interest to do so if they are not able to provide the on site
amenities and environmental quality of other competing developments and meet the
expectations of discerning Los Gatos home buyers.
The following recommendations illustrate some ways in which the applicant might consider
changes to improve the development plans consistent with other past similar multifamily
developments in nearby Bay Area cities.
1. Reduce the Amount of Building Coverage
The proposed three story building heights are appropriate for Los Gatos. However, the relative
isolation of this site from nearby residential neighborhoods and the development flexibility
provided by state law would allow some additional height on this site without adversely
impacting the overall sense of community. One example of a recent San Mateo project is shown
below where an additional floor has been added while designing the building to maintain a
predominate three story height. The architectural style of this example is much different than
proposed on this site, but a denser product type within the proposed architectural style is not
out of the ordinary. An example of this is shown below in a project in Pasadena.
SummerHill 6/6/2024 response: Thank you for your comment. However, based on extensive
experience with other recent projects in the Bay Area, SummerHill believes that the proposed
project provides the best balance to meet homebuyer demand in this location. SummerHill
evaluated a number of different programming options for the site, ranging from single-family
EXHIBIT 8
Response to March 26, 2024 Cannon Design Group Comments to Development Plans
June 6, 2024
Page 2 of 5
detached homes to multi-story podium-style buildings. SummerHill concluded that three-story
townhome-style condominiums would generate more demand in the market while still being
feasible to approve, finance and build.
2. Refine the Uses and Design of the Open Spaces and Pathways
The addition of some taller buildings, as suggested above, would allow more open space on the
site to better suite the needs of families with children as well as provide greater social
interaction opportunities for resident adults. In terms of location, one needs to recognize the
requirements for the bioswale open space elements. However, if possible, other locations
might be considered. Two are illustrated below. The first would give it a more central location
easily accessible to more units while the second would also be more centrally located while
positioning it as a major focal point at the neighborhood entry, establishing a strong sense of
shared community identity.
The smaller bioswale is illustrate in the applicant’s drawings package - see below.
However, the intended development of the larger bioswale is unclear. and should be clarified
by the applicant. The basic components are shown on the drawings and are consistent with a
normal bioswale Building on that engineering base, many other landscape and plan options are
available. Some examples are shown below from minimal treatment to inclusion as part of a
more fully developed park.
If some additional open space area can be allotted within the development, there would be
opportunities to create small combination active and passive recreational areas for families -
one example is shown below.
SummerHill 6/6/2024 response: Thank you for your comment. However, increasing the height
of the buildings to four stories would not significantly increase the amount of open space. Each
unit requires, at the ground level, a two-car garage, an entry area and a staircase, at a
minimum. The proposed floor plans are very efficient, keeping the ground-level footprint to the
minimum needed to meet homebuyer requirements. Increasing the height of the buildings to
four stories would not significantly reduce the minimum size for the two-car garage, the entry
area or the staircase, and therefore would not significantly increase the amount of open space.
As the Consulting Architect acknowledges, the stormwater treatment requirements for
development projects pose a substantial challenge for site design. The proposed open space
and stormwater treatment locations were selected to optimize the site layout within the
constraints of the grade and slope of the site and the connection points to public storm drains.
SummerHill will continue to look for opportunities to increase the value of the open space for
the residents.
Response to March 26, 2024 Cannon Design Group Comments to Development Plans
June 6, 2024
Page 3 of 5
3. Provide Additional Guest Parking
Providing additional guest parking that would be easily accessible to visitors would be highly
desirable. Multiple approaches could be considered. However, the best approach might be to
widen the Street B width to include parallel parking and landscaping as shown on the diagram
and Rivermark development photo example below.
To enhance this approach it would be desirable to have the fronting buildings’ entries facing the
street.
SummerHill 6/6/2024 response: The project is required to provide a minimum of 303 parking
stalls per the Town Code, inclusive of the attached garages. However, SummerHill
acknowledges the likely demand for guest parking. To meet the anticipated demand, the project
will provide 35 parking stalls for guests, increasing the total number of parking spaces to 330.
The proposed number of parking spaces strikes a balance between the needs for guest parking
and the demand for homes and open space. If B Alley were widened as suggested, it would
result in reduction of units which would conflict with the project objectives and the Town’s need
for housing.
4. Improve the Street Auto Court Frontages
Having all street frontages lined with identical garage facades would not be a pleasant
community environment. It is monotonous and falls well short of a community expectation that
units will have some sense of individual identity. It is also not common for this type of
development where units face long alleys parallel to streets with unit entries (e.g., recent North
Forty development) or shorter auto courts perpendicular to primary streets are the common
plan approaches. Both alternative approaches would be possible on this site but might require
some taller buildings to maintain the applicant’s proposed unit count. The adjacent illustration
shows one approach to this.
SummerHill 6/6/2024 response: Based on extensive experience with similar projects,
SummerHill believes that the combination of architectural details and landscaping will ensure
that the interior paseos and the alleys will be attractive and pleasant for the residents. The
homes are oriented to focus on the pedestrian experience, with front stoops and porches along
landscaped paseos to encourage interaction. On the alley side, the intent is to minimize conflict
between cars and pedestrians, while still creating a soft scene with landscape areas next to each
garage with ornamental trees and a mix of trellises, pot shelves and other details to add life to
the architecture.
If that approach is not acceptable to the applicant, some effort should be given to softening the
repetition along these alley-streets. Some typical approach include:
Response to March 26, 2024 Cannon Design Group Comments to Development Plans
June 6, 2024
Page 4 of 5
• Adding more landscaping.
• Providing additional facade variety and offsets.
• Providing balconies along the alley ways.
• Providing larger facade offsets and emphasizing individual unit identities.
• Varying the building heights.
See example photos below.
SummerHill 6/6/2024 response: Thank you for your comment. While it may not have been clear
given the scale of the drawings, there will be extensive landscaping along the alleys, with
landscape areas next to each garage with ornamental trees. In addition, consistent with the
Consulting Architect’s suggestion, SummerHill has revised the alley-facing façades to include the
following enhancements:
• Added trellis elements at intervals above some of the garage doors at each building
type. These trellises are supported on building popouts that now extend to the ground,
providing added offset depth at the first floor level.
• Enhanced the visual quality of the building massing at the upper floors by narrowing
some of the larger gable elements and adding more gable popouts to provide more
variety and quantity to changes in wall planes along the length of the elevations.
• At hipped-roof buildings, we added Juliet balconies, pot shelves, and belt trim at
recessed window conditions. The color blocking of all building types has also been
updated to enhance the variety of the elevations.
• At gable-roof buildings, the gables were refined, and pot shelves were added to a
number of the windows. In addition, as with the hipped-roof buildings, the color blocking
was updated to enhance the variety of these elevations.
• At all building types, 2x12 cornice trim was added at the eave conditions (excepting
gable ends) in order to add an extra layer of detail at the highest point of the exterior
walls.
5. Add Architectural Variety and Improve End Elevations
Currently all of the buildings have the same front, rear and side elevations composed in tight
rows. Adding some more variety would be welcome. The applicant’s architect has done a good
job on the structure prototype currently proposed so they should be able to easily adapt their
plans to provide more variety. Below are a few photo examples of a similar architectural style
with increased facade and height variety.
SummerHill 6/6/2024 response: As noted above, consistent with the Consulting Architect’s
suggestion, the architecture has been revised to add more detail and differentiation.
Response to March 26, 2024 Cannon Design Group Comments to Development Plans
June 6, 2024
Page 5 of 5
End Elevations
Currently, all end elevations are similar and uninteresting. The applicant should be encouraged
to provide unit entries on the end elevations facing streets or at least provide more interesting
facade articulation
- see examples below.
SummerHill 6/6/2024 response: The end elevations have been substantially enhanced by
introducing recesses with ceramic tile surrounds and in some case wrought-iron recesses. Also,
as mentioned above, the use of belt trims and enhanced color blocking has been expanded to
further improve the visual quality of the end elevations throughout the site.
6. Enhance the Edge Landscaping
It is unclear from the drawings what the project edge conditions will be after development. The
current edges have a great deal of mature landscaping that imparts a special character to the
site. The engineering site edge sections below seem to show little potential for any significant
retention or addition to that edge treatment. It would be desirable for the applicant to provide
more information on the planned site edges - especially since they are immediately adjacent to
many walkways leading to unit front door entries.
SummerHill 6/6/2024 response: Along the east side of the project site, SummerHill proposes to
retain the hillside open space and the mature trees, which will maintain the current edge
condition and the privacy and separation for the properties along Bella Vista Avenue. Along the
west side of the site, there is a thick existing screen of trees and bushes located along the verge
of the offramp from Highway 17. The trees and bushes are located off-site and will continue to
provide screening. Similarly, along the edge of Los Gatos-Saratoga Road, there is a thick screen
of trees and bushes that will remain. Along the south edge of the site, SummerHill will install a
fence to separate the project site from the high school.
This Page
Intentionally
Left Blank
Page of 1 230
03/06/2024
*Revised 6/14/2024*
Licensed Arborist - William Smith
WE-13625A
Contact Information - (408) 722-8942
Smithtreespecialists@gmail.com
Arborist Report
Client: Live Oak Associates - Attention: Katrina Krakow
Site: 50 Los Gatos-Saratoga Rd, Los Gatos CA
As per your request, Moki Smith Tree Specialists surveyed the site at 50 Los Gatos
- Saratoga road CA, to identify and assess the trees greater than 6” in trunk
diameter at breast height, located on the subject property. There are 330 trees
included in this report, documented on the subject property or on adjacent property
lots where the canopies extend into the subject property. Many of the trees on site
are located around the perimeter and are often contacting the chainlink fence that
sits on the property line. Most of the substantial trees listed are Eucalyptus trees,
Coastal Live Oak trees, Deodar Cedar trees, or Liquid Ambar trees. The trees on
the interior of the property are, for the most part, in fair to good condition. Of the
330 trees, 189 are considered protected trees by the Town of Los Gatos, under the
size ordinance. There are 73 trees catalogued on the hill at the South, East side of
the property. The majority of the hillside trees are Coastal Live Oaks that range
from poor to good condition.
Please feel free to call for further clarification.
Respectfully submitted,
Moki Smith
EXHIBIT 9
Page of 2 230
Table of Contents
Introduction ————————————————————————Page 1
Tree Inventory table—————————————————————Page 3
Tree Assessments and Pictures—————————————————Page 19
Site Map —————————————————————————-Page 180
Protected Tree Ordinance ———————————————————Page 181
Tree Protection Measures———————————————————Page 182
City Ordinances———————————————————————Page 183
Arborist Report Addendum ——————————————————-Page 188
Addendum Tree Inventory ——————————————————-Page 189
Addendum Tree Assessments and Pictures————————————-Page 194
Addendum Site Mape ————————————————————-Page 229
Tree Survey
We surveyed for all trees 6” or larger, however to meet the requirements of the Tree Ordinance
of protected trees, an an addendum has been included to provide the information of the trees
with a D.B.H. of 4”-6”. The addendum begins on page 189.
Protected trees in the above table are designated referencing Sec. 29.10.0960 Scope of
protected trees, of the city ordinance for Los Gatos.
Refer to line 7
“…All trees, which have a four-inch or greater diameter (twelve and one half-inch
circumference) of any trunk and are located on property other than developed residential
property.”
Page of 3 230
Tree
Tag
ID
Common Name Species D.B.H.
(Inches)
Height
(In
Feet)
Crown
Sprea
d
(In
Feet)
Condition Protected
4801 Coast Live Oak Quercus
agrifolia
14 28 28 Good Protected
4802 Blue Gum
Eucalyptus
Eucalyptus
globulus
18 34 20 Fair Exempt
4803 Coast Live Oak Quercus
agrifolia
14 35 32 Good Protected
4804 Blue Gum
Eucalyptus
Eucalyptus
globulus
9 44 9 Fair Exempt
4805 Eucalyptus
nicholii
Eucalyptus
nicholii
24 42 33 Good Protected
4806 Eucalyptus
nicholii
Eucalyptus
nicholii
18 35 29 Fair Exempt
4807 Eucalyptus
nicholii
Eucalyptus
nicholii
17 25 27 Fair Exempt
4808 Eucalyptus
nicholii
Eucalyptus
nicholii
18 35 33 Fair Exempt
4809 Eucalyptus
nicholii
Eucalyptus
nicholii
30 57 38 Good Protected
4810 Blue Gum
Eucalyptus
Eucalyptus
globulus
8 40 15 Fair Exempt
4811 Eucalyptus
nicholii
Eucalyptus
nicholii
19 40 25 Good Exempt
4812 Texas Privet Tree Ligustrum
japonicum
'texanum'
Multi - 5”
3” 4”
40 19 Fair Exempt
4813 American
Sycamore
Platanus
occidentalis
15 55 22 Fair Protected
4814 American
Sycamore
Platanus
occidentalis
14 45 25 Fair Protected
4815 Eucalyptus
nicholii
Eucalyptus
nicholii
23 42 38 Fair Exempt
4816 Coast Live Oak Quercus
agrifolia
9 24 13 Fair Protected
4817 Eucalyptus
nicholii
Eucalyptus
nicholii
27 55 50 Good Protected
4818 Eucalyptus Eucalyptus
(sp)
20 52 35 Good Exempt
Page of 4 230
4820 Flowering Pear
Tree
Pyrus
calleryana
6 18 8 Fair Exempt
4821 Coast Live
Oak
Quercus
agrifolia
10 25 18 Good Protected
4822 Blue Gum
Eucalyptus
Eucalyptus
globulus
17 60 25 Good Exempt
4823 Coast Live
Oak
Quercus
agrifolia
22 50 38 Good Protected
4824 Blue Gum
Eucalyptus
Eucalyptus
globulus
9 47 9 Good Exempt
4825 Coast Live
Oak
Quercus
agrifolia
10 35 18 Good Protected
4826 Coast Live
Oak
Quercus
agrifolia
14 38 27 Fair Large
Protected
4827 Coast Live
Oak
Quercus
agrifolia
13 45 35 Good Protected
4828 Coast Live
Oak
Quercus
agrifolia
24 50 40 Good Large
Protected
4829 Mexican Fan
Palm
Washingtonia
robusta
14 58 9 Good Exempt
4830 Mexican Fan
Palm
Washingtonia
robusta
16 65 10 Good Exempt
4831 Mexican Fan
Palm
Washingtonia
robusta
12 48 7 Good Exempt
4832 Coast Live
Oak
Quercus
agrifolia
Multi -
12” 6”
5” 4”
39 34 Good Large
Protected
4833 Valley Oak Quercus
lobata
9 42 21 Good Protected
4834 Mexican Fan
Palm
Washingtonia
robusta
11 19 6 Good Exempt
4835 Deodar Cedar Cedrus
deodara
10 45 32 Good Protected
4836 Redwood Sequoia
sempervirens
14 33 18 Dead Protected
4837 Redwood Sequoia
sempervirens
Multi-
10” 7”
44 17 Good Protected
4838 Redwood Sequoia
sempervirens
7 33 10 Good Protected
4839 Redwood Sequoia
sempervirens
30 65 25 Fair Protected
4819 Eucalyptus
nicholii
Eucalyptus
nicholii
38 50 40 Good Protected
Page of 5 230
4840 Deodar Cedar Cedrus
deodara
12 48 14 Good Protected
4841 Redwood Sequoia
sempervirens
18 65 27 Fair Protected
4842 Redwood Sequoia
sempervirens
18 70 30 Good Protected
4843 Pepper Tree Schinus
molle
27 25 22 Very Poor Protected
4844 Coast Live
Oak
Quercus
agrifolia
36 62 56 Good Large
Protected
4845 Coast Live
Oak
Quercus
agrifolia
17 45 21 Fair Protected
4846 Coast Live
Oak
Quercus
agrifolia
16 45 27 Fair Protected
4847 Coast Live
Oak
Quercus
agrifolia
Multi-
17” 16”
45 43 Fair Large
Protected
4848 Coast Live
Oak
Quercus
agrifolia
18 37 32 Fair Protected
4849 Deodar Cedar Cedrus
deodara
19 50 31 Good Protected
4850 Olive Tree Olea
europaea
Multi -
7” 6” 6”
4”
24 30 Fair Protected
4851 English Walnut
Tree
Juglans regia 11 45 35 Fair Protected
4852 Coast Live
Oak
Quercus
agrifolia
12 48 35 Fair Protected
4853 Coast Live
Oak
Quercus
agrifolia
20 43 28 Fair Protected
4854 Redwood Sequoia
sempervirens
14 50 28 Good Protected
4855 Blue Gum
Eucalyptus
Eucalyptus
globulus
28 28 12 Poor Protected
4856 Blue Gum
Eucalyptus
Eucalyptus
globulus
28 34 18 Poor Protected
4857 Blue Gum
Eucalyptus
Eucalyptus
globulus
12 23 14 Fair Exempt
4858 Deodar Cedar Cedrus
deodara
12 53 22 Good Protected
4859 Deodar Cedar Cedrus
deodara
14 65 33 Good Protected
4860 Deodar Cedar Cedrus
deodara
15 70 40 Good Protected
4861 Deodar Cedar Cedrus
deodara
11 31 13 Fair Protected
4862 Stone Pine Pinus pinea 13 35 27 Good Protected
Page of 6 2304863Deodar Cedar Cedrus
deodara
8 32 24 Good Protected
4864 Deodar Cedar Cedrus
deodara
13 44 35 Good Protected
4865 Deodar Cedar Cedrus
deodara
27 65 40 Good Protected
4866 Deodar Cedar Cedrus
deodara
6 21 10 Good Protected
4867 Deodar Cedar Cedrus
deodara
6 22 11 Good Protected
4868 Redwood Sequoia
sempervirens
8 22 13 Good Protected
4869 Redwood Sequoia
sempervirens
7 22 11 Fair Protected
4870 Stone Pine Pinus pinea 6 27 10 Good Protected
4871 Deodar Cedar Cedrus
deodara
21 65 41 Good Protected
4872 Olive Olea
europaea
Multi- 9”
10”
22 23 Poor Protected
4873 Coast Live
Oak
Quercus
agrifolia
11 33 25 Good Protected
4874 Coast Live
Oak
Quercus
agrifolia
8 33 11 Good Protected
4875 Coast Live
Oak
Quercus
agrifolia
20 52 27 Fair Protected
4876 Coast Live
Oak
Quercus
agrifolia
16 55 32 Fair Protected
4877 Coast Live
Oak
Quercus
agrifolia
50 55 55 Good Large
Protected
4878 Blue Atlas
Cedar
Cedrus
atlantica
‘Glauca'
10 40 20 Good Protected
4879 Stone Pine Pinus pinea 16 48 36 Good Protected
4880 Blue Gum
Eucalyptus
Eucalyptus
globulus
23 65 35 Fair Exempt
4881 Blue Gum
Eucalyptus
Eucalyptus
globulus
14 53 37 Good Exempt
4882 Blue Gum
Eucalyptus
Eucalyptus
globulus
16 65 22 Fair Exempt
4883 Eucalyptus
nicholii
Eucalyptus
nicholii
33 70 45 Good Protected
4884 Blue Gum
Eucalyptus
Eucalyptus
globulus
37 73 50 Good Protected
4885 Coast Live
Oak
Quercus
agrifolia
10 37 28 Good Protected
4886 Coast Live
Oak
Quercus
agrifolia
11 40 30 Poor Protected
Page of 7 2304887Coast Live
Oak
Quercus
agrifolia
33 64 55 Good Large
Protected
4888 Coast Live
Oak
Quercus
agrifolia
24 65 41 Good Large
Protected
4889 Coast Live
Oak
Quercus
agrifolia
11 27 23 Fair Protected
4890 Coast Live
Oak
Quercus
agrifolia
Multi - 10”
8”
33 25 Good Protected
4891 Coast Live
Oak
Quercus
agrifolia
27 55 30 Good Large
Protected
4892 Eucalyptus
nicholii
Eucalyptus
nicholii
Multi - 21”
19”
65 50 Fair Protected
4893 Blue Gum
Eucalyptus
Eucalyptus
globulus
17 65 33 Fair Exempt
4894 Black Walnut Juglans nigra 38 50 40 Poor Protected
4895 Plum Pine Podocarpus
macrophyllus
7 18 13 Good Protected
4896 Plum Pine Podocarpus
macrophyllus
8 22 7 Good Protected
4897 Loquat Eriobotrya
japonica
Multi - 7” 9” 45 30 Good Exempt
4898 Plum Pine Podocarpus
macrophyllus
8 18 7 Good Protected
4899 Plum Pine Podocarpus
macrophyllus
9 18 8 Good Protected
4900 Plum Pine Podocarpus
macrophyllus
8 20 9 Good Protected
4901 Plum Pine Podocarpus
macrophyllus
7 20 9 Good Protected
4902 Plum Pine Podocarpus
macrophyllus
7 20 9 Good Protected
4903 Plum Pine Podocarpus
macrophyllus
5 20 7 Good Protected
4904 Olive Olea europaea 12 14 10 Fair Protected
4905 Blue Gum
Eucalyptus
Eucalyptus
globulus
Multi- 37”
41”
80 67 Good Large
Protected
4906 Olive Olea europaea Multi - 7" 6”12 9 Fair Protected
4907 Purple leaf
Plum
Prunus
cerasifera
Multi - 10"
13” 11”
34 38 Fair Exempt
4908 Common
Privet
Ligustrum
vulgare
13 22 23 Good Exempt
4909 Purple Leaf
Plum
Prunus
cerasifera
Multi - 8” 7”32 23 Very
Poor
Exempt
4910 Puple Leaf
Plum
Prunus
cerasifera
11 36 20 Very
Poor
Page of 8 230
4911 Silver Dollar
Eucalyptus
Eucalyptus
polyanthemos
27 47 39 Good Protected
4912 Blue Gum
Eucalyptus
Eucalyptus
globulus
35 60 40 Good Protected
4913 Plum Pine Podocarpus
macrophyllus
9 28 11 Good Exempt
4914 Silver Dollar
Eucalyptus
Eucalyptus
polyanthemos
40 60 45 Good Protected
4915 Stone Pine Pinus pinea 24 60 47 Good Protected
4916 Stone Pine Pinus pinea 23 70 30 Fair Protected
4917 Loquat Eriobotrya
japonica
8 24 9 Fair Exempt
4918 Loquat Eriobotrya
japonica
8 26 12 Fair Exempt
4919 Loquat Eriobotrya
japonica
8 26 11 Fair Exempt
4920 Loquat Eriobotrya
japonica
6 21 10 Fair Exempt
4921 Scarlet Firethorn Pyracantha
coccinea
5 17 7 Fair Protected
4922 Magnolia Magnolia
grandiflora
25 42 40 Fair Protected
4923 Persian Silk Tree Albizia
julibrissin
11 38 33 Good Protected
4924 Black Walnut Juglans nigra 28 45 35 Fair Protected
4925 Stone Pine Pinus pinea 35 85 37 Good Protected
4926 Stone Pine Pinus pinea 28 80 35 Fair Protected
4927 Chinese
Pistache
Pistacia
chinensis
12 48 37 Good Protected
4928 Chinese
Pistache
Pistacia
chinensis
12 50 40 Good Protected
4929 Chinese
Pistache
Pistacia
chinensis
8 22 14 Good Protected
4930 Chinese
Pistache
Pistacia
chinensis
6 21 19 Good Protected
4931 Chinese
Pistache
Pistacia
chinensis
6 12 11 Good Protected
4932 Chinese
Pistache
Pistacia
chinensis
6 23 17 Good Protected
4933 Chinese
Pistache
Pistacia
chinensis
10 23 12 Good Protected
4934 Chinese
Pistache
Pistacia
chinensis
6 23 12 Good Protected
Page of 9 2304935Chinese
Pistache
Pistacia
chinensis
6 21 14 Good Protected
4936 Chinese
Pistache
Pistacia
chinensis
11 26 22 Good Protected
4937 Olive Olea europaea 10 14 9 Fair Protected
4938 Olive Olea europaea Multi -
6” 4” 4”
14 11 Fair Protected
4939 Olive Olea europaea 11 16 10 Fair Protected
4940 Olive Olea europaea Multi -
6" 5” 5”
17 11 Fair Protected
4941 Olive Olea europaea 8 10 6 Fair Protected
4942 Black Walnut Juglans nigra 14 42 39 Fair Protected
4943 Black Walnut Juglans nigra 14 42 35 Fair Protected
4944 Monterey
Cypress
Hesperocyparis
macrocarpa
Multi -
8” 16”
16”
25 40 Good Protected
4945 Monterey
Cypress
Hesperocyparis
macrocarpa
20 20 28 Good Protected
4946 Smoke Tree Cotinus
coggygria
Multi -
8" 9” 6”
11 19 Fair Protected
4947 Saucer
Magnolia
Magnolia X
soulangeana
Multi -
6" 5" 4”
19 13 Fair Protected
4948 Persian Silk Tree Albizia julibrissin 21 20 23 Fair Protected
4949 Mexican Fan
Palm
Washingtonia
robusta
18 55 10 Good Protected
4950 Mexican Fan
Palm
Washingtonia
robusta
8 23 9 Good Protected
4951 Mexican Fan
Palm
Washingtonia
robusta
9 31 9 Good Protected
4952 Mexican Fan
Palm
Washingtonia
robusta
6 38 8 Good Protected
4953 Silver Maple Acer
saccharinum
6 45 13 Good Protected
4954 Magnolia Magnolia
grandiflora
8 41 27 Good Protected
4955 Silver Dollar
Eucalyptus
Eucalyptus
polyanthemos
20 70 33 Fair Protected
4956 Magnolia Magnolia
grandiflora
6 30 13 Fair Protected
4957 Modesto Ash Fraxinus
velutina
25 58 42 Good Protected
Page of 10 230
4958 Crape Myrtle Lagerstroemia Multi -
4” 4”
4” 5”
22 19 Good Protected
4959 Crape Myrtle Lagerstroemia 8 20 18 Good Protected
4960 Crape Myrtle Lagerstroemia 7 20 12 Good Protected
4961 Crape Myrtle Lagerstroemia Mutli -
6” 5”
3” 4”
21 11 Good Protected
4962 Black Walnut Juglans nigra 8 13 10 Good Exempt
4963 Mexican Fan
Palm
Washingtonia
robusta
22 73 10 Good Exempt
4964 Mexican Fan
Palm
Washingtonia
robusta
13 60 10 Good Exempt
4965 Mexican Fan
Palm
Washingtonia
robusta
14 64 10 Good Exempt
4966 Mexican Fan
Palm
Washingtonia
robusta
15 66 10 Good Exempt
4967 Mexican Fan
Palm
Washingtonia
robusta
15 55 11 Good Exempt
4968 Sweetgum Liquidambar
styraciflua
22 65 29 Good Protected
4969 Sweetgum Liquidambar
styraciflua
12 55 21 Good Protected
4970 Sweetgum Liquidambar
styraciflua
13 63 23 Good Protected
4971 Sweetgum Liquidambar
styraciflua
7 38 10 Good Protected
4972 Sweetgum Liquidambar
styraciflua
17 45 19 Good Protected
4973 Sweetgum Liquidambar
styraciflua
16 48 17 Good Protected
4974 Sweetgum Liquidambar
styraciflua
13 48 8 Good Protected
4975 Sweetgum Liquidambar
styraciflua
13 48 8 Fair Protected
4976 Sweetgum Liquidambar
styraciflua
11 47 9 Poor Protected
4977 Sweetgum Liquidambar
styraciflua
8 38 12 Good Protected
Page of 11 230
4978 Sweetgum Liquidambar
styraciflua
12 41 22 Good Protected
4979 Sweetgum Liquidambar
styraciflua
18 51 31 Good Protected
4980 Japanese Maple Acer palmatum 10 23 20 Poor Protected
4981 Loquat Eriobotrya
japonica
10 31 18 Fair Exempt
4982 Deodar Cedar Cedrus deodara Multi - 34”
25”
75 45 Good Protected
4983 Lemon Tree Citrus Limon Multi - 10”
4”
27 23 Good Exempt
4984 Coast Live Oak Quercus
agrifolia
11 29 18 Good Protected
4985 Mexican Fan Palm Washingtonia
robusta
14 45 9 Good Exempt
4986 Brisbane Box Lophostemon
confertus
Multi - 8”
8”
36 24 Fair Protected
4987 Saucer Magnolia Magnolia X
soulangeana
Multi - 9”
12”
35 26 Fair Protected
4988 Coast Live Oak Quercus
agrifolia
15 44 41 Good Protected
4989 Loquat Eriobotrya
japonica
Multi - 6”
5”
23 11 Fair Exempt
4990 Monterey Cypress Hesperocyparis
macrocarpa
7 21 13 Fair Protected
4991 Silver Dollar
Eucalyptus
Eucalyptus
polyanthemos
24 71 26 Fair Protected
4992 Deodar Cedar Cedrus deodara 13 55 31 Fair Protected
4993 Monterey Cypress Hesperocyparis
macrocarpa
Multi - 7”
19” 10” 7”
36 27 Fair Protected
4994 Monterey Cypress Hesperocyparis
macrocarpa
Multi - 10"
6” 13”
38 24 Fair Protected
4995 Monterey Cypress Hesperocyparis
macrocarpa
10 28 10 Fair Protected
4996 Deodar Cedar Cedrus deodara 15 58 32 Fair Protected
4997 Deodar Cedar Cedrus deodara 16 52 34 Fair Protected
4998 Deodar Cedar Cedrus deodara 16 57 34 Fair Protected
Page of 12 230
4999 Deodar Cedar Cedrus
deodara
16 54 38 Fair Protected
5000 Canary Island
Date Palm
Phoenix
canariensis
32 22 21 Good Protected
5001 Deodar Cedar Cedrus
deodara
20 64 42 Good Protected
5002 Sugar Pine Pinus
lambertiana
18 64 42 Good Protected
5003 Sugar Pine Pinus
lambertiana
13 49 17 Good Protected
5004 Sugar Pine Pinus
lambertiana
14 42 22 Fair Protected
5005 Canary Island
Date Palm
Phoenix
canariensis
24 13 16 Good Protected
5006 Coast Live
Oak
Quercus
agrifolia
Multi -
30” 25”
52 48 Fair Large
Protected
5007 Coast Live
Oak
Quercus
agrifolia
Multi -
5” 6” 4”
39 26 Poor Protected
5008 Coast Live
Oak
Quercus
agrifolia
Mutli -
11” 9”
41 35 Fair Protected
5009 Coast Live
Oak
Quercus
agrifolia
11 30 28 Protected
5010 Mulberry Morus alba 10 22 25 Fair Protected
5011 Coast Live
Oak
Quercus
agrifolia
7 13 12 Poor Protected
5012 Coast Live
Oak
Quercus
agrifolia
14 41 37 Fair Protected
5013 Mulberry Morus alba Multi -
6” 4”
22 23 Poor Protected
5014 Mulberry Morus alba 6 11 10 Poor Protected
5015 Coast Live
Oak
Quercus
agrifolia
16 55 35 Fair Protected
5016 Coast Live
Oak
Quercus
agrifolia
Multi -
6" 8”
43 33 Fair Protected
5017 Coast Live
Oak
Quercus
agrifolia
16 43 37 Fair Protected
5018 Blue Atlas
Cedar
Cedrus
atlantica
‘Glauca’
6 18 18 Good Protected
5019 Blue Atlas
Cedar
Cedrus
atlantica
‘Glauca’
6 13 17 Good Protected
5020 Redwood Sequoia
sempervirens
10 34 15 Fair Protected
Page of 13 230
5021 Mexican Fan
Palm
Washingtonia
robusta
Multi -
14” 13”
13” 14”
68 12 Good Exempt
5022 Mexican Fan
Palm
Washingtonia
robusta
13 60 14 Good Exempt
5023 Mexican Fan
Palm
Washingtonia
robusta
13 52 11 Good Exempt
5024 Mexican Fan
Palm
Washingtonia
robusta
14 59 11 Good Exempt
5025 Persimmon Diospyros
kaki
7 20 27 Good Exempt
5026 Loquat Eriobotrya
japonica
Multi -
5” 6” 6”
5”
22 24 Good Exempt
5027 Purple Leaf
Plum
Prunus
cerasifera
Multi -
5" 3”4”
3”
17 9 Dead Exempt
5028 Purple Leaf
Plum
Prunus
cerasifera
Multi -
8” 7”
21 14 Very Poor Exempt
5029 Coast Live
Oak
Quercus
agrifolia
8 24 12 Poor Protected
5030 Mulberry Morus alba Multi -
5" 9”
25 21 Good Protected
5031 Coast Live
Oak
Quercus
agrifolia
Multi -
8" 9” 7”
34 23 Fair Protected
5032 Mulberry Morus albą 8 13 11 Poor Protected
5033 Canary Island
Date Palm
Phoenix
canariensis
32 35 28 Good Protected
5034 Coast Live
Oak
Quercus
agrifolia
10 12 21 Fair Protected
5035 Sweetgum Liquidambar
Styraciflua
14 34 38 Poor Protected
5036 Deodar Cedar Cedrus
deodara
28 61 47 Good Protected
5037 Italian Cypress Cupressus
sempervirens
9 28 5 Dead Protected
5038 Italian Cypress Cupressus
sempervirens
11 43 5 Good Protected
5039 Italian Cypress Cupressus
sempervirens
11 41 5 Good Protected
5040 Camphor Cinnamomu
m camphora
13 37 28 Fair Protected
5041 Camphor Cinnamomu
m camphora
7 28 11 Fair Protected
Page of 14 230
5042 Camphor Cinnamom
um
camphora
7 25 10 Fair Protected
5043 Purple Leaf
Plum
Prunus
cerasifera
6 20 6 Very Poor Exempt
5044 Texas Privet Ligustrum
japonicum
'texanum'
14 46 23 Poor Exempt
5045 Ironbark
Eucalyptus
Eucalyptus
sideroxylon
20 44 30 Poor Exempt
5046 Camphor Cinnamom
um
camphora
6 16 13 Good Protected
5047 Coast Live Oak Quercus
agrifolia
Multi - 7”
7”
13 13 Good Protected
5048 Bluegum
Eucalyptus
Eucalyptus
globulus
15 33 26 Good Exempt
5049 Bluegum
Eucalyptus
Eucalyptus
globulus
21 44 31 Good Exempt
5050 Ironbark
Eucalyptus
Eucalyptus
sideroxylon
9 38 19 Fair Exempt
5051 Coast Live Oak Quercus
agrifolia
16 37 26 Fair Protected
5052 Coast Live Oak Quercus
agrifolia
29 55 52 Good Large
Protected
5053 Canary Island
Date Palm
Phoenix
canariensis
24 50 22 Poor Protected
5054 Coast Live Oak Quercus
agrifolia
19 60 45 Good Protected
5055 Coast Live Oak Quercus
agrifolia
17 45 22 Fair Protected
5056 Coast Live Oak Quercus
agrifolia
11 50 20 Good Protected
5057 Coast Live Oak Quercus
agrifolia
12 45 28 Fair Protected
5058 Coast Live Oak Quercus
agrifolia
13 55 35 Good Protected
5059 Coast Live Oak Quercus
agrifolia
18 40 35 Fair Protected
5060 Coast Live Oak Quercus
agrifolia
Multi -
16” 8” 9”
30 27 Good Large
Protected
5061 Olive Olea
europaea
10 27 19 Good Protected
5062 Coast Live Oak Quercus
agrifolia
10 38 30 Fair Protected
Page of 15 230
5063 Coast Live
Oak
Quercus
agrifolia
Multi - 19”
17”
55 60 Fair Large
protected
5064 Coast Live
Oak
Quercus
agrifolia
11 48 31 Fair Protected
5065 Coast Live
Oak
Quercus
agrifolia
14 50 38 Fair Protected
5066 Coast Live
Oak
Quercus
agrifolia
24 55 40 Fair Protected
5067 Coast Live
Oak
Quercus
agrifolia
16 57 32 Fair Protected
5068 Coast Live
Oak
Quercus
agrifolia
14 60 40 Fair Protected
5069 Coast Live
Oak
Quercus
agrifolia
15 50 30 Good Protected
5070 Coast Live
Oak
Quercus
agrifolia
20 80 50 Fair Protected
5071 Coast Live
Oak
Quercus
agrifolia
Multi - 9”
5” 4”
32 31 Fair Protected
5072 Coast Live
Oak
Quercus
agrifolia
10 60 20 Fair Protected
5073 Deodar Cedar Cedrus
deodara
9 55 17 Fair Protected
5074 Coast Live
Oak
Quercus
agrifolia
10 48 30 Fair Protected
5075 Coast Live
Oak
Quercus
agrifolia
8 30 25 Fair Protected
5076 Deodar Cedar Cedrus
deodara
22 75 47 Fair Protected
5077 Coast Live
Oak
Quercus
agrifolia
20 48 39 Fair Protected
5078 Coast Live
Oak
Quercus
agrifolia
10 24 18 Fair Protected
5079 Coast Live
Oak
Quercus
agrifolia
20 60 40 Fair Protected
5080 Coast Live
Oak
Quercus
agrifolia
7 25 11 Fair Protected
5081 Coast Live
Oak
Quercus
agrifolia
18 45 35 Fair Protected
5082 Coast Live
Oak
Quercus
agrifolia
Multi - 8”
14”
45 37 Fair Large
Protected
Page of 16 230
5083 Deodar Cedar Cedrus
deodara
22 65 40 Poor Protected
5084 Coast Live
Oak
Quercus
agrifolia
18 48 30 Fair Protected
5085 Coast Live
Oak
Quercus
agrifolia
11 38 28 Fair Protected
5086 Coast Live
Oak
Quercus
agrifolia
Multi - 12”
11” 14”
40 55 Fair Large
Protected
5087 Coast Live
Oak
Quercus
agrifolia
Multi - 15”
7”
48 35 Fair Protected
5088 Coast Live
Oak
Quercus
agrifolia
12 40 22 Good Protected
5089 Coast Live
Oak
Quercus
agrifolia
Multi - 7”
8”
40 34 Fair Protected
5090 Coast Live
Oak
Quercus
agrifolia
13 45 22 Fair Protected
5091 Coast Live
Oak
Quercus
agrifolia
16 38 30 Good Protected
5092 Coast Live
Oak
Quercus
agrifolia
11 38 25 Good Protected
5093 Coast Live
Oak
Quercus
agrifolia
16 50 35 Fair Protected
5094 Coast Live
Oak
Quercus
agrifolia
13 45 28 Fair Protected
5095 Coast Live
Oak
Quercus
agrifolia
Multi - 38”
19” 28”
60 55 Fair Large
Protected
5096 Coast Live
Oak
Quercus
agrifolia
17 42 38 Fair Protected
5097 Coast Live
Oak
Quercus
agrifolia
15 45 38 Good Protected
5098 Coast Live
Oak
Quercus
agrifolia
32 55 65 Good Large
Protected
5099 Coast Live
Oak
Quercus
agrifolia
12 30 25 Poor Protected
5100 Coast Live
Oak
Quercus
agrifolia
11 28 18 Poor Protected
5101 Coast Live
Oak
Quercus
agrifolia
12 36 20 Poor Protected
5102 Coast Live
Oak
Quercus
agrifolia
11 34 20 Poor Protected
5103 Coast Live
Oak
Quercus
agrifolia
17 40 24 Poor Protected
Page of 17 230
5104 Coast Live
Oak
Quercus
agrifolia
14 28 17 Poor Large
Protected
5105 Coast Live
Oak
Quercus
agrifolia
18 44 23 Fair Large
Protected
5106 Coast Live
Oak
Quercus
agrifolia
16 40 28 Fair Protected
5107 Coast Live
Oak
Quercus
agrifolia
Multi - 9”
15” 6”
40 28 Fair Large
Protected
5108 Coast Live
Oak
Quercus
agrifolia
19 46 37 Fair Protected
5109 Coast Live
Oak
Quercus
agrifolia
20 55 39 Fair Protected
5110 Coast Live
Oak
Quercus
agrifolia
13 38 27 Fair Protected
5111 Coast Live
Oak
Quercus
agrifolia
14 45 30 Fair Protected
5112 Coast Live
Oak
Quercus
agrifolia
13 44 36 Fair Protected
5113 Coast Live
Oak
Quercus
agrifolia
26 55 50 Fair Large
Protected
5114 Coast Live
Oak
Quercus
agrifolia
16 50 30 Fair Protected
5115 Coast Live
Oak
Quercus
agrifolia
36 65 60 Fair Large
Protected
5116 Coast Live
Oak
Quercus
agrifolia
17 50 40 Fair Protected
5117 Coast Live
Oak
Quercus
agrifolia
15 50 38 Fair Protected
5118 Coast Live
Oak
Quercus
agrifolia
16 40 40 Fair Protected
5119 Coast Live
Oak
Quercus
agrifolia
10 40 25 Fair Protected
5120 Coast Live
Oak
Quercus
agrifolia
12 40 18 Fair Protected
5121 Coast Live
Oak
Quercus
agrifolia
18 38 25 Fair Protected
5122 Coast Live
Oak
Quercus
agrifolia
17 35 20 Fair Protected
5123 Coast Live
Oak
Quercus
agrifolia
22 46 37 Fair Protected
5124 Coast Live
Oak
Quercus
agrifolia
10 20 12 Dead Protected
Page of 18 230
5125 Coast Live
Oak
Quercus
agrifolia
15 45 35 Fair Protected
5126 Coast Live
Oak
Quercus
agrifolia
15 42 38 Fair Protected
5127 Coast Live
Oak
Quercus
agrifolia
12 38 27 Fair Protected
5128 Coast Live
Oak
Quercus
agrifolia
Multi - 14”
14”
42 37 Fair Large
Protected
5129 Coast Live
Oak
Quercus
agrifolia
19 50 40 Fair Protected
5130 Coast Live
Oak
Quercus
agrifolia
Multi 7” 9” 37 30 Fair Protected
Page of 19 230
Assessment by tag number
Tag 4801: Tree is located on a grade at the property line.
Tag 4802: Substantial rot in first main crotch
Significant lean - potential to upright failure
Page of 20 230
Tag 4803: Located on property line
Girdling around base due to chain link fence
Tag 4804: No foliage until upper canopy due to growing amongst live oak
and eucalyptus. Significant vertical growth to obtain light over neighboring
trees
Page of 21 230
Tag 4805: Canopy leaning north west due to competition for light.
Located on fenceline.
Crossing limbs and merging canopies with neighboring trees.
Tag 4806: Canopy leaning north west due to competition for light.
Located on fenceline.
Crossing limbs and merging canopies with neighboring trees.
Page of 22 230
Tag 4807: Canopy leaning north west due to competition for light.
Crossing limbs and merging canopies with neighboring trees.
Tag 4808: Canopy leaning north west due to competition for light.
Crossing limbs and merging canopies with neighboring trees.
Page of 23 230
Tag 4809: Bad attachments at first main crotch of codominant uprights.
Crossing limbs and merging canopies with neighboring trees.
Tag 4810: Crossing limbs and merging canopies with neighboring trees.
Located on fenceline.
Page of 24 230
Tag 4811: Canopy growing to the northwest.
Decay noted in wounds from cuts of large removed limbs.
Located on the fenceline.
Tag 4812: Located on adjacent lot with drip line over property.
This tree is not suitable for landscape tree.
Page of 25 230
Tag 4813: Located 3ft from fenceline.
On adjacent lot with drip line over property.
Deadwood noted in upper canopy.
Tag 4814: Located 3ft from fenceline.
On adjacent lot with drip line over property.
Deadwood noted in upper canopy.
Page of 26 230
Tag 4815: Rot noted in main stem and in dominant upright.
Poorly attached epicormic growth.
Located on property at fenceline.
Tag 4816: Thick dead vine observed on main stem.
Needs to be removed - dead tissue of vine can lead to fungal and pest
infection.
Page of 27 230
Tag 4817: Located on property at fenceline.
Heavy limbs of upper canopy extend over roofline.
Tag 4818: Upper canopy colliding with neighboring upright Located 3ft
from fence-line.
Co-dominant upright extending over roof with fused limbs.
Page of 28 230
Tag 4819: Lower canopy has significant epicormic growth.
Decay noted in main stem.
Tag 4820: Significant deadwood upper canopy.
Located 3ft from fenceline on the adjacent lot with drip line over property.
Page of 29 230
Tag 4821: Old wound noted at base of main stem.
Moderate decay and fruiting fungal bodies observed at base of trunk.
Tag 4822: Located on adjacent lot 3 feet from fence line with drip line
extending over property.
Decay noted on codominant upright.
Page of 30 230
Tag 4823: Large decaying wound at base of root flare.
Located on adjacent lot 3 feet from property line with drip line extending
over property.
Tag 4824: Competing for sunlight with neighboring trees.
Limited foliage on trunk until upper canopy.
Page of 31 230
Tag 4825: Dense lower canopy.
Dead foliage from neighboring trees throughout canopy.
Tag 4826: Girdling at the base due to chain link fence.
Trunk has fused to chain link fence.
Located on neighboring property.
Page of 32 230
Tag 4827: Lower canopy has minor foliage dieback.
Located 2ft from fenceline on neighboring property.
Tag 4828: Entire trunk of the tree is covered in Ivy that should be removed.
Located 4ft from fenceline on neighboring property.
Future growth of canopy will cover parking lot light.
Page of 33 230
Tag 4829: Slight mechanical damage at base of trunk.
No action necessary.
Tag 4830: Slight mechanical damage at base of trunk
No action necessary
Page of 34 230
Tag 4831: Slight mechanical damage at base of trunk
No action necessary
Tag 4832: Multiple stems from secondary growth.
Dense canopy.
Page of 35 230
Tag 4833: Minor dieback and deadwood in upper canopy.
Tag 4834: Competing for sunlight with neighboring cedar tree.
Page of 36 230
Tag 4835: Canopy interfering with growth of neighboring palm tree.
Tag 4836: Dead
Page of 37 230
Tag 4837: Second upright growing out of trunk flare.
Included bark noted between uprights of main stem.
Tag 4838: Competing for sunlight between neighboring redwood trees.
Page of 38 230
Tag 4839: Sparse and thin foliage due to long term drought stress.
Tag 4840: Canopy is growing to the west due to competition with
neighboring Redwood.
Page of 39 230
Tag 4841: Tree is in fair condition due to drought stress.
Construction materials - sand and sediment placed around base of the
tree.
Tag 4842: Significant secondary growth at root flare.
Evidence of minor drought stress.
Page of 40 230
Tag 4843: Extensive decay in the main stem.
Loosing heartwood, inevitable death.
Tag 4844: Root ball is exposed on the northwest side of the tree.
Page of 41 230
Tag 4845: Poor anchorage and connnection at the base of the main stem
which can lead to breakage and ultimately failure of the tree.
Tag 4846: Ivy growing up main stem.
Exposed root ball - poor anchorage.
Page of 42 230
Tag 4847: Poor connection of uprights with included bark and evidence of
decay on main uprights.
Tag 4848: Upright growing towards neighboring property is close to
contact with sports fencing.
Page of 43 230
Tag 4849: No notable observations.
Tag 4850: Ivy growing on multiple uprights.
Decay pockets noted in multiple uprights.
Page of 44 230
Tag 4851: Ivy growing around base of the tree and up main stem.
Dieback evident in the canopy
Tag 4852: Significant lean to the north due to competition for light with the
walnut tree.
Ivy growing at the base of the tree.
Page of 45 230
Tag 4853: Ivy growing around the base of the tree and up the main stem.
Minor bark damage from bark beetle.
Tag 4854: Ivy growing around the base and beginning to climb trunk.
Page of 46 230
Tag 4855: Tree has been pollarded.
Ivy growing around the base and starting to climb the trunk.
Tag 4856: Multiple epicormic shoots growing from root flare.
Tree has been pollarded.
Page of 47 230
Tag 4857: Damage to trunk flare noted.
Tag 4858: No notable observations
Page of 48 230
Tag 4859: No notable observations
Tag 4860: No notable observations
Page of 49 230
Tag 4861: Tree has been topped.
Canopy is comprised of secondary growth.
Tag 4862: Tree has a moderate lean to the north.
Page of 50 230
Tag 4863: Ivy growing around base of tree.
Tag 4864: Ivy growing around base of tree.
Page of 51 230
Tag 4865: No notable observations
Tag 4866: Ivy growing at the base of the tree.
Page of 52 230
Tag 4867: Ivy growing around the base of tree
Tag 4868: Ivy growing around the base of tree.
Page of 53 230
Tag 4869: Moderate secondary growth growing out of the base of the tree.
Minor stress due to drought.
Tag 4870: No notable observations.
Page of 54 230
Tag 4871: Minor physical damage at base of the trunk.
Tree splits into two codominant uprights at about 18 feet above ground.
Tag 4872: Large dead vine still attached to main upright.
Located on adjacent lot, touching fence of property line.
Large holes noted around the root ball.
Page of 55 230
Tag 4873: Leaning against the property fence.
Located on the adjacent lot approximately 3inches from property line.
Tag 4874: Leaning against the property fence.
Located on the adjacent lot.
Page of 56 230
Tag 4875: Canopy is growing towards the south due to old pruning and
competing for light with neighboring trees.
Tag 4876: Canopy is growing towards the north east due to competing for
light with neighboring trees.
Foliage and upper canopy is sparse.
Page of 57 230
Tag 4877: Pushing up against the chain link fence.
Poor connection with the codominant main stem.
Tag 4878: Ivy growing around the base of the tree and up the trunk.
Page of 58 230
Tag 4879: Ivy growing around the base and up the main trunk of the tree.
Tree has a slight lean and the canopy is growing towards the adjacent
property structure.
Tag 4880: Significant lean to the southeast due to competition with
neighboring trees.
Page of 59 230
Tag 4881: Canopy is converging with neighboring trees.
Tag 4882: Canopy is converging with neighboring trees.
Moderate dead wood noted in canopy.
Canopy is growing towards the south east due to competition for light with
neighboring trees.
Page of 60 230
Tag 4883: Canopy is growing towards the southwest, with a significant
lean due to competition with the trees for light.
Tag 4884: Proximity to property structure and size of limbs in the upper
canopy could result in major damage if a failure occurs due to wind or rain.
Page of 61 230
Tag 4885: Root flare is overly exposed and has poor anchorage.
Ivy is growing around the base of the tree.
Tree is pushing up against the chain link fence.
Tag 4886: Roots of the tree are partially constricted by cement and
retaining wall.
Tree is pushing up against the chain link fence.
Page of 62 230
Tag 4887: Base of the trunk is pushing against the retaining wall and chain
link fence.
Large limb is crushing the fence.
Tag 4888: Canopy is converging with neighboring oak tree.
Page of 63 230
Tag 4889: Canopy has a significant lean to the southwest to due to
competition for light with the neighboring oak tree.
Tag 4890: Main uprights are growing into the chainlink fence.
Page of 64 230
Tag 4891: Poor connection at base of first main crotch with included bark.
Tag 4892: Canopy branches are growing through and fusing to branches
of canopies of two neighboring eucalyptus trees.
Page of 65 230
Tag 4893: Canopy is largely impeded by large neighboring eucalyptus
Decay noted in main stem.
Tag 4894: English walnut is dead and black walnut base is growing
epicormic growth.
Tag 4895: Canopy is growing in contact with second floor deck railing.
Page of 66 230
Tag 4896: No notable observations.
Tag 4897: Canopy is growing over the roof of property.
Moderate deadwood noted in canopy.
Page of 67 230
Tag 4898: No notable observations.
Tag 4899: No notable observations.
Page of 68 230
Tag 4900: No notable observations.
Tag 4901: No notable observations.
Page of 69 230
Tag 4902: No notable observations.
Tag 4903: No notable observations.
Page of 70 230
Tag 4904: Moderate decay evident in main uprights.
Tag 4905: Large amount of end weight in the upper canopy.
Page of 71 230
Tag 4906: Significant decay noted in the root flare and main stem.
Tag 4907: Significant deadwood noted in canopy.
Canopy branches are growing into roof.
Page of 72 230
Tag 4908: Branches are growing Into contact with property structure.
Fused aerial crotch.
Tag 4909: Major decay in main stem and uprights have compromised
structural integrity, death is inevitable.
Page of 73 230
Tag 4910: Major decay in main stem has compromised structural integrity,
death is inevitable.
Tag 4911: Tree has a significant lean to the north east, and is growing over
the property structure.
This tree could pose a threat to property of persons if a failure was to
occur.
Page of 74 230
Tag 4912: Canopy of the tree is growing over property structure, large
amounts of end weight in upright growing over property. If a failure was to
occur, this tree could pose a threat to property or people.
Tag 4913: Tree is growing against balcony railing of property, and over
roof.
Page of 75 230
Tag 4914: Tree is leaning to the northeast.
Canopy foliage is very dense.
Tag 4915: Branches in the upper canopy are growing over the roof of the
property structure.
Significant and weight on branches in the upper canopy.
Page of 76 230
Tag 4916: Branches are extending towards the south over the property
structure, and significant end weight on south west side of the tree.
Tag 4917: Evidence of secondary upright recently split and broke off of the
tree.
