Staff Report with Exhibits 2 through 16.15349-15367 Los Gatos Blvd
PREPARED BY: Sean Mullin, AICP
Planning Manager
Reviewed by: Town Attorney and 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: 04/23/2025
ITEM NO: 6
DATE: April 18, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Demolish Existing Commercial Structures,
Construct a Multi-Family Live/Work Development (55 Units), a Conditional
Use Permit for a Live/Work 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:HEOZ.
Located at 15349-15367 Los Gatos Boulevard. APNs 424-19-048 and 424-19-
049. Architecture and Site Application S-24-015, Conditional Use Permit U-24-
006, Subdivision Application M-24-008. No Additional Environmental Review
is Necessary Pursuant to CEQA Guidelines Sections 15162: Subsequent EIRs
and 15168: Program EIR, 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: Jonathan Peck. Applicant:
City Ventures. Project Planner: Sean Mullin.
RECOMMENDATION:
Consider a request for approval to demolish existing commercial structures, construct a multi-
family live/work development (55 units), a conditional use permit for a live/work development,
a condominium vesting tentative map, site improvements requiring a Grading Permit, and
removal of large protected trees, under SB 330 on property zoned CH:HEOZ, located at 15349-
15367 Los Gatos Boulevard.
PROJECT DATA:
General Plan Designation: Mixed Use Commercial
Zoning Designation: CH:HEOZ, Restricted Highway Commercial,
Housing Element Overlay Zone
Applicable Plans & Standards: General Plan; Objective Design Standards for Qualifying
Multi-Family and Mixed-Use Residential Development
Parcel Size: 68,151 square feet (1.56 acres)
Surrounding Area:
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
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 Sections 15162: Subsequent EIRs and 15168: Program EIR, since the proposed
project’s environmental impacts were adequately addressed in the 2020 General Plan EIR
and/or 2040 General Plan EIR, as applicable.
FINDINGS:
As required, additional environmental review is not necessary pursuant to CEQA Guidelines
Sections 15162: Subsequent EIRs and 15168: Program EIR, since the proposed project’s
environmental impacts were adequately addressed in the 2020 General Plan EIR and/or
2040 General Plan EIR, 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 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 Commercial Mixed Use Commercial CH
South Commercial Mixed Use Commercial CH:HEOZ
East Commercial/Health
Care
Mixed Use Commercial CH:PD
West Single-Family
Residential
Low Density Residential R-1:8
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 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 April 30, 2024.
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 provides 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,
setback requirements, FAR, open space requirements, or parking requirement that apply to
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
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 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 April 30, 2024, prior to
certification of the Town’s Housing Element. Therefore, the project is eligible for the Builder's
Remedy; however, the applicant has not invoked Builder’s Remedy. Therefore, this is not a
Builder’s Remedy project and all deviations from the Town’s standards included in the project
are requested exclusively through SDBL.
Project Site
The subject property consists of two lots totaling 1.56 acres located on the west side of Los
Gatos Boulevard, approximately 160 feet south of the intersection with Garden Lane (Exhibit 4).
The property is a through lot, having frontage on both Los Gatos Boulevard and Garden Lane
and the existing commercial developments are accessed from Los Gatos Boulevard. The
property is almost completely developed having a variety of trees along the Garden Lane
property line and several street trees along Los Gatos Boulevard. The property is relatively flat,
with only five feet of elevation change from north to south. The southern lot is developed with
the Genuine Automotive service center and the northern lot is developed with a multi-suite
commercial retail building. The property has a General Plan designation of Mixed Use
Commercial and is zoned CH:HEOZ, or Restricted Commercial Highway with a Housing Element
Overlay Zone (HEOZ). 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 April 30, 2024, establishing the vesting date for the
application. Therefore, the application is subject to the provisions of the HEOZ, including
minimum density.
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
On May 16, 2024, the applicant submitted a formal application, within 180-days of the
established vesting date as required by state law.
On February 6, 2025, the applicant submitted application materials that were deemed
complete through the Town’s technical review process within the timelines prescribed by state
law. On March 5, 2025, 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 two lots totaling 1.56 acres located on the west side of Los
Gatos Boulevard, approximately 160 feet south of the intersection with Garden Lane
(Exhibit 4). The property is a through lot, having frontage on both Los Gatos Boulevard and
Garden Lane with the existing commercial developments accessed from Los Gatos
Boulevard. The property is almost completely developed and includes a variety of trees in
various states of health and condition along the Garden Lane frontage. The property is
relatively flat, with only five feet of elevation change from north to south. The southern lot
is developed with the Genuine Automotive service center and the northern lot is developed
with a multi-suite commercial building. The Rotten Robbie gas station is located to the
north and a multi-suite commercial building is located to the south. Single-family residences
are located to the west, across Garden Lane, and Sutter Health is located to the east across
Los Gatos Boulevard.
B. Project Summary
The applicant proposes demolition all commercial structures and construction of a multi-
family live/work development consisting of 55 units distributed among five separate
buildings (Exhibit 16). The applicant submitted a Project Description Letter (Exhibit 5) and
Letter of Justification (Exhibit 6) discussing the project. New private alleys would provide
circulation through the site, taking access from two locations on the east side of Garden
Lane. Only pedestrian access from Los Gatos Boulevard will be provided. The proposed
project also includes a right-of-way dedication of three feet along the Garden Lane frontage
and frontage improvements along Los Gatos Boulevard and Garden Lane. Of the 55
proposed units, 8 units would be designated as Below Market Price units.
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
C. Zoning Compliance
The property is zoned CH:HEOZ, or Restricted Highway Commercial with 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 proposes a
multi-family live/work development requiring approval of a CUP. The dedicated live/work
units are two-bedroom units situated along Los Gatos Boulevard. The Town Code does not
define live/work units; therefore, the applicant’s proposed interpretation of live/work units
appears consistent with the zoning regulations and would be permissible with approval of a
CUP.
The HEOZ overlay modifies development standards such as density, lot coverage, FAR, and
height. The proposed project meets the minimum required density under the HEOZ overlay
and complies with FAR and height standards. Lot coverage standards do not apply to this
property.
The applicant requests a number of waivers to Town standards through SDBL, as well as one
concession. The requested waivers and concession are discussed below.
DISCUSSION:
A. Architecture and Site Analysis
The project includes 55 units distributed among five buildings (Exhibit 16). The unit types
include studio, two, and three bedrooms floor plans. The buildings would range from six to
15 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 PI-1 of Exhibit 16.
A Project Description Letter and Letter of Justification discussing the project are included as
Exhibits 5 and 6.
B. Building Design
The project includes an architectural vernacular incorporating the traditional forms and
materials found throughout the Town (Exhibit 16, Sheet MB-1). The buildings are three
stories tall with maximum heights ranging from 41 feet, six inches to 45 feet, where 45 feet
is the maximum allowed through the HEOZ overlay. Exterior materials include composition
roof shingles; lap, shingle, and board and batten Hardieboard siding; vinyl windows; and
wood railings. The well-articulated forms used on the five buildings is consistent and the
distribution of the siding materials is varied to differentiate each building and emphasize
the identity of the individual units.
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
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 the challenge posed by the
constraints of the site and the need to meet the minimum density applicable to the
property with sympathy to the Town’s small scale and character. The Consulting Architect
discussed issues and concerns related to guest parking, internal pedestrian circulation, site
edge landscaping, façade massing, setbacks along Los Gatos Boulevard, roof slopes, and
façade articulation and materials. The Consulting Architect made recommendations on
following topics:
1. Guest parking and internal pedestrian circulation;
2. Los Gatos Boulevard frontage;
3. Garden Lane frontage;
4. Façade roof slopes; and
5. Façade articulation and materials.
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 maximum building heights ranging from 41 feet, six
inches to 45 feet, where 45 feet is the maximum allowed in the CH zone with the HEOZ
overlay. A summary of the proposed building heights is provided in the following table.
Building Height Summary
Building Maximum Height Proposed Maximum Height Allowed
A 45’– 0”
45 feet
pursuant to the
HEOZ overlay
B 42’– 0”
C 42’– 10”
D 42’– 4”
E 42’–0”
Subdivision and Site Design
The project includes a vesting tentative map for condominium purposes (Exhibit 16, Sheet
C-2). The subdivision design creates a single lot that accommodates the five buildings and
easements for private alleys, public service, emergency vehicle access, and sanitary sewer.
Additionally, the subdivision includes a three-foot right-of-way dedication along Garden
Lane as required by the Town.
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
The proposed development would take access at two points along Garden Lane (Exhibit 16,
Sheet C-4). Vehicular access to the property would no longer be provided from Los Gatos
Boulevard, where only limited pedestrian access would be accommodated. Vehicular
circulation through the site would be provided via private alleys in a U-shaped configuration
connecting the two access points at Garden Lane. A guest parking area would be provided
on the north end of the site.
The five buildings would be sited adjacent to the alleys, while addressing both Los gatos
Boulevard and Garden Lane. Building A would parallel Los Gatos Boulevard and Alley B,
providing a strong street presence along Los Gatos Boulevard. Building B would be situated
along the south property line and adjacent to Alley A, at an angle to Garden Lane. Buildings
C and D would be adjacent to Alleys A and C respectively and would frame the common
green space between the buildings and adjacent to Garden Lane. Building D would be
adjacent to Alley C and the guest parking area to the north. The private garages in the five
buildings would be directly accessible from the proposed alleys.
In addition to private yards and balconies, the primary open space provided on the site is
located between Buildings C and D, adjacent to Garden Lane (Exhibit 16, Sheet L1). The
space provided for 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.
D. Grading and Retaining Walls
The Preliminary Grading Plan included as Sheet C-5 of Exhibit 16 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 five buildings,
alleyways, parking areas, and other site amenities. The maximum proposed grading depths
include up to 8.3 feet of cut and 0.5 feet of fill. Preliminary cumulative grading quantities
total 16,974 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).
One retaining wall is proposed along the south property line with a maximum height of six
feet. The retaining wall would be approximately 300 feet long without a break or change in
direction, which does not meet the ODS that retaining walls not run in a continuous
direction for more than 50 feet without a break, offset, or landscape pocket. The applicant
has requested a waiver to this standard through SDBL and provided justification for the
request in Exhibit 9.
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
E. Transportation Analysis
A Transportation Study was prepared by Hexagon Transportation Consultants, Inc. (Exhibit
1, Appendix H) for the proposed project. As noted in the study, Town Council designated
the use of Vehicle Miles Traveled (VMT) as the metric for conducting transportation
analyses pursuant to CEQA and establishing the thresholds of significance to comply with
Senate Bill 743 (Resolution 2020-045). Consistent with State CEQA Guidelines Section
150643, the Town of Los Gatos has adopted thresholds of significance to guide in
determining when a land use project will have a significant transportation impact. The
Traffic Study concludes that the project is consistent with the Town’s Housing Element and
General Plan; therefore, a VMT analysis is not required for the project. However, the
Housing Element and General Plan require all projects consistent with them to implement
applicable VMT reduction measures in accordance with General Plan EIR Mitigation
Measure T-1. The project would need to implement a TDM plan in accordance with the
General Plan TDM policy (Policy MOB-1.1).
The project will provide two high visibility crosswalks at the Garden Lane/Oak Park Drive
intersection, install a new curb ramp on the south side of Garden Lane for the new
crosswalk, provide a curb extension to reduce the Garden Lane crossing distance, and
provide a detached sidewalk along the Garden Lane frontage. The project will also
contribute to the planned Townwide Class IV protected bike lane improvement on Los
Gatos Boulevard. These improvements would help reduce area VMT.
In addition to the VMT analysis, the Traffic Study provides a trip generation analysis based
on the Institute of Transportation Engineer’s (ITE) Trip Generation Manual (2021). The
Traffic Study estimated that the proposed project would generate 266 new daily trips over
existing conditions, including 22 new trips (4 inbound and 18 outbound) during the AM peak
hour, and 9 new trips (6 inbound and 3 outbound) during the PM peak hour. The
intersection level of service analysis shows that with the project traffic, the study
intersections would continue to operate at acceptable levels of service and experience no
queuing issues.
The Traffic Study included recommended conditions of approval, which have been included
in Exhibit 3.
F. Parking
Based on the vesting date of the application, the applicable 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 83 parking spaces and 55 guest parking
spaces, a total of 138 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 79 total spaces with no guest parking
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
requirement. The proposed project includes 88 spaces accommodated in the private
garages and nine guest parking spaces.
G. Tree Impacts
There are approximately 59 existing trees in the vicinity of the development. The
development plans show that all 59 trees would be removed, 55 of which are protected
trees, and one is a large protected tree under the Town Code. Based on the canopy size of
the protected trees proposed for removal, approximately 119 24-inch box 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 50 trees are proposed on site, 19 of which would
qualify as replacement plantings being 24-inch box trees (Exhibit 16, sheet L3.)
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 10. Since all trees are proposed for removal,
tree protection measures are not required.
H. Below Market Price (BMP) Units
The proposed project includes a total of 55 units, eight of which would be designated as
affordable units. The Town’s BMP ordinance and guidelines requires that multi-family
residential developments with 20 to 100 market rate units provide a number of BMP units
as determined by the formula included in Town Code Section 29.10.3025 (b)(2). The project
includes 47 market rate units, requiring a minimum of eight BMP units. The proposed eight
BMP units meets the Town’s BMP requirements.
Sheet PO-2 provides that four units would be dedicated as moderate-income and four
would be dedicated as low-income. 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.
I. Live/work units
The property is zoned CH:HEOZ, which allows residential uses within a mixed-use or
live/work development with approval of a CUP. The applicant proposes a multi-family
live/work development and requests approval of a CUP. The four live/work units are located
in Building A with frontage along Los Gatos Boulevard. The Town Code does not provide a
definition for live/work units. The applicant provides in their Letter of Justification that the
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
designated live/work units are desirable in that they provide opportunities for housing that
can accommodate the needs, preferences, and financial capabilities of current and future
residents in terms of different housing types, tenures, density, size, and costs pursuant to
General Plan Policy LU-2.2 and LU-6.7 (Exhibit 6). Additionally, the applicant indicates that
live/work units along Los Gatos Boulevard will contribute to the economic vitality of the
area, providing opportunities for entrepreneurship and creativity.
J. 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.
The property is zoned CH: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 applied for a
CUP for a live/work development.
As discussed above, the project includes eight BMP units, meeting the Town Code
requirements. The applicant requests a concession to the requirements included in the
Town’s BMP Guidelines. The BMP Guidelines requires that the BMP units be consistent to
the market rate units in bedroom count, unit size, exterior appearance, location, and
provided parking. The applicant provided a Letter of Justification that details the requested
concession, indicating that the BMP units have been curated with affordability in mind and
are consistent with the BMP Guidelines for exterior appearance, location, and provided
parking (Exhibit 6). The BMP units include studio and two-bedroom floor plans, but do not
include any three-bedroom floor plans. Regarding unit size, the market rate units range in
size from 282 to 1,569 square feet, while the BMP units range in size from 328 to 947
square feet.
A Letter of Justification discussing the waivers to development standards requested by the
applicant and why they are needed to construct the project Is included as Exhibit 9. The
findings for granting concessions and waivers pursuant to SDBL are included in Exhibit 2.
K. 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
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
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
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 gain of nine 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 19 9 9 9 46
Proposed Project 0 4 4 47 55
Net Site-Level Impact from the
Proposed Project to Housing
Element Assumed
Development Potential -19 -5 -5 +38 +9
Following the Town Council’s approval of the project located at 50 Los Gatos-Saratoga Road
(Los Gatos Lodge) on March 4, 2025, the capacity of the Housing Element and the remaining
RHNA were adjusted to reflect the approval. The table shows that the cumulative impact of
the proposed project on the remaining 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 (Exhibit 2), and the Town is not required to identify additional sites to
accommodate the remaining RHNA as a result of this project.
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SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
No Net Loss Evaluation
Evaluation of the Proposed Project’s Impact on the
Remaining Cumulative Housing Element Sites Inventory Surplus
Units by Income Category
Very Low Low Moderate Above
Moderate
Net Total
Remaining Housing Element
Sites Inventory Surplus 71 41 39 122 273
Net Site-Level Impact from the
Proposed Project to Housing
Element Assumed
Development Potential -19 -5 -5 +38 +9
Remaining Housing Element
Sites Inventory Surplus with
Project Approval 52 36 34 160 282
L. Neighbor Outreach
The applicant provided a summary of their neighborhood outreach efforts, which is
included as Exhibit 11.
M. CEQA Determination
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.
CEQA Guidelines Section 15168 provides that a programmatic EIR, in this case the 2040
General Plan EIR, may serve as the EIR for subsequent activities or implementing actions,
provided that it contemplates and adequately analyzes the potential environmental impacts
of those subsequent activities. If the Town, as the CEQA Lead Agency, determines, pursuant
to Section 15162 of the CEQA Guidelines, no Subsequent EIR would be required, the agency
can approve the activity as being within the scope of the project covered by the
programmatic EIR, and new environmental documentation would not be required. In
addition, as discussed under CEQA Guidelines Section 15168(c)(2), where later activities
involve site specific operations, the agency should use a written checklist or similar device
to document the evaluation of the site and the activity to determine whether the
environmental effects of the operation were within the scope of the programmatic EIR. If
additional analysis is required, it can be streamlined by tiering from this programmatic EIR.
In accordance with Sections 15168(c)(2) and 15168(c)(4) of the CEQA Guidelines, a Modified
Initial Study Checklist (Exhibit 1) was prepared to provide project-level consideration of
potential new or more severe significant impacts associated with the proposed project to
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PAGE 14 OF 16
SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
determine whether the project: 1) is within the scope of activities evaluated in the 2040
General Plan EIR; and 2) would trigger any of the criteria in CEQA Guidelines Section 15162.
The Modified Initial Study Checklist includes a number of project-level technical studies,
including: an Air Quality and Greenhouse Gas Assessment; Biological Site Assessment
Report; Arborist Report; Historic Resources Evaluation; Geotechnical Investigation; Phase I
and Phase II Environmental Site Assessment; Noise Assessment; and Transportation Analysis
(Exhibit 1). All technical reports were peer reviewed by the Town or the Town’s consultants.
The Modified Initial Study Checklist determined that the project’s environmental impacts
have been considered in the 2040 General Plan EIR that was certified by the Town, which
remains relevant, and the conditions set forth in Section 15162 are not triggered by the
proposed project. In addition, the analysis determined that the proposed project is within
the scope of activities evaluated in the 2040 General Plan EIR and the Environmental
Analysis for the 6th Cycle Housing Element. As such, this Modified Initial Study Checklist is
the appropriate environmental document for the proposed project, pursuant to CEQA
Guidelines Section 15168 and no additional environmental review is necessary.
PUBLIC COMMENTS:
Project identification signage was installed on the Los Gatos Boulevard and Garden Lane street
frontages by October 4, 2024, consistent with Town policy. Visual simulations were completed
by the Town’s consultant and posted to the Town’s website by March 20, 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 March
27, 2025, in anticipation of the 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, April 18, 2025, are included as Exhibit 15.
CONCLUSION:
A. Summary
The applicant is requesting approval of Architecture and Site, Conditional Use Permit, and
Subdivision applications to demolish existing commercial structures, construct a multi-
family live/work development (55 units), a Conditional Use Permit for a live/work
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PAGE 15 OF 16
SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
development, a condominium vesting tentative map, site improvements requiring a Grading
Permit, and removal of large protected trees, under SB 330 on property zoned CH:HEOZ,
located at 15349-15367 Los Gatos Boulevard. 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 project is eligible for the Builder's Remedy; however, the
applicant has not invoked the Builder’s Remedy. Therefore, this is not a Builder’s Remedy
project and all 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.
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 Sections 15162: Subsequent EIRs and 15168: Program EIR, since the
proposed project’s environmental impacts were adequately addressed in the 2020
General Plan EIR and/or 2040 General Plan EIR, 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 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
9. 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);
10. Approve Architecture and Site Application S-24-015, Conditional Use Permit U-24-006,
Subdivision Application M-24-008 with the recommended conditions contained in
Exhibit 3 and the development plans in Exhibit 16.
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PAGE 16 OF 16
SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008
DATE: April 18, 2025
C. Alternatives
Alternatively, the Planning Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Recommend approval of the applications with additional and/or modified conditions; or
3. Recommend denial of the applications.
EXHIBITS:
1. Final Initial Study – March 2025
(available online at https://www.losgatosca.gov/DocumentCenter/Index/2223)
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. Letter of Justification for SDBL Concession and Waivers
10. Final Arborist’s Report
11. Neighbor Outreach Summary
12. Visual Renderings
13. Objective Design Standards Checklist
14. Site Photos
15. Public comments received by 11:00 a.m., Friday, February 7, 2025
16. Development Plans
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PLANNING COMMISSION – April 23, 2025
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
15349 – 15367 Los Gatos Boulevard Architecture
and Site Application S-24-015 Conditional Use
Permit Application U-24-006 Subdivision
Application M-24-008
Consider a Request for Approval to Demolish Existing Commercial Structures,
Construct a Multi-Family Live/Work Development (55 Units), a Conditional Use
Permit for a Live/Work 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:HEOZ. APNs 424-19-048 and
424-19-049. No Additional Environmental Review is Necessary Pursuant to CEQA
Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR, 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: Jonathan Peck
Applicant: City Ventures
Project Planner: Sean Mullin
FINDINGS
Required finding for CEQA:
■ As required, additional environmental review is not necessary pursuant to California
Environmental Quality Act (CEQA) Guidelines Sections 15162: Subsequent EIRs and 15168:
Program EIR, since the proposed project’s environmental impacts were adequately addressed
in the 2020 General Plan EIR and/or 2040 General Plan EIR, as applicable.
Required finding for consistency with the Town’s General Plan:
■ That the proposed project is consistent with the General Plan and its Elements.
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:
a. That the proposed map is consistent with all elements of the General Plan.
EXHIBIT 2
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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 additional
residential dwelling units with opportunities to facilitate home-based employment 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 Conditional Use Permit; 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.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) except for the 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
to State Density Bonus Law.
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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 gain of nine units for the site. The cumulative impact of the project on the
remaining 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:
1. Remaining sites identified in the Housing Element are adequate to meet the Town’s
remaining RHNA for the planning period by income category.
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Findings: The remaining capacity of the Housing Element sites is 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 537 290 306 648 1,781
Remaining Capacity of
Housing Element
589 326 340 808 2,063
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.
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PLANNING COMMISSION – April 9, 2025
CONDITIONS OF APPROVAL
15349 – 15367 Los Gatos Boulevard
Architecture and Site Application S-24-015
Conditional Use Permit Application U-24-006
Subdivision Application M-24-008
Consider a Request for Approval to Demolish Existing Commercial Structures,
Construct a Multi-Family Live/Work Development (55 Units), a Conditional Use
Permit for a Live/Work 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:HEOZ. APNs 424-19-
048 and 424-19-049. No Additional Environmental Review is Necessary Pursuant
to CEQA Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR,
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: Jonathan Peck
Applicant: City Ventures
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, Development Review Committee,
Planning Commission, or the Town Council depending on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant
to Section 29.20.320 of the Town Code, unless the approval has been vested.
3. BELOW MARKET PRICE (BMP) UNIT: The developer shall provide eight (8) for-sale BMP
units [four (4) low income units and four (4) moderate income units per the letter of
justification letter dated February 6, 2025] 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. As part of the affordable housing
agreement, 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
EXHIBIT 3 Page 165
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 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 the tree removal plan as shown on Sheet C-3
consistent with the arborist report.
8. EXISTING TREES: All existing trees shown on sheet C-3 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 55th 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
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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. ROOFTOP EQUIPMENT: Prior to final inspection, any new or modified roof
mounted equipment shall be fully screened by being below the parapet.
16. 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, 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.
17. SPECIAL-STATUS BAT SPECIES: The following measures shall be implemented to avoid
loss of or harm to special-status bat species consistent with the Due Diligence
Biological Site Assessment Report prepared for the proposed project:
a. A qualified biologist shall conduct a survey for special-status and common bat
species within the project site and a zone of influence around the project site. The
survey shall include all stands of trees and all tree hollows on the project site, and
examination of any suitable openings for bats in trees or under loose bark for
indirect evidence of bat use such as the presence of accumulations of invertebrate
remains and/or the presence of excrement (guano) on the ground beneath such
openings that would indicate roosting activity. All eaves and openings in the on-site
buildings proposed for demolition shall be examined for evidence of bats.
b. If bats or signs of bats are found on-site, tree trimming and/or removal shall only be
conducted during seasonal periods of bat activity: between August 31 and October
15, when bats would be able to fly and feed independently, and between March 1
and April 15 to avoid hibernating bats, and prior to the formation of maternity
colonies.
c. Any trees that will be removed, and that the biologist has identified as
having potentially suitable bat roost habitat, shall be removed using a two-
day phased removal method:
i. On day one, in the afternoon, limbs and branches shall be removed using
chainsaws only. Limbs with cavities, crevices, and deep bark fissures shall
be avoided.
ii. On day two, the rest of the tree shall be removed under the direct supervision
of the qualified biologist.
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d. If tree removal must occur outside of the seasonal activity periods (i.e., between
October 16 and February 28/29, or between April 16 and April 30), a qualified
biologist with at least two years of experience surveying for bats shall conduct
preconstruction surveys within 14 days of commencement of construction
activities. If the qualified biologist finds evidence of bat presence during the
surveys, then the biologist shall develop a plan for removal and exclusion, in
conjunction with the California Department of Fish and Wildlife (CDFW).
18. PROTECTED NESTING BIRDS: Prior to issuance of tree removal, demolition, Building,
and/or Grading Permits, and consistent with the Due Diligence Biological Site
Assessment Report prepared for the proposed project, preconstruction nesting bird
surveys shall be conducted by a qualified biologist no more than seven days prior to
any vegetation removal or ground disturbance/earthwork that would be conducted
during the nesting season (February 1 through September 1) that could disturb nesting
birds (i.e., ground vibrations from grading equipment). If active bird nests are
identified on-site during preconstruction surveys, a non-disturbance buffer shall be
established around the nesting site(s) until the young have fledged. The size of the
non- disturbance buffer shall be determined by a qualified biologist depending upon
the nesting birds’ sensitivity to disturbance, with buffers typically 75 feet wide for
nesting passerine birds and up to 300 feet wide for nesting raptors.
19. AIR QUALITY: No permanent natural gas infrastructure shall be permitted as part of the
project plans; no natural gas shall be made available through permanent natural gas
infrastructure. The project shall be all electric.