Page of 77 230
Tag 4918: Mechanical damage is noted on the bark of the main stem
Small amounts of die back noted upper canopy.
Tag 4919: Mechanical damage is noted on the bark of the main stem
Small amounts of decay noted on Main stem.
Page of 78 230
Tag 4920: Discoloring in the bark due to cankering on main stem, small
fungal infection noted.
Tag 4921: Significant lean to the southwest.
Main stem is pushing against the structure.
Page of 79 230
Tag 4922: Moderate die back noted in canopy.
Tag 4923: Decay noted in the root flare and poor anchorage which could
lead to failure.
Page of 80 230
Tag 4924: Significant decay from old cut in main upright.
Tag 4925: Significant and weight in branches of the upper canopy, and
close proximity to property structure.
Page of 81 230
Tag 4926: Sparse foliage in upper canopy.
Evidence of moderate decay on root flare.
Ivy growing around the base.
Tag 4927: Canopies among neighboring Chinese pistache trees have
become uniform, minor decay noted in main stem, resulting from old
wound.
Branches growing over roof of property structure.
Page of 82 230
Tag 4928: Canopies among neighboring Chinese pistache trees have
become uniform.
Branches growing over roof of property structure.
Tag 4929: Canopies among neighboring Chinese pistache trees have
become uniform.
significant lean to the south due to competition for light with neighboring
trees.
Page of 83 230
Tag 4930: Canopies among neighboring Chinese pistache trees have
become uniform.
Tag 4931: Canopies among neighboring Chinese pistache trees have
become uniform.
Significant lean to the southwest, due to competition with neighboring
Chinese pistache trees.
Page of 84 230
Tag 4932: Canopies among neighboring Chinese pistache trees have
become uniform.
Significant lean to the southeast, due to competition with neighboring
Chinese pistache trees.
Tag 4933: Canopies among neighboring Chinese pistache trees have
become uniform.
Page of 85 230
Tag 4934: Canopies among neighboring Chinese pistache trees have
become uniform.
Tag 4935: Canopies among neighboring Chinese pistache trees have
become uniform.
Page of 86 230
Tag 4936: Canopies among neighboring Chinese pistache trees have
become uniform.
Dense secondary growth at main crotch.
Tag 4937: Decay noted on main stem and main uprights.
Page of 87 230
Tag 4938: Decay noted on main stem and main uprights.
Included bark between two main uprights.
Tag 4939: Decay noted on main stem and main uprights.
Page of 88 230
Tag 4940: Significant decay noted on main stem and main uprights.
Tag 4941: Significant decay noted on main stem and main uprights.
Very poor attachment at root flare.
Significant lean to the south.
Significant potential for failure.
Page of 89 230
Tag 4942: Canopy is very dense, moderate deadwood noted in the
canopy.
Tag 4943: Canopy is very dense, moderate deadwood noted in the
canopy.
Page of 90 230
Tag 4944: Mechanical wound noted on entry to complex, multiple broken
limbs visible.
Tag 4945: Mechanical wounds from vehicle noted on limb, extending over
parking area.
wound evident from major upright, splitting from main stem.
Page of 91 230
Tag 4946: Moderate decay noted on main stem and lateral branches.
Tag 4947: Moderate decay noted on main stem and main uprights.
Page of 92 230
Tag 4948: Substantial amount of decay in trunk where tree was removed at
3ft
Canopy consists of secondary growth.
Tag 4949: No notable observations.
Page of 93 230
Tag 4950: No notable observations.
Tag 4951: No notable observations.
Page of 94 230
Tag 4952: No notable observations.
Tag 4953: Canopy branches are coming into contact with roof of adjacent
property structure.
Page of 95 230
Tag 4954: Canopy branches are coming into contact with telephone wire,
extending between two property structures.
Tag 4955: Heavy end weight noted an upper canopy failure of a major
upright can result in property damage due to proximity to structure.
Page of 96 230
Tag 4956: Minor deadwood noted in canopy.
Branches in contact with roof.
Tag 4957: Significant deadwood noted in canopy, overlapping branches of
secondary growth.
Page of 97 230
Tag 4958: No notable observations.
Tag 4959: Canopy has merged with neighboring crape myrtle trees.
Page of 98 230
Tag 4960: Canopy has merged with neighboring crape myrtle trees.
Tag 4961: Canopy has merged with neighboring crape myrtle trees.
Page of 99 230
Tag 4962: Canopy of the tree has a significant lean to the east due to
competition with neighboring trees.
Tag 4963: No notable observations.
Tag 4964: No notable observations.
Page of 100 230
Tag 4965: No notable observations.
Tag 4966: No notable observations.
Tag 4967: No notable observations.
Page of 101 230
Tag 4968: Included bark noted between the two main uprights at first main
crotch.
Branches of the canopy growing over the roof, significant and weight
noted in upper canopy.
Tag 4969: Moderate end weight in upper canopy.
Tag 4970: Significant and weight noted and upper canopy on main upright,
leaning towards property structure.
Page of 102 230
Tag 4971: Upper canopy is colliding with canopy of neighboring
liquidambar tree.
Tag 4972: Branches in the upper canopy are extending over roof of
property structure, and the canopy is colliding with canopy of neighboring
liquid ambar tree.
Tag 4973: Upper canopy is colliding with canopy of neighboring liquid
ambar tree.
Page of 103 230
Tag 4974: Canopy has very few significant lateral branches, canopy is
consisting of primarily small, secondary growth.
Tag 4975: Upper canopy has moderate to significant end weight.
Page of 104 230
Tag 4976: Canopy is extremely stressed, defoliation of canopy is occurring
significantly more rapidly than neighboring liquid ambar trees.
Tag 4977: Upper canopy is colliding with canopy of neighboring
Sweetgum. Tree is very stressed and is defoliating at a faster rate then
neighboring Sweetgum trees.
Page of 105 230
Tag 4978: Trunk has an eastern lean, upper canopy has partially corrected
to the southwest.
Tag 4979: Upper canopy has branches extending over the roof of the
property structure.
Beehive is a apparent in property structure directly adjacent to tree.
Page of 106 230
Tag 4980: Significant deadwood and decay noted in upper canopy limbs,
as well as decay and fruiting bodies noted on main upright.
Tag 4981: Moderate die back in upper canopy.
Significant deadwood is apparent.
Page of 107 230
Tag 4982: No notable observations.
Tag 4983: Fusing is major uprights at approximately 3.5-4ft above grade.
Page of 108 230
Tag 4984: Hole has been cut out in center of upper canopy, two 2x4
boards were placed in upper canopy.
Due to style of pruning, significant deadwood in the center of the canopy.
Tag 4985: Canopy of the neighboring lemon tree is in contact with trunk.
Page of 109 230
Tag 4986: Minor die back noted in canopy.
Tag 4987: Significant die back in the canopy, fused limbs in canopy, dead
moss evident on trunk and main uprights.
Page of 110 230
Tag 4988: Canopy contains birds nest, canopy is very dense with slight die
back.
Tag 4989: Decay noted in both of the two main uprights.
Deadwood is a parent in the upper canopy.
Page of 111 230
Tag 4990: Trunk of the tree has a significant lean to the northeast.
Tag 4991: Poor attachment at first main crotch.
Tree has already lost a major upright just adjacent to first main crotch.
Page of 112 230
Tag 4992: Significant dieback at the top of the canopy.
Sparse foliage throughout the canopy.
Tag 4993: Sparse foliage in the canopy is noted.
Minor die back observed in the canopy.
Neighboring Monterey cypress canopy is conjoining with canopy of this
Monterey cypress.
Page of 113 230
Tag 4994: Upper canopy is beginning to conjoin with the neighboring
Monterey cypress canopy.
Tag 4995: Canopy conjoining with neighboring Monterey cypress trees.
Page of 114 230
Tag 4996: Minor dieback in canopy.
Skirt of the canopy is touching parked van underneath the tree.
Tag 4997: Canopy skirt is approximately 6 1/2 feet above grade, minor die
back noted and lower canopy.
Tag 4998: Canopy skirt is approximately 6 feet above grade at certain
points.
Tag 4999: Crossing limbs noted in canopy.
Minor dieback apparent throughout canopy.
Page of 115 230
Tag 5000: Canopy is growing up into the canopy of the neighboring
deodar cedar.
Tag 5001: No notable observations.
Page of 116 230
Tag 5002: Moderate die back noted throughout canopy from drought
stress.
Tag 5003: Moderate die back noted throughout canopy from drought
stress.
Page of 117 230
Tag 5004: Moderate die back noted throughout canopy from drought
stress.
Tag 5005: Palm fronds are growing around the neighboring pine tree.
Page of 118 230
Tag 5006: Canopy skirt is approximately 5ft above grade level at multiple
points.
Significant Ivy growing up the main stem and main uprights.
Moderate deadwood noted in canopy.
Tag 5007: Significant canopy dieback.
Fungal infection is causing the tree’s decline.
Page of 119 230
Tag 5008: Moderate deadwood noted in the canopy.
Slight mechanical damage on northwest side of the trunk.
Tag 5009: Canopy is enveloping adjacent lamp.
Minor deadwood noted in canopy.
Page of 120 230
Tag 5010: Fungal fruiting bodies noted on trunk and co-dominant upright.
Tag 5011: The canopy of this tree is growing entirely towards the eastern
direction due to competition for light with neighboring oak trees.
Page of 121 230
Tag 5012: Volunteer from another species growing at the base that could
affect the trees structural integrity.
Canopy has grown towards the south due to competition with neighboring
oak tree.
Tag 5013: Significant decay on co-dominant upright.
Multiple broken limbs in the upper canopy.
Canopy contains multiple overlapping limbs.
Canopy skirt is nearly touching the ground in multiple locations.
Canopy is obscuring adjacent lamppost.
Page of 122 230
Tag 5014: Significant decay on trunk and up both codominant uprights.
Canopy contains overlapping limbs.
Canopy skirt is approximately 3 feet above grade.
Tag 5015: Root system can be considered integral to the hillside grade
retention
Ivy growing up the trunk.
Page of 123 230
Tag 5016: Root system can be considered integral to the hillside grade
retention
Ivy growing up the trunk.
Minor deadwood noted in canopy.
Tag 5017: Significant Ivy growing up the trunk of the tree and both main
uprights.
Moderate deadwood noted in the canopy.
Page of 124 230
Tag 5018: Foliage is growing predominantly on the western side due to the
availability of light.
Tag 5019: Dense canopy with over-lapping limbs.
Page of 125 230
Tag 5020: Ivy growing up trunk.
Canopy is significantly obstructed by surrounding trees.
Tag 5021: Multiple trunks conjoined at the base, sharing a root system.
Root system is damaging the surrounding asphalt.
Page of 126 230
Tag 5022: Multiple volunteers growing from base of the trunk.
Tag 5023: Growing in close proximity to neighboring Mexican fan palm.
Page of 127 230
Tag 5024: Growing in close proximity to neighboring Mexican fan palm.
Tag 5025: Canopy skirt is approximately 3.5ft above grade at multiple
points.
Page of 128 230
Tag 5026: Canopy overhangs adjacent parking spaces.
Tag 5027: Dead
Page of 129 230
Tag 5028: Major decay on main-stem.
Death is imminent.
Tag 5029: Location is a poor for the health of the tree and surrounding
trees.
Canopy is growing at a northward lean.
Page of 130 230
Tag 5030: Decay noted in the upper canopy.
Signs of cankering at the base of the trunk.
Mechanical damage on trunk.
Crossing limbs in canopy.
Tag 5031: Upper canopy colliding into hedge.
Limb hanging over walkway that could pose danger to pedestrians on
path
Included bark noted at base of trunks.
Page of 131 230
Tag 5032: Significant decay noted on trunk, larger co-dominant upright
has been removed years ago and the wound is decaying.
Tag 5033: Trunk is colliding with roof of the adjacent structure.
Page of 132 230
Tag 5034: Tree has been heavily pruned into a hedge structure, with only
one upright extending over 15 feet tall.
Tag 5035: Tree has been topped, significant deadwood in the canopy.
Poor structure of canopy.
Page of 133 230
Tag 5036: Limbs of the upper canopy, extending over roof of adjacent
structure.
Tag 5037: Canopy growing in contact with roof of adjacent structure. Dead
Tag 5038: No notable observations.
Page of 134 230
Tag 5039: No notable observations.
Tag 5040: Moderate die back noted in canopy.
Poor connection at first main crotch.
Canopy growing over roof of adjacent structure.
Page of 135 230
Tag 5041: Wires around limb are girdling the tree.
Genevie branches are extending over roof of adjacent structure.
Minor die back noted in canopy.
Tag 5042: Tree is approximately 4ft from property PG&E utility apparatus.
Canopy branches are close to roof of adjacent structure.
Page of 136 230
Tag 5043: Significant decay noted in main-stem of tree, death is imminent.
Tag 5044: Co-dominant uprights are fused together resulting in poor
attachment.
Page of 137 230
Tag 5045: Significant decay at the base of the trunk.
Poor structural integrity and has potential for failure.
Tag 5046: Dead branch apparent in canopy.
Page of 138 230
Tag 5047: No notable observations.
Tag 5048: Canopy has a significant lean to the southwest.
Page of 139 230
Tag 5049: Trunk is growing in contact with property patio fence, canopy
limbs are extending over roof of adjacent structure.
Tag 5050: Sparse foliage in canopy, minor die back noted.
Page of 140 230
Tag 5051: Significant amount of dead limbs and decay noted in upper
canopy.
Tag 5052: Canopy has fused with adjacent canary island date palm.
Moderate deadwood in upper canopy.
Page of 141 230
Tag 5053: Tree is being pushed over by neighboring oak tree.
Canopy is only growing on southwest side due to lack of sunlight.
Tag 5054: Minor die back noted in upper canopy.
Page of 142 230
Tag 5055: Significant lean to the south, due to competition for light by
neighboring oak trees.
Tag 5056: Birds nest in canopy.
Minor deadwood noted in upper canopy.
Page of 143 230
Tag 5057: Canopy is leaning towards the south west due to competition
with neighboring oak trees for light.
Tag 5058: Moderate deadwood in upper canopy.
Dead limb noted in upper canopy.
Page of 144 230
Tag 5059: Medium limb is conjoined with power pole, moderate deadwood
in upper canopy, wound on main stem has evidence of decay
Tag 5060: Canopy is growing amongst the adjacent powerlines.
Page of 145 230
Tag 5061: Multiple dead limbs from itself and other trees have fallen into
the canopy.
Tag 5062: Moderate die back and deadwood in lower canopy.
Page of 146 230
Tag 5063: Ivy Growing up main stem and main uprights, deadwood
observed throughout canopy.
Tag 5064: Moderate deadwood throughout canopy.
Page of 147 230
Tag 5065: Significant Ivy growing up main stem and into canopy.
Tag 5066: Ivy growing up the main stem and both uprights up into canopy,
moderate deadwood noted throughout canopy.
Page of 148 230
Tag 5067: Ivy is growing up main stem, and both uprights all the way up to
the upper canopy.
Minor deadwood noted throughout canopy.
Tag 5068: Ivy growing up main stem.
Moderate deadwood noted throughout canopy.
Page of 149 230
Tag 5069: Minor deadwood in lower canopy.
Tag 5070: Moderate deadwood in the canopy.
Page of 150 230
Tag 5071: Dead rounds of old palm near base.
Included bark between co-dominant uprights.
Tag 5072: Moderate deadwood noted throughout canopy.
Page of 151 230
Tag 5073: Moderate deadwood noted throughout canopy.
Tag 5074: Moderate deadwood noted throughout canopy
Page of 152 230
Tag 5075: Moderate deadwood noted throughout canopy
Tag 5076: Ivy growing up main stem to middle of the canopy.
Moderate deadwood throughout canopy.
Page of 153 230
Tag 5077: Ivy growing up main stem and main uprights all the way to
upper canopy.
Tag 5078: Ivy growing up main stem up until upper canopy, tree has a
significant lean to the west due to competition for light.
Page of 154 230
Tag 5079: Ivy growing up the main stem.
Moderate deadwood noted throughout canopy.
Tag 5080: Tree has a significant lien to the Westwood direction due to
competition for light with neighboring oak trees.
Page of 155 230
Tag 5081: Ivy growing up main stem, and main uprights to upper portion of
the canopy.
Moderate deadwood noted throughout canopy.
Tag 5082: Ivy growing up main Stan, and main uprights, deadwood noted
throughout the canopy.
Page of 156 230
Tag 5083: Very significant deadwood throughout canopy.
Ivy growing up main stem to approximately 25-30 feet up the canopy.
Tag 5084: Moderate deadwood throughout canopy.
Significant lean to the west due to competition for light.
Page of 157 230
Tag 5085: Tree has a significant lien to the west due to competition with
neighboring oak trees for light.
Tag 5086: Co-dominant uprights of the tree have a major lateral lean to the
west.
Page of 158 230
Tag 5087: Moderate deadwood canopy.
Tag 5088: No notable observations.
Page of 159 230
Tag 5089: Slight Ivy growing up main stem.
Moderate deadwood throughout canopy.
Tag 5090: Moderate deadwood throughout canopy.
Page of 160 230
Tag 5091: Slight deadwood noted throughout canopy.
Tag 5092: Tree has a significant lean to the east due to competition light
with neighboring oak trees.
Page of 161 230
Tag 5093: Moderate deadwood noted throughout canopy.
Tree has a slight lean to the east.
Tag 5094: Ivy growing on trunk.
Moderate deadwood noted throughout canopy.
Page of 162 230
Tag 5095: Significant rot in the trunk, splitting crotch, cracking on the
trunk.
Deadwood and decay throughout the entire tree.
Tag 5096: Branches extending over the power cables and over the street.
Page of 163 230
Tag 5097: Branches extending over the power cables and over the street.
Tag 5098: Branches extending over the power cables and over the street.
Page of 164 230
Tag 5099: Ivy growing on trunk throughout canopy.
Tag 5100: Ivy growing on trunk throughout canopy.
Page of 165 230
Tag 5101: Ivy growing on trunk throughout canopy.
Tag 5102: Ivy growing on trunk throughout canopy.
Significant deadwood throughout canopy.
Page of 166 230
Tag 5103: Ivy growing on trunk throughout canopy.
Significant deadwood throughout canopy.
Tag 5104: Ivy growing on trunk throughout canopy.
Significant deadwood throughout canopy.
Page of 167 230
Tag 5105: Ivy is growing up trunk throughout branches and canopy.
Tag 5106: Ivy is growing up trunk throughout branches and canopy.
Tree has a significant westward lean.
Page of 168 230
Tag 5107: Ivy is growing up trunk throughout branches and canopy.
Tree has a significant westward lean.
Tag 5108: Ivy is growing up trunk throughout branches and canopy.
Page of 169 230
Tag 5109: Ivy is growing up trunk throughout branches and canopy.
Moderate deadwood noted throughout canopy.
Tag 5110: Old vines from removed Ivy exist in upper canopy.
Page of 170 230
Tag 5111: Ivy growing up main stem to the upper canopy.
Tag 5112: No notable observations.
Page of 171 230
Tag 5113: Ivy growing up main-stem and throughout canopy.
Tag 5114: Ivy growing up main-stem and throughout canopy.
Page of 172 230
Tag 5115: Ivy growing up main stem and throughout canopy.
Significant deadwood throughout canopy.
Partially constructed tree house.
Tag 5116: Minor deadwood in canopy.
Page of 173 230
Tag 5117: Minor deadwood noted throughout canopy.
Tree has a moderate Westward lean.
Tag 5118: Significant deadwood throughout canopy, tree has a Westward
lean.
Page of 174 230
Tag 5119: Moderate deadwood, noted in the canopy.
Slight mechanical damage on trunk 4 ft above grade.
Tag 5120: Ivy growing up main stem.
Slight deadwood noted in canopy.
Page of 175 230
Tag 5121: Tree has a westward lean.
Tag 5122: Ivy growing up main stem.
Tree has a significant westward lean.
Page of 176 230
Tag 5123: Ivy is growing up the main stem of the tree, moderate
deadwood.
Tag 5124: Tree has a significant southwest lean.
Page of 177 230
Tag 5125: Moderate deadwood noted throughout canopy.
Tree has a significant Westward lean.
Tag 5126: Moderate deadwood noted throughout canopy.
Page of 178 230
Tag 5127: Tree has a significant Northwest lean.
Tag 5128: Moderate deadwood throughout canopy.
Page of 179 230
Tag 5129: Moderate deadwood throughout canopy.
Tag 5130: Moderate deadwood throughout canopy.
Page of 180 230
Site Map
Page of 181 230
Protected Trees in the Town of Los Gatos
The Town of Los Gatos has established guidelines for the protection of trees.
Removing or excessively pruning a “Protected” tree requires a permit. The
guidelines classify protected trees as follows:
1.Trees with a 12-inch or greater diameter on developed residential
property.
2.Trees with an 8-inch or greater diameter on developed hillside
residential property.
3.Specific 8-inch or greater diameter tree species are located on any
developed residential property, including Blue Oak, California
Buckeye, Black Oak, and Pacific Madrone.
4.Trees with a 4-inch or greater diameter on vacant or non-residential
property.
5.Trees with a 4-inch or greater diameter when removal relates to any
development review.
6.Any tree mandated to be planted or retained by the terms and
conditions of a development approval, building permit, tree removal
permit, or code enforcement action.
However, there are exceptions, such as fruit or nut trees less than 18 inches in
diameter and certain other species less than 24 inches in diameter, including
Black Acacia, Tree of Heaven, Tulip Tree, various Eucalyptus species, Palm,
and Privet.
Tree tags to be retained during construction - 5056, 5057, 5059, 5060, 5062, 5063, 5075,
5087, 5088, 5089, 5090, 5091, 5092, 5093, 5094, 5095, 5096, 5097, 5098, 5099, 5100, 5101,
5102, 5103, 5104, 5115, 5116
Additional trees to be retained from addendum: 5464, 5465, 5466, 5468, 5474, 5475, 5476,
5485, 5486
Page of 182 230
All other trees must be removed to facilitate project construction.
Tree Protection Measures for construction
Construction Site - Tree Preservation
• To the extent feasible, avoid root damage through grading, trenching,
compaction, etc., at least within an area 1.5 times the ‘drip-line’ area of trees.
Where root damage cannot be avoided, roots encountered (over 1" diameter)
should be exposed approximately 12" beyond the area to be disturbed (towards tree
stem), by hand excavation, or with specialized hydraulic or pneumatic equipment,
cut cleanly with hand pruners or power saw, and immediately back-filled with soil.
Avoid tearing, or otherwise disturbing that portion of the root(s) to remain.
• Construct a temporary fence as far from the tree stem (trunk) as feasible, at the
drip-line of the tree, or to the specified location as directed by the project arborist.
This fencing should completely surround the tree, except in areas that will not have
any construction activity. Post no parking or storage signs outside / on fencing. Do
not attach posting to the main-stem of the tree.
• Do not allow vehicles, equipment, pedestrian traffic; building materials or
debris storage; or disposal of toxic or other materials inside of the fenced off
area.
• Trees that will be impacted by construction may benefit from fertilization, ideally
performed in the fall, and preferably prior to any construction activities.
• Mulch rooting area with an acidic, organic compost or mulch.
• Arrange for periodic (Biannual or Quarterly) inspection of tree's condition, and
treatment of damaging conditions (insects, diseases, nutrient deficiencies, etc.) as
they occur, or as appropriate.
• Individual trees likely to suffer significant impacts may require specific, more
Page of 183 230
extensive efforts and/or a more detailed specification than those contained within
these general guidelines.
Sec. 29.10.1005. Protection of trees during construction.
Protective tree fencing shall specify the following:
(1)Size and materials. Six (6) foot high chain link fencing, mounted on two-inch diameter
galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no
more than 10-foot spacing. For paving area that will not be demolished and when stipulated
in a tree preservation plan, posts may be supported by a concrete base.
(2)Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire dripline
area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist.
Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire
planter strip to the outer branches. Type III: Protection for a tree located in a small planter
cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk
from the ground to the first branch with 2-inch wooden boards bound securely on the
outside. Caution shall be used to avoid damaging any bark or branches.
(3)Duration of Type I, II, III fencing. Fencing shall be erected before demolition, grading or
construction permits are issued and remain in place until the work is completed. Contractor
shall Page 14 first obtain the approval of the project arborist on record prior to removing a
tree protection fence.
(4)Warning sign. Each tree fence shall have prominently displayed an 8.5 x 11-inch sign stating:
"Warning—Tree Protection Zone-this fence shall not be removed and is subject to penalty
according to Town Code 29.10.1025”
(5)Prior to the commencement of construction, install the fence at the dripline, around any tree
and/or vegetation to be retained which could be affected by the construction and prohibit any
storage of construction materials or other materials, equipment cleaning, or parking of
vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the
encroachment of the construction.
(6)Prohibit all construction activities within the TPZ, including but not limited to: excavation,
grading, drainage and leveling within the dripline of the tree unless approved by the Director.
(7)Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within
the dripline of or in drainage channels, swales or areas that may lead to the dripline of a
protected tree.
(8)Prohibit the attachment of wires, signs or ropes to any protected tree.
(9)Design utility services and irrigation lines to be located outside of the dripline when feasible.
(10)Retain the services of a certified or consulting arborist who shall serve as the project arborist
for periodic monitoring of the project site and the health of those trees to be preserved. The
Page of 184 230
project arborist shall be present whenever activities occur which may pose a potential threat
to the health of the trees to be preserved and shall document all site visits.
(11)The Director and project arborist shall be notified of any damage that occurs to a protected
tree during construction so that proper treatment may be administered.
Tree Protective Fencing
Page of 185 230
Sec. 29.10.1010. Pruning and maintenance.
All pruning shall be in accordance with the current version of the International Society of
Arboriculture Best Management Practices—Tree Pruning and ANSI A300-Part 1 Tree, Shrub and
Other Woody Plant Management—Standard Practices, (Pruning) and any special conditions as
determined by the Director. For developments, which require a tree preservation report, a
certified or consulting arborist shall be in reasonable charge of all activities involving protected
trees, including pruning, cabling and any other work if specified.
Any public utility installing or maintaining any overhead wires or underground pipes or conduits
in the vicinity of a protected tree shall obtain permission from the Director before performing
any work, including pruning, which may cause injury to a protected tree. (e.g. cable TV/fiber
optic trenching, gas, water, sewer trench, etc.).
Pruning for clearance of utility lines and energized conductors shall be performed in compliance
with the current version of the American National Standards Institute (ANSI) A300 (Part 1)-
Pruning, Section 5.9 Utility Pruning. Using spikes or gaffs when pruning, except where no other
alternative is available, is prohibited.
No person shall prune, trim, cut off, or perform any work, on a single occasion or cumulatively,
over a three-year period, affecting twenty-five percent or more of the crown of any protected tree
without first obtaining a permit pursuant to this division except for pollarding of fruitless
mulberry trees (Morus alba) or other species approved by the Town Arborist. Applications for a
pruning permit shall include photographs indicating where pruning is proposed. Page 15
No person shall remove any Heritage tree or large protected tree branch or root through pruning
or other method greater than four (4) inches in diameter (12.5” in circumference) without first
obtaining a permit pursuant to this division.
Sec. 29.10.1025. Enforcement—Remedies for violation.
In addition to all other remedies set forth in this code or otherwise provided by law, the following
remedies shall be available to the Town for violation of this division:
Page of 186 230
(1)Tree removals in absence of or in anticipation of development. If a violation occurs in the
absence of or prior to proposed development, then discretionary applications and/or building
permit applications will not be accepted or processed by the Town until the violation has
been remedied to the reasonable satisfaction of the Director. Mitigation measures as
determined by the Director may be imposed as a condition of any subsequent application
approval or permit for development on the subject property. A mitigation plan shall include
specific measures for the protection of any remaining trees on the property, and shall provide
for the replacement of each hillside tree that was removed illegally with a new tree(s) in the
same location(s) as those illegally removed tree(s). The replacement ratio shall be at a
greater ratio than that required in accordance with the standards set forth in Sec. 29.10.0985
of this division. If the court or the Director directs a replacement tree or trees to be planted as
part of the remedy for the violation, the trees shall be permanently maintained in a good and
healthy condition. The property owner shall execute a five-year written maintenance
agreement with the Town. For those trees on public property, replacement is to be
determined by the Director of Community Development or by the Director of Parks and
Public Works.
(2) Pending development applications. Incomplete applications will not be processed further
until the violation has been remedied. If an application has been deemed complete, it may be
denied by the Director or forwarded to the Planning Commission with a recommendation for
denial at the Director's discretion. Mitigation measures as determined by the director may be
imposed as Page 16 a condition of approval. A mitigation plan shall include specific measures for
the protection of any remaining trees on the property, and shall provide for the replacement of
each hillside tree that was removed illegally with a new tree(s) in the same location(s) as those
illegally removed tree(s). The replacement ratio shall be at a greater ratio than that required in
accordance with the standards set forth in Sec. 29.10.0985 of this division. If the court or the
Director directs a replacement tree or trees to be planted as part of the remedy for the violation,
the trees shall be permanently maintained in a good and healthy condition. The property owner
shall execute a five-year written maintenance agreement with the Town. For those trees on public
property, replacement is to be determined by the Director of Community Development or by the
Director of Parks and Public Works.
(3) Projects under construction. a. If a violation occurs during construction, the Town may issue
a stop work order suspending and prohibiting further activity on the property pursuant to the
grading, demolition, and/or building permit(s) (including construction, inspection, and issuance
of certificates of occupancy) until a mitigation plan has been filed with and approved by the
Director, agreed to in writing by the property owner(s) or the applicant(s) or both, and either
implemented or guaranteed by the posting of adequate security in the discretion of the Director.
A mitigation plan shall include specific measures for the protection of any remaining trees on the
property, and shall provide for the replacement of each hillside tree that was removed illegally
with a new tree(s) in the same location(s) as those illegally removed tree(s). The replacement
ratio shall be at a greater ratio than that required in accordance with the standards set forth in
Sec. 29.10.0985 of this division. If the court or the Director directs a replacement tree or trees to
be planted as part of the remedy for the violation, the trees shall be permanently maintained in a
good and healthy condition. The property owner shall execute a five-year written maintenance
agreement with the Town. For those trees on public property, replacement is to be determined by
Page of 187 230
the Director of Community Development or by the Director of Parks and Public Works. b. The
violation of any provisions in this division during the conduct by any person of a tree removal,
landscaping, construction or other business in the Town shall constitute grounds for revocation of
any business license issued to such person.
(4) Civil penalties. Notwithstanding section 29.20.950 relating to criminal penalty, any person
found to have violated section 29.10.0965 shall be liable to pay the Town a civil penalty as
prescribed in subsections a. through d. a. As part of a civil action brought by the Town, a court
may assess against any person who commits, allows, or maintains a violation of any provision of
this division a civil penalty in an amount not to exceed five thousand dollars per violation. b.
Where the violation has resulted in removal of a protected tree, the civil penalty shall be in an
amount not to exceed five thousand dollars per tree unlawfully removed, or the replacement
value of each such tree, whichever amount is higher. Such amount shall be payable to the Town
and deposited into the Tree Replacement Fund. Replacement value for the purposes of this
section shall be determined utilizing the most recent edition of the Guide for Plant Appraisal, as
prepared by the Council of Tree and Landscape Appraisers and the Species and Group
Classification Guide published by the Western Chapter of the International Society of
Arboriculture. c. If the court or the Director directs a replacement tree or trees to be planted as
part of the remedy for the violation, the trees shall be permanently maintained in a good and
healthy condition. The property owner shall execute a five year written maintenance agreement
with the Town. d. The cost of enforcing this division, which shall include all costs, staff time, and
attorneys' fees. Page 17
(5) Injunctive relief. A civil action may be commenced to abate, enjoin, or otherwise compel the
cessation of such violation.
(6) Costs. In any civil action brought pursuant to this division in which the Town prevails, the
court shall award to the Town all costs of investigation and preparation for trial, the costs of trial,
reasonable expenses including overhead and administrative costs incurred in prosecuting the
action, and reasonable attorney fees.
Page of 188 230
Sec. 29.10.1005. Protection of trees during construction.
Protective tree fencing shall specify the following: (1) Size and materials. Six (6) foot high chain
link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the
ground to a depth of at least two (2) feet at no more than 10-foot spacing. For paving area that
will not be demolished and when stipulated in a tree preservation plan, posts may be supported
by a concrete base. (2) Area type to be fenced. Type I: Enclosure with chain link fencing of either
the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or
consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence
around the entire planter strip to the outer branches. Type III: Protection for a tree located in a
small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around
the trunk from the ground to the first branch with 2-inch wooden boards bound securely on the
outside. Caution shall be used to avoid damaging any bark or branches. (3) Duration of Type I,
II, III fencing. Fencing shall be erected before demolition, grading or construction permits are
issued and remain in place until the work is completed. Contractor shall Page 14 first obtain the
approval of the project arborist on record prior to removing a tree protection fence. (4) Warning
sign. Each tree fence shall have prominently displayed an 8.5 x 11-inch sign stating: "Warning—
Tree Protection Zone-this fence shall not be removed and is subject to penalty according to Town
Code 29.10.1025". (b) All persons, shall comply with the following precautions: (1) Prior to the
commencement of construction, install the fence at the dripline, or tree protection zone (TPZ)
when specified in an approved arborist report, around any tree and/or vegetation to be retained
which could be affected by the construction and prohibit any storage of construction materials or
other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not
be altered in any way so as to increase the encroachment of the construction. (2) Prohibit all
construction activities within the TPZ, including but not limited to: excavation, grading, drainage
and leveling within the dripline of the tree unless approved by the Director. (3) Prohibit disposal
or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in
drainage channels, swales or areas that may lead to the dripline of a protected tree. (4) Prohibit
the attachment of wires, signs or ropes to any protected tree. (5) Design utility services and
irrigation lines to be located outside of the dripline when feasible. (6) Retain the services of a
certified or consulting arborist who shall serve as the project arborist for periodic monitoring of
the project site and the health of those trees to be preserved. The project arborist shall be present
whenever activities occur which may pose a potential threat to the health of the trees to be
preserved and shall document all site visits. (7) The Director and project arborist shall be notified
of any damage that occurs to a protected tree during construction so that proper treatment may be
administered. (Ord. No. 2114, §§ I, II, 8-4-03)
Page of 189 230
05/08/2024
Licensed Arborist - W. M. Smith
WE-13625A
Arborist Report Amendment
Site Address - 50 Los Gatos-Saratoga Rd, Los Gatos CA
Site Visit - April 29th, 2024
Licensed arborist William Smith visited the property located at 50 Los
Gatos - Saratoga Road, Los Gatos, in order to identify and assess all
remaining trees that have a trunk diameter at breast height of 4 inches or
greater.
The trees included in this tree inventory are coast live oak, ornamental
pear, various fruit trees, crape myrtle, japanese maple, podocarpus,
monterey pine, deodar cedar, mexican fan palm, atlas cedar, and various
other landscape trees.
Respectfully Submitted,
William Smith
Page of 190 230
Tree Tag
ID
Common
Name
Species D.B.H
.
Height Crown
Sprea
d
Conditio
n
Protection
5417 Ornamental
Pear
Pyrus
calleryana
4,2,2 11 9 Fair Exempt
5418 Ornamental
Pear
Pyrus
calleryana
5 18 10 Fair Exempt
5419 Loquat Eriobotrya
japonica
4,4 15 10 Fair Exempt
5420 Coastal Live
Oak
Quercus
agrifolia
5 15 11 Good Protected
5421 Yew Plum Pine Podocarpus
macrophyllus
5 12 5 Fair Protected
5422 Yew Plum Pine Podocarpus
macrophyllus
4 12 5 Fair Protected
5423 Mexican Fan
Palm
Washingtonia
robusta
6 6 7 Good Exempt
5424 Privet Ligustrum
lucidum
4,3,3 12 8 Fair Exempt
5425 Crepe Myrtle Lagerstroemia 4 14 11 Good Exempt
5426 Privet Ligustrum
lucidum
4 7 4 Poor Exempt
5427 Privet Ligustrum
lucidum
5 10 4 Poor Exempt
5428 Privet Ligustrum
lucidum
5 9 4 Fair Exempt
5429 Privet Ligustrum
lucidum
4,5 8 5 Poor Exempt
5430 Oleander Nerium
oleander
4,4,4 11 9 Good Exempt
5431 Oleander Nerium
oleander
4,4,4 12 9 Good Exempt
5432 Coastal Live
Oak
Quercus
agrifolia
4 10 6 Poor Protected
5433 Privet Ligustrum
lucidum
3,3,2,
2
10 5 Fair Exempt
5434 Privet Ligustrum
lucidum
4,2 10 5 Fair Exempt
Page of 191 230
5435 Privet Ligustrum
lucidum
4,3 10 6 Fair Exempt
5436 Privet Ligustrum
lucidum
4 9 5 Fair Exempt
5437 Privet Ligustrum
lucidum
4,4 15 7 Poor Exempt
5438 Privet Ligustrum
lucidum
5 15 9 Good Exempt
5439 Purple Leaf
Plum
Prunus
cerasifera
5 15 10 Poor Exempt
5440 Purple Leaf
Plum
Prunus
cerasifera
4,3 15 15 Good Exempt
5441 Blue Atlas
Cedar
Cedars
atlantica
4 18 6 Fair Protected
5442 Privet Ligustrum
lucidum
5 20 10 Fair Exempt
5443 Privet Ligustrum
lucidum
4 15 10 Fair Exempt
5444 Privet Ligustrum
lucidum
4 10 8 Fair Exempt
5445 Privet Ligustrum
lucidum
5 17 11 Fair Exempt
5446 Privet Ligustrum
lucidum
5 13 13 Fair Exempt
5447 Privet Ligustrum
lucidum
4,3,2 12 6 Fair Exempt
5448 Privet Ligustrum
lucidum
4,3 8 6 Good Exempt
5449 Privet Ligustrum
lucidum
5 11 10 Good Exempt
5450 Italian Cypress Cupressus
sempervirens
4 20 4 Good Protected
5451 Privet Ligustrum
lucidum
4,3 12 7 Good Exempt
5452 Purple Leaf
Plum
Prunus
cerasifera
3,3 15 7 Good Exempt
5453 Loquat Eriobotrya
japonica
4 21 7 Poor Exempt
Page of 192 230
5454 Smoke Tree Cotinus
coggygria
5,4,3 7 7 Good Protected
5455 Oleander Nerium
oleander
4,3,3,
3
10 8 Fair Exempt
5456 Pomegranate Prunita
granitum
4,3,4,
4,3,3,
4
8 8 Good Exempt
5457 Pomegranate Prunita
granitum
4,3,3,
3,2,2,
2
8 10 Fair Exempt
5458 Pomegranate Prunita
granitum
3,3,2,
2,3,3,
4,3,3
9 8 Fair Exempt
5459 Magnolia Magnolia
grandiflora
11 27 19 Fair Protected
5460 Japanese
Maple
Acer palmate 10,11 20 15 Fair Protected
5461 Crepe Myrtle Lagerstroemia 4 20 15 Good Protected
5462 Coastal Live
Oak
Quercus
agrifolia
4,3 12 4 Poor Protected
5463 Coastal Live
Oak
Quercus
agrifolia
4 18 8 Good Protected
5464 Deodar Cedar Cedrus
deodara
12,11 50 45 Good Protected
5465 Coastal Live
Oak
Quercus
agrifolia
6 21 15 Fair Protected
5466 Coastal Live
Oak
Quercus
agrifolia
11 35 24 Good Protected
5467 Coastal Live
Oak
Quercus
agrifolia
4 15 8 Fair Protected
5468 Coastal Live
Oak
Quercus
agrifolia
5 30 10 Fair Protected
5469 Coastal Live
Oak
Quercus
agrifolia
5 22 12 Good Protected
5470 Blue Atlas
Cedar
Cedars
atlantica
5 30 15 Fair Protected
5471 Blue Atlas
Cedar
Cedars
atlantica
4 30 8 Fair Protected
5472 Coastal Live
Oak
Quercus
agrifolia
8 35 12 Poor Protected
Page of 193 230
5473 Coastal Live
Oak
Quercus
agrifolia
6 24 7 Poor Protected
5474 Coastal Live
Oak
Quercus
agrifolia
6 35 15 Fair Protected
5475 Coastal Live
Oak
Quercus
agrifolia
5 27 9 Poor Protected
5476 Coastal Live
Oak
Quercus
agrifolia
5,3 30 10 Poor Protected
5477 Coastal Live
Oak
Quercus
agrifolia
4 25 10 Poor Protected
5478 Coastal Live
Oak
Quercus
agrifolia
4 24 7 Poor Protected
5479 Coastal Live
Oak
Quercus
agrifolia
4 28 8 Poor Protected
5480 Coastal Live
Oak
Quercus
agrifolia
5 25 7 Poor Protected
5481 Coastal Live
Oak
Quercus
agrifolia
5 22 10 Fair Protected
5482 Coastal Live
Oak
Quercus
agrifolia
7 35 15 fair Protected
5483 Privet Ligustrum
lucidum
4,5 25 9 Good Protected
5484 Coastal Live
Oak
Quercus
agrifolia
4 20 7 Poor Protected
5485 Coastal Live
Oak
Quercus
agrifolia
4 25 8 Poor Protected
5486 Coastal Live
Oak
Quercus
agrifolia
5 25 10 Poor Protected
Page of 194 230
Photographs and Observations
Tag 5417
This tree has a northern lean, the original main stem of this tree died, resulting in
multiple epicormic shoots growing from the root flare that currently comprise the
main uprights.
Tag 5418
This tree is growing along the perimeter chain-link fence. This tree has moderate
die back in the canopy.
Page of 195 230
Tag 5419
Foliage from large neighboring eucalyptus trees are growing over the canopy.
This tree has significant die back noted in the canopy due to lack of sunlight.
Tag 5420
The canopy of this tree is matted against the chain-link fence.
Page of 196 230
Tag 5421
Canopy of this tree is growing into the balcony of the property structure.
Tag 5422
This tree’s canopy is growing with a significant northern lean, due to pruning of
branches growing towards the structure to the south.
Page of 197 230
Tag 5423
No notable observations
Tag 5424
Tree has a large canker in the main stem. Significant die back noted in the
canopy. Minor decay. Cavities noted throughout the uprights.
Page of 198 230
Tag 5425
No notable observations
Tag 5426
This tree has significant decay cavities, is in very poor condition.
Page of 199 230
Tag 5427
This tree has significant decay cavities, is in very poor condition.
Tag 5428
This tree has a significant southern lien, and is in very poor condition.
Page of 200 230
Tag 5429
There are two main uprights growing from the root flare. Significant decay on the
main stems.
Tag 5430
Included bark between multiple uprights.
Page of 201 230
Tag 5431
Included bark between multiple uprights
Tag 5432
This tree has a significant eastern lean due to the canopy being shaded by
neighboring trees.
Page of 202 230
Tag 5433
This tree has multiple uprights growing from the roof flare. This tree has included
bark between two of the main uprights.
Tag 5434
The canopy of this tree is growing into the neighboring gazebo. This tree has
two main uprights growing from the roof flare.
Page of 203 230
Tag 5435
This tree has two main uprights growing from the root flare.
Tag 5436
This tree is in poor health with a very sparse canopy. The limited foliage is due to
having a lack of sunlight from neighboring trees over-shadowing the canopy.
Page of 204 230
Tag 5437
This tree has two main uprights growing from the root flare. This tree has
multiple minor decay cavities noted on the main uprights.
Tag 5438
This tree has included bark at the first main crotch. This tree’s canopy is growing
into the neighboring gazebo.
Page of 205 230
Tag 5439
This tree has significant rot/decay cavity on the main stem, approximately 1 foot
above grade. This tree has a significant southern lean.
Tag 5440
This tree has included bark between the two main uprights.
Page of 206 230
Tag 5441
This tree has a significant lean to the south, due to competition with neighboring
trees.
Tag 5442
This tree has a lean to the west due to competition with neighboring Hollywood
juniper tree.
Page of 207 230
Tag 5443
Moderate die back in the canopy. Majority of the foliage is on the southern side
due to competition for light.
Tag 5444
Moderate die back in the canopy. Majority of the foliage on the north-western
side due to competition for light.
Page of 208 230
Tag 5445
Sparse canopy due to competition for light.
Tag 5446
This tree has a significant eastern lean.
Page of 209 230
Tag 5447
This tree has significant die back in the canopy. This tree has multiple uprights
growing from the root flare. There are crisscrossing and fused limbs noted in the
canopy.
Tag 5448
This tree is growing up through a bush. The tree has a significant western lean.
Major decay cavity noted along the main stem.
Page of 210 230
Tag 5449
This tree is growing into the deck of the adjacent property, and up through a
landscape bush.
Tag 5450
No notable observations.
Page of 211 230
Tag 5451
Canopy of this tree is growing into neighboring chain-link fence. Canopy skirt of
this tree is touching the ground.
Tag 5452
Canopy of this tree is growing into the neighboring stone pine. Multiple
epicormic shoots are growing from the root flare.
Page of 212 230
Tag 5453
There is a significant decay cavity approximately 7 feet above grade, along the
main stem, with fungal fruiting bodies.
Tag 5454
This tree has a significant lean to the west side, due to competition with the
neighboring building for light.
Page of 213 230
Tag 5455
This tree has included bark between the major uprights. This tree has significant
die back in the upper canopy.
Tag 5456
This tree has approximately seven uprights, growing from the roof flare. Included
bark noted in between many of the uprights.
Page of 214 230
Tag 5457
This tree has included bark between the uprights. Significant decay noted at the
base of the major uprights, approximately 1 foot above grade.
Tag 5458
This tree has significant decay on many of the uprights at approximately 1 to 2
feet above grade. This tree has included bark between the major uprights.
Page of 215 230
Tag 5459
Moderate die back noted in the canopy.
Tag 5460
Moderate decay cavities noted on many of the branches in the upper canopy.
Page of 216 230
Tag 5461
Minor die noted in the canopy.
Tag 5462
This tree is in very poor condition.
Page of 217 230
Tag 5463
This coast live oak tree is growing at a significant eastern lean due to
competition with neighboring coast live oak.
Tag 5464
This tree has two main uprights, growing from the root flare with included bark at
the base of the trunks.
Page of 218 230
Tag 5465
Canopy of this tree has a northern lean. Minor deadwood noted in the canopy.
Tag 5466
This tree has two main uprights at approximately 10 feet above grade with
included bark. Moderate die back noted in the canopy.
Page of 219 230
Tag 5467
This tree has a significant northern lean. Fungal damage noted in the canopy.
Tag 5468
Tree has western lean.
Page of 220 230
Tag 5469
This tree has two co-dominant uprights with included bark between them.
*Bad visibility for a decent photograph*
Tag 5470
This tree is two co-dominant uprights at approximately 15 feet above grade with
included bark between them.
Tag 5471
This tree has one upright growing through the canopy of neighboring large oak
tree.
Page of 221 230
Tag 5472
Ivy is growing up the trunk, and is girdling this tree. Significant die back in the
upper canopy.
Tag 5473
Canopy of this tree is growing in a completely northern direction, and is very
sparse due to competition for light.
Page of 222 230
Tag 5474
Moderate die back noted in the canopy. This tree has a very sparse canopy.
Tag 5475
This tree is growing under the neighboring canopies of the oak trees.
Page of 223 230
Tag 5476
The canopy of this tree is growing in a north-western direction. This tree has a
very sparse canopy, and poor structure.
Tag 5477
This tree has fungal damage noted in the foliage of the canopy, the tree has a
very sparse canopy.
Page of 224 230
Tag 5478
This tree is growing in an entirely northern direction due to competition for light.
Tag 5479
This tree’s canopy is growing an entirely northern direction. Ivy is growing up the
trunk and girdling the tree.
Page of 225 230
Tag 5480
The canopy of this tree is growing in an entirely western direction. Foliage is very
sparse on this tree.
Tag 5481
This Live Oak is growing in a westward direction with a sparse canopy. This tree
has a dead tree leaning into the canopy with Ivy growing up the dead tree.
Page of 226 230
Tag 5482
Canopy of this tree is growing in a northern direction. Moderate deadwood
noted in the upper canopy.
Tag 5483
Canopy of this tree is growing into the neighboring live oak tree.
Page of 227 230
Tag 5484
This tree has a very sparse canopy.
Tag 5485
Canopy of this tree is growing in a northern direction. This tree has very sparse
foliage in the canopy.
Page of 228 230
Tag 5486
This tree has a canopy with very sparse foliage growing in a western direction
over the neighboring property.
Page of 229 230
Page of 230 230
Short title Town Code or Standard Requirement Proposal Justification Provided by Applicant
Building Height 29.60.440 35 ft max in the CH Zone 37 feet, four and one-half inches
SummerHill respectfully requests a waiver or reduction of development standards to increase the height limit from 35 feet to approximately 40 feet, in order to accommodate a Mission-style architectural aesthetic with low-sloping gabled and hipped roofs, consistent with the architectural styles of the
nearby neighborhoods. It is not physically possible to include a Mission-style roof with hips and gables and comply with the 35-foot height limit without
decreasing the number of floors or substantially reducing the ceiling heights, neither of which is consistent with the project as proposed and the project objectives. Increasing the height limit to approximately 40 feet would allow a Mission style roof with hips and gables without having a significant impact on
the surrounding neighborhood or the public.
Private Open Space 29.10.065 (1)
Private open space. Each ground floor dwelling unit shall have a minimum of two hundred (200) square feet of outdoor usable open space in the form of a single enclosed patio or deck
located essentially at the level of the main living area. The minimum horizontal dimension
for a patio is ten (10) feet and for a balcony is six (6) feet.
150 square feet per unit average with
minimum dimension of three feet.
SummerHill respectfully requests a waiver or reduction of development standards to decrease the amount of private open space required for each unit and
reduce the minimum dimension of private open space from 6 feet (or 10 feet at ground level) to 3 feet. Each unit will have a private deck or patio to use as private open space. However, it is not physically possible to provide 100 square feet of private open space for each unit (or 200 square feet at ground level)
with a minimum dimension of 6 feet (or 10 feet at ground level) without substantially reducing the living area of the units or eliminating units, neither of
which is consistent with the project as proposed or with the project objectives. Furthermore, eliminating units would reduce the number of BMP units provided by the project, which would conflict with the Town’s obligation to affirmatively further fair housing. SummerHill proposes to provide a patio or
deck for each unit with a minimum dimension of 3 feet and a minimum area of approximately 32 square feet, with an overall average area of
approximately 150 square feet per unit.
Short-Term Bicycle Parking ODS A.2.2 (1/unit)
Short-term bicycle parking shall be provided at a rate of one space per dwelling unit and one
space per 2,000 square feet of non-residential floor area.
155 units X 1 space per unit = 155 spaces 36 spaces
SummerHill respectfully requests a waiver or reduction of development standards to decrease the number of short-term bicycle parking spaces from one
space per unit to one space per ten units. Section A.2 of the Objective Design Standards for Qualifying Multi-Family and Mixed-Use Residential
Development requires one short-term bicycle parking space per unit. SummerHill will provide one short-term bicycle parking space per ten units. It is not
physically possible to provide more than the proposed number of short-term bicycle spaces without eliminating units or reducing floor area, which is not consistent with the project as proposed or the project objectives. Furthermore, as noted above, eliminating units would reduce the number of BMP units,
which would conflict with the Town’s obligation to affirmatively further fair housing.
Setbacks 29.60.435 (rear = 20 ft)
20 feet requirement for rear setback along those property lines which abut or are across from a lot in a residential zone. Plus one foot for each foor of building height over twenty
feet. 14.6 feet at Building 25
SummerHill respectfully requests a waiver or reduction of development standards to reduce the setback requirement along the shared property line with Los Gatos High School. Section 29.60.435 of the Town Code states that a rear setback of 20 feet plus 1 foot for each foot of building height over 20 feet is
required for rear yards which abut a lot in a residential zone. Although Los Gatos High School is an institutional use, the high school property is in the R1:20
residential zone. It is not physically possible to comply with the rear setback requirement without eliminating units or reducing floor area, which is not consistent with the project as proposed or the project objectives. Furthermore, as noted above, eliminating units would reduce the number of BMP units,
which would conflict with the Town’s obligation to affirmatively further fair housing.
Alley Widths
29.10.155 (c)(4), 29.10.06703, Town
Standar Plans ST-262 and ST-263
29.10.06703: Alleys shall have a right-of-way width of not less than thirty (30) feet and roadway width of not less than twenty-four (24) feet.
29.10.155 (c)(4): Driveways which serve more than twenty-five (25) parking spaces shall be
at least twelve (12) feet wide if they provide either ingress or egress only, and not less than twenty-two (22) feet wide if they provide both ingress and egress.
ST-262 and ST-263: Aisle width of 25 feet for 90-degree parking.