Final plans for the development shall be reviewed by the Town Community Development
Department prior to issuance of a building permit to ensure this performance standard is
incorporated into the project design. Verification of development consistent with this
performance standard shall be assured prior to approval of occupancy permits.
20. PHASE II ESA: Consistent with the Phase II ESA prepared for the project, the soil
beneath the automobile service bays affected by volatile organic compounds (VOCs),
measuring approximately 40 feet by 30 feet, shall be excavated to a depth of at least
10 feet. The excavated soil shall undergo confirmation soil vapor sampling following
completion of soil excavation/aeriation activities and grading in order to determine
whether residual vapor impacts, if any, warrant the installation of vapor mitigation
systems (i.e., vapor barriers and passive venting systems) under the proposed
residential construction. If soil vapor sampling determines that soil treatment would be
needed, and treatment cannot be provided on-site, the soil shall be hauled off-site to a
landfill. The result of the soil sample testing and the mitigation measures to be
implemented shall be provided to the Town Community Development Department
prior to forms/steel inspection.
21. 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 a culturally-affiliated Native American tribe(s). The plan shall be
reviewed and approved by the Community Development Director. The plan shall
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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, who shall invite 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
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Section 15126.4(b)(3), to the extent applicable.
22. PALEONTOLOGICAL OR GEOLOGIC RESOURCES: If paleontological resources or geologic
features are discovered at the project site, construction activities in the area shall be
suspended, a qualified paleontologist shall be retained to examine the site, and
protective measures shall be implemented to protect the paleontological resource.
Construction shall be suspended until appropriate mitigation is implemented.
23. 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. This requirement applies to on-site construction
equipment and any off-site construction equipment queuing on or along roads
within Town Limits.
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.
24. GEOTECHNICAL REPORT AND SEISMIC DESIGN: Prior to issuance of Building and/or
Grading Permits, implementation of seismic design features is required:
a. Site the development away from high risk geologic and seismic hazard zones or, if
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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. The geotechnical report Geotechnical Investigation on Proposed Residential
Development at 15349 & 15367 Los Gatos Boulevard, Los Gatos, California for City
Ventures (“geotechnical report”) prepared for the project by Quantum
Geotechnical, Inc. date August 2, 2024. in February 2024 and included in the peer
review report by Cotton, Shires and Associates, Inc. on April 1, 2024 was prepared
by a licensed engineering geologist and/or geotechnical engineer identifying all site
geologic, seismic, and geotechnical engineering conditions and potential hazards
and included appropriate design measures to mitigate potential fault ground
rupture/deformation impacts to acceptable levels. The report specifies 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
Geotechnical Investigation on Proposed Residential Development at 15349 & 15367
Los Gatos Boulevard, Los Gatos, California for City Ventures (“geotechnical report”)
prepared for the project by Quantum Geotechnical, Inc. date August 2, 2024. in
February 2024 and included in the peer review report by Cotton, Shires and
Associates, Inc. on April 1, 2024.
25. 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.
26. 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.
d. If construction equipment is located within the minimum required distances shown
in Table 9 below of noise-sensitive receptors, the applicant shall implement
equipment staging areas to create distance between construction-related noise
sources and noise-sensitive receptors; use electric tools and facilities; use mobile
construction equipment with smart back-up alarms; and implement additional
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noise attenuation techniques during the clearing, earth moving, grading, and
foundation/conditioning phases of construction, such as temporary sound barriers
between the construction site and the sensitive receptors.
27. 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.
d. Potential vibration impacts of heavy equipment shall be addressed by scheduling
usage of heavy equipment within the specified distances included in the table
below outside of Silicon Valley MRI & CT business hours. Pursuant to the Silicon
Valley MRI & CT website, the business hours are 8:30 AM to 5:00 PM, Monday
through Friday.
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28. REUSABLE MATERIALS: All reusable materials from residential, commercial,
and construction/renovation activities shall be recycled.
29. 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.
30. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed.
Building Division
31. 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
multi- family structure. Separate Building Permits will be required for the PV on each
structure.
32. 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.
33. 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.
34. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the
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Building Division prior to submitting for the building permit application process.
35. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.
36. 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.
37. 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.
38. SOILS REPORT: A Soils Report, Geotechnical Investigation on Proposed Residential
Development at 15349 & 15367 Los Gatos Boulevard, Los Gatos, California for City
Ventures (“geotechnical report”) prepared for the project by Quantum
Geotechnical, Inc. date August 2, 2024. in February 2024 and included in the peer
review report by Cotton, Shires and Associates, Inc. on April 1, 2024, has been
prepared containing foundation, and retaining wall design recommendations. The
report shall be submitted with the Building Permit Application. This report shall be
prepared by a licensed Civil Engineer specializing in soils mechanics.
39. 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
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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
40. 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.
41. SITE ACCESSIBILITY: At least one accessible route within the boundary of the site shall
be provided from public transportation stops, accessible parking and accessible
passenger loading zones and public streets or sidewalks to the accessible building
entrance that they serve. The accessible route shall, to the maximum extent feasible,
coincide with the route for the general public. At least one accessible route shall
connect all accessible buildings, facilities, elements and spaces that are on the same
site.
42. ACCESSIBLE PARKING: The parking lots, where parking is provided for the public as
clients, guests, or employees, shall provide accessible parking. Accessible parking
spaces serving a particular building shall be located on the shortest accessible route
of travel from adjacent parking to an accessible entrance. In buildings with multiple
accessible entrances with adjacent parking, accessible parking spaces shall be
dispersed and located closest to the accessible entrances.
43. 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.
44. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A
roof assemblies.
45. 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.
46. 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.
47. 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
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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.
48. THIRD-PARTY PLAN CHECK FEE AND INSPECTION FEE (Special projects only) – The
Town will procure a third-party engineering firm to perform Plan Review and
Inspection Services. Applicant shall provide an initial deposit of $50,000 plus a 20
percent fee to cover staff time to the Town for plan review and inspection services.
This deposit and fee are 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 the required inspection services. Third-
party engineering services will be required for the duration of the construction and
project closeout phases.
49. 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 1.54 acres, is $8,015.70. The Applicant
shall pay this fee to PPW prior to issuance of the first building permit.
50. TRAFFIC IMPACT MITIGATION FEE – The project is subject to the Town’s Traffic Impact
Mitigation Fee for the generation of net new average daily trips. The Town’s Fee
Schedule in effect at the time of vesting indicates a fee of $1,104 per additional
average daily trip. With 266 net new average daily trips as noted in the Transportation
Analysis, this fee is calculated at $293,664.00. Payment of this fee shall be paid prior to
issuance of the first building permit.
51. CONSTRUCTION ACTIVITIES MITIGATION FEE (ORDINANCE 2189) – Per the Town’s
Comprehensive Fee Schedule in effect at the time of vesting, the project is subject to
the Town’s Construction Activities Mitigation Fee based on the square footage of new
buildings. The fee is $1.43 per square foot of new residential and non-residential
building area. With 89,722 SF of total building square footage, this fee is calculated at
$128,302.46. Payment of this fee shall pe paid prior to issuance of the first building
permit.
52. GRADING PERMIT – A grading permit is required for all site grading and drainage work
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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, or
earlier if approved by the Town Engineer or his/her designee. Submittals are accepted
through Accela only. The grading permit application shall include detailed grading plans
and associated required materials. Plan check fees are based on the scope of onsite
work. Prior to approval of the grading permit, the Applicant shall pay all fees due and
provide faithful performance and payment securities for the performance of the work
described and delineated on the approved grading plan, final erosion and
sedimentation control plan, and interim erosion and sedimentation control plan (if
required), 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 (3)
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. The grading permit shall be issued prior to
the issuance of the building permit unless otherwise allowed by the Town Engineer.
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, consistent with the project’s CEQA. (2) Improvement of any
existing grading or correction of any existing grading violation to comply with 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) 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. (6) Temporary and
permanent landscape plans.
53. PUBLIC IMPROVEMENTS – Prior to the issuance of any building permit and prior to any
work being done in the Town's right of way, the Applicant must submit Public
Improvement Plans for review and approval. All public improvements shall be made
according to the Town’s latest adopted Standard Plans, Standard Specifications, and
Engineering Design Standards. 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 an Encroachment Permit application with a pothole plan for
Town review and approval. The Applicant shall provide the pothole results to the Town
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Engineer prior to final design. All existing public utilities shall be protected in place and,
if necessary, relocated as approved by the Town Engineer. No private facilities are
permitted within the Town right of way or within any easement unless otherwise
approved by the Town Engineer. The Applicant shall have Public Improvement Plans
prepared, stamped, and signed by a California licensed civil engineer.
Once the Public Improvement Plans have been approved, the Applicant shall submit an
application for an Encroachment Permit. The Encroachment Permit requires the
Applicant to post 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. 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. Prior to
issuance of the encroachment permit, the Applicant shall submit a temporary traffic
control plan (“TTCP”) 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 TTCP shall
comply with the State of California Manual of Uniform Traffic Control Devices
(“MUTCD”) and standard construction practices.
The project engineer shall notify the Town Engineer in writing of any proposed changes.
Any proposed changes to the approved plans shall be subject to the approval of the
Town. The Applicant shall not commence any work deviating from the approved plans
until such deviations are approved unless otherwise approved by the Town Engineer or
his/her designee. Any approved and constructed changes shall be incorporated into the
final “as-built” plans.
Right-of-way improvements shall include, at a minimum, the following items:
a. STREET WIDENING - The Applicant shall improve the project frontage along
Garden Lane with a 3-foot right-of-way dedication, an approximately 117-foot
curb long extension that will reduce the Garden Lane crossing distance at the
intersection of Oak Park Drive as noted in the Transportation Analysis and per
sheet C-4, and a new street section, curb, gutter, a 5-foot detached sidewalk, and a
4-foot landscape strip. The Applicant shall relocate at their costs any affected
utilities as directed by the Town Engineer. All work shall be shown on the required
improvement plans.
b. STREET TREES - The Applicant shall plant 8 street trees along the Los Gatos
Boulevard project frontage and 12 streets trees along the Garden Lane project
frontage as shown on Sheet L1. The street tree plans shall be per Town Standard
Drawings.
c. TREE GRATES – The Applicant shall install 8 Town Standard Tree Grates as
specified in the approved plans. Tree grates shall be 3’x6’, model OT-T24 by
Urban Accessories, and shall be black power coated. The tree grates shall be
shown on the improvement plans to be located at the back of curb to the
approval of the Town Engineer and shall be installed with the street trees prior
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to the first occupancy.
d. STREET MARKINGS - The Applicant shall install new street markings of a design
approved by the Town Engineer and replace any street markings that are damaged
due to project construction activities. New street markings include two new high
visibility crosswalks at the Garden Lane/Oak Park Drive intersection and all
pavement markings, painted curbs, and handicap markings as shown on sheet C-4.
All permanent pavement markings shall be thermoplastic and comply with Caltrans
Standards. Color and location of painted curbs shall be 15 feet of no parking zone
(painted red curb) south of each driveway and 5 feet of no parking zone north of
each driveway in accordance with the Transportation Analysis, 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.
e. SIDEWALK - The Applicant shall replace to existing Town standards all sidewalk per
sheet C-4. Sidewalk replacement shall be constructed per the Town Standard
Drawings.
f. CURB RAMP(S) - The Applicant shall construct five (5) curb ramp(s) in accordance
with the latest Caltrans State Standard Drawing. Four curb ramps along the south
side of Garden Lane running east-west for the crossings of the development’s
driveways an one curb ramp at the southwest, corner of the intersection of Garden
Lane and Oak Park Drive. The actual ramp "Case" shall be identified on the plans
and shall be to the approval of the Town Engineer.
g. CURB AND GUTTER - The Applicant shall replace to existing Town standards all
curb and gutter within the project extents. New curb and gutter within public right
of way shall be constructed per the Town Standard Drawing ST-210 (Vertical).
h. DRIVEWAY APPROACH(ES) - The Applicant shall install one (1) Town Standard
driveway approach(es) as shown on the approved plans. The new driveway
approach shall be constructed per the Town Standard Drawing.
i. DRIVEWAY REMOVAL - The Applicant is to remove the existing driveway
approaches that will no longer be used and replace them with sidewalk, curb, and
gutter per the Town Standard Drawings.
j. 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.
k. PARKING LOTS – The Applicant shall submit plans for all required off street parking
lots showing proper grading, drainage, ramps profile, and parking dimensions in
conformance with Town parking standards and consistent with sheets C-4 and C-5.
The plans shall be approved by the Town Engineer prior to the issuance of the first
building permit.
l. PARKING LOT DRAINAGE – Parking lots 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. Paving shall meet Santa Clara
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County Fire Department requirements and be structurally appropriate for the
location.
m. BICYCLE PARKING – The Applicant shall provide both long-term bicycle parking
and short-term bicycle racks on-site, as shown on the approved site plan, to the
approval of the Town Engineer.
n. STORM WATER CATCH BASIN(S) - The Applicant shall construct Standard Curb
Inlet and Catch Basin’s per approved plans and in accordance with the Town
Standard Drawing.
o. STREETLIGHT(S) - The Applicant shall replace the existing streetlight along the
project frontage on Los Gatos Boulevard in front of Building “A” with a new
standard galvanized steel Octaflute streetlight per Town Standard Drawing with
LED fixture. The Applicant shall install a pull box in the sidewalk adjacent to this
replaced streetlight and intersect the electrical service for the streetlight to provide
a service point for the streetlight’s power. The Applicant shall also install a new
standard galvanized steel Octaflute streetlight per Town Standard Drawing with
LED fixture including adjacent pull box near the southern driveway of the
development as directed by the Town Engineer. Finally, the Applicant shall replace
the existing streetlight at the intersection of Garden Lane and Oak Park Drive with
the standard galvanized steel Octaflute streetlight per Town Standard Drawing with
LED fixture and install a service pull box if not currently existing. The Applicant is
responsible for all PG&E service fees and hook up charges. Any new service point
connection required to power the new lights shall be shown on the construction
drawings along with the conduit, pull boxes, and other items necessary to install the
streetlights. The Applicant shall provide an Isometric Lighting Level Study similar to
what is shown on the last sheet in the approved entitled plan set called “22887REY-
R7.DWG” for review and approval by the Town Engineer. Right of way lighting must
comply with the Town’s Street Design Standards section 2.38. The new streetlights
shall have 31-foot 9-inch mounting height per Standard Drawing Octaflute with LED
Fixture, with an 8-foot arm length. The fixture shall be CREE, Type III Cut-Off Model;
XSP2, 4000K 56W in an approved configuration or approved equal. The arm shall be
installed at the location as shown on the approved plans. A letter shall be provided
by PG&E stating that public streetlight billing will be per Rule LS2A. Private lights
shall be metered with billing addressed to the homeowners’ association. Pole
numbers, assigned by PG&E, shall be clearly delineated on the plans.
p. BICYCLE FACILITIES – The Applicant shall provide a fair share contribution
towards the planned Class IV protected bike lane improvement on Los Gatos
Boulevard along the Project frontage. To determine the fair share costs, the
Applicant show provide a conceptual design and engineer’s estimate for the
future costs of the improvements for approval by the Town Engineer. The
Applicant shall include in the estimate a 20 percent contingency and then
escalate the estimate to July 2027 dollars using an escalation rate of 4.5
percent per year.
54. 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
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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.
55. PHASED PERMITS – The Applicant may, with the approval of the Town Engineer, phase
the 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 unless otherwise
approved by the Town Engineer or his/her designee. Plans shall be submitted,
reviewed, and approved by the Town Engineer prior to the commencement of work.
Only the below phased permitted work will be allowed:
a. Clearing-Grubbing/Rough Grading
b. Fine Grading
c. Underground Utilities
d. Site Improvements
e. Off-Site Improvements
56. 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. The
Improvement Plans shall be submitted at the same time as the Building Plans are
submitted to the Building Department. All improvements shall be designed and
constructed in accordance with 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:
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
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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 on-site and the full width of the project’s
two adjacent rights-of-ways shall show on the plan the average maintained
horizontal illumination in foot-candles. The plan sheet shall include a table
identifying individual project areas and their associated average illumination in
foot-candles, maximum illumination in foot-candles, minimum illumination in
foot-candles, and average to minimum uniformity ratio. Lighting shall comply with
the Town’s Standard Specification section 2.38.
h. A Landscaping Plan for the project site in general conformance with Sheet L1
indicating the proposed irrigation networks including controller location and
power source(s).
i. 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). A note shall be placed on the joint trench composite plans
which states that the plan agrees with Town Codes and Standards and that no
underground utility conflict exists.
j. General Notes found in the Town of Los Gatos General Guidelines.
k. 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.
l. A statement that all utility boxes in vehicular pathways shall be traffic-rated.
57. STANDARD PLAN COMPLIANCE – The project shall comply with the Town’s Standard
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Plans to the approval of the Town Engineer. Street improvements, all street sections,
the design of all off-site storm drainage facilities shall be in accordance with most
current 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.
58. 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 as a result 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.
59. UNDERGROUND UTILITIES – All new services to the development shall be placed
underground in accordance with the various utility regulations and consistent with
sheet JT5. Underground utility plans must be submitted to the Town and approved by
the Town Engineer prior to installation.
60. UTILITY RESPONSIBILITIES – The Applicant shall enter an agreement assuming
responsibility for the maintenance of stormwater drainage facilities, including piped
and open channel stormwater conveyances in private areas. The Applicant is
responsible for all expenses necessary to connect to the various utility providers.
Currently, 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, and the sanitary sewer system in Los Gatos is owned and maintained by
West Valley Sanitation District. Any alterations of the approved utilities listed must be
approved by the Town prior to any construction.
61. 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, West Valley
Collections and Recycling, and AT&T (or the current “Carrier of Last Resort”) with a
statement indicating either a list of improvements necessary to serve the project or a
statement that the existing network is sufficient to accommodate the project.
Approved plans from these companies will also satisfy this condition. Coordination of
the stormwater conveyance system will be addressed during the Grading Permit
review.
62. PREPARATION OF ELECTRICAL PLANS – All street lighting electrical plans shall be
prepared by a California registered professional engineer experienced in preparing
these types of plans.
63. ON-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
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illumination in foot-candles and the uniformity ratio for all areas. This lighting standard
is applicable to all parking lots, driveways, circulation areas, aisles, passageways,
recesses, and accessible grounds contiguous to all buildings. Private, interior
courtyards 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.
64. STORM DRAINAGE STUDY – The Applicant shall submit a Storm Drainage Study for the
proposed development stormwater conveyance system evaluating pre- and post-
development peak discharge rates for the theoretical 2-year, 10-year, and 100-year
(50- percent, 10-percent, and 1-percent annual chance) storm events including
supporting hydraulic calculations for proposed pipe network. The study must address
sizing and design details for the stormwater treatment 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.). 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 shall construct and
dedicate to the Town new downstream storm drainage facilities necessary to achieve
a connection point water depth no more than 80 percent full during the projected 10-
year storm event. The study must evaluate the 100- year storm event base flood
elevation. The finish floor elevations of all structures must be constructed at least 1-
foot above this elevation. The Applicant shall submit the study for review and approval
by the Town Engineer prior to the issuance of the first building permit.
65. STORMWATER MANAGEMENT PLAN – The Applicant shall develop a Storm Water
Management Plan (“SWMP”) that complies with the California Water Board regulations
and delineates 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 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 are
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. The Applicant must integrate an N+1 redundancy and generator backups at all
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required pump locations and include an alarm system that will notify the owner
or operator of a pump failure.
c. 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.
66. 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.
67. SITE DRAINAGE – Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed. Any storm drains (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.
68. OFF-SITE DRAINAGE – The Applicant shall not alter any existing drainage patterns
without an approved Grading Permit.
69. CLEAN, INSPECT, AND REPAIR STORM LINE – If the project will 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
and be completed prior to building permit issuance. The video of the inspection shall
be reviewed with PPW and any cracked, broken, or otherwise compromised integrity is
found, the areas of the line along the project frontage shall be repaired by the
Applicant at the applicant’s expense. The Applicant shall include the required repairs
on the Improvement Plans submitted. All necessary repairs to the storm line shall be
completed and approved prior to the project connecting to the storm drainage system.
70. 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
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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.
71. 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 ensure a Qualified SWPPP Developer (QSD) or
Qualified SWPPP Practitioner (QSP) monitors erosion and sediment control as
required by the Construction General Permit. The Applicant must take measures to
ensure continuous compliance with the Construction General Permit, and 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 comply with applicable measures contained in the
most current Santa Clara County National Pollutant Discharge Elimination System
(NPDES) Municipal Regional Permit (MRP). 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 Applicant must permit Town staff onsite to conduct
periodic NPDES inspections throughout the recognized storm season to verify
compliance with the Construction General Permit and Stormwater ordinances and
regulations.
72. 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 and addressed on sheet C-4 and traffic report by
Hexagon. 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.
73. GEOTECHNICAL REVIEW – Prior to building permit issuance, the Applicant’s
Geotechnical Engineer shall review and approve all geotechnical aspects of the project
building and grading plans (i.e., site preparation and grading, site surface and
subsurface drainage improvements, and design parameters for foundations, etc.) to
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ensure that the recommendations by Quantum’s “Geotechnical Investigation” dated
August 2, 2024 and ENGEO’s “Preliminary Fault Evaluation Report” dated August 1,
2024 have been properly incorporated or provide recommended revisions necessary.
The Applicant shall submit the results of the geotechnical plan review organized by the
Project Geotechnical Consultants in a letter and submitted to the Town for review by
the Town Engineer. 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.
74. 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.
75. 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 PPW 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.
76. 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.
77. GARBAGE/RECYCLE STORAGE AND SERVICE – The Applicant shall provide adequate area
for the purposes of storing garbage and recycling collection containers for scheduled
servicing by the Town’s solid waste collection provider. The collection containers shall
be brought out to the driveway on the day of service and returned to the property
garages 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 an occupancy permit.
78. SITE LANDSCAPING COORDINATION – The Applicant shall coordinate the overall site
landscaping and the stormwater treatment area landscaping. Stormwater treatment
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areas should be identified on the site first, and then site landscaping 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.
Sanitary sewer facilities cannot be aligned through stormwater treatment facilities.
79. TRANSPORTATION DEMAND MANAGEMENT (“TDM”) PLAN – Consistent with General
Plan TDM policy (Policy MOB-1.1), the Applicant shall submit a Transportation Demand
Management Plan prior to the issuance of any building permit. The TDM plan shall be
consistent with the Local Transportation Analysis by Hexagon Transportation
Consultants dated December 20, 2024 and may include the measures such as bicycle
facility provisions, shower facilities, local shuttle service, transit passes and subsidies,
carpool incentive, designated car share parking, and other measures that may be
required by the Town Engineer.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE APPROVAL OF THE FINAL MAP OR
PARCEL MAP, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME.
80. DEDICATIONS – The Applicant or owner shall dedicate a three (3) foot wide strip of land
to the Town in fee along Garden Lane frontage.
81. QUITCLAIM OF EASEMENT(S) – The Applicant has indicated that the existing 10-foot
ingress and egress easement per 4407 OR 725 and Sanitary Sewer Easement per E623
OR 177 in favor of APN 424-19-069 will be abandoned. This abandonment shall be
recorded, and an electronic copy (PDF) of the recorded quitclaim shall be submitted to
the Town Engineer prior to issuance of a grading or building permit. The existing sewer
line serving APN 424-19-069 shall be re-routed to the onsite sanitary sewer system.
82. 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.
83. SUBDIVISION (FINAL) MAP – The Applicant shall have a subdivision map, prepared by a
person authorized to practice land surveying in California, delineating all parcels
created or deleted and all changes in lot lines in conformance with the Los Gatos Town
Code and the Subdivision Map Act. Existing buildings shall be demolished prior to the
recordation of the map if they will conflict with any newly created lot line. The Town
Council must approve all Final Maps. The Town Council meeting will be scheduled
approximately fifty
(50) days after the Final Map, Public Improvement Plans, Stormwater Treatment
Facilities Maintenance Agreement, Landscape Maintenance Agreement, and
Subdivision Improvement Agreement are approved by the Town Engineer. The Final
Subdivision Map shall be approved by PPW and recorded by the County Recorder’s
Office prior to the issuance of the first building permit. In lieu of the Town Clerk’s
Office coordinating the recordation of the Final Map(s) with the County, the Applicant
may submit a map guarantee by the Applicant’s title company for the release of the
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signed Final Map to the title company for recordation. Prior to the Town’s release of
the Final Map, the Town Engineer may require the Applicant 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.
84. 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, streetlights,
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 Parcel or Final
Map.
85. MONUMENTS – The Applicant shall arrange for the engineer to have all monuments
set per the recorded 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 final
certificate of occupancy.
86. 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. References to the Stormwater Treatment
Facilities Maintenance Agreement obligations shall be incorporated. The CC&Rs shall
be reviewed and approved prior to the Town Council approval of the Final map.
87. 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 maps 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.
88. 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
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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 securities required by the SIA.
89. RESTORATION OF PUBLIC IMPROVEMENTS – The Applicant shall repair or replace all
existing improvements not designated for removal that are damaged or removed
during construction to the extent caused by the project itself. 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 release
of securities required by the SIA. The Applicant shall request a walk- through with the
PPW Inspector before the start of construction to verify existing conditions.
90. 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 2.5” overlay with asphalt concrete for the entire width of the
southbound roadway of Los Gatos Boulevard along the entire property length and the
full width of Garden Lane including the intersection of Garden Lane and Oak Park Drive.
Prior to overlay, any base failure repair or required dig-outs identified by the PPW
Inspector shall be completed. The Town Engineer shall approve the roadway repair
prior to release of securities required by the SIA.
91. 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 PPW upon request. The agreement shall
be executed prior to occupancy of the first building and include the following:
a. The property owner shall operate and maintain all on-site stormwater
treatment facilities in good condition and promptly repair/replace any
malfunctioning components.
b. The property owner shall inspect the stormwater treatment facilities at least twice
per year and submit an inspection report to PPW at
PPW_Stormwater@losgatosca.gov no later than October 1st for the Fall report, and
no later than March 15th of the following year for the Winter report. Once in fall
before October 1st in preparation for the wet season, and once in winter before
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;
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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. The property owner shall not make any design changes to the system with the
Town’s approval.
d. The property owner(s) shall develop a maintenance and replacement schedule for
the stormwater treatment facilities that describes maintenance frequency and
responsibility. This maintenance schedule shall be included with the approved
Stormwater Treatment Facilities Maintenance Agreement.
e. The property owner(s) shall reimburse the Town for the cost of site
inspections required under the Municipal Regional Permit.
f. The property owner(s) shall authorize Town Staff to perform maintenance and/or
repair work and to recover the costs from the property owner in the event that
maintenance or repair is neglected, or the stormwater management facility
becomes a danger to public health or safety.