Private alleys range in width from 20 to
26 feet
SummerHill respectfully requests a waiver or reduction in development standards to reduce the minimum width of the private alleys to 20 feet. Sections 29.10.06702 and 29.10.06703 of the Town Code require a minimum right-of-way width of 56 feet for minor streets (24 feet for minor streets in hillside
areas if parking is prohibited on both sides of the street) and a minimum width of 30 feet for alleys. Section 29.10.155 of the Town Code requires driveways
which serve more than 25 parking spaces to be at least 22 feet wide if they provide both ingress and egress. (The term “driveway” is not defined in the Town’s zoning regulations.) Town Standard Plans ST-262 and ST-263 show an aisle width of 25 feet for 90-degree parking. A Court and B Alley will be a
minimum of 30 feet and 26 feet wide respectively. C Alley, D Alley and E Alley will be a minimum of 20 feet wide with standard 4-foot wide garage aprons,
and parallel parking will be prohibited along both sides of the alleys. The proposed alley widths meet the requirements of the California Fire Code and local
amendments. In addition, the proposed alley widths provide adequate space for vehicles to enter and exit all parking spaces for residents and guests. It is not physically possible to provide more than the proposed minimum width for the alleys without eliminating units or reducing floor area, which is not
consistent with the project as proposed or the project objectives. Furthermore, as noted above, eliminating units would reduce the number of BMP units,
which would conflict with the Town’s obligation to affirmatively further fair housing.
Setbacks Above Second Floor ODS B.1.2 (stepback 5 ft)Upper floors above two stories shall be set back by a minimum of five feet from the ground-floor façade. No upper floor setback
SummerHill respectfully requests a waiver or reduction of development standards to reduce or eliminate the additional third-floor setback. Objective
Design Standard B.1.2 requires floors above two stories to be set back by a minimum of five feet from the ground-floor façade. It is not physically possible
to provide the additional setback without eliminating units or reducing floor area, which is not consistent with the project as proposed or the project
objectives. Furthermore, as noted above, eliminating units would reduce the number of BMP units, which would conflict with the Town’s obligation to affirmatively further fair housing.
Retaining Wall Lengths ODS A.10.2
Retaining walls shall not run in a straight continuous direction for more than 50 feet without including the following:
a. A break, offset, or landscape pocket in the wall plane of at least three feet in length and
two feet in depth; andb. Landscaping at a minimum height of three feet at the time of installation along a
minimum of 60 percent of the total length of the retaining wall.One wall at 153 feet without a break.
SummerHill respectfully requests a waiver or reduction of development standards to allow certain sections of retaining wall along the property line to run
in a straight continuous direction for more than 50 feet without breaks, offsets, landscape pockets, or landscaping. Objective Design Standard A.10.2 states that retaining walls shall not run in a straight continuous direction for more than 50 feet without including both (a) a break, offset, or landscape pocket in
the wall plane of at least three feet in length and two feet in depth; and (b) landscaping at a minimum height of three feet at the time of installation along a
minimum of 60 percent of the total length of the retaining wall. All of the proposed retaining walls would comply with Standard A.10.2, with the exception of a 153-foot long retaining wall located along the frontage of the Highway 17 offramp. It is not physically possible to provide a break, offset or landscape
pocket in the wall or install landscaping along the wall, because the grade at the base of the wall is located off-site, and shifting the retaining wall on-site
would create inaccessible landscape pockets and reduce the amount of space available for the proposed units, which would cause a reduction in floor area or the number of units, which is not consistent with the project as proposed or the project objectives. Furthermore, as noted above, reducing the total
number of units would reduce the number of BMP units, which would conflict with the Town’s obligation to affirmatively further fair housing.
Fence/wall in Setback along a Street 29.50.035 and ODS A.9.1
29.50.035: Fencing is not permitted in required front yards or required yards abutting a
street in any nonresidential zone, except walls or fences not over three (3) feet high may be
erected to screen on-site parking spaces from the street.
ODS A.9.1: Fences, walls, and gates within required setbacks along all street frontages are
prohibited unless used to screen on-site parking spaces from view from the street.
Fence located in required setback along
Highway 17 offramp.
SummerHill respectfully requests a waiver or reduction of development standards in order to allow a fence or wall within the required setback area facing
the Highway 17 offramp and the section of Los Gatos-Saratoga Road west of the entry to the project site. Section 29.50.035 of the Town Code and Objective Design Standard A9.1 do not allow fences or walls within required setbacks along street frontages, except in limited situations. SummerHill proposes to
install a 7-foot tall wood fence (6 feet of solid wood plus one foot of lattice) and an 8-foot tall wood fence (7 feet of solid wood plus one foot of lattice)
within the required setbacks along the frontage of the Highway 17 offramp and the frontage of Los Gatos-Saratoga Road west of the entry to the project. The fences are physically necessary to provide privacy for the residents, safety for residents and the public while using the proposed bike and pedestrian
path along the frontage, and reduction of noise from Highway 17, consistent with the project as proposed and the project objectives. It is not physically
possible to provide the privacy, safety and quiet required for the project without the proposed fences.
Utility Box Screening ODS A.7.3
Street-level views of ground level utility cabinets, mechanical equipment, trash, and service
areas shall be screened from sight with landscape planting, fencing, or a wall, as allowed by the Town Code. The screening shall be at least the same height as the item being screened
and screening that is not landscape material shall be constructed with one or more of the
materials used on the primary building.
Above-ground utility boxes without
screening.
SummerHill respectfully requests a waiver or reduction of development standards to allow partial screening of ground-level utility cabinets. Objective Design Standard A.7.3 requires street-level views of ground-level utility cabinets to be screened from sight with landscape planting, fencing, or a wall.
SummerHill proposes to use a combination of fences and landscape planting to partially screen groundlevel utility cabinets from sight. However, due to
public utility requirements for clear access and Town requirements for sight distance at intersections, it is not physically possible for the project to fully screen the utility cabinets without eliminating units or reducing floor area, which is not consistent with the project as proposed or the project objectives.
Furthermore, as noted above, eliminating units would reduce the number of BMP units, which would conflict with the Town’s goal to affirmatively further
fair housing.
Variation in Building Mass ODS B.4.1.a
Buildings greater than two stories shall be designed to differentiate the base, middle, and top of the building on any street-facing façade. Each of these elements shall be distinguished
from one another using at least two of the following solutions:
a. Variation in building mass for a minimum of 60 percent of the length of the street-facing façade through changes in the façade plane that protrude or recess with a minimum
dimension of two feet;
SummerHill respectfully requests a waiver or reduction of development standards to allow alternate techniques for differentiating between the base, middle and top of the alley-facing façades. Objective Design Standard B.4.1 requires that the project use at least two specified architectural techniques to
differentiate the base, middle and top of each street-facing façade. The project complies with Standard B.4.1 with respect to all façades that face public
streets. However, with respect to façades that face internal private alleys, the project uses different techniques to differentiate the base, middle and top of the façades. For example, the project uses variations in building mass that protrude or recess 18 inches from the façade, rather than 24 inches. While these
alternate techniques meet the spirit of Standard B.4.1, it is not physically possible to fully comply with Standard B.4.1 with respect to the alley-facing
façades without eliminating units or reducing floor area, which is not consistent with the project as proposed or the project objectives. Furthermore, as noted above, eliminating units would reduce the number of BMP units, which would conflict with the Town’s obligation to affirmatively further fair
housing.
Tandem Parking Division 4, Parking
Two parking spaces in a private garage require interior clear dimension of 20 feet by 20 feet,
which does not accommodate a tandem confirguration.Tandem configuration.
SummerHill respectfully requests that the Town allow SummerHill to use tandem parking spaces to meet the Town’s parking requirements. SummerHill
proposes to use a tandem configuration for the attached two-car garage for 31 of the two-bedroom units, consistent with the State Density Bonus Law. All
other garages will have side-by-side configurations consistent with Town standards.
REQUESTED WAIVERS THROUGH STATE DENSITY BONUS LAW
EXHIBIT 10
This Page
Intentionally
Left Blank
From:Brotman, Jared
To:Sean Mullin
Cc:Ebrahimi, Kevin; Hickey, John
Subject:RE: Neighbor Outreach - 50 Los Gatos-Saratoga
Date:Wednesday, February 5, 2025 1:41:26 PM
Attachments:image002.pngimage004.pngimage005.pngimage006.pngimage008.pngimage009.pngimage010.jpg
[EXTERNAL SENDER]
Hi Sean, please see below for a list of meetings we have had with various groups and individuals in
the community.
Met with Bella Vista Neighborhood
Met with developers of 405 Alberto
Met with Owner of motel/restaurant across the street from our project
Met with Lee Fagot on various occasions, he included others who were interested in the
development
Met with previous superintendent of Los Gatos-Saratoga Union High School District
Met with new interim superintendent of Los Gatos-Saratoga Union High School District
Met again with Bella Vista Neighborhood
Met with Alberto Way Neighborhood
Best,
Jared Brotman
Director of Development
SummerHill Homes
Tel • Mobile
shhomes.com
Connect With Us:
All subject matter contained in this email is confidential and proprietary to SummerHill Homes LLC and should not be disclosed to any person not listed
as an original recipient. SummerHill Homes LLC. All rights reserved.
EXHIBIT 11
This Page
Intentionally
Left Blank
50 Los Gatos - Saratoga Rd - Los Gatos, CA
View 1
1
EXHIBIT 12
50 Los Gatos - Saratoga Rd - Los Gatos, CA
View 2 2
50 Los Gatos - Saratoga Rd - Los Gatos, CA
View 3 3
50 Los Gatos - Saratoga Rd - Los Gatos, CA
View 4 4
16/2P16/2P16/2P16/2P16/2P16/2PBLDG 3BLDG 4BLDG 5BLDG 10BLDG 11BLDG 12BLDG 13BLDG 14BLDG 15BLDG 16BLDG 17BLDG 19BLDG 20BLDG 21BLDG 22BLDG 23BLDG 24BLDG 25BLDG 26BLDG 27BLDG 28BLDG 2BLDG 6BLDG 1BLDG 9BLDG 8BLDG 7BLDG 18PHASE 1PHASE 2PHASE 3PHASE 4PHASE 5PHASE 6PHASE 7PHASE 8PHASE 12PHASE 9PHASE 13PHASE 14PHASE 15PHASE 16PHASE 17PHASE 18PHASE 19PHASE 20PHASE 21PHASE 23PHASE 24PHASE 25PHASE 26PHASE 27PHASE 28PARCEL IPARCEL GPARCEL CPARCEL DPARCEL EPARCEL FPARCEL HPARCEL BPHASE 22PHASE 10PHASE 11PHASE 11A COURTB ALLEYC ALLEYD ALLEYD ALLEYE ALLEYB ALL
E
Y
LOS GATOS-SARATOGA
ROADHIGHWAY 17
C ALLEYPARCEL A56789101112131415161718192021222324252627282930313233343536373839404142434445465049484779787776755152535455565758596061626364656667686970717273748081828384858687888990919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135136137138139140141142143144145146147148149154153152151150155214PHASING PLANPHASEBLDG # / PARCELUNIT NUMBERS(MULTI-FAMILY)NUMBER OFUNITSPHASING PLANPHASEBLDG # / PARCELUNIT NUMBERS(MULTI-FAMILY)NUMBER OFUNITSH:\3812-000\ACAD\EXHIBITS\XB-054 - CONSTRUCTION PHASING EXHIBIT.DWGCONSTRUCTION PHASING EXHIBIT50 LOS GATOS - SARATOGA ROADTOWN OF LOS GATOS SANTA CLARA COUNTY CALIFORNIASCALE: 1" = 30'DATE: JUNE 3, 2024151050CIVIL ENGINEERSSURVEYORSPLANNERSSAN RAMONWWW.CBANDG.COMROSEVILLE(925) 866-0322(916) 788-4456LEGENDPARCEL ABLDG 11PHASE 11EXHIBIT 13
This Page
Intentionally
Left Blank
O D S P a g e | 1
50 Los Gatos-Saratoga Road
March 27, 2024
SummerHill Homes Responses Dated April 11, 2024
SummerHill Homes Responses Dated June 6, 2024
SummerHill Homes Responses Dated July 30, 2024
SummerHill Homes Reponses Dated October 11, 2024
SummerHill Homes Reponses Dated November 15, 2024
Appendix B – OBJECTIVE DESIGN STANDARDS CHECKLIST
APPLICANT RESPONSIBILITY
Applicants are responsible for accurately responding to each objective design standard listed below by indicating whether each standard has been met or does not apply. Applicants shall indicate the sheet(s) within the project
plans that show compliance with each objective design standard.
A. SITE STANDARDS
STAFF RESPONSE
SUMMERHILL HOMES RESPONSE
A.1. Pedestrian Access
YES NO N/A Objective Design Standard SHEET
X
A.1.1 All on-site buildings, entries, facilities, amenities, and vehicular and
bicycle parking areas shall be internally connected with a minimum
four-foot-wide pedestrian pathway or pathway network that may
include use of the public sidewalk. The pedestrian pathway network
shall connect to the public sidewalk along each street.
C.2, L1.0
Standard not met. Revise plans and specify on which sheet(s)
the four-foot wide pathways are shown and provide a detail
demonstrating that all of the pedestrian pathways shall be a
minimum of four feet.
Please see sheets A06, C.2 and L1.0 for
onsite pedestrian pathway. Dimensions and
note have been added to both sheets
stating pathways shall be a minimum of 4’
in width.
X
A.1.2 Pedestrian pathways within internal parking areas shall be separated
from vehicular circulation by a physical barrier, such as a grade
separation or a raised planting strip, of at least six inches in height
and at least six feet in width. A pedestrian pathway is exempt from
this standard where it crosses a parking vehicular drive aisle.
Does not apply. Standard does not apply.
A.2. Short-Term Bicycle Parking (Class II)
YES NO N/A Objective Design Standard SHEET
X
Short-term bicycle parking (Class II bicycle parking facility) consists of racks
that support the bicycle frame at two points and allow for the bicycle frame
and one wheel to be locked to the rack with a U-lock. L2.0
Standard not met. Sheet L1.0 does not demonstrate that the
proposed bike rack meets the standards since no dimensions or
rack details are provided. Bike rack detail is provided on Sheet
L2.0. Update sheet reference to this document.
Detail D on sheet L2.0 has been revised to
demonstrate bike rack standards.
X A.2.1 Short-term bicycle parking space shall be located within 50 feet of the
primary pedestrian building entrance.
Does not apply. Standard does not apply.
X A.2.2 Short-term bicycle parking shall be provided at a rate of one space per
dwelling unit and one space per 2,000 square feet of non-residential
floor area.
Density Bonus Law waiver from standard A.2.2 requested in
Letter of Justification.
A State Density Bonus Law waiver has been
requested.
X A.2.3 Each short-term bicycle parking space shall be a minimum of seven
feet in length and two feet in width. L2.0
This standard applies and is not met. Revise the bike parking
space detail provided on Sheet L2.0 to meet the minimum
length of seven feet. Add sheet reference to this document.
Detail D on sheet L2.0 has been revised to
demonstrate bike rack standards.
X A.2.4 If more than 20-short term bicycle spaces are provided, at least 50
percent of the spaces shall be covered by a permanent solid-roofed
weather protection structure.
This standard does not apply since only 16 short term bike
parking spaces are proposed as reflected in the Letter of
Justification.
Standard does not apply.
EXHIBIT 14
O D S P a g e | 2
A.3. Long-Term Bicycle Parking (Class I) STAFF RESPONSE SUMMERHILL HOMES RESPONSE
YES NO N/A Objective Design Standard SHEET
X
Long-term bicycle parking facilities (Class I bicycle parking facility) consists of
bicycle lockers or bicycle rooms with key access for use by residents.
This standard does not apply since the proposed development
includes individual garages for each unit.
This standard does not apply since the
proposed development includes individual
garages for each unit.
X
A.3.1 Long-term bicycles parking facilities shall be located on the ground
floor and shall not be located between the building and the street.
This standard does not apply since the proposed development
includes individual garages for each unit.
This standard does not apply since the
proposed development includes individual
garages for each unit.
X
A.3.2 Multi-family residential and residential mixed-use buildings shall
provide one long-term bicycle parking space per dwelling unit.
Developments such as townhomes that include individual garages for
each unit shall not be required to provide long-term bicycle parking.
TH garages This standard does not apply since the proposed development
includes individual garages for each unit.
This standard does not apply since the
proposed development includes individual
garages for each unit.
X
A.3.3 Bicycle locker minimum requirements: This standard does not apply since the proposed development
includes individual garages for each unit.
Standard does not apply.
X
a. Dimensions of 42 inches wide, 75 inches deep, and 54 inches
high.
Does not apply. Standard does not apply.
X
b. Must withstand a load of 200 pounds per square foot. Does not apply. Standard does not apply.
X
c. Opened door must withstand 500-pound vertical load. Does not apply. Standard does not apply.
X
A.3.4 Bicycle rooms with key access minimum requirements: This standard does not apply since the proposed development
includes individual garages for each unit.
Standard does not apply.
X
a. Bicycle rooms shall have a minimum ceiling height of seven feet. Does not apply. Standard does not apply.
X
b. Bicycle rooms shall contain racks that support the bicycle frame
at two points and allow for the bicycle frame and one wheel to
be locked to the rack with a U-lock.
Does not apply. Standard does not apply.
X
c. Long-term bicycle parking spaces shall be served by an aisle with
a minimum width of six feet.
Does not apply. Standard does not apply.
X
d. Maneuverability space of at least two feet shall be provided
between the aisle and long-term bicycle parking spaces
Does not apply. Standard does not apply.
X
e. Each horizontal long-term bicycle parking space shall be a
minimum of seven feet in length, two feet in width, four-and
one-half feet in height. Each vertical long-term bicycle parking
space shall be a minimum of three-and one-half feet in length,
two feet in width, and seven feet in height.
Does not apply. Standard does not apply.
A.4. Vehicular Access
YES NO N/A Objective Design Standard SHEET
X
A.4.1 Off-street parking lots shall have vehicular circulation using an
internal vehicular network that precludes the use of a public street for
aisle-to-aisle internal circulation.
A07 Standard met. Standard met.
A.5. Parking Location and Design
YES NO N/A Objective Design Standard SHEET
X
A.5.1 Surface parking lots and carports shall not be located between the
primary building frontage and the street.
A07 Correction required. This standard does apply. Sheet A07
demonstrates that the standard has been met. Update
response on this sheet to indicate “YES”.
Standard met, please see sheet A07.
O D S P a g e | 3
X
A.5.2 Uncovered parking rows with at least 15 consecutive parking spaces
shall include a landscape area of six feet minimum width at intervals
of no more than 10 consecutive parking stalls. One tree shall be
provided in each landscape area.
A07 Does not apply. Standard does not apply.
A.6. Parking Structure Access STAFF RESPONSE SUMMERHILL HOMES RESPONSE
YES NO N/A Objective Design Standard SHEET
X
A.6.1 Any vehicular entry gate to a parking structure shall be located to
allow a minimum of 18 feet between the gate and the back of the
sidewalk to minimize conflicts between sidewalks and vehicle
queuing.
Does not apply. Standard does not apply.
X
A.6.2 A parking structure shall not occupy more than 50 percent of the
building width of any street-facing façade, and it shall be recessed a
minimum of five feet from the street-facing façade of the building.
Does not apply. Standard does not apply.
X
A.6.3 For projects with five or more residential units and that have a vehicle
access gate to the parking structure, a pedestrian gate shall also be
provided.
Does not apply. Standard does not apply.
A.7. Utilities
YES NO N/A Objective Design Standard SHEET
X
A.7.1 Pedestrian-oriented lighting shall be provided along all pedestrian
paths in community recreation spaces. Exterior lighting fixtures shall
be a minimum of three feet and a maximum of 12 feet in height.
Light fixtures shall be placed along the pedestrian path at a spacing of
no more than 30 linear feet.
L2.1, L6.0, A07 Standard not met. Sheet L6.0 provides details of the location
of light poles along roadways. The light pole and fixture shown
on Sheet L2.1 exceeds the maximum height of 12 feet. Revise
plans and specify on which sheet(s) full details are provided for
pedestrian path lighting, including location, fixture type, and
interval between fixtures to meet this standard.
Street pole lighting locations are shown on
L6.0. Detail B on sheet L2.1 has been
revised and does not exceed 12’. Additional
lights have been added to the project as
shown on sheets PrSL2, PrSL3, INT2, INT3,
L1.0, L1.3 and A07 to place them 30’ or less
apart from each other. The previous State
Density Bonus Law waiver request has been
retracted for this standard.
X
A.7.2 Exterior lighting shall be fully shielded and restrain light to a minimum
30 degrees below the horizontal plane of the light source. Lighting
shall be arranged so that the light will not shine directly on lands of
adjacent residential zoned properties. Uplighting is prohibited.
L2.1, L6. Standard not met. Sheet L6.0 provides details of the location
of light poles and does not provide details to meet this
standard. Sheet L2.1 provides details of the pole mounted
fixture but does not provide adequate details to meet this
standard. Specifically, the detail does not show how the fixture
is shielded or how light is restrained to a minimum 30 degrees
below the horizontal plane of the light source. Other exterior
light fixture shown on Sheet A33 do not provide these details
either. Also, path lighting fixture details are not provided.
provides details of the location of light poles. No details are
provided of pedestrian path lighting location, fixture type, or
interval between fixtures. Revise plans and specify on which
sheet(s) full details are provided to meet this standard.
A note has been to sheet L2.1 stating
“Street light fixture to be shielded and light
to be retrained to a minimum 30 degrees
below the horizontal plane of the light
source.”
X
A.7.3 Street-level views of ground level utility cabinets, mechanical
equipment, trash, and service areas shall be screened from sight with
landscape planting, fencing, or a wall, as allowed by the Town Code.
The screening shall be at least the same height as the item being
screened and screening that is not landscape material shall be
L1.3 Standard not met. Sheet L1.0 does not show the location of
proposed utility boxes. Include a sheet that clearly shows the
location of the utility boxes. Provide details on the height of
the boxes and the landscaping proposed for screening to meet
this standard.
Sheet L1.3 “Screening at Transformers” has
been added to the set to show location of
each transformer and an enlargement
detailing proposed screening.
O D S P a g e | 4
constructed with one or more of the materials used on the primary
building.
This has been changed from “Yes” to “No”.
A State Density Bonus waiver has been
requested to allow for partial screening.
X
A.7.4 Rooftop mechanical equipment shall be screened from view from the
street. Solar equipment is exempt from this requirement.
Does not apply. Standard does not apply.
A.8. Landscaping and Screening STAFF RESPONSE SUMMERHILL HOMES RESPONSE
YES NO N/A Objective Design Standard SHEET
X
A.8.1 At least 50 percent of the front setback area shall be landscaped. L1.2 Standard not met. Sheet L1.0 does not provide details to meet
this standard. Provide a diagram and calculation showing gross
area of the required front setback and the percent of the area
being landscaped to meet this standard.
Sheet L1.2 has been added to the plan set
to display area of project made of up
softscape landscaping. As proposed, the
project has 29% of the whole area as
landscaping and 62% of the front setback
area as landscaping.
X
A.8.2 A minimum 10-foot-wide landscape buffer shall be provided along the
full length of the shared property line between multi-family or
Residential Mixed-Use development and abutting residential
properties. The buffer shall include the following:
a. A solid masonry wall with a six-foot height, except within a
street-facing setback where walls are not permitted; and
b. Trees planted at a rate of at least one tree per 30 linear feet
along the shared property line. Tree species shall be selected
from the Town of Los Gatos Master Street Tree List and shall be a
minimum 15-gallon size.
Does not apply. Standard does not apply.
X
A.8.3 Surface parking lots shall be screened from view of the street with
landscaping or a wall with a minimum three-foot height to screen the
parking lot when not already screened by a primary building. When
located in a street-facing setback, screening may not exceed a height
of three feet.
Does not apply. Standard does not apply.
A.9. Fencing
YES NO N/A Objective Design Standard SHEET
X
A.9.1 Fences, walls, and gates within required setbacks along all street
frontages are prohibited unless used to screen on-site parking spaces
from view from the street.
L1.0 Standard not met. Sheet L1.0 shows a 6’ solid wood fence with
1’ lattice top along portions of the property line abutting Los
Gatos-Saratoga Road and the HWY 17 offramp within the
setback and is not required to screen on-site parking.
A State Density Bonus Law waiver is being
requested to allow 6’ fencing with 1’ lattice
on top.
X
A.9.2 Chain link fencing is prohibited. Does not apply. Standard does not apply.
X
A.9.2 Perimeter barrier gates for vehicles and pedestrian entry gates shall
have a maximum height of six feet.
Does not apply. Standard does not apply.
X
A.9.4 Solid vehicular and pedestrian entry gates are prohibited. Entry gates
shall be a minimum 50 percent open view.
Does not apply. Standard does not apply.
A.10. Retaining Walls
YES NO N/A Objective Design Standard SHEET
X
A.10.1 Retaining walls shall not exceed five feet in height. Where an
additional retained portion is necessary, multiple-terraced walls shall
be used. Terraced walls shall set back at least three feet from the
lower segment.
C.3, C.4 Standard met. Standard met.
O D S P a g e | 5
X
A.10.2 Retaining walls shall not run in a straight continuous direction for
more than 50 feet without including the following:
a. A break, offset, or landscape pocket in the wall plane of at least
three feet in length and two feet in depth; and
b. Landscaping at a minimum height of three feet at the time of
installation along a minimum of 60 percent of the total length of
the retaining wall.
C.3 Standard not met. The retaining wall information included on
Sheet C.3 does not provide details to show the retaining walls
meet this standard. Specifically, the linear footage of the
retaining wall segments is not provided to determine if
additional breaks are needed. Per the indicated scale on the
detail, several segments of retaining wall exceed 50 linear feet
without a break or change in direction. Additionally, update
sheet reference to include L1.0 to show compliance with
A.10.2.b.
A State Density Bonus Law waiver is being
requested to allow a retaining wall greater
than 50’ continue. Dimensions and details
have been included on sheet C.3.
A.11. Landscaped, Private, and Community Recreation Spaces STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
A.11.1 The landscaped, private, and community recreation spaces listed below are
required for all qualifying projects. Community recreation spaces and private
recreation spaces are calculated independent of each other. Landscaped areas
within community recreation spaces can contribute to required minimums for both
landscaped area and community recreation space.
Standard not met. See comments below.
X
a. Landscaped space: A minimum of 20 percent of the site area shall be
landscaped.
L1.2 Standard not met. A diagram and calculation showing
landscaping on a minimum of 20 percent of the site area is
needed.
Sheet L1.2 has been added to the plan set
to display area of project made of up
softscape landscaping. As proposed, the
project has 29% of the whole area as
landscaping and 62% of the front setback
area as landscaping.
X
b. Private recreation space: The minimum horizontal dimension is six feet in any
direction and a minimum area of 60 square feet. The minimum vertical
clearance required is eight feet. Private recreation space shall be directly
accessible from the residential unit. Landscaped sections of private recreation
space shall not count towards required landscaping requirements.
Standard not met. Density Bonus Law waiver requested from
private open space required dimension of six feet as stated in
standard A.11.1.b [as well as Town Code Section 29.10.065 (1)]
to four and one-half feet is included in the Letter of
Justification. Vertical clearance requirement still applies.
Provide details showing compliance with this component of the
standard.
A State Density Bonus Law waiver is being
requested for the private recreation
space.
X
i. Each ground floor dwelling unit shall have a minimum of 120 square feet of
usable private recreation space.
Density Bonus Law waiver requested in the Letter of
Justification from required usable private open space area per
unit of 120 square feet as stated in standard A.11.1.b.i.
A State Density Bonus Law waiver is being
requested for the private recreation
space.
X
ii. Each dwelling unit above the ground floor shall have a minimum of 60
square feet of usable private recreation space. Where multiple balconies
are provided for a single unit, the 60-square-foot minimum can be an
aggregate of all balconies, provide each balcony meets the requirements for
minimum horizontal dimensions.
A08, A14, A17,
A20, A23, A26, A29
Standard met. This has been changed from “Yes” to
“No” A State Density Bonus Law waiver is
being requested for the private
recreation space.
X
c. Community recreation space: The minimum dimensions are 10 feet by six feet.
A minimum of 60 percent of the community recreation space shall be open to
the sky and free of permanent solid-roofed weather protection structures.
Community recreation space shall provide shading for a minimum 15 percent
of the community recreation space by either trees or structures, such as
awnings, canopies, umbrellas, or a trellis. Tree shading shall be calculated by
using the diameter of the tree crown at 15 years maturity. Shading from other
built structures shall be calculated by using the surface area of the overhead
feature.
Standard not met. Standard A.11.1.c, including subsections i
through iv, are applicable to this project. Revise plans and
specify on which sheet(s) details are provided to meet this
standard.
Sheet L1.2 has been added to the plan set
to show landscaping and Community
Recreation space. 10’ by 6’ dimensions
are shown in each of the areas which
make up 17,700 square feet. Tree
shading has been added to the plan to
show 15-year maturity and no less than
60% of the Community Recreation space
O D S P a g e | 6
shall be open to the sky. This has been
changed from “No” to “Yes”.
X
i. Community recreation space shall be provided in Residential Mixed-Use
developments at a minimum of 100 square feet per residential unit plus a
minimum of two percent of the non-residential square footage.
Standard not met. Provide a diagram/site plan identifying the
community recreation spaces and a calculation of these areas.
Specify on which sheet(s) details are provided to meet this
standard.
Not applicable as this project is not a
mixed-use community.
X
ii. Community recreation space shall be provided in multi-family residential
development projects at a minimum of 100 square feet per residential unit.
Standard not met. Revise plans and specify on which sheet(s)
details are provided to meet this standard.
Sheet L1.2 has been added to the plan set
to show landscaping and Community
Recreation space of 17,700 square feet,
greater than the requirement of 15,500
square feet based on unit count.
X
iii. A project with four or less residential units is exempt from community
recreation space requirements.
Standard not met. Revise plans and specify on which sheet(s)
details are provided to meet this standard.
Noted, thank you. The exemption does
not apply.
X
iv. Landscaped roof space can satisfy both required landscaping requirements
and community recreation space requirements. Landscaped roof space
may not be used to satisfy more than 50 percent of the required
landscaping for the site.
Standard not met. Revise plans and specify on which sheet(s)
details are provided to meet this standard.
Noted, thank you. We are not proposing
any rooftop landscaping.
A.12. Building Placement STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
X
A.12.1 To ensure buildings provide a continuous frontage along sidewalks, development in
commercial zones shall place at least 75 percent of any ground floor street-facing
façade on or within five feet of the setback line designated in the Town Code.
Does not apply. Standard does not apply.
X
A.12.2 A Residential Mixed-Use project with a ground-floor non-residential use shall
provide site amenities on a minimum of 15 percent of the ground plane between
the building and the front or street-side property line. The site amenities shall be
comprised of any of the following elements:
Does not apply. Standard does not apply.
X a. Landscape materials or raised planters; Does not apply. Standard does not apply.
X b. Walls designed to accommodate pedestrian seating, no higher than 36 inches; Does not apply. Standard does not apply.
X c. Site furnishings, including fountains, sculptures, and other public art; or Does not apply. Standard does not apply.
X d. Tables and chairs associated with the ground floor use. Does not apply. Standard does not apply.
B. BUILDING DESIGN STAFF RESPONSE
B.1. Massing and Scale
YES NO N/A Objective Design Standard SHEET
X
B.1.1 Multiple-story building façades that face a street shall incorporate breaks in the
building mass by implementing a minimum of three of the following solutions along
the combined façade area of all primary buildings facing the street:
Standard not met. See additional comments below.
X a. A minimum of 40 percent of the upper floor façade length shall step back from
the plane of the ground-floor façade by at least five feet;
Standard not implemented
X
b. Changes in the façade plane with a minimum change in depth of two feet for a
minimum length along the façade of two feet at intervals of no more than 30
feet;
A14.1, A17.1, A20.1,
A23.1
Standard not met. The referenced sheets do not provide
dimensions to meet this standard.
Please see sheets A14.1, A17.1, A20.1,
A23.1 for dimensions.
O D S P a g e | 7
X
c. Recessed façade plane to accommodate a building entry with a minimum
ground plane area of 24 square feet. Where an awning or entry covering is
provided, it can extend beyond the wall plane;
A14, A15, A17, A18,
A20, A21, A23, A24,
A26, A27, A29, A30
Standard met. Standard met.
X
d. An exterior arcade that provides a sheltered walkway within the building
footprint with a minimum depth of eight feet. For a façade 50 feet or greater,
the arcade must be a minimum length of 65 percent of the full building façade;
for a facade less than 50 feet, the arcade must be a minimum of 80 percent of
the full building façade.
Standard not implemented This has been changed from ‘Yes’ to ‘No’
as the design does not meet the
dimensional requirements of an ‘arcade’.
X
e. Ground floor open area abutting street-facing façade with a minimum area of
60 square feet; or
A14, A15, A23, A24,
A26, A29, A30
Standard not met. Revise the plans and specify the sheet(s) on
which details are provided identifying the open areas and
dimensions showing the size of the open areas to meet this
standard.
This has been from “No” to “Yes”. Please
see sheets L14.1, L17.1, L20.1, L23.1,
L26.1, L29.1, L32.1 for added dimensions.
X
f. Vertical elements, such as pilasters or columns, that protrude a minimum of one
foot from the façade and extend the full height of the building base or ground
floor, whichever is greater.
Standard not implemented This has been from “No” to “Yes”. Please
see sheets L14.1, L17.1, L20.1, L23.1,
L26.1, L29.1, L32.1 for added dimensions.
X
B.1.2 Upper floors above two stories shall be set back by a minimum of five feet from the
ground-floor façade.
Standard not met. This standard is applicable. Revise upper
floor setbacks above two stories and provide
details/dimensions to meet this standard. Specify on which
sheets these details are provided.
A State Density Bonus waiver has been
requested for this standard.
B.2. Parking Structure Design STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
X
B.2.1 The ground-floor façade of a parking structure facing a street or pedestrian walkway
shall be fenestrated on a minimum of 40 percent of the façade.
Does not apply. Standard does not apply.
X
B.2.2 Façade openings on upper levels of a parking structure shall be screened at a
minimum 10 percent and up to 30 percent of the opening to prevent full
transparency into the structure.
Does not apply. Standard does not apply.
X
B.2.3 Parking structures facing a street and greater than 40 feet in length shall include
landscaping between the building façade and the street, or façade articulation of at
least 25 percent of the façade length. The façade articulation shall be implemented
by one of the following solutions:
Does not apply. Standard does not apply.
X
a. An offset of the façade plane with a depth of at least 18 inches for a minimum
of eight feet in horizontal length; or
Does not apply. Standard does not apply.
X
b. A different building material covering the entire façade articulation. Does not apply. Standard does not apply.
B.3. Roof Design
YES NO N/A Objective Design Standard SHEET
X B.3.1 At intervals of no more than 40 feet along the building façade, horizontal eaves shall
be broken using at least one of the following strategies:
Standard not met. See additional comments below.
X
a. Gables; A14.1, A17.1, A20.1,
A23.1, A29.1
Standard not met. The referenced sheets do not provide
dimensions to show that the gables meet this standard.
Additional sheets may need to be updated accordingly and
included in sheet reference (A19 and A28).
Please see sheets A14.1, A17.1, A20.1,
A23.1, A29.1 for dimensions.
X b. Building projection with a depth of a minimum of two feet; A14.1, A17.1, A20.1,
A23.1, A29.1
Standard not implemented Please see sheets A14.1, A17.1, A20.1,
A23.1, A29.1 for dimensions.
X
c. Change in façade or roof height of a minimum of two feet; A14.1, A17.1, A20.1,
A23.1, A29.1
Standard not met. The referenced sheet does not provide
adequate dimensions to show that the change in façade or reef
height meets this standard.
Please see sheets A14.1, A17.1, A20.1,
A23.1, A29.1 for dimensions.
O D S P a g e | 8
X d. Change in roof pitch or form; or A14.1, A17.1, A20.1,
A23.1, A29.1
Standard not implemented Please see sheets A14.1, A17.1, A20.1,
A23.1, A29.1 for dimensions.
X
e. Inclusion of dormers, parapets, and/or varying cornices. Standard not implemented This has been changed from “No” to
“Yes”. Please see sheets A15, A16, A18,
A19, A 21, A22, A24, A25, A25.1, A27,
A28, A28.1, A30, A31, A33, A34, A34.3,
A34.4, A36, A37.
X
B.3.2 Skylights shall have a flat profile rather than domed. Does not apply. Standard does not apply.
X
B.3.3 The total width of a single dormer or multiple dormers shall not exceed 50 percent
of the total roof length at the street-facing façade. The dormer width shall be
measured at dormer roof fascia, or widest part of the dormer.
Does not apply. Standard does not apply.
X
B.3.4 Carport roof materials shall be the same as the primary building. Does not apply. Standard does not apply.
B.4. Façade Design and Articulation STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
X
B.4.1 Buildings greater than two stories shall be designed to differentiate the base, middle,
and top of the building on any street-facing façade. Each of these elements shall be
distinguished from one another using at least two of the following solutions:
Standard not met. See comments below. This has been changed from “Yes” to
“No”. A State Density Bonus waiver has
been requested to allow alternative
architectural techniques to differentiate
the base, middle and top of alley-facing
facades. SummerHill believes this
standard is being met on the front door
façade of the homes.
X
a. Variation in building mass for a minimum of 60 percent of the length of the
street-facing façade through changes in the façade plane that protrude or
recess with a minimum dimension of two feet;
A14.1, A17.1, A20.1,
A23.1, A15, A18, A21,
A24
Standard not met. The referenced sheets do not provide
adequate dimensions or a calculation meeting the 60 percent
requirement to meet this standard.
Additional dimensions have been added
to sheets A14.1, A17.1, A20.1, A23.1, A15,
A18, A21, A24. This has been changed
from “Yes” to “No”. A State Density
Bonus waiver has been requested to
allow alternative architectural techniques
to differentiate the base, middle and top
of alley-facing facades.
X
b. Balconies or habitable projections with a minimum depth of two feet for a
minimum of 20 percent length of the street-facing façade;
A14.1, A17.1, A20.1,
A23.1, 26.1, 29.1
Standard not met. The referenced sheets do not provide
adequate dimensions or a calculation meeting the 20 percent
requirement to meet this standard.
Additional dimensions have been added
to sheets A14.1, A17.1, A20.1, A23.1, 26.1,
29.1. This has been changed from “Yes” to
“No”. A State Density Bonus waiver has
been requested to allow alternative
architectural techniques to differentiate
the base, middle and top of alley-facing
facades.
X
c. Variation in façade articulation, using shade and weather protection
components, projecting a minimum of three feet for a minimum of 20 percent
length from the street-facing façade;
Standard not implemented
X d. The use of at least two different façade materials, each covering a minimum of
20 percent of the street-facing façade, or
Standard not implemented
X e. The upper floor shall implement a façade height that is a minimum of two feet
greater than the façade height of the floor immediately below. The greater
Standard not implemented
O D S P a g e | 9
façade height shall be made evident by taller windows or arrangement of
combined windows.
X B.4.2 All façade materials, such as siding, window types, and architectural details, used on
the street-facing façade shall be used on all other building façades.
A16, A19, A22,
A25, A28, A31
Standard met. Standard met.
B.4. Façade Design and Articulation (continued) STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
X
B.4.3 Variation in the street-facing façade planes shall be provided for buildings greater
than one story by incorporating any combination of the following architectural
solutions to achieve a minimum of 16 points:
Standard not met. See comments below. This has been changed from “No” to
“Yes”.
Architectural features, such as: --
X
o Arcade or gallery along the ground floor; 8 points Standard not met. Call out the feature used to meet this
standard on each referenced sheet.
This has been changed from ‘Yes’ to ‘No’
as the design does not meet the
dimensional requirements of an ‘arcade’.
X o Awnings or canopies on all ground floor windows
of commercial space;
6 points Standard not implemented “N/A” due to having no commercial
space.
X
o Building cornice; 5 points Standard not implemented This has been changed from ‘No’ to ‘Yes’.
This can be seen on elevation sheets A16,
A19, A22, A25, A28, A31, A34.
X o Façade sconce lighting at a minimum of one light
fixture per 15 linear feet.
3 points Standard not implemented
X
▪ Bay or box windows projecting a minimum of 18
inches from the façade plane and comprising a
minimum of 20 percent of the fenestration on the
upper floors of the facade;
6 points Standard not implemented
X
▪ Balconies or Juliet balconies provided on a minimum of
40 percent of the fenestration on the upper floors of
the facade;
5 points A14.1,
A17.1,
A20.1,
A23.1,
26.1, 29.1.
Standard not met. The referenced sheets do not provide adequate details
meeting the 40 percent requirement to meet this standard.
Additional dimensions have been added
to sheets A14.1, A17.1, A20.1, A23.1, 26.1,
29.1. This has been changed from “Yes”
to “No”. A State Density Bonus waiver
has been requested to allow alternative
architectural techniques to vary alley-
facing façade planes.
X
▪ Landscaped trellises or lattices extending across a
minimum of 65 percent of any level of the facade;
5 points Standard not implemented Trellis features have been added to the
garage elevations. Checklist has been
updated from ‘No’ to ‘Yes’. Percentage
calculations can be found on the
following plan sheets: A16, A19, A22,
A25, A25.1, A25.2, A28, A28.1, A31, A34,
A34.1, A34.2, A34.3 and A37.
X
▪ Materials and color changes; 3 points Standard not implemented The project color blocking has been
revised to provide enhance visual
variety of the elevations. This has been
updated from ‘No’ to ‘Yes’. Standard
does not apply to alley-facing façades.
X ▪ Eaves that overhang a minimum of two feet from the
facade with supporting brackets;
3 points Standard not implemented
O D S P a g e | 10
X
▪ Window boxes or plant shelves under a minimum of
60 percent of the fenestration on the upper floors of
the facade; or
3 points Standard not implemented
X
▪ Decorative elements such as molding, brackets, or
corbels
3 points A16, A19,
A22, A25,
A28, A31
Standard met. Standard met.
TOTAL 16 points
X
B.4.4 Garage doors shall be recessed a minimum of 12 inches from the façade plane and
along the street-facing façade shall not exceed 40 percent of the length of the
building façade.
A14.1,
A17.1,
A20.1,
A23.1,
A29.1
Standard not met. The referenced sheets do not provide adequate details
or a calculation meeting the 40 percent requirement to meet this standard.
Dimensions have been added, please
see sheets A14.1, A17.1, A20.1, A23.1,
A29.1.
X B.4.5 Changes in building materials shall occur at inside corners. Does not apply. Standard does not apply.
X
B.4.6 A primary building entrance shall be provided facing a street or community
recreation space. Additionally, all development shall meet the following
requirements:
Does not apply. Standard does not apply.
X a. Pedestrian entries to ground-floor and upper-floor non-residential uses shall
meet at least one of the following standards:
Does not apply. Standard does not apply.
X i. The entrance shall be recessed in the façade plane at least three feet in
depth; or
Does not apply. Standard does not apply.
X
ii. The entrance shall be covered by an awning, portico, or other architectural
element projecting from the façade a minimum of three feet.
Does not apply. Standard does not apply.
B.4. Façade Design and Articulation (continued) STAFF RESPONSE
YES NO N/A Objective Design Standard SHEET
X
b. For ground-floor commercial uses, façades facing a street shall
include windows, doors, or openings for at least 60 percent of the
building façade that is between two and 10 feet above the level of
the sidewalk.
Does not apply. Standard does not apply.
X
B.4.7 Pedestrian entries to buildings shall meet minimum dimensions to
ensure adequate access based on use and development intensity.
Building entries inclusive of the doorway and the facade plane shall meet
the following minimum dimensions:
Standard not met. This standard is applicable. Provide dimensions to
demonstrate that this standard is met. Reference appropriate sheets.
X
a. Individual residential entries: five feet in width A14, A15, A17, A18,
A20, A21, A23, A24,
A26, A27, A29, A30
Standard not met. This standard is applicable and the response should be
“yes”. Provide dimensions to demonstrate that this standard is met.
Reference appropriate sheets.
Dimensions of entryway can be found on
sheets A14, A15, A17, A18, A20, A21,
A23, A24, A26, A27, A29, A30.
X
b. Single entry to multiple residential unit building, including
Residential Mixed-Use buildings: eight feet in width
Does not apply. Standard does not apply.
X
c. Storefront entry: six feet in width Does not apply. Standard does not apply.
X B.4.8 Mirrored windows are prohibited. A34 Response should be “yes” and the project complies with this standard. Standard met.
X
B.4.9 Awnings shall be subject to the following requirements: Does not apply. Standard does not apply.
X
a. A minimum vertical clearance of eight feet measured from the
pedestrian pathway;
Does not apply. Standard does not apply.
O D S P a g e | 11
X
b. Shall not extend beyond individual storefront bays; and Does not apply. Standard does not apply.
X
c. Shall not be patterned or striped. Does not apply. Standard does not apply.
X
B.4.10 For buildings abutting a single-family zoning district or existing single-
family use, no part of a rooftop or upper floor terrace or deck shall be
closer than five feet from the facade plane of the lower floor, to prevent
views into adjacent residential uses.
A07 Standard met. Standard met.
X
B.4.11 Balconies are allowed on facades facing the street and those facades
facing existing non-residential uses on abutting parcels. Such balconies
shall be without any projections beyond the building footprint.
A14, A16, A17, A19,
A20, A22, A23, A25,
A26, A28, A29, A31
Standard met. Standard met.
X
B.4.12 Residential Mixed-Use buildings shall provide at least one of the
following features along street-facing façades where the façade exceeds
50 feet in length:
Standard not met. See comments below. This is not applicable, as the project is
not mixed-use.
X
a. A minimum five-foot offset from the façade plane for a length of at
least 10 feet;
Standard not implemented. Response should be “no”. This is not applicable, as the project is
not mixed-use.
X
b. Multiple pilasters or columns, each with a minimum width of two
feet; or
A15, A18, A21, A24,
A27, A30
Standard not met. Revise plans to note the feature used to meet this
standard and add dimensions to meet the minimum requirements.
Reference appropriate sheets.
This is not applicable, as the project is
not mixed-use.
X
c. Common open space, such as a plaza, outdoor dining area, or other
spaces.
Standard not implemented. This is not applicable, as the project is
not mixed-use.
X B.4.13 Continuous blank façades on any floor level shall not exceed 25 percent
of the entire façade length along any street.
A15, A18, A21, A24,
A27, A30
Standard not met. Provide dimensions and calculations to meet this
standard. Reference appropriate sheets.
Blank façade dimensions can be seen on
sheets A15, A18, A21, A24, A27, A30
This Page
Intentionally
Left Blank
777 S. California Avenue, Palo Alto, CA 94304 phone 650.857.0122 fax 650.857.1077 SHHomes.com
February 3, 2025
Via Email: jpaulson@losgatosca.gov
Joel Paulson
Community Development Director
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
RE: 50 Los Gatos-Saratoga Road
Application Nos. S-23-042, U-23-017, M-23-009
Dear Mr. Paulson,
On February 12, 2025, the Los Gatos Planning Commission will consider approval of SummerHill Homes’
townhome-style condominium project at 50 Los Gatos-Saratoga Road. The project will bring much needed new
for-sale housing to the Town. With attractive landscaping, outdoor amenities, and architecture complementing
the Town’s charm, SummerHill expects the project to be a great homeownership opportunity for people living or
working in Los Gatos.
We value and share the Town’s longstanding commitment, as reflected in the Planning Commission Policies and
Procedures, to a transparent decision-making process that avoids even the appearance of bias or impropriety.1
It is in that spirt that we reach out to request your support in ensuring that the project is subject to a fair process
based on information presented at the hearing and not on predetermined decisions.
We make this request in the context of our understanding that, prior to the commencement of his service as a
Planning Commissioner, Commissioner Stump has made public statements advocating for a public vehicular
access for Los Gatos High School through the project site. These statements included several appearances at the
Town Council and the circulation of a petition requesting this access. For reasons that we have addressed with
Town staff and will explain at the hearing, public vehicular access to the High School through the project is not
feasible.
We are confident that Commissioner Stump and all of the Planning Commissioners undertake their roles with
integrity and in the spirit of service. We anticipate that Commissioner Stump will consider the project at the
hearing fairly and without prejudgment (and that he will consider whether he should recuse himself if he has
reservations about his ability to do so).
1 https://www.losgatosca.gov/DocumentCenter/View/17442/2-05-Planning-Commission-Policies-and-Procedures?bidId=0
EXHIBIT 15
Joel Paulson
February 3, 2025
Page 2 of 2
777 S. California Avenue, Palo Alto, CA 94304 phone 650.857.0122 fax 650.857.1077 SHHomes.com
We appreciate your support in ensuring that the project receives a fair and transparent hearing, in accordance
with Town policy.
Sincerely,
John Hickey
Vice President of Development
Cc: Gabrielle Wheelan, Town Attorney
Jared Brotman, SummerHill Homes
From: Joseph Gemignani <>
Sent: Wednesday, December 27, 2023 11:32 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 50 Los Gatos Saratoga road
[EXTERNAL SENDER]
Hi Sean
I want to express my support for the development proposal at 50 Los Gatos Saratoga road. I
love the Mission Revival feel for the buildings. I think the style is timeless and Will age well. This
period style architecture fits well with the look and feel of our small town.
I hope this project gets the proper support and approval from the town planning and council
members.
Joseph
From: Steve <>
Sent: Sunday, March 3, 2024 2:59 PM
To: Council <Council@losgatosca.gov>
Cc: Joel Paulson <jpaulson@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Town
Manager <Manager@losgatosca.gov>; Nicolle Burnham <NBurnham@losgatosca.gov>
Subject: Development of the Los Gatos Lodge site and the Post Office site
[EXTERNAL SENDER]
Mayor Badame, Vice Mayor Hudes and Councilmembers Moore, Rennie and Ristow,
1) Summerhill/Los Gatos Lodge project needs to be redesigned
The Los Gatos Lodge is a great site for higher density residential because the grade difference
below Bella Vista Way ensures that the project is minimally visible from the adjacent single
family neighborhood. However, the proposed Summerhill project is poorly
designed, unattractive, and doesn’t benefit the surrounding community. The following are
some thoughts that I believe can significantly enhance the proposal:
A. Vehicle Circulation (provide through public access from Main Street to Los Gatos/Saratoga
Road)
The 154 unit Summerhill project and the nearby 60 unit 405 Alberto Way development should
mitigate their traffic impact by providing through public access from Main Street and the high
school parking lot out to Los Gatos/Saratoga Road. Currently, the only north/south street to
serve the South East quadrant of Town is Los Gatos Blvd. Los Gatos Boulevard remains
congested throughout large portions of any given day due to high traffic demands and limited
road capacity. Also, the high school parking lot sits at the end of a dead-end street and is
difficult to access.
Summerhill should dedicate a newly aligned public street that connects from Main Street to Los
Gatos/Saratoga Road. This connection will provide relief for Los Gatos Blvd. and access for high
school students currently using Bella Vista Avenue in their morning commute to the high
school. It will also provide an evacuation route directly to Highway 17 in the event of an
emergency. The design of the Alberto Way/Los Gatos/Saratoga Road intersection should
consider a roundabout and/or dedicated freeway access lanes to facilitate movement
throughout the area. We can’t let this opportunity go by because once the Los Gatos lodge is
redeveloped the opportunity will never come again.
B. Open Space (Enlarge and locate the open space along Los Gatos/Saratoga Road)
The project includes a token open space area tucked-up next to the freeway offramp. It is too
small and not visible to the public. The open space should be three to four times larger and
located along Los Gatos/Saratoga Road where it is highly visible for all to see and enjoy, (similar
to the open space on the Summerhill project on Blossom Hill Road). Open space along Los
Gatos/Saratoga Road will buffer the units from the traffic and provide an attractive entry into
Town. The open space needs to be publicly accessible to better integrate the project into the
neighborhood and provide much needed open space in this quadrant of Town.
C.
Site Plan and Building Form
As currently designed a visitor's experience to the site will largely consist of garage door lined
streets and jammed-in building forms. The “Spanish” architecture theme is poorly done and
should be discarded if this is the best the applicant can do. The applicant should consider
custom fitting several building forms onto the site and provide a clean well designed
architectural treatment. This might include units arranged into podium buildings along the
freeway to block noise similar to the plan for the 405 Alberto Way development. Single family
or duet units should be considered next to the embankment on the east side of the project site
to mask the cuts into the hillside and minimize tree removal.
2) The Town should purchase the Post Office site
If the owner of the Post Office site decides to sell the property, I suggest the Town find a way to
purchase the site to expand the downtown park. The downtown park is the most visible and
highly used park facility in Los Gatos and is the cornerstone of the downtown. Imagine coming
into Town from Highway 17 with an expanded green/recreation space extending from the
freeway offramp to Main Street.
If we don’t have sufficient reserve funds, then the Town needs to get creative. The Town could
continue to lease the site to the Post Office to offset costs in the short run and/or possibly
reuse the post office building for a community/recreation center to complement the expanded
park and sell the existing recreation building and site across from the Civic Center to raise
funds. The Town could also subdivide a few lots on existing parks and sell the lots to raise funds
for the downtown park and any other needed park areas. While we have a lot of park acreage
it is not evenly distributed and accessible to all residents, and in many cases the park land is not
easily visible to surrounding residents. The newly created residential parcels should be located
to provide eyes and ears on the park which is the best way to deter vandalism. This strategy of
selling some park land for residential sites can also be used to raise funds to purchase open
space in those neighborhoods deficient in usable park area.