92. STORMWATER MANAGEMENT FACILITIES INSPECTION – 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. All soil
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. 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 the
stormwater treatment facilities.
93. 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 Boulevard and Garden Lane
frontages located within the public right-of-way. The agreement must be executed and
accepted by the Town Attorney prior to the issuance of any occupancy permit.
94. EMERGENCY RESPONDER RADIO COVERAGE – All new buildings, including parking
garages and hospitals, shall have approved radio coverage for emergency responders
throughout their interiors. Prior to issuance of the final occupancy permit, the
Applicant shall conduct a radio signal survey demonstrating compliance with Section
510 of the California Fire Code and the applicable provisions of NFPA 72 (National Fire
Alarm and Signaling Code) and NFPA 1221 (Standard for the Installation, Maintenance,
and Use of Emergency Services Communications Systems). Radio coverage must meet a
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minimum signal strength of -95 dBm, ensuring at least 95 percent coverage throughout
general building areas and 99 percent coverage within critical areas, as defined by
these standards. If the survey shows inadequate coverage, the Applicant shall install an
approved Emergency Responder Radio Coverage System (ERRCS), such as an FCC-
certified signal booster or distributed antenna system (DAS), meeting the requirements
of the California Fire Code and referenced NFPA standards. All ERRCS installations must
include battery backup, monitoring systems, and shall be tested and approved by the
Fire Marshal (or designee) prior to 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.
95. PROJECT CONSTRUCTION SETUP – All storage and office trailers will be kept off the
public right-of-way.
96. PUBLIC WORKS CONSTRUCTION NOTICE – The contractor shall notify the PPW Inspector
at least ten (10) working days prior to the start of any construction work. At that time,
the Contractor shall provide an initial project construction schedule and a 24-hour
emergency telephone number list.
97. PROJECT CONSTRUCTION SCHEDULE – The contractor shall submit the project schedule
in a static PDF 11”x17” format and Microsoft Project, or an approved equal. The
Contractor shall identify the scheduled critical path for the installation of
improvements to the approval of the Town Engineer. The schedule shall be updated
monthly and submitted to the PPW Inspector in the same formats as the original.
98. PROJECT CONSTRUCTION HANDOUT – The Contractor shall provide to the Town
Engineer an approved construction information handout for the purpose of
responding to questions the Town receives regarding the project construction.
99. PROJECT CONSTRUCTION SUPERVISION – The Contractor shall always provide a
qualified supervisor on the job site during construction.
100. PUBLIC WORKS CONSTRUCTION INSPECTION – All work shown on the Improvement
Plans shall be inspected to the approval of the Town Engineer. Uninspected work shall
be removed as deemed appropriate by the Town Engineer.
101. PROJECT CONSTRUCTION HOURS – Construction activities related to the issuance of any
PPW permit shall be restricted to the weekday between 8:00 a.m. and 6:00 p.m. and
Saturday 9:00 a.m. to 4:00 p.m. No work shall be done on Sundays or 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 Encroachment Permit may be performed
on the weekend unless prior approvals have been granted by the Town Engineer. The
Town Engineer may apply additional construction period restrictions, as necessary, to
accommodate standard commute traffic along arterial roadways and along school
commute routes. Onsite project signage must state the project construction hours. The
permitted construction hours may be modified if the Town Engineer finds that the
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following criteria is met:
a. Permitting extended hours of construction will decrease the total time needed
to complete the project without an unreasonable impact to the neighborhood.
b. Permitting extended hours of construction is required to accommodate a
construction requirement such as a large concrete pour or major road closure. Such
a need would be presented by the project's design engineer and require approval
of the Town Engineer.
c. 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.
d. The exemption will not conflict with any other condition of approval required by
the Town to mitigate significant environmental impacts.
e. The contractor or property owner will notify residential and commercial occupants
of adjacent properties of the modified construction work hours. This notification
must be provided three days prior to the start of the extended construction activity.
f. 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.
g. The Town Engineer may revoke the extended work hours at any time if the
contractor or owner of the property fails to abide by the conditions of extended
work hours 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.
h. The waiver application must be submitted to the PPW Inspector ten (10) working
days prior to the requested date of waiver.
102. PROJECT CONSTRUCTION BMPs – 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 ordinances, the project specific temporary
erosion control plan, and other generally accepted engineering practices for erosion
control as required by the Town Engineer when undertaking construction activities.
103. PROJECT CONSTRUCTION EXCAVATION – The following provisions to control
traffic congestion, noise, and dust shall be followed during site excavation,
grading, and construction:
a. All construction vehicles should be properly maintained and equipped with
exhaust mufflers that meet State standards.
b. Travel speeds on unpaved roads shall be limited to fifteen (15) miles per hour.
c. 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.
d. 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
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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.
e. 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.
f. 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.
g. 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.
h. 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. Mud, silt, concrete and
other construction debris shall not be washed into the Town’s storm drains.
i. Construction activities shall be scheduled so that paving and foundation
placement begin immediately upon completion of grading operation.
j. 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.
k. 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.
l. 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.
m. 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.
104. MATERIAL HAULING ROUTE AND PERMIT – For material delivery vehicles equal to, or
larger than two-axle, six-tire single unit truck size as defined by FHWA Standards, the
Applicant shall submit a truck hauling route that conforms to Town of Los Gatos
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Standards for approval. Note that the Town requires a Haul Permit be issued for any
hauling activities. The Applicant 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 Los Gatos Boulevard
to Highway 85 or Lark Avenue to Highway 17. 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. The
Applicant must provide an approved method of cleaning tires and trimming loads on
site. All material hauling activities shall be done in accordance with applicable Town
ordinances and conditions of approval.
105. 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
required improvements 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.
106. HOLIDAY CONSTRUCTION MORATORIUM – Due to concerns for business impacts
during the holiday season (defined as starting the Monday of Thanksgiving week
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.
107. CONSTRUCTION WORKER PARKING – The Applicant shall provide a Construction
Parking Plan that minimizes the effect of construction worker parking in the
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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).
108. SITE WATER DISCHARGE – In accordance with the Town Code, Prohibition of Illegal
Discharges (Los Gatos Town Code Section 22.30.015), the Town Engineer may approve
in coordination West Valley Sanitation District the discharge of uncontaminated
pumped ground waters to the sanitary sewer only when such source is deemed
unacceptable by State and Federal authorities for discharge to surface waters of the
United States, whether pretreated or untreated, and for which no reasonable
alternative method of disposal is available. Following the verification of the applicable
local, state and/or federal approvals, a Discharge Plan will be approved and monitored
by the Town Engineer.
THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES THAT THE USE
PERMITTED BY THIS ENTITLEMENT OCCUPIES THE PREMISES.
109. 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 stormwater facilities, emergency
maintenance needed to protect public health or watercourses, and facility
replacement or repair if 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 rates.
b. Maintenance of the storm drain inlets “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
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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:
110. GENERAL: Construction documents shall be consistent with the approved entitlement
plans and Santa Clara County Fire Department AMMR PC 24-4857. 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.
111. MODIFIED FIRE SPRINKLERS REQUIRED: (As Noted on Sheet PI-1 and approved AMMR
PC 24-4857) 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. Make a note on building permit set cover sheet
that an approved AMMR is included and an upgraded sprinkler system will be installed.
A copy of the Alternate Means/Methods application form, with approval signature, and
these comments shall be made part of the building permit drawing set, to be routed to
Santa Clara County Fire Department for final approval.
112. FIRE ALARM REQUIREMENTS: (As Noted on Sheet PI-1) Refer to CFC Sec. 907 and the
currently adopted edition of NFPA 72. Submit shop drawings (3 sets) and a permit
application to the SCCFD for approval before installing or altering any system. Call
(408) 341-4420 for more information.
113. BUILDINGS AND FACILITIES ACCESS: (As Noted and consistent with Sheet C-8 and
AMMR PC 24-4857) 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].
114. FIRE APPARATUS (AERIAL) ACCESS ROADWAYS: (AMMR PC24-4857 approved) Where the
vertical distance between the grade plane and the highest roof surface exceeds 30 feet
(9144 mm), approved aerial fire apparatus access roads shall be provided per AMMR PC
24-4857. For purposes of this section, the highest roof surface shall be determined by
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measurement to the eave of a pitched roof, the intersection of the roof to the exterior
wall, or the top of parapet walls, whichever is greater. Exception: Where approved by
the fire code official, buildings of Type IA, Type IB or Type IIA construction equipped
throughout with an automatic sprinkler system in accordance with Section 903.3.1.1
and having firefighter access through an enclosed stairway with a Class I stand pipe
from the lowest level of fire department vehicle access to all roof surfaces. Overhead
utility and power lines shall not be located within the aerial fire apparatus access
roadway. Width: Fire apparatus access roads shall have a minimum unobstructed width
of 26 feet (7925) in the immediate vicinity of any building or portion of building more
than 30 feet (9144 mm) in height.
Proximity to building: At least one of the required access routes meeting this condition
shall be located within a minimum of 15 feet (4572) and a maximum of 30 feet
(9144mm) from the building, and shall be positioned parallel to one entire side of the
building, as approved by the fire code official [CFC Chp. 5 and SCCFD SD&S A-1].
115. FIRE APPARATUS (ENGINE) ACCESS ROADWAYS: (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, 50 feet outside, and a maximum slope of 15%. Surface shall be capable
of supporting 75K pounds. Installations shall conform to Fire Department Standard
Details and Specifications sheet A-1. CFC Sec. 503.
116. 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.
117. REQUIRED FIRE FLOW: The fire flow for this project is 4000 GPM at 20 psi residual
pressure. If an automatic fire sprinkler system will be installed, the fire flow will be
reduced by 25%, establishing a required adjusted fire flow of 3000 GPM at 20 psi
residual pressure. Note: The minimum required number and spacing of the hydrants
shall be in accordance with CFC Table C102.1.
118. PUBLIC FIRE HYDRANT REQUIRED: (As Noted on Sheet C-8) Provide a public fire
hydrant at a final location to be determined jointly by the Fire Department and San
Jose Water Company. Maximum distance of 315 feet from the building frontage, 500
ft between hydrants and a maximum of 100 feet from the FDC, with a minimum
hydrant flow of 3000 GPM @ 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.
119. FIRE DEPARTMENT CONNECTION: (As Noted on Sheet C-8) The fire department
connection (FDC) for the structure in support of the sprinkler system shall be installed
at the street on the street address side of the building. It shall be located within 100
feet of a public fire hydrant and within ten (10) feet of the main PIV (unless otherwise
approved by the Chief due to practical difficulties). FDC's shall be equipped with a
minimum of two (2), two-and-one-half (2- 1/2”) inch national standard threaded inlet
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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].
120. GROUND LADDER ACCESS: (As Noted on Sheets FE) 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.
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 requirements of the water purveyor of record are documented by
that purveyor as having been met by the applicant(s). [2022 CFC Sec. 903.3.5 and
Health and Safety Code 13114.7].
122. 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].
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. FIRE LANES REQUIRED: (As Noted on Sheet C-8) The minimum clear width of fire
department access roads shall be 20 feet. The minimum outside turning radius is 50
feet for required circulating access roadways. 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.
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125. PARKING: When parking is permitted on streets, in both
residential/commercial applications, it shall conform to the following:
a. Parking is permitted both sides of the street with street widths of 36 feet or more
b. Parking is permitted on one side of the street with street widths of 28 – 35 feet
c. No parking is permitted when street widths are less than 28 feet
NOTE: Fire lane and turnaround striping shall be provided and verified by site inspection.
126. GENERAL: This review shall not be construed to be an approval of a violation of the
provisions of the California Fire Code or of other laws or regulations of the jurisdiction.
A permit presuming to give authority to violate or cancel the provisions of the fire code
or other such laws or regulations shall not be valid. Any addition to or alteration of
approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6].
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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
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Los Gatos Green – Town of Los Gatos
City Ventures is pleased to submit a proposal for a premier townhome style community development
located at 15349 & 15367 Los Gatos Blvd in the town of Los Gatos. This community is designed to engage
the town in both the built and natural environments. A central green, orange trees, community gathering
place, and an engaged pedestrian-oriented Los Gatos Blvd frontage all combine to offer an enhanced
community unlike any other. The architecture, historically grounded and unique to Los Gatos, will offer 3
story townhome style units. The proposed architecture will capture a refined style for families to grow
and thrive. Meandering paseos have been thoughtfully designed to provide connectivity for all residents
and visitors to enjoy. The outdoor space will provide a serene environment for residents to relax, socialize,
and enjoy outdoor activities.
The community will encompass 55 for-sale solar all-electric townhome style homes ranging from
approximately 202 to 1,594 sq ft, many homes encompassing a two-car private garage (88 spaces)
accessed by a common drive aisle. The community will host 47 market rate homes. Of the market rate
homes, there will be 4 units designed as live work along Los Gatos Blvd. There will be 8 inclusionary below
market rate units. Many homes will feature dedicated front yard areas and oversized decks that support
the indoor / outdoor relationship. There will be 8 floor plans, 5 residential buildings in total with 5 unique
residential building types, common area green, and 10 guest parking spaces. A blending of the newly
constructed townhomes with the existing environment will create a premier community in the town of
Los Gatos.
The project is consistent with the CH: HEOZ within the Town of Los Gatos. The project is a Housing
Development Project within the meaning of Government Code section65589.5(h)(2) and has been
designed to comply with applicable objective general plan and subdivision standards and criteria as
described in Government Code section 65589.5(j). The project qualifies as CEQA Exempt under Public
Resources Code section 21094.5 (“Class 32 Urban Infill Exemption”) and qualifies to be exempt from
parking requirements per assembly Bill No. 2097. City Ventures will be pursuing the Class 32 Urban Infill
Exemption. City Ventures is requesting a Design Review Permit, a Vesting Tentative Tract Map Permit, and
consideration under the State's SB 330 Application. Additionally, City Ventures is requesting Density Bonus
Waivers. The State Density Bonus will allow for a waiver to increase the building height, reduced setback,
and reduced parking. A concession is being requested for Below Marking Rate units to be units 5X, 6X and
8X.
We are excited to collaborate with the town of Los Gatos to pursue a project that will bring vibrancy and
much-needed housing to the neighborhood. We look forward to bringing this community to fruition. We
look forward to working with the town to address the critical need for new housing with solar all electric
townhomes and live work homes.
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Page 1 of 4
October 25, 2024
Sean Mullin, AICP
Senior Planner
110 E. Main Street
Los Gatos, CA 95030
Dear Mr. Sean Mullin,
I am writing to you to present our proposal for the development of a premier townhome-style community
at 15349 & 15367 Los Gatos Blvd in the town of Los Gatos. Our vision for this project is to create a vibrant
and engaging community that harmonizes both the built and natural environments of Los Gatos. The
proposed development is designed to be a unique addition to the town, meeting the elements of the
Town’s adopted Housing Element, complementing the existing neighborhood, and incorporating
elements that foster community engagement and connection. The architectural design of the community
draws inspiration from the rich history of Los Gatos. With three-story townhome-style units and
meandering paseos that encourage connectivity, the development will provide a welcoming environment
for residents and visitors alike.
Property Description
The properties, as noted above, are located at 15349 and 15357 Los Gatos Boulevard (APN 424-19-048,
424-19-049) and consist of 1.56 acres (gross) and a resulting 1.54 acres(net) with the incorporation of the
Garden Lane dedication per Town Engineering Division Comment #1. The property has a General Plan use
designation of mixed use commercial and underlying zoning CH-HEOZ. The site is also designated as Site
Inventory Site C-2 in the Town of Los Gatos 2023-2031 Housing Element1 and meets the Town’s goals.
The General Plan and Housing Element contain policies and implementation programs aimed at
addressing the existing and future housing needs of Los Gatos. The proposed project harmonizes the
various goals and policies of both the 2040 General Plan (GP), the 2020 General Plan Land Use Element,
Housing Element (HE), and Town Code. The proposed housing, and its substantial conformance with the
goals and polices of the aforementioned documents and will not be detrimental to public health, or
general welfare, are essential and will not impair the integrity and character of its location.
Our development team had the opportunity to discuss the project early on with the Town and continues
to have discussions with Staff regarding the nature and scope of the project pursuant to Policy LU-1.1 .
The proposed location of our property not only has been identified as a Housing Element site but more
importantly, is considered infill development pursuant to Goal LU-7 and Policy LU-1.4. The proposed
property with its mix of town homes and work/live units is desirable in that is provides opportunities for
housing that can accommodate the needs, preferences and financial capabilities of current and future
residents in terms of different housing types, tenures, density, size and costs pursuant to Policy LU-2.2
and Policy LU-6.7. . With its proximity to transit (at its Los Gatos Boulevard frontage), Oak Hill Playground,
Live Oak Manor Park, Good Samaritan Hospital and Trader joes; it contributes to the community fabric
that supports a robust housing mix and convenient access to goods and services that meet daily needs
1 Housing Element serves at Chapter 10 in Town’s 2040 General Plan.
EXHIBIT 6Page 205
Page 2 of 4
pursuant to Policy LU-2.1. The project’s thoughtful design and orientation of homes, outdoor community
gathering areas andinterior walkability promote policy LU-13.4 to incorporate a balanced development
that minimizes impacts on adjacent residential areas and meets the changing needs of a population.
Project Proposal
The project proposes to subdivide two existing legal parcels which contain existing commercial into 55
for-sale solar all-electric townhome-style homes. These homes will feature dedicated front yard areas,
decks, and private two-car garages, ensuring a comfortable and convenient living experience. Four units
facing Los Gatos Boulevard have been designated as live/work. The project is proposing a total of eight
below market rate units. Four Plan Type-5x units would be restricted for-sale to low-income households,
Two Plan Type-6x units would be restricted for-sale to moderate-income, and two Plan Type-8x units
would be restricted for-sale to moderate income.
Access to the project site will be a “loop” private shared alley off Garden Lane. On-site guest parking is
accommodated off Garden Lane. The site is incorporating low impact storm water bioretention treatment
and pervious pavers that will also add to the character of the shared street. Central to our design is the
inclusion of a green space that will serve as a community gathering amenity, all aimed at creating a sense
of place and welcoming. Our pedestrian-oriented approach along Los Gatos Blvd will contribute to the
vitality of the area. Additionally, our live-work units along Los Gatos Blvd will contribute to the economic
vitality of the area, providing opportunities for entrepreneurship and creativity.
Pursuant to the Common Interest Development Act, a homeowners association (HOA) would be created
to own and maintain the private alleys.
Senate Bill 330 and Density Bonus
The project submitted a preliminary application under Senate Bill 330, which has been deemed submitted,
establishing a vesting date of April 30, 2024. A formal application was submitted to the Town on May 16,
2024.
The property has a General Plan use designation of mixed use commercial and underlying zoning of CH-
HEOZ. Town MC Section 29.20.195 requires an application of a conditional use permit (CUP) to allow
housing. The live/work and the multi-family residential are both a permitted activity. Furthermore, the
proposed uses of the property are essential or desirable to the public conveniences or welfare; the
proposed uses will not impair the integrity and character of the zoning district; the proposed uses would
not be detrimental to public health, safety, or general welfare; the proposed uses of the property are in
harmony with the various elements or objectives of the General Plan and the purposes of this Ordinance.
(I.7.g)
As a result of the inclusion of at least 10% of the units in the for-sale development restricted to moderate
income residents, the project is eligible for waivers and reductions to development standards that have
the effect of physically precluding the construction of a development (GC Section 65915(b)1)) and
incentives or concessions (GC Section 65915(d)(1) under State Density Bonus Law. The project additionally
is eligible for a vehicular parking ratio pursuant to GC Section 65915(p)1.
Page 206
Page 3 of 4
A list of waivers are detailed on sheet PO-1 of the plans and listed here:
Density Bonus Waivers
LGTC 29.80.505 Front Setback
LGTC 29.10.065 Rear Setback
LGTC 29.10.155 Width of Single Car Garage
ODS A.2.2 Short Term Bicycle Parking
ODS A.3.3 Long Term Bicycle Parking
ODS A.7.3 Utilities (Screening)
ODS A.8.2 Landscaping and Screening
ODS A.9.1 Fencing
ODS A.10.1 & .2 Retaining Wall
ODS A.11.1A Landscaped Private, and Community Recreation Spaces
ODS A.11.B.(i)(ii) Landscape, Private & Community Recreation Spaces
ODS A.12 Building Placement
ODS B.1.1.a & c Massing and Scale
ODS B.1.2 Massing and Scale
ODS B.4.1a & b Façade Design and Articulation
ODS B.3 Façade Design and Articulation
ODS B.4.7.a Façade Design and Articulation
ODS B.4.11 Façade Design and Articulation
ODS B.4.12.a Façade Design and Articulation
ODS B.4.13 Façade Design and Articulation
ST-201 Detached 5 foot sidewalk
We are requesting a concession for Below Market Guideline Price Housing Program Guidelines Section III,
“Characteristics of the BMP Unit”. The plan type units identified to be restricted for-sale to low-income
and moderate-income were curated with affordability in mind. The units have premium corner lot
locations whose external experience would not be indiscernible to that of the market rate units. The units
are well sized with affordability in mind and will share equally in the amenities this development has to
offer.
Closing
In conclusion, we are excited about the opportunity to collaborate with the town of Los Gatos on this
transformative project. We believe that our development will not only address the critical need for new
housing but also enrich the fabric of the community. We look forward to working closely with you to bring
this vision to fruition.
Thank you for your consideration.
Pamela (Salas) Nieting, PE, LEED AP
Vice President
City Ventures
Page 207
Page 4 of 4
Page 208
July 29, 2024
Mr. Sean MullinCommunity Development DepartmentTown of Los Gatos110 E. Main StreetLos Gatos, CA 95031
RE: 15349 & 15367 Los Gatos Blvd.
Dear Sean:
NEIGHBORHOOD CONTEXT
The site is located on Los Gatos Blvd. in an area largely dominated by commercial development. A
single family neighborhood is located immediately to the rear across Garden Lane. Photos of the site
and surrounding neighborhood are shown on the following pages.
EXHIBIT 7
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July 29, 2024 Page 2
THE SITE
Site Los Gatos Blvd. Frontage Recent office project immediately across Los Gatos Blvd.
Site: Garden Lane Frontage Single Family Neighborhood immediately across Garden LanePage 210
15349 & 15367 Los Gatos Blvd.Design Review Comments
July 29, 2024 Page 3
PROPOSED PROJECT
PROPOSED SITE LAYOUT PLAN
LOS GATOS BLVD. STREETSCAPE
GARDEN LANE STREETSCAPE
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ISSUES AND CONCERNS
The proposed development plan appears to maximize the development capacity within the framework of
its proposed three story townhome configuration and the framework of the application type. The need to
meet the site’s required minimum density and the constraints of the site do pose special challenges while still
building a project that respects the community’s expectations of new construction that will be sympathetic to
the town’s small scale and character. I would note that Los Gatos has become a highly desirable community
for individuals and families drawn to the town’s unique scale and character. While residential development
projects that might be out of the norm of those expectations may be possible under this proscribed approval
process, they may not achieve the applicant’s marketing goals if perceived to be at odds with the established
scale and character of the town.
This review will be focused on identifying issues and suggesting a range of examples that might be
considered in addressing those issues while remaining available to collaborate with staff and the applicant in
the further refinement of the project, if needed.
Some of the relevant issues include the following:
1. Guest Parking
The placement of all of the guest parking along the northern edge of the site is out of balance with the
site development. Pedestrian access to the individual unit entries is mostly funneled to the exterior street
frontages. Also the dead end parking aisle could pose turn around difficulty if all of the guest spaces
were occupied.
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July 29, 2024 Page 9
2. Internal Pedestrian Circulation
The site development plan is organized around a common central landscaped open space which could
create a sense of neighborhood community. Unfortunately, the pedestrian linkages between the units
and that central commons area and between individual units is circuitous or awkward. Residents of all
units except those immediately fronting on the common area would need to walk around the full length
of a building and then across an auto drive aisle to reach the commons area. Alternatively, they could
exit through their garage to the auto drive aisle to reach the common area - a feature not very desirable
for residents accompanied by guests.
In addition, access from many units to the Los Gatos Blvd. sidewalk frontage is limited and circuitous.
3. Site Edge Landscaping
Currently the Garden Lane street frontage is dominated by a strong row of mature landscaping which
will be removed for the proposed project. While the existing single family neighborhood immediately
across Garden Lane is inward turning and would not seriously be impacted by the loss of this
landscaping, it will nevertheless change the mature wooded character of Garden Lane. Given the need
and desire for additional housing in the community this may be acceptable, but there should be at least
some focused attention on the details and character of both the new landscaping and the residential end
elevations facing Garden Lane.
4. Facade Massing
The proposed building are all composed of rectangular floor plates with some facade changes to provide
an implied breakdown in building mass.
However, the majority of residential street frontages along Los Gatos Blvd. and other major town
thoroughfares are single family homes on separated lots with more current higher density projects
comprised of separated small lot single family homes or connected rowhomes with substantial front
facade offsets to relate to the scale and appearance of the single family homes - see photo examples of
facing the North 40 Lark Avenue and Blossom Hill Road frontages below.
Lark Avenue Blossom Hill Road
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15349 & 15367 Los Gatos Blvd.Design Review Comments
July 29, 2024 Page 10
5. Los Gatos Blvd. Frontage Setbacks
In addition to the street frontage massing noted above, the facade articulation and building setback along
Los Gatos Blvd. is of concern. As proposed the setback line is established at a uniform 10 feet. Other
recent similar multifamily developments along Los Gatos Blvd. have larger and more varied building
setbacks. The Laurel Mews project has a 17 front setback and the 371 Los Gatos Blvd. homes were
approved with individual setbacks which vary from 10 to 18 feet.
6. Facade Roof Slopes
The major roof slopes are relatively
steep but there are other smaller
masses with much lower roof pitches.