In summary, the Summerhill project needs significant redesign and the Post Office site needs to
be purchased by the Town for open space. I am happy to discuss these ideas by phone or in
person. Please contact me at the number below to arrange a time that works for you.
Thank you for your consideration.
Steve Piasecki
Thanks for indicating your interest in meeting with the developers of the new housing complex at the Los Gatos Lodge. The developers have agreed to meet, 5 or 6 pm, on site next week or the
following week. I am proposing the following dates for you to let me know your availability;
March 27 or 28, or April 3 or 4 so we can settle on one date for our meeting with them
Two topics will be discussed - number of units and safety on/near the site: 1) Phil Koen will focus on the developer proposing to NOT build to the number
of units the Town has identified for this site - only a total of 155-units at a gross density of 17.4 DU per acre with the distribution of units of 28 BMP
(very-low and low ) which compares to the 169 BMP units in the site inventory. This suggests the development will produce 41% less units in total and 83%
less BMP units. The net loss of BMP units is 141 units which is substantial. 2a) Emergency access to and from the site - Santa Clara County Fire requires a minimum of 2 passages with 100 housing units or more. The developer only proposes to keep the single entrance there now. Attached below is the SCCF code regarding this requirement. 2b) To provide a safe and more convenient route to/from the high school, I am proposing a fenced concrete/asphalt bike and pedestrian pathway adjacent to
to the new development connecting the school with LG Saratoga Rd. This will help not only the residents on this site accessing the school, but
other neighbors who would have to walk or ride a much longer and convoluted route going onto Main Street, significantly impacting traffic.
Let me know which date works best for you and I will set it up with the developers.
Call with any questions - Lee cell
See also the information from the FIRE DEPARTMENT SANTA CLARA COUNTY 14700 Winchester Blvd., Los Gatos, CA. 95032-1818 (408) 378-4010 • (408) 378-9342 (fax) • www.sccfd.org
STANDARD DETAILS & SPECIFICATIONS (A-1)
SUBJECT: Fire Department Apparatus Access
Section D107.1 in the 2022 edition of the California Fire Code.
REQUIREMENTS for Access roads
1. Minimum clear width: The minimum clear width of fire department access roads shall be 20 feet 2. 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.
REQUIREMENTS FOR SECONDARY ACCESS ROADS
3. Separation of access roads. Where two access roads are
required, they shall be placed a distance apart equal to not less
than one half of the length of the maximum overall diagonal
dimension of the property or area to be served, measured in a straight line between accesses (from centerline to centerline). 4. Connection to other roads: Where a secondary access roadway connects to a public or private street there shall be either; no curb, a rolled curb or a driveway cut as approved by the fire code official. 5. Easements: Only lands owned or in control of the property owner,
held in common with adjacent properties or publicly owned may be
used for secondary access. Secondary access roadways shall not be
located in easements through private property unless specifically
approved by the fire code official. When easements are required for secondary access roadways, they shall be recorded as Emergency Vehicle Ingress Egress Easements (E.V.I.E.E) granted to the Fire Department.
From: David Nielsen <>
Sent: Wednesday, April 3, 2024 10:59 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 50 Los Gatos Saratoga Road
[EXTERNAL SENDER]
Sean--
I was reviewing the submission by Summerhill Homes for the project located at 50 Los Gatos Saratoga Road. I am a
second generation area resident, graduate of LGHS, and am raising my family in the local school district.
Summerhill is seeking multiple significant waivers of development requirements or standards that were
thoughtfully enacted by the town. These all have the net effect of crowding more units on site.
The narrowing of access roads is a safety issue. 20 ft roads barely wide enough to allow two full size vehicles to
pass. There is no sidewalk and no room for pedestrians. Any kind of delivery vans (Amazon), emergency vehicles,
or other larger vehicles will immediately create congestion.
The parking is being modified, which will create congestion.
The lessening of the rear set-back between the site and the high school by 17 feet will crowd the rear units on the
perimeter of the high school, which is both a safety and quality of life issue for both parties. These units abrupt
against sports fields, including the baseball field.
The reduction of open space is against the requirements of the town and will lower the quality of life of the units.
Open space requirements exist for aesthetic, health and safety reasons, shrinking them is profit driven.
The removal of the commercial portion of the mixed use zoning of the site goes against the town's plan.
Further, I would encourage you and your team to review the ingress and egress as proposed from Highway 9 into
the property. The proposed "A street" is very short, and presumably has a stop sign as it intersects into B street.
Vehicles leaving highway 9 into the property will back-up on A street and into the road. I don't believe A street has
capacity to support a full turn lane of cars turning left from west bound highway 9 into the property. A and B
streets will see congestion as cars are coming and going at peak times (8am). As you well know, this area of
Highway 9 is already overburdened, especially during the morning commute and school starts/ends. This project as
proposed will make that issue much worse.
I'm happy to provide formal comment on the project when appropriate.
Thank you for your time.
Regards,
---Dave
Dave Nielsen
Cell:
From: Leigh Henderson >
Sent: Wednesday, May 29, 2024 10:04 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 50 Los Gatos Ave development
[EXTERNAL SENDER]
Dear Project Planner Mullin,
I am a current resident of Campbell looking to buy a house. I was considering a house on
Treseder Court. I looked into the route my kids would take to school (Van Meter Elementary,
Fisher Middle, and Los Gatos High). The shortest path goes up Maggi Ct to Bella Vista Ave... but
there is a locked gate in the way. I asked the realtor about it and discovered that the residents
of the HOA including Treseder have keys. However, the gate leaves me feeling like the residents
at the top of the hill and at the bottom of the hill do not trust one another. I can understand if
they don't want cars going through the small streets, but kids walking to school? It just feels
unfriendly. How long has the gate been there, are there plans to get rid of it, and why is it there
at all? My hesitation on moving to Los Gatos is its greater reputation for unfriendly policies like
this, where current residents don't want others walking through their neighborhoods or moving
into new construction.
As you are planning 50 Los Gatos Avenue, I hope you take walking routes into consideration.
There may be students who would walk to the high school visible from their windows in the
development... but who are forced to hop the fence because of a lack of other options (besides
the 30 min route that goes all the way around on Los Gatos Ave). What if you could put in a
connector trail behind the fields to get over to both the high school and Los Gatos Creek Trail?
Residents would love walking downtown and being able to bike safely from their houses to the
trail. It would be a HUGE draw for people, like me, to want to live there. It would also benefit
neighbors living across the street in the Treseder Court neighborhood, who could cross the
street to access the path. It would raise the quality of life and with it, desirability of the
development and with that, property values. As it stands, the plans for 50 Los Gatos Ave trap
the residents in the neighborhood, just like residents who live near Treseder Court but are not a
part of that HOA are trapped by the gate at the top of Maggi Ct.
Thanks for hearing my concerns,
Leigh
Leigh Henderson
From: Babette Ito >
Sent: Monday, July 1, 2024 9:36 AM
To: Planning <Planning@losgatosca.gov>
Subject: 50 LG-Saratoga Road second point of access
[EXTERNAL SENDER]
Hi Joel - Re Site Application S-23-042,
Thank you for supporting this second point of access to protect and serve our kids in the
schools and the elderly community. It feels like the best time to do so and a no brainer. Thank
you!
From: Kathy Anderson <>
Sent: Sunday, June 30, 2024 7:19 PM
To: Planning <Planning@losgatosca.gov>
Subject: LGHS Second Entrance/Exit
[EXTERNAL SENDER]
Joel Paulson,
Please , for the safety of our community at large and the safety of the high school students,
develop a second entrance/exit for the High School using the Los Gatos Lodge property.
Now is the time for this to happen.
Thank you,
Kathy, Don Anderson
Los Gatos
Sent from my iPad
From: Mike Castro <>
Sent: Monday, July 1, 2024 5:35 PM
To: Planning <Planning@losgatosca.gov>
Subject: Los Gatos Lodge Property-Site Application S-23-042: Need to add second access road
for Los Gatos High School for Public Safety and Traffic improvement
[EXTERNAL SENDER]
Dear Planning Department/Joel Paulson
With the upcoming development of the former Los Gatos Lodge Property at 50 Los Gatos-
Saratoga Road, it is the right time for the LG Town Planning Department require that a 2nd
Access Road for Los Gatos High School be required as part of the Site Application S-23-042.
With the current bottlenecks and narrow roads used by high school students and parents, our
town is often brought to a standstill by traffic congestion around the high school.
The development at 50 Los Gatos Saratoga Road opens directly to the 4 lane section of road
and an intersection with existing signals which also gives direct access to Highway 17. This is an
ideal place to have an alternate access road to the high school and provide an entrance/exit for
safety and to improve traffic flow. It is time for the town to address the increased traffic that
will come with the increased housing at this site and others around town. Please do the right
thing for Los Gatos and mandate this new access road as part of the plan for this property.
Thank you for your support
Michael L Castro
From: Kathy Anderson >
Sent: Monday, July 1, 2024 11:55 PM
To: Planning <Planning@losgatosca.gov>
Subject: LGHS Second Entrance/Exit
[EXTERNAL SENDER]
Joel Paulson,
I would like to add to my original email the following:
The LGHS entrance-excit using the Los Gatos Lodge property should be the main entrance-exit
used daily for the LGHS.
Joel Paulson,
Please , for the safety of our community at large and the safety of the high school students,
develop a second entrance/exit for the High School using the Los Gatos Lodge property.
Now is the time for this to happen.
Thank you,
Kathy, Don Anderson
Los Gatos
Sent from my iPad
From: Henry Richards <>
Sent: Tuesday, July 2, 2024 2:56 PM
To: Planning <Planning@losgatosca.gov>
Cc:
Subject: Site Application S-23-042
[EXTERNAL SENDER]
Dear Joel Paulson, Community Development Director
I share the concerns of many Los Gatos citizens regarding the unique opportunity to improve
access to LGHS with regard to development associated with the “Los Gatos Lodge property”.
It is imperative that Los Gatos Town leadership take action to create a secondary access to Los
Gatos High School in order to provide for the public benefit, improve safety, relieve traffic
congestion, and secure school safety with additional access for emergency evacuation.
This is a “once-in-a-lifetime opportunity which requires immediate action. I will be following
these developments closely hoping that our elected officials will make every effort to remedy
this serious problem.
R.H.Richards, M.D.
From: Jeanne Beliveau-Dunn >
Sent: Wednesday, July 3, 2024 11:16 AM
To: Planning <Planning@losgatosca.gov>
Subject: Los Gatos Lodge property - LGHS second access
[EXTERNAL SENDER]
To Joel Postman, Community development director
In regards to providing a second access to LGHS on the lodge property, I do not support this.
We already have a big traffic jam on the route 9 access road to the highway and to downtown.
LGHS already has several pints of entry and return and creating one more traffic problem on
route 9 is not the answer. The businesses in downtown will suffer tremendously if traffic
already backed up on 17 cannot get through to route 9 and return home or to the highway.
Please look for other solutions if there is a real need for an additional access point.
Best,
Jeanne Beliveau-Dunn
, Los Gatos, California Sent from my iPad
From: Pam Fitzhenry <>
Sent: Monday, July 8, 2024 8:42 AM
To: Planning <Planning@losgatosca.gov>
Cc: Rob Stump <>; Pam Fitzhenry <>
Subject: Second point of access Los Gatos High School
[EXTERNAL SENDER]
Joe Paulson Community Development Director Los Gatos Lodge Property
50 Los Gatos Saratoga Rd.
Site Application S23 042
Now is the time for the town to take leadership in securing a second point of access to Los
Gatos High School, for public safety and to address traffic congestion, school safety and
emergency evacuation.
I have lived off Foster Road for over 30 years and routinely drive down to Main St. when Los
Gatos High School students are arriving and leaving. It is a nightmare and it’s getting worse. I
dropped off and picked my four children at Los Gatos High School from 1991-2007. I can tell
you from my 16 years of experience that something needs to be done to alleviate the
congestion on Main St. The Town has the perfect opportunity to create another access to the
High School and should not hesitate for the safety of the community to create such an access.
Please make this happen.
Pam Fitzhenry
Sent from my iPad
From: Susan Sporleder >
Sent: Thursday, October 10, 2024 5:15 PM
To: Erin Walters <EWalters@losgatosca.gov>; Jocelyn Shoopman
<jshoopman@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Ryan Safty
<RSafty@losgatosca.gov>; Maria Chavarin <MChavarin@losgatosca.gov>; Jocelyn Fong
<JFong@losgatosca.gov>; Suray Nathan <SNathan@losgatosca.gov>; Henry Read
<HRead@losgatosca.gov>
Subject: Do you realize how many people do not know about this?
[EXTERNAL SENDER]
I cannot believe that you are going to tear down one of the most beautiful iconic parts of Los
Gatos, California
It has been a staple for decades, and it should be deemed historical
There is nothing left in Los Gatos because of the catering to the elitist and wealthy
I was born and raised in Monteo. I left the area in 1997 and I cannot visit without breaking out
into tears so clearly, I don’t.
It is beautiful and for the uppity expensive Silicon Valley it is the most reasonable and the most
lovely place to stay and actually relax
I’d like to say that I don’t know why you’re doing it but those little pockets of yours just
must be just bulging
Susan Sporleder
From: THOMAS J. FERRITO >
Sent: Thursday, July 4, 2024 12:52 PM
To: Planning <Planning@losgatosca.gov>
Cc: Rob Stump <>; Mary Badame <>; Matt Hudes
<>; Matthew Hudes >; Maria Ristow
<MRistow@losgatosca.gov>; Rob Rennie <RRennie@losgatosca.gov>; Rob Moore
<RMoore@losgatosca.gov>
Subject: Los Gatos Lodge, S-23-042
[EXTERNAL SENDER]
Joel:
The proposed re-development of the Los Gatos Lodge property presents the Town with the
only, final opportunity to solve the serious health and safety problem posed by insufficient
access into and out of Los Gatos High School.
Main Street is clogged with traffic several times a day with cars entering into and exiting from
the High Scholl grounds, making it impossible for first responders to timely respond to
emergencies. This also occurs when traffic on Highway 17 and other access roads experience
congestion.
The potential of fire resulting in traffic congestion is also a real threat.
An access road along the eastern edge of the High School property and through the Los Gatos
Lodge property would significantly mitigate the current traffic congestion problem.
I suggested that such an access road be constructed more than forty years ago when I served
on the Town Council, but neither the High Scholl nor my colleagues on the Council were
interested in pursuing the issue.
The High School may now finally be willing to consider this proposal, and now that the Los
Gatos Lodge property is in the process of re-development, it is time to consider and implement
this significant proposal.
Once the Los Gatos Lodge property is re-developed, the cost of implementing this proposal
would be prohibitive.
THOMAS J. FERRITO
Attorney at Law
From: Sara E Walker <>
Sent: Friday, January 31, 2025 11:58 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 50 Los Gatos Saratoga
[EXTERNAL SENDER]
The 155 u it town house project should not be allowed at this time due to lack of adequate
traffic controls in the town. Traffic to and from the residential historic downtown and Glenridge
area to 17 is bottlenecked even on average days. Ante ent, construction, good beach weather,
holiday already causes congestion causing residents in the Glenridge area unable to leave home
or reach home. Emergency access time to take a loved one to Good Samaritan Hospital or to
escape a fire is inadequate. The town council and the state of California are liable for any
injuries to residents caused by compliance with state forced housing construction .
I owned a business in the Good Sam area for many years. By 2016 on a Thursday or Friday all
routes to Glenridge took up to an hour for a one-two mile ride. Several years before around
the late 80s I worked at what is now El Camino Los Gatos. We had a fire in the Lexington area
and I had difficulty getting down Winchester to Santa Cruz to reach my children and home , it
was bumper to bumper all the way.
I think the town needs to accept liabilities and the council needs to be honest with the state by
informing them in writing that these buildings and others have already jeopardized our
emergency preparedness, overloaded or streets.
Sent from my iPhone
From: LISA SIEBER >
Sent: Friday, January 31, 2025 11:25 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: Los Gatos Lodge
[EXTERNAL SENDER]
I strongly object to the destruction of the Los Gatos Lodge for multiple reasons. The Lodge has
been a nostalgic landmark in our community for years, offering local residents and visitors, a
venue for parties, high school reunions and a cozy affordable retreat for guests- a reminder of
our towns history. In addition, the beautiful trees and lawn areas that surround the lodge not
only enhance the landscape, but they contribute to the ecosystem by providing protection for
wildlife and bring tranquility to the area. I understand the housing demands the state is making
upon our town, but feel as though our elected officials are not seeking alternatives and caving
to the demands of the state rather than listening to the residents of the community. These
demands by the state upon our community will negatively impact our everyday life by
increasing traffic congestion and putting stress on both our public & private facilities and
services which will detract from the attractiveness of our small community. It is vital that we
consider the long-term effect of our development choices on both our environment and the
charming character of our town.
Lisa Sieber
Sent from my iPhone
From: Cathleen Bannon <>
Sent: Friday, February 7, 2025 9:05 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 50 Los Gatos Road Development
[EXTERNAL SENDER]
Hello - I wanted to voice our concern as a local resident to 50 Los Gatos Road. While we
understand the need for development at this location, we are very concerned about the traffic
that will happen at that intersection that is already backed up several times throughout the
day. There needs to be two entrances/ exits to the development. If there is a connection to
the high school from the back side it will also help elevate the town traffic around school drop
off and pick up.
While development is happening, it is imperative that the town takes a strong lead in ensuring
flow of traffic, safety and the amount of construction that happens at the same time in
neighborhoods.
We are also very concerned about losing protected trees. The town needs to require the
developers to replace any trees that have to be taken down and keep trees that are along the
road to help mitigate noise and keep the look of the town.
Thank you
Cathleen & Grant Bannon
Los Gatos, CA
November 15, 2024
EXHIBIT 17
Los Gatos, CA
November 15, 2024
Los Gatos, CA
November 15, 2024
Los Gatos, CA
November 15, 2024
## M# LC ALLEYE ALLEYD ALLEYD ALLEYC ALLEYA COURTB ALLEY
BLDG 17LOS GATOS-SARATOGA
ROAD1B ALLEY2467BLDG 3
BLDG 1
1113141617151920212527283031BLDG 7BLDG 2
BLDG 4BLDG 6323334353637383940414243444546476260595755545251504948BLDG 10BLDG 11BLDG 126465676870717274767980BLDG 13BLDG 1481959390BLDG 18828385878889BLDG 1699101103107109110121119118116115111113BLDG 22124125126128BLDG 23129132133BLDG 24134135136137139141142144145BLDG 26BLDG 25150149148147146BLDG 27151152153154BLDG 28
BLDG 21BLDG 20**155*********23BLDG 5N75°36'16"W
300
.34
'N56°21'31"W 942.27'N34°08'10"E 275.62'
N61°75'46"E 206.88'N77°21'22"W
290
.40
'N33°48'34"E 3.15'N77°40'36"E 43.11'N78°26'24"E 7
6
.
1
2
'N87°07'42"E 88.75'N85°17'24"E 66.60'N89°74'29"E 42.33'
N39°00'50"E
7
3
.
8
1
'N56°25'38"W 84.57'N16°18'10"E 44.03'N62°46'50"W 9.74'N62°54'50"W 22.29'N22°49'11"E
10
.00
'N70°28'01"W 73.54
'
N34°08'10"E 117.96'R=340.68' Δ=16°04'21" L=95.57'10*12 M22 M63 L29 L66 L9286 L97BLDG 19120 L122123 L127 L131 L4 UNIT5 UNIT 5 UNIT
4 UN
IT
ALT7 UN
IT
ALT5 UN
IT
ALT6 UN
IT
ALT5 UNIT ALT4 UNITBLDG 86 UNITBLDG 96 UNIT4 UNIT4 UNIT5 UNIT ALT5 UNIT ALT5 UNIT ALT5 UNIT ALT5 UNIT ALT6 UNIT5 UNIT7 UNIT7 UNIT7 UNIT7 UNIT7 UNIT7 UNIT7 UNIT58 M106 M104 L9 L5 M3 L138140143130117112114 M100 L9810210810584 M96 L949175 MBLDG 155 UNIT77 M73696156 L53 L18 L2426 M788****ILLUSTRATIVE SITE PLANA0550 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
NORTH06'12'18'30'60'24'SITE KEY:- UNIT NUMBER- UNIT 1- UNIT 3- UNIT 4- UNIT 4_ADAPTABLE- UNIT 2- UNIT 5*BELOW MARKET PRICE(BMP) UNITS:- MODERATE INCOME UNIT- LOW INCOME UNITSUMMERHILL RESERVES THE RIGHT TOREVISE THE PROPOSED LOCATIONS AFTERTHE DEVELOPMENT APPLICATION ISDETERMINED TO BE COMPLETE SO LONG ASTHE REVISED LOCATIONS COMPLY WITH THETOWN’S BMP PROGRAM.*- UNIT 3_ADAPTABLE- UNIT 1E- UNIT 2E
Los Gatos, CALos Gatos, CA
November 15, 2024
Los Gatos, CALos Gatos, CA
November 15, 2024
26'-0"22'-6"26'-0"44'-9 1/2"28'-11 1/4"20'-0"23'-0"20'-0"22'
-6"22'-0"20'-0"20'-0"21'
-0"44'-11 3/4"46'-9 3/4"45'-10"26'-0"28'-6"27'-3"25'-3"27'-5 1/2"25'-3"33'-8 1/2"35'-1"30'-4 1/2"34'-11"14'-8 1/2"18'-9 1/2"19'-11 1/4"14'-7"21'-8 1/2"22'-10"17'-1 1/4"19'-4 1/2"30'-0"31'-11"31'-11"31'-11"31'-11"31'-11"33'-2
1
/4"35'-0 1/2"35'-0 1/2"35'-0 1/2"35'-0 1/2"35'-0 1/2"35'-0 1/2"35'-0 1/2"40'-6 3
/4"18'-3 1/2"17'-4 3/4"15'-0"15'-0"15'-0"20'-0"20'-0"15'-0"20'-0"15'-0"15'-0"32'-9 1
/2"A COURTFIRESEPARATIONLINE, TYP.PROPERTYLINE, TYP.BLDG 3COLOR SCHEME
1
BLDG 1COLOR SCHEME 2
BLDG 7COLOR SCHEME 1BLDG 2COLOR SCHEME 3
BLDG 4COLOR SCHEME
2BLDG 5BLDG 6BLDG 8COLOR SCHEME 3BLDG 9COLOR SCHEME 1BLDG 10COLOR SCHEME 2BLDG 11COLOR SCHEME 3BLDG 12COLOR SCHEME 1BLDG 13COLOR SCHEME 2BLDG 14COLOR SCHEME 1BLDG 15COLOR SCHEME 3BLDG 18COLOR SCHEME 1BLDG 17COLOR SCHEME 3BLDG 16COLOR SCHEME 1BLDG 19COLOR SCHEME 3BLDG 20COLOR SCHEME 2BLDG 22COLOR SCHEME 1BLDG 21COLOR SCHEME 3BLDG 23COLOR SCHEME 3BLDG 24COLOR SCHEME 2BLDG 26COLOR SCHEME 2BLDG 25COLOR SCHEME 1BLDG 27COLOR SCHEME 3BLDG 28COLOR SCHEME 1 B ALLEY
LOS GATOS-SARATOGA
ROADB ALLEYE ALLEYD ALLEYD ALLEYC ALLEY************C ALLEYSAN JOSE WATERACCESS ROADN75°36'16"W
300
.34
'N56°21'31"W 942.27'N34°08'10"E 275.62'
N61°75'46"E 206.88'N77°21'22"W
290
.40
'COLOR SCHEME
3COLOR SCHEME
2N33°48'34"E 3.15'N77°40'36"E 43.11'N78°26'24"E 7
6
.
1
2
'N87°07'42"E 88.75'N85°17'24"E 66.60'N89°74'29"E 42.33'
N39°00'50"E
7
3
.
8
1
'N56°25'38"W 84.57'N16°18'10"E 44.03'N62°46'50"W 9.74'N62°54'50"W 22.29'N22°49'11"E
10
.00
'N70°28'01"W 73.54
'
N34°08'10"E 117.96'R=340.68' Δ=16°04'21" L=95.57'SETBACK LINESETBACK LINESETBACK LINESETBACK LINESETBACK LINESETBACK LINESETBACKLINE5 UNIT5 UNIT
5 UNIT ALT4 UN
IT
ALT7 UN
IT
ALT5 UN
IT
ALT6 UN
IT
ALT5 UNIT ALT5 UNIT ALT5 UNIT ALT5 UNIT ALT5 UNIT ALT4 UNIT5 UNIT4 UNIT6 UNIT6 UNIT5 UNIT6 UNIT4 UNIT7 UNIT7 UNIT7 UNIT7 UNIT7 UNIT7 UNIT7 UNIT4 UNIT124 6713141617151920212527283031323334353637383940414243444546476260595755545251504948646567687071727476798081959390828385878889991011031071091101211191181161151111131241251261281291321331341351361371391411421441451501491481471461511521531541552312 M22 M63 L29 L66 L9286 L97120 L122123 L127 L131 L58 M106 M104 L9 L5 M3 L138140143130117112114 M100 L9810210810584 M96 L949175 M77 M73696156 L53 L18 L2426 M1110788****ARCHITECTURAL SITE PLANA0750 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
06'12'18'30'60'24'SITE KEY:- UNIT NUMBER- ADAPTABLE 'ADP' UNITS (12 TOTAL)- PROPERTY LINE- FIRE SEPARATION LINE- WALL PACK- WALL SCONCENOTE:1.Refer to Civil sheets for all property lines, easements, site dimensions, accessible unit locations, etc.2.Refer to project data sheet A08 and TM-1 for all site summary info3.Refer to Landscape sheets for landscape design, dimensions and detailed informationNORTH- MODERATE INCOME UNIT- LOW INCOME UNIT#*# M# LBELOW MARKET PRICE(BMP) UNITS:
PROJECT DATAA0850 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
FLOOR AREASA08.150 Los Gatos-Saratoga RoadLos Gatos, CA3000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072 SUMMERHILL SALES CALCULATION AREA CALCULATIONS PER SUMMERHILL HOMES SALES METHOD ARE TAKEN TO OUTSIDE FACE OF WALL STUDNOTE:Los Gatos, CANovember 15, 2024
FLOOR AREASA08.250 Los Gatos-Saratoga RoadLos Gatos, CA3000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072 AREA CALCULATIONS PER TOWN CODE METHOD ARE TAKEN TO OUTSIDE FACE OF EXTERIOR WALL FINISHTOWN CODE CALCULATION NOTE:Los Gatos, CANovember 15, 2024
B ALLEY
B AL
L
E
Y
E ALLEYD ALLEYD ALLEYC ALLEYC ALLEYPROPERTY LINE,TYP.N77°21'22"W
290
.40
'N75°36'16"W
300
.34
'N56°21'31"W 942.27'N34°08'10"E 275.62'
N61°75'46"E 206.88'LOS GATOS-SARATOGA ROADA COURTSITE KEY:PRIVATE STREETS & PARKINGDESIGNATED REMAINDERNET AREAGROSS AREA70,725 S.F. / 1.62 AC36,317 S.F. / 0.83 AC277,179 S.F. / 6.36 AC384,221 S.F. / 8.82 AC50 Los Gatos-Saratoga RoadLos Gatos, CA3000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
NOTE:1. Refer to Civil sheets for all property lines, easements, site dimensions, accessible unit locations, etc.2. Refer to project data sheet A08 and TM-1 for all site summary info3. Refer to Landscape sheets for landscape design, dimensions and detailed informationNORTH06'12'18'30'60'24'SITE DENSITY DIAGRAMA08.3Los Gatos, CANovember 15, 2024
BLDG.
6BLDG.
5BLDG.
4BLDG.
3BLDG.
2BLDG.
1BLDG.
28BLDG.
27BLDG.
26BLDG.
23BLDG.
25BLDG.
24BLDG.
21BLDG.
20BLDG.
22BLDG.
19BLDG.
18BLDG.
13BLDG.
17BLDG.
14BLDG.
12BLDG.
8BLDG.
11BLDG.
9BLDG.
16BLDG.
15BLDG.
10BLDG.
716/2P16/2P16/2P16/2P16/2P16/2P16/2P
16/2P
16/2P
16/2P
16/2P
N75°36'16"W
300.34
'N56°21'31"W 942.27'N34°08'10"E 275.62'
N6
1
°
7
5
'
4
6
"
E
2
0
6
.
8
8
'LOS GATOS-SARATOGA ROADBUILDING 267 UNITBUILDING 275 UNIT ALTBUILDING 245 UNIT ALTBUILDING 237 UNITBUILDING 215 UNIT ALTBUILDING 145 UNIT ALTBUILDING 227 UNITWRAPPED PORCH 'A'BUILDING 197 UNITWRAPPED PORCH 'B'BUILDING 187 UNITWRAPPED PORCH 'A'BUILDING 137 UNITWRAPPED PORCH 'B'BUILDING 127 UNITWRAPPED PORCH 'A'BUILDING 14 UNITB ALLEY
B
A
L
L
E
Y
E ALLEYD ALLEYD ALLEYC ALLEYC ALLEYA COURTPROPERTY LINE,TYP.N77°21'22"W
290
.40
'BUILDING 25 UNITBUILDING 175 UNIT ALTBUILDING 115 UNIT ALTBUILDING 255 UNITBUILDING 155 UNITBUILDING 285 UNITBUILDING 104 UNITBUILDING 164 UNITBUILDING 96 UNITBUILDING 55 UNIT ALTWRAPPED PORCHBUILDING 86 UNITWRAPPED PORCHBUILDING 74 UNITBUILDING COVERAGE:BUILDING TYPE 4 = 2,774.35 S.F. EA. x 4 BLDGS.=11,097 S.F.BUILDING TYPE 4 ALT = 3,697.80 S.F. x 1 BLDG.= 3,698 S.F.BUILDING TYPE 5 = 3,679.97 S.F. EA. x 3 BLDGS.=11,040 S.F.BUILDING TYPE 5 @ BLDG. 2 = 3,708.22 S.F. x 1 BLDG.=3,708S.F.BUILDING TYPE 5 ALT = 4,197.00 S.F. EA. x 6 BLDGS.=25,182 S.F.BUILDING TYPE 5 ALT WRAP PORCH = 4,284.14 S.F. x 1 BLDG.=4,284 S.F.BUILDING TYPE 6 = 5,458.33 S.F. EA. x 2 BLDGS.=10,917 S.F.BUILDING TYPE 6 WRAP PORCH = 5,516.40 S.F. x 1 BLDG.=5,516 S.F.BUILDING TYPE 6 ALT = 5,488.59 S.F. x 1 BLDG.=5,489 S.F.BUILDING TYPE 7 @ BLDG 23 = 5,940.66 S.F. x 1 BLDG.=5,941 S.F.BUILDING TYPE 7 @ BLDG 26 = 5,945.00 S.F. x 1 BLDG.=5,945 S.F.BUILDING TYPE 7 WRAP PORCH 'A' = 6,032.13 S.F. x 3 BLDGS.=18,097 S.F.BUILDING TYPE 7 WRAP PORCH 'B' = 6,076.17 S.F. x 2 BLDGS.=12,152 S.F.BUILDING TYPE 7 ALT = 6,098.77 S.F. x 1 BLDG.=6,099 S.F.TOTALT COVERAGE OF LOT =129,165 S.F.BUILDING 34 UNIT ALTBUILDING 47 UNIT ALTBUILDING 66 UNIT ALTBUILDING 206 UNIT50 Los Gatos-Saratoga RoadLos Gatos, CA3000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
NOTE:1. Refer to Civil sheets for all property lines, easements, site dimensions, accessible unit locations, etc.2. Refer to project data sheet A08 and TM-1 for all site summary info3. Refer to Landscape sheets for landscape design, dimensions and detailed informationNORTH06'12'18'30'60'24'PRELIMINARY SITE PLAN4 UNIT ALT BUILDING(1 BUILDING ON SITE) 7 UNIT BUILDING(2 BUILDINGS ON SITE)4 UNIT BUILDING(4 BUILDINGS ON SITE)5 UNIT BUILDING(3 BUILDINGS ON SITE)5 UNIT ALT BUILDING(6 BUILDINGS ON SITE)6 UNIT BUILDING(2 BUILDINGS ON SITE)LOT COVERAGEA09LOT COVERAGE AREA PER TOWN CODE CALCULATION= 3,697.80 SQ. FT. x 1 BUILDING = 3,698 SQ. FT.LOT COVERAGE AREA PER TOWN CODE CALCULATION= 2,774.35 SQ. FT. x 4 BUILDINGS = 11,097 SQ. FT.LOT COVERAGE AREA PER TOWN CODE CALCULATION= 4,197.00 SQ. FT. x 6 BUILDINGS = 25,182 SQ. FT.LOT COVERAGE AREA PER TOWN CODE CALCULATION= 3,679.97 SQ. FT. x 3 BUILDINGS = 11,040 SQ. FT.LOT COVERAGE AREA PER TOWN CODE CALCULATION= 5,458.33 SQ. FT. x 2 BUILDINGS = 10,917 SQ. FT.LOT COVERAGE AREA PER TOWN CODE CALCULATION= 5,940.66 SQ. FT. + 5,945.00 SQ. FT. = 11,886 SQ. FT.5 UNIT BUILDING @ BLDG 2(1 BUILDING ON SITE)LOT COVERAGE AREA PER TOWN CODE CALCULATION= 3,708.22 SQ. FT. x 1 BUILDING = 3,708 SQ. FT.5 UNIT ALT BUILDING-WRAPPED PORCH(1 BUILDING ON SITE)LOT COVERAGE AREA PER TOWN CODE CALCULATION= 4,284.14 SQ. FT. x 1 BUILDING = 4,284 SQ. FT.7 UNIT BUILDING WRAPPED PORCH 'A'(3 BUILDINGS ON SITE)LOT COVERAGE AREA PER TOWN CODE CALCULATION= 6,032.13 SQ. FT. x 3 BUILDINGS = 18,097 SQ. FT.7 UNIT BUILDING WRAPPED PORCH 'B'(2 BUILDINGS ON SITE)LOT COVERAGE AREA PER TOWN CODE CALCULATION= 6,076.17 SQ. FT. x 2 BUILDINGS = 12,152 SQ. FT.7 UNIT ALT BUILDING(2 BUILDINGS ON SITE)LOT COVERAGE AREA PER TOWN CODE CALCULATION= 6,098.77 SQ. FT. x 1 BUILDING = 6,099 SQ. FT.6 UNIT BUILDING-WRAPPED PORCH(1 BUILDING ON SITE)LOT COVERAGE AREA PER TOWN CODE CALCULATION= 5,516.40 SQ. FT. x 1 BUILDING = 5,516 SQ. FT.6 UNIT ALT BUILDING(1 BUILDING ON SITE)LOT COVERAGE AREA PER TOWN CODE CALCULATION= 5,488.59 SQ. FT. x 1 BUILDING = 5,489 SQ. FT.Los Gatos, CANovember 15, 2024
UNIT 1FAMILY19'-3" x 12'-0"UNIT 1KITCHENUNIT 1PRIMARY BEDROOM10'-8" x 12'-3"UNIT 1BEDROOM 210'-1" x 10'-1"UNIT 1BA 2UNIT 1P. BATHDNDNWALK-INCLOSETUNIT 1DECK41'-10"32'-2 1/2"UPSEE BUILDING FLOORPLANS FOR AREATECH.UNIT 1BEDROOM 310'-0" x 11'-2"64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.UPUP32'-2 1/2"41'-1 1/2"UNIT 2 PORCHUNIT 1PORCHSEE BUILDING FLOOR PLANS FOR AREASEE BUILDING FLOOR PLANS FOR AREAUNIT 22-CAR GARAGE20'-2" x 20'-1"UNIT 1TANDEM GARAGE11'-0" x 40'-5"UNIT 2ENTRYUNIT 1ENTRYUNIT 1PWDRUNIT 1LNDYWALK-INCLOSETUNIT 2P. BATHDNUNIT 2KITCHENUNIT 2FAMILY23'-4" x 13'-3"UNIT 2DECKPANTRY41'-10"32'-2 1/2"SEE BUILDING FLOORPLANS FOR AREAUNIT 2BA 2UNIT 2BEDROOM 210'-5" x 12'-1"UNIT 2PRIMARY BEDROOM15'-4" x 11'-11"UNIT 2PWDRUNIT 2LNDYUNIT 1 & 2 FLOOR PLANSA10UNIT 2 SQUARE FOOTAGESFIRST FLOORSECOND FLOOR (STAIRS)THIRD FLOORTOTAL LIVING2-CAR GARAGE114 SQ. FT.154 SQ. FT.1259 SQ. FT.1527 SQ. FT.473 SQ. FT.UNIT 1 SQUARE FOOTAGESFIRST FLOORSECOND FLOORTOTAL LIVINGTANDEM GARAGE182 SQ. FT.1163 SQ. FT.1345 SQ. FT.500 SQ. FT.FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLAN50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
01'2'3'4'8'
M.C.M.C.UNIT 1EFAMILY19'-5" x 12'-0"UNIT 1EKITCHENUNIT 1EPRIMARY BEDROOM11'-0" x 12'-7"UNIT 1EBEDROOM 210'-1" x 10'-1"UNIT 1EBA 2UNIT 1EP. BATHDNDNWALK-INCLOSETUNIT 1EDECK42'-4"33'-2 1/2"UPSEE BUILDING FLOORPLANS FOR AREAUNIT 1ELNDYUNIT 1EBEDROOM 310'-1" x 10'-1"PANTRYWHWH64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.UPUP32'-2 1/2"41'-1 1/2"UNIT 2E PORCHUNIT 1EPORCHSEE BUILDING FLOOR PLANS FOR AREASEE BUILDING FLOOR PLANS FOR AREAUNIT 2E2-CAR GARAGE20'-2" x 20'-1"UNIT 1ETANDEM GARAGE11'-0" x 40'-5"UNIT 2EENTRYUNIT 1EENTRYUNIT 1EPWDRM.C.M.C.WALK-INCLOSETUNIT 2EP. BATHDNUNIT 2EKITCHENUNIT 2EFAMILY23'-4" x 12'-0"UNIT 2EDECK42'-4"32'-2 1/2"SEE BUILDING FLOORPLANS FOR AREAUNIT 2EBA 2UNIT 2EBEDROOM 210'-1" x 11'-8"UNIT 2EPRIMARY BEDROOM12'-11" x 12'-6"UNIT 2ELNDYUNIT 2EBEDROOM 310'-1" x 10'-2"UNIT 1E & 2E FLOOR PLANSA10.1UNIT 2E SQUARE FOOTAGESFIRST FLOORSECOND FLOOR (STAIRS)THIRD FLOORTOTAL LIVING2-CAR GARAGE100 SQ. FT.149 SQ. FT.1274 SQ. FT.1523 SQ. FT.485 SQ. FT.UNIT 1E SQUARE FOOTAGESFIRST FLOORSECOND FLOORTOTAL LIVINGTANDEM GARAGE182 SQ. FT.1157 SQ. FT.1339 SQ. FT.500 SQ. FT.FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLAN50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
01'2'3'4'8'
WALK-INCLOSETWALK-INCLOSETLNDY6'-5" x 6'-3"PRIMARYBEDROOM13'-9" x 13'-0"PRIMARYBATHLINENBA 2BEDROOM 210'-11" x 12'-6"DN21'-0"38'-0"SEE BUILDING FLOORPLANS FOR AREADECKKITCHENFAMILY14'-6" x 16'-2"PWDRDECKPANTRYDNUPDINING14'-6" x 9'-1"21'-0"41'-5 1/2"SEE BUILDING FLOORPLANS FOR AREA64 GAL.64 GAL.64 GAL.2-CAR GARAGE20'-5" x 20'-1"ENTRYBA 3BEDROOM 310'-1" x 10'-0"UP21'-0"38'-4"PORCHSEE BUILDING FLOORPLANS FOR AREAFIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANUNIT 3 SQUARE FOOTAGESFIRST FLOORSECOND FLOORTHIRD FLOORTOTAL LIVING2-CAR GARAGE318 SQ. FT.838 SQ. FT.785 SQ. FT.1941 SQ. FT.480 SQ. FT.UNIT 3 FLOOR PLANSA1150 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
01'2'3'4'8'
PRIMARYBEDROOM11'-5" x 13'-6"BEDROOM 210'-1" x 10'-1"BEDROOM 39'-10" x 10'-1"WALK-INCLOSETDNLINENPRIMARYBATHBA 2DECKSEE BUILDING FLOORPLANS FOR AREA40'-4"21'-0"LNDY3'-3" x 6'-2"DINING9'-8" x 16'-7"FAMILY10'-7" x 16'-6"DECKUPDNPANTRYKITCHENSEE BUILDING FLOORPLANS FOR AREA21'-0"40'-4"PWDR64 GAL.64 GAL.64 GAL.21'-0"38'-4"BEDROOM 410'-1" x 10'-0"BA 3ENTRY2-CAR GARAGE20'-3" x 20'-1"UPPORCHSEE BUILDING FLOORPLANS FOR AREAFIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANUNIT 4 SQUARE FOOTAGESFIRST FLOORSECOND FLOORTHIRD FLOORTOTAL LIVING2-CAR GARAGE337 SQ. FT.850 SQ. FT.801 SQ. FT.1988 SQ. FT.471 SQ. FT.UNIT 4 FLOOR PLANSA1250 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
01'2'3'4'8'
PRIMARYBEDROOM12'-11" x 12'-3"PRIMARYBATHLNDY6'-0" x 5'-7"BA 2BEDROOM 310'-2" x 10'-3"BEDROOM 211'-7" x 11'-10"DN25'-0"39'-4"WALK-INCLOSETWALK-INCLOSETKITCHENUPDNPWDRFAMILY22'-2" x 15'-2"DINING13'-8" x 9'-11"DECKSEE BUILDING FLOORPLANS FOR AREA25'-0"41'-4"64 GAL.64 GAL.64 GAL.2-CAR GARAGE20'-1" x 20'-1"UPBA 3ENTRYBEDROOM 410'-7" x 10'-1"PORCH25'-0"36'-10"SEE BUILDING FLOORPLANS FOR AREAFIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANUNIT 5 SQUARE FOOTAGESFIRST FLOORSECOND FLOORTHIRD FLOORTOTAL LIVING2-CAR GARAGE369 SQ. FT.939 SQ. FT.952 SQ. FT.2260 SQ. FT.448 SQ. FT.UNIT 5 FLOOR PLANSA1350 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
01'2'3'4'8'
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.41'-1 1/2"64'-6"UNIT 1ETANDEM GARAGEUNIT 1EPWDRUNIT 1EENTRYUNIT 2E2-CAR GARAGEUNIT 2EENTRYUPUPUNIT 1ETANDEM GARAGEUNIT 1EPWDRUNIT 1EENTRYUNIT 2E2-CAR GARAGEUNIT 2EENTRYUPUPELEC.UNIT 2EPORCH8'-2" x 3'-4"UNIT 1EPORCH10'-0" x 4'-0"40 SFUNIT 1EPORCH10'-0" x 4'-0"27 SFUNIT 2EPORCH8'-2" x 3'-4"27 SFFIRE
40 SF36x36CONC.A/C PAD36x36CONC.A/CPAD36x36 CONC.A/C PAD36x72 LADDERACCESS PAD, TYP.VERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICAL DIMENSION:8'-6" TO STUCCO SOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFIT7'-1 1/2"PORCHOPENING7'-2 1/2"PORCHOPENING7'-1 1/2"PORCHOPENING7'-2 1/2"PORCHOPENINGDNUNIT 1EKITCHENUNIT 1EFAMILYUNIT 1EBEDROOM 2UNIT 1EBA 2UNIT 1EP. BATHDNDNPRIMARYBEDROOMUNIT 1EUNIT 1EDECK10'-9" x 3'-0"UNIT 1EDECK10'-9" x 3'-0"UPUPVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT3'-0"32 SF32 SFUNIT 1EBEDROOM 3UNIT 1EKITCHENUNIT 1EFAMILYUNIT 1EBA 2UNIT 1EP. BATHDNPRIMARYBEDROOMUNIT 1EUNIT 1EBEDROOM 2UNIT 1EBEDROOM 3DNUNIT 2EPRIMARYBEDROOMUNIT 2EPRIMARYBATHUNIT 2EBEDROOM 2UNIT 2EBA 2UNIT 2EFAMILYUNIT 2EKITCHENDNUNIT 2EDECK10'-9" x 3'-0"UNIT 2EDECK10'-9" x 3'-0"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT3'-0"UNIT 2EBEDROOM 332 SF32 SFUNIT 2EPRIMARYBEDROOMUNIT 2EPRIMARYBATHUNIT 2EBEDROOM 2UNIT 2EBA 2UNIT 2EFAMILYUNIT 2EKITCHENUNIT 2EBEDROOM 3RIDGE4 :12
4 :12
RIDGERIDGE4 :12
R.R.
V
A
L
L
E
YR.4 :12
4 :12
4 :12
4 :12
4 :12
4 :12
4 :12
4 :124 :124 :124 :124 :12
4 :12
4 :12HIP4 :124 :12R.4 :12
4 :12VALLEY
POTENTIAL SOLARPANEL LOCATIONSH.H.HIPHIPHIPHIPHIPHIPH
I
P
VALLEYVALLEYH
I
PHIPVALLEYVALLEY HIPHIPHIPH
I
P
4 :12
4 :12
V
A
L
L
E
Y
VALLEY4 :124 :12
4 :124 :12 R.R.R.
R.4-UNIT BUILDING FLOOR PLANSA1402'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANKEY MAP - N.T.S.UNIT 1ERUNIT 2ERUNIT 1EUNIT 2EUNIT 2EUNIT 2ERUNIT 1ERUNIT 2ERUNIT 1EUNIT 2EUNIT 2EUNIT 2ER
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.UPUPUPUPELEC.
FIRE8 1/2"
8 1/2"
8 1/2"
8 1/2"
1'-0"
1'-0"3'-3 1/2"12'-8 1/2"10'-5 1/2"22'-10"12'-8 1/2"9'-1 1/2"4'-0"
4'-0"
3'-3 1/2"UNIT 1ETANDEM GARAGEUNIT 1EPWDRUNIT 1EENTRYUNIT 2E2-CAR GARAGEUNIT 2EENTRYUNIT 1ETANDEM GARAGEUNIT 1EPWDRUNIT 1EENTRYUNIT 2E2-CAR GARAGEUNIT 2EENTRYUNIT 2EPORCH8'-2" x 3'-4"40 SFUNIT 1EPORCH10'-0" x 4'-0"27 SFUNIT 2EPORCH8'-2" x 3'-4"27 SF40 SFUNIT 1EPORCH10'-0" x 4'-0"17 SF9 SF17 SF9 SF3'-0"
3'-0"
1'-0"
1'-0"
1'-6"
1'-6"
1'-6"
1'-6"8'-1 1/2"13'-3 1/2"21'-8"13'-3 1/2"8'-1 1/2"1'-0"1'-0"
1'-0"1'-0"1'-0"DNUNIT 1EKITCHENUNIT 1EFAMILYUNIT 1EBEDROOM 2UNIT 1EBA 2UNIT 1EP. BATHDNDNPRIMARYBEDROOMUNIT 1EUNIT 1EDECK10'-9" x 3'-0"UNIT 1EDECK10'-9" x 3'-0"UPUP32 SF32 SFUNIT 1EBEDROOM 3UNIT 1EKITCHENUNIT 1EFAMILYUNIT 1EBA 2UNIT 1EP. BATHDNPRIMARYBEDROOMUNIT 1EUNIT 1EBEDROOM 2UNIT 1EBEDROOM 31'-0"3'-0"
1'-0"
3'-0"
1'-6"3'-0"1'-0"
3'-0"
1'-0"
1'-6"
1'-6"8'-1 1/2"13'-3 1/2"21'-8"13'-3 1/2"8'-1 1/2"DNUNIT 2EPRIMARYBEDROOMUNIT 2EPRIMARYBATHUNIT 2EBEDROOM 2UNIT 2EBA 2UNIT 2EFAMILYUNIT 2EKITCHENDNUNIT 2EDECK10'-9" x 3'-0"UNIT 2EBEDROOM 332 SF32 SFUNIT 2EPRIMARYBEDROOMUNIT 2EPRIMARYBATHUNIT 2EBEDROOM 2UNIT 2EBA 2UNIT 2EFAMILYUNIT 2EKITCHENUNIT 2EBEDROOM 3UNIT 2EDECK10'-9" x 3'-0"1'-0"
1'-0"8'-1 1/2"13'-3 1/2"21'-8"13'-3 1/2"8'-1 1/2"RIDGERIDGERIDGE4 :12
R.
V
A
L
L
E
Y
4 :12
4 :12
4 :124 :124 :124 :124 :12
4 :12VALLEY
POTENTIAL SOLARPANEL LOCATIONSH.H.HIPHIPHIPHIPHIPH
I
P
VALLEYV
A
L
L
E
Y
4 :12
R.
4 :12 4 :124 :12HIPHIPH
I
PHIPVALLEYVALLEY HIPHIPHIPH
I
P
4 :12
4 :12
V
A
L
L
E
Y
VALLEYR.
R.
4 :12
4-UNIT BUILDING FLOOR PLANS-FACADE VARIATION EXHIBITA14.102'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
KEY MAP - N.T.S.FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 1ERUNIT 2ERUNIT 1EUNIT 2EUNIT 2EUNIT 2ERUNIT 1ERUNIT 2ERUNIT 1EUNIT 2EUNIT 2EUNIT 2ER
November 15, 2024
November 15, 2024
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.
64 GAL.64 GAL.64 GAL.64 GAL.38'-4"92'-3"FIREUNIT 52-CAR GARAGEUNIT 5BEDROOM 4UNIT 5BA 3UPUNIT 32-CAR GARAGEUNIT 3ENTRYUPELEC.UNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPUNIT 5PORCH13'-6" x 5'-6"74 SFUNIT 5PORCH13'-6" x 5'-6"74 SF36x36CONC.A/C PAD36x36CONC.A/CPAD36x72 LADDERACCESS PAD, TYP.UNIT 4PORCH14'-6" x 5'-0"UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 3UNIT 4ENTRYUPVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFIT8'-5 1/2"PORCHOPENING9'-6"PORCHOPENING8'-5 1/2"PORCHOPENINGVERTICALDIMENSION:8'-6" TOSTUCCOSOFFIT7'-6"PORCHOPENING7'-6"PORCHOPENINGUNIT 3PORCH21'-0" x 5'-0"87 SFUNIT 3BA 3UNIT 3BEDROOM 373 SFUNIT 5ENTRYUNIT 4DECK14'-6" x 5'-0"UPDNUNIT 3KITCHENUNIT 3PWDRUPUNIT 3FAMILYUNIT 3DININGDNUNIT 5PWDRUNIT 5KITCHENUPDN60 SFUNIT 5DECK12'-6" x 5'-0"60 SFUNIT 5DECK12'-6" x 5'-0"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT5'-0 1/2"
5'-0"
5'-0 1/2"UNIT 3DECK15'-1" x 4'-6"4'-6 1/2"68 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDN73 SFUNIT 5DININGUNIT 5FAMILYUNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 3BEDROOM 2UNIT 3PRIMARYBATHUNIT 3LNDYUNIT 3BA 2UNIT 3PRIMARYBEDROOMDNUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2VERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICAL DIMENSION:9'-0" TO STUCCO SOFFITUNIT 3 DECK15'-1" x 4'-6"4'-6 1/2"68 SF62 SFUNIT 4DECK13'-7" x 4'-6"UNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDN4'-6 1/2"
RIDGE
RIDGEVALLEYVALLEY4 :12 4 :12 4 :12HIPHIP4 :12
4 :124 :12RIDGEVALLEY4 :12 4 :12
RIDGE
VALLEYH
I
P HIP4 :12POTENTIAL SOLARPANEL LOCATIONSH
I
P 4 :124 :12
RIDGE
HIP4 :12
VALLEYVALLEYHIP4 :124 :12
R.HIP4 :12 VALLEYVALLEYHIPR.RIDGEVALLEYV
A
L
L
E
YVALLEY
VALLEYVALLEYVALLEYR.HIPHIPHIPHIPH
I
P
HI
P
H
I
P
R.
R.
R.
4 :12
4 :12
4 :12
4 :12 4 :124 :12
4 :12
4 :12
4 :124 :124 :12VALLEYVALLEYHIPHI
P
4 :12FIRST FLOOR PLANSECOND FLOOR PLAN4-UNIT ALT BUILDING FLOOR PLANSA17THIRD FLOOR PLAN50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
02'4'6'8'16'UNIT 5UNIT 5RUNIT 5UNIT 5RROOF PLANUNIT 5UNIT 5RUNIT 5UNIT 5RKEY MAP - N.T.S.UNIT 4RUNIT 3RUNIT 4RUNIT 3RUNIT 4RUNIT 3RUNIT 4RUNIT 3R
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.