Other residential development in Los
Gatos has been strongly encouraged to
provided unified roof slopes throughout
a residential structure and is included
specifically as a guideline in the town’s
single and double family residential design
guidelines,
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15349 & 15367 Los Gatos Blvd.Design Review Comments
July 29, 2024 Page 11
7. Facade Articulation and Materials
It is clear that a lot of thought has gone into the articulation of the building facades. However, there is
one element where the massing and roof form seems to be less well integrated into the overall facade
design. That element is the small projecting first floor gabled masses adjacent to unit entries on many of
the front facades.
The other facade articulation and materials issue is much more nuanced. In the past the town has
emphasized the identification of individual units in multifamily rowhome and small lot detached home
developments as a priority, and has largely discouraged designs with more of an apartment building
character where the design does not emphasize individual unit identity. The proposed design appears
to be a single color throughout the project utilizing three different types and textures of hardboard
materials. The uniform color should help in unifying the appearance of each individual building but
the very activated distribution of materials seems like it would not, in most cases, articulate a sense of
individual townhomes. The diagrams below illustrate to distribution of the three proposed materials on
the front and rear facades of the five proposed buildings.
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July 29, 2024 Page 13
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July 29, 2024 Page 14
RECOMMENDATIONS
1. Guest Parking and Internal Pedestrian Circulation
For enhancing a sense of neighborhood community, pedestrian circulation paths would benefit from
further refinement and connectivity. A resident should be able to walk out their front door and easily
travel to the front door of any other neighbor’s front door in the complex.
Improved linkages would also be beneficial in making the remote guest parking concentration more
convenient for serving all units in the complex.
One approach is shown on the illustration below.
Areas where paseos might be incorporated into a row of townhomes
could facilitate the pedestrian circulation system. While that approach
might entail some changes to the unit plans, the unit count and square
footage might be recovered by utilizing a small number of two story-
over-two story townhouses, similar to other that I have reviewed in the
Bay Area, and adding an additional residential floor within the roof
structure. This approach is shown in the San Mateo example photo below.
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15349 & 15367 Los Gatos Blvd.Design Review Comments
July 29, 2024 Page 15
2. Los Gatos Blvd. Frontage
Increased facade plane depth changes on the front facade would be beneficial.
Perhaps the easiest way to enhance the Los Gatos Blvd. frontage appearance and reinforcement of a Los
Gatos character would be through fencing and landscaping similar to other multifamily projects in Los
Gatos and San Mateo - see photos below.
3. Garden Lane Frontage
While the mature trees along the Garden Lane frontage are being removed, substantial new landscaping
is being added. One other change would be useful and that is the refinement of the building end
facades facing Garden Lane. This refinement would also be appropriate for all other end facades in the
project, especially the one facing Los Gatos Blvd.
Typical current end facads are shown below along with a couple of examples of more fully developed
facades.
Los Gatos San Mateo
BUILDING B BUILDING E
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15349 & 15367 Los Gatos Blvd.Design Review Comments
July 29, 2024 Page 16
4. Facade Roof Slopes
The low slope gable roofs, which are currently proposed at a roof pitch substantially lower than the
main roof slopes, would probably be better integrated into the overall building design if they utilized a
shed roof form instead of the current gable form.
One additional change that should be considered is the extension of these ground floor shed roofs over the
adjacent unit entries. That would produce a porch-like entry more typical of the residential development
along Los Gatos Blvd.
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July 29, 2024 Page 17
5. Facade Articulation and Materials
The issue of facade articulation and materials placement should be discussed by the staff and the
applicant’s design team. Should staff feel that the previous emphasis on individual units identity that the
town has generally followed is appropriate for this project, they should collaborate with the applicant on
refining the project facades.
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
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Page 1 of 2
September 13, 2024
Mr. Sean Mullin
Community Development Department
Town of Los Gatos
Re: 15349-15367 Los Gatos Boulevard, response to architectural peer review by Cannon Design
Group dated 29 July 2024.
Dear Sean,
Thank you for providing Cannon Design Groups comments. We understand the Peer Review had
three sections: Analysis, Issues and Concerns and Recommendations. Below are our responses
and you’ll find such inclusions in our revised plans.
Sincerely,
Dan Hale Pamela Nieting
Principal Vice President
Hunt Hale Jones Architects City Ventures
Response to Recommendations:
1.Guest Parking and Internal Pedestrian Circulation
The guest parking location is strategic as it creates an additional buffer from the proposed
residences and the existing gas station. This buffer also contains necessary water quality
infrastructure. The required density required a careful placement of parking. The current parking is
easily accessed and visible from the street.
Pedestrian connectivity and circulation has been enhanced by incorporating a “Woonerf”street
concept where the interior street is a shared space and designed to encourage pedestrian
circulation and activity. A pedestrian connection has been added from Los Gatos Blvd through
Building A & E to the interior street. The interior loop street incorporates pavers with a portion having
a different color highlighting a pedestrian path. Approximately 50% of the units have decks that face
the interior street, activating and enhancing the resident experience. These elements will make the
interior circulation a shared space for pedestrians and autos not a typical townhome alley.
Additional pedestrian connections through the buildings were considered but this would preclude
maintaining the proposed density.
2.Los Gatos Blvd. Frontage:
Slight adjustments have been made to the ground floor footprints to six of the eleven units in Building
A providing additional Façade Plane Depth along Los Gatos Blvd. This site is in an area of Los Gatos
Blvd which has many commercial buildings with frontages that have a more commercial and Urban
character. This influenced our design approach that the buildings that face the Boulevard would
have a more urban frontage in lieu of a more residential character of fences and porches. This
approach to the townhome frontages complements the existing fabric of the area.
EXHIBIT 8Page 227
Page 2 of 2
3. Garden Lane Frontage:
The landscape plan shows a landscape buffer that is being added in addition to carefully positioned
trees along the edge that enhance the proposed development and in turn do not cause an artificial
wall along Garden Lane. The project maximized the location of new trees both at the edge and within
where feasible.
Revisions had been made to the interior of the end units that face Garden Lane and Los Gatos Blvd.
These changes have allowed additional windows and massing elements on the end unit elevations,
additionally vines with wires have been added on the first floor. These improvements provide the
appropriate massing relief for elevations that face the street.
4. Façade Roof Slopes:
The low sloped Gable roof on the first floor have been replaced with shed roofs.
5. Façade Articulation and Materials:
This area of Los Gatos Blvd. is mixed use with a more commercial and urban character. This
character influenced the decision not to express the townhomes as individual units but rather
respond to the context of the area of larger scaled buildings and a 4-lane Boulevard with cars going
by at 35 MPH. The buildings massing and articulation is broken down into larger massing elements,
this responds to the context of larger scaled more urban commercial buildings in the area. Individual
townhome expression typical of a residential neighborhood street would not be as appropriate in
this area of Los Gatos Blvd.
Page 228
Revised February 6, 2025
REQUEST FOR STATE DENSITY BONUS LAW WAIVERS AND CONCESSION
Provide a letter addressing the concession/incentive and all waivers. For the concession/incentive,
provide justification demonstrating that it will result in identifiable and actual cost reductions to
provide for aordable housing costs. For each waiver, provide justification demonstrating how
enforcement of the subject regulation or standard would physically prevent the project from being
built at the permitted density and with the granted concession/incentive. This letter can either be
separate letter or added to an expanded Letter of Justification. ns/incentives and waivers into a single
comprehensive source for the public record.
EXHIBIT 9Page 229
Revised February 6, 2025
Sean Mullin, AICP
Senior Planner
110 E. Main Street
Los Gatos, CA 95030
Dear Mr. Sean Mullin,
I am writing to you to present our proposal for the development of a premier townhome-style
community at 15349 & 15367 Los Gatos Blvd in the town of Los Gatos. Our vision for this project is to
create a vibrant and engaging community that harmonizes both the built and natural environments
of Los Gatos. The proposed development is designed to be a unique addition to the town, meeting
the elements of the Town’s adopted Housing Element, complementing the existing neighborhood,
and incorporating elements that foster community engagement and connection. The architectural
design of the community draws inspiration from the rich history of Los Gatos. With three-story
townhome-style units and meandering paseos that encourage connectivity, the development will
provide a welcoming environment for residents and visitors alike.
Property Description
The properties, as noted above, are located at 15349 and 15357 Los Gatos Boulevard (APN 424-19-
048, 424-19-049) and consist of 1.56 acres (gross) and a resulting 1.54 acres(net) with the
incorporation of the Garden Lane dedication per Town Engineering Division Comment #1. The
property has a General Plan use designation of mixed use commercial and underlying zoning CH-
HEOZ. The site is also designated as Site Inventory Site C-2 in the Town of Los Gatos 2023-2031
Housing Element1 and meets the Town’s goals.
The General Plan and Housing Element contain policies and implementation programs aimed at
addressing the existing and future housing needs of Los Gatos. The proposed project harmonizes the
various goals and policies of both the 2040 General Plan (GP), the 2020 General Plan Land Use
Element, Housing Element (HE), and Town Code. The proposed housing, and its substantial
conformance with the goals and polices of the aforementioned documents and will not be
detrimental to public health, or general welfare, are essential and will not impair the integrity and
character of its location.
Our development team had the opportunity to discuss the project early on with the Town and
continues to have discussions with StaE regarding the nature and scope of the project pursuant to
Policy LU-1.1. The proposed location of our property not only has been identified as a Housing
Element site but more importantly, is considered infill development pursuant to Goal LU-7 and Policy
LU-1.4. The proposed property with its mix of town homes and work/live units is desirable in that is
provides opportunities for housing that can accommodate the needs, preferences and financial
capabilities of current and future residents in terms of diEerent housing types, tenures, density, size
and costs pursuant to Policy LU-2.2 and Policy LU-6.7. With its proximity to transit (at its Los Gatos
Boulevard frontage), Oak Hill Playground, Live Oak Manor Park, Good Samaritan Hospital and Trader
joes; it contributes to the community fabric that supports a robust housing mix and convenient
1 Housing Element serves at Chapter 10 in Town’s 2040 General Plan.
Page 230
access to goods and services that meet daily needs pursuant to Policy LU-2.1. The project’s
thoughtful design and orientation of homes, outdoor community gathering areas and interior
walkability promote policy LU-13.4 to incorporate a balanced development that minimizes impacts
on adjacent residential areas and meets the changing needs of a population.
Project Proposal
The project proposes to subdivide two existing legal parcels which contain existing commercial into
55 for-sale solar all-electric townhome-style homes. These homes will feature dedicated front yard
areas, decks, and private two-car garages, ensuring a comfortable and convenient living experience.
Four units facing Los Gatos Boulevard have been designated as live/work. The project is proposing a
total of eight below market rate units. Four Plan Type-5x units would be restricted for-sale to low-
income households, Two Plan Type-6x units would be restricted for-sale to moderate-income, and
two Plan Type-8x units would be restricted for-sale to moderate income.
Access to the project site will be a “loop” private shared alley oE Garden Lane. On-site guest parking
is accommodated oE Garden Lane. The site is incorporating low impact storm water bioretention
treatment and pervious pavers that will also add to the character of the shared street. Central to our
design is the inclusion of a green space that will serve as a community gathering amenity, all aimed
at creating a sense of place and welcoming. Our pedestrian-oriented approach along Los Gatos Blvd
will contribute to the vitality of the area. Additionally, our live-work units along Los Gatos Blvd will
contribute to the economic vitality of the area, providing opportunities for entrepreneurship and
creativity.
Pursuant to the Common Interest Development Act, a homeowners association (HOA) would be
created to own and maintain the private alleys.
Senate Bill 330 and Density Bonus
The project submitted a preliminary application under Senate Bill 330, which has been deemed
submitted, establishing a vesting date of April 30, 2024. A formal application was submitted to the
Town on May 16, 2024.
The property has a General Plan use designation of mixed use commercial and underlying zoning of
CH-HEOZ. Town MC Section 29.20.195 requires an application of a conditional use permit (CUP) to
allow housing. The live/work and the multi-family residential are both a permitted activity.
Furthermore, the proposed uses of the property are essential or desirable to the public conveniences
or welfare; the proposed uses will not impair the integrity and character of the zoning district; the
proposed uses would not be detrimental to public health, safety, or general welfare; the proposed
uses of the property are in harmony with the various elements or objectives of the General Plan and
the purposes of this Ordinance. (I.7.g)
As a result of the inclusion of at least 10% of the units in the for-sale development restricted to
moderate income residents, the project is eligible for waivers and reductions to development
standards that have the eEect of physically precluding the construction of a development (GC
Section 65915(b)1)) and incentives or concessions (GC Section 65915(d)(1) under State Density
Bonus Law. The project additionally is eligible for a vehicular parking ratio pursuant to GC Section
65915(p)1.
Page 231
A list of waivers is detailed on sheet PO-1 of the plans and listed in Table A. The waivers are necessary
to avoid any physical preclusion of the proposed density. Furthermore, the modifications of the
development standards as proposed by the waivers, if implemented, ensures the projects financial
feasibility2 to include the proposed aEordable housing. Justification of waivers/concession is
included in Attachment A.
Table A.
Density Bonus Waivers
LGTC 29.80.505 Front Setback
LGTC 29.10.065 Rear Setback
LGTC 29.10.155(d)(3) Width of Single Car Garage
ODS A.2.2 Short Term Bicycle Parking
ODS A.3.3 Long Term Bicycle Parking
ODS A.7.3 Utilities (Screening)
ODS A.8.2 Landscaping and Screening
ODS A.9.1 Fencing
ODS A.10.1 & .2 Retaining Wall
ODS A.11.1A Landscaped Private, and Community Recreation Spaces
ODS A.11.B.(i)(ii) Landscape, Private & Community Recreation Spaces
ODS A.12.1 Building Placement
ODS B.1.1.a & c Massing and Scale
ODS B.1.2 Massing and Scale
ODS B.4.1a & b Façade Design and Articulation
ODS B.4.3 Façade Design and Articulation
ODS B.4.7.a Façade Design and Articulation
ODS B.4.11 Façade Design and Articulation
ODS B.4.12.a Façade Design and Articulation
ODS B.4.13 Façade Design and Articulation
LGTC 29.10.155(c)(7) Driveway Depth Requirement
We are requesting a concession for Below Market Guideline Price Housing Program Guidelines
Section III, “Characteristics of the BMP Unit”. The plan type units identified to be restricted for-sale
to low-income and moderate-income were curated with aEordability in mind. The units have
premium corner lot locations whose external experience would not be indiscernible to that of the
market rate units. The units are well sized with aEordability in mind and will share equally in the
amenities this development has to oEer.
Closing
2 1 A Court of Appeal held that the state's density bonus law (Gov't Code § 65915) does not require applicants
to submit financial information to support requests for incentives or waivers and preempted a city ordinance
that required such financial documentation to show that a project would not be "economically feasible"
without the requested incentives. Schreiber vs. City of Los Angeles, 69 Cal. App. 5th 549 (2021)
Page 232
In conclusion, we are excited about the opportunity to collaborate with the town of Los Gatos on this
transformative project. We believe that our development will not only address the critical need for
new housing but also enrich the fabric of the community. We look forward to working closely with you
to bring this vision to fruition.
Thank you for your consideration.
Pamela (Salas) Nieting, PE, LEED AP
Vice President
City Ventures
Page 233
Waiver No. City Standard/Code Waiver Needed Supporting Information
1 LGTC 29.80.505 Front Setback Front Setback : Minimum 15-foot Front
Setback waiver.
The project proposes a minimum 5 foot Setback from the
common property boundary. To provide a minimum 15-foot
setbck would necessitate a substantial shift in the placement of
Building B.
This adjustment would significantly impact the project’s
viability by eliminating a minimum of four residential units.
Given the project’s emphasis on providing much-needed
housing, including affordable units as part of the State Density
Bonus, the requested waiver is essential to maintain the
intended unit count and support the project’s overarching
objectives.
2 LGTC 29.10.065 Rear Setback Rear Setback: Minimum 20-foot Rear
Setback waiver.
The project proposes a 0-foot Rear Setback along Garden Lane
to optimize site utilization and unit yield. The requirement for a
minimum 20-foot Rear Setback would necessitate a substantial
inward shift of Buildings B, C, D, and E.
This adjustment would result in the elimination of at least nine
residential units, significantly compromising the project’s ability
to deliver much-needed housing, including affordable units
under the State Density Bonus provisions.
3 LGTC 29.10.155 c.7 Driveway
Depth Requirements
25-foot driveway depth requirement The project proposes a 2.5 foot driveway as it plans on utilizes
the alleys to meet the requirement however there are 3 units
that face an alleyway that has a decreased width of 18 feet in-
lieu of 26 feet. In order to achieve an 25 foot driveway width
the drive aisle would need to increase by approximatley 4.5
feet which would physically preclude 1-2 units in building A.
4 LGTC 29.10.155 d.3 Width of
Single Car Garage
Provide a minimum Width of Single Car
Garage of 11-foot.
The project proposes to provide standard Non-ADA parking
stalls with dimensions of 9-feet by 20 feet.
Compliance with the Town of Los Gatos requirement for a
minimum 11-foot-wide single-car garage would necessitate a
substantial redesign by requiring an additional to 2 feet in
width for all one car garages. The one car garage units are
included in every single building. This adjustment would
physically preclude at a minimum 1 residential units per
building, significantly reducing the project’s overall density,
livable gross square footage, and ability to deliver much-
needed housing.
4 ODS A.2.2 Short Term Bicycle
Parking
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.
For each dwelling unit in this project 55
short term bicycle parking is required.
The project proposes to provide 20 short-term bicycle parking
spaces, which is fewer than the required 55 spaces (one space
per dwelling unit). This request seeks a waiver for the
additional 35 short-term bicycle parking spaces.
Meeting the full requirement would necessitate an additional
area of approximately 490 square feet which on this already
constrained site would require elimination of 4 stacked units
such as the P5X or P6x.
5 ODS A.3.3 Long Term Bicycle
Parking
Bicycle locker minimum requirements:
a. Dimensions of 42 inches wide, 75 inches
deep, and 54 inches high.
b. Must withstand a load of 200 pounds
per square foot.
c. Opened door must withstand 500-
pound ver?cal load.
The project requests a waiver from the bicycle locker minimum
requirements, specifically the dimensions and clearance space
required for each locker.
Due to the limited space available on the site and the need to
optimize the number of units, fitting the required bicycle
lockers in compliance with these standards would physically
preclude the construction of several units. The space required
for these lockers, including the necessary clearances for
operation, would significantly reduce the available area for
livable space, impacting both the density and feasibility of the
project.
Page 1
Page 234
6 ODS A.7.3 Utilities (Screening) 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.
The project proposes to screen ground-level utility cabinets,
mechanical equipment, trash, and service areas to the extent
possible with a 3-foot screening height. Full compliance would
require additional clearance around the utility itself in
consideration with landscape root system and utility access.
The major utilities are located along the boundary to remain
clear of the homes. To push the utilities inward in the
developable area would physically preclude at a minimum 6
homes within Buildings D, C, and B
7 ODS A.8.2 Landscaping and
Screening
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."
The project provides a landscaped area with a minimum width
of 6 feet, 6 inches, designed with narrow, upright tree species
appropriate for the limited space available. A waiver is
requested to allow fencing for private recreation spaces, as
meeting the 10-foot-wide landscape buffer requirement would
encroach upon the unit floor plans on the ground floor and
physically preclude multiple units.
Additionally, the inclusion of a six-foot-tall solid masonry wall as
a landscape buffer is not feasible due to the presence of a
utility line running between the property boundary line and the
units. Constructing such a wall would interfere with utility
access and impact the design and functionality of all 55 units in
the project.
8 ODS A.9.1 Fencing 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.
The project requests a waiver to allow fences, walls, or gates
within the required setbacks along street frontages. Complying
with the prohibition on such elements within setbacks would
necessitate shifting all buildings further into the site, directly
encroaching upon the ground-floor units.
This adjustment would reduce the livable square footage of
these units, further constraining an already space-limited site.
Preserving livable space is critical to maintaining the
functionality and marketability of the residential units,
particularly in a project designed to optimize housing density.
9 ODS A.10.1 & .2 Retaining Wall 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. 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.
The project requests a waiver to allow a south retaining wall
design that exceeds the five-foot height requirement and does
not incorporate terraced or landscaped segments as specified.
This waiver is necessary to address the significant grading
challenges on the site while preserving the proposed density.
Compliance with the requirements for terraced walls, offsets,
and landscaping would require additional space and substantial
redesign, directly impacting the footprints of Building B and
Building E. These adjustments would eliminate critical portions
of the livable square footage, precluding multiple units and
undermining the housing objectives of the project.
10 ODS A.11.1A Landscaped
Private, and Community
Recreation Spaces
a. Landscaped space: A minimum of 20
percent of the site area shall be
landscaped.
The project provides 10,127 square feet of landscaped space,
equivalent to 15% of the site area, which is less than the
required 20%. A waiver is requested to accommodate this
deviation due to site constraints and the need to prioritize
housing density.
Meeting the 20% landscaping requirement would necessitate
reallocating significant site area, which would physically
preclude the construction of two market-rate units of Plan 2x
size and four Below Market Rate (BMR) units of Plan 6x. This
reduction in units would significantly impact the project’s
ability to deliver both affordable and market-rate housing,
which is critical to meeting community needs and addressing
the regional housing shortage.
Page 2
Page 235
11 ODS A.11.B.(i)(ii) Landscape,
Private & Community Recreation
Spaces
i. Each ground floor dwelling unit shall
have a minimum of 120 square feet of
usable private recreation space. 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.
The project proposes private recreation spaces for each unit,
but requests a waiver for the required minimum sizes for
ground-floor and upper-floor private recreation spaces due to
site constraints.
Increasing the size of the ground-floor private recreation space
(120 square feet) and upper-floor balconies (60 square feet)
would necessitate a reduction in the livable square footage of
the units. This would directly reduce the diversity of unit types
offered, impacting the variety of housing options available to
future residents. The reduction in unit sizes would not only limit
the flexibility of the project’s design but would also negatively
affect the project's ability to meet both market and affordable
housing needs.
12 ODS A.12.1 Building Placement 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.
The project requests a waiver to allow Building E and A facades
to be placed more than 5 feet beyond the designated setback
line along Los Gatos Blvd. This request is necessary due to
design constraints and site conditions that would otherwise
compromise both safety and unit density.
Adhering to the requirement to place 75% of the ground floor
street-facing façade within five feet of the setback line would
require an additional 21.5 linear feet of units along Los Gatos
Blvd. This extension would eliminate critical fire egress access,
preventing firefighters from positioning their ladders in
emergency situations. Ensuring adequate egress is essential for
occupant safety and emergency response, and eliminating this
access would present significant safety hazards.
The loss of fire egress access would also physically impact
approximately 12 units, reducing the overall housing capacity of
the project.
13 ODS B.1.1.a & c Massing and
Scale
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;
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;
The project requests a waiver to not fully comply with the
requirement for the upper floor façade to step back by at least
five feet for 40% of the façade length and the requirement to
provide a minimum ground plane area of 24 square feet for
recessed building entries.
Incorporating a 5-foot stepback for 40% of the upper floor
façade would result in a substantial loss of livable square
footage. This change would physically preclude the
development of all 55 units in the project, as it would require a
reduction in the livable area of each unit. Specifically, the
inclusion of the 5-foot stepback would decrease the livable area
by approximately 85 square feet per unit.
14 ODS B.1.2 Massing and Scale Upper floors above two stories shall be set
back by a minimum of five feet from the
ground-floor façade.
The project requests a waiver to not fully comply with the
requirement for the upper floors above two stories to be set
back by a minimum of five feet from the ground-floor façade.
Incorporating a 5-foot setback for the upper floors would
physically preclude the development of all 55 units, as it would
result in a substantial reduction in livable square footage across
all unit types. Specifically, each unit would lose approximately
85 square feet of livable area, significantly impacting the overall
project density.
Page 3
Page 236
15 ODS B.4.1a & b Façade Design
and Articulation
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; b. Balconies or habitable
projections with a minimum depth of two
feet for a minimum of 20 percent length
of the street-facing façade;
The project requests a waiver to not fully comply with the
façade design requirements for variation in building mass and
the incorporation of balconies or habitable projections along
the street-facing façade.
For efficiency in density, the townhomes range in width from
16 to 21 feet at the ground floor. Incorporating a two-foot
plane change or habitable projection would significantly
encroach into the livable area and building width, which is
already constrained. This would require widening the homes,
which is not feasible within the existing site plan and would
have a cumulative impact on all 55 homes in the development.
The proposed design prioritizes maximizing unit density while
maintaining architectural integrity within the given constraints.
16 ODS B.4.7.a Façade Design and
Articulation
a. Individual residential entries: five feet in
width The project requests a waiver for the requirement of 5’-0” wide
residential entries. Of the 55 units, 13 comply with the 5’-0”
width, while the remaining units feature a typical entry width of
4’-6”. Meeting the full 5’-0” requirement for all entries would
require an additional 2 linear feet per unit, resulting in a total
of 110 linear feet of increased building width across the project.
This adjustment would encroach upon the constrained site
area, physically preclude units, and reduce overall project
density. While slightly narrower than the requirement, the 4’-6”
width provides a functional and accessible entry design while
balancing the need for efficient unit layouts and optimal site
utilization. This waiver is essential to maintaining the project's
density and architectural integrity without compromising unit
functionality.
17 ODS B.4.11 Façade Design and
Articulation
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.
The project requests a waiver to allow balconies to project
beyond the building footprint, contrary to the requirement that
balconies shall be without projections beyond the footprint on
facades facing the street or existing non-residential uses.
For efficiency in density, projecting balconies are incorporated
into the design. Aligning the balconies to be flush with the
building footprint would encroach into the livable area and
building width, which is already constrained due to the site
layout. To accommodate the required alignment, the homes
would need to be widened, reducing available floor space. This
widening would have a cumulative impact on all the homes,
leading to a reduction in unit count. Specifically, it would
physically preclude up to 4 homes from being constructed
within the available space.
18 ODS B.4.12.a Façade Design and
Articulation
Requirement is a minimum five-foot offset
from the façade plane for a length of at
least 10 feet.
The project requests a waiver to not fully comply with the
requirement for a minimum five-foot offset from the façade
plane for a length of at least 10 feet.
Incorporating the required offset would result in encroaching
into the livable area of each unit, reducing 85 square feet per
unit, totaling 4,675 square feet of living space across the entire
development of 55 units. This significant loss of livable area
would directly impact the overall density and design efficiency
of the project, leading to the physical preclusion of the current
unit layout and potentially reducing the number of units that
can be built.