64 GAL.64 GAL.64 GAL.64 GAL.FIREUNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPELEC.UNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPUNIT 5PORCH13'-6" x 5'-6"74 SFUNIT 5PORCH13'-6" x 5'-6"74 SF1'-0"2'-0"7'-2"1'-6 1/2"13'-5 1/2"10'-1"14'-6"10'-1"13'-5 1/2"1'-6 1/2"5'-6"
5'-6"
11'-0"24'-2"1'-0"87 SFUNIT 3PORCH21'-0" x 5'-0"6'-6"3'-8"UNIT 32-CAR GARAGEUNIT 3BA 3UNIT 3BEDROOM 3UNIT 3ENTRYUP5'-0"
5'-0"UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 4PORCH14'-6" x 5'-0"73 SF6'-7"21'-0"17 SF17 SF17 SF17 SFUNIT 5DININGUNIT 5KITCHENUNIT 5PWDRUNIT 5FAMILYUNIT 5NOOKUPDNUNIT 5DININGUNIT 5KITCHENUNIT 5PWDRUNIT 5FAMILYUNIT 5NOOKUPDN60 SFUNIT 5DECK12'-6" x 5'-0"60 SFUNIT 5DECK12'-6" x 5'-0"3'-0 1/2"
7 1/2"
3'-0 1/2"
6'-8 1/2"2'-0"1'-0"
11"
1'-5"
1'-0"2'-0"12'-6 1/2"10'-6 1/2"14'-6"6'-7"15'-0 3/4"5'-11 1/4"10'-6 1/2"12'-6 1/2"2'-0"25'-8"11'-0"
4'-6"
3'-2 1/2"UNIT 3KITCHENUNIT 3PWDRUPUNIT 3FAMILYUNIT 3DININGDN68 SFUNIT 3DECK15'-1" x 4'-6"2'-1"
6"
5'-0"UNIT 4DECK14'-6" x 5'-0"73 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 21'-0"1'-5"
11"
1'-0"
3'-0 1/2"
1'-10"
3'-0 1/2"12'-6 1/2"11'-0"13'-7"7'-0 1/2"15'-0 3/4"6'-0 1/4"10'-5 1/2"12'-6 1/2"25'-8"11'-0"6'-8 1/2"2'-0"2'-0"UNIT 3BEDROOM 2UNIT 3PRIMARYBATHUNIT 3LNDYUNIT 3BA 2UNIT 3PRIMARYBEDROOMDNUNIT 3 DECK15'-1" x 4'-6"68 SF4'-0 1/2"4'-6 1/2"62 SFUNIT 4DECK13'-7" x 4'-6"UNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDN3'-2 1/2"12'-6 1/2"10'-5 1/2"6'-0 1/4"15'-0 3/4"7'-0 1/2"13'-7"11'-0"12'-6 1/2"25'-8"11'-0"6'-8 1/2"2'-0"2'-0"RIDGE
RIDGEVALLEYVALLEY4 :12 4 :12 4 :12HIPHIP4 :12
4 :124 :12RIDGEVALLEY4 :12 4 :12
RIDGE
VALLEYH
I
P HIP4 :12POTENTIAL SOLARPANEL LOCATIONSH
I
P 4 :124 :12
RIDGE
HIP4 :12
VALLEYVALLEYHIP4 :124 :12
R.HIP4 :12 VALLEYVALLEYHIPR.RIDGEVALLEYV
A
L
L
E
YVALLEY
VALLEYVALLEYVALLEYR.HIPHIPHIPHIPH
I
P
HI
P
H
I
P
R.
R.
R.
4 :12
4 :12
4 :12 4 :124 :12
4 :12
4 :12
4 :124 :124 :12VALLEYVALLEYHIPHI
P
4 :12FIRST FLOOR PLANSECOND FLOOR PLAN4-UNIT ALT BUILDING FLOOR PLANS-FACADE VARIATION EXHIBITA17.1THIRD FLOOR PLAN50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
02'4'6'8'16'UNIT 5UNIT 5RUNIT 5UNIT 5RROOF PLANUNIT 5UNIT 5RUNIT 5UNIT 5RKEY MAP - N.T.S.UNIT 3RUNIT 3RUNIT 3RUNIT 4RUNIT 3RUNIT 4RUNIT 4RUNIT 4R
November 15, 2024
November 15, 2024
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.
64 GAL.
64 GAL.
64 GAL.
64 GAL.
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.41'-1 1/2"85'-10"FIREUNIT 52-CAR GARAGEUNIT 1TANDEM GARAGEUNIT 1PWDRUNIT 1ENTRYUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UNIT 22-CAR GARAGEUNIT 2ENTRYUPUPUPUNIT 1ETANDEM GARAGEUNIT 1EPWDRUNIT 1EENTRYUNIT 2E2-CAR GARAGEUNIT 2EENTRYUPUPELEC.UNIT 5PORCH13'-6" x 5'-6"74 SFUNIT 2PORCH8'-1" x 3'-4"27 SFUNIT 1PORCH10'-0" x 4'-0"UNIT 1EPORCH10'-0" x 4'-0"UNIT 2EPORCH8'-1" x 3'-4"27 SF40 SF40 SF36x36CONC.A/C PAD36x36CONC.A/CPAD36x36 CONC.A/C PAD36x36CONC.A/C PAD36x72 LADDERACCESS PAD, TYP.VERTICAL DIMENSION:8'-6" TO STUCCO SOFFITVERTICAL DIMENSION:8'-6" TO STUCCO SOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFIT7'-1 1/2"PORCHOPENING7'-2 1/2"PORCHOPENING8'-5 1/2"PORCHOPENING7'-1 1/2"PORCHOPENING7'-2 1/2"PORCHOPENINGUNIT 1KITCHENUNIT 1FAMILYUNIT 1BEDROOM 2UNIT 1BA 2UNIT 1P. BATHUPDNDNDNPRIMARYBEDROOMUNIT 1UNIT 1EDECK10'-9" x 3'-0"UNIT 1DECK10'-9" x 3'-0"60 SFUNIT 5DECK12'-1" x 5'-0"UP3'-0"
5'-0 1/2"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT32 SF32 SFUNIT 1BEDROOM 3UNIT 1EKITCHENUNIT 1EFAMILYUNIT 1EBEDROOM 2UNIT 1EBA 2UNIT 1EP. BATHDNDNPRIMARYBEDROOMUNIT 1EUPUNIT 1EBEDROOM 3UNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 2PRIMARYBEDROOMUNIT 2PRIMARYBATHUNIT 2BEDROOM 2UNIT 2BA 2UNIT 2PWDRUNIT 2FAMILYUNIT 2KITCHENDNUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 264 SFUNIT 2DECK10'-9" x 3'-0"64 SFUNIT 2EDECK10'-9" x 3'-0"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT3'-0"32 SF32 SFUNIT 2EPRIMARYBEDROOMUNIT 2EPRIMARYBATHUNIT 2EBEDROOM 2UNIT 2EBA 2UNIT 2EFAMILYUNIT 2EKITCHENDNUNIT 2EBEDROOM 3RIDGEHIPVALLEY4 :12 4 :12RIDGERIDGERIDGERIDGEHIP VALLEY4 :124 :12
R.
R.RIDGEHIP
HIPHIPHIPHIPHIPH
I
P
HIPHIPVALLEYVALLEYVALLEYV
A
L
L
E
Y VALLEYVALLEYR.4 :12
4 :12
4 :12
4 :12 4 :12
4 :12
4 :12
4 :12
4 :12
4 :12
4 :12
4 :124 :124 :124 :124 :124 :12
4 :12
4 :12POTENTIAL SOLARPANEL LOCATIONSVALLEYH
.H.RIDGEVALLEYVALLEY4 :12 4 :124 :12H.HIPHI
P
4 :12
VALLEY4 :124 :12
R.R.
RIDGEVALLEY
VALLEY4 :124 :125-UNIT BUILDING FLOOR PLANSA2002'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072 UNIT 1RUNIT 2RUNIT 5RUNIT 2EUNIT 1EFIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 2RUNIT 5RUNIT 2EUNIT 5RUNIT 1RUNIT 2RUNIT 5RUNIT 2EUNIT 1EKEY MAP - N.T.S.UNIT 2RUNIT 2E
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.
64 GAL.
64 GAL.
64 GAL.
64 GAL.
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.FIREUNIT 52-CAR GARAGEUNIT 1TANDEM GARAGEUNIT 1PWDRUNIT 1ENTRYUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UNIT 22-CAR GARAGEUNIT 2ENTRYUPUPUPUPUPELEC.UNIT 5PORCH13'-6" x 5'-6"74 SFUNIT 2PORCH8'-1" x 3'-4"27 SFUNIT 1PORCH10'-0" x 4'-0"UNIT 1EPORCH10'-0" x 4'-0"UNIT 2EPORCH8'-1" x 3'-4"27 SF40 SF40 SF8 1/2"8 1/2"8 1/2"
8 1/2"
4'-3 1/2"
1'-0"
1'-0"20'-3 1/4"4'-10 1/4"16'-0"9'-1 1/2"12'-8 1/2"22'-10"12'-8 1/2"8'-1 1/2"10'-1"13'-5 1/2"1'-6 1/2"5'-6"2'-4"1'-0"4'-0"4'-0"
3'-3 1/2"
3'-3 1/2"UNIT 1ETANDEM GARAGEUNIT 1EPWDRUNIT 1EENTRYUNIT 2E2-CAR GARAGEUNIT 2EENTRY17 SF9 SF17 SF17 SF9 SFUPDNDNDNDNDN60 SFUNIT 5DECK12'-1" x 5'-0"UPUP3'-0"
3'-0"
1'-0"
1'-0"
1'-6"
1'-6"
1'-6"
1'-6"
3'-0 1/2"
1'-0"
1'-0"8'-1 1/2"13'-3 1/2"21'-8"13'-3 1/2"8'-2 1/2"12'-6 1/2"10'-5 1/2"2'-0"17'-6 3/4"11'-0 1/4"12'-9"
1'-0"UNIT 1KITCHENUNIT 1FAMILYUNIT 1BEDROOM 2UNIT 1BA 2UNIT 1P. BATHPRIMARYBEDROOMUNIT 1UNIT 1BEDROOM 3UNIT 1EKITCHENUNIT 1EFAMILYUNIT 1EBEDROOM 2UNIT 1EBA 2UNIT 1EP. BATHPRIMARYBEDROOMUNIT 1EUNIT 1EBEDROOM 3UNIT 1EDECK10'-9" x 3'-0"32 SF32 SFUNIT 1DECK10'-9" x 3'-0"UNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 2PRIMARYBEDROOMUNIT 2PRIMARYBATHUNIT 2BEDROOM 2UNIT 2BA 2UNIT 2PWDRUNIT 2FAMILYUNIT 2KITCHENDNUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2DN1'-0"3'-0"3'-0"
1'-0"
3'-0 1/2"
1'-0"
1'-0"
1'-6"1'-6"41'-4"2'-0"10'-5 1/2"12'-6 1/2"8'-2 1/2"13'-3 1/2"21'-8"13'-3 1/2"8'-1 1/2"1'-0"64 SFUNIT 2DECK10'-9" x 3'-0"64 SF32 SF32 SFUNIT 2EPRIMARYBEDROOMUNIT 2EPRIMARYBATHUNIT 2EBEDROOM 2UNIT 2EBA 2UNIT 2EFAMILYUNIT 2EKITCHENUNIT 2EBEDROOM 3UNIT 2EDECK10'-9" x 3'-0"RIDGEHIPVALLEY4 :12
RIDGERIDGERIDGERIDGEHIP VALLEY4 :124 :12
R.
R.HIPHIPHIPHIPHIPH
I
P
HIPHIPVALLEYVALLEYVALLEYV
A
L
L
E
Y
4 :12
4 :12
4 :12
4 :12 4 :12
4 :12
4 :124 :124 :124 :124 :124 :12POTENTIAL SOLARPANEL LOCATIONSVALLEYH.H.8'-1 1/2"13'-3 1/2"21'-8"13'-3 1/2"8'-2 1/2"12'-6 1/2"10'-5 1/2"2'-0"41'-4"RIDGEVALLEYVALLEY4 :12 4 :124 :12H.RIDGEHIP
VALLEYVALLEY4 :124 :12HIPHI
P
4 :12
VALLEYR.
RIDGEVALLEY
VALLEY4 :124 :125-UNIT BUILDING FLOOR PLANS-FACADE VARIATION EXHIBITA20.102'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072 UNIT 1RUNIT 2RUNIT 5RFIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 2RUNIT 5RUNIT 5RUNIT 1RUNIT 2RUNIT 5RKEY MAP - N.T.S.UNIT 2RUNIT 2EUNIT 1EUNIT 2EUNIT 2EUNIT 1EUNIT 2E
November 15, 2024
November 15, 2024
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.
64 GAL.
64 GAL.
64 GAL.
64 GAL.
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.UNIT 5ENTRY41'-1 1/2"103'-5 1/2"FIRE
ELEC.UNIT 52-CAR GARAGEUNIT 52-CAR GARAGEUNIT 32-CAR GARAGEUNIT 5BEDROOM 4UNIT 5BA 3UNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UNIT 1TANDEM GARAGEUNIT 1PWDRUNIT 1ENTRYUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UNIT 22-CAR GARAGEUNIT 2ENTRYUPUPUPUPUPUNIT 5PORCH13'-6" x 5'-6"74 SF36x36CONC.A/CPAD93 SFUNIT 5PORCH13'-6" x 5'-6"74 SFUNIT 3PORCH21'-0" x 5'-3"UNIT 1PORCH7'-8" x 5'-0"UNIT 2PORCH10'-5" x 5'-0"52 SF39 SF36x72 LADDERACCESS PAD, TYP.36x36CONC.A/C PAD36x36CONC.A/C PAD36x36CONC.A/C PADVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFIT8'-5 1/2"PORCHOPENING7'-6"PORCHOPENING7'-6"PORCHOPENING8'-5 1/2"PORCHOPENING6'-11"PORCHOPENING6'-11"PORCHOPENINGVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITUNIT 3KITCHENUPDNUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRDNUPUNIT 1KITCHENUNIT 1FAMILYUNIT 1BEDROOM 3UNIT 1BA 2UNIT 1P. BATHUPDNDNDNPRIMARYBEDROOMUNIT 1UNIT 1DECK11'-1" x 2'-7"60 SF71 SFUNIT 3DECK14'-9" x 4'-10"UNIT 5DECK12'-6" x 5'-0"60 SFUNIT 5DECK12'-6" x 5'-0"UPVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT5'-0 1/2"
5'-0 1/2"
4'-9 1/2"
2'-7"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT29 SFUNIT 1BEDROOM 2UNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 3BEDROOM 2UNIT 5BA 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 2UNIT 2PRIMARYBEDROOMUNIT 2PRIMARYBATHUNIT 2BEDROOM 2UNIT 2BA 2UNIT 2PWDRUNIT 2FAMILYUNIT 2KITCHENDNUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 2DECK10'-9" x 2'-3"UNIT 3DECK15'-1" x 4'-10"72 SFVERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICAL DIMENSION:+/-14'-0" TO STUCCO SOFFIT4'-9 1/2"2'-3 1/2"25 SFRIDGEVALLEY4 :12 4 :12HIPRIDGE
RIDGE
RIDGE
R.
R.
RIDGERIDGE
RIDGE
R.HIPH
I
P
HIPHIPHIPHIPVALLEYH
I
P VALLEYVALLEYVALLEYVALLEYV
A
L
L
E
Y
VALLEYH
I
P
VALLEY4 :12
4 :124 :124 :123 :123 :123 :12
4 :12
4 :12
4 :12
4 :12
4 :12
4 :12
4 :12
4 :12 4 :124 :124 :12
4 :12
4 :124 :12POTENTIAL SOLARPANEL LOCATIONSRIDGEHIPH.H.4 :12
H
I
P
4 :12
HIPVAL
LEYVALLEY 3 :12
R.3 :12RIDGE4 :12 4 :12VALLEYVALLEYVALLEY5-UNIT ALT BUILDING FLOOR PLANSA2302'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 5RUNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 5RKEY MAP - N.T.S.
64 GAL.M.C.WH64 GAL.64 GAL.WHWH64 GAL.64 GAL.
64 GAL.
64 GAL.
64 GAL.
64 GAL.
64 GAL.64 GAL.WH64 GAL.M.C.64 GAL.M.C.WH64 GAL.64 GAL.UNIT 5ENTRYFIRE
ELEC.UNIT 52-CAR GARAGEUNIT 52-CAR GARAGEUNIT 32-CAR GARAGEUNIT 5BEDROOM 4UNIT 5BA 3UNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UNIT 1TANDEM GARAGEUNIT 1PWDRUNIT 1ENTRYUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UNIT 22-CAR GARAGEUNIT 2ENTRYUPUPUPUPUPUNIT 5PORCH19'-0" x 18'-7"160 SF93 SFUNIT 5PORCH13'-6" x 5'-6"74 SFUNIT 3PORCH21'-0" x 5'-3"UNIT 1PORCH7'-8" x 5'-0"UNIT 2PORCH10'-5" x 5'-0"52 SF39 SF6'-0"5'-5"1'-1 1/2"1'-8 1/2"
5'-11"
1'-0"19'-0"18'-7 1/2"23'-8 1/2"1'-0"
5'-6"5'-3"
5'-0"
5'-6"1'-6 1/2"13'-5 1/2"9'-7 1/2"21'-11"11'-3"20'-7"10'-1"4'-0"3'-11"17 SF34 SF17 SF17 SF9 SFM.C.M.C.UNIT 5DININGUNIT 5KITCHENUNIT 3KITCHENUNIT 5PWDRUNIT 5FAMILYUNIT 5NOOKUPDNUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRDNUPUNIT 5DININGUNIT 5KITCHENUNIT 5PWDRUNIT 5FAMILYUNIT 5NOOKUPDNDNDN136 SF71 SFUNIT 3DECK14'-9" x 4'-10"UNIT 5DECK18'-1" x 17'-9"60 SFUNIT 5DECK12'-6" x 5'-0"UP1'-0"
3'-0 1/2"5'-6 1/2"1'-0"
6"
3'-0 1/2"
7 1/2"
2'-4"
4 1/2"
2'-7"
1'-0"
6"
1'-0"2'-0"12'-6 1/2"10'-6 1/2"5'-11 1/4"11'-2"13'-0"10'-5 1/2"18'-1"17'-8 1/2"25'-8"15'-0 3/4"8'-2 1/2"UNIT 1KITCHENUNIT 1FAMILYUNIT 1BEDROOM 3UNIT 1BA 2UNIT 1P. BATHPRIMARYBEDROOMUNIT 129 SFUNIT 1BEDROOM 2UNIT 1DECK11'-1" x 2'-7"6"
W D
M.C.M.C.M.C.M.C.M.C.M.C.WDM.C.W DM.C.M.C.M.C.UNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 3BEDROOM 2UNIT 5BA 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 2UNIT 2PRIMARYBEDROOMUNIT 2PRIMARYBATHUNIT 2BEDROOM 2UNIT 2BA 2UNIT 2PWDRUNIT 2FAMILYUNIT 2KITCHENDNUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 2DECK10'-10" x 2'-3"UNIT 3DECK15'-1" x 4'-10"72 SF1'-0"
3'-0 1/2"2'-0"1'-0"
6"
3'-0 1/2"4'-9 1/2"8"
2'-3 1/2"
2'-0"1'-6"1'-0"1'-10"10'-5 1/2"12'-6 1/2"2'-0"8'-2 1/2"15'-0 3/4"2'-0"12'-6 1/2"10'-5 1/2"13'-3 1/2"10'-10 1/2"6'-0 1/4"25'-8"8'-10 1/4"8'-10 1/4"
6"25 SFRIDGEVALLEY4 :12 4 :12HIPRIDGE
RIDGE
RIDGE
R.
R.
R.HIPH
I
P
HIPHIPHIPHIPVALLEYH
I
P
VALLEYVALLEYVALLEYV
A
L
L
E
Y
VALLEYH
I
P
VALLEY4 :12
4 :124 :124 :12
4 :12
4 :12
4 :12
4 :12
4 :12
4 :12 4 :124 :124 :124 :124 :12POTENTIAL SOLARPANEL LOCATIONSRIDGEH
I
P
H.H.4 :12
H
I
P
HIP12'-6 1/2"10'-5 1/2"12'-6 1/2"2'-0"10'-5 1/2"8'-2 1/2"6'-0 1/4"10'-10 1/2"13'-3 1/2"15'-0 3/4"8'-10 1/4"8'-10 1/4"25'-8"2'-0"RIDGER.
R.VALLEY3 :12
4 :12 4 :12
VAL
LEY VALLEY3 :12
R.3 :12RIDGE4 :12 4 :12VALLEYVALLEYVALLEY 3 :12HIPHIP VALLEYVAL
LEYHIPHIPHIPHIP4 :12
3 :12
3 :12
3 :12
3 :12
VALLEYHIPHIP5-UNIT ALT BUILDING FLOOR PLANS-FACADE VARIATION EXHIBITA23.102'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 5RUNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 5RKEY MAP - N.T.S.NOTE:AT WRAPPED PORCH CONDITION
4 :12
4 :12RIDGE VALLEYRIDGE4 :12
4 :12VALLEY 4 :12M.C.UPDN136 SFVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT5'-0 1/2"UNIT 5DECK18'-1" x 17'-9"3'-6 1/2"UNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYW D
M.C.M.C.M.C.M.C.UNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 264 GAL.M.C.WH64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.4'-0"FIREUNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UP160 SF36x36CONC.A/C PADVERTICALDIMENSION:8'-6" TOSTUCCOSOFFIT12'-0"PORCH OPENING5'-6"
11'-7 1/2"
PORCH
OPENINGUNIT 5PORCH19'-0" x 18'-8"5-UNIT ALT BUILDING WRAPPED PORCH PARTIAL FLOOR PLANSA23.202'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
KEY MAP - N.T.S.UNIT 5RUNIT 5RUNIT 5RUNIT 5RWRAPPED PORCH @ BLDG. 5FIRST FLOOR PLANWRAPPED PORCH @ BLDG. 5SECOND FLOOR PLANWRAPPED PORCH @ BLDG. 5THIRD FLOOR PLANWRAPPED PORCH @ BLDG. 5ROOF PLAN
November 15, 2024
November 15, 2024
November 15, 2024
November 15, 2024
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.126'-5"38'-4"UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPELEC.UNIT 4PORCH21'-0" x 4'-6"100 SFUNIT 4PORCH21'-0" x 4'-6"100 SF36x72 LADDERACCESS PAD, TYP.UNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UP87 SFUNIT 3PORCH21'-0" x 5'-0"36x36CONC.A/C PAD36x36CONC.A/C PADUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPFIREUNIT 4PORCH14'-6" x 5'-0"73 SFUNIT 4PORCH14'-6" x 5'-0"73 SFVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION: 8'-6"TO STUCCO SOFFIT7'-0"PORCHOPENING8'-0"PORCHOPENING9'-6"PORCHOPENING7'-6"PORCHOPENING9'-6"PORCHOPENING9'-6"PORCHOPENING7'-0"PORCHOPENING8'-0"PORCHOPENING7'-6"PORCHOPENINGVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 4PORCH14'-6" x 5'-0"73 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 4DECK14'-6" x 5'-0"73 SF100 SFUNIT 4DECK21'-0" x 4'-6"UNIT 4DECK21'-0" x 4'-6"100 SFUNIT 4DECK14'-6" x 5'-0"73 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDN68 SFUNIT 3DECK14'-10" x 4'-6"UNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYDNUPUNIT 3PWDRVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT5'-0"
4'-6"
5'-0"
4'-6"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT4'-6 1/2"
5'-0"
5'-0"UNIT 4DECK14'-6" x 5'-0"73 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDN5'-0"UNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNUNIT 4DECK11'-1" x 4'-0"62 SFUNIT 4DECK13'-7" x 4'-6"UNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 270 SFUNIT 3DECK15'-2" x 4'-7"45 SF62 SFUNIT 4DECK13'-7" x 4'-6"UNIT 4DECK11'-1" x 4'-0"45 SFUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDN4'-0 1/2"
4'-0 1/2"
4'-6 1/2"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT4'-6 1/2"4'-6 1/2"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT62 SFUNIT 4DECK13'-7" x 4'-6"UNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDN4'-6 1/2"POTENTIALSOLAR PANELLOCATIONS4 :124 :12
4 :12
R.R.4 :12 4 :12
4 :12 4 :12
4 :12
H
I
P
H
I
PHIPH
I
P
HIPHIPHIPHI
P
R.RIDGER.HIPHIPHIPHIPHIPHIPHIPVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYHIPHIPHIPVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYHIPRIDGE R.HIPH.HIPH
.VALLEYVALLEY4 :12
4 :12
4 :12
4 :12
4 :12
4 :12
4 :12
RIDGE
RIDGE
R.4 :124 :124 :124 :124 :124 :12
4 :12
4 :12
4 :12
4 :124 :124 :124 :124 :124 :124 :12
4 :12
4 :12
4 :12
4 :124 :124 :124 :124 :12
H
I
P
HIPVALLEYVALLEY4 :12
H
I
P
4 :12
RIDGE
RIDGE HIPRIDGERIDGEH.H.H
I
P
6-UNIT BUILDING FLOOR PLANSA2602'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 4RUNIT 4UNIT 4RUNIT 4KEY MAP - N.T.S.UNIT 3UNIT 4RUNIT 4UNIT 4RUNIT 4UNIT 3UNIT 4RUNIT 4UNIT 4RUNIT 4UNIT 3UNIT 4RUNIT 4UNIT 4RUNIT 4UNIT 3UNIT 4RUNIT 4RUNIT 4RUNIT 4R
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPELEC.UNIT 4PORCH21'-0" x 4'-6"100 SFUNIT 4PORCH21'-0" x 4'-6"100 SFUNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UP87 SFUNIT 3PORCH21'-0" x 5'-0"UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPFIREUNIT 4PORCH14'-6" x 5'-0"73 SFUNIT 4PORCH14'-6" x 5'-0"73 SF1'-4"1'-0"
1'-0"
6"
6"11'-0"10'-0"6'-7"14'-6"21'-2"14'-6"6'-7"14'-6"10'-0"11'-0"5'-0"4'-6"5'-0"5'-0"5'-0"
4'-6"
5'-0"
3'-8"UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUP5'-0"UNIT 4PORCH14'-6" x 5'-0"73 SF6'-7"17 SF17 SF17 SF17 SF17 SF17 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 4DECK14'-6" x 5'-0"73 SF100 SFUNIT 4DECK21'-0" x 4'-6"UNIT 4DECK21'-0" x 4'-6"100 SFUNIT 4DECK14'-6" x 5'-0"73 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDN68 SFUNIT 3DECK14'-10" x 4'-6"UNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYDNUPUNIT 3PWDR6"
4'-6"
5'-0"
1'-9 1/2"
2'-1"
3'-10 1/2"
6"
1'-0"
1'-0"
1'-0"
1'-0"11'-0"11'-0"10'-0"14'-6"6'-7"14'-6"6'-0 1/4"14'-6"6'-7"10'-0"15'-1 3/4"6'-7"4'-6"
5'-0"
5'-0"UNIT 4DECK14'-6" x 5'-0"73 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYDNUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNUNIT 4DECK11'-1" x 4'-0"62 SFUNIT 4DECK13'-7" x 4'-6"UNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 270 SFUNIT 3DECK15'-2" x 4'-7"45 SF62 SFUNIT 4DECK13'-7" x 4'-6"UNIT 4DECK11'-1" x 4'-0"45 SFUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDN1'-0"
2'-0"2'-0"1'-0"1'-4"1'-4"4'-6 1/2"11'-1"9'-5 1/2"7'-6"13'-7"7'-6"13'-7"15'-7 1/4"13'-7"5 1/2"11'-1"7'-6"9'-5 1/2"6'-0 1/4"4'-0 1/2"4'-6 1/2"
4'-6 1/2"
4'-0 1/2"62 SFUNIT 4DECK13'-7" x 4'-6"UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDN4'-6 1/2"UNIT 4BEDROOM 29'-5 1/2"11'-1"7'-6"13'-7"7'-6"13'-7"6'-0 1/4"5 1/2"13'-7"15'-7 1/4"9'-5 1/2"11'-1"7'-6"POTENTIALSOLAR PANELLOCATIONS4 :124 :12
4 :124 :12
H
I
P
H
I
PHIPH
I
P
HIPHIPHIPHI
P
R.RIDGER.HIPHIPHIPHIPHIPHIPHIPVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYHIPHIPHIPVALLEYVALLEYVALLEYVALLEYVALLEYVALLEYHIPRIDGE R.VALLEYVALLEY4 :12
4 :12
4 :12
4 :12
4 :12
4 :12
RIDGE
RIDGE
R.4 :124 :124 :124 :124 :124 :12
4 :12
4 :12
4 :12
4 :124 :124 :124 :124 :124 :124 :124 :12
H
I
P
HIPVALLEYVALLEY4 :12
H
I
P
4 :12
RIDGE
RIDGE HIPRIDGERIDGEH.H.H
I
P6-UNIT BUILDING FLOOR PLANS-FACADE VARIATION EXHIBITA26.102'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 4RUNIT 4UNIT 4RUNIT 4KEY MAP - N.T.S.UNIT 3UNIT 4RUNIT 4UNIT 4RUNIT 4UNIT 3UNIT 4RUNIT 4UNIT 4RUNIT 4UNIT 3UNIT 4RUNIT 4UNIT 4RUNIT 4UNIT 3UNIT 4RUNIT 4RUNIT 4RUNIT 4R
64 GAL.M.C.64 GAL.WH64 GAL.M.C.WH156 SFVERTICAL DIMENSION:8'-6" TO STUCCO SOFFIT11'-0"PORCH OPENING5'-0"10'-1"PORCHOPENINGUNIT 5PORCH25'-0" x 13'-7"4'-6"4'-0"FIRE UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUP4'-0"4'-6"UNIT 5PORCH25'-0" x 13'-7"5'-0"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT156 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNW DM.C.W D UNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNUNIT 4DECK45 SFRIDGE4 :12
4 :12
4 :12
6-UNIT BUILDING WRAPPED PORCH PARTIAL FLOOR PLANSA26.202'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072 UNIT 4RKEY MAP - N.T.S.UNIT 4RUNIT 4RWRAPPED PORCH @ BLDG. 8FIRST FLOOR PLANWRAPPED PORCH @ BLDG. 8SECOND FLOOR PLANWRAPPED PORCH @ BLDG. 8THIRD FLOOR PLANWRAPPED PORCH @ BLDG. 8ROOF PLANUNIT 4R
November 15, 2024
November 15, 2024
November 15, 2024
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.
64 GAL.
64 GAL.64 GAL.64 GAL.
64 GAL.64 GAL.
64 GAL.64 GAL.64 GAL.64 GAL.126'-5"38'-4"UNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UPELEC.UNIT 3PORCH21'-0" x 5'-4"36x72 LADDERACCESS PAD, TYP.105 SF36x36CONC.A/C PAD36x36CONC.A/C PADUNIT 3PORCH21'-0" x 5'-0"VERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFIT7'-0"PORCHOPENING8'-0"PORCHOPENING7'-0"PORCHOPENING9'-6"PORCHOPENING7'-0"PORCHOPENING7'-6"PORCHOPENING6'-10"PORCHOPENING7'-0"PORCHOPENING8'-0"PORCHOPENINGVERTICALDIMENSION: 8'-6"TO STUCCOSOFFITUNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UPUNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UP7'-0"PORCHOPENING7'-0"PORCHOPENINGVERTICALDIMENSION: 8'-6"TO STUCCOSOFFITUNIT 3PORCH21'-0" x 5'-0"87 SFVERTICALDIMENSION: 8'-6"TO STUCCOSOFFIT36x36CONC.A/C PADUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 4PORCH21'-0" x 4'-6"100 SF87 SFUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4ENTRYUP73 SFUNIT 4PORCH14'-6" x 5'-0"UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 4PORCH21'-0" x 4'-6"100 SFFIRE
UNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRDNUPVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT4'-6"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT4'-6 1/2"UNIT 4DECK21'-0" x 4'-6"UNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYDNUPUNIT 3PWDRUNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYDNUPUNIT 3PWDRUNIT 3DECK14'-10" x 4'-6"4'-6 1/2"UNIT 3DECK14'-10" x 4'-6"68 SF100 SF4'-6"
5'-0"68 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 4DECK14'-6" x 5'-0"73 SF5'-0"UNIT 3DECK21'-0" x 5'-4"107 SF5'-4"
3'-10 1/2"UNIT 4DECK21'-0" x 4'-6"100 SF5'-0"UNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 275 SFUNIT 3DECK14'-2" x 5'-4"UNIT 3DECK15'-2" x 4'-6"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT5'-4"
4'-6 1/2"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICAL DIMENSION:9'-0" TO STUCCO SOFFITUNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 2UNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 270 SFUNIT 4DECK11'-1" x 4'-0"45 SF4'-0 1/2"UNIT 3DECK15'-2" x 4'-7"4'-6 1/2"70 SFUNIT 4DECK11'-1" x 4'-0"45 SF4'-0 1/2"UNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNUNIT 4DECK13'-7" x 4'-6"UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNUNIT 4BEDROOM 262 SF4'-6 1/2"UNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNPOTENTIALSOLAR PANELLOCATIONSR.4 :124 :12
4 :12
H
I
P
R.R.4 :12 4 :12
4 :12 4 :12
HIPH
I
P
HI
P
RIDGERIDGEHIP
HIPVALLEYHIPHIPVALLEYVALLEYRIDGE
VALLEYRIDGE
VALLEY4 :12
4 :12
4 :12
4 :12
R.
R.4 :124 :12
4 :12
4 :12
4 :124 :124 :124 :124 :12
4 :12
4 :12
4 :12
4 :12
4 :12
4 :12
VALLEYVALLEYRIDGE 4 :124 :12VALLEYVALLEYVALLEY4 :12
RIDGE
VALLEYRIDGEHIPHIP4 :12HIPRIDGEHIPVALLEY
VALLEYHIP4 :12
4 :124 :12
4 :12
4 :12
4 :124 :12VALLEYHIPHIPR.VALLEY4 :12HIP
HIP4 :124 :124 :124 :12
R.H.H
I
P
VALLEYHIPHI
P
R.
4 :12
4 :124 :12HIPH.VALLEYHIPH
.HIP4 :126-UNIT ALT BUILDING FLOOR PLANSA2902'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANKEY MAP - N.T.S.UNIT 4UNIT 4RUNIT 3RUNIT 3RUNIT 3RUNIT 4UNIT 4UNIT 4RUNIT 3RUNIT 3RUNIT 3RUNIT 4UNIT 4UNIT 4RUNIT 3RUNIT 3RUNIT 3RUNIT 4UNIT 4UNIT 4RUNIT 3RUNIT 3RUNIT 3RUNIT 4
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.
64 GAL.
64 GAL.64 GAL.64 GAL.
64 GAL.64 GAL.
64 GAL.64 GAL.64 GAL.64 GAL.5'-0"
1'-0"
1'-0"
6"
6"11'-0"10'-0"21'-1"6'-7"14'-5"21'-3"10'-2"10'-10"10'-1"11'-0"5'-0"4'-6"3'-7"3'-8"3'-8"
4'-0"
4'-6"
5'-0"
5'-0"
1'-0"
6'-4"UNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3105 SFUNIT 3PORCH21'-0" x 5'-0"UNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UNIT 3PORCH21'-0" x 5'-0"87 SFUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUNIT 4PORCH21'-0" x 4'-6"100 SF87 SFUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4ENTRY73 SFUNIT 4PORCH14'-6" x 5'-0"UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUNIT 4PORCH21'-0" x 4'-6"100 SFUPUPUPUPUPUPUNIT 3PORCH21'-0" x 5'-4"5'-0"ELEC.
FIRE 17 SF17 SF17 SF17 SF17 SF34 SF6"
1'-0"
2'-10 1/2"
1'-9 1/2"
5'-0"
1'-1 1/2"
1'-3 1/2"
1'-0"
1'-0"
1'-0"11'-0"11'-0"10'-1"10'-2"6'-0 1/4"15'-1 3/4"6'-7"5'-11 1/4"15'-1 3/4"10'-0"14'-6"10'-10"6"
2'-1"
2'-1"UNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRUNIT 4DECK21'-0" x 4'-6"UNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRUNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRUNIT 3DECK14'-10" x 4'-6"UNIT 3DECK14'-10" x 4'-6"68 SF100 SF68 SFUNIT 4KITCHENUNIT 4PWDRUNIT 4FAMILYUNIT 4DININGUNIT 4KITCHENUNIT 4PWDRUNIT 4FAMILYUNIT 4DININGUNIT 4DECK14'-6" x 5'-0"73 SFUNIT 3DECK21'-0" x 5'-4"107 SFUNIT 4DECK21'-0" x 4'-6"100 SFUNIT 4KITCHENUNIT 4PWDRUNIT 4FAMILYUNIT 4DININGDNUPDNUPDNUPUPDNUPDNUPDN1'-0"
2'-0"2'-0"1'-0"1'-4"4'-6 1/2"
5'-4"
1'-4"6'-5 3/4"11'-1"14'-1 3/4"15'-7 1/4"6'-5 3/4"13'-7"6'-0 1/4"11'-1"15'-7 1/4"9'-5 1/2"6'-11 1/2"4'-0 1/2"4'-6 1/2"
4'-6 1/2"
4'-0 1/2"UNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYUNIT 3BA 275 SFUNIT 3DECK14'-2" x 5'-4"UNIT 3DECK15'-2" x 4'-6"UNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYUNIT 3BA 2UNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYUNIT 3BA 270 SFUNIT 4DECK11'-1" x 4'-0"45 SFUNIT 3DECK15'-2" x 4'-7"70 SFUNIT 4DECK11'-1" x 4'-0"45 SFUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMUNIT 4DECK13'-7" x 4'-6"UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMUNIT 4BEDROOM 262 SFUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNDNDNDNDNDN9'-5 1/2"10"
4'-0 1/2"5 1/2"1'-4"9'-5 1/2"6'-5 3/4"14'-1 3/4"6'-5 3/4"15'-7 1/4"6'-11 1/2"6'-0 1/4"13'-7"9'-5 1/2"11'-1"15'-7 1/4"5 1/2"11'-1"POTENTIALSOLAR PANELLOCATIONSR.4 :124 :12
4 :12
H
I
PHIPHI
P
RIDGERIDGEHIP
HIPVALLEYHIPHIPVALLEYVALLEYRIDGE
VALLEYRIDGE
VALLEY4 :12
4 :12
4 :12
R.
R.4 :12
4 :12
4 :12
4 :124 :124 :124 :124 :12
4 :12
4 :12
VALLEYVALLEYRIDGE 4 :124 :12VALLEYVALLEYVALLEYRIDGE
VALLEYRIDGEHIPHIP4 :12HIPRIDGEHIPVALLEY
VALLEYHIP4 :12
4 :124 :12
4 :12 VALLEYHIPHIPR.VALLEY4 :12HIP
HIP4 :124 :12
R.H.H
I
P
VALLEYHIPHI
P
R.
4 :12
4 :124 :12HIPVALLEYHIP4 :124 :126-UNIT ALT BUILDING FLOOR PLANS-FACADE VARIATION EXHIBITA29.102'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANKEY MAP - N.T.S.UNIT 4UNIT 4RUNIT 3RUNIT 3RUNIT 3RUNIT 4UNIT 4UNIT 4RUNIT 3RUNIT 3RUNIT 3RUNIT 4UNIT 4UNIT 4RUNIT 3RUNIT 3RUNIT 3RUNIT 4UNIT 4UNIT 4RUNIT 3RUNIT 3RUNIT 3RUNIT 4
November 15, 2024
November 15, 2024
RIDGEVALLEY HIPRIDGERIDGERIDGERIDGE
R.HIPHIPHIPHIPHIPHIPRIDGE
V
A
L
L
E
Y
VALLEYVALLEY
VALLEYVALLEYRIDGE
R.3 :123 :12
4 :12
4 :12
4 :12
4 :124 :12
4 :12
4 :124 :12VALLEYVALLEY4 :124 :12H.VALLEYVALLEYVALLEYVALLEY4 :12
4 :12
4 :12
4 :12POTENTIALSOLAR PANELLOCATIONSRIDGEH
I
P
HIP4 :12 4 :124 :124 :12
4 :12
RIDGE H.4 :12
HIPV
A
L
L
E
Y
VALLEYHIPHIPHIPVALLEY4 :12
R.
RIDGE
H
I
P
VALLEYVALLEY4 :124 :124 :124 :124 :124 :124 :124 :12H.RIDGERIDGEVALLEYVALLEYVALLEYVALLEY4 :12 4 :12
4 :12 4 :12 3 :123 :12
RIDGE
HIP4 :12
UNIT 5DININGUNIT 5KITCHENUNIT 5PWDRUNIT 5FAMILYUNIT 5NOOKUPDNUNIT 5DININGUNIT 5KITCHENUNIT 5PWDRUNIT 5FAMILYUNIT 5NOOKUPDNDNDNUNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRDNUPUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNDN74 SF60 SFUNIT 5DECK12'-6" x 5'-2"60 SFUNIT 5DECK12'-6" x 5'-2"UNIT 1DECK10'-9" x 3'-0"UNIT 4DECK14'-6" x 5'-0"UNIT 4DECK14'-6" x 5'-0"UP73 SF73 SF68 SFUNIT 3DECK14'-9" x 4'-7"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFIT3'-0"
5'-0 1/2"
5'-0"
5'-0 1/2"
4'-6 1/2"
5'-0"UNIT 1KITCHENUNIT 1FAMILYUNIT 1BEDROOM 2UNIT 1BA 2UNIT 1P. BATHPRIMARYBEDROOMUNIT 132 SFUNIT 1BEDROOM 3UNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 2PRIMARYBEDROOMUNIT 2PRIMARYBATHUNIT 2BEDROOM 2UNIT 2BA 2UNIT 2PWDRUNIT 2FAMILYUNIT 2KITCHENDNUNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 2UNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNDNUNIT 2DECK10'-9" x 3'-0"62 SFUNIT 4 DECK13'-7" x 4'-6"62 SF70 SFUNIT 3DECK14'-10" x 4'-7"UNIT 4 DECK13'-7" x 4'-6"VERTICALDIMENSION: 9'-0"TO STUCCOSOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFIT4'-6 1/2"
4'-6 1/2"
4'-6 1/2"3'-0"32 SF64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.145'-7 1/2"41'-1 1/2"
FIREUNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPELEC.UNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPUNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UPUNIT 1TANDEM GARAGEUNIT 1PWDRUNIT 1ENTRYUNIT 22-CAR GARAGEUNIT 2ENTRYUPUPUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 5PORCH13'-6" x 5'-6"74 SF74 SFUNIT 5PORCH13'-6" x 5'-6"UNIT 4PORCH14'-6" x 5'-0"UNIT 4PORCH14'-6" x 5'-0"UNIT 3PORCH21'-0" x 5'-0"87 SFUNIT 2PORCH8'-2" x 3'-4"UNIT 1PORCH10'-0" x 4'-0"27 SF73 SF73 SF40 SF36x36CONC.A/C PAD36x36CONC.A/C PAD36x36CONC. A/CPAD36x36 CONC.A/C PAD36x36CONC.A/C PAD36x36CONC.A/C PAD36x72 LADDERACCESS PAD, TYP.VERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION: 8'-6"TO STUCCOSOFFITVERTICALDIMENSION: 8'-6"TO STUCCOSOFFITVERTICALDIMENSION: 8'-6" TOSTUCCO SOFFIT7'-11 1/2"PORCHOPENING7'-11 1/2"PORCHOPENING7'-2 1/2"PORCHOPENING7'-1 1/2"PORCHOPENING7'-0"PORCHOPENING7'-0"PORCHOPENING9'-6"PORCHOPENING9'-6"PORCHOPENING7-UNIT BUILDING FLOOR PLANSA3202'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072 UNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 5RFIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 4RUNIT 4RUNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 4RUNIT 4RUNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 4RUNIT 4RUNIT 5RKEY MAP - N.T.S.UNIT 4RUNIT 4R
RIDGEVALLEY HIPRIDGERIDGERIDGERIDGE
R.HIPHIPHIPHIPHIPHIPRIDGE
V
A
L
L
E
Y
4 :12
4 :12
4 :12
4 :124 :12
4 :12
4 :124 :12VALLEYVALLEY4 :124 :12H.VALLEYVALLEYVALLEYVALLEY4 :12
4 :12POTENTIALSOLAR PANELLOCATIONSRIDGEH
I
P
HIP4 :12 4 :124 :124 :12
4 :12
RIDGE H.HIPV
A
L
L
E
Y
VALLEYHIPHIPHIPVALLEY4 :12
R.
RIDGE
H
I
P
VALLEYVALLEY4 :124 :124 :124 :124 :124 :12H.6'-8 1/2"11'-0"25'-8"12'-6 1/2"2'-0"10'-9 1/2"10'-6 1/2"8'-1 1/2"13'-3 1/2"6'-0 1/4"15'-7 1/4"13'-7"13'-7"7'-6"10'-5 1/2"7'-0 1/2"2'-0"12'-6 1/2"VALLEYVALLEY
VALLEYVALLEYRIDGE3 :123 :124 :124 :12RIDGERIDGEVALLEYVALLEYVALLEYVALLEY4 :12 4 :12
4 :12 4 :12
RIDGE
R.3 :123 :12UPDNUPDNDNDNUNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRDNUPUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNDN60 SFUNIT 5DECK12'-6" x 5'-2"60 SFUNIT 5DECK12'-6" x 5'-2"UNIT 1DECK10'-9" x 3'-0"UNIT 4DECK14'-6" x 5'-0"UNIT 4DECK14'-6" x 5'-0"UP73 SF73 SF68 SFUNIT 3DECK14'-9" x 4'-7"3'-0 1/2"
1'-0"
3'-0 1/2"
3'-0"
1'-0"2'-0"6"
1'-0"
1'-0"
6"
6"
3'-0"
6"
1'-1 1/2"
2'-1"
1'-9 1/2"
6"2'-0"10'-5 1/2"6'-7"14'-6"6'-7"14'-6"5'-11 1/4"8'-2 1/2"13'-3 1/2"10'-9 1/2"10'-6 1/2"12'-6 1/2"2'-0"6'-8 1/2"11'-0"25'-8"15'-1 3/4"12'-6 1/2"5'-0"32 SFUNIT 1KITCHENUNIT 1FAMILYUNIT 1BEDROOM 2UNIT 1BA 2UNIT 1P. BATHPRIMARYBEDROOMUNIT 1UNIT 1BEDROOM 3UNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 2PRIMARYBEDROOMUNIT 2PRIMARYBATHUNIT 2BEDROOM 2UNIT 2BA 2UNIT 2PWDRUNIT 2FAMILYUNIT 2KITCHENDNUNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 2UNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDNDNUNIT 2DECK10'-9" x 3'-0"62 SFUNIT 4 DECK13'-7" x 4'-6"62 SF70 SFUNIT 3DECK14'-10" x 4'-7"UNIT 4 DECK13'-7" x 4'-6"3'-0 1/2"
1'-0"
3'-0 1/2"3'-0"1'-0"2'-0"6"
1'-0"
2'-0"1'-6"6"3'-0"6"4'-6 1/2"1'-4"
6"
1'-4"2'-0"12'-6 1/2"10'-6 1/2"10'-9 1/2"13'-3 1/2"8'-1 1/2"6'-0 1/4"15'-7 1/4"13'-7"7'-6"13'-7"12'-6 1/2"7'-0 1/2"10'-5 1/2"2'-0"25'-8"11'-0"6'-8 1/2"
4'-6 1/2"32 SF64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.FIREUNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPELEC.UNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPUNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UPUNIT 1TANDEM GARAGEUNIT 1PWDRUNIT 1ENTRYUNIT 22-CAR GARAGEUNIT 2ENTRYUPUPUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUPUNIT 5PORCH13'-6" x 5'-6"74 SF74 SFUNIT 5PORCH13'-6" x 5'-6"UNIT 4PORCH14'-6" x 5'-0"UNIT 4PORCH14'-6" x 5'-0"UNIT 3PORCH21'-0" x 5'-0"87 SFUNIT 2PORCH8'-2" x 3'-4"UNIT 1PORCH10'-0" x 4'-0"27 SF73 SF73 SF40 SF2'-0"
1'-6"2'-0"4'-3 1/2"8 1/2"8 1/2"1'-4"10 1/2"1'-6 1/2"13'-5 1/2"10'-1"11'-4 1/2"12'-8 1/2"8'-2 1/2"21'-1"14'-6"6'-7"14'-6"6'-6"10'-1"13'-5 1/2"1'-6 1/2"1'-0"24'-2"11'-0"7'-2"5'-6"4'-0"3'-3 1/2"5'-0"5'-0"
5'-0"
5'-6"
3'-8"17 SF9 SF17 SF17 SF17 SF34 SF34 SF7-UNIT BUILDING FLOOR PLANS-FACADE VARIATION EXHIBITA32.102'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072 UNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 5RFIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 4RUNIT 4RUNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 4RUNIT 4RUNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 4RUNIT 4RUNIT 5RKEY MAP - N.T.S.UNIT 4RUNIT 4R
4 :12
4 :12RIDGE VALLEYRIDGE4 :12
4 :12VALLEY 4 :12UNIT 5DININGUNIT 5KITCHENUNIT 5PWDRUNIT 5FAMILYUNIT 5NOOKUPDN136 SFVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT5'-0 1/2"UNIT 5DECK18'-1" x 17'-9"3'-6 1/2"UNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 264 GAL.64 GAL.64 GAL.4'-0"FIREUNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UP160 SF36x36CONC.A/C PADVERTICALDIMENSION:8'-6" TOSTUCCOSOFFIT12'-0"PORCH OPENINGUNIT 5PORCH19'-0" x 18'-8"5'-6"
11'-7 1/2"
PORCH
OPENING64 GAL.64 GAL.64 GAL.UNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPFIRE4'-0"36x36CONC.A/C PADVERTICALDIMENSION:8'-6" TOSTUCCOSOFFIT6'-3"PORCHOPENING5'-3"PORCHOPENING5'-6"5'-6 3/4"PORCHOPENINGUNIT 5PORCH19'-0" x 26'-8"209 SF6'-0"5'-6 3/4"PORCHOPENING 5'-6 3/4"PORCHOPENING
UNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2M.C.UPDNVERTICAL DIMENSION:9'-0" TO STUCCO SOFFIT5'-0 1/2"3'-6 1/2"UNIT 5DECK18'-1" x 25'-9"181 SF5'-6 1/2"UNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYVALLEY4 :12
4 :12
RIDGE4 :12
4 :12RIDGE
VALLEY4 :127-UNIT BUILDING WRAPPED PORCH PARTIAL FLOOR PLANSA32.202'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072 UNIT 5RWRAPPED PORCH ALT. 'A'@ BLDGS. 12, 18 & 22WRAPPED PORCH ALT. 'A'@ BLDGS. 12, 18 & 22WRAPPED PORCH ALT. 'A'@ BLDGS. 12, 18 & 22WRAPPED PORCH ALT. 'A'@ BLDGS. 12, 18 & 22UNIT 5RUNIT 5RUNIT 5RKEY MAP - N.T.S.FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANWRAPPED PORCH ALT. 'B'@ BLDGS. 13 & 19WRAPPED PORCH ALT. 'B'@ BLDGS. 13 & 19WRAPPED PORCH ALT. 'B'@ BLDGS. 13 & 19WRAPPED PORCH ALT. 'B'@ BLDGS. 13 & 19FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 5UNIT 5UNIT 5UNIT 5
November 15, 2024
November 15, 2024
November 15, 2024
November 15, 2024
November 15, 2024
RIDGEVALLEY HIPRIDGERIDGERIDGERIDGE
R.HIPHIPHIPHIPHIPHIPRIDGE
VALLEY4 :12
4 :12
4 :124 :12
4 :12
4 :124 :12VALLEYVALLEY4 :124 :12VALLEYVALLEYVALLEYVALLEY4 :12
4 :12
4 :12
4 :12POTENTIALSOLAR PANELLOCATIONSHI
P
H.4 :12 4 :124 :124 :12
4 :12
RIDGE H.4 :12
HIPVALLEYVALLEYHIPHIPH
I
PVALLEY
4 :12
R.
RIDGE
VALLEYVALLEY4 :124 :124 :124 :124 :124 :12H.VALLEYHIP4 :12
4 :12 VALLEYVALLEY
VALLEYVALLEYRIDGE
R.3 :123 :124 :124 :123 :123 :12
RIDGERIDGEV
A
L
L
E
Y VALLEY4 :12 4 :12
RIDGEVALLEYVALLEY4 :12 4 :12HIPR.4 :12 4 :12
RIDGEHIP4 :12UPDNUPDNDNDNUNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRDNUPUNIT 5DECK18'-1" x 25'-9"60 SFUNIT 5DECK12'-6" x 5'-2"UNIT 1DECK10'-9" x 3'-0"UP68 SFUNIT 3DECK14'-9" x 4'-7"VERTICAL DIMENSION:9'-0" TO STUCCO SOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFIT3'-0"
5'-0 1/2"
5'-0 1/2"
4'-6 1/2"UNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRDNUPUNIT 3DECK14'-9" x 5'-4"107 SF3'-10 1/2"
5'-4"181 SF5'-6 1/2"3'-6 1/2"UNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDNUNIT 4DECK14'-6" x 4'-9"69 SF4'-9"UNIT 1KITCHENUNIT 1FAMILYUNIT 1BEDROOM 2UNIT 1BA 2UNIT 1P. BATHPRIMARYBEDROOMUNIT 132 SFUNIT 1BEDROOM 3UNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 2PRIMARYBEDROOMUNIT 2PRIMARYBATHUNIT 2BEDROOM 2UNIT 2BA 2UNIT 2PWDRUNIT 2FAMILYUNIT 2KITCHENDNUNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 2UNIT 2DECK10'-9" x 3'-0"70 SFUNIT 3DECK14'-10" x 4'-7"VERTICALDIMENSION: 9'-0"TO STUCCOSOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFITVERTICALDIMENSION: 9'-0"TO STUCCOSOFFIT4'-6 1/2"3'-0"UNIT 3DECK14'-2" x 5'-4"5'-4"75 SFUNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 2UNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDN58 SFUNIT 4 DECK13'-7" x 4'-4"4'-3 1/2"32 SF64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.145'-7 1/2"41'-1 1/2"FIRE
UNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPUNIT 52-CAR GARAGEUNIT 5BEDROOM 4UNIT 5BA 3UPUNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UPUNIT 1TANDEM GARAGEUNIT 1PWDRUNIT 1ENTRYUNIT 22-CAR GARAGEUNIT 2ENTRYUPUPUNIT 5PORCH19'-0" x 26'-8"74 SFUNIT 5PORCH13'-6" x 5'-6"UNIT 3PORCH21'-0" x 5'-0"87 SFUNIT 2PORCH8'-2" x 3'-4"UNIT 1PORCH10'-0" x 4'-0"27 SF40 SF36x36CONC.A/C PAD36x36CONC.A/C PAD36x36CONC.A/C PAD36x72 LADDERACCESS PAD, TYP.VERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION:8'-6" TOSTUCCOSOFFITVERTICALDIMENSION: 8'-6"TO STUCCOSOFFITVERTICALDIMENSION: 8'-6" TOSTUCCO SOFFIT6'-3"PORCHOPENING7'-11 1/2"PORCHOPENING7'-2 1/2"PORCHOPENING7'-1 1/2"PORCHOPENING7'-0"PORCHOPENING7'-0"PORCHOPENING7'-6"PORCHOPENING6'-10"PORCHOPENINGVERTICALDIMENSION: 8'-6" TOSTUCCO SOFFITUNIT 3PORCH21'-0" x 5'-4"105 SFUNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UP5'-3"PORCHOPENING209 SFELEC.
5'-6 3/4"PORCHOPENING 5'-6 3/4"PORCHOPENING 5'-6 3/4"PORCHOPENING
UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUP69 SF36x36 CONC.A/C PAD9'-6"PORCHOPENINGUNIT 4PORCH14'-6" x 4'-9"UNIT 5ENTRY7-UNIT ALT BUILDING FLOOR PLANSA3502'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072 UNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 5RFIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 3RUNIT 4RUNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 3RUNIT 4RUNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 3RUNIT 4RUNIT 5RKEY MAP - N.T.S.UNIT 4RUNIT 3R
RIDGERIDGER.HIPHIPHIPHIPHIPHIPRIDGE
V
A
L
L
E
Y
4 :12
4 :12
4 :124 :124 :12VALLEYVALLEYVALLEYVALLEYH.4 :124 :124 :124 :12H.7'-10 1/4"9'-10 1/4"25'-8"12'-6 1/2"2'-0"10'-9 1/2"10'-6 1/2"8'-1 1/2"13'-3 1/2"6'-0 1/4"15'-7 1/4"14'-1 3/4"13'-7"6'-5 3/4"10'-5 1/2"7'-0 1/2"2'-0"12'-6 1/2"HIPRIDGERIDGE
4 :12
4 :12VALLEYVALLEY4 :124 :12
4 :12
POTENTIALSOLAR PANELLOCATIONS4 :12 4 :12
4 :12HIPV
A
L
L
E
Y
VALLEYHIPHI
PVALLEY
R.
RIDGE
4 :124 :12VALLEYVALLEY
VALLEYVALLEYRIDGE3 :123 :124 :124 :12RIDGERIDGEVALLEYVALLEYVALLEY4 :12 4 :12
4 :12 4 :12
RIDGEVALLEY
HIPRIDGEVALLEY4 :12
HI
P
H.4 :124 :12
RIDGE
HIP4 :12
VALLEYVALLEYVALLEYHIP4 :12 RIDGEHIP4 :125 1/2"R.3 :123 :12UPDNUPDNDNDNUNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRDNUP181 SFUNIT 5DECK18'-1" x 25'-9"60 SFUNIT 5DECK12'-6" x 5'-2"UP68 SFUNIT 3DECK14'-9" x 4'-7"3'-0 1/2"
1'-0"
3'-0 1/2"
3'-0"
1'-0"5'-6 1/2"6"
1'-0"
1'-0"
6"
6"
3'-0"
1'-0"
1'-7 1/2"
2'-1"
9 1/2"
3"2'-0"10'-6 1/2"6'-6"14'-7"10'-10"10'-2"5'-11 1/4"8'-2 1/2"13'-3 1/2"10'-9 1/2"10'-6 1/2"18'-1"17'-8 1/2"25'-8"15'-1 3/4"12'-6 1/2"UNIT 3KITCHENUNIT 3DININGUNIT 3FAMILYUNIT 3PWDRDNUPUNIT 3DECK14'-9" x 5'-4"108 SFUNIT 4DECK14'-6" x 4'-9"69 SFUNIT 4KITCHENUNIT 4PWDRUPUNIT 4FAMILYUNIT 4DININGDN4'-9"
6"UNIT 1DECK10'-9" x 3'-0"32 SFUNIT 1KITCHENUNIT 1FAMILYUNIT 1BEDROOM 2UNIT 1BA 2UNIT 1P. BATHPRIMARYBEDROOMUNIT 1UNIT 1BEDROOM 3UNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 5KITCHENUNIT 5PWDRUNIT 5DININGUNIT 5FAMILYUNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 5PRIMARYBEDROOMUNIT 5LNDYUNIT 5PRIMARYBATHDNUNIT 5BEDROOM 2UNIT 5BEDROOM 3UNIT 5BA 2UNIT 2PRIMARYBEDROOMUNIT 2PRIMARYBATHUNIT 2BEDROOM 2UNIT 2BA 2UNIT 2PWDRUNIT 2FAMILYUNIT 2KITCHENDNUNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 270 SFUNIT 3DECK14'-10" x 4'-7"3'-0 1/2"
1'-0"
3'-0 1/2"3'-0"1'-0"2'-0"6"
1'-0"
2'-0"1'-6"6"3'-0"6"4'-6 1/2"9 1/2"
6"
1'-4"2'-0"12'-6 1/2"10'-6 1/2"10'-9 1/2"13'-3 1/2"8'-1 1/2"6'-0 1/4"15'-7 1/4"14'-1 3/4"6'-5 3/4"13'-7"12'-6 1/2"7'-0 1/2"10'-5 1/2"2'-0"25'-8"9'-10 1/4"7'-10 1/4"
5'-4"UNIT 3BEDROOM 2UNIT 3PRIMARYBEDROOMUNIT 3PRIMARYBATHUNIT 3LNDYDNUNIT 3BA 2UNIT 3DECK14'-2" x 5'-4"75 SFUNIT 4DECK13'-7" x 4'-3"58 SFUNIT 4BEDROOM 2UNIT 4BEDROOM 3UNIT 4PRIMARYBATHUNIT 4LNDYUNIT 4BA 2UNIT 4PRIMARYBEDROOMDN5 1/2"6"UNIT 2DECK10'-9" x 3'-0"32 SF4'-3 1/2"UNIT 4PORCH14'-2" x 4'-9"64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.
64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.64 GAL.FIRE
UNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPELEC.UNIT 52-CAR GARAGEUNIT 5ENTRYUNIT 5BEDROOM 4UNIT 5BA 3UPUNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UPUNIT 1TANDEM GARAGEUNIT 1PWDRUNIT 1ENTRYUNIT 22-CAR GARAGEUNIT 2ENTRYUPUPUNIT 5PORCH19'-0" x 26'-8"209 SF74 SFUNIT 5PORCH13'-6" x 5'-6"UNIT 3PORCH21'-0" x 5'-0"87 SFUNIT 2PORCH8'-2" x 3'-4"UNIT 1PORCH10'-0" x 4'-0"27 SF40 SF2'-0"6'-0"4'-3 1/2"8 1/2"8 1/2"4"10 1/2"19'-0"10'-1"11'-4 1/2"12'-8 1/2"8'-2 1/2"21'-1"10'-2"10'-10"14'-7"6'-6"10'-1"13'-5 1/2"1'-6 1/2"1'-0"15'-7 3/4"26'-8 1/4"5'-6"4'-0"3'-3 1/2"5'-0"
5'-6"
1'-0"4'-0"
3"4'-9"
6'-4"105 SF69 SFUNIT 3PORCH21'-0" x 5'-4"UNIT 32-CAR GARAGEUNIT 3ENTRYUNIT 3BEDROOM 3UNIT 3BA 3UP3'-8"UNIT 42-CAR GARAGEUNIT 4BA 3UNIT 4BEDROOM 4UNIT 4ENTRYUP17 SF17 SF9 SF34 SF17 SF17 SF34 SF7-UNIT ALT BUILDING FLOOR PLANS-FACADE VARIATION EXHIBITA35.102'4'6'8'16'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072 UNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 5RFIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLANUNIT 5UNIT 1RUNIT 2RUNIT 3UNIT 3RUNIT 4RUNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 3RUNIT 4RUNIT 5RUNIT 5UNIT 2RUNIT 3UNIT 3RUNIT 4RUNIT 5RKEY MAP - N.T.S.UNIT 4RUNIT 3R
November 15, 2024
November 15, 2024
Los Gatos, CANovember 15, 2024
ARCHITECTURAL EXTERIOR MATERIALS & DETAILSA3950 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
0.5'1'1.5'2'4'CLAY TILE GABLEACCENT"S"-TILE ROOFING2x8 WOOD RAKEBOARDDECORATIVE SHAPEDHIGH DENSITY FOAMCORBELCERAMIC TILEACCENTDECORATIVE SHAPEDHIGH DENSITY FOAMCORBELDECORATIVE SHAPEDHIGH DENSITY FOAMCORBELMETAL RAILINGVINYL SLIDINGGLASS DOORSCUPPERARCHED RECESSEDSTUCCO SOFFITWALL SCONCELIGHTBACKLIT ADDRESSFIBERGLASS FRONTDOORDECORATIVE SHAPEDHIGH DENSITY FOAMCORBEL"S"-TILE ROOFINGCLAY TILE GABLEACCENTARCHED RECESSEDSTUCCO SOFFITCERAMIC TILE ACCENTDECORATIVE SHAPEDHIGH DENSITY FOAMCORBELSECTIONAL FLUSH PANELROLL-UP GARAGE DOORMETAL POT SHELFGSM FASCIA GUTTER2x6 SMOOTH FOAMTRIM, PAINT TOMATCH2x6 SMOOTHFOAM TRIM,PAINT TO MATCH"S"-TILE ROOFINGGSM FASCIA GUTTERSTUCCO COLUMN2x4 SMOOTH FOAM TRIM,PAINT TO MATCHMETAL RAILCERAMIC TILE ACCENTSCUPPERVINYL SLIDING GLASSDOORDECORATIVE SHAPEDHIGH DENSITY FOAMCORBELWALL SCONCELIGHTBACKLIT ADDRESSFIBERGLASS FRONT DOOR2x4 SMOOTH FOAMTRIM, PAINT TOMATCH2x4 SMOOTHFOAM TRIM,PAINT TO MATCHBACKLIT ADDRESSSLOPED STUCCOSHELF & RECESSWALL PACK LIGHTSTUCCO RECESSINSULATED VINYLWINDOWSCUPPERSCUPPER2x4 SMOOTH FOAMTRIM, PAINT TOMATCH2x4 SMOOTHFOAM TRIM, PAINTTO MATCHFRENCH DOOR2x6 SMOOTH FOAMTRIM, PAINT TO MATCHINSULATED VINYLWINDOWSTUCCO COLUMNSTUCCO w/ 20/30LIGHT SAND FINISHSTUCCO w/ 20/30LIGHT SAND FINISHSTUCCO w/ 20/30LIGHT SAND FINISH2x6 SMOOTHFOAM TRIM, PAINTTO MATCHNOTE: PRIOR TO FINAL - EXT LIGHTING:Prior to final occupancy all exterior lighting shall be kept to aminimum and shall be down directed fixtures that will not reflector encroach onto adjacent properties. All lighting shall utilizeshields so that no bulb is visible and to ensure that the light isdirected to the ground surface and does not spill light ontoneighboring parcels or produce glare when seen from nearbyhomes. No flood lights shall be used unless it can bedemonstrated that they are needed for safety or security.FRONT PORCHLIGHTING FIXTUREGARAGE WALL PAK LIGHTING FIXTUREW.I. GABLE ACCENT
Los Gatos, CANovember 15, 2024
29'-10 1/2"
8'-7"9'-1"9'-1"EAVE HT.T.O. PLT.O. PLT.O. PLT.O. SF.T.O.S.T.O. SF.UNIT 1TANDEM GARAGEUNIT 1DECKUNIT 1FAMILYUNIT 1KITCHENUNIT 1BEDROOM 2UNIT 2DECKUNIT 2FAMILYUNIT 2KITCHENUNIT 2BEDROOM 26'-7 1/4"8'-0"8'-0"6'-8"HD. HT.HD. HT.HD. HT.29'-10 1/2"MAX. ATTIC HT.BA 2PRIMARYBEDROOMKITCHENPWDRENTRY2-CAR GARAGEPORCH29'-10 1/2"
8'-7"9'-1"9'-1"T.O. PLT.O. PLT.O. PLT.O. SF.T.O.S.T.O. SF.6'-1 1/2"
29'-10 1/2"EAVE HT.8'-0"8'-0"8'-0"HD. HT.HD. HT.HD. HT.MAX. ATTIC HT.2-CAR GARAGEENTRYPORCHBA 2BEDROOM 3DECKDECKFAMILY29'-10 1/2"8'-7"9'-1"9'-1"T.O. PLT.O. PLT.O. PLT.O. SF.T.O.S.T.O. SF.6'-7 1/4"
29'-10 1/2"EAVE HT.8'-0"HD. HT.8'-0"HD. HT.MAX. ATTIC HT.2-CAR GARAGE29'-2 1/2"
8'-7"9'-1"9'-1"T.O. PLT.O. PLT.O. PLT.O. SF.T.O.S.T.O. SF.BEDROOM 4BA 3KITCHENNOOKFAMILYPRIMARYBATHBA 2BEDROOM 36'-5 1/4"
29'-10 1/2"EAVE HT.8'-0"8'-0"HD. HT.HD. HT.MAX. ATTIC HT.UNIT SECTIONSA4150 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
01'2'3'4'8'UNIT 5 - SECTION UNIT 4 - SECTION UNIT 1 & 2 - SECTION UNIT 3 - SECTION
UNIT 2E2-CAR GARAGEUNIT 1ETANDEM GARAGEUNIT 1ETANDEM GARAGEUNIT 2E2-CAR GARAGEUNIT 1EKITCHEN9'-1"9'-1"8'-7"T.O. PLT.O. PLT.O. PLT.O. SF.T.O. SF.ELEC.+/- 29'-10 1/2"EAVE HT.MAX. HEIGHT @ BLDG 1 = 38'-2 1/2" (1.5' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 7 = 42'-8 1/2" (6.0' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 10 = 42'-11" (6.2' FIN. FLR. TO EXISTING GRADE)LOWER OF EXISTING OR PROPOSED GRADEMAX. HEIGHT @ BLDG 16 = 40'-0" (3.3' FIN. FLR. TO EXISTING GRADE)TYP. GRADE8"TYP. GRADEFIN. FLR.6'-7 1/4"MAX. ATTIC HT.UNIT 1EBEDROOM 3UNIT 2EKITCHENUNIT 2EBEDROOM 3UNIT 2ELNDYUNIT 1EKITCHENUNIT 1EBEDROOM 3UNIT 2EKITCHENUNIT 2EBEDROOM 3UNIT 2ELNDY+/- 29'-10 1/2"EAVE HT.UNIT 5BA 3UNIT 5BA 3UNIT 5DININGUNIT 5BA 2UNIT 5DININGUNIT 5BA 29'-1"9'-1"8'-7"T.O. PLT.O. PLT.O. PLFIN. FLR.T.O. SF.PRIMARYBATHUNIT 4UNIT 4LNDYUNIT 4KITCHENUNIT 42-CAR GARAGEUNIT 4BA 3T.O. SF.MAX. HEIGHT @ BLDG 3 = 41'-1 3/4" (4.6' FIN. FLR. TO EXISTING GRADE)LOWER OF EXISTING OR PROPOSED GRADE8"TYP. GRADETYP. GRADEUNIT 3BA 3UNIT 3FAMILYUNIT 3LNDYUNIT 32-CAR GARAGE6'-7 1/4"MAX. ATTIC HT.4-UNIT & 4-UNIT ALT BUILDING SECTIONA4250 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
01'2'3'4'8'4-UNIT BUILDING - SECTION 4-UNIT ALT BUILDING - SECTION
8'-7"19'-4 3/4"T.O. PLT.O. PLT.O. SF.HD. HT.3'-3 1/2"HD. HT.13'-0 1/4"UNIT 5BA 3UNIT 5DININGUNIT 5BA 2UNIT 5BA 3UNIT 5DININGUNIT 5BA 2UNIT 3BA 3UNIT 3FAMILYUNIT 3LNDYUNIT 1TANDEM GARAGEUNIT 22-CAR GARAGEUNIT 1KITCHENUNIT 2KITCHENPRIMARYBATHUNIT 1PWDR+/- 29'-10 1/2"EAVE HT.MAX. HEIGHT @ BLDG 5 = 41'-3 1/2" (4.7' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 11 = 42'-8 1/4" (6.1' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 14 = 41'-8 1/4" (5.1' FIN. FLR. TO EXISTING GRADE)LOWER OF EXISTING OR PROPOSED GRADEMAX. HEIGHT @ BLDG 17 = 40'-4 1/2" (3.8' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 21 = 39'-9 1/2" (3.2' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 24 = 39'-1" (2.5' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 27 = 38'-2" (1.6' FIN. FLR. TO EXISTING GRADE)
8"TYP. GRADETYP. GRADEFIN. FLR.UNIT 32-CAR GARAGE6'-7 1/4"MAX. ATTIC HT.UNIT 28'-7"19'-4 3/4"T.O. PLT.O. PLT.O. SF.HD. HT.3'-3 1/2"HD. HT.13'-0 1/4"UNIT 5BA 3UNIT 5DININGUNIT 5BA 2UNIT 1TANDEM GARAGEUNIT 22-CAR GARAGEUNIT 1KITCHENUNIT 2KITCHENUNIT 2PWDRUNIT 1PWDRUNIT 1ETANDEM GARAGEUNIT 2E2-CAR GARAGEUNIT 1EKITCHENUNIT 2EKITCHENUNIT 1EPWDR+/- 29'-10 1/2"EAVE HT.MAX. HEIGHT @ BLDG 2 = 40'-8 1/2" (4.0' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 15 = 42'-3 3/4" (5.6' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 25 = 38'-11" (2.2' FIN. FLR. TO EXISTING GRADE)LOWER OF EXISTING OR PROPOSED GRADEMAX. HEIGHT @ BLDG 28 = 38'-7 1/4" (1.9' FIN. FLR. TO EXISTING GRADE)FIN. FLR.8"TYP. GRADETYP. GRADE6'-7 1/4"MAX. ATTIC HT.UNIT 2EBEDROOM 35-UNIT & 5-UNIT ALT BUILDING SECTIONA4350 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
5-UNIT ALT BUILDING - SECTION 01'2'3'4'8'5-UNIT BUILDING - SECTION
UNIT 4KITCHENUNIT 4KITCHENUNIT 4LNDYUNIT 4LNDY8'-7"19'-4 3/4"T.O. PLT.O. PLT.O. SF.HD. HT.3'-3 1/2"HD. HT.13'-0 1/4"UNIT 52-CAR GARAGEUNIT 1TANDEM GARAGEUNIT 22-CAR GARAGEUNIT 32-CAR GARAGEUNIT 42-CAR GARAGEUNIT 42-CAR GARAGEUNIT 52-CAR GARAGEUNIT 5DININGUNIT 5DININGUNIT 1KITCHENUNIT 3DININGUNIT 5BA 2UNIT 5BA 2UNIT 2KITCHENUNIT 3LNDYUNIT 4BA 2PRIMARYBATHUNIT 4PRIMARYBATHUNIT 4+/- 29'-10 1/2"EAVE HT.UNIT 4BA 2MAX. HEIGHT @ BLDG 13 = 41'-11 1/2" (5.5' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 4 = 42'-0 3/4" (5.6' FIN. FLR. TO EXISTING GRADE)MAX. HEIGHT @ BLDG 12 = 42'-5 1/2" (6.0' FIN. FLR. TO EXISTING GRADE)MAX. HEIGHT @ BLDG 18 = 40'-5 1/2" (4.0' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 19 = 40'-11 1/2" (4.5' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 22 & 26 = 39'-10 1/4" (3.4' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 23 = 40'-4 1/4" (3.9' FIN. FLR. TO EXISTING GRADE)LOWER OF EXISTINGOR PROPOSED GRADELOWER OF EXISTINGOR PROPOSED GRADETYP. GRADE8"TYP. GRADEFIN. FLR.6'-7 1/4"MAX. ATTIC HT.PRIMARYBATHUNIT 2UNIT 4KITCHENUNIT 42-CAR GARAGEUNIT 4BA 3PRIMARYBATHUNIT 4LNDYUNIT 4KITCHENUNIT 42-CAR GARAGEUNIT 4BA 3PRIMARYBATHUNIT 4LNDYUNIT 4KITCHENUNIT 42-CAR GARAGEUNIT 4BA 3PRIMARYBATHUNIT 4LNDYUNIT 4KITCHENUNIT 42-CAR GARAGEUNIT 4BA 3PRIMARYBATHUNIT 4LNDYUNIT 3BA 3UNIT 3FAMILYUNIT 3LNDY9'-1"9'-1"8'-7"T.O. PLT.O. PLT.O. PLT.O. SF.T.O. SF.8'-0"HD. HT.UNIT 4 UNIT 4UNIT 4UNIT 4+/- 29'-10 1/2"EAVE HT.MAX. HEIGHT @ BLDG 6 = 43'-0 3/4" (6.6' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 8 = 45'-9" (9.3' FIN. FLR. TO EXISTING GRADE)
MAX. HEIGHT @ BLDG 9 = 47'-6 3/4" (11.1' FIN. FLR. TO EXISTING GRADE)LOWER OF EXISTING OR PROPOSED GRADEMAX. HEIGHT @ BLDG 20 = 40'-6 3/4" (4.1' FIN. FLR. TO EXISTING GRADE)TYP. GRADE8"TYP. GRADEFIN. FLR.UNIT 4KITCHENUNIT 42-CAR GARAGEUNIT 4BA 3PRIMARYBATHUNIT 4LNDYUNIT 4UNIT 32-CAR GARAGE6'-7 1/4"MAX. ATTIC HT.6-UNIT & 7-UNIT BUILDING SECTIONA4450 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
7-UNIT BUILDING - SECTION01'2'3'4'8'6-UNIT BUILDING - SECTION
GREENPOINT CHECKLISTGP-150 Los Gatos-Saratoga RoadLos Gatos, CA3000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072Los Gatos, CANovember 15, 2024
BELLA VISTA AVENUE LOS GATOS-SARATOGA
ROADPARCEL IPARCEL GPARCEL APARCEL BPARCEL CPARCEL DPARCEL EPARCEL FPARCEL HHIGHWAY 172
7891011121514131817161920222123242625273456ALBERTO WAYCHARLES STREETLIMITS OFCALTRANSRIGHT OF WAY128VICINITY MAPSITESHEET INDEXSHEET NUMBERDESCRIPTIONGENERAL NOTES:50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESTM-1VESTING TENTATIVE MAP FOR CONDOMINIUM PURPOSESABBREVIATIONSLEGEND
OHW
OHW
OHW OHW OHW OHW OHW OHW OHW OHW
OHW
OHW
OHW
OHW
OHW
OHWOHWOHWBELLA VISTA AVENUE LOS GATOS-SARATOGA
ROADHIGHWAY 17
CHARLESSTREETALBERTO WAYLIMITS OFCALTRANSRIGHT OF WAYTRACT ONE, PARCEL THREEAPN 529-24-032TRACT TWOAPN 529-24-001TRACT ONE,PARCEL TWOAPN 529-24-032TRACT ONEPARCEL FOURAPN 529-24-032TRACT ONEPARCEL ONEAPN 529-24-003ABBREVIATIONSLEGENDOHW50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESC.1BOUNDARY AND EXISTING CONDITIONS
16/2P16/2P16/2P16/2P16/2P16/2P16/2
P
16/2
P
16/2
P
16/2
P
16/2
P
A COURTB ALLEYC ALLEYD ALLEYD ALLEYE ALLEYB ALLEY
BELLA VISTA AVENUE LOS GATOS-SARATOGA
ROADHIGHWAY 17
BLDG 3BLDG 4BLDG 5BLDG 10BLDG 11BLDG 12BLDG 13BLDG 14BLDG 15BLDG 16BLDG 17BLDG 19BLDG 20BLDG 21BLDG 22BLDG 23BLDG 24BLDG 25BLDG 26BLDG 27BLDG 28BLDG 2BLDG 6BLDG 1BLDG 9BLDG 8BLDG 7BLDG 18123456789101112131415161718192021222324252627282930313233343536373839404142434445465049484779787776755152535455565758596061626364656667686970717273748081828384858687888990919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135136137138139140141142143144145146147148149154153152151150155LIMITS OFCALTRANSRIGHT OF WAYPUBLIC PEDCONNECTION TOLOS GATOSHIGH SCHOOLALBERTO WAYCHARLESSTREETC ALLEYTYPICAL B ALLEY SECTIONTYPICAL 20' WIDE C ALLEY SECTION W/ PARKINGTYPICAL 20' WIDE ALLEY SECTIONPARKING STRIPE DETAIL APARKING STRIPE DETAIL BELECTRICVEHICLEPARKING STRIPE DETAIL CTYPICAL C ALLEY SECTIONTESLA MODEL 3 ABBREVIATIONSLEGEND1BLDG 1150 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESC.2PRELIMINARY SITE PLANPARKING SUMMARYDESCRIPTIONQUANTITYTYPICAL GARAGE TURNING TEMPLATETESLA MODEL 3PERPENDICULAR PARKINGTURNING TEMPLATE
16/2P16/2P16/2P16/2P16/2P16/2P16/2
P
16/2
P
16/2
P
16/2
P
16/2
P
A COURTB ALLEYC ALLEYC ALLEYD ALLEYD ALLEYE ALLEYB A
L
L
E
Y BBFFHHIIJJHIGHWAY 17LOS GATOS-SARATOGA
ROAD
BELLA VISTA AVENUE DDKKPPASSUMED PAD CRITERIA4" ROLLED CURB LOW SIDE OF STREETFLUSH BAND HIGH SIDE OF STREET2%-10% IN DRIVEWAY12" G LIP1%-2% DRIVEWAY(1) 4"-6.5" STEP IN GARAGE(ROLLED CURB) MAX = .33 + (.1X3.5) + .04 + (.02X20) + (6.5/12) = LOW FL +1.66(FLUSH BAND) MAX = (.1X3.5) + .04 + (.02X20) + (6.5/12) = LOW FL +1.33(ROLLED CURB) MIN = .33 + (.1) + .04 + (.01X20) +.33 = HIGH FL + 1.0(FLUSH BAND) MIN = (.1) + .04 + (.01X20) +.33 = HIGH FL + 0.67ADAPTABLE (PLAN 4)(ROLLED CURB) MAX = .33 + (.1X3.5) + .04 + (.02X20) = LOW FL +1.12(FLUSH BAND) MAX = (.1X3.5) + .04 + (.02X20) = LOW FL + 0.79(ROLLED CURB) MIN = .33 + (.1) + .04 + (.01X20) = HIGH FL + 0.67(FLUSH BAND) MIN = (.1) + .04 + (.01X20) = HIGH FL + 0.34FF 348.7FF 352.8FF 354.0FF 355.2FF 354.0FF 356.5FF 353.10FF 352.5FF 354.6FF 351.2FF 352.1FF 351.8FF 351.3FF 350.1FF 350.4FF 348.1FF 348.7FF 350.2FF 349.6FF 349.0FF 360.40FF 355.9FF 355.2FF 354.8FF 357.5FF 357.1FF 349.6FF 361.20FF 359.70FF 348.8FF 358.60FF 357.90FF 357.10FF 352.5ADPADPADPFF 349.6ADPADPFF 350.7FF 349.7ADPADPFF 350.5ADPADPFF 351.9FF 354.0ADPADPFF 354.7FF 355.6ADPADPADPADPADPFF 348.1BLDG 3BLDG 10BLDG 11BLDG 12BLDG 13BLDG 14BLDG 15BLDG 17BLDG 19BLDG 20BLDG 21BLDG 22BLDG 23BLDG 24BLDG 26BLDG 27BLDG 28BLDG 2BLDG 1BLDG 9BLDG 8BLDG 7BLDG 18BLDG 4BLDG 6BLDG 16GGFF 351.2CC123456789101112131415161718192021222324252627282930313233343536373839404142434445465049484779787776755152535455565758596061626364656667686970717273748081828384858687888990919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135136137138139140141142143144145146147148149154153152151150155PBLDG 25AAEEFF 353.3FF 356.5FF 357.5FF 357.1BLDG 7BLDG 6ABBREVIATIONSLEGEND1BLDG 11FF 350.4C.350 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESPRELIMINARY GRADING PLANEARTHWORK SUMMARYDESCRIPTIONCUT (CY)FILL (CY)NET (CY)ADPDETAIL BDETAIL ARETAINING WALL NOTCH DETAILRETAINING WALL STEPDOWN DETAIL
SECTION A-ASECTION B-BBLDG 2B ALLEYSECTION C-CHIGHWAY 17OFF-RAMPBLDG 4SECTION D-DLOS GATOSSARATOGA ROADBLDG 6SECTION E-ELOS GATOS-SARATOGA ROADBLDG 7SECTION F-FBELLA VISTA AVEBELLA VISTA AVESECTION G-GC ALLEYBLDG 16XXSECTION H-HBLDG 1SECTION J-JSECTION K-KBLDG 11BLDG 9SECTION I-IBLDG 21BLDG 2050 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESC.4PRELIMINARY GRADING SECTIONS
16/2P16/2P16/2P16/2P16/2P16/2P16/2
P
16/2
P
16/2
P
16/2
P
16/2P
OHW
OHW
OHW OHW OHW OHW OHW OHW OHW OHW
OHW
OHW
OHW
OHW
OHW
OHWOHWOHWA COURTB ALLEYC ALLEYC ALLEYD ALLEYD ALLEYBLDG 3BLDG 10BLDG 11BLDG 12BLDG 13BLDG 14BLDG 15BLDG 17BLDG 19BLDG 20BLDG 21BLDG 22BLDG 23BLDG 24BLDG 25BLDG 26BLDG 27BLDG 28BLDG 2BLDG 1BLDG 9BLDG 8BLDG 7BLDG 18HIGHWAY 17
LOS GATOS-SARATOGA
ROAD
BELLA VISTA AVENUE BLDG 4BLDG 5BLDG 6BLDG 16PPB A
L
L
E
Y12345 6789101112131415161718192021222324252627282930313233343536373839404142434445465049484779787776755152535455565758596061626364656667686970717273748081828384858687888990919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135136137138139140141142143144145146147148149154153152151150155E ALLEYP50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESABBREVIATIONSLEGEND1BLDG 11OHW1PC.5PRELIMINARY UTILITY PLANTYPICAL UTILITY SERVICE DETAIL
16/2P16/2P16/2P16/2P16/2P16/2P16/2
P
16/2
P
16/2
P
16/2
P
16/2
P
DMA 3DMA 2DMA 2DMA 1A COURTB ALLEYC ALLEYC ALLEYD ALLEYD ALLEYE ALLEYB A
L
L
E
YHIGHWAY 17
LOS GATOS-SARATOGA
ROAD
BELLA VISTA AVENUE DMA 8DMA 9DMA 2BLDG 3BLDG 10BLDG 11BLDG 12BLDG 13BLDG 14BLDG 15BLDG 17BLDG 19BLDG 20BLDG 21BLDG 22BLDG 23BLDG 24BLDG 2BLDG 1BLDG 9BLDG 8BLDG 7BLDG 18BLDG 4BLDG 5BLDG 6BLDG 16PPDMA 5DMA 4DMA 7DMA 6123456789101112131415161718192021222324252627282930313233343536373839404142434445465049484779787776755152535455565758596061626364656667686970717273748081828384858687888990919293949596979899100101102103104105106107108109110111112113114115116117118119120121122123124125126127128129130131132133134135136137138139140141142143144145146147148149154153152151150155BLDG 27BLDG 28BLDG 26BLDG 25DMA 2DMA 1DMA 1DMA 1PDMA 1DMA 1DMA 5DMA 2DMA 4DMA 2DMA 3DMA 8DMA 6DMA 7DMA 9DMA 2DMA 2STORM DRAIN MARKER(OR APPROVED EQUAL)BIO-RETENTION DETAILSTORM WATER TREATMENT SUMMARYDMATOTAL AREA (SF)IMPERVIOUS AREA(SF)PERVIOUS AREA (SF)TREATMENT AREAREQUIRED (SF)TREATMENT AREAPROVIDED (SF)ABBREVIATIONS50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESC.6STORMWATER MANAGEMENT PLANLEGEND1BLDG 11DMA 11PDMA KEYMAPDOWNSPOUT CONNECTIONDETAIL (TYPICAL)
BELLA VISTA AVENUE LOS GATOS-SARATOGA
ROADHIGHWAY 17
CHARLESSTREETALBERTO WAY50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESC.7TREE DISPOSITION PLANTREES TO REMAIN SUMMARYTREE TAG IDCOMMON NAMEDIAMETER (BREASTHEIGHT)(INCHES)LEGEND
16/2P16/2P16/2P16/2P16/2P16/2P16/2P
16/2P
16/2P
16/2P
16/2
P
A COURTB ALLEYC ALLEYD ALLEYD ALLEYB A
L
L
E
YHIGHWAY 17
LOS GATOS-SARATOGA
ROAD
BELLA VISTA AVENUEBLDG 3BLDG 10BLDG 11BLDG 12BLDG 13BLDG 14BLDG 15BLDG 17BLDG 19BLDG 20BLDG 21BLDG 22BLDG 23BLDG 24BLDG 25BLDG 26BLDG 27BLDG 28BLDG 2BLDG 1BLDG 9BLDG 8BLDG 7BLDG 18BLDG 4BLDG 5BLDG 6BLDG 16E ALLEYALBERTO WAYC ALLEYCHARLESSTREET16/2P16/2P16/2P16/2P16/2PBLDG 26BLDG 27BLDG 28BLDG 2E ALLEYBLDG 28BLDG 2750 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESLEGENDBLDG 1SANTA CLARA COUNTY FIRE TRUCKSANTA CLARA COUNTY FIRE TRUCKTURNING TEMPLATEC.8FIRE ACCESS PLANB ALLEYB & E ALLEY FIRE TRUCK TURNINGTEMPLATE DETAIL
BLDG 3BLDG 11BLDG 12BLDG 13BLDG 14BLDG 17BLDG 19BLDG 20BLDG 21BLDG 22BLDG 23BLDG 24BLDG 25BLDG 26BLDG 27BLDG 28BLDG 2BLDG 1BLDG 9BLDG 8BLDG 7BLDG 18BLDG 4BLDG 5BLDG 6A COURTB ALLEYC ALLEYD ALLEYE ALLEYHIGHWAY 17
LOS GATOS-SARATOGA
ROAD
BELLA VISTA AVENUE
B ALLE
Y
16/2P16/2P16/2P16/2P16/2P16/2P16/2
P
16/2
P
16/2
P
16/2
P
16/2P
BLDG 10BLDG 15BLDG 16ALBERTO WAYCHARLESSTREETD ALLEYC ALLEYO
R
T
O
R
T
O
R
T
ORT
O
R
T
O
R
T
ORT ORT ORT
O
R
T
O
R
T
O
R
T
O
R
T
O
R
T
ORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORTORT ORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORT
ORT
ORT
ORT
ORT
ORT
ORT
OR
TORTORT
ORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORTORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORTO
R
T
O
R
T
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORT
ORTORTORTORTORTORTORTORTORTORTORTORTORTORTORT50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESTANDEM DRIVEWAY BIN CONFIGURATIONSTANDARD DRIVEWAY BIN CONFIGURATIONLEGENDBLDG 1TORC.9TRASH MANAGEMENT PLANGARBAGE TRUCKGARBAGE TRUCK
CB ALLEYC ALLEYD ALLEYE ALLEYB A
L
L
E
YHIGHWAY 17
LOS GATOS-SARATOGA
ROAD
BELLA VISTA AVENUE A COURTPSSALBERTO WAYD ALLEYC ALLEYPP50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
9060300LOS GATOS TOWN RESIDENCESLEGEND1BLDG 11C.10PRELIMINARY EROSION CONTROL PLANCQUALIFIED SWPPP PRACTITIONER (QSP)MARK KNOWN LOCATIONS*S
BELL
A
V
I
S
T
A
ALBERTO WAY
A COURT
LOS GATOS-SARATOGA ROADHIGHWAY 17 OFF RAMP50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122381.072
LOS GATOS TOWN RESIDENCESC.11LOS GATOS SARATOGA ROAD CONTINGENT IMPROVEMENTSLEGENDFRONTAGE IMPROVEMENTS - PROJECTFRONTAGE IMPROVEMENTS - DEFERRED6040200
SYMBOLCODEBOTANICAL NAMECOMMON NAMECONTQTYREMARKSTREESACE SANAcer palmatum 'Sango-kaku'Coral Bark Japanese Maple15 gal2M, 15'HX15'WInstall size ; 3-5' WACE ARMAcer rubrum 'Armstrong'Armstrong Red Maple24"box12M 25'30' H X 15' WARB MARArbutus x 'Marina'Marina Strawberry Tree Standard24"box4 L 20-30' H X 25'-35' WCAT BIGCatalpa Tashkentensis 'Pink Dawn' Southern Catalpa24"box15M, 20-30'H x 20'-30'WCER WE2 Cercis occidentalisMulti-Trunk Western Redbud15 GAL MULTI 20 VL 10-15`H X 10-15`WCER OCC Cercis occidentalisWestern Redbud24"box31 VL - 10-18'H X 10'18'W -- NATIVECRA PHACrataegus phaenopyrumWashington Hawthorn15 gal6 M 20-25'H X 15-20`WGIN EGPGinkgo biloba 'Goldsprire' PPAF Ginkgo Goldspire24"box18 M -14-16' H x 5-6' WGIN PSGGinkgo biloba 'Princeton Sentry' Princeton Sentry Maidenhair Tree24"box15M, 40-50 H X 10-15' WKOE BIPKoelreuteria bipinnataChinese Flame Tree24"box5M, 20-40'H X 20'35'WLAG NATLagerstroemia x `Natchez`Crape Myrtle24"box14L-20-25' H 10-15' WLAU XSALaurus x 'Saratoga'Saratoga Hybrid Laurel24"box9M, 15-35' H X 15-30'WLOP CONLophostemon confertusBrisbane Box24"box5M 30-45' H x 25' W-STREET TREELYO FLOLyonothamnus floribundusCatalina Ironwood24"box17L - 25-45'H X 15'-24'W -- NATIVEPRU CAR Prunus carolinianaCarolina Laurel Cherry15 gal14M 8-12' H X4-6'WPRU VES Prunus cerasifera 'Krauter Vesuvius'Krauter Vesuvius Purple-leaf Plum15 gal5M, 18-20'H X 12'-15'WPRU ENGPrunus laurocerasusEnglish Laurel15 gal32M,8-12'W X 20-30'HPRU AMAPrunus serrulata 'Amanogawa'Japanese Flowering Cherry15 gal53 M 15' H X 8' WQUE AGIQuercus agrifoliaCoast Live Oak60"box1VL-20-70' H x 20-70' W-- NATIVEULM DRAUlmus parvifolia 'Drake'Drake Lacebark Elm24"box2 L 35-45'H X 35-50'WPLANT SCHEDULEBLDG.
6BLDG.
5BLDG.
4BLDG.
3BLDG. 2BLDG. 1BLDG.
28BLDG.
27BLDG.
26BLDG.
23BLDG.
25BLDG.
24BLDG.
21BLDG.
20BLDG.
22BLDG.
19BLDG.
18BLDG.
13BLDG.
17BLDG.
14BLDG.
12BLDG.
8BLDG.
11BLDG.
9BLDG.
16BLDG.
15BLDG. 10BLDG.
716/2P16/2P16/2P16/2P16/2P16/2P16/2
P
16/2
P
16/2
P
16/2
P
16/2
P4'4'4'4'4'4'4'
4'
4'4'4'4'4'4'4'
4'
4'4'4'
4'
4'4'4'4'
4'
4'
4'4'4'4' SCALE: 1" = 30'-0"50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
CONCEPTUAL LANDSCAPE PLANL1.0LOS GATOS
-SARATOGA
ROADPLANTING & WATER EFFICIENCY DESIGN INTENT STATEMENT1. THE PLANTING DESIGN INCORPORATES PRINCIPLES INCLUDED IN THE"BAY FRIENDLY LANDSCAPE GUIDELINES".2. THE PLANTING DESIGN DOES NOT INCLUDE TURF/LAWN AREAS ANDUTILIZES PRIMARILY (80%) LOW WATER USE & NATIVE PLANT SPECIES.PLANTS ARE GROUPED BY HYDROZONE, EXPOSURE & LOCAL CLIMATICCONDITIONS. THE PLANTING DESIGN ALLOWS FOR THE PLANTS TOREACH THEIR NATURAL, FULL-GROWN SIZE AND ELIMINATES THE NEEDFOR EXCESSIVE PRUNING OR HEDGING.3. ALL LANDSCAPE PLANTING AND IRRIGATION DESIGN WILL COMPLYWITH THE STATE OF CALIFORNIA'S WATER EFFICIENCYREQUIREMENTS AND MEETS OR EXCEEDS THE MAXIMUM APPLIEDWATER ALLOWANCE (MAWA).4. SELECTED TREES HAVE BEEN CHOSEN TO PROVIDE A VARIATION OFHEIGHTS, WIDTHS, COLORS, TEXTURES, AND CHARACTER. TREELOCATION AND ORIENTATION HAVE BEEN DESIGNED FOR MAXIMUMAESTHETIC EFFECT AND PASSIVE SOLAR BENEFITS.5. THE PROPOSED PLANTING WITHIN THE BIO-RETENTION AREAS WILL BEIN COMPLIANCE WITH THE APPROVED PLANTS LISTED IN APPENDIX DOF THE SCVURPPP C.3 HANDBOOK.6. THE PLANTS HAVE BEEN SELECTED UTILIZING THE STATE OFCALIFORNIA'S MODEL WATER EFFICIENT LANDSCAPE ORDINANCEPLANT LIST, WUCOLS IV. NO PLANTS ARE USED THAT ARECONSIDERED INVASIVE IN THE THE REGION AS LISTED BY THE CAL-IPC.7. SEE CIVIL ENGINEER PLANS FOR ADDITIONAL INFORMATION ONSTORMWATER/C-3 TREATMENT MEASURES.8. INITIAL TREE QUANTITIES ARE FOR GENERAL DESIGN INTENT ONLY,FINAL QUANTITIES OF TREES TO BE DETERMINED UPONINCORPORATION OF WET AND DRY UTILITIES, SITE GRADINGCONSTRAINTS, PG&E TRANSFORMERS AND CONFIRMATION ANDAPPROVAL FROM FIRE DEPARTMENT OF FIRE LADDER CLEARANCELOCATIONS.DECORATIVE SCOREDCONCRETE WALKWAY, TYP.SEE DETAIL B/ L2.0PRIVATE ENTRY STAIRS, TYP.SEE DETAIL C/ L2.0FLOWERING ACCENTTREES AT ENTRYEXISTING TREE CANOPY,SEE SHEETS L4.0-L4.2 FORTREE SURVEY & EX. TREEDISPOSITION CHART, TYP.SPECIMEN TREEDECORATIVE SCOREDCONCRETE WALKWAY, TYP.SEE DETAIL B/ L2.0EXISTING TREE CANOPY,SEE SHEETSL4.0-L4.2 FOR TREE SURVEY & EX.TREE DISPOSITION CHART, TYP.MAILBOX KIOSK,SEE DETAIL E/ L2.06' SOLID WOOD FENCE+ 1' LATTICE TOP, TYP.SEE DETAIL A/ L2.1MONUMENT SIGN,SEE DETAIL D/L2.1PEDESTRIAN & BIKE CLASS IMULTI-USE PATH (ONSITE)NOTCHED TREE POCKETS ATRETAINING WALLS WITH 60%MINIMUM 3' TALL SHRUBSALONG FRONT FACE (TYP.)NOTCHED TREE POCKETS ATRETAINING WALLS WITH 60%MINIMUM 3' TALL SHRUBSALONG FRONT FACE (TYP.)SIGHT TRIANGLE PERCIVIL ENGINEER, TYP.FIRE LADDER PADPER ARCHITECT, TYP.FIRE LADDER PADPER ARCHITECT, TYP.6' MASONRY WALL, TYP.SEE DETAIL F/ L2.06' SOLID WOOD FENCE+ 2' LATTICE TOP, TYP.SEE DETAIL A/ L2.15' TUBE STEEL GUARDRAIL,TYP. SEE DETAIL C/ L2.1MAILBOX KIOSK,SEE DETAIL E/ L2.0PLAQUE IN GROUND TOCOMMEMORATE THE LODGEPUBLIC ART LOCATIONLOCKED GATE, SCHOOLDISTRICT TO HAVE ACCESSNOTES:1. ALL PEDESTRIANS WALKWAYS SHALL BE A MINIMUM OF FOUR FEET WIDE.2. SEE SHEET L1.1 FOR LANDSCAPED AREA AT FRONT SETBACK.3. SEE SHEET L1.2 FOR LANDSCAPE AREA CALCULATIONS.4. SEE SHEET L1.3 FOR SCREENING AT TRANSFORMERS.5. WAIVER FOR FENCING IN LIEU OF MASONRY WALL WHEN IN SETBACK AREAREQUESTED PER GOV. CODE SEC. 65915.6. WAIVER FOR FENCING IN FRONT OF FRONT STREET SIDE SETBACK WHEN NOTSCREENING PARKING REQUESTED PER GOV. CODE. SEC. 65915.7. WAIVER FOR INCREASE IN FENCE HEIGHT REQUESTED PER GOV. CODE SEC. 65915.TRANSFORMER, TYP. PER JOINTTRENCH PLANS. SEE SHEET L1.3 FORSCREENING AT TRANSFORMERS, TYP.PRELIMINARY TREE LEGENDCALIFORNIA NATIVE SHRUBS &GROUNDCOVER ALONGFRONTAGE. ALL SHRUBS IN SITETRIANGLE TO BE UNDER 36" HIGHBIOSWALE PLANTING, TYP.EXISTING MATURE TREES AND DENSESHRUB PLANTING TO REMAINEXISTING MATURE TREES AND DENSESHRUB PLANTING TO REMAINSHORT TERM/GUEST BIKE RACKS,TYP. OF 8 (16 TOTAL BIKE PARKINGSPOTS). SEE DETAIL D/ L2.0BIORETENTION AREASEE SHEET L3.0-L3.2 FORPLANTING PALETTE, TYP.6' SOLID WOOD FENCE + 1' LATTICETOP, TYP. SEE DETAIL A/ L2.15' TUBE STEEL GUARDRAIL,TYP. SEE DETAIL C/ L2.1TRANSFORMER, TYP.PER JOINT TRENCH PLANS6' SOLID WOOD FENCE + 2' LATTICETOP, TYP. SEE DETAIL A/ L2.16' TUBE STEEL FENCE w/GATE, SEE DETAIL B/ L2.1TALL VERTICAL SCREENSHRUBS ALONG PL, TYP.CLIMBING VINES ONARCHITECTURAL GARAGEWHERE APPLICABLE, TYP.TALL VERTICAL SCREENSHRUBS ALONG PL, TYP.CONCRETE PAVING - WALKWAYS,TYP. SEE DETAIL A/ L2.0CONCRETE PAVING -WALKWAYS, TYP.SEE DETAIL A/ L2.06' MASONRY WALL, TYP.SEE DETAIL F/ L2.06' MASONRY WALL, TYP.SEE DETAIL F/ L2.0
BLDG. 6BLDG. 5BLDG. 4BLDG. 315'
FRONT SETBACK
15'
FRONT
SETBACK50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
LANDSCAPED AREA AT FRONT SETBACKL1.1 SCALE: 1" = 20'-0"15' FRONT SETBACKLOS GATOS-SARATOGA ROADLANDSCAPED AREA CALCULATIONS AT FRONT SETBACKSYMBOL DESCRIPTIONSF AREAPERCENTAGE %GROSS AREA OF THEREQUIRED FRONTSETBACK9,230 SF100%LANDSCAPED AREA5,724 SF62%HARDSCAPE AREA3,506 SF38%NOTE: AT LEAST 50 PERCENT OF THE FRONT SETBACK AREA SHALL BE LANDSCAPED.HARDSCAPE AREA, TYP.LANDSCAPED AREA, TYP.15' FRONT SETBACKLANDSCAPED AREA, TYP.SIGHT TRIANGLE PERCIVIL ENGINEER, TYP.CALIFORNIA NATIVE SHRUBS &GROUNDCOVER ALONGFRONTAGE. ALL SHRUBS IN SITETRIANGLE TO BE UNDER 36" HIGH
30'30'BLDG.
6BLDG.
5BLDG.
4BLDG.
3BLDG. 2BLDG. 1BLDG. 28BLDG.
27BLDG.
26BLDG.
23BLDG.
25BLDG.
24BLDG.
21BLDG.
20BLDG.
22BLDG.
19BLDG.
18BLDG.
13BLDG.
17BLDG.
14BLDG.
12BLDG.
8BLDG.
11BLDG.
9BLDG.
16BLDG.
15BLDG.
10BLDG.
716/2P16/2P16/2P16/2P16/2P16/2P16/2P16/2P16/2P16/2P16/2P
NOTE: MIN. 18" CLEARFROM BOLLARD TO F.O.C.TYP.30'PG&E PAD MOUNTED IIE 3Ø TRANSFORMERPAD SIZE: 90"X106"CABINET SIZE: 89"W X 90"D X 77"HNOTE: MIN. 18" CLEARFROM BOLLARD TOF.O.C., TYP.77" HIGH SCREEN FENCE OR80" HIGH x 3' WIDE SCREEN SHRUBSWHERE APPLICABLEPG&E PAD MOUNTED TRANSFORMERPAD SIZE: 90"X106"CABINET SIZE: 89"W X 90"D X 77"H3' HIGH BOLLARDAS NEEDED PERPG&E INSPECTORELEVATION50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
SCREENING AT TRANSFORMERS L1.3 SCALE: 1" = 30'-0"LOS GATOS
-SARATOGA
ROADTRANSFORMER ENLARGEMENTS (SCALE 1" = 10' - 0")LOCATION #1LOCATION #2LOCATION #3LOCATION #4LOCATION #5LOCATION #6LOCATION #7LOCATION #7LOCATION #3LOCATION #4LOCATION #5LOCATION #6LEGEND:NOTES:1. STREET-LEVEL VIEWS OF GROUND LEVEL UTILITY CABINETS,MECHANICAL EQUIPMENT, TRASH, AND SERVICE AREASSHALL BE SCREENED FROM SIGHT WITH LANDSCAPEPLANTING, FENCING, OR A WALL, AS ALLOWED BY THE TOWNCODE. THE SCREENING SHALL BE AT LEAST THE SAMEHEIGHT AS THE ITEM BEING SCREENED AND SCREENINGTHAT IS NOT LANDSCAPE MATERIAL SHALL BECONSTRUCTED WITH ONE OR MORE OF THE MATERIALSUSED ON THE PRIMARY BUILDING.2. MINIMUM 18" CLEAR FROM BOLLARD TO FACE OF CURB.77" HIGH SCREEN FENCEOR 80" HIGH x 3' WIDESCREEN SHRUBSTRANSFORMER,PER JOINT TRENCHLOCATION #224" HIGH x 3' WIDE SHRUBSLOCATION #1SIGHT TRIANGLE PERCIVIL ENGINEER, TYP.