Page 4
Page 237
19 ODS B.4.13 Façade Design and
Articulation
Continuous blank façades on any floor
level shall not exceed 25 percent of the
en?re façade length along any street.
The project has maximized the inclusion of windows along all
blank façades to the greatest feasible extent. Adding additional
windows and associated framing would necessitate an increase
in the square footage of the affected units, thereby increasing
the overall footprint of each unit. This adjustment would have a
cascading effect on the site, requiring modifications to all units
within the project.
The resultant increase in square footage for every unit would
compromise the ability to physically accommodate the
proposed number of units on the site. This would
fundamentally alter the project's density and feasibility, making
it impossible to achieve the intended design and development
goals.
Concession No. City Standard/Code Concession Needed Supporting Information
1 BMP Housing Program Guidelines Section
III.
The requested concession for Below Market Guideline Price
(BMP) Housing Program Guidelines Section III, “Characteristics
of the BMP Unit,” is essential to achieving the project's
affordability goals. The proposed BMP units were deliberately
designed with affordability and accessibility in mind, ensuring
they align with the high-quality standards and amenities
available to market-rate units.
These units, strategically located on premium corner lots, offer
an external experience indistinguishable from market-rate
homes, fostering equity and inclusivity within the development.
However, compliance with the guideline as currently
interpreted imposes an undue financial burden. The added
costs to meet these requirements amount to approximately
$31,024 per unit, resulting in a cumulative financial impact of
$1,458,000 across the development.
Granting this concession will significantly mitigate these costs,
enabling the project to maintain its commitment to
affordability while delivering high-quality housing.
Furthermore, this request aligns with local and state housing
policies, does not pose a specific or adverse impact to public
health or safety, and remains fully compliant with applicable
laws.
Page 5
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EXHIBIT 10
Revised 2.6.2025
Page 239
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All trees need to be removed due to accommodate the proposed housing
development.
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From: Pamela Nieting <>
Sent: Thursday, March 13, 2025 9:28 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 15367 Los Gatos: Outreach Summary
[EXTERNAL SENDER]
Hi Sean,
The attached provided the items you requested noting the area for which we walked and the
specific feedback we received.
On October 29th my colleague Michael Brewer and I walked the neighborhood with cookies and
muffins (gluten free option of course) and knocked on all the doors for the neighborhood as
recommended by Mayor Hudes. We provided a post card, a comment card, an envelope to mail
or email their comments especially for those that either didn’t have the time then or feel
comfortable providing their feedback directly to us. For those that wanted to have a private
phone call with me, I gave them my personal cell phone which is on my business card. We
understand that sometimes it feels more comfortable to provide feedback in writing than face
to face.
Hope this helps, thank you
-Pam
EXHIBIT 11Page 271
Page 272
GREETINGS
FROM OUR
TEAM!
Our team is working on
implementing a project in the
Town’s Housing Element for the site
located at APN 424-19-048/049
(15349-15367 Los Gatos
Boulevard). We are walking the
neighborhood to personally
introduce ourselves and most
importantly to get to know you! In
case we missed you, included is a
comment form you can mail or
send via email. We hope to hear
from you!
GREETINGS
FROM OUR
TEAM!
Our team is working on
implementing a project in the
Town’s Housing Element for the site
located at APN 424-19-048/049
(15349-15367 Los Gatos
Boulevard). We are walking the
neighborhood to personally
introduce ourselves and most
importantly to get to know you! In
case we missed you, included is a
comment form you can mail or
send via email. We hope to hear
from you!
Page 273
FROM: CITY VENTURES
444 Spear Street, Suite 200
San Francisco, CA 94105
FROM: CITY VENTURES
444 Spear Street, Suite 200
San Francisco, CA 94105
Page 274
Proposed Project- Los Gatos Blvd
Email additional comments to: mbrewer@cityventures.com
Public Comment Card
Page 275
This Page
Intentionally
Left Blank
Page 276
Los Gatos Green - Los Gatos, CA
View 1
1
View from Los Gatos Blvd looking West
EXHIBIT 12
Page 277
Los Gatos Green - Los Gatos, CA
View 2
2
View from Los Gatos Blvd looking North
Page 278
Los Gatos Green - Los Gatos, CA
View 3
3
View from Los Garden Lane looking East
Page 279
Los Gatos Green - Los Gatos, CA
View 4 4
View from Los Garden Lane looking Southwest
Page 280
YES NO N/A
X
A.1.1
L1
Standard not met. Revise plans and provide details
demonstrating that all of the pedestrian pathways shall be a minimum of four feet.
Civil/Landscape: min. 4' wide pathways
confirmed, and now shown connecting tothe public sidewalk along both streeets.
Standard met.Noted, thank you.Standard met.Noted, thank you.
X
A.1.2
C5
Standard not met. Revise plans and provide sections demonstrating that 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.
Civil/Landscape: 6" curb proposed at parking areas and now called out on sheet L1, "Preliminary Landscape Plan"
Standar not met. Extend Section C to include the pathway at the parking lot and dimension/note that the pathway will be raised at least six inches.
CBG: See Section C on Sheet C-5. The sidewalk is elevated relative to the parking lot by 6".Standard met.Noted, thank you.
Response updated to "YES"
X Standard applies and is not met. Short-term bicycle
parking has not been included in the project plans.
Landscape: see below.
X A.2.1 Standard applies and is not met. Short-term bicycle parking has not been included in the project plans.Landscape: short term parking for 20 bicycles now shown, and all Standard met.Noted, thank you.Standard met.Noted, thank you.
X (W)A.2.2
Standard applies and is not met. Short-term bicycle
parking has not been included in the project plans.
Landscape: 55 required, 20 provided. A waiver is
required for the
additional 35 required short term bicycle parking.
Standard not met. Waiver requested.Noted, thank you.Standard not met. Waiver requested.
X A.2.3 Standard applies and is not met. Short-term bicycle
parking has not been included in the project plans.
Landscape: Required area provided for 20 short
term spaces. Also
Standard met.Noted, thank you.Standard met.Noted, thank you.
X A.2.4
Standard applies and is not met. Short-term bicycle
parking has not been included in the project plans.
Landscape: not applicable, as not greater than 20
short term spaces are provided.
N/A N/A N/A N/A
X
L1 & L4
Standard applies and is not met. Bike lockers are included in the plans, but adequate details have not been provided to confirm the standard has been
met. See below.
Landscape: see below.
X A.3.1 L1 & L4
This standard does not apply since the proposed
development includes individual garages for each unit.
Landscape: no response required.N/A N/A N/A N/A
X A.3.2
L1 & L4
Standard met. 10 long-term bike parking spaces
required for the 10 units that do not have a garage.
12 spaces provide per Sheet L1.
Standard met.Noted, thank you.
X (W)A.3.3
Landscape: We have not found any available product that meets this criteria. Per our
correspondence with Sean Mullin, a waiver is still
required.
X (W)L1 & L4X (W)L1 & L4
X (W)L1 & L4
X A.3.4
N/A
This standard does not apply since the proposed
development provides long-term bike parking in
garages and bike lockers.
N/A N/A N/A N/A
X N/A Does not apply.N/A N/A N/A N/A
X
N/A
Does not apply.N/A N/A N/A N/A
X N/A Does not apply.N/A N/A N/A N/A
X N/A
Does not apply.N/A N/A N/A N/A
X
N/A
Does not apply.N/A N/A N/A N/A
X A.4.1 L1
Standard met.N/A N/A N/A N/A
X A.5.1 L1 Standard met.Standard met.Noted, thank you.Standard met.
X A.5.2
Does not apply.N/A N/A N/A N/A
X A.6.1
Does not apply.N/A N/A N/A N/A
X A.6.2
Does not apply.N/A N/A N/A N/A
X A.6.3 Does not apply.N/A N/A N/A N/A
STAFF RESPONSE
11-20-24
STAFF RESPONSE
10-09-24
APPLICANT RESPONSE
10-25-24
Noted, thank you.Standard not met. Waiver requested.
Noted, thank you.
STAFF RESPONSE
06-12-24A.1. Pedestrian Access
APPLICANT RESPONSE
07-26-24
A. SITE STANDARDS
A.6. Parking Structure Access
Each short-term bicycle parking space shall be a minimum of seven feet in length and
two feet in width.
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.
Long-term bicycle parking facilities (Class I bicycle parking facility) consists of bicycle lockers or bicycle rooms with key access for use by residents.
A.2. Short-Term Bicycle Parking (Class II)
A.3. Long-Term Bicycle Parking (Class I)
A.4. Vehicular Access
Long-term bicycles parking facilities shall be located on the ground floor and shall not
be located between the building and the street.
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.
Bicycle locker minimum requirements:
a. Dimensions of 42 inches wide, 75 inches deep, and 54 inches high.
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.
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.
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.
Short-term bicycle parking space shall be located within 50 feet of the primary pedestrian building entrance.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.
Standards apply and have not been met. Provide details of the proposed bike lockers to demonstrate that they meet these requirements.Landscape: we have not found a manufacturer that provides this data. Per our correspondence with Sean Mullin, a waiver is still required.
A.7. Utilities
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.
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.
A.5. Parking Location and Design
b.Must withstand a load of 200 pounds per square foot.
c.Opened door must withstand 500-pound vertical load.
Bicycle rooms with key access minimum requirements:
a.Bicycle rooms shall have a minimum ceiling height of seven feet.
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.
c. Long-term bicycle parking spaces shall be served by an aisle with a minimum width of six feet.d. Maneuverability space of at least two feet shall be provided between the aisle
and long-term bicycle parking spaces
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.
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.
Surface parking lots and carports shall not be located between the primary building frontage and the street.
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.
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.
Standard not met. Waiver requested.
15349 - 15367 Los Gatos BlvdAPPLICANT 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.
OBJECTIVE DESIGN STANDARDS CHECKLIST
STAFF RESPONSE
08-21-24
APPLICANT RESPONSE
09-13-24
SHEETS
Objective Design Standard
EXHIBIT 13Page 281
X A.7.1
L4 & JT5
Standard not met. Sheets L4 shows only a picture of
a bollard light. It is not clear what fixtures are shown
on Sheet JT5 as there is no legend. It appears only
the fixtures shown on Sheet SL2 is included on JT5.
Additional details of the bollard light are provided on Sheet SL1. The project plans do not provide the location or spacing interval of bollard lighting along the
pathways in community recreation spaces.
Tarrar Response:
See sheets SL1-3. The bollards and lights on JT5 are
just for reference, JT5 is reserved for joint trench
work. The bollards and lights used in this projects
design are further detailed and notated on the provided street light sheets. Please see sheets SL1-3 for bollard and street light detailed information and call-outs.
Standard not met.
-Light pole detail on Sheet SL1 exceeds 12 feet.
-All pedestrian pathways require lighting with
spacing of no more than 30 feet. Paths at the
parking lot and to the south of Building B do not include lighting.-Provide dimension between pathway lighting at intervals no more than 30 feet.
-A new on-site light was selected for this project that
meets the height requirement of 12 feet or less. This
was discussed in a group call with the Town planner
before the new light selection was made.
-The lighting will be spaced at 30 feet or less from eachother.-The path at the parking lot and behind Building B have been redesigned to have lighting along their
paths.
-Dimensions are added to show the lighting is 30 feet
apart or closer.
Standard met as reflected on Sheets SL 1 and SL 3
COMPLETED Response updated to "YES"
X A.7.2
JT5
Standard not met. The details provided on Sheet SL1 (bollard light) and SL2 (carriage lantern) do not show how light is restrained to a minimum 30 degrees below the horizontal plane of the light source.
Revise plans and specify on which sheet(s) full
details are provided to meet this standard.
Tarrar Response:See sheets SL1-3 for full street light and bollard details. The provided details have also been updated to show restrained light to 30 degrees below the
horizontal plane.
Light fixtures cut sheets on Sheets SL1 and SL2 do not provide details showing compliance with the 30 degree cut-off requirement.
The lighting sheets on Sheets SL1 and SL2 have been updated to satisfy the 30 degree cut-off requirement for the Town of Los Gatos.
Standard met.
COMPLETED Response updated to "YES"
X (W)A.7.3
A2.2.3
Standard not met. Sheet A.2.2.3 demonstrates that utility meters and panels will be located within
utility closets attached to the buildings. Adequate
details are not provided to demonstrate screening of
on-site utility boxes (as shown on Sheet C-4). The
plans need to clearly demonstrate that the that the boxes will be screened from view from the street. If landscaping is used to screen the utility boxes, provide details on the height of the boxes and the
landscaping proposed for screening to meet this
standard. If a constructe screen is
proposed, provide details of location, height, and materials to comply with this standard.
Building utility cabinets are located on each building. Refer to landscape plan for other site screening.
Landscape: where fronting on Garden Lane, utility
closet doors are screened to the extent possible with
landscape. Transformers are not allowed to be screened at the front access, but are screened from all other views. Please refer to preliminary planting plan, L3, and details, L7.
If unable to provide screening adequate to comply with this standard, a waiver may be required.Keynotes added to sheet L3 where screening conditions occur to denote the minimum and
anticipated height of planted screen at maturity. We
believe these heights screen utlities and cabinents to
the maximum extent practical, given the limited
planter area, and while preserving access and other required clearances.
Waiver requested. Detail on Sheet L7 demostrates screening proposed.
Response updated to reflect
requested waiver."YES"
X A.7.4 A2.8.1
Standard met.N/A N/A
Noted, thank you.
X A.8.1
L1
Standard not met. Sheet L1 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.
Landscape: A minimum of 50% of the provided setback area is landscaped. Please refer to notes on sheet L1.
Standard met.Noted, thank you.
Noted, thank you.
X (W)A.8.2
SP-2
Standard not met. Sheet SP-2 does not provide details to meet this standard. Provide a diagram with dimensions and a calculation to demonstrate how this standard is met. Is a six-foot tall solid
masonry wall proposed? Provide interval of tree
planting as required by the standard.
Landscape: a waiver is required. The provided landscape area is 6'-6" wide at minimum. Trees selected for narrow upright form appropriate to the space available.
Standard not met. Waiver requested.Noted, thank you.
X A.8.3
L1
Standard not met. Sheet L1 does not provide details
to meet this standard. Provide details of the
screening method and the height of screen
measures.
Landscape: the proposed screening is a 3' tall shrub.
Please refer to sheet L3, "Preliminary Planting Plan"
Standard met.Noted, thank you.
Noted, thank you.
X (W)A.9.1
L4
Standard not met. Sheet L4 only provides a conceptual image of a picket fence with no details on proposed materials or heights. Additionally, the location of this fence is not clearly detailed in the
plans.
Landscape: A waiver is requested to allow fencing for Private Recreation spaces.Standard not met. Waiver requested.Noted, thank you.
X A.9.2
?
Standard applies and is not met. Adequate details of proposed fencing and gates are not included in the plans. Provide details of allproposed fencing, including location, design, and
materials to confirm that this standard is met.
Landscape: noted. Chain link fence is not proposed.Standard met.Noted, thank you.
Noted, thank you.
X A.9.3
?
Standard applies and is not met. Adequate details of proposed fencing and gates are not included in the plans. Provide details of allproposed fencing, including location, design, and
materials to confirm that this standard is met.
Landscape: fencing details provided on sheet L7,"Preliminary Details"Standard met.Noted, thank you.
Noted, thank you.
X A.9.4
?
Standard applies and is not met. Adequate details of proposed fencing and gates are not included in the plans. Provide details of all proposed fencing,
including location, design, and materials to confirm
that this standard is met.
Landscape/Architecture: fencing details provided on shete L7, "Preliminary Details"Standard met.Noted, thank you.
Noted, thank you.
X (W)A.10.1
C5
Standard met.Standard not met. Sheet C-5 shows that the south retaining wall exceeds five feet.A waiver will be requested and shown on project overview sheets.
Waiver requested.
X (W)A.10.2
C5
Standard not met. The retaining wall information
included on Sheet C5 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 breaks are
needed. Per the indicated scale on the detail, the
retaining walls far exceed 50 linear feet without a
break or change in direction.
Civil: State Density bonus law waiver requested to
allow retaining wall design which acomodates grading to not preclude proposed density.
Standard not met. Waiver requested.Noted, thank you.
A.10. Retaining Walls
A.11. Landscaped, Private, and Community Recreation Spaces
Chain link fencing is prohibited.
Perimeter barrier gates for vehicles and pedestrian entry gates shall have a maximum height of six feet.
Solid vehicular and pedestrian entry gates are prohibited. Entry gates shall be a minimum 50 percent open view.
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.
A.8. Landscaping and Screening
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.
Rooftop mechanical equipment shall be screened from view from the street. Solar
equipment is exempt from this requirement.
At least 50 percent of the front setback area shall be landscaped.
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.
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.
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.
A.9. Fencing
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.
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.
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.
Page 282
A.11.1
L1
Standard not met. See comments below.Landscape: see below.Noted, thank you.
X (W)
PI-1
Standard not met. A diagram and calculation
showing landscaping on a minimum of 20 percent of the site area is needed.
Landscape: landscape area diagram (green) and
calculation (at left) shown on sheet L1, "Preliminary Landscape Plan"
Standard met.Noted, thank you.
Staff notes that the calculation on Sheet L1
demonstrates that 29 percent of the net site area is
proposed to be landscaped; however, the standard
requires 20 percent of the "site area". The proposed plan therfore includes only 15.9 percent of the site area to be landscaped. Request of waiver may be necessary unless the site plan can be revised to
include 13,630 sf of landscape area.
Given that buildings are notexcluded from this calculation,a waiver is required and has
been requested.
Response updated to reflect
requested waiver.
X (W)
PI-1
Standard not met. Provide details showing
compliance with this component of the standard. Dimension all patios, porches, and deck to demonstrate this standard is met. If a waiver is requested via Density Bonus Law, specify which
aspects of this standard are included in the request.
Landscape/Architecture: Waiver required. Private
Recreation space not provided at all ground floor units.
Standard not met. Waiver requested.Noted, thank you.
Noted, thank you.
X (W)
PI-1
Standard applies and is not met. There are multiple ground floor units in Buildings B and C. Provide details showing compliance with this component of the standard. Dimension all patios, porches, and
deck to demonstrate this standard is met. If a waiver
is requested via Density Bonus Law, specify which
aspects of this standard are included in the request.
Landscape/Architecture: Waiver required. Private Recreation space not provided at all ground floor units.
Standard not met. Waiver requested.A Waiver is requseted for A.11.1.b.i
Noted, thank you.
X (W)
PI-1
Standard applies and is not met. There are multiple
units above the ground floor in Buildings B and C.
Provide details showing compliance with this
component of the tandard.Dimension all patios, porches, and deck to demonstrate this standard is met. If a waiver is requested via Density Bonus Law, specify which
aspects of this standard are included in the request.
Architecture: Unit decks are not 6' deep. Please refer
to unit plans for deck sizes. A waiver is requested for
deck size.
Standard not met. Waiver requested.
Sheet PO-1 and the Letter of Justification do not
request a waiver to this specific standard. Please include on Sheet PO-1 and the Letter of Justification.
A waiver is being requested for A.11.1.b.ii
Noted, thank you.
X
L1
Standard not met. Sheet L1 only provides the square footage of the community recreation space areas, the extent of these areas is not clearly
demonstrated. The plans do not show how this
standard is met.
Landscape: see below Standard met.Noted, thank you.
Noted, thank you.
X
PI-1
Standard not met. The total proposed (8,612 sf)
does not match the areas shown on Sheet L1:Meditation Garden 1,207 sfCourtyard 4,220 sfCitrus Grove 1,097 sf
TOTAL 6,524 sf
Sheet L1 shall delineate the extent of each area being measured. 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.
Landscape: see updated delineation, calculations,
and diagram/site plan onsheet L1.
Standard met.Noted, thank you.
Noted, thank you.
X PI-1
Standard does not apply. Technically, this project is a multifamily mixed-use project.Landscape/Architecture/City Ventures:N/A N/A
N/A
X Standard does not apply.N/A N/A N/A
X
Standard does not apply.N/A N/A
N/A
X (W)A.12.1
?
Standard applies and is not met. This project is
located in a commercial zone (CH -Restricted Commercial Highway). Provide details showing that at least 75 percent of any ground floor street-facing facades are within five feet of the required setback.
Architecture: A waiver for the front setback is
requested.
The waiver requested is to not meet the required
setback. Staff believes that this standard can be met with provision of the needed information.
A Waiver is requested. Calculations have been
provided on Sheet SP-2 showing that more than 75% of the facade projects more than 5'-0" from the required setback.
Waiver requested.
Response updated to reflect
requested waiver.
X A.12.2
L1
Standard not met. Provide details demonstrating how this standard is met. Include dimensions, extents, and calculations.
Architecture: project is all residential (Live/Work units clarified as "residential"). Standard does not apply.
Standard does not apply. There are no ground-floor non-resiential uses.Noted, thank you.
X L1 N/A N/A N/A
X L1
N/A N/A N/A
X L1 N/A N/A N/A
X L1 N/A N/A N/A
YES NO N/A
B.1.1
A1.1.2-A1.5.2
Standard not met. See additional comments below.Architecture: Refer to building plans A front, B, C, D and E side elevations for dimensions. A waiver is requested. Refer to unit plans for the required area is shown.
A waiver is requested for B.1 Massing and Scale. Two of the three solutions have been incorporated but three is not achievable without compromising density.Noted, thank you
X (W)A1.1.2-A1.5.2
It does not appear that this standard has been
implemented. Additionally, the necessary dimensions are not provided.
Standard not met. Waiver requested.
Noted, thank you.Noted, thank you
STAFF RESPONSE11-20-24STAFF RESPONSE10-09-24 APPLICANT RESPONSE
A.12. Landscaped, Private, and Community Recreation Spaces
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.
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.
i. Each ground floor dwelling unit shall have a minimum of 120 square feet of usable private recreation space.
B.1. Massing and Scale
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:
a. Landscape materials or raised planters;
b. Walls designed to accommodate pedestrian seating, no higher than 36 inches;
c. Site furnishings, including fountains, sculptures, and other public art; or
d. Tables and chairs associated with the ground floor use.
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:
B. BUILDING DESIGN
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;
APPLICANT RESPONSE09-13-24Objective Design Standard
SHEETS STAFF RESPONSE06-12-24 APPLICANT RESPONSE07-26-24 STAFF RESPONSE08-21-24
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.
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.
ii. Community recreation space shall be provided in multi-family residential development projects at a minimum of 100 square feet per residential unit.
iii. A project with four or less residential units is exempt from community recreation space requirements.
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.
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.
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.
a. Landscaped space: A minimum of 20 percent of the site area shall be landscaped.
Page 283
X A1.1.2-A1.5.2
Standard not met. The referenced sheets do not
provide dimensions to meet this standard.
Refer to unit plans for the required area is shown.Standard met.Noted, thank you.
Noted, thank you
X (W)
A1.1.2-A1.5.2
Standard not met. The referenced sheets do not
provide dimensions to meet this standard. Dimensions could be added to the A2 series sheets to show that this standard is met.
Refer to unit plans for required area Standard not met. As shown in the diagram for this
standard, the 24 square foot ground plane needs to be completely within the recessed area.
The standard is not met a waiver is requested.
Noted, thank you
Response updated to reflect
requested waiver.
X
A1.1.2-A1.5.2
It does not appear that this standard has been
implemented. There are no arcades on any of the buildings.
N/A N/A
N/A
X
A1.1.2-A1.5.2
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.
Ground floor area is provided for Building A, refer to
landscape plans.
Provide details showing that this standard is met on
Buildgins B, C, d, and E.
At least 60sf of landscape area is provided at each
street-facing fascade, which is now called out on
sheet L1.
X
A1.1.2-A1.5.2
It does not appear that this standard has been
implemented. Additionally, the necessary
dimensions are not provided.
It does not appear that this standard has been
implemented. Additionally, the necessary
dimensions are not provided.
Not implemented.
X (W)B.1.2
A1.1.2-A1.5.2
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 waiver is requested for the third floor setback.Standard not met. Waiver requested.
Sheet PO-1 and the Letter of Justification do not
request a waiver to this specific standard. Please
include on Sheet PO-1 and the Letter of Justification.
A waiver is being requested for B1.2
X B.2.1 Does not apply.N/A N/A
N/A
X B.2.2
Does not apply.N/A N/A
N/A
X B.2.3
Does not apply.N/A N/A
N/A
X Does not apply.N/A N/A N/AXDoes not apply.N/A N/A N/A
X B.3.1
A1.1.2-A1.5.2
Standard not met. See additional comments below.Architecture:
Primarily gable with some dormers are used to meet this requirement, refer to elevation pages.
X
A1.1.2-A1.5.2
Standard not met. The referenced sheets do not
provide dimensions to show that the gables meet
this standard.
Standard met.
Noted, thank you.
X A1.1.2-A1.5.2
Standard not met. The referenced sheets do not provide dimensions to show that the gables meet this standard.
N/A N/A
N/A
X
A1.1.2-A1.5.2
Standard not met. The referenced sheets do not
provide adequate dimensions to show that the
change in façade or roof height meets this standard.
N/A N/A
N/AXA1.1.2-A1.5.2 Standard met.Standard met.Noted, thank you.Noted, thank you.
X A1.1.2-A1.5.2
Standard not met. The referenced sheets do not provide dimensions to show that the gables meet this standard.
Standard met.Noted, thank you.Noted, thank you.
X B.3.2 Does not apply.N/A N/A N/A
X B.3.3
?
Standard applies and is not met. Dormers are a
design feature of this project. The project plans do
not provide dimensions to show that the gables
meet this standard.
The dimensions provided on the elevations show
conformance to this requirement.
Standard met.
Noted, thank you.
X B.3.4 Does not apply.N/A N/A N/A
X B.4.1
A1.1.2-A1.5.2
Standard not met. See comments below.Architecture:Standard not met. Waiver requested for second
solution on Buildings D and E. Additional informtion requested below will confirm that Building A meets two solutions.
A Waiver is requested for B.4 Facade Design and
Articulation. B.4.1.c standard is met. B.4.1.a, although the 60% of facade articulation is met, the massing relief is only one foot due to setback
Noted, thank you.
XB C B (W)ADE A1.1.2-A1.5.2
Standard not met. The referenced sheets do not
provide adequate dimensions or a calculation
meeting the 60 percent requirement to meet this
Building B and C meet this requirement. Building D
and E will request a waiver for the second solution.
Standard not met Response updated to reflect
that a waiver is requested for
specific buildings.
X
A
X (W)
BCDE
A1.1.2-A1.5.2
Standard not met. The referenced sheets do not provide adequate dimensions or a calculation meeting the 20 percent requirement to meet this standard or the depth of the balconies.
Building A has balconies and decks that meet this requirement refer to elevation Provide width dimesnions of the small balconies on Building A to verify that this standard has been met.Standard is not met.
Response updated to reflect
that a waiver is requested for
specific buildings.
X
A1.1.2-A1.5.2
Standard not met. The referenced sheets do not
provide adequate dimensions or a calculation meeting the 20 percent requirement to meet this standard.
Not implemented.Not implemented.Not implemented.
X
A B C D E A1.1.2-A1.5.2
Standard not met. The referenced sheets do not
provide adequate dimensions or a calculation
The dimensions provided on the elevations show
conformance to this requirement.
Standard met.Noted, thank you.Noted, thank you.
X
A1.1.2-A1.5.2
Standard not met. The referenced sheets show that
the third floor height is less than the second floor.
Not implemented.Not Implemented.Not implemented.
X B.4.2 A1.1.2-A1.5.2
Standard met.Architecture:Standard met.Noted, thank you.
X B.4.3
Standard not met. See comments below.Architecture:Standard met with 17 points.Standard met with 17 points.
X o Arcade or gallery along the ground floor;8 points Standard not implemented.Not implemented.Not implemented.
X o Awnings or canopies on all ground floor windows
of commercial space;6 points A1.1.2-A1.5.2
Standard not implemented.Not implemented.Not implemented.
B.2. Parking Structure Design
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;
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;
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.
e. Ground floor open area abutting street-facing façade with a minimum area of 60
square feet; or
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.
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:
a. Gables;
b. Building projection with a depth of a minimum of two feet;
c. Change in façade or roof height of a minimum of two feet;
d. Change in roof pitch or form; ore. Inclusion of dormers, parapets, and/or varying cornices.
Upper floors above two stories shall be set back by a minimum of five feet from the ground-floor façade.
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.
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.
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:
a. An offset of the façade plane with a depth of at least 18 inches for a minimum of eight feet in horizontal length; orb. A different building material covering the entire façade articulation.B.3. Roof Design
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;
d. The use of at least two different façade materials, each covering a minimum of 20
percent of the street-facing façade, or
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 façade
height shall be made evident by taller windows or arrangement of combined windows.
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.
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:
Architectural features, such as:
Skylights shall have a flat profile rather than domed.
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.
Carport roof materials shall be the same as the primary building.
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;
b. Balconies or habitable projections with a minimum depth of two feet for a minimum of 20 percent length of the street-facing façade;
B.4. Façade Design and Articulation
Page 284
X o Building cornice;5 points Standard not implemented.Not implemented.Not implemented.
X o Façade sconce lighting at a minimum of one light fixture per 15 linear feet.3 points
A1.1.2-A1.5.2
Standard not met. Adequate details not provided demonstrating that this standard is met. Lighting is shown on Sheet SL3, but there is no details showing
the distance between fixtures.
Building lighting on facade elevations is spaced no more than 15 feet apart.Standard met.
Noted, thank you.
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
A1.1.2-A1.5.2
Standard not implemented.Not implemented.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
A1.1.2-A1.5.2
Standard not met. The referenced sheets do not
provide adequate dimensions or a calculation meeting the 40 percent requirement to meetthis standard.
Standard not met. The referenced sheets do not
provide adequate dimensions or a calculation meeting the 40 percent requirement to meetthis standard.
Standard is not met. Although balconies are
provided they do not meet the 40%.
X Landscaped trellises or lattices extending across a minimum
of 65 percent of any level of the facade;5 points A1.1.2-A1.5.2
Standard not met. It does not appear this standard
has been implemented.
Vine wires have been added to street facing facades.Call out this feature on applicable sheets.Vine wires have been noted on street facing facades.Vine wires have been noted on street facing facades.
X Materials and color changes;3 points A1.1.2-A1.5.2 Standard met.Standard met.Noted, thank you.Noted, thank you.
X Eaves that overhang a minimum of two feet from the facade
with supporting brackets;3 points Standard not implemented.Not implemented.Not implemented.Not implemented.
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.Window boxes have been added to upper floor windows Not implemented.Standard met, refer to facade facing elevations.Standard met, refer to facade facing elevations.
X Decorative elements such as molding, brackets, or corbels 3 points A1.1.2-A1.5.2
Standard met.Standard met.Noted, thank you.Noted, thank you.
TOTAL 16 points 17 points
X B.4.4 A1.1.2-A1.5.2
Standard not met. The referenced sheets do not
provide adequate details to meet this standard. Additionally, the A2 series sheets show that the
Garage doors are revised to have a 12inch recess,
refer to unit plans.
Provide a dimension on all floor plans showing that
the face of the garage door is recessed at least 12 inches from the façade plane.
Standard is met, dimensions have been added to
garage floor plans.
Standard is met, dimensions have been added to
garage floor plans.
X B.4.5
A1.1.2-A1.5.2
Standard not met. There are multiple locations where materials changes occur mid-wall.This condition has been corrected Standard met.Noted, thank you.Noted, thank you.
X B.4.6 A1.1.2-A1.5.2
Does not apply. Each unit has its own entrance.N/A N/A N/A
X Does not apply. Each unit has its own entrance.N/A N/A N/A
X A1.1.2-A1.5.2 Does not apply. Each unit has its own entrance.N/A N/A N/A
X A1.1.2-A1.5.2
Does not apply. Each unit has its own entrance.N/A N/A N/A
X
Does not apply.N/A N/A N/A
X B.4.7
A1.1.2-A1.5.2
Standard not met. This standard is applicable. Provide dimensions to demonstrate that this standard is met. Reference appropriate sheets.
Standard met.
Noted, thank you.Noted, thank you.
X (W)
A2.2.3
Standard not met. This standard is applicable. Provide dimensions to demonstrate that this standard is met. Reference appropriate sheets.
A waiver for this requirement is requested.Standard not met. Waiver requested.
Noted, thank you.Noted, thank you.
X Does not apply.N/A N/A
X Does not apply.N/A
X B.4.8
Standard not met. Response should be “yes” and the project complies with this standard. Add note to Sheet MB-1 indicating non-mirrored windows.
Refer to MB-1 for note.Standard met.
Noted, thank you.Noted, thank you.
X B.4.9 Does not apply.N/A N/A N/A
X Does not apply.N/A N/A N/A
X Does not apply.N/A N/A N/A
X Does not apply.N/A N/A N/A
X B.4.10
SP-1, A1.1.2-A1.5.2
Standard met.Standard met.
Noted, thank you.Noted, thank you.
X (W)B.4.11
A1.1.2-A1.5.2
Standard not met. A2 series clearly show that balconies project beyond the building footprints.A waiver for this requirement is requested.Standard not met. Waiver requested.
Noted, thank you.
X (W)B.4.12 Standard not met. See comments below.A waiver for this requirement is requested.Standard not met. Waiver requested.Noted, thank you.
X (W)
A2.2.3
Standard not met. Provide dimensions to demonstrate that this standard is met. Reference all
appropriate sheets for all buildings.
A waiver for this requirement is requested.Standard not met. Waiver requested.
Noted, thank you.
X Standard not implemented.N/A N/A N/A
X L1 Standard met.Standard met.Noted, thank you.
X (W)B.4.13
A1.1.2-A1.5.2
Standard not met. Provide dimensions and
calculations to meet this standard. Reference
appropriate sheets.
A waiver for this requirement is requested.Standard not met. Waiver requested.
Noted, thank you.
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:
a. A minimum five-foot offset from the façade plane for a length of at least 10 feet;
b. Multiple pilasters or columns, each with a minimum width of two feet; or
c. Common open space, such as a plaza, outdoor dining area, or other spaces.
Continuous blank façades on any floor level shall not exceed 25 percent of the entire
façade length along any street.
Awnings shall be subject to the following requirements:
a. A minimum vertical clearance of eight feet measured from the pedestrian
pathway;
b. Shall not extend beyond individual storefront bays; and
c. Shall not be patterned or striped.
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.
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.
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.
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:
a. Individual residential entries: five feet in width
b. Single entry to multiple residential unit building, including Residential Mixed-Use
buildings: eight feet in widthc. Storefront entry: six feet in width
Mirrored windows are prohibited.
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.Changes in building materials shall occur at inside corners.
A primary building entrance shall be provided facing a street or community recreation
space. Additionally, all development shall meet the following requirements:
a. Pedestrian entries to ground-floor and upper-floor non-residential uses shall meet at least one of the following standards:
i. The entrance shall be recessed in the façade plane at least three feet in depth; or
ii. The entrance shall be covered by an awning, portico, or other architectural element
projecting from the façade a minimum of three feet.
Page 285
Page 286
Los Gatos Green
Garden Lane
EXHIBIT 14Page 287
Los Gatos Green
Los Gatos Blvd / Garden Lane
Page 288
Los Gatos Green
Los Gatos Blvd
Page 289
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Intentionally
Left Blank
Page 290
From: Alex Kamas
Sent: Tuesday, May 28, 2024 5:40 PM
To: Planning <Planning@losgatosca.gov>
Subject: 15349 and 15367 Los Gatos Blvd development
[EXTERNAL SENDER]
Hello,
I'm writing in regards to the proposed development of 15349 and 15367 Los Gatos Blvd. I'm
a resident of Los Gatos within the vicinity of that location.
Having reviewed the proposed plans, I'm strongly in favor of the development. It appears to
be an ideal location for housing, being directly adjacent to a bus stop and a park and within
a half mile of two (soon to be three) grocery stores and other retail. As is, I believe the
designs are attractive and without any need of modification.
Regards,
Alex Kamas
EXHIBIT 15Page 291
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Intentionally
Left Blank
Page 292
1ST SUBMITTAL DATE: 05.16.2024
2ND SUBMITTAL DATE: 07.26.2024
3RD SUBMITTAL DATE: 09.13.2024
4TH SUBMITTAL DATE: 10.25.2024
LOS GATOS GREEN
15349 15367 LOS GATOS BLVD.
LOS GATOS, CALIFORNIA
APPLICANT:
CITY VENTURES
444 SPEAR STREET, SUITE 200
SAN FRANCISCO, CA 94105
CONTACT: PAMELA NIETING
Vice President of Development
PHONE: 650.465.3628
E-MAIL: pnieting@cityventures.com
www.cityventures.com
ARCHITECT:
HUNT HALE -ONES ARCHITECTS
444 SPEAR STREET, SUITE 105
SAN FRANCISCO, CA 94105
CONTACT: DAN HALE
Architect
PHONE: 415.568.3833
E-MAIL: dhale@hhja.com
https://www.hunthalejones.com/
ENGINEER:
CBG l CIVIL ENGINEERS
2633 CAMINO RAMON, SUITE 350
SAN RAMON, CA 94583
CONTACT: EVAN DAMBACHER
Project Manager
PHONE: 925.866.0322 x239
E-MAIL: edambacher@cbandg.com
https://www.cbandg.com/
LANDSCAPE ARCHITECT:
ROACH AND CAMPBELL
947 ENTERPRISE DRIVE, LOFT B
SACRAMENTO, CA 95825
CONTACT: DAVID CAMPBELL
PHONE: 916.945.8001
E-MAIL: David@roachcampbell.com
UTILITY CONSULTANS:
TARRAR
813 FIRST ST.
BRENTWOOD, CA 94513
CONTACT: ALFONSO REYES
PHONE: 949.240.2595
E-MAIL: areyes@tarrar.com
https://www.tarrar.com/
GEOTECHNICAL ENGINEER:
4UANTUM GEOTECHNICAL
1110 BURBETT AVE., SUITE B
CONCORD, CA 94520
CONTACT: SIMON MAKDESSI
PHONE: 925.788.2751
E-MAIL: simonm@quantumgeotechnical.com
LOCATION MAP
SITE
LOCATION
1
2
3
5TH SUBMITTAL DATE: 12.13.2024 4
6TH SUBMITTAL DATE: 01.23.2025 5
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EXHIBIT 16Page 293
CS - COVER SHEET
PO-1 - SHEET INDEX
PO-2 - PROJECT OVERVIEW & WAIVER TABLE
PI-1 - PROJECT INFORMATION
PH-1 - VICINITY MAP & NEIGHBORHOOD PHOTOS
SP-1 - CONCEPTUAL CONTEXT PLAN
SP-2 - PRELIMINARY SITE PLAN
SS-1 - SHADOW STUDY
SS-2 - SHADOW STUDY
ST-1 - STREETSCAPE
ST-2 - NEIGHBOR STREETSCAPE & CROSS SECTION
ST-3 - SITE CROSS SECTIONS
MB-1 - MATERIAL BOARD
MB-2 - SAMPLE DETAILS
CG-1 - CALGREEN CHECKLIST
FE-1 - FIRE EXHIBIT 1
FE-1.1 - FIRE EXHIBIT 2 - APPROVED AMMR
FE-2 - FIRE EXHIBIT 2
FE-3 - FIRE EXHIBIT 3
FE-4 - FIRE EXHIBIT 4
FE-5 - FIRE EXHIBIT 5
FE-6 - FIRE EXHIBIT 6
EE-1 - ELEVATION EXHIBIT 1
EE-2 - ELEVATION EXHIBIT 2
EXTERIOR ELEVATIONS
A1.1.1 - CONCEPTUAL BLDG. A EXTERIOR ELEVATIONS
A1.1.2 - CONCEPTUAL BLDG. A EXTERIOR ELEVATIONS
A1.2.1 - CONCEPTUAL BLDG. B EXTERIOR ELEVATIONS
A1.2.2 - CONCEPTUAL BLDG. B EXTERIOR ELEVATIONS
A1.3.1 - CONCEPTUAL BLDG. C EXTERIOR ELEVATIONS
A1.3.2 - CONCEPTUAL BLDG. C EXTERIOR ELEVATIONS
A1.4.1 - CONCEPTUAL BLDG. D EXTERIOR ELEVATIONS
A1.5.1 - CONCEPTUAL BLDG. E EXTERIOR ELEVATIONS
A1.5.2 - CONCEPTUAL BLDG. E EXTERIOR ELEVATIONS
UNIT & BUILDING PLANS
A2.1.1 - PLAN 1-2 INT
A2.1.2 - PLAN 1-2X
A2.1.3 - PLAN 1-2X ADA & METTER
A2.1.4 - PLAN 1-2 INT EXTRA RAISER
A2.2.1 - PLAN 1-3-4 INT EXTRA RAISER
A2.2.2 - PLAN 1-3X-4X EXTRA RAISER
A2.2.3 - PLAN 1-3X-4X METER EXTRA RAISER
A2.3.1 - PLAN 1X
A2.4.1 - PLAN 5X
A2.5.1 - PLAN 6X
A2.6.1 - PLAN 7X
A2.7.1 - PLAN 8X
A2.7.2 - PLAN 8X METER
A2.8.1 - CONCEPTUAL BUILDING HEIGHT (A&B)
A2.8.2 - CONCEPTUAL BUILDING HEIGHT (C)
A2.8.3 - CONCEPTUAL BUILDING HEIGHT (D&E)
A2.8.4 - CONCEPTUAL BUILDING SECTION (PLAN 2 TYP.)
A3.1.1 - BLDG A - GROUND FLOOR PLAN
A3.1.2 - BLDG A - MAIN FLOOR PLAN
A3.1.3 - BLDG A - UPPER FLOOR PLAN
A3.1.4 - BLDG A - ROOF PLAN
A4.1.1 - BLDG B - GROUND FLOOR PLAN
A4.1.2 - BLDG B - MAIN FLOOR PLAN
A4.1.3 - BLDG B - UPPER FLOOR PLAN
A4.1.4 - BLDG B - ROOF PLAN
A5.1.1 - BLDG C - GROUND FLOOR PLAN
A5.1.2 - BLDG C - MAIN FLOOR PLAN
A5.1.3 - BLDG C - UPPER FLOOR PLAN
A5.1.4 - BLDG C - ROOF PLAN
A6.1.1 - BLDG D - GROUND & MAIN FLOOR PLAN
A6.1.2 - BLDG D - UPPER FLOOR & ROOF PLAN
A7.1.1 - BLDG E - GROUND FLOOR PLAN
A7.1.2 - BLDG E - MAIN FLOOR PLAN
A7.1.3 - BLDG E - UPPER FLOOR PLAN
A7.1.4 - BLDG E - ROOF PLAN
CIVIL
C-1 - TITLE SHEET
C-2 - VESTING TENTATIVE MAP FOR CONDOMINIUM PURPOSES
C-3 - EXISTING CONDITIONS
C-4 - PRELIMINARY SITE PLAN
C-5 - PRELIMINARY GRADING & DRAINAGE PLAN
C-6 - PRELIMINARY UTILITY PLAN
C-7 - PRELIMINARY STORMWATER CONTROL PLAN
C-8 - PRELIMINARY FIRE ACCESS PLAN
C-9 - PRELIMINARY TRASH MANAGEMENT PLAN
C-10 - PRELIMINARY EROSION CONTROL PLAN
C-11 - BLUEPRINT FOR A CLEAN BAY
LANDSCAPE
L-1 - PRELIMINARY LANDSCAPE PLAN
L-2 - CIRCULATION EXHIBIT
L-3 - PRELIMINATRY PLANTING PLAN
L-4 - CONCEPTUAL PLANT PALETTE - TREES & LARGE SHRUBS
L-5 - CONCEPTUAL PLANT PALETTE - SHRUBS,
GROUNDCOVERS, AND VINES
L-6 - FURNISHING & MATERIAL PALETTE
L-7 - PRELIMINARY DETAILS
L-8 - PRELIMINARY FENCE/WALL DETAILS
JOINT TRENCH
JT1 - JOINT TRENCH COMPOSITE TITLE SHEET
JT2 - JOINT TRENCH GENERAL NOTES AND DETAILS
JT3 - JOINT TRENCH DETAILS
JT4 - JOINT TRENCH SECTIONS AND DETAILS
JT5 - JOINT TRENCH COMPOSITE PLAN
STREET LIGHTING
SL1 - STREET LIGHTING GENERAL NOTES & DETAILS
SL2 - STREET LIGHTING GENERAL NOTES & DETAILS
SL3 - STREET LIGHTING SITE PLAN
PHOTOMETRIC
1 - PHOTOMETRIC
TABLE OF CONTENTSARCHITECTURAL
2
2
2
2
2
3
SCALE:
SHEET INDEX
PO-1
N.T.S.
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.20.2024
317076.00
1
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Page 294
PROJECT OVERVIEW
LOS GATOS GREEN - TOWN OF LOS GATOS
CITY VENTURES IS PLEASED TO SUBMIT A PROPOSAL FOR A PREMIER TOWNHOME STYLE COMMUNITY
DEVELOPMENT LOCATED AT 15349 & 15367 LOS GATOS BLVD IN THE TOWN OF LOS GATOS. THIS
COMMUNITY IS DESIGNED TO ENGAGE THE TOWN IN BOTH THE BUILT AND NATURAL ENVIRONMENTS. A
CENTRAL GREEN, ORANGE TREES, COMMUNITY GATHERING PLACE, AND AN ENGAGED
PEDESTRIAN-ORIENTED LOS GATOS BLVD FRONTAGE ALL COMBINE TO OFFER AN ENHANCED COMMUNITY
UNLIKE ANY OTHER. THE ARCHITECTURE, HISTORICALLY GROUNDED AND UNIQUE TO LOS GATOS, WILL
OFFER 3 STORY TOWNHOME STYLE UNITS. THE PROPOSED ARCHITECTURE WILL CAPTURE A REFINED STYLE
FOR FAMILIES TO GROW AND THRIVE. MEANDERING PASEOS HAVE BEEN THOUGHTFULLY DESIGNED TO
PROVIDE CONNECTIVITY FOR ALL RESIDENTS AND VISITORS TO ENJOY. THE OUTDOOR SPACE WILL PROVIDE
A SERENE ENVIRONMENT FOR RESIDENTS TO RELAX, SOCIALIZE, AND ENJOY OUTDOOR ACTIVITIES.
THE COMMUNITY WILL ENCOMPASS 55 FOR-SALE SOLAR ALL-ELECTRIC TOWNHOME STYLE HOMES RANGING
FROM APPROXIMATELY 282 TO 1,569 SQ FT, MANY HOMES ENCOMPASSING A TWO-CAR PRIVATE GARAGE (88
SPACES) ACCESSED BY A COMMON DRIVE AISLE. THE COMMUNITY WILL HOST 47 MARKET RATE HOMES. OF
THE MARKET RATE HOMES, THERE WILL BE 4 UNITS DESIGNED AS LIVE WORK ALONG LOS GATOS BLVD.
THERE WILL BE 8 INCLUSIONARY BELOW MARKET RATE UNITS, 4 UNITS RESTRICTED TO LOW INCOME
HOUSEHOLDS, AND 4 UNITS RESTRICTED TO MODERATE INCOME HOUSEHOLDS. MANY HOMES WILL
FEATURE DEDICATED FRONT YARD AREAS AND OVERSIZED DECKS THAT SUPPORT THE INDOOR / OUTDOOR
RELATIONSHIP. THERE WILL BE 8 FLOOR PLANS, 5 RESIDENTIAL BUILDINGS IN TOTAL WITH 5 UNIQUE
RESIDENTIAL BUILDING TYPES, COMMON AREA GREEN, AND 10 PARKING SPACES COMPOSED OF 9 GUEST
AND 1 UNASSIGNED ACCESSIBLE. A BLENDING OF THE NEWLY CONSTRUCTED TOWNHOMES WITH THE
EXISTING ENVIRONMENT WILL CREATE A PREMIER COMMUNITY IN THE TOWN OF LOS GATOS.
THE PROJECT IS IDENTIFIED WITHIN SITE C-2 OF THE TOWN OF LOS GATOS SITES INVENTORY ANALYSIS. THE
PROJECT IS A HOUSING DEVELOPMENT PROJECT WITHIN THE MEANING OF GOVERNMENT CODE
SECTION65589.5(H)(2) AND HAS BEEN DESIGNED TO COMPLY WITH APPLICABLE OBJECTIVE GENERAL PLAN
AND SUBDIVISION STANDARDS AND CRITERIA AS DESCRIBED IN GOVERNMENT CODE SECTION 65589.5(J).
THE PROJECT IS CONSISTENT WITH A COMMUNITY PLAN PURSUANT TO CALIFORNIA CODE OF REGULATIONS,
TITLE 14, DIVISION 6, CHAPTER 3, SECTION 15183. CITY VENTURES IS REQUESTING AN ARCHITECTURE AND
SITE APPLICATION, A VESTING TENTATIVE TRACT MAP PERMIT, AND VESTING UNDER THE STATE'S SB 330
APPLICATION AND STATE DENSITY BONUS LAW. UNDER THE STATE'S DENSITY BONUS LAW, CITY VENTURES IS
REQUESTING WAIVERS OF DEVELOPMENT STANDARDS IN ORDER TO PHYSICALLY ACHIEVE THE PERMITTED
DENSITY AS WELL AS ONE INCENTIVE/CONSESSION. THE WAIVERS AND CONCESSION ARE LISTED ON SHEET
PI-1. THE PROJECT ADDITIONALLY IS ELIGIBLE FOR A VEHICULAR PARKING RATIO PURSUANT TO GC SECTION 65915(P)1.
WE ARE EXCITED TO COLLABORATE WITH THE TOWN OF LOS GATOS TO PURSUE A PROJECT THAT WILL
BRING VIBRANCY AND MUCH-NEEDED HOUSING TO THE NEIGHBORHOOD. WE LOOK FORWARD TO
BRINGING THIS COMMUNITY TO FRUITION. WE LOOK FORWARD TO WORKING WITH THE TOWN TO ADDRESS
THE CRITICAL NEED FOR NEW HOUSING WITH SOLAR ALL ELECTRIC TOWNHOMES AND LIVE WORK HOMES.
DENSITY BONUS WAIVERS
LGTC 29.80.505 FRONT SETBACK
LGTC 29.10.065 REAR SETBACK
LGTC 29.10.155 (d)(3)WIDTH OF SINGLE CAR GARAGE
ODS A.2.2 SHORT TERM BICYCLE PARKING
ODS A.3.3 LONG TERM BICYCLE PARKING
ODS A.7.3 UTILITIES (SCREENING)
ODS A.8.2 LANDSCAPE & SCREENING
ODS A.9.1 FENCING
ODS A.10.1 & .2 RETAINING WALLS
ODS A.11.1.a LANDSCAPE, PRIVATE & COMMUNITY RECREATION SPACES
ODS A.11.B.(i) & (ii)LANDSCAPE, PRIVATE & COMMUNITY RECREATION SPACES
ODS A.12.1 BUILDING PLACEMENT
ODS B.1.1.a & c MASSING AND SCALE
ODS B.1.2 MASSING AND SCALE
ODS B.4.1.a & b FACADE DESIGN AND ARTICULATION
ODS B.4.3 FACADE DESIGN AND ARTICULATION
ODS B.4.7.a FACADE DESIGN AND ARTICULATION
ODS B.4.11 FACADE DESIGN AND ARTICULATION
ODS B.4.12.a FACADE DESIGN AND ARTICULATION
ODS B.4.13 FACADE DESIGN AND ARTICULATION
LGTC 29.10.155 (c)(7)DRIVEWAY DEPTH REQUIREMENT
DENSITY BONUS CONCESSION
BMP GUIDELINES III
3
5
5
SCALE:
PROJECT OVERVIEW & WAIVER TABLE
PO-2
N.T.S.
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.20.2024
317076.00
2
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Page 295
BLDG. SUMMARY
BLDGS.PLAN TYPE TOTAL DU
E;TRA
RISER
;;
E;TRA
RISER
;
;
ADA ; ;; ;;;
BLDG. A
BLDG. B
BLDG. C
BLDG. D
BLDG. E
TOTAL
PROJECT DATA
LOS GATOS GREEN
LOS GATOS BLVD.