12" #3 REBAR SLIP DOWELS@ ALL EXPANSION JOINTS18" O.C., TYP.#3 REBAR @ 18" O.C. BOTH WAYSCLASS II AGGREGATE BASE. 90% MIN.RELATIVE COMPACTIONCOMPACTED SUBGRADE, 90% MIN.RELATIVE COMPACTIONADJACENTPLANTING/MULCH AREA:@ 1-1 /2" BELOW FGOF CONCRETE6" BAND,TYP.1-1/2"CLR.CONCRETE FIELD w/ LIGHT BROOM FINISH, TYP.3/8" TOOLEDSCORE JOINT, 1/3 DEPTHOF SLAB1/2" IMPREGNATED ASPHALTICFIBER EXPANSION JOINT (20' O.C.MAX) w/ 3/8" TOOLED EDGES,TYP.CONCRETE NOTES:1. CONCRETE PAVING TO MEET ALL ACI INTERNATIONAL GUIDELINES.2. ALL FORMWORK,SCORING,PROPOSED JOINT SPACING TO BE APPROVED AND REVIEWED BY OWNER/OWNER'S REPRESENTATIVE PRIOR TO POURING.3. ALL SCORE JOINTS TO BE MINIMUM 1/3 DEPTH OF SLAB.4. DISTANCE BETWEEN SCORE JNTS TO BE 24 TIMES SLAB THICKNESS UP TO 100 SQ. FT. MAXIMUM APART. THE LONG SIDE SHALL NOT BE MORE THAN 1-1/2 TIMESTHE SHORT SIDE.5. SCORE JNTS. TO BE AS SQUARE AS PRACTICAL & CONTINUOUS. SEE PLAN FOR SCORING LAYOUT.6.INSTALL EXPANSION JOINTS AT 20 O.C., TYP. AND WHERE NEW PAVING MEETS EXISTING PAVING, WALLS, CURBS AND CHANGES IN PAVING DIRECTIONS.7. CONCRETE COLOR TO BE NATURAL GRAY.8. PAVING FIELD TO BE LIGHT BROOM FINISH, PERPENDICULAR TO PATH OF TRAVEL.9. PAVING PROFILE , AGGREGATE, SUBBASE DEPTH, PREPARATION & COMPACTION SHALL BE PER GEOTECH ENGINEER. PROFILES SHOWN ARE FOR BIDDINGPURPOSES ONLY. SEE GEOTECH REPORT FOR PAVING & SUBBASE REQUIREMENTS.4", TYP.4", MIN.BAND (WHERE OCCURS):3/8" TOOLED EDGE & SCORE JOINT1/3 DEPTH OF SLABw/ SMOOTH TROWEL FINISHCONCRETE BANDCONCRETE FIELDDAYTON SUPERIOR TOP-CASTRELEASE #05 "SANDBLAST FINISH"DECORATIVE CONCRETE NOTES:1. PROFILE PER DETAIL A, THIS SHEET.2. FINISH:CONCRETE FIELD:PER SCHEDULE BELOWSCORING PATTERN:2'x2' DIAGONAL PATTERN,3/8" TOOLED SCORE JOINT, 1/3 DEPTHOF SLABBAND:3/8" TOOLED EDGE & SCORE JOINT1/3 DEPTH OF SLABw/ SMOOTH TROWEL FINISHSMOOTH TROWEL4" THICK CONCRETE PADCL 2'-6"4'2'-6"9'CLCLNOTES:1. "TRIO" BIKE RACK, MODEL # SKTRO.• POWDERCOAT COLOR: SLATE TEXTURE• QUANTITY: 8 (16 PARKING SPOTS)2. AVAILABLE THROUGH: FORMS+SURFACES(800)-451-0410/ www.forms-surfaces.com7'2'-6"4'-6"4/5/20193316CAD_3316(16) MAILBOXES(1) OUTGOING MAIL COMPARTMENT(2) PARCEL LOCKERSCLUSTER BOX UNITS3300 SERIES "F" CBUsAVAILABLE FOR USPS ACCESS OR PRIVATE ACCESSemail: engineering@mailboxes.com18300 Central AvenueCarson, CA 90746-4008Phone: (800) 624-5269Fax: (800) 624-52991 : 1AE3385 PEDESTAL14 12"RUBBERPADØ0.625
0
(
8
P
LA
C
E
S
)12.00004.000010.00006.000012.0000
10.000
0
4.0000
12.000
0
17.970616 34"62 34"48 14"30 12"48 14"30 12"62 34"8' MIN.6" CMU BLOCK, SOLID GROUTSTACKED BOND.(1)#4 HORIZ. BAR @ 16" O.C.TYP.FINISH GRADEPRECAST CONCRETE CAP#4 VERT. BAR @ 16" O.C.CENTERED IN WALL, w/ STD.HOOK INTO FOOTING, TYP.6'PER STRCT.ENG. TYP.18" MIN. COVERTO ALLOW FORPLANTINGPROJECT SIDEADJACENTPROPERTYPLNOTES:1. WALL TO BE 8x6x16 PRECISIONBLOCK, STACKED BOND w/MATCHING WALL CAP.COLOR:"TBD" CONTRACTOR TOSUBMIT COLOR SAMPLE & CUTSHEETS TO OWNER FORAPPROVAL. AVAILABLETHROUGH: RCP BLOCK,www.rcpblock.com OR EQ. SUBMITANY PROPOSED SUBSTITUTIONSTO PROJECT OWNER FORAPPROVAL.2. FOOTING, REBAR AND ALLCONNECTIONS PER STRC. ENG.(2)#4 CONT. HORIZ. BARS.PER STRCT ENG.SUBBASE, 95% REL.COMPACTION, TYP.CONC. FOOTING W/ #5@12" O.C50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
CONCEPTUAL LANDSCAPE DETAILSL2.0
NOTES:1. RETAINING WALL SHALL BE CALWALLS 9"W BLOCK WALLSYSTEM w/ WALL CAP, BOTH BY CALWALLS.www.calwalls.com,707.745.02002. WALL FINISH TO BE 'TAN BROWN'3. ALL WALL CAP OVERHANGS SHALL FACE OPPSITE FROMWALKS AND RAMPS4. SEE CIVIL PLANS FOR WALL HEIGHTS AND STRUCTURALPLANS FOR ALL FOOTINGS AND CONNECTIONSFENCE ELEVATION 6'-0"PERSTRCT. ENG.1' OR 2'PERPLAN2"4"PLAN FENCE BOARDSN.T.S.4x6 POST2x6 TOP CAP1x6 FENCE BOARDS, BOARDON BOARD2x4 TOP & BOTTOM RAILS.RABBET CUT TO RECEIVEFENCE BOARDSFENCE POST SECTIONDRAIN ROCK, TYP.8'-0" O.C. MAX.2"2"SUBGRADENOTES1. ALL POSTS & KICKER SHALL BE PRESSURE TREATED CEDARTONE. ALL OTHER WOOD SHALL BECON. HEART REDWOOD OR RED CEDAR AS SELECTED BY OWNER.2. METAL HARDWARE TO BE ZINC-PLATED STEEL, BLACK ENAMEL FINISH OR APPROVEDEQUIVALENT.3. CONTRACTOR TO PROVIDE CUT SHEETS FOR GATE HARDWARE (LATCH AND HINGES) TOOWNER FOR APPROVAL.CONCRETE FOOTINGPER STRCT. ENG.2X4 TOP & BOTTOM RAILS.RABBET CUT TO RECEIVEFENCE BOARDSHORZ. WOOD PRIVACYLATTICE, TYP.1X2 NAILER, TYP.2X6 CAPHORZ. WOODPRIVACY LATTICE2X4 TOP & BOTTOMRAILS. RABBET CUT TORECEIVE FENCE BOARDS1X2 NAILER, TYP.4x6 PT CEDARTONEPOSTS @ 8' O.C. MAX.1x6 RO. RWD. FENCEBOARDS,TYP.2x12 PT CEDARTONEKICKER BOARDSLOPE TOP CONC.FOOTING TO DRAINTYP.8'2'6'5'
1'-6"CAP (TBD)PILASTER STUCCO FINISHTO MATCH ARCHITECTUREIRON GRATE DETAIL TO MATCHARCHITECTURE (TBD)STEEL SIGN(12" THICK)2"
6'
PER
STRCT
ENG.
6"PERSTRCT.ENG.1-1/4" SQ. STEEL RAIL, TYP.FINISH GRADEEMBED POST IN FOOTINGCONCRETE PIER FOOTINGPER STRC. ENG. TYP.4"4"2"x2" TUBE STEEL FENCEPOST WITH CAP, TYP.4" O.C.MAX.3/4" SQ. STEEL PICKETNOTES:1. CONTRACTOR TO PROVIDE ALL HARDWARE,HANDLES/LATCHES & EMERGENCY EXIT PANIC BARBY DAC INDUSTRIES OR APPROVED EQUIVALENT. PHONE: (800) 888-9768 www.dacindustries.com2. ENTRY AND EXIT HARDWARE SHALL BE MOUNTED42" ABOVE FINISH GRADE.3. GATES SHALL BE SELF CLOSING & SELF LATCHING& SHALL OPEN OUTWARD AS SHOWN ON PLANS.4. STEEL BAR FENCE. SHOP PRINT AND PAINT WITHZINC-RICH PRIMER & 2 COATS ENAMEL PAINT.COLOR TO BE BLACK. SUBMIT FENCE CUT SHEETSAND COLOR SAMPLES TO OWNER FOR APPROVAL.4. CONTRACTOR TO PROVIDE KNOX BOX W/ ACCESS KEYS FOR EMERGENCY FIRE ACCESS.KNOX BOX TO BE DARK BRONZE. INSTALL PERMANUFACTURER'S DIRECTION. TYPE ANDLOCATION SHALL BE APPROVED BY FIREDEPARTMENT.5. ALL CONNECTIONS TO BE WELDED & GROUNDSMOOTH.5. CONTRACTOR SHALL PROVIDE SHOP DRAWINGS& EQUIPMENT CUT SHEETS TO OWNER FOR APPROVAL PRIOR TO CONSTRUCTION.6. MINIMUM CONCRETE F'C = 2500 PSI7. ALL HARDWARE EXPOSED TO WEATHER SHALL BEHOT-DIP GALVANIZED.8. THE TOP 24" OF SOIL HAVE BEEN NEGLECTED INFOOTING CALCULATIONS PER GEO-TECH RECOMMENDATIONS.18" CONCRETE PIER2500 PSI, TYP.PERSTRCTENG.3" MIN.CLR. TYP.EMBED POST FULL DEPTHINTO FTG, TYP.ADA COMPLIANT MAG-LOCK ANDLATCH, SEE NOTES42"
PER STRCT.
ENG.EMERGENCY PANIC BARDOOR OPENER (INSIDE FACE)5'EXPANDED DIAMONDMETAL LATHHEAVY DUTY SELF-CLOSINGHINGES, 3 PER GATEFINISH GRADE10" KICKPLATE LOCATED ON PUSHSIDE OF GATE, TYP.3'-5" DIAMOND
METAL LATH
6'5'8' MAX.6' O.C. MAX.2"2" SQ. TUBE STEEL POSTWITH CHAMFERED CAP1-1/4" SQ. STEEL RAIL,TOP AND BOTTOM3/4" SQ. STEEL PICKET4" O.C.MAX.RETAINING WALLNOTES:1. SHOP PRIME AND PAINT WITH ZINC-RICH PRIMER AND 2 COATS ENAMEL. COLOR TO BE DARK BRONZE.2. CONTRACTOR SHALL PROVIDE SHOP DRAWINGS FOR APPROVAL PRIOR TO CONSTRUCTION.3. TYPICAL POST SPACING @ 6' O.C. MAX.POSTS TO BE SURFACEMOUNTED OR EMBEDDED5'50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
CONCEPTUAL LANDSCAPE DETAILSL2.1SEE PHOTOMETRIC PLANSFOR LIGHT FIXTUREDETAILS & NOTES
SYMBOLCODEBOTANICAL NAMECOMMON NAMECONTREMARKSTREESACE SANAcer palmatum 'Sango-kaku'Coral Bark Japanese Maple15 galM, 15'HX15'WInstall size ; 3-5' WACE ARMAcer rubrum 'Armstrong'Armstrong Red Maple24"boxM 25'30' H X 15' WARB MARArbutus x 'Marina'Marina Strawberry Tree Standard24"boxL 20-30' H X 25'-35' WCAT BIGCatalpa Tashkentensis 'Pink Dawn' Southern Catalpa24"boxM, 20-30'H x 20'-30'WCER WE2 Cercis occidentalisMulti-Trunk Western Redbud15 GAL MULTIVL 10-15`H X 10-15`WCER OCCCercis occidentalisWestern Redbud24"boxVL - 10-18'H X 10'18'W -- NATIVECRA PHACrataegus phaenopyrumWashington Hawthorn15 galM 20-25'H X 15-20`WGIN EGPGinkgo biloba 'Goldsprire' PPAFGinkgo Goldspire24"boxM -14-16' H x 5-6' WGIN PSGGinkgo biloba 'Princeton Sentry'Princeton Sentry Maidenhair Tree24"boxM, 40-50 H X 10-15' WHYM FLAHymenosporum flavumSweetshade36"boxM 25-35' H x 15-20' WJUN MEDJuniperus scopulorum 'Medora'Medora Juniper15 galL 10' H X 2-3' WJUN SK2Juniperus scopulorum 'Skyrocket' Skyrocket Juniper15 galL 15' H X 2-3' WKOE BIPKoelreuteria bipinnataChinese Flame Tree24"boxM, 20-40'H X 20'35'WLAG NATLagerstroemia x `Natchez`Crape Myrtle24"boxL-20-25' H 10-15' WLAU XSALaurus x 'Saratoga'Saratoga Hybrid Laurel24"boxM, 15-35' H X 15-30'WLOP CONLophostemon confertusBrisbane Box24"boxM 30-45' H x 25' W-STREET TREELYO FLOLyonothamnus floribundusCatalina Ironwood24"boxL - 25-45'H X 15'-24'W -- NATIVEOLE WILOlea europaea 'Wilsonii' -STDWilson Olive24"boxVL-15-25'H x 20' WPIS KEIPistacia chinensis 'Keith Davey'Keith Davey Chinese Pistache24"boxL 30-60'H X 30-60`WPRU CARPrunus carolinianaCarolina Laurel Cherry15 galM 8-12' H X4-6'WPRU VES Prunus cerasifera 'Krauter Vesuvius'Krauter Vesuvius Purple-leaf Plum15 galM, 18-20'H X 12'-15'WPRU LYOPrunus ilicifolia lyoniiCatalina Cherry24"boxL-15-25'H X 15-20'W - NATIVEPRU ENGPrunus laurocerasusEnglish Laurel15 galM,8-12'W X 20-30'HPRU AMAPrunus serrulata 'Amanogawa'Japanese Flowering Cherry15 galM 15' H X 8' WQUE AGIQuercus agrifoliaCoast Live Oak60"boxVL-20-70' H x 20-70' W-- NATIVEULM DRAUlmus parvifolia 'Drake'Drake Lacebark Elm24"boxL 35-45'H X 35-50'WZEL CITZelkova serrata 'City Sprite'City Sprite Compact Zelkova36"boxM 24' H X 18' WSYMBOLCODEBOTANICAL NAMECOMMON NAMECONT.REMARKSSHRUBSACH MIL Achillea millefoliumCommon Yarrow1 galL 2'Hx3'W NATIVE Butterfly beesACH LAL Achillea millefolium 'La Luna'La Luna Common Yarrow1 galL 12-18" H x 2-3' WANI BRDAnigozanthos x 'Big Red'Big Red Kangaroo Paw5 galL 2-3' H X 1-2' WANI YELAnigozanthos x 'Yellow Gem'Yellow Gem Kangaroo Paw5 galL 2' H X 1' WANI BUSAnigozanthos x `Bush Gold`Kangaroo Paw5 galL 2-3` H x 1-2` WARC EM4Arctostaphylos x Emerald CarpetGroundcover Mazanita5 galL 2' H x 4-6' W NATIVEART AFS Artemisia x 'Californica'Califorina Artemisia5 galL 1-8' H x 4' WBAP AUSBaptisia australisBlue Wild Indigo5 galL 3-5' H x 3-4' WCAL GVM Callistemon viminalis 'Green John'Green John Weeping Bottlebrush5 galL 2-4' H x 2-3' WPLANT SCHEDULECAR DIV Carex divulsaEuropean Grey Sedge1 galL 1.5H x 1.5 WCAR CALCarpenteria californicaBush Anemone5 galM 5-7' HX 4-6'W NATIVE Butterfly, BeesCEA ANCCeanothus gloriosus `Anchor Bay` Anchor Bay Point Reyes Ceanothus5 galL 2-3H X 4' W NATIVE Butterfly, beesDIETESDietes grandiflora 'Variegata'Striped Fortnight Lily5 galL 3-4' H x 2-3' WEPI CNLEpilobium canum 'Catalina'Catalina California Fuchsia5 galL 3-4' H x 4-5' W NATIVE Birds ButterfllysERI WAYErigeron glaucus `Wayne Roderick`Seaside Daisy1 galL 1' H x 1-2' W NATIVE Butterfly, BeesERI GRAEriogonum grande rubescensRed Buckwheat5 galL 1-2' H x 2-3' W NATIVE Butterfly, bee,birdFES CAL Festuca californicaCalifornia Fescue5 galL 1-2' H x 2-3' W NATIVE - ButterflyFES ID2Festuca idahoensisIdaho Fescue5 galL- 1-2'HX 1'W NATIVE ButterflyFES MAIFestuca maireiAtlas Fescue5 galL 2-3' H x 2-3' WFES OVIFestuca ovina glaucaBlue Fescue1 galM 1`H x 1-2` WGAL SPEGalvezia speciosaIsland Snapdragon5 galL 3-4' H x 4-5' W NATIVE Butterfly, BirdsGRE COAGrevillea lanigera 'Coastal Gem'Coastal Gem Grevillea5 galL 2' H X 4' WHEB COE Hebe x 'Coed'Coed Hebe5 galM 2-3' H x 2-3' WHEU MAX Heuchera maximaIsland Alum Root5 galM 1' H x 1-2' WKEC WSDKeckiella corymbosaRedwood Keckiella5 galL- 3'H X 2' W - NATIVE ButterflyLAU YAM Laurus nobilis 'MonRik' TMLittle Ragu Sweet Bay5 galL 6-8' H x 6-8' WLAV ASSLavatera assurgentifloraMallow5 galL 5-10' H x 5-10' WLAV THULavatera thuringiaca barnsleyTree Mallow5 galL 6-8`H X 6`WLIM PERLimonium pereziiStatice5 galL 2-3' H x 2-3' WLIR GIGLiriope giganteaGiant Liriope5 galM 2' H X 2' WLIR SUNLiriope muscari `Silvery Sunproof` Silvery Sunproof Lilyturf5 galM 1' H X 1' XMIM AUR Mimulus aurantiacusSticky Monkeyflower5 galVL 2-3' H x 2-3' W NATIVE Butterfly, Bird,BeesMUH RIGMuhlenbergia rigensDeergrass5 galL 4-5' H x 4-6' W NATIVE ButterflyOLE FWIOlea europaea 'Montra Little Ollie'Little Ollie Dwarf Olive5 galVL 6-8' H x 4-5' WPEN MOUPennisetum alopecuroides 'Moudry'Moudry Fountain Grass5 galL 2' H x 3' WPER FILPerovskia atriplicifolia 'Filigran'Filigran Russian Sage5 galL 2-3' H X 3' WPHO AMRPhormium x 'Amazing Red'Amazing Red New Zealand Flax 5 galL 18-24" H x 18"-24" WPHO YELPhormium x `Yellow Wave`New Zealand Flax5 galL 3-4' H x 3-4' WPIT W14Pittosporum tobira 'Wheeler's Dwarf' Wheeler's Dwarf Pittosporum5 galL 2-3' H x 4-5' WPIT CREPittosporum tobira `Cream De Mint' Cream de Mint™ Japanese Pittosporum5 galL 3' H X 3-4' WPOL MUNPolystichum munitumWestern Sword Fern5 galM 3-6' H x 3-6' W NATIVE ButterflyRHA CAL Rhamnus californicaCalifornia Coffeeberry5 galL 6-8' H x 6-8' WRHA EVE Rhamnus californica 'Eve Case'California Coffeeberry5 galL 3-6H-4-6'W NATVIE Butterfly, Birds,BeesROS CAL Rosa californicaCalifornia Wild Rose5 galL 4-8' H x 4-8' W NATIVE - Butterfly, Bird,BeeROS TUS Rosmarinus officinalis 'Tuscan Blue'Tuscan Blue Rosemary5 galL 4-6' H X 2-4' WSAL AL9Salvia greggii 'Alba'White Texas Sage5 galL 3-4' H X 3'SAN VIR Santolina virensGreen Lavender Cotton5 galL2' H x 2-3' WTEU CHATeucrium chamaedrysGermander5 galL 1-2' H x 2-3' WTEU AZUTeucrium fruticans 'Azureum'Azure Bush Germander5 galL 3-4' H x 4-5' WWES WOYWestringia fruticosa 'Gray Box'Dwarf Coast Rosemary5 galL 2-3' H x 2-3' WZAU CAL Zauschneria californica 'Catalina' California Fuchsia5 galL 3' H X 4' W NATIVE - BUTTERFLY,BIRDS, BEESBIOSWALE PLANTINGARC EMEArctostaphylos x 'Emerald Carpet'Emerald Carpet Manzanita5 galL 2' H X 4-6' W NATIVEBAC PEABaccharis pilularis 'Twin Peaks'Twin Peaks Coyote Brush5 galL 2-4' H X 6' W NATIVECHO TECChondropetalum tectorumSmall Cape Rush5 galL 2-3' H x 3-4' WERI GR2Eriogonum grande rubescensRed Buckwheat1 gal1' H X 1' W NATIVEFES ID3Festuca idahoensisIdaho Fescue5 galL 3' H X 2-3' WGRE NOE Grevillea x 'Noellii'Noel Grevillea5 galL 4'-6' H x 6'-8' WJUN PATJuncus patensCalifornia Gray Rush1 galL 1-2' H x 1-2' W NATIVE ButterflyMAH REPMahonia repensCreeping Mahonia5 galL 1-2' H X 3-4' W NATIVESYMBOLCODEBOTANICAL NAMECOMMON NAMECONT.REMARKSSHRUBSVINE/ESPALIERHAR TREHardenbergia violacea 'Happy Wanderer'Lilac Vine Trellis15 galMROS CCB Rosa x 'Cecile Brunner'Cecile Brunner Climbing Rose15 galLSYMBOLCODEBOTANICAL NAMECOMMON NAMECONTSPACINGREMARKSGROUND COVERSCAR PANCarex pansaSanddune Sedge5 gal12" o.c. MNO MOWNoMow FescueNoMow Fescue SodSODAvailable at Delta Blue Grass,www.deltabluegrass.com/Phone #: 1-(800)-637-8873SYMBOLCODEBOTANICAL NAMECOMMON NAMECONT.REMARKS50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
CONCEPTUAL PLANTING PALETTEL3.0NOTES:1. THIS PLANT LIST IS SUBJECT TO CHANGE. SUBSTITUTIONS OF SIMILARPLANTS IN FORM, SHAPE AND WATER USE MAY BE USED IN RESPONSE TOCHANGING ENVIRONMENTAL & CLIMATIC CONDITIONS, INCLUDING BUT NOTLIMITED TO; CLIMATE CHANGE, PESTS AND/ OR DISEASE, THE AVAILABILITYOF NEW AND IMPROVED CULTIVARS, AND NURSERY STOCK AVAILABILITY.2. THE PROPOSED PLANTING WITHIN THE BIO-RETENTION AREAS WILL BE INCOMPLIANCE WITH THE APPROVED PLANTS LISTED IN APPENDIX D OF THESCVURPPP C.3 HANDBOOK.
Acer ruburm ArmstrongArbutus marinaCercis occidentalisCatalpa TashıkentensısGinkgo Princeton SentryJuniperus s. MedoraPrunus serrulata AmanogawaLyonothamnus floribundusZelkova 'City Sprite'Ulmus parvifoliaQuercus agrifoliaCrategus phaenopryumLaurus 'Saratoga'Lagerstroemia50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
TREE IMAGERYL3.1Olea Europaea 'Wilsonii'Prunus s. 'Krauter Vesuvius'Prunus ilicifolia LyoniiAcer p. 'Sango-Kaku'Lohpostemon confertusTREESKoelreuteria bipinnata
Anigozanthos Yellow GemAnigozanthos Bush GoldArctostaphylos Emerald CarpetBaccharıs pılularıs 'Twın Peaks'Achillea millefoliumDietesCallistemon viminalis 'Green John'Carpenteria californicaCeanothusRosa californicaEpilobum canumErıgeron glaucus 'Wayne Roderıck'Erıgeron karvınsklanusErysium Bowles MauveArtemisia californicaRhamnus californicaGalvezia speciosaGrevıllea noellıGrevillea noellii flowerHebe-coedPittosporum tobira 'Wheeler's Dwarf'Lavatera thuringiacaLimonium pereziiLırıope muscarı Sılvery SunproofLiriope giganteaLittle OllieLaurus nobilis 'Monrik'RosemaryMuhlenbergiaFestuca maireiPhormiumSalvia clevelandiiWestringia Grey BoxTeucrium chamaedrysFestuca ovina glaucaPittosporum tobira Creme de MintPittosporum Wheelers Dwarf50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
SHRUB/GROUNDCOVER /BIORETENTION PLANT IMAGERYL3.2Mimulus aurantiacusFestuca idahonensisEriogonum grande rebescensChondropetalum tectorumArctostaphlyos x 'Emerald Carpet'Cercis occidentalisMahonia repensBaccharis pilularisJuncus patensSHRUBS & GROUNDCOVERBIORETENTION PLANTS
BLDG.
6BLDG.
5BLDG.
4BLDG.
3BLDG. 2BLDG. 1BLDG. 28BLDG.
27BLDG.
26BLDG.
23BLDG.
25BLDG.
24BLDG.
21BLDG.
20BLDG.
22BLDG.
19BLDG.
18BLDG.
13BLDG.
17BLDG.
14BLDG. 12BLDG.
8BLDG.
11BLDG.
9BLDG.
16BLDG.
15BLDG.
10BLDG.
716/2P16/2P16/2P16/2P16/2P16/2P16/2P
16/2P
16/2
P
16/2P
16/2P
#5112#4845#4846#4847#4848#4849#4852#4851#4853#4854#4850#4855#4856#4857#4858#4859#4860#4861#4862#4863#4864#4865#4866#4867#4868#4869#4870#4871#4872#4873#4874#4875#4876#4877#4878#4879#4880#4881#4882#4883#4884#4885#4886#4887#4888#4889#4890#4891#4893#4892#4894#4801#4804#4802#4803#4805#4806#4807#4808#4809#4810#4811#4812#4813#4814#4815#4816#4817#4818#4819#4820#4821#4822#4823#4824#4825#4826#4827#4830#4829#4831#4833#4832#4834#4835#4836#4837#4840#4841#4842#4843#4844#5054#5055#5056#5057#5058#5091#5092#5090#5087#5128#5129#5130#5094#5089#5088#5095#5118#5116#5117#5124#5119#5123#5121#5122#5120#5114#5106#5105#5108#5113#5115#5099#5098#5101#5102#5103#5107#5109#5110#5111#5086#5085#5013#5014#5011#5083#5082#5017#5010#5125#5126#5127#5007#4997#4999#5002#5003#5004#5005#5026#5025#5012#5009#5008#4970#5001#5000#5028#5027#5037#5038#5039#5040#5041#5021#5020#5072#5073#5070#5071#5074#5075#5063#5064#5065#5077#5069#5097#5068#5078#5066#5019#5076#5081#5079#5018#5016#5006#4998#4914#4913#4912#4915#4922#4949#4948#4947#4946#4916#4917#4918#4919#4920#4921#4908#4907#4906#4904#4905#4910#4909#4911#5050#5049#5048#4955#4954#4953#4956#4987#4986#4984#4985#4983#4981#4980#4979#4978#4977#4976#4975#4974#4973#4972#4971XXX#4968#4964#4965#4966#4967#4938#4937#4939#4963#4950#4951#4924#4923#4925#4926#4940#4941#4942#4943#4944#4945#5036#5031#5030#5029#5033#5034#5035#5032#5022#5047#4996#5006#5051#5052#5053#4952#4982#4988#4989#4990#4991#4992#4993#4994#4995#4957#4958#4959#4960#4961#4962#4927#4928#4929#4930#4931#4932#4933#4934#4935#4936#5015#5016#5017#4828#4839#4839#4895#4895#4895#4899#4898#4901#4900#4903#4902#5023#5024#5042#5043#5044#5045#5046#5067#5061#5059#5060#5062#5080#5084#5093#5100#5104 SCALE: 1" = 30'-0"50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
EXISTING TREE DISPOSITION PLAN L4.0LOS GATOS
-SARATOGA
ROADNOTES:1. ARBORIST REPORT (NOT DATED) BY MOKI SMITH TREE SPECIALISTS (408) 722-89422. EXISTING TREE DISPOSITION (REMOVE/REMAIN) IS PRELIMINARY & BASED ON CURRENTLYPROPOSED SITE & GRADING PLAN AND EXISTING TREE CONDITION PER ARBORIST REPORT.LEGEND:EXISTING TREE TO BE REMOVEDEXISTING TREE TO REMAINTREE SURVEY NUMBER#4946IMPACTS TO EXISTING TREES AND ROOTSTO BE DETERMINED BY CONTRACTORIN THE FIELD, WHICH MAY RESULT INREMOVAL
50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
EXISTING TREE DISPOSITION CHARTL4.1NOTES:1. ARBORIST REPORT (NOT DATED) BY MOKI SMITH TREE SPECIALISTS (408) 722-89422. EXISTING TREE DISPOSITION (REMOVE/REMAIN) IS PRELIMINARY & BASED ON CURRENTLYPROPOSED SITE & GRADING PLAN AND EXISTING TREE CONDITION PER ARBORIST REPORT.3. LARGE PROTECTED TREES (SEE 29.10.0955)4. EXEMPT TREES (SEE 29.10.0960 AND 29.10.0970)ARBORIST REPORTTREESTATUSTREETAG IDCOMMON NAME SPECIESD.B.H.(INCHES)HEIGHT(INFEET)CROWNSPREAD(IN FEET)CONDITIONS(ORIDINANCESTREE - BOLD)NOTESRemain4801Coast Live OakQuercusagrifolia1428 28GoodProtectedRemain4802Blue GumEucalyptusEucalyptusglobulus18 34 20FairExemptRemove4803Coast Live OakQuercusagrifolia1435 32GoodProtectedRemove4804Blue GumEucalyptusEucalyptusglobulus9449FairExemptRemove 4805EucalyptusnicholiiEucalyptusnicholii24 4233GoodProtectedRemove4806EucalyptusnicholiiEucalyptusnicholii18 35 29FairExemptRemove4807EucalyptusnicholiiEucalyptusnicholii172527FairExemptRemove 4808EucalyptusnicholiiEucalyptusnicholii18 35 33FairExemptRemove 4809EucalyptusnicholiiEucalyptusnicholii30 57 38GoodProtectedRemove 4810Blue GumEucalyptusEucalyptusglobulus8 40 15FairExemptRemove 4811EucalyptusnicholiiEucalyptusnicholii19 40 25GoodExemptRemove 4812 Texas Privet TreeLigustrumjaponicum'texanum'Multi - 5”3” 4”40 19FairExemptRemove 4813AmericanSycamorePlatanusoccidentalis155522FairProtectedRemove 4814AmericanSycamorePlatanusoccidentalis1445 25FairProtectedRemove 4815EucalyptusnicholiiEucalyptusnicholii234238FairExemptRemove 4816Coast Live OakQuercusagrifolia92413Fair ProtectedRemove 4817EucalyptusnicholiiEucalyptusnicholii275560GoodProtectedRemove 4818EucalyptusEucalyptus(sp)20 52 35GoodExemptRemove 4819EucalyptusnicholiiEucalyptusnicholii38 50 40GoodProtectedRemove4820Flowering PearTreePyruscalleryana6 18 8FairExemptRemove 4821Coast Live OakQuercusagrifolia10 25 18GoodProtectedRemove 4822Blue GumEucalyptusEucalyptusglobulus1760 25GoodExemptRemove 4823Coast Live OakQuercusagrifolia2250 38GoodProtectedRemove 4824Blue GumEucalyptusEucalyptusglobulus9479GoodExemptRemain 4825Coast Live OakQuercusagrifolia10 35 18GoodProtectedRemain 4826Coast Live OakQuercusagrifolia143827FairLargeProtectedTreeRemain 4827Coast Live OakQuercusagrifolia13 45 35GoodProtectedRemove 4828Coast Live OakQuercusagrifolia2450 40GoodLargeProtectedTreeRemain4829Mexican FanPalmWashingtoniarobusta1458 9GoodExemptRemain 4830Mexican FanPalmWashingtoniarobusta16 65 10GoodExemptRemain 4831Mexican FanPalmWashingtoniarobusta12487GoodExemptRemain 4832Coast Live OakQuercusagrifoliaMulti - 12”6” 5” 4”39 34GoodLargeProtectedTreeRemain 4833Valley OakQuercuslobata942 21 GoodProtectedRemove4834Mexican FanPalmWashingtoniarobusta1119 6GoodExemptRemove 4835Deodar CedarCedrusdeodara10 45 32GoodProtectedRemove 4836 RedwoodSequoiasempervirens1433 18DeadProtectedRemain4837RedwoodSequoiasempervirensMulti- 10”7”44 17 GoodProtectedRemove 4838 RedwoodSequoiasempervirens733 10GoodProtectedRemove 4839 RedwoodSequoiasempervirens30 65 25FairProtectedARBORIST REPORTTREESTATUSTREETAG IDCOMMON NAME SPECIESD.B.H.(INCHES)HEIGHT(IN FEET)CROWNSPREAD(IN FEET)CONDITIONS(ORIDINANCESTREE - BOLD)NOTESRemove4840Deodar CedarCedrusdeodara124814GoodProtectedRemain4841RedwoodSequoiasempervirens18 6527FairProtectedRemain4842RedwoodSequoiasempervirens18 7030GoodProtectedRemove 4843Pepper TreeSchinus molle272522Very PoorProtectedRemain 4844Coast Live OakQuercusagrifolia36 62 56GoodLargeProtectedTreeRemove 4845Coast Live OakQuercusagrifolia174521FairProtectedRemove 4846Coast Live OakQuercusagrifolia16 4527FairProtectedRemove 4847Coast Live OakQuercusagrifoliaMulti- 17”1645 43FairLargeProtectedTreeRemove 4848Coast Live OakQuercusagrifolia18 37 32FairProtectedRemove 4849Deodar CedarCedrusdeodara19 50 31GoodProtectedRemove 4850Olive TreeOleaeuropaeaMulti - 7”6” 6” 4”2430Fair ProtectedRemove 4851English WalnutTreeJuglans regia1145 35Fair ProtectedRemove 4852Coast Live OakQuercusagrifolia1248 35FairProtectedRemove 4853Coast Live OakQuercusagrifolia20 43 28FairProtectedRemove 4854 RedwoodSequoiasempervirens1450 28GoodProtectedRemove4855Blue GumEucalyptusEucalyptusglobulus28 2812PoorProtectedRemove4856Blue GumEucalyptusEucalyptusglobulus28 34 18PoorProtectedRemove 4857Blue GumEucalyptusEucalyptusglobulus122314FairExemptRemove 4858Deodar CedarCedrusdeodara125322GoodProtectedRemove4859Deodar CedarCedrusdeodara1465 33GoodProtectedRemove4860Deodar CedarCedrusdeodara15 70 40GoodProtectedRemove4861Deodar CedarCedrusdeodara1131 13Fair ProtectedRemove4862Stone PinePinus pinea13 3527GoodProtectedRemove 4863Deodar CedarCedrusdeodara8 3224GoodProtectedRemove4864Deodar CedarCedrusdeodara134435GoodProtectedRemove 4865Deodar CedarCedrusdeodara2765 40GoodProtectedRemove 4866Deodar CedarCedrusdeodara62110GoodProtectedRemove 4867Deodar CedarCedrusdeodara622 11GoodProtectedRemove 4868 RedwoodSequoiasempervirens82213GoodProtectedRemove 4869 RedwoodSequoiasempervirens7 22 11Fair ProtectedRemove 4870Stone PinePinus pinea62710GoodProtectedRemove 4871Deodar CedarCedrusdeodara216541GoodProtectedRemain 4872OliveOleaeuropaeaMulti- 9”10”2223Poor ProtectedRemain 4873Coast Live OakQuercusagrifolia1133 25GoodProtectedRemain 4874Coast Live OakQuercusagrifolia8 3311GoodProtectedRemove 4875Coast Live OakQuercusagrifolia20 5227FairProtectedRemove4876Coast Live OakQuercusagrifolia165532FairProtectedRemove4877Coast Live OakQuercusagrifolia5055 55GoodLargeProtectedTreeRemove4878Blue Atlas CedarCedrusatlantica‘Glauca'10 40 20GoodProtectedRemove 4879Stone PinePinus pinea16 48 36GoodProtectedRemain 4880Blue GumEucalyptusEucalyptusglobulus23 65 35FairExemptRemain4881Blue GumEucalyptusEucalyptusglobulus1453 37GoodExemptRemain 4882Blue GumEucalyptusEucalyptusglobulus16 6522FairExemptRemain 4883EucalyptusnicholiiEucalyptusnicholii33 70 45GoodProtectedRemain 4884Blue GumEucalyptusEucalyptusglobulus37 73 50GoodProtectedRemain 4885Coast Live OakQuercusagrifolia10 37 28GoodProtectedRemain 4886Coast Live OakQuercusagrifolia1140 30Poor ProtectedARBORIST REPORTTREESTATUSTREETAG IDCOMMON NAME SPECIESD.B.H.(INCHES)HEIGHT(IN FEET)CROWNSPREAD(IN FEET)CONDITIONS(ORIDINANCESTREE - BOLD)NOTESRemain 4887Coast Live OakQuercusagrifolia33 64 55GoodLargeProtectedTreeRemain4888Coast Live OakQuercusagrifolia246541GoodLargeProtectedTreeRemain 4889Coast Live OakQuercusagrifolia11 2723Fair ProtectedRemain 4890Coast Live OakQuercusagrifoliaMulti - 10”8”33 25GoodProtectedRemain4891Coast Live OakQuercusagrifolia275530GoodLargeProtectedTreeRemain4892EucalyptusnicholiiEucalyptusnicholiiMulti - 21”19”65 50FairProtectedRemain 4893Blue GumEucalyptusEucalyptusglobulus1765 33FairExemptRemove 4894 Black WalnutJuglansnigra38 50 40PoorProtectedRemove 4895 Plum PinePodocarpusmacrophyllus718 13GoodProtectedRemove 4896 Plum PinePodocarpusmacrophyllus822 7GoodProtectedRemove 4897LoquatEriobotryajaponicaMulti - 7”9”45 30GoodExemptRemove4898Plum PinePodocarpusmacrophyllus8 187GoodProtectedRemove 4899 Plum PinePodocarpusmacrophyllus9 18 8GoodProtectedRemove4900Plum PinePodocarpusmacrophyllus8 20 9GoodProtectedRemove 4901 Plum PinePodocarpusmacrophyllus720 9GoodProtectedRemove 4902 Plum PinePodocarpusmacrophyllus720 9GoodProtectedRemove 4903 Plum PinePodocarpusmacrophyllus5 207GoodProtectedRemove4904OliveOleaeuropaea12 1410FairProtectedRemove 4905Blue GumEucalyptusEucalyptusglobulusMulti- 37”41”80 67GoodLargeProtectedTreeRemove 4906OliveOleaeuropaeaMulti - 7"6”129Fair ProtectedRemove 4907Purple leaf PlumPrunuscerasiferaMulti - 10"13” 11”34 38FairExemptRemove 4908Common PrivetLigustrumvulgare132223GoodExemptRemove 4909Purple Leaf PlumPrunuscerasiferaMulti - 8”7”32 23Very PoorExemptRemove 4910Puple Leaf PlumPrunuscerasifera1136 20Very PoorRemove 4911Silver DollarEucalyptusEucalyptuspolyanthemos274739GoodProtectedRemove4912Blue GumEucalyptusEucalyptusglobulus35 60 40GoodProtectedRemove 4913 Plum PinePodocarpusmacrophyllus9 2811GoodExemptRemove4914Silver DollarEucalyptusEucalyptuspolyanthemos40 6045GoodProtectedRemove 4915Stone PinePinus pinea246047GoodProtectedRemove 4916Stone PinePinus pinea23 70 30FairProtectedRemove 4917LoquatEriobotryajaponica8249FairExemptRemove 4918LoquatEriobotryajaponica8 2612FairExemptRemove 4919LoquatEriobotryajaponica8 2611FairExemptRemove 4920LoquatEriobotryajaponica62110FairExemptRemove4921Scarlet FirethornPyracanthacoccinea517 7Fair ProtectedRemove 4922MagnoliaMagnoliagrandiflora254240FairProtectedRemove 4923Persian Silk TreeAlbiziajulibrissin1138 33GoodProtectedRemove 4924 Black WalnutJuglans nigra28 45 35FairProtectedRemove 4925Stone PinePinus pinea35 85 37GoodProtectedRemove4926Stone PinePinus pinea28 80 35FairProtectedRemove 4927Chinese PistachePistaciachinensis1248 37GoodProtectedRemove 4928Chinese PistachePistaciachinensis1250 40GoodProtectedRemove4929Chinese PistachePistaciachinensis822 14GoodProtectedRemove 4930Chinese PistachePistaciachinensis62119GoodProtectedRemove 4931Chinese PistachePistaciachinensis612 11GoodProtectedRemove4932Chinese PistachePistaciachinensis6 2317GoodProtectedRemove4933Chinese PistachePistaciachinensis10 2312GoodProtectedRemove4934Chinese PistachePistaciachinensis6 2312GoodProtectedARBORIST REPORTTREESTATUSTREETAG IDCOMMON NAME SPECIESD.B.H.(INCHES)HEIGHT(IN FEET)CROWNSPREAD(IN FEET)CONDITIONS(ORIDINANCESTREE - BOLD)NOTESRemove4935Chinese PistachePistaciachinensis621 14GoodProtectedRemove4936Chinese PistachePistaciachinensis112622GoodProtectedRemove 4937OliveOleaeuropaea10149Fair ProtectedRemove4938OliveOleaeuropaeaMulti - 6”4” 4”14 11Fair ProtectedRemove 4939OliveOleaeuropaea1116 10Fair ProtectedRemove 4940OliveOleaeuropaeaMulti - 6"5” 5”17 11Fair ProtectedRemove 4941OliveOleaeuropaea8 10 6Fair ProtectedRemove4942Black WalnutJuglans nigra14 4239FairProtectedRemove 4943 Black WalnutJuglans nigra14 4235FairProtectedRemove 4944MontereyCypressHesperocyparismacrocarpaMulti - 8”16” 16”25 40GoodProtectedRemove4945MontereyCypressHesperocyparismacrocarpa20 20 28GoodProtectedRemove 4946Smoke TreeCotinuscoggygriaMulti - 8"9” 6”1119Fair ProtectedRemove 4947Saucer MagnoliaMagnolia XsoulangeanaMulti - 6"5" 4”19 13Fair ProtectedRemove 4948Persian Silk TreeAlbiziajulibrissin2120 23FairProtectedRemove 4949Mexican FanPalmWashingtoniarobusta18 55 10GoodProtectedRemove 4950Mexican FanPalmWashingtoniarobusta8 23 9GoodProtectedRemove 4951Mexican FanPalmWashingtoniarobusta9 31 9GoodProtectedRemove4952Mexican FanPalmWashingtoniarobusta6 38 8GoodProtectedRemove 4953Silver MapleAcersaccharinum6 45 13GoodProtectedRemove 4954MagnoliaMagnoliagrandiflora841 27GoodProtectedRemove 4955Silver DollarEucalyptusEucalyptuspolyanthemos20 70 33FairProtectedRemove 4956MagnoliaMagnoliagrandiflora6 30 13Fair ProtectedRemove 4957 Modesto AshFraxinusvelutina25 5842GoodProtectedRemove4958Crape MyrtleLagerstroemiaMulti - 4”4” 4” 5”2219GoodProtectedRemove4959Crape MyrtleLagerstroemia8 20 18GoodProtectedRemove 4960Crape MyrtleLagerstroemia72012GoodProtectedRemove 4961Crape MyrtleLagerstroemiaMutli - 6”5” 3” 4”21 11GoodProtectedRemove 4962 Black WalnutJuglans nigra8 13 10GoodExemptRemove 4963Mexican FanPalmWashingtoniarobusta2273 10GoodExemptRemove 4964Mexican FanPalmWashingtoniarobusta13 60 10GoodExemptRemove 4965Mexican FanPalmWashingtoniarobusta1464 10GoodExemptRemove4966Mexican FanPalmWashingtoniarobusta15 66 10GoodExemptRemove4967Mexican FanPalmWashingtoniarobusta155511GoodExemptRemove 4968SweetgumLiquidambarstyraciflua2265 29GoodProtectedRemove 4969SweetgumLiquidambarstyraciflua125521GoodProtectedRemove 4970SweetgumLiquidambarstyraciflua13 63 23GoodProtectedRemove4971SweetgumLiquidambarstyraciflua738 10GoodProtectedRemove 4972SweetgumLiquidambarstyraciflua1745 19GoodProtectedRemove 4973SweetgumLiquidambarstyraciflua16 4817GoodProtectedRemove4974SweetgumLiquidambarstyraciflua13 48 8GoodProtectedRemove 4975SweetgumLiquidambarstyraciflua13 48 8FairProtectedRemove 4976SweetgumLiquidambarstyraciflua11479Poor ProtectedRemove 4977SweetgumLiquidambarstyraciflua8 3812GoodProtected
50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
EXISTING TREE DISPOSITION CHARTL4.2ARBORIST REPORTTREESTATUSTREETAG IDCOMMON NAME SPECIESD.B.H.(INCHES)HEIGHT(INFEET)CROWNSPREAD(IN FEET)CONDITIONS(ORIDINANCESTREE - BOLD)NOTESRemove4978SweetgumLiquidambarstyraciflua12 41 22GoodProtectedRemove4979SweetgumLiquidambarstyraciflua18 51 31GoodProtectedRemove4980Japanese MapleAcerpalmatum10 23 20Poor ProtectedRemove4981LoquatEriobotryajaponica10 31 18FairExemptRemove 4982Deodar CedarCedrusdeodaraMulti - 34”25”75 45GoodProtectedRemove4983Lemon TreeCitrus LimonMulti - 10”4”2723GoodExemptRemove 4984Coast Live OakQuercusagrifolia1129 18GoodProtectedRemove 4985Mexican FanPalmWashingtoniarobusta1445 9GoodExemptRemove 4986 Brisbane BoxLophostemonconfertusMulti - 8”8”3624Fair ProtectedRemove 4987Saucer MagnoliaMagnolia XsoulangeanaMulti - 9”12”35 26FairProtectedRemove 4988Coast Live OakQuercusagrifolia1544 41GoodProtectedRemove4989LoquatEriobotryajaponicaMulti - 6”5”2311FairExemptRemove 4990MontereyCypressHesperocyparismacrocarpa7 2113Fair ProtectedRemove4991Silver DollarEucalyptusEucalyptuspolyanthemos24 7126FairProtectedRemove 4992Deodar CedarCedrusdeodara13 55 31FairProtectedRemove 4993MontereyCypressHesperocyparismacrocarpaMulti - 7”19” 10” 7”3627FairProtectedRemove 4994MontereyCypressHesperocyparismacrocarpaMulti - 10"6” 13”3824FairProtectedRemove 4995MontereyCypressHesperocyparismacrocarpa10 28 10Fair ProtectedRemove4996Deodar CedarCedrusdeodara15 58 32FairProtectedRemove 4997Deodar CedarCedrusdeodara16 52 34FairProtectedRemove 4998Deodar CedarCedrusdeodara16 57 34FairProtectedRemove 4999Deodar CedarCedrusdeodara16 54 38FairProtectedRemove 5000Canary IslandDate PalmPhoenixcanariensis3222 21GoodProtectedRemove 5001Deodar CedarCedrusdeodara20 6442GoodProtectedRemove 5002Sugar PinePinuslambertiana18 6442GoodProtectedRemove 5003Sugar PinePinuslambertiana13 4917GoodProtectedRemove5004Sugar PinePinuslambertiana14 42 22FairProtectedRemove5005Canary IslandDate PalmPhoenixcanariensis2413 16GoodProtectedRemove 5006Coast Live OakQuercusagrifoliaMulti - 30”25”52 48FairLargeProtectedTreeRemove 5007Coast Live OakQuercusagrifoliaMulti - 5”6” 4”39 26Poor ProtectedRemove 5008Coast Live OakQuercusagrifoliaMutli - 11”9”4135Fair ProtectedRemove 5009Coast Live OakQuercusagrifolia1130 28ProtectedRemove 5010MulberryMorus alba 102225Fair ProtectedRemove5011Coast Live OakQuercusagrifolia71312Poor ProtectedRemove 5012Coast Live OakQuercusagrifolia14 4137FairProtectedRemove 5013MulberryMorus albaMulti - 6”4”2223Poor ProtectedRemove5014MulberryMorus alba61110Poor ProtectedRemove5015Coast Live OakQuercusagrifolia165535FairProtectedRemove 5016Coast Live OakQuercusagrifoliaMulti - 6"8”43 33Fair ProtectedRemove 5017Coast Live OakQuercusagrifolia16 43 37FairProtectedRemove5018Blue Atlas CedarCedrusatlantica‘Glauca’6 18 18GoodProtectedRemove 5019Blue Atlas CedarCedrusatlantica‘Glauca’6 1317GoodProtectedRemove5020RedwoodSequoiasempervirens10 34 15Fair ProtectedARBORIST REPORTTREESTATUSTREETAG IDCOMMON NAME SPECIESD.B.H.(INCHES)HEIGHT(IN FEET)CROWNSPREAD(IN FEET)CONDITIONS(ORIDINANCESTREE - BOLD)NOTESRemove 5021Mexican FanPalmWashingtoniarobustaMulti -14” 13”13” 14”6812GoodExemptRemove 5022Mexican FanPalmWashingtoniarobusta13 6014GoodExemptRemove 5023Mexican FanPalmWashingtoniarobusta13 5211GoodExemptRemove 5024Mexican FanPalmWashingtoniarobusta145911GoodExemptRemove 5025 PersimmonDiospyros kaki72027GoodExemptRemove5026LoquatEriobotryajaponicaMulti - 5”6” 6” 5”22 24GoodExemptRemove 5027Purple Leaf PlumPrunuscerasiferaMulti - 5"3”4” 3”179DeadExemptRemove 5028Purple Leaf PlumPrunuscerasiferaMulti - 8”7”21 14Very PoorExemptRemove5029Coast Live OakQuercusagrifolia824 12Poor ProtectedRemove5030MulberryMorus albaMulti - 5"9”2521GoodProtectedRemove5031Coast Live OakQuercusagrifoliaMulti - 8"9” 7”34 23Fair ProtectedRemove 5032MulberryMorus albą8 1311Poor ProtectedRemove 5033Canary IslandDate PalmPhoenixcanariensis32 35 28GoodProtectedRemove 5034Coast Live OakQuercusagrifolia1012 21Fair ProtectedRemove 5035SweetgumLiquidambarStyraciflua1434 38PoorProtectedRemove5036Deodar CedarCedrusdeodara28 6147GoodProtectedRemove5037Italian CypressCupressussempervirens9 285Dead ProtectedRemove 5038Italian CypressCupressussempervirens1143 5GoodProtectedRemove 5039Italian CypressCupressussempervirens11 415GoodProtectedRemove5040CamphorCinnamomumcamphora13 37 28FairProtectedRemove5041CamphorCinnamomumcamphora72811Fair ProtectedRemove5042CamphorCinnamomumcamphora725 10Fair ProtectedRemove 5043Purple Leaf PlumPrunuscerasifera6 20 6Very PoorExemptRemove 5044 Texas PrivetLigustrumjaponicum'texanum'1446 23PoorExemptRemove 5045IronbarkEucalyptusEucalyptussideroxylon204430PoorExemptRemove 5046CamphorCinnamomumcamphora6 16 13GoodProtectedRemove5047Coast Live OakQuercusagrifoliaMulti - 7”7”13 13GoodProtectedRemove 5048BluegumEucalyptusEucalyptusglobulus15 33 26GoodExemptRemove 5049BluegumEucalyptusEucalyptusglobulus214431GoodExemptRemove5050IronbarkEucalyptusEucalyptussideroxylon93819FairExemptRemove 5051Coast Live OakQuercusagrifolia16 37 26FairProtectedRemove 5052Coast Live OakQuercusagrifolia29 55 52GoodLargeProtectedTreeRemove 5053Canary IslandDate PalmPhoenixcanariensis245022PoorProtectedRemain 5054Coast Live OakQuercusagrifolia19 60 45GoodProtectedRemain 5055Coast Live OakQuercusagrifolia174522FairProtectedRemain 5056Coast Live OakQuercusagrifolia1150 20GoodProtectedRemain 5057Coast Live OakQuercusagrifolia1245 28FairProtectedRemain 5058Coast Live OakQuercusagrifolia13 55 35GoodProtectedRemain 5059Coast Live OakQuercusagrifolia18 40 36FairProtectedRemove 5060Coast Live OakQuercusagrifoliaMulti - 16”8” 9”3027GoodLargeProtectedTreeRemove5061OliveOleaeuropaea102719GoodProtectedRemove 5062Coast Live OakQuercusagrifolia10 38 30Fair ProtectedARBORIST REPORTTREESTATUSTREETAG IDCOMMON NAME SPECIESD.B.H.(INCHES)HEIGHT(IN FEET)CROWNSPREAD(IN FEET)CONDITIONS(ORIDINANCESTREE - BOLD)NOTESRemain 5063Coast Live OakQuercusagrifoliaMulti - 19”17”55 60FairLargeProtectedTreeRemain 5064Coast Live OakQuercusagrifolia1148 31Fair ProtectedRemain 5065Coast Live OakQuercusagrifolia1450 38FairProtectedRemove5066Coast Live OakQuercusagrifolia245540FairProtectedRemove 5067Coast Live OakQuercusagrifolia16 57 32FairProtectedRemove 5068Coast Live OakQuercusagrifolia1460 40FairProtectedRemove5069Coast Live OakQuercusagrifolia15 50 30GoodProtectedRemain 5070Coast Live OakQuercusagrifolia20 80 50FairProtectedRemain 5071Coast Live OakQuercusagrifoliaMulti - 9”5” 4”32 31Fair ProtectedRemain 5072Coast Live OakQuercusagrifolia10 60 20Fair ProtectedRemain 5073Deodar CedarCedrusdeodara95517Fair ProtectedRemain5074Coast Live OakQuercusagrifolia10 48 30Fair ProtectedRemain 5075Coast Live OakQuercusagrifolia8 30 25Fair ProtectedRemove 5076Deodar CedarCedrusdeodara227547FairProtectedRemain5077Coast Live OakQuercusagrifolia20 4839FairProtectedRemove 5078Coast Live OakQuercusagrifolia102418Fair ProtectedRemove 5079Coast Live OakQuercusagrifolia20 60 40FairProtectedRemove 5080Coast Live OakQuercusagrifolia72511Fair ProtectedRemove 5081Coast Live OakQuercusagrifolia184535FairProtectedRemove5082Coast Live OakQuercusagrifoliaMulti - 8”14”4537FairLargeProtectedTreeRemove 5083Deodar CedarCedrusdeodara2265 40PoorProtectedRemove 5084Coast Live OakQuercusagrifolia18 48 30FairProtectedRemove 5085Coast Live OakQuercusagrifolia1138 28Fair ProtectedRemain 5086Coast Live OakQuercusagrifoliaMulti - 12”11” 14”40 55FairLargeProtectedTreeRemain 5087Coast Live OakQuercusagrifoliaMulti - 15”7”48 35FairProtectedRemain5088Coast Live OakQuercusagrifolia124022GoodProtectedRemain 5089Coast Live OakQuercusagrifoliaMulti - 7”8”40 34Fair ProtectedRemain 5090Coast Live OakQuercusagrifolia13 4522FairProtectedRemain 5091Coast Live OakQuercusagrifolia16 38 30GoodProtectedRemain 5092Coast Live OakQuercusagrifolia1138 25GoodProtectedRemain 5093Coast Live OakQuercusagrifolia16 50 35FairProtectedRemain 5094Coast Live OakQuercusagrifolia13 45 28FairProtectedRemain 5095Coast Live OakQuercusagrifoliaMulti - 38”19” 28”60 55FairLargeProtectedTreeRemain 5096Coast Live OakQuercusagrifolia17 4238FairProtectedRemain 5097Coast Live OakQuercusagrifolia15 45 38GoodProtectedRemain5098Coast Live OakQuercusagrifolia32 5565GoodLargeProtectedTreeRemain5099Coast Live OakQuercusagrifolia1230 25PoorProtectedRemain5100Coast Live OakQuercusagrifolia1128 18Poor ProtectedRemain 5101Coast Live OakQuercusagrifolia1236 20PoorProtectedRemain 5102Coast Live OakQuercusagrifolia1134 20Poor ProtectedRemain 5103Coast Live OakQuercusagrifolia174024PoorProtectedARBORIST REPORTTREESTATUSTREETAG IDCOMMON NAME SPECIESD.B.H.(INCHES)HEIGHT(IN FEET)CROWNSPREAD(IN FEET)CONDITIONS(ORIDINANCESTREE - BOLD)NOTESRemove 5104Coast Live OakQuercusagrifolia142817PoorLargeProtectedTreeRemove5105Coast Live OakQuercusagrifolia184423FairLargeProtectedTreeRemove 5106Coast Live OakQuercusagrifolia16 40 28FairProtectedRemove 5107Coast Live OakQuercusagrifoliaMulti - 9”15” 6”40 28FairLargeProtectedTreeRemove 5108Coast Live OakQuercusagrifolia19 46 37FairProtectedRemove5109Coast Live OakQuercusagrifolia205539FairProtectedRemain 5110Coast Live OakQuercusagrifolia13 3827FairProtectedRemove 5111Coast Live OakQuercusagrifolia1445 30FairProtectedRemove5112Coast Live OakQuercusagrifolia134436FairProtectedRemove 5113Coast Live OakQuercusagrifolia265550FairLargeProtectedTreeRemove 5114Coast Live OakQuercusagrifolia16 50 30FairProtectedRemove 5115Coast Live OakQuercusagrifolia36 65 60FairLargeProtectedTreeRemove 5116Coast Live OakQuercusagrifolia1750 40FairProtectedRemove5117Coast Live OakQuercusagrifolia15 50 38FairProtectedRemove 5118Coast Live OakQuercusagrifolia16 40 40FairProtectedRemove 5119Coast Live OakQuercusagrifolia10 40 25Fair ProtectedRemove5120Coast Live OakQuercusagrifolia1240 18FairProtectedRemove 5121Coast Live OakQuercusagrifolia18 38 25FairProtectedRemove 5122Coast Live OakQuercusagrifolia1735 20FairProtectedRemove5123Coast Live OakQuercusagrifolia2246 37FairProtectedRemove 5124Coast Live OakQuercusagrifolia10 2012Dead ProtectedRemove 5125Coast Live OakQuercusagrifolia15 45 35FairProtectedRemove5126Coast Live OakQuercusagrifolia154238FairProtectedRemove 5127Coast Live OakQuercusagrifolia123827FairProtectedRemove5128Coast Live OakQuercusagrifoliaMulti - 14”14”4237FairLargeProtectedTreeRemove5129Coast Live OakQuercusagrifolia19 50 40FairProtectedRemove 5130Coast Live OakQuercusagrifoliaMulti 7” 9” 37 30Fair ProtectedNOTES:1. ARBORIST REPORT (NOT DATED) BY MOKI SMITH TREE SPECIALISTS (408) 722-89422. EXISTING TREE DISPOSITION (REMOVE/REMAIN) IS PRELIMINARY & BASED ON CURRENTLYPROPOSED SITE & GRADING PLAN AND EXISTING TREE CONDITION PER ARBORIST REPORT.3. LARGE PROTECTED TREES (SEE 29.10.0955)4. EXEMPT TREES (SEE 29.10.0960 AND 29.10.0970)
50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
TREE PROTECTIONT-1
50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
TREE PROTECTIONT-2
50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
TREE PROTECTIONT-3
50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
TREE PROTECTIONT-4
BLDG.
6BLDG.
5BLDG.
4BLDG.
3BLDG. 2BLDG. 1BLDG. 28BLDG.
27BLDG.
26BLDG.
23BLDG.
25BLDG.
24BLDG.
21BLDG.
20BLDG.
22BLDG.
19BLDG.
18BLDG.
13BLDG.
17BLDG.
14BLDG. 12BLDG.
8BLDG.
11BLDG.
9BLDG.
16BLDG.
15BLDG.
10BLDG.
716/2P16/2P16/2P16/2P16/2P16/2P16/2P
16/2P
16/2
P
16/2P
16/2P
#5112#4845#4846#4847#4848#4849#4852#4851#4853#4854#4850#4855#4856#4857#4858#4859#4860#4861#4862#4863#4864#4865#4866#4867#4868#4869#4870#4871#4872#4873#4874#4875#4876#4877#4878#4879#4880#4881#4882#4883#4884#4885#4886#4887#4888#4889#4890#4891#4893#4892#4894#4801#4804#4802#4803#4805#4806#4807#4808#4809#4810#4811#4812#4813#4814#4815#4816#4817#4818#4819#4820#4821#4822#4823#4824#4825#4826#4827#4830#4829#4831#4833#4832#4834#4835#4836#4837#4840#4841#4842#4843#4844#5054#5055#5056#5057#5058#5091#5092#5090#5087#5128#5129#5130#5094#5089#5088#5095#5118#5116#5117#5124#5119#5123#5121#5122#5120#5114#5106#5105#5108#5113#5115#5099#5098#5101#5102#5103#5107#5109#5110#5111#5086#5085#5013#5014#5011#5083#5082#5017#5010#5125#5126#5127#5007#4997#4999#5002#5003#5004#5005#5026#5025#5012#5009#5008#4970#5001#5000#5028#5027#5037#5038#5039#5040#5041#5021#5020#5072#5073#5070#5071#5074#5075#5063#5064#5065#5077#5069#5097#5068#5078#5066#5019#5076#5081#5079#5018#5016#5006#4998#4914#4913#4912#4915#4922#4949#4948#4947#4946#4916#4917#4918#4919#4920#4921#4908#4907#4906#4904#4905#4910#4909#4911#5050#5049#5048#4955#4954#4953#4956#4987#4986#4984#4985#4983#4981#4980#4979#4978#4977#4976#4975#4974#4973#4972#4971XXX#4968#4964#4965#4966#4967#4938#4937#4939#4963#4950#4951#4924#4923#4925#4926#4940#4941#4942#4943#4944#4945#5036#5031#5030#5029#5033#5034#5035#5032#5022#5047#4996#5006#5051#5052#5053#4952#4982#4988#4989#4990#4991#4992#4993#4994#4995#4957#4958#4959#4960#4961#4962#4927#4928#4929#4930#4931#4932#4933#4934#4935#4936#5015#5016#5017#4828#4839#4839#4895#4895#4895#4899#4898#4901#4900#4903#4902#5023#5024#5042#5043#5044#5045#5046#5067#5061#5059#5060#5062#5080#5084#5093#5100#51047'-6"7'-6"
10'10'
6'6'6'
6'6'6'6'6'12'10'
1
2
'
11
'
1
5
'
11'
13'24'16'17'17'17'20'20'
2
0
'20'17'17'17
'24'24'17' SCALE: 1" = 30'-0"50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
TREE PROTECTION PLANT-5LOS GATOS
-SARATOGA
ROADZONE 1TREE # 4829 - 6' MIN. PER ARBORISTTREE # 4830 - 6' MIN. PER ARBORISTTREE # 4831 - 6' MIN. PER ARBORISTTREE # 4832 - 10' MIN. PER ARBORISTTREE # 4833 - 7.5' MIN. PER ARBORISTZONE 2TREE # 4837 - 10" DBH/ 6' MIN.ZONE 3TREE # 4841 - 18" DBH/ 10' MIN./ DRIPLINETREE # 4842 - 18" DBH/ 10' MIN./ DRIPLINEZONE 4TREE # 5054 - 19" DBH/ DRIPLINETREE # 5055 - 17" DBH/ DRIPLINETREE # 5056 - 11" DBH/ DRIPLINETREE # 5057 - 12" DBH/ DRIPLINETREE # 5058 - 13" DBH/ DRIPLINETREE # 5070 - 20" DBH/ 11' MIN./ DRIPLINETREE # 5071 - 9" DBH/ DRIPLINETREE # 5072 - 10" DBH/ DRIPLINETREE # 5073 - 9" DBH/ DRIPLINETREE # 5074 - 10" DBH/ DRIPLINETREE # 5075 - 8" DBH/ DRIPLINEZONE 5TREE # 5063 - 19" DBH/ DRIPLINETREE # 5064 - 11" DBH/ DRIPLINETREE # 5065 - 14" DBH/ 9' MIN./ DRIPLINEZONE 6TREE # 5086 - 14" DBH/ 8' MIN./ DRIPLINEZONE 8TREE # 5097 - 15" DBH/ DRIPLINETREE # 5098 - 32" DBH/ DRIPLINETREE # 5099 - 12" DBH/ DRIPLINETREE # 5101 - 12" DBH/ DRIPLINETREE # 5102 - 11" DBH/ DRIPLINETREE # 5103 - 17" DBH/ 9' MIN./ DRIPLINEZONE 7TREE # 5087 - 15" DBH/ DRIPLINETREE # 5088 - 12" DBH/ DRIPLINETREE # 5089 - 8" DBH/ DRIPLINETREE # 5090 - 13" DBH/ DRIPLINETREE # 5091 - 16" DBH/ DRIPLINETREE # 5092 - 11" DBH/ DRIPLINETREE # 5093 - 16" DBH/ DRIPLINETREE # 5094 - 13" DBH/ DRIPLINETREE # 5095 - 38" DBH/ 20' MIN./ DRIPLINENOTES:TO ENSURE THE EFFECTIVE PROTECTION OF A TREE'S CRITICAL ROOTZONE, TREE PROTECTIVE FENCING SHOULD BE INSTALLED AT LEASTAT THE DRIPLINE OF THE TREE'S CANOPY. THIS PLACEMENT ISCRUCIAL AS IT SAFEGUARDS THE ROOTS THAT ARE WITHIN THECRITICAL ROOT ZONE. IF SPACE ALLOWS, IT IS ADVISABLE TOPOSITION THE FENCING 10 FEET BEYOND THE DRIPLINE TO PROVIDEAN ADDITIONAL BUFFER. IN SITUATIONS WHERE PLACING THEFENCING AT THE DRIPLINE IS NOT FEASIBLE, THE FENCING SHOULDBE POSITIONED AT A MINIMUM DISTANCE OF 6.5 TIMES THE TREE'SDIAMETER AT BREAST HEIGHT (DBH), LISTED IN THE TREE INVENTORYTABLE. FOR LARGE PROTECTED TREES, THE FENCING SHOULD BESET AT LEAST 10 TIMES THE DBH TO OFFER ADEQUATE PROTECTION.FENCING PLACEMENT:6.5 X DBH OR DRIPLINE10 X DBH FOR HERITAGE TREESLEGEND:TREE PROTECTION ZONE FENCINGDRIPLINE, TYP.PER TOPODRIPLINE, TYP.PER TOPO
BLDG.
6BLDG.
5BLDG.
4BLDG.
3BLDG. 2BLDG. 1BLDG. 28BLDG.
27BLDG.
26BLDG.
23BLDG.
25BLDG.
24BLDG.
21BLDG.
20BLDG.
22BLDG.
19BLDG.
18BLDG.
13BLDG.
17BLDG.
14BLDG.
12BLDG.
8BLDG.
11BLDG.
9BLDG.
16BLDG.
15BLDG.
10BLDG.
716/2P16/2P16/2P16/2P16/2P16/2P16/2P16/2P16/2P16/2
P
16/2P
SCALE: 1" = 30'-0"50 Los Gatos-Saratoga RoadLos Gatos, CANovember 15, 20243000 Executive Parkway, Suite 450 San Ramon, Ca 94583650-857-0122V2309
CONCEPTUAL HYDROZONE PLANL5.0LOS GATOS
-SARATOGA
ROADIRRIGATION HYDROZONE AREA CHARTSYMBOLHYDROZONE TYPEHYDROZONE AREA HYDROZONE 1: LOW WATER USE 77,690 SF APPROX.PLANTING AREAS, WITH DRIPIRRIGATIONHYDROZONE 2: MEDIUM WATER 9,084 SF APPROX.USE PLANTING AREAS, WITH DRIPIRRIGATIONHYDROZONE 3: LOW WATER USE 14,036 SF APPROX.BIOTREATMENT PLANTING AREAS,WITH DRIP IRRIGATIONTOTAL LANDSCAPE AREA:100,810 SF APPROX.IRRIGATION DESIGN INTENT STATEMENTThe irrigation system will utilize water efficient low flow pressure compensation dripemitters and bubblers at the tree and shrub/ground cover planting areas.A smart weather based irrigation controller will be utilized to optimize efficient waterapplication. Smart controllers automatically adjust their daily water scheduleprogramming based upon the local climatic conditions at the project site. Smartcontrollers receive wireless data daily from the irrigation controller manufacturersweather data service. A rain sensor will be installed to prevent irrigation during rainyperiods.The irrigation system will be maintained by the HOA.The planting design utilizes primarily low water use plant materials. Small areas ofmedium water use plant materials are utilized in shady areas.The trees are a mix of low and medium water use species, and are considered amedium water use hydrozone.The low and medium water use shrub hydrozone areas will be on separate dripirrigation valve circuits.The tree hydrozones will be irrigated with drip bubblers on separate irrigation valvecircuits.A flow sensor and master valve will be connected to the controller to allow automaticshut off of any valve circuit or main line in the event of a pipe brake to prevent waterwaste.Water use and irrigation system design will conform to current State and localModel Water Efficient Landscape Ordinances.
EV
EV EV EV EV EV
EV GIACALONE
EV
EV GIACALONE
EV EV EV EV EV
EV GIACALONE
GIACALONE9
EV
EV GIACALONE
EV EV EV EV EV
EV GIACALONE
US CONC
R
ETE
CB1
8
18
US CONCRETE CB1818
US CONCRETE CB1818
US CONCRETE CB1818 US CONCRETE CB1818
US CONCRETE CB181
8
US CONCRETE CB1818
US CON
C
R
ET
E
C
B181
8
US CONCRETE CB1818
US CONCRETE CB1818
US CO
NC
RE
T
E C
B1
8
18
US CONCR
ETE
CB1
8
18
US CONCRETE
C
B
1
8
1
8
US CONCRETE CB1818
US CONCRETE CB1818US CONCRET
E
C
B
1818
US CONCRETE CB1818
EV
EV
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
WP
WP
WP
CC
AA
WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2
BB
AA
CCWP2
WP2
WP2
WP2
WP2
WP2
WP2
WP2
WP2
BB
BB
CC
CC
BB
BB
0.1
2.5
4.8
5.9
0.1
0.4
0.7
1.3
2.3
3.3
3.1
1.3
0.2
1.3
0.3
0.1
0.1
0.1
1.1
1.1
1.6
0.4
2.3
5.2
6.2
4.1
1.6
0.4
0.1
0.4
0.7
0.6
3.6
2.5
2.2
1.5
0.9
0.3
0.1
0.1
0.2
0.3
1.7
0.5
0.9
0.7
0.3
0.2
0.1
0.1
0.2
0.4
0.3
0.3
0.3
0.2
0.1
0.1
0.5
0.2
1.5
0.3
0.3
0.1
1.3
0.3
3.8
0.6
0.8
0.2
0.7
3.7
2.1
0.3
3.0
0.5
1.3
0.2
0.3
1.1
1.0
0.2
0.7
0.2
0.7
0.2
0.2
0.3
0.3
0.2
0.2
0.1
0.3
0.2
0.3
0.1
0.2
0.3
0.1
0.2
0.2
0.4
0.8
0.2
0.2
1.1
0.1
0.6
0.4
1.6
1.1
0.2
0.4
2.6
0.2
1.3
0.6
3.9
0.5
0.1
0.3
1.9
0.2
0.9
0.5
2.8
0.2
0.1
0.2
0.6
0.1
0.4
0.2
0.7
0.1
0.1
0.1
0.1
0.2
0.1
0.1
0.1
0.2
0.4
0.3
0.1
0.1
0.1
0.2
0.2
0.1
0.2
0.1
0.1
0.1
2.7
1.4
0.3
0.1
0.1
0.3
0.7
0.5
0.1
0.6
0.2
0.4
0.1
0.7
0.2
0.3
0.1
0.6
3.3
1.5
0.3
2.7
0.5
0.9
0.2
0.2
0.2
1.0
3.9
0.1
0.8
4.2
2.1
0.3
3.9
0.6
1.3
0.2
0.1
0.3
0.8
1.0
0.1
0.4
1.7
0.9
0.2
1.7
0.4
0.6
0.2
0.2
0.2
0.3
0.2
2.7
5.6
3.7
0.1
0.2
0.4
0.3
0.2
0.4
0.2
0.3
0.2
0.5
0.5
0.3
0.1
0.4
1.6
2.0
1.2
0.8
0.4
0.2
0.1
0.2
0.4
0.2
0.4
0.2
0.3
0.2
0.4
3.1
1.2
0.3
0.1
0.6
0.7
0.4
0.3
0.2
0.1
0.1
0.4
1.9
0.3
1.3
0.2
0.7
0.4
2.0
0.5
0.2
0.1
0.1
0.2
0.2
0.2
0.1
0.1
0.1
0.2
0.8
4.2
0.4
2.7
0.2
1.3
0.7
4.0
0.7
0.4
0.2
0.1
0.1
0.1
0.1
0.6
3.0
0.3
1.6
0.2
0.8
0.5
2.4
2.0
0.4
0.1
0.1
0.1
0.1
0.3
0.7
0.2
0.5
0.1
0.3
0.2
0.5
0.8
0.2
0.3
0.4
0.1
0.1
0.2
0.1
0.1
0.1
0.2
0.1
0.2
0.3
0.8
1.2
0.8
0.4
0.2
0.1
0.2
0.3
0.3
0.1
0.1
0.2
0.2
0.1
1.7
3.5
1.9
0.9
0.5
0.3
0.4
1.4
0.9
0.2
0.1
0.6
0.6
0.1
4.8
2.1
0.8
0.3
0.8
4.0
2.1
0.3
0.2
1.3
1.3
0.2
1.9
0.6
0.3
0.7
3.6
1.6
0.3
0.2
1.0
4.0
3.9
1.0
0.2
0.2
0.2
0.1
0.3
0.9
0.6
0.9
0.6
0.2
0.1
0.1
0.1
0.4
0.9
0.9
0.4
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.1
0.1
0.1
0.2
0.1
0.1
0.1
0.1
0.1
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.3
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
1.0
3.3
5.0
4.9
2.0
0.4
0.1
0.1
0.1
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.3
0.5
0.5
0.3
0.3
0.5
0.6
0.4
0.3
0.5
0.7
0.5
0.3
0.3
0.6
0.6
0.3
0.3
0.5
0.6
0.4
0.3
0.5
0.6
0.4
0.2
0.1
0.2
0.7
1.5
1.6
1.6
1.1
0.4
0.2
0.2
0.4
0.6
0.4
0.2
0.2
0.4
0.6
0.4
0.2
0.1
0.2
0.4
0.7
0.5
0.3
0.4
0.7
2.9
3.3
1.3
0.9
2.7
3.8
1.7
0.9
2.6
3.9
3.5
0.6
1.2
3.5
3.2
1.1
1.0
3.0
3.6
1.4
0.9
2.7
3.8
1.5
0.3
0.1
0.1
0.3
0.5
0.5
0.5
0.5
0.2
0.2
0.7
2.6
3.7
1.6
0.4
0.5
1.8
3.8
2.4
0.6
0.2
0.4
1.9
4.0
2.5
0.8
1.4
3.7
0.1
0.2
0.2
0.2
0.20.4
0.4
0.2
0.11.9
1.3
0.55.6
2.0
0.65.6
2.0
0.63.7
1.8
0.61.0
0.8
0.40.1
0.2
0.1
0.2
0.0
0.1
0.1
0.2
2.0
0.3
4.2
0.9
0.0
0.0
0.0
0.1
2.9
1.5
0.2
0.1
0.0
0.0
0.0
0.0
0.0
0.0
1.3
3.5
0.8
6.4
0.7
2.4
7.0
3.1
0.9
7.1
0.9
1.9
6.3
3.3
0.8
4.0
1.4
1.3
5.3
4.2
0.9
2.2
2.3
0.9
4.3
5.2
1.4
1.6
4.0
1.6
2.4
7.0
3.1
0.6
3.0 7.4
0.7
1.7
6.4
4.3
1.0
5.4
1.1
1.6
5.7
3.7
0.8
2.7
1.9
1.0
4.5
4.8
1.2
1.7
3.0
0.8
3.6
5.6
1.6
1.0
5.2
0.3
0.1
0.7
5.6
0.1
1.5
3.1
0.1
0.0
0.0
0.0
0.2
3.8
1.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
2.0
1.7
3.0
4.9
0.4
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.1
3.2
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.0
3.0
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.5
2.9 2.9 1.4 1.0 0.7
1.1
4.6
1.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.3
5.4
0.8
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.2
3.9
2.9
1.7
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.8
3.2
0.2
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.6
3.0
2.6 0.8 0.6 0.4 0.7 0.50.3
0.4
0.7
0.1
0.0
0.0
0.0
0.0
3.0 0.5
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.0
0.0
0.0
0.0
0.4
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.2 0.5 1.1 2.1 4.2 6.1 7.1 5.7 3.8 2.4 2.3 3.3 5.5 7.3 6.9 4.7 2.6 1.8 1.9 2.8 5.0 7.0 7.6 6.3 4.8 4.4 5.6 8.0 9.9 9.4 7.7 5.6 5.0 5.2 6.4 7.9 8.4 6.8 4.4 2.8 2.6 3.6 5.6 7.2 6.8 4.9 2.9 2.2 2.6 4.3 6.3 7.2 6.0 3.9 2.5 2.3 3.3 5.5 7.1 6.9 5.0 2.9 2.3 2.7 4.5 6.4 7.2 5.8 3.7 2.4 2.4 3.4 5.5 7.1 6.7 4.8 2.8 2.2 2.6 4.4 6.4 7.3 5.9 3.7 2.4 2.3 3.4 5.6 7.2 6.8 4.8 2.8 2.2 2.7 4.5 6.5 7.3 5.8 3.7 2.4 2.3 3.4 5.6 7.3 7.0 5.1 3.3 2.9 3.6 5.5 7.3 7.8 6.1 3.6 2.3 2.3 3.3 5.5 7.2 6.9 4.9 2.8 2.3 2.8 4.4 6.4 7.3 5.9 3.7 2.4 2.3 3.4 5.5 7.3 6.9 4.8 2.8 2.2 2.7 4.5 6.7 7.6 6.3 4.4 3.5 3.3 4.4 6.2 7.7 7.1 4.8 2.8 2.2 2.6 4.4 6.5 7.4 6.0 3.8 2.5 2.5 3.6 5.9 7.9 7.5 5.3 3.1 2.4 2.9 4.7 6.9 7.7 6.0 3.7 2.4 2.3 3.4 5.6 7.4 6.9 4.7 2.7 2.1 2.6 4.3 6.5 7.5 5.7 3.4 2.2 2.2 3.3 5.5 7.4 6.9 4.7 2.9 2.3 2.6 4.4 6.5 7.5 5.7 3.4 2.3 2.2 3.3
0.2 0.4 0.8 1.5 2.8 4.3 5.2 4.1 2.8 1.9 1.9 2.8 4.3 5.9 5.5 3.9 2.4 1.6 1.5 2.2 3.5 5.1 5.6 4.6 3.8 3.8 5.0 7.0 9.5 9.6 8.1 6.9 6.4 5.6 5.8 6.5 6.9 5.2 3.5 2.3 2.1 2.8 4.1 5.5 5.1 3.6 2.4 1.8 2.1 3.3 4.8 5.7 4.5 3.1 2.1 1.9 2.7 4.1 5.6 5.3 3.8 2.5 1.9 2.2 3.3 4.8 5.6 4.3 2.9 2.0 1.9 2.7 4.1 5.5 5.1 3.6 2.4 1.9 2.2 3.4 5.0 5.9 4.6 3.1 2.1 2.0 2.8 4.3 5.8 5.3 3.8 2.4 1.9 2.3 3.5 5.0 5.9 4.5 3.0 2.1 2.0 2.8 4.3 5.9 5.5 4.2 3.2 3.2 4.2 5.5 6.4 6.7 4.5 3.1 2.1 2.0 2.8 4.2 5.8 5.4 3.9 2.5 2.7 2.8 3.6 5.0 6.0 4.6 3.2 2.1 2.0 2.9 4.4 5.9 5.4 3.9 2.5 2.0 2.4 3.9 5.8 7.3 6.4 5.2 3.9 2.8 4.7 6.2 7.4 6.4 4.5 2.8 2.1 2.4 3.6 5.2 6.2 4.8 3.4 2.4 2.5 3.5 5.1 6.9 6.7 5.2 3.8 2.8 3.1 4.5 5.9 6.7 5.1 3.4 2.3 2.2 3.0 4.5 6.1 5.5 4.0 2.6 2.1 2.5 3.8 5.4 6.4 4.9 3.3 2.2 2.1 3.0 4.5 6.1 5.6 4.1 3.4 2.5 2.6 3.9 5.5 6.4 4.8 3.3 2.3 2.2 3.2
0.1 0.1 0.3 0.5 0.7 1.1 1.4 1.1 0.9 0.7 0.8 1.0 1.5 2.1 2.0 1.4 1.0 0.7 0.6 0.8 1.1 1.6 1.9 1.7 1.7 2.1 2.9 4.2 6.5 8.1 7.3 6.9 6.6 4.5 3.4 3.0 2.8 2.1 1.5 1.1 0.9 1.0 1.3 1.7 1.6 1.2 0.9 0.7 0.8 1.1 1.5 1.8 1.5 1.1 0.8 0.8 0.9 1.3 1.8 1.7 1.3 0.9 0.7 0.8 1.1 1.5 1.8 1.4 1.0 0.8 0.7 0.9 1.3 1.7 1.6 1.2 0.9 0.7 0.8 1.2 1.7 2.0 1.6 1.1 0.9 0.8 1.0 1.4 1.9 1.8 1.3 1.0 0.8 0.9 1.2 1.7 1.9 1.5 1.1 0.8 0.8 1.0 1.5 2.1 2.1 2.0 2.2 3.1 4.4 4.5 3.6 2.0 1.6 1.1 0.8 0.8 1.0 1.4 2.0 1.9 1.6 1.5 4.0 2.2 1.3 1.7 2.0 1.6 1.2 0.9 0.8 1.1 1.6 2.1 2.0 1.5 1.1 0.9 1.2 1.8 3.0 4.2 5.1 6.4 7.0 3.5 3.7 3.7 2.5 2.8 3.1 3.1 2.3 1.6 1.1 1.0 1.2 1.7 2.3 2.2 1.6 1.1 0.9 1.1 1.5 2.2 2.5 2.0 1.4 1.0 0.9 1.2 2.4 2.7 3.3 7.4 6.6 2.6 2.0 2.3 2.5 2.0 1.4 1.0 1.0 1.4
Luminaire Schedule - LED
Project: 50 LOS GATOS ROAD - LOS GATOS
Symbol Qty Label Arrangement LLF Luminaire
Lumens
Luminaire
Watts
Description Filename
2 AA Single 0.900 4493 43.66 LUMEC S-OSPxHx-45W40LED-740-G1-3WF-HS @ 11' LC S-OSPxHx-45W40LED-740-G1-3WF-HS.ies
8 BB Single 0.900 4454 43.66 LUMEC S-OSPxHx-45W40LED-740-G1-4F-HS @ 11' LC S-OSPxHx-45W40LED-740-G1-4F-HS.ies
33 CC Single 0.900 492 6.1 GARDCO PBL-42-14L-100-NW-G2-3-UNV PBL-14L-100-NW-G2-3-UNV.ies
43 WP Single 0.900 2118 20.9 GARDCO PWS-196L-450-NW-G3-2-UNV @ 8'PWS-196L-450-NW-G2-2-UNV.ies
39 WP2 Single 0.900 1732 10.2 GARDCO GWS-A01-740-T2M @ 6'GWS-A01-740-T2M.ies
Calculation Summary
Project: 50 LOS GATOS ROAD - LOS GATOS
Description CalcType Units Avg Max Min Avg/Min Max/Min
ALLEY DRIVES Illuminance Fc 0.85 7.0 0.1 8.50 70.00
PATHWAYS Illuminance Fc 1.03 7.4 0.0 N.A.N.A.
PERIMTER PATHWAY Illuminance Fc 3.60 9.9 0.1 36.00 99.00
AGI32 VERSION 21.2
AGI (C) 2024 LIGHTING ANALYSTS, INC.
10268 W. CENTENNIAL ROAD, SUITE 202
LITTLETON, CO 80127
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
SALES REPRESENTATIVE: ALR; KRISTIAN REYES
differences will occur between measured values and calculated values.
lighting calculations. If the real environment conditions do not match the input data,
dimensions, reflectances, furniture and architectural elements significantly affect the
variations. Input data used to generate the attached calculations such as room
measurement techniques and field conditions such as voltage and temperature
tolerances in calculation methods, testing procedures, component performance,
Some differences between measured values and calculated results may occur due to
Calculations have been performed according to IES standards and good practice.
BY: APPLICATIONS ENGINEERING; RAMON ZAPATA
REPORT FOR: GIACALONE DESIGN SERVICES
PHONE: (510) 638-0158 - FAX (510) 638-2908
OAKLAND, CA 94621
P.O. BOX 2265
7777 PARDEE LANE
ASSOCIATED LIGHTING REPRESENTATIVES, INC
ALL VALUES SHOWN ARE MAINTAINED HORIZONTAL FOOTCANDLES AT GRADE
LAMP, BALLAST, ELECTRICAL, AND SITE CHARACTERISTICS.
LAMP, RATINGS, FIELD PERFORMANCE WILL DEPEND ON ACTUAL
IS BASED ON ESTABLISHED IES PROCEDURES AND PUBLISHED
PHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONS
DATE
11.1 .20241" = 30'1 OF 2 3
REVSHEETSCALE
PROJECT DESCRIPTION
DRAWING NO. / INPUT FILE
50 LOS GATOS SARATOGA ROAD
CITY OF LOS GATOS
22823REY-R3.DWG / 22823REY-R3.A32MATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINE
5
US CONCRET
E CB
1818
US CONCRETE CB1818
US CONCRETE CB1818
US CONCRETE CB1818 US CONCRETE CB1818
US CONCRETE C
B
1
8
1
8
US CONC
RE
T
E
C
B18
1
8
US CONCRETE CB1818
US CONCRETE CB
1
8
1
8
US CONCRETE CB
1
8
1
8
US CO
NC
RE
T
E
C
B1
8
18
US CON
CR
E
TE
CB
1
81
8
US CON
C
RET
E
CB
1
818
US CONCRETE C
B
1
8
1
8
US CONCRETE CB1818
US CONCRETE CB1
8
1
8
US CONCRETE CB181
8
US CONCRETE CB1818
US CONCR
E
T
E
CB1
8
1
8
US CONCRETE CB1818
EV
EV EV EV EV EV
EV
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
WP
BB
BB
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
WP
WP
WP
WP
CC
AA
WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2WP2
BB
AA
CC
CC
CC
WP2
WP2
WP2
WP2
WP2
WP2
WP2
WP2
WP2
BB
BB
CC
CC
BB
BB
BB
1.6
3.4
3.1
2.4
1.1
1.3
0.8
1.2
1.0
0.8
0.5
0.2
0.4
0.4
0.3
0.2
0.2
0.1
0.1
0.2
0.3
0.2
0.1
0.1
0.1
0.3
0.9
2.0
0.8
0.2
1.3
3.8
6.8
0.3
0.1
2.2
6.1
0.1
0.1
1.4
2.6
1.4
2.5
4.8
5.9
0.1
0.1
0.3
0.6
0.8
0.4
0.4
0.7
1.3
2.3
3.3
3.1
1.3
0.2
0.6
0.1
0.2
0.3
0.3
0.4
1.3
0.3
0.1
0.1
0.1
1.1
1.1
1.6
0.4
2.3
0.1
0.3
0.8
1.9
5.2
6.2
4.1
1.6
0.4
0.1
0.4
0.7
0.6
3.6
0.3
0.9
2.8
7.0
2.5
2.2
1.5
0.9
0.3
0.1
0.1
0.2
0.3
1.7
0.2
0.6
1.6
4.8
0.5
0.9
0.7
0.3
0.2
0.1
0.1
0.2
0.4
2.3
1.8
0.3
0.3
0.3
0.2
0.1
0.1
1.4
0.7
0.5
0.2
1.5
0.3
0.3
0.1
2.6
0.5
1.3
0.3
3.8
0.6
0.8
0.2
3.2
0.5
0.7
3.7
2.1
0.3
3.0
0.5
1.3
0.2
1.2
0.3
0.3
1.1
1.0
0.2
0.7
0.2
0.7
0.2
0.3
0.1
0.2
0.3
0.3
0.2
0.2
0.1
0.3
0.2
0.2
0.1
0.3
0.1
0.2
0.3
0.1
0.2
0.2
0.4
0.4
0.2
0.8
0.2
0.2
1.1
0.1
0.6
0.4
1.6
1.7
0.3
1.1
0.2
0.4
2.6
0.2
1.3
0.6
3.9
3.4
0.5
0.5
0.1
0.3
1.9
0.2
0.9
0.5
2.8
1.9
0.3
0.2
0.1
0.2
0.6
0.1
0.4
0.2
0.7
0.5
0.2
0.1
0.1
0.1
0.1
0.2
0.1
0.1
0.1
0.2
0.2
0.1
0.4
0.3
0.1
0.1
0.1
0.2
0.2
0.1
0.2
0.1
0.1
0.1
0.4
0.1
2.7
1.4
0.3
0.1
0.1
0.3
0.7
0.5
0.1
0.6
0.2
0.4
0.1
1.5
0.3
0.7
0.2
0.3
0.1
0.6
3.3
1.5
0.3
2.7
0.5
0.9
0.2
3.1
0.5
0.2
0.2
1.0
3.9
0.1
0.8
4.2
2.1
0.3
3.9
0.6
1.3
0.2
1.8
0.3
0.1
0.3
0.8
1.0
0.1
0.4
1.7
0.9
0.2
1.7
0.4
0.6
0.2
0.5
0.2
0.2
0.2
0.3
0.2
2.7
5.6
3.7
0.1
0.2
0.4
0.3
0.2
0.4
0.2
0.3
0.2
0.2
0.2
0.5
0.5
0.3
0.1
0.4
1.6
2.0
1.2
0.8
0.4
0.2
0.1
0.2
0.4
0.2
0.4
0.2
0.3
0.2
0.4
0.1
0.4
3.1
1.2
0.3
0.1
0.6
0.7
0.4
0.3
0.2
0.1
0.1
0.4
1.9
0.3
1.3
0.2
0.7
0.4
2.0
0.2
1.0
0.5
0.2
0.1
0.1
0.2
0.2
0.2
0.1
0.1
0.1
0.2
0.8
4.2
0.4
2.7
0.2
1.3
0.7
4.0
0.2
1.3
0.7
0.4
0.2
0.1
0.1
0.1
0.1
0.6
3.0
0.3
1.6
0.2
0.8
0.5
2.4
0.1
0.6
2.0
0.4
0.1
0.1
0.1
0.1
0.3
0.7
0.2
0.5
0.1
0.3
0.2
0.5
0.1
0.2
0.8
0.2
0.3
0.4
0.1
0.1
0.2
0.1
0.1
0.1
0.2
0.1
0.2
0.1
0.1
0.3
0.8
1.2
0.8
0.4
0.2
0.1
0.2
0.3
0.3
0.1
0.1
0.2
0.2
0.1
0.1
0.3
1.7
3.5
1.9
0.9
0.5
0.3
0.4
1.4
0.9
0.2
0.1
0.6
0.6
0.1
0.2
0.9
4.8
2.1
0.8
0.3
0.8
4.0
2.1
0.3
0.2
1.3
1.3
0.2
0.2
1.5
1.9
0.6
0.3
0.7
3.6
1.6
0.3
0.2
1.0
4.0
3.9
1.0
0.2
0.2
0.8
0.2
0.1
0.3
0.9
0.6
0.9
0.6
0.2
0.1
0.1
0.1
0.4
0.9
0.9
0.4
0.1
0.1
0.1
0.1
0.3
0.5
0.1
0.1
0.2
0.2
0.1
0.1
0.1
0.2
0.1
0.1
0.1
0.1
0.1
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.3
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
1.0
3.3
5.0
4.9
2.0
0.4
0.1
0.1
0.1
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.3
0.5
0.5
0.3
0.3
0.5
0.6
0.4
0.3
0.5
0.7
0.5
0.3
0.3
0.6
0.6
0.3
0.3
0.5
0.6
0.4
0.3
0.5
0.6
0.4
0.2
0.1
0.2
0.7
1.5
1.6
1.6
1.1
0.4
0.2
0.2
0.4
0.6
0.4
0.2
0.2
0.4
0.6
0.4
0.2
0.1
0.2
0.4
0.7
0.5
0.3
0.4
0.7
0.6
0.4
0.4
0.6
0.6
0.3
2.9
3.3
1.3
0.9
2.7
3.8
1.7
0.9
2.6
3.9
3.5
0.6
1.2
3.5
3.2
1.1
1.0
3.0
3.6
1.4
0.9
2.7
3.8
1.5
0.3
0.1
0.1
0.3
0.5
0.5
0.5
0.5
0.2
0.2
0.7
2.6
3.7
1.6
0.4
0.5
1.8
3.8
2.4
0.6
0.2
0.4
1.9
4.0
2.5
0.8
1.4
3.7
3.2
1.0
1.1
3.3
3.4
1.1
0.1
0.2
0.2
0.2
0.20.4
0.4
0.2
0.11.9
1.3
0.55.6
2.0
0.65.6
2.0
0.63.7
1.8
0.61.0
0.8
0.40.1
0.2
0.1
0.2
0.0
0.1
0.1
0.2
2.0
0.3
4.2
0.9
0.0
0.0
0.0
0.1
2.9
1.5
0.2
0.1
0.0
0.0
0.0
0.0
0.0
0.0
1.3
3.5
0.8
6.4
0.7
2.4
7.0
3.1
0.9
7.1
0.9
1.9
6.3
3.3
0.8
4.0
1.4
1.3
5.3
4.2
0.9
2.2
2.3
0.9
4.3
5.2
1.4
1.6
4.0
1.6
2.4
7.0
3.1
0.6
3.0 7.4
0.7
1.7
6.4
4.3
1.0
5.4
1.1
1.6
5.7
3.7
0.8
2.7
1.9
1.0
4.5
4.8
1.2
1.7
3.0
0.8
3.6
5.6
1.6
1.0
5.2
0.3
0.1
0.7
5.6
0.1
1.5
3.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.3
6.0
0.8
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
3.3
1.4
0.4
5.4
0.9
0.0
0.0
0.0
0.2
3.5
1.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.2
3.8
1.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
2.0
1.7
3.0
4.9
0.4
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.1
3.2
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.0
3.0
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.5
2.9 2.9 1.4 1.0 0.7 1.8 3.2
1.1
4.6
1.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.3
5.4
0.8
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.2
3.9
2.9
1.7
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.8
3.2
0.2
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.6
3.0
2.6 0.8 0.6 0.4 0.7 0.50.3
0.4
0.7
0.1
0.0
0.0
0.0
0.0
3.0 0.5
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.0
0.0
0.0
0.0
0.4
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
5.6 8.0 9.9 9.4 7.7 5.6 5.0 5.2 6.4 7.9 8.4 6.8 4.4 2.8 2.6 3.6 5.6 7.2 6.8 4.9 2.9 2.2 2.6 4.3 6.3 7.2 6.0 3.9 2.5 2.3 3.3 5.5 7.1 6.9 5.0 2.9 2.3 2.7 4.5 6.4 7.2 5.8 3.7 2.4 2.4 3.4 5.5 7.1 6.7 4.8 2.8 2.2 2.6 4.4 6.4 7.3 5.9 3.7 2.4 2.3 3.4 5.6 7.2 6.8 4.8 2.8 2.2 2.7 4.5 6.5 7.3 5.8 3.7 2.4 2.3 3.4 5.6 7.3 7.0 5.1 3.3 2.9 3.6 5.5 7.3 7.8 6.1 3.6 2.3 2.3 3.3 5.5 7.2 6.9 4.9 2.8 2.3 2.8 4.4 6.4 7.3 5.9 3.7 2.4 2.3 3.4 5.5 7.3 6.9 4.8 2.8 2.2 2.7 4.5 6.7 7.6 6.3 4.4 3.5 3.3 4.4 6.2 7.7 7.1 4.8 2.8 2.2 2.6 4.4 6.5 7.4 6.0 3.8 2.5 2.5 3.6 5.9 7.9 7.5 5.3 3.1 2.4 2.9 4.7 6.9 7.7 6.0 3.7 2.4 2.3 3.4 5.6 7.4 6.9 4.7 2.7 2.1 2.6 4.3 6.5 7.5 5.7 3.4 2.2 2.2 3.3 5.5 7.4 6.9 4.7 2.9 2.3 2.6 4.4 6.5 7.5 5.7 3.4 2.3 2.2 3.3 5.5 7.6 6.8 4.5 2.6 2.2 2.6 4.4 6.8 8.0 6.2 4.2 3.3 3.1 4.0 5.9 7.7 6.7 4.3 2.1 1.1 0.5 0.3 0.1
5.0 7.0 9.5 9.6 8.1 6.9 6.4 5.6 5.8 6.5 6.9 5.2 3.5 2.3 2.1 2.8 4.1 5.5 5.1 3.6 2.4 1.8 2.1 3.3 4.8 5.7 4.5 3.1 2.1 1.9 2.7 4.1 5.6 5.3 3.8 2.5 1.9 2.2 3.3 4.8 5.6 4.3 2.9 2.0 1.9 2.7 4.1 5.5 5.1 3.6 2.4 1.9 2.2 3.4 5.0 5.9 4.6 3.1 2.1 2.0 2.8 4.3 5.8 5.3 3.8 2.4 1.9 2.3 3.5 5.0 5.9 4.5 3.0 2.1 2.0 2.8 4.3 5.9 5.5 4.2 3.2 3.2 4.2 5.5 6.4 6.7 4.5 3.1 2.1 2.0 2.8 4.2 5.8 5.4 3.9 2.5 2.7 2.8 3.6 5.0 6.0 4.6 3.2 2.1 2.0 2.9 4.4 5.9 5.4 3.9 2.5 2.0 2.4 3.9 5.8 7.3 6.4 5.2 3.9 2.8 4.7 6.2 7.4 6.4 4.5 2.8 2.1 2.4 3.6 5.2 6.2 4.8 3.4 2.4 2.5 3.5 5.1 6.9 6.7 5.2 3.8 2.8 3.1 4.5 5.9 6.7 5.1 3.4 2.3 2.2 3.0 4.5 6.1 5.5 4.0 2.6 2.1 2.5 3.8 5.4 6.4 4.9 3.3 2.2 2.1 3.0 4.5 6.1 5.6 4.1 3.4 2.5 2.6 3.9 5.5 6.4 4.8 3.3 2.3 2.2 3.2 4.8 6.6 6.2 4.4 2.7 2.2 2.7 4.4 6.5 8.1 7.2 5.5 3.7 3.1 4.3 5.4 6.8 6.0 4.1 2.3 1.2 0.6 0.3 0.1
2.9 4.2 6.5 8.1 7.3 6.9 6.6 4.5 3.4 3.0 2.8 2.1 1.5 1.1 0.9 1.0 1.3 1.7 1.6 1.2 0.9 0.7 0.8 1.1 1.5 1.8 1.5 1.1 0.8 0.8 0.9 1.3 1.8 1.7 1.3 0.9 0.7 0.8 1.1 1.5 1.8 1.4 1.0 0.8 0.7 0.9 1.3 1.7 1.6 1.2 0.9 0.7 0.8 1.2 1.7 2.0 1.6 1.1 0.9 0.8 1.0 1.4 1.9 1.8 1.3 1.0 0.8 0.9 1.2 1.7 1.9 1.5 1.1 0.8 0.8 1.0 1.5 2.1 2.1 2.0 2.2 3.1 4.4 4.5 3.6 2.0 1.6 1.1 0.8 0.8 1.0 1.4 2.0 1.9 1.6 1.5 4.0 2.2 1.3 1.7 2.0 1.6 1.2 0.9 0.8 1.1 1.6 2.1 2.0 1.5 1.1 0.9 1.2 1.8 3.0 4.2 5.1 6.4 7.0 3.5 3.7 3.7 2.5 2.8 3.1 3.1 2.3 1.6 1.1 1.0 1.2 1.7 2.3 2.2 1.6 1.1 0.9 1.1 1.5 2.2 2.5 2.0 1.4 1.0 0.9 1.2 2.4 2.7 3.3 7.4 6.6 2.6 2.0 2.3 2.5 2.0 1.4 1.0 1.0 1.4 2.1 2.9 4.0 3.4 1.4 1.2 1.5 2.4 3.8 5.1 6.0 7.0 5.8 4.0 5.8 5.2 4.6 3.6 2.3 1.2 0.6 0.3 0.2 0.1
AGI32 VERSION 21.2
AGI (C) 2024 LIGHTING ANALYSTS, INC.
10268 W. CENTENNIAL ROAD, SUITE 202
LITTLETON, CO 80127
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
SALES REPRESENTATIVE: ALR; KRISTIAN REYES
differences will occur between measured values and calculated values.
lighting calculations. If the real environment conditions do not match the input data,
dimensions, reflectances, furniture and architectural elements significantly affect the
variations. Input data used to generate the attached calculations such as room
measurement techniques and field conditions such as voltage and temperature
tolerances in calculation methods, testing procedures, component performance,
Some differences between measured values and calculated results may occur due to
Calculations have been performed according to IES standards and good practice.
BY: APPLICATIONS ENGINEERING; RAMON ZAPATA
REPORT FOR: GIACALONE DESIGN SERVICES
PHONE: (510) 638-0158 - FAX (510) 638-2908
OAKLAND, CA 94621
P.O. BOX 2265
7777 PARDEE LANE
ASSOCIATED LIGHTING REPRESENTATIVES, INC
ALL VALUES SHOWN ARE MAINTAINED HORIZONTAL FOOTCANDLES AT GRADE
LAMP, BALLAST, ELECTRICAL, AND SITE CHARACTERISTICS.
LAMP, RATINGS, FIELD PERFORMANCE WILL DEPEND ON ACTUAL
IS BASED ON ESTABLISHED IES PROCEDURES AND PUBLISHED
PHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONS
DATE
1" = 30'2 OF 2 3
REVSHEETSCALE
PROJECT DESCRIPTION
DRAWING NO. / INPUT FILE
50 LOS GATOS SARATOGA ROAD
CITY OF LOS GATOS
22823REY-R3.DWG / 22823REY-R3.A32MATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINELuminaire Schedule - LED
Project: 50 LOS GATOS ROAD - LOS GATOS
Symbol Qty Label Arrangement LLF Luminaire
Lumens
Luminaire
Watts
Description Filename
2 AA Single 0.900 4493 43.66 LUMEC S-OSPxHx-45W40LED-740-G1-3WF-HS @ 11' LC S-OSPxHx-45W40LED-740-G1-3WF-HS.ies
8 BB Single 0.900 4454 43.66 LUMEC S-OSPxHx-45W40LED-740-G1-4F-HS @ 11' LC S-OSPxHx-45W40LED-740-G1-4F-HS.ies
33 CC Single 0.900 492 6.1 GARDCO PBL-42-14L-100-NW-G2-3-UNV PBL-14L-100-NW-G2-3-UNV.ies
43 WP Single 0.900 2118 20.9 GARDCO PWS-196L-450-NW-G3-2-UNV @ 8'PWS-196L-450-NW-G2-2-UNV.ies
39 WP2 Single 0.900 1732 10.2 GARDCO GWS-A01-740-T2M @ 6'GWS-A01-740-T2M.ies
Calculation Summary
Project: 50 LOS GATOS ROAD - LOS GATOS
Description CalcType Units Avg Max Min Avg/Min Max/Min
ALLEY DRIVES Illuminance Fc 0.85 7.0 0.1 8.50 70.00
PATHWAYS Illuminance Fc 1.03 7.4 0.0 N.A.N.A.
PERIMTER PATHWAY Illuminance Fc 3.60 9.9 0.1 36.00 99.00
11.1 .20245
This Page
Intentionally
Left Blank