CALIFORNIA
E;ISTING PROPOSED
SITE INVENTORY ANALYSIS C
=ONING C+:+EO=C+:+EO=
GENERAL PLAN MI;ED USE COMMERCIAL MI;ED USE COMMERCIAL
SITE AREA SQ. FT. . ACRES GROSS
SQ. FT. . ACRES NET
GROSS DENSITY
REQUIRED PROVIDED
DUA . DUA :. GROSS
. DUA :. NET
TOTAL D:ELLING UNITS T+REE STORY UNITS : LIVE :ORK UNITS STUDIOS
T:O BD FLATS TOTAL UNITS
OCCUPANCY
RESIDENTIAL RU
CONSTRUCTION TYPE
RESIDENTIAL VB
ACCESSIBLE UNITS GROUND FLOOR STUDIOS LIVE :ORK UNITS
TO:N+OME UNITS OF TOTAL
FIRE SPRINKLER NFPA
REQUIRED PROPOSED
SETBACKS STATE DENSITY BONUS LA:
R
FRONT LOS GATOS BLVD MIN: FT FT MIN
INTERIOR SIDE MIN: FT
REAR GARDEN LANE MIN: FT ABUTS OR ACROSS FROM
RESIDENTIAL =ONE
MAXIMUM FAR . :
BUILDING COVERAGE NA :
COMMUNITY RECREATION SPACE SQ.FT.UNIT SQ.FT.
SQ.FT.UNIT
PRIVATE OPEN SPACE SQ.FT.UNIT
PATIO: MIN. SQFT
PORC+: MIN. SQFT
DECK: MIN. SQFT
BLDG. HEIGHTS ALLO:ED PROPOSED
MA;: FT FT
PARKING STANDARDS
RESIDENTIAL REQUIRED PROPOSED
DEDICATED SPACESUNIT TOTAL
SPACEST+ [
P; SPACE [
TOTAL
REQ. DBL SECTION
S SPACES
BD SPACES
BD SPACES
GUEST UNIT TOTAL SPACES
GENERAL
·PER LOS GATOS MUNI CODE SEC. .. ITEM C :
RESIDENTIAL SPACESUNIT
[ REQUIRED PROVIDED
PLAN ; +AS PARKING SPACE PLAN ; ; ; +AS
NO PARKING SPACE
VISITOR SPACEUNIT REQUIRED PROVIDED
ACCESSIBILITY
·UNASSIGNED SPACES
RESIDENTIAL GUEST SECT A. : [ . a
SPACE REQUIRED
+ANDICAP SPACE PROVIDED
·ADAPTABLE UNITS
PLAN GROUND FLOOR
OF MULTI STORY UNIT TOTAL REFER TO SITE
PLAN FOR LOCATION.
PARKING REQMT
NOTE:
T+REE STORY UNITS : LIVE :ORK UNITS STUDIOS T:O BD FLATS TOTAL UNITS.
BMR UNITS PLAN ; PLAN ; PLAN ; TOTAL BMR UNITS REFER TO PROJECT
OVERVIE: FOR AFFORDABILITY LEVEL.
UNIT SUMMARY
PLAN TYPE PLAN INFO TOT. UNITS
TOT.
LIVING GARAGE LIVING
GAR.DECKS PORC+
STD.
PARKING TOTAL
PARKING
LIVING SF
PLAN TYPE
LIVINGGAR.
TOTAL
PLAN BD BT+
PLAN
E;TRA RISER BD BT+
PLAN ; BD BT+
PLAN ;
E;TRA RISER BD BT+
PLAN BD. BT+
PLAN ; BD. BT+
PLAN ;ADA BD. BT+
PLAN BD. BT+
PLAN STUDIO
PLAN 3 & PLAN 4 COMBINED TOTAL LIVING:
PLAN ; BD. BT+
PLAN ;STUDIO
PLAN 3X & PLAN 4X COMBINED TOTAL LIVING:
PLAN ;STUDIO
PLAN ; BD BT+
PLAN ; BD BT+
PLAN ; BD. BT+
ATTIC SPACE
TOTAL LIVING
TOTAL BUILDING
BUILDING A SQ.FT.
BUILDING B SQ.FT.
BUILDING C SQ.FT.
BUILDING D SQ.FT.
BUILDING E SQ.FT.
TOTAL SQ.FT.
LOT COVERAGE
FOUNDATION PER GEOTEC+NICAL REPORT :+IC+ :ILL
INCLUDE A VAPOR BARRIED AND PASSIVE VENTING TO BE
INSTALLED AT TIME OF FOUNDATION CONSTRUCTION AS
REVIE:ED AND APPROVED BY LOS GATOS BUILDING
DEPARTMENT .
GENERAL NOTE
DRA:INGS FOR A FIRE ALARM SYSTEM IS A DEFERRED
SUBMITTAL.
FIRE NOTE
BLDG. FOOTAGE
BLDGS.TOTAL
LIVING GARAGE ATTIC
BLDG. A
BLDG. B
BLDG. C
BLDG. D
BLDG. E
TOTAL
SCALE:
PROJECT INFORMATION
PI
N.T.S.
C + U N T + A L E J O N E S A R C + I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS CALIFORNIA
. .
.
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Page 296
SITE
LOCATION
VIEW NO. 1 SITE LOCATION FROM LOS GATOS BLVD. LOOKING TO RETAILS
VICINITY MAP
-
1
3
2
VIEW NO. 2 SITE LOCATION FROM LOS GATOS BLVD. LOOKING TO PARKING AREA
VIEW NO. 2 SITE LOCATION FROM LOS GATOS BLVD. LOOKING TO GENUINE AUTOMOTIVE
SCALE:
VICINITY MAP & NEIGHBORHOOD PHOTOS
PH-1
NTS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
2
Page 297
0 20 40 60 80 200100NORTH
P1
P1
P1
P1
P3
P3
P4-ADA
P4X-ADA
P4X-ADA
P5X
(2 UNITS STACKED)
P5X
(2 UNITS STACKED)
P1
P1 P1
P1
P2
P2
P1X
P1
P1X
P1
P2
P2
P2
P1
P1
P2
P1
P2X
P2X P1
P1X
P6X
(2 UNITS STACKED)
P2X -
ADA
P4-ADA
P2X -
ADA
P1
P2
P3X
P3X
P1
P2
P2
P1
P2
P8X
P1
P8X
P1
P2
P7X
P7X
SCALE:
CONCEPTUAL CONTEXT PLAN
SP-1
1" = 40'-0"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
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Page 298
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JT
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JT
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JT
JT
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6 UNITS
BLDG E
8 UNITS
0 10 20 30 40 10050
9 PARKING SPACES
- 8 GUEST SPACES
- 1 UNASSIGNED ADA SPACE
NORTH 10'-0" SETBACKWAIVED W/ SDBL2'-0
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INDICATES CONCEPTUAL ACCESSIBLE UNITS
INDICATES CONCEPTUAL
LOCATION OF AFFORDABLE UNIT
INDICATES CONCEPTUAL LIVE WORK UNITS
LEGEND
NOTE:
ACCESSIBLE UNIT TYPES TO BE FINALIZED DURING BUILDING
PERMIT PROCESS GUESTGUEST GUEST GUEST
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21':42' = 50%GUESTP1
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P3
P3
P4-ADA
P4X-ADA
P4X-ADA
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(2 UNITS STACKED)
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P2
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3
SCALE:
PRELIMINARY SITE PLAN
SP-2
1" = 20'-0"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
12
Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\SP\317076_SP - DR.dwg, 10/25/2024 1:38:00 PM, nromabiles
Page 299
JUNE 21 - 9AM JUNE 21 - 12PM
JUNE 21 - 3PM
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Page 300
DECEMBER 21 - 9AM DECEMBER 21 - 12PM
DECEMBER 21 - 3PM
12R7+
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31
Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\Cover\317076_SS.dwg, 10/25/2024 11:59:52 AM, nromabiles
Page 301
F
F
F
F
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F
FFFFFSTREETSCAPE - LOS GATOS BLVD.1PROPERTY LINEPROPERTY LINE1
T.O.R ±373
ELEV. ±331
T.O.R ±370
ELEV. ±329
T.O.R ±340
ELEV. ±327
T.O.R ±355
ELEV. ±337
T.O.R ±364 T.O.R ±353
ELEV. ±334
3
F F F FFFSTREETSCAPE - GARDEN LANE2PROPERTY LINEPROPERTY LINE1
T.O.R ±369
ELEV. ±333 ELEV. ±335
(@DRIVEWAY)
T.O.R ±354
ELEV. ±337
T.O.R ±359
ELEV. ±325
T.O.R ±365
ELEV. ±327
T.O.R ±367
ELEV. ±330
T.O.R ±369
ELEV. ±324
T.O.R ±340
SCALE:
STREETSCAPE
ST-1
NTS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
NOTE:
ELEVATIONS HEIGHTS TAKEN FROM GOOGLE EARTH
Page 302
ELEV. ±327
T.O.R ±358
ELEV. ±333
T.O.R ±362
NEIGHBOR STREETSCAPE - GARDEN LANE
ELEV. ±335
T.O.R ±339
ELEV. ±333
T.O.R ±340
T.O.R ±341
ELEV. ±327
T.O.R ±334
ELEV. ±324
T.O.R ±329
3
3
NEIGHBOR STREETSCAPE - GARDEN LANE3
NEIGHBOR STREETSCAPE - LOS GATOS BLVD.4
1
SCALE:
NEIGHBOR STREETSCAPE
ST-2
NTS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
NOTE:
ELEVATIONS HEIGHTS TAKEN FROM GOOGLE EARTH
Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\Streetscape\317076_Neighbor Streescape.dwg, 10/25/2024 12:02:19 PM, nromabiles
Page 303
CROSS SECTION FROM LOS GATOS BLVD. TO GARDEN LN. A-A
EL:±365.5
±38'-0"EL:318 ±12'-0"EL:±332
(E) NEIGHBOR
GARDEN LANE
PROPOSED
BUILDING C
PROPOSED
BUILDING A
LOS GATOS BLVD.LOS GATOS BLVD.PROPERTY LINEPROPERTY LINEEL:329 EL:325 EL:324.5 EL:327.5 EL:327.0
A
SP-2
12
CROSS SECTION FROM NEIGHNOR STORE TO GAS STATION B-B
EL:±365.4
±42'-0"EL:325 ±15'-0"EL:±340
(E) NEIGHBOR
PROPOSED
BUILDING BPROPERTY LINEPROPERTY LINEPROPOSED
BUILDING C
PROPOSED
BUILDING D
PROPOSED
BUILDING E
EL:324.5 EL:322.5EL:323.4EL:323.7EL:324.9
EL:328.3EL:326.8EL:327.7EL:328.2
±4.5' RETAIING WALL
ALLEY "A"ALLEY "C"
(E) NEIGHBOR
PARKING LOT
B
SP-2
12
SCALE:
SITE CROSS SECTIONS
ST-3
NTS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\Streetscape\317076_Site Section.dwg, 10/25/2024 12:03:48 PM, nromabiles
Page 304
1
TRIM
MFR.: SHERWIN WILLIAMS
EXTRA WHITE SW7006
BODY - LAP/ SHINGLE SIDING
GARAGE DOOR
MFR.: SHERWIN-WILLIAMS
ALABASTER SW7008
1
2
BODY - BOARD AND BATTEN
MFR.: SHERWIN-WILLIAMS
NATURAL CHOICE SW7011
3
ROOF - COMPOSTION SHINGLE
MFR.: CERTAINTEED LANDMARK
WEATHERED WOOD
ROOF TO BE CLASS A ASSEMBLY
4
324
WINDOW
MFR.: VPI VINYL WINDOW
WINDOW FRAMES - WHITE
(ALL WINDOWS TO BE NON MIRRORED)
5
5
6a
FRONT DOOR
MFR.: THERMA-TRU DOOR
SHERWIN-WILLIAMS
a. STOP SW6869
b. OBSTINATE ORANGE SW6884
c. BLUE PLATE SW6796
6
6b 6c
EXTERIOR LIGHT FIXTURE
MFR: VAXCEL LIGHTING
5" WALL MOUNT CYLINDER
SKU: CO-OWDO5OTB
COL: TEXTURED BLACK
DARK SKY COMPLIANT - DOWNLIGHT ONLY
60 WATT E26 MEDIUM BASE BULB
7
7
1
1
1
NOTE:
ALL SIDING AND TRIM TO BE "HARDI" OR EQUAL
1
1
SCALE:
MATERIAL BOARD
MB-1
NTS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_MB.dwg, 9/12/2024 1:00:31 PM, yanni
Page 305
VINYL WINDOW HEAD AT LAP SIDING - PROFILE A
3"=1'-0"08_winhd_vin_stco3_1x8fm
SEE ELEV.
HEAD HT.
SAF. O/ NAILING FLANGE SET
IN 38" MIN. BEAD OF SEALANT
BLD. PAPER O/ GSM DRIP
FLASHING O/ PRE- PRIMED
2x4 RS. TRIM, SLOPED 5%
TO DRAIN
4"
1"
LAP/SHINGLE SIDING
DUAL GLAZED VINYL FRAMED
WINDOW, SET IN FULL BED OF
SEALANT BTW. FLASHING &
NAILING FIN
VINYL WINDOW HEAD AT LAP SIDING - PROFILE B
3"=1'-0"08_winhd_vin_stco3_1x8fm
SEE ELEV.
HEAD HT.
4"
1"
BLDG. PAPER O/ GSM DRIP
FLASHING O/ 2x4 RS. TRIM,
SLOPED 5° TO DRAIN O/ 2x6
RS.TRIM
1"
LAP/SHINGLE SIDING
HEADER S.S.D.
SAF. O/ NAILING FLANGE SET
IN 38" MIN. BEAD OF SEALANT
DUAL GLAZED VINYL FRAMED
WINDOW, SET IN FULL BED OF
SEALANT BTW. FLASHING &
NAILING FIN
VINYL WINDOW JAMB AT LAP SIDING
3"=1'-0"08_winjmb_vin_stco3_1x4fm-1
SEALANT & BACKER ROD
2x FRAMING
SAF. APPLIED FLUSH W/ OPENING
PRE-PRIMED 2x4 R.S. TRIM W/
SEALANT AT ALL JOINTS
BLDG. PAPER O/ NAILING FLANGE
O/ SAF.
DUAL GLAZED VINYL FRAMED
WINDOW, SET IN FULL BED OF
SEALANT BTW. FLASHING &
NAILING FIN
EXT. LAP SIDING APPLICATION
18" GAP
PER MFRG.2"SAF APPLIED FLUSH W/ OPENING
SEALANT & BACKER ROD
BLDG PAPER O/ PLYWD. & UNDER
LOWER 3" OF SAF.
VINYL WINDOW SILL AT LAP SIDING
3"=1'-0"08_winsill_vin_stco3_bayfm45
1"1"SHAPED PRE-PRIMED 2x4 RS. TRIM
CAP, SLOPE 5% MIN.TO DRAIN O/
2x4 RS. WD. TRIM W/ SEALANT AT
ALL JOINTS, TYP.3"18" GAPPER MFRG.DUAL GLAZED VINYL FRAMED
WINDOW, SET IN FULL BED OF
SEALANT BTW. FLASHING &
NAILING FIN
EXT. SIDING APPLICATION
WINDOW TRIM PROFILES
3/4"=1'-0"Detail\Division
112"
3"
112"
112"
1/2"
B TRIM PROFILEATRIM PROFILE
2x4 WD. JAMB TRIM TYP.
2x4 WD. HEAD TRIM
SHAPED PRE-PRIMED 2x4
WD. TRIM CAP O/ 2x4 WD.
TRIM TYP.
2x4 WD. TRIM O/ 2x6 WD.
TRIM
SCALE:
SAMPLE DETAILS
MB-2
NTS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
VINYL WINDOW HEAD AT SIDING - PROFILE A
VINYL WINDOW HEAD AT SIDING - PROFILE B
VINYL WINDOW SILL AT SIDING
VINYL WINDOW JAMB AT SIDING
WINDOW TRIM PROFILES 1357
2468
1
z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_MB.dwg, 9/12/2024 1:00:32 PM, yanni
Page 306
SCALE:
CAL GREEN CHECK LIST
CG-1
NTS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\Cover\317076_CG.dwg, 10/25/2024 12:05:24 PM, nromabiles
Page 307
SECTION A-A AT ALLEY 'B'
SCALE: 3/16"=1'-0"
GAR.
BD/LIV/KIT.
BD.
3'-0"
3'-0"
APRON
24'-0"
DRIVE AISLE
BUILDING A
RIGHT SIDE UNIT OF BLDG. A
(PLAN 3X-4X ADA)
UPPER PLATE
UPPER SUBFLR
MAIN PLATE
SOG @ GARAGE
MAIN SUBFLR
GROUND PLATE
9'-1"9'-1"9'-1"34'-1"324.70
328.2SOG @ UNIT
4'-6"59°MOST RESTRICTIVE FIRE APPARATUS CLEARANCESA
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.20.2024
317076.00
SCALE:
FIRE EXHIBIT 1
FE-1
3/16"=1'-0"
1
3
3
z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_Fire Exhibit.dwg, 12/20/2024 9:08:25 AM, yanni
Page 308
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.20.2024
317076.00
SCALE:
FIRE EXHIBIT 2 - APPROVED AMMR FORM
FE-1.1
N.T.S.
3
z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_Fire Exhibit.dwg, 12/20/2024 9:08:30 AM, yanni
Page 309
UPPER PL
MAIN SUBFLR.
MAIN PL 9'-1"9'-1"UPPER SUBFLR.
GROUND S.O.G.
GROUND PL
9'-1"LIV.
M. BD.
4'-0"5'-6"
5'-6"4'-0"4'-0"18" MIN. CLR.
AROUND THE PAD
48"x48" LADDER PAD
SECTION PLAN 1B/1C
UPPER FLOOR (3RD)
TYP. LADDER PAD EXHIBIT
PLAN 1B/1C SCALE: 3/16"=1'-0"
SAMPLE FLOOR
PLAN ONLY
M. BD.*4050 SL246824687
5
°
F
F
GAR.
9'-6"
PLAN 1B/1C
UPPER PL
MAIN SUBFLR.
MAIN PL 9'-1"9'-1"UPPER SUBFLR.
GROUND S.O.G.
GROUND PL
9'-1"LIV.
M. BD.
4'-0"6'-6"
6'-6"4'-0"4'-0"18" MIN. CLR.
AROUND THE PAD
48"x48" LADDER PAD
SECTION PLAN 1A
UPPER FLOOR (3RD)
TYP. LADDER PAD EXHIBIT
PLAN 1A SCALE: 3/16"=1'-0"
M. BD.FF3'-0"
GAR.
10'-6"
PLAN 1A
24682468*4050 SLC H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
FIRE EXHIBIT 2
FE-2
3/16" = 1'-0"
12
Page 310
F
FUPPER PL
MAIN SUBFLR.
MAIN PL 9'-1"9'-1"UPPER SUBFLR.
GROUND S.O.G.
GROUND PL
9'-1"LIV.
M. BD.
4'-0"6'-0"
6'-0"4'-0"4'-0"18" MIN. CLR.
AROUND THE PAD
48"x48" LADDER PAD
SECTION PLAN 2B
UPPER FLOOR (3RD)
TYP. LADDER PAD EXHIBIT
PLAN 2B SCALE: 3/16"=1'-0"
M. BD.
GAR.
7
5
°*4050 SL2468246810'-0"
PLAN 2B
UPPER PL
MAIN SUBFLR.
MAIN PL 9'-1"9'-1"UPPER SUBFLR.
GROUND S.O.G.
GROUND PL
9'-1"LIV.
M. BD.
4'-0"3'-0"
3'-0"4'-0"4'-0"18" MIN. CLR.
AROUND THE PAD
48"x48" LADDER PAD
SECTION PLAN 2XA/3XA
UPPER FLOOR (3RD)
TYP. LADDER PAD EXHIBIT
PLAN 2XA/2C/3XA SCALE: 3/16"=1'-0"
M. BD.
GAR.
7
5
°F24682468*3050 SH2050 SH2050 SH(3) 2020 FX
7'-0"
PLAN 2XA/3XA
3'-0"
5" EAVE
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
FIRE EXHIBIT 3
FE-3
3/16" = 1'-0"
12
Page 311
F
F
5'-7"4'-0"4'-0"18" MIN. CLR.
AROUND THE PAD
48"x48" LADDER PAD
UPPER FLOOR (3RD)
TYP. LADDER PAD EXHIBIT
PLAN 1C EXTRA RISER SCALE: 3/16"=1'-0"
M. BD.24682468*4050 SLUPPER PL
MAIN SUBFLR.
MAIN PL 9'-1"9'-1"UPPER SUBFLR.
GROUND S.O.G.
GROUND PL
9'-1"LIV.
M. BD.
4'-0"3'-0"SECTION PLAN 1C EXTRA RISER
3'-3"
GAR.
7'-0"
PLAN 1C EXTRA RISER 3'-6"7
5
°24682468*4050 SLUPPER PL
MAIN SUBFLR.
MAIN PL 9'-1"9'-1"UPPER SUBFLR.
GROUND S.O.G.
GROUND PL
9'-1"LIV.
M. BD.
4'-0"3'-0"
5'-10"4'-0"4'-0"18" MIN. CLR.
AROUND THE PAD
48"x48" LADDER PAD
SECTION PLAN 1A EXTRA RISER
UPPER FLOOR (3RD)
TYP. LADDER PAD EXHIBIT
PLAN 1A EXTRA RISER SCALE: 3/16"=1'-0"
M. BD.FF3'-6"
GAR.
7'-0"
PLAN 1A EXTRA RISER 3'-6"1'-0"
7
6
°
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
FIRE EXHIBIT 4
FE-4
3/16" = 1'-0"
12
Page 312
5'-8"4'-0"4'-0"18" MIN. CLR.
AROUND THE PAD
48"x48" LADDER PAD
UPPER FLOOR (3RD)
TYP. LADDER PAD EXHIBIT
PLAN 7X (BD.3)SCALE: 3/16"=1'-0"
UPPER PL
MAIN SUBFLR.
MAIN PL 9'-1"9'-1"UPPER SUBFLR.
GROUND S.O.G.
GROUND PL
9'-1"LIV.
BD.3
4'-0"8'-6"SECTION PLAN 7X (BD.3)
7
5
°
ENT.
12'-6"
2040 S2050 SH24685080 BI-PASST.P
T.R.
T.H.
T.P.
T.R.3050 SH3050 SH*3050 SH*266826
6
8
6068 BI-PASSF 5'-8"4'-0"4'-0"18" MIN. CLR.
AROUND THE PAD
48"x48" LADDER PAD
UPPER FLOOR (3RD)TYP. LADDER PAD EXHIBIT
PLAN 7X (BD.1 & 2)SCALE: 3/16"=1'-0"
M. BD.
UPPER PL
MAIN SUBFLR.
MAIN PL 9'-1"9'-1"UPPER SUBFLR.
GROUND S.O.G.
GROUND PL
9'-1"LIV.
BD.2
4'-0"5'-8"SECTION PLAN 7X (BD.1 & 2)
7
5
°
ENT.
9'-8"
PLAN 7X
2868
24802040 SH2050 SH
T.P.2668 OPT.T.R.3050 SH 3050 SH*3050 SH*26686068 BI-PASS2681 BARN
OPT.5068 BI-PASSC H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
FIRE EXHIBIT 5
FE-5
3/16" = 1'-0"
12
Page 313
30x24 CLRT.P.T.R.DN4050 SL*4050 SL*2040 SH2040 SH2040 SH2468210686068 BI-PASS266826686068 BI-PASS8'-0"4'-0"4'-0"18" MIN. CLR.
AROUND THE PAD
48"x48" LADDER PAD
UPPER FLOOR (3RD)
TYP. LADDER PAD EXHIBIT
PLAN 8X (BD.1)SCALE: 3/16"=1'-0"
M. BD.
UPPER PL
MAIN SUBFLR.
MAIN PL 9'-1"9'-1"UPPER SUBFLR.
GROUND S.O.G.
GROUND PL
9'-1"KIT./DIN.
BD.1
4'-0"8'-0"SECTION PLAN 7X (BD.1)
7
5
°
ENT.
12'-0"PLAN 8X
30x24 CLRT.P.T.R.DN4050 SL*4050 SL*2040 SH2040 SH2040 SH2468210686068 BI-PASS266826686068 BI-PASS8'-0"4'-0"4'-0"18" MIN. CLR.
AROUND THE PAD
48"x48" LADDER PAD
UPPER FLOOR (3RD)
TYP. LADDER PAD EXHIBIT
PLAN 8X (BD.2)SCALE: 3/16"=1'-0"
M. BD.
UPPER PL
MAIN SUBFLR.
MAIN PL 9'-1"9'-1"UPPER SUBFLR.
GROUND S.O.G.
GROUND PL
9'-1"LIV.
BD.2
4'-0"8'-0"SECTION PLAN 7X (BD.2)
7
5
°
ENT.
12'-0"
LADDER 1 @ BD.1 LADDER 2 @ BD.2 3'-6"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
FIRE EXHIBIT 6
FE-6
3/16" = 1'-0"
12
Page 314
9'-1"9'-1"8'-7"2B 1B 5X
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
329.2328.7 ±40'-0"EXISTING
GRADE
PROPOSED GRADE
4'-412"16'-1"15'-10"15'-10"
BLDG. B ELEVATION EXHIBIT
SCALE: 1/8"=1'-0"
20'-0"20'-0"F 9'-1"9'-1"8'-7"2C 6X ± 38'-10"PROPOSED GRADE
10
328.50
327.80
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
EXISTING GRADE
15'-10"11'-5"20'-414"
BLDG. C ELEVATION EXHIBIT
SCALE: 1/8"=1'-0"
20'-0"20'-0"PROPERTY LINE
@ GARDEN LANE
LINE OF DAYLIGHT
PLATE @ BLDG. C
LINE OF DAYLIGHT
PLATE @ BLDG. B
PROPERTY LINE
@ GARDEN LANE
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
ELEVATION EXHIBIT 1
EE-1
1/8"=1'-0"
2
Page 315
9'-1"10'-5"8'-7"1A 2XA-ADA M
323.2
324.51ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
±42'-4"PROPOSED GRADE
EXISTING GRADE
312"5'-1012"7'-934"16'-3"1'-8"
D
A2.8.2
BLDG. D ELEVATION EXHIBIT
SCALE: 1/8"=1'-0"
20'-0"
PROPERTY LINE
@ GARDEN LANE
LINE OF DAYLIGHT
PLATE @ BLDG. D
20'-0"9'-1"9'-1"8'-7"15'-1014"
1C 2XA
16'-3"
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
326.9
324.8 ±40'-3"PROPOSED GRADE
EXISTING GRADE
1'-8"
BLDG. E ELEVATION EXHIBIT
SCALE: 1/8"=1'-0"
20'-0"
PROPERTY LINE
@ GARDEN LANE
LINE OF DAYLIGHT
PLATE @ BLDG. E
20'-0"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
ELEVATION EXHIBIT 2
EE-2
1/8"=1'-0"
2
Page 316
FRONT ELEVATION - EAST
BLDG. A 9'-1"9'-1"8'-7"F
F
F
F
FFFFF
F
FF± 39'-2"1 23 4 5 6 7 8 9 10
PROPOSED GRADE
3X-4XA 1C 3-4C 1A 1A 2B 3-4C 3X-4XA-M1XA 1A 1C
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
330.89'-1"9'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
328.5
330.8
328.2
329.3
EXISTING GRADE
16'-9"15'-10"15'-10"6'-934"5'-1012"6'-312"5'-1012"6'-934"15'-10"6'-934"5'-1012"6'-312"5'-1012"6'-934"15'-10"15'-10"16'-9"
176'-0"
10'-7" TYP. BALCONY WIDTH
<15' TYP. LIGHT FIXTURE
DISTANCE VINES WITH
WIRES, TYP.
RIGHT ELEVATION - NORTH
BLDG. A 9'-1"9'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
324.70
328.2328.2
4'-612"F F F
2XA PROPOSED GRADE
EXISTING GRADE
3'-0"13'-2"25'-10"2'-0"
44'-0"
LEFT ELEVATION - SOUTH
BLDG. A 9'-1"9'-1"8'-7"2XA-M
327.25
330.81ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
FFFPROPOSED GRADE
EXISTING GRADE
2'-0"25'-10"13'-2"
41'-0"
FINISH SCHEDULE
1 COMPOSITION SHINGLE ROOF
2 HARDI BOARD + BATT SIDING
3 HARDI LAP SIDING
4 HARDI SHINGLE SIDING
5 WOOD RAILING
6 CORBEL W/ KICKER
7 ENTRY DOOR
8 WINDOWS
9 GLASS DOOR
10 STYLIZED LIGHT AND ADDRESS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BUILDING A CONCEPTUAL ELEVATIONS
A1.1.1
1/8" = 1'-0"
NOTE:
“EXTERIOR LIGHTING: PRIOR TO FINAL OCCUPANCY ALL
EXTERIOR LIGHTING SHALL BE KEPT TO A MINIMUM AND
SHALL BE DOWN DIRECTED FIXTURES THAT WILL NOT
REFLECT OR ENCROACH ONTO ADJACENT PROPERTIES.
ALL LIGHTING SHALL UTILIZE SHIELDS SO THAT NO BULB IS
VISIBLE AND TO ENSURE THAT THE LIGHT IS DIRECTED TO
THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO
NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN
FROM NEARBY HOMES. NO FLOOD LIGHTS SHALL BE USED
UNLESS IT CAN BE DEMONSTRATED THAT THEY ARE
NEEDED FOR SAFETY OR SECURITY.”
1
12
Page 317
REAR ELEVATION - WEST
BLDG. A 9'-1"9'-1"8'-7"2XA1C2C1A1A2B2C1XA1A1C2XA-M
330.80
327.25
326.50
325.30
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
3'-6"9'-1"10'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
324.70
329.3
3'-612"32'-612"328.2 ±43'-0"EXISTING
GRADE
PROPOSED GRADE
1'-8"16'-3"15'-10"15'-10"7'-934"5'-1012"4'-312"5'-1012"7'-934"15'-10"7'-934"5'-1012"4'-312"13'-814"15'-10"15'-10"16'-3"1'-8"
178'-4"
A
A2.8.1
A
A2.8.1
FINISH SCHEDULE
1 COMPOSITION SHINGLE ROOF
2 HARDI BOARD + BATT SIDING
3 HARDI LAP SIDING
4 HARDI SHINGLE SIDING
5 WOOD RAILING
6 CORBEL W/ KICKER
7 ENTRY DOOR
8 WINDOWS
9 GLASS DOOR
10 STYLIZED LIGHT AND ADDRESS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BUILDING A CONCEPTUAL ELEVATIONS
A1.1.2
1/8" = 1'-0"
12
Page 318
FRONT ELEVATION - SOUTH
BLDG. B 9'-1"11'-1"8'-7"F
F
F
F
F
F
FF2B1B 1C 2C 1A 1A 2C 1B 2B 1C5X 2XA-ADA 02 M
F
F
F
F ± 40'-10"1 23 45 67 8 9 10
9'-1"9'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
329.2
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
327.2
328.7
EXISTING GRADE
PROPOSED GRADE
20'-7"15'-10"15'-10"15'-10"15'-10"6'-934"5'-1012"6'-314"5'-1034"6'-934"15'-10"15'-10"15'-934"15'-1014"16'-9"4'-0"
199'-8"
8'-11" TYP. BALCONY WIDTH
RIGHT ELEVATION - EAST
BLDG. B
F F F
2XA-ADA 02 M9'-1"11'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
327.2 326.7
EXISTING GRADE
PROPOSED GRADE
3'-0"13'-2"25'-10"2'-0"
44'-0"
LEFT ELEVATION - WEST
BLDG. B 9'-1"9'-1"8'-7"5X
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
329.2328.7
EXISTING GRADE
PROPOSED GRADE
45'-0"
36'-8"8'-4"
<15' TYP. LIGHT FIXTURE
DISTANCE
VERTICAL 1x4 SMOOTH
CEDAR TRIM
VINES WITH
WIRES, TYP.
FINISH SCHEDULE
1 COMPOSITION SHINGLE ROOF
2 HARDI BOARD + BATT SIDING
3 HARDI LAP SIDING
4 HARDI SHINGLE SIDING
5 WOOD RAILING
6 CORBEL W/ KICKER
7 ENTRY DOOR
8 WINDOWS
9 GLASS DOOR
10 STYLIZED LIGHT AND ADDRESS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BUILDING B CONCEPTUAL ELEVATIONS
A1.2.1
1/8" = 1'-0"
NOTE:
“EXTERIOR LIGHTING: PRIOR TO FINAL OCCUPANCY ALL
EXTERIOR LIGHTING SHALL BE KEPT TO A MINIMUM AND
SHALL BE DOWN DIRECTED FIXTURES THAT WILL NOT
REFLECT OR ENCROACH ONTO ADJACENT PROPERTIES.
ALL LIGHTING SHALL UTILIZE SHIELDS SO THAT NO BULB IS
VISIBLE AND TO ENSURE THAT THE LIGHT IS DIRECTED TO
THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO
NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN
FROM NEARBY HOMES. NO FLOOD LIGHTS SHALL BE USED
UNLESS IT CAN BE DEMONSTRATED THAT THEY ARE
NEEDED FOR SAFETY OR SECURITY.”
1
12
Page 319
REAR ELEVATION - NORTH
BLDG. B 9'-1"9'-1"8'-7"2B 1B1C2C1A1A2C1B2B1C2XA-ADA 02 M 5X
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
329.2328.79'-1"11'-1"8'-7"1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
1ST FLR S.O.G 327.2 326.7 ±40'-0"EXISTING
GRADE
PROPOSED GRADE
199'-612"
4'-412"16'-1"15'-10"15'-10"15'-10"15'-10"7'-934"5'-1012"4'-312"5'-1012"7'-934"15'-10"15'-10"15'-10"15'-10"16'-3"1'-8"2'-10"
B
A2.8.1
B
A2.8.1
F
A2.8.4
F
A2.8.4
FINISH SCHEDULE
1 COMPOSITION SHINGLE ROOF
2 HARDI BOARD + BATT SIDING
3 HARDI LAP SIDING
4 HARDI SHINGLE SIDING
5 WOOD RAILING
6 CORBEL W/ KICKER
7 ENTRY DOOR
8 WINDOWS
9 GLASS DOOR
10 STYLIZED LIGHT AND ADDRESS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.20.2024
317076.00
SCALE:
BUILDING B CONCEPTUAL ELEVATIONS
A1.2.2
1/8" = 1'-0"
12
z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Bldgs\BLDG_B\EE\317076_BLDG B_EE.dwg, 1/23/2025 1:53:27 PM, yanni
Page 320
F
FRONT ELEVATION - NORTH
BLDG. C 9'-1"9'-1"8'-7"F
F
F
F
FF1XD 2B 1A 1A 2B 1B 2C 6X7XFF ± 38'-10"PROPOSED GRADE
1 23 45 6 78 9 10
9'-1"11'-7"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
328.50
327.80
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
325.90325.20
EXISTING GRADE
2'-4"5'-8"18'-5"15'-10"15'-10"6'-934"5'-1012"6'-314"5'-1034"6'-934"15'-10"15'-10"15'-10"11'-5"20'-414"
169'-014"
8'-11" TYP. BALCONY WIDTH±42'-812"RIGHT ELEVATION - WEST
BLDG. C
6X9'-1"9'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
328.50
327.80
PROPOSED GRADE
EXISTING GRADE
5'-4"16'-214"20'-534"2'-0"
44'-0"
<15' TYP. LIGHT FIXTURE
DISTANCE VERTICAL 1x4 SMOOTH
CEDAR TRIM
VINES WITH
WIRES, TYP.
LEFT ELEVATION - EAST
BLDG. C 9'-1"8'-7"7X8X9'-1"8'-7"1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
325.90 11'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
325.2010'-7"1ST FLR S.O.G 326.70 @ PLAN 8X FF
326.20 @ PLAN 8X GAR.
PROPOSED GRADE
EXISTING GRADE
12'-812"11'-412"14'-7"14'-6"2'-10"
56'-0"
FINISH SCHEDULE
1 COMPOSITION SHINGLE ROOF
2 HARDI BOARD + BATT SIDING
3 HARDI LAP SIDING
4 HARDI SHINGLE SIDING
5 WOOD RAILING
6 CORBEL W/ KICKER
7 ENTRY DOOR
8 WINDOWS
9 GLASS DOOR
10 STYLIZED LIGHT AND ADDRESS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BUILDING C CONCEPTUAL ELEVATIONS
A1.3.1
1/8" = 1'-0"
NOTE:
“EXTERIOR LIGHTING: PRIOR TO FINAL OCCUPANCY ALL
EXTERIOR LIGHTING SHALL BE KEPT TO A MINIMUM AND
SHALL BE DOWN DIRECTED FIXTURES THAT WILL NOT
REFLECT OR ENCROACH ONTO ADJACENT PROPERTIES.
ALL LIGHTING SHALL UTILIZE SHIELDS SO THAT NO BULB IS
VISIBLE AND TO ENSURE THAT THE LIGHT IS DIRECTED TO
THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO
NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN
FROM NEARBY HOMES. NO FLOOD LIGHTS SHALL BE USED
UNLESS IT CAN BE DEMONSTRATED THAT THEY ARE
NEEDED FOR SAFETY OR SECURITY.”
1
12
Page 321
REAR ELEVATION - SOUTH
BLDG. C 9'-1"10'-7"8'-7"1XD2B1A1A2B1B2C6X 8X9'-1"9'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
328.50
327.80
328.50
326.70 @ PLAN 8X FF
326.20
31'-914"15'-10"15'-1014"15'-934"7'-934"5'-1012"4'-312"5'-1012"7'-934"15'-10"15'-10"20'-1"2'-0"
164'-814"
C
A2.8.2
C
A2.8.2
FINISH SCHEDULE
1 COMPOSITION SHINGLE ROOF
2 HARDI BOARD + BATT SIDING
3 HARDI LAP SIDING
4 HARDI SHINGLE SIDING
5 WOOD RAILING
6 CORBEL W/ KICKER
7 ENTRY DOOR
8 WINDOWS
9 GLASS DOOR
10 STYLIZED LIGHT AND ADDRESS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BUILDING C CONCEPTUAL ELEVATIONS
A1.3.2
1/8" = 1'-0"
12
Page 322
FRONT ELEVATION - SOUTH
BLDG. D 9'-1"9'-1"8'-7"F
F
FF1A 1A 2B
16'-9"6'-934"6'-934"15'-10"18'-5"
2XA-ADA M 7X ± 38'-10"13 45 6 78109
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
325.8
325.2324.59'-1"10'-5"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
PROPOSED GRADE
EXISTING GRADE
5'-1012"6'-312"5'-1012"5'-8"2'-4"1'-2"
91'-10"
8'-11" TYP. BALCONY WIDTH
RIGHT ELEVATION - EAST
BLDG. D 9'-1"10'-1"8'-7"7X 8X9'-1"9'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
325.8
325.2 1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
325.8
324.1
324.8 @ P8X
PROPOSED GRADE
EXISTING GRADE
2'-10"14'-6"14'-7"11'-412"12'-81
2"
56'-0"
LEFT ELEVATION - WEST
BLDG. D 9'-1"10'-5"8'-7"FFF2XA-ADA M
324.51ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
PROPOSED GRADE
EXISTING GRADE
2'-0"25'-10"13'-2"
41'-0"
<15' TYP. LIGHT FIXTURE
DISTANCE
VINES WITH
WIRES, TYP.
REAR ELEVATION - NORTH
BLDG. D 9'-1"10'-5"8'-7"1A1A2B 2XA-ADA M8X9'-1"10'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
324.1
323.2
324.8 @ P8X 324.51ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
±42'-4"PROPOSED GRADE
EXISTING GRADE
2'-0"20'-1"15'-10"7'-934"5'-101
2"4'-31
2"5'-101
2"7'-934"16'-3"1'-8"
87'-6"
D
A2.8.2
D
A2.8.2
FINISH SCHEDULE
1 COMPOSITION SHINGLE ROOF
2 HARDI BOARD + BATT SIDING
3 HARDI LAP SIDING
4 HARDI SHINGLE SIDING
5 WOOD RAILING
6 CORBEL W/ KICKER
7 ENTRY DOOR
8 WINDOWS
9 GLASS DOOR
10 STYLIZED LIGHT AND ADDRESS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BUILDING D CONCEPTUAL ELEVATIONS
A1.4.1
1/8" = 1'-0"
NOTE:
“EXTERIOR LIGHTING: PRIOR TO FINAL OCCUPANCY ALL
EXTERIOR LIGHTING SHALL BE KEPT TO A MINIMUM AND
SHALL BE DOWN DIRECTED FIXTURES THAT WILL NOT
REFLECT OR ENCROACH ONTO ADJACENT PROPERTIES.
ALL LIGHTING SHALL UTILIZE SHIELDS SO THAT NO BULB IS
VISIBLE AND TO ENSURE THAT THE LIGHT IS DIRECTED TO
THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO
NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN
FROM NEARBY HOMES. NO FLOOD LIGHTS SHALL BE USED
UNLESS IT CAN BE DEMONSTRATED THAT THEY ARE
NEEDED FOR SAFETY OR SECURITY.”
1
12
Page 323
FRONT ELEVATION - NORTH
BLDG. E 9'-1"10'-7"8'-7"F
F
16'-9"15'-10"15'-10"6'-934"5'-1012"15'-934"15'-1014"16'-9"FF1C 2C 1A 1A 2C 1C2XA 2XA-MFFF
F
1 23 4 5 6 7 8 9
FINISH GRADE
10
±39'-8"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
326.9
326.29'-1"9'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
323.4
PROPOSED GRADE
EXISTING GRADE
6'-312"5'-1012"6'-934"
128'-6"
8'-11" TYP. BALCONY WIDTH
RIGHT ELEVATION - WEST
BLDG. E 9'-1"10'-7"8'-7"F F F
2XA-M9'-1"10'-7"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
323.4 323.4
322.6
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
PROPOSED GRADE
EXISTING GRADE
13'-2"25'-10"
39'-0"
<15' TYP. LIGHT FIXTURE
DISTANCE
LEFT ELEVATION - EAST
BLDG. E 9'-1"9'-1"8'-7"2XA
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
326.9
326.29'-1"9'-1"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
326.9
324.8
PROPOSED GRADE
EXISTING GRADE
2'-0"25'-10"13'-2"
41'-0"
<15' TYP. LIGHT FIXTURE
DISTANCE
VINES WITH
WIRES, TYP.FFFFINISH SCHEDULE
1 COMPOSITION SHINGLE ROOF
2 HARDI BOARD + BATT SIDING
3 HARDI LAP SIDING
4 HARDI SHINGLE SIDING
5 WOOD RAILING
6 CORBEL W/ KICKER
7 ENTRY DOOR
8 WINDOWS
9 GLASS DOOR
10 STYLIZED LIGHT AND ADDRESS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BUILDING E CONCEPTUAL ELEVATIONS
A1.5.1
1/8" = 1'-0"
NOTE:
“EXTERIOR LIGHTING: PRIOR TO FINAL OCCUPANCY ALL
EXTERIOR LIGHTING SHALL BE KEPT TO A MINIMUM AND
SHALL BE DOWN DIRECTED FIXTURES THAT WILL NOT
REFLECT OR ENCROACH ONTO ADJACENT PROPERTIES.
ALL LIGHTING SHALL UTILIZE SHIELDS SO THAT NO BULB IS
VISIBLE AND TO ENSURE THAT THE LIGHT IS DIRECTED TO
THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO
NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN
FROM NEARBY HOMES. NO FLOOD LIGHTS SHALL BE USED
UNLESS IT CAN BE DEMONSTRATED THAT THEY ARE
NEEDED FOR SAFETY OR SECURITY.”
1
12
Page 324
REAR ELEVATION - SOUTH
BLDG. E 9'-1"9'-1"8'-7"15'-1014"15'-934"7'-934"5'-1012"4'-312"15'-1014"16'-3"
1C2C1A1A2C1C 2XA2XA-M
16'-3"
1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
326.9
324.89'-1"10'-7"8'-7"1ST FLR S.O.G
1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
323.4
322.6 ±40'-3"PROPOSED GRADE
EXISTING GRADE
1'-8"15'-934"7'-934"5'-1012"
130'-10"
1'-8"
E
A2.8.3
E
A2.8.3
FINISH SCHEDULE
1 COMPOSITION SHINGLE ROOF
2 HARDI BOARD + BATT SIDING
3 HARDI LAP SIDING
4 HARDI SHINGLE SIDING
5 WOOD RAILING
6 CORBEL W/ KICKER
7 ENTRY DOOR
8 WINDOWS
9 GLASS DOOR
10 STYLIZED LIGHT AND ADDRESS
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BUILDING E CONCEPTUAL ELEVATIONS
A1.5.2
1/8" = 1'-0"
12
Page 325
UP
DN
2040 SH T.P.30x24 CLRT.H.T.R.
4050 SL
K-2268-8MEMOIRSLAVATORYFIRECLAY24682468CPTTILE 3050 SH 3050 SH
3080 FR2020 AWNUPDN3080 FR DR2040 SH*5050 SL30x24 CLRT.P.T.R.T.H.246826805068 BI-PASS246826683080 FR DR30809070 SECT ROLL-UPUP28682040 FX16070 SECT ROLL-UP
*4050 SL308030x24 CLRT.P.T.R.246826682868 T.H.
4068 BI-PASS
UPPER FLOOR
PLAN 1-2 INT
MAIN FLOOR
PLAN 1-2 INT
LOWER FLOOR
PLAN 1-2 INT
PLAN 2 INT
GROUND LIVING: 291 SQ. FT.
GARAGE: 291 SQ. FT.
PORCH: 28 SQ. FT.
PLAN 1 INT
GROUND LIVING: 53 SQ. FT.
GARAGE: 460 SQ. FT.
PORCH: 21 SQ. FT.
PLAN 2 INT
UPPER LIVING: 594 SQ. FT.
PLAN 1 INT
UPPER LIVING: 655 SQ. FT.
PLAN 2 INT
MAIN LIVING: 594 SQ. FT.
TOTAL LIVING: 1,479 SQ. FT.
DECK:54 SQ. FT.
PLAN 1 INT
MAIN LIVING: 671 SQ. FT.
TOTAL LIVING: 1,379 SQ. FT.
DECK:35 SQ. FT.
DIN.
KIT.
LIV.
BD.3
BTH.3
DECK
M.BD.
BTH.2
BTH.1
BD.3ENT
PORCH
GAR W/ 20'-20' PARKING
BD.2
BTH.1
BTH.2
M.BD.
DN
*4050 SL
*5050 SL
2040 SH
FX4DNF049T.R.T.R.T.R.T.P.30x24 CLRT.H.2680 OPEN
2468
2668 OPT26682880
2468
2668
5068 BI-PASS
2680 21080TILECPT.
TILECPT.
CPT.TILE
16 RISERS @ 7.75"15 TREADS @ 10.5"+36"
LC
2468
T.P.T.H.30x24 CLR
2468WIN.
BELOW 30x24 CLRT.P.30x24 CLR*4050 SLFX4DNF049DN2040 SH*5050 SLT.H.T.R.T.H.T.R.T.P.+36"4068 BI-PASS2468266826682668 OPT246828802468210802468LIV.
KIT.
DIN.
PDR.
DECK
GAR GAR
ENT
GAR W/ 9X40 TANDEM
BD.2
PORCH16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1"15'-8"2"15'-8"1"36'-612"1'-512"20'-8"
31'-6"
1"10'-8"2"41'-612"2'-512"44'-0"42'-0"38'-6"3'-6"1'-0"15'-8"2"15'-8"1"1"
31'-6"41'-0"3'-0"31'-6"
1"
1"15'-8"2"15'-8"1"1"2"1"41'-0"1'-0"9'-7"6'-1"2"9'-7"6'-1"1"
15'-8"15'-8"6'-0"1'-0"42'-612"1'-0"2'-0"1"
F
A2.8.4
F
A2.8.4
F
A2.8.4
F
A2.8.4
F
A2.8.4
F
A2.8.42'-3"8'-11"4'-3"4'-6" x 6'-0"
AREA IN FRONT
OF DOOR
4'-6" x 6'-0"
AREA IN FRONT
OF DOOR16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1'-0"1'-0"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 1-2 INT
A2.1.1
1/4" = 1'-0"
Page 326
T.P.
DN
*5050 SL
2040 SH
FX4DNF049T.R.T.R.T.H.T.R.2050 SHT.P.30x24 CLRT.H.2040 SH2680 OPEN
2468
2668 OPT2668 24682880
2468
2668
5068 BI-PASS
2680 2108016 RISERS @ 7.75"15 TREADS @ 10.5"+36"
30x24 CLR
2468
*3050 SH 2050 SH2050 SH (3) 2020 FX30x24 CLRT.P.30x24 CLR*4050 SL
FX4DNF049
DN
2040 SH*5050 SL
T.H.T.R.
T.H.T.R.T.P.+36"
4068 BI-PASS
2468
266826682668 OPT
2468 28802468210802468
UP
DN
2040 SH T.P.30x24 CLRT.H.T.R.
3050 SH
K-2268-8MEMOIRSLAVATORYFIRECLAY24682468 3050 SHLC3080 FR3050 SH 3050 SH
LC 2050 SH2050 SH2050 SH2050 SH 3050 SH3050 SH3050 SH2050 SH2050 SH2020 AWN
UP
DN
3080 FR DR2040 SH
*5050 SL
30x24 CLRT.P.T.R.T.H.2468
2680
5068 BI-PASS 24682668
3080 FR DR
2668
16070 SECT ROLL-UP
UP
30802868*4050 SL
30x24 CLRT.R.2468T.H.
4068 BI-PASS
2040 SH30809070 SECT ROLL-UP
UP
28682040 FX
UPPER FLOOR
PLAN 1-2X
MAIN FLOOR
PLAN 1-2X
LOWER FLOOR
PLAN 1-2X
PLAN 1 INT
GROUND LIVING: 53 SQ. FT.
GARAGE: 460 SQ. FT.
PORCH: 21 SQ. FT.
PLAN 2X
GROUND LIVING: 294 SQ. FT.
GARAGE: 448 SQ. FT.
PORCH: 28 SQ. FT.
PLAN 1 INT
UPPER LIVING: 657 SQ. FT.
PLAN 2X
UPPER LIVING: 610 SQ. FT.
PLAN 1 INT
MAIN LIVING: 669 SQ. FT.
TOTAL LIVING: 1,379 SQ. FT.
DECK:35 SQ. FT.
PLAN 2X
MAIN LIVING: 619 SQ. FT.
TOTAL LIVING: 1,523 SQ. FT.
DECK: 57 SQ. FT.
LIV.
KIT.
DIN.
PDR.
DECK
BD.2
BTH.1
BTH.2
M.BD.
GAR
ENT
GAR W/ 9X40 TANDEM
PORCH
BD.3
GAR W/ 20'-20' PARKING
DIN.
KIT.
LIV.
BD.3
BTH.3
DECK
M.BD.
BTH.2
BTH.1
BD.2
PORCH 16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"ENT
1"15'-8"2"15'-10"1'-512"20'-10"
31'-8"
1"10'-8"2"41'-612"2'-512"44'-0"41'-0"13'-2"3'-6"1'-0"15'-8"2"16'-2"1"
32'-0"44'-0"32'-0"
1"
1"15'-8"2"17'-2"1"2"41'-0"1'-0"9'-7"6'-1"2"6'-1"10'-1"
15'-8"17'-2"1'-0"42'-612"1'-0"1'-0"GAR
8'-11"4'-3"4'-6" x 6'-0"
AREA IN FRONT
OF DOOR
9'-0"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1'-0"1'-0"13'-0"8'-10"36'-0"2'-6"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 1-2X
A2.1.2
1/4" = 1'-0"
2
Page 327
UP
*4050 SL308016070 SECT ROLL-UP
T.R.T.P.306830683068
3068 2040 SH30809070 SECT ROLL-UP
UP
28682040 FX
FIRE
RISER
PGE
PULL
UGPS
MAIN
HOUSE
PANEL
METER
STACK
10 UNIT
PHONE
CATV
SPACER
UP
*4050 SL308016070 SECT ROLL-UP
T.R.T.P.306830683068
3068 2040 SH30809070 SECT ROLL-UP
UP
28682040 FX
LOWER FLOOR
PLAN 1-2X ADA
PLAN 1 INT
GROUND LIVING: 53 SQ. FT.
GARAGE: 460 SQ. FT.
PORCH: 21 SQ. FT.
PLAN 2X ADA
GROUND LIVING: 340 SQ. FT.
GARAGE: 448 SQ. FT.
PORCH: 24 SQ. FT.
TOTAL LIVING: 1569 SQ. FT.
LOWER FLOOR
PLAN 1-2X ADA METER
PLAN 1 INT
GROUND LIVING: 53 SQ. FT.
GARAGE: 460 SQ. FT.
PORCH: 21 SQ. FT.
PLAN 2X ADA METER
GROUND LIVING: 340 SQ. FT.
GARAGE: 421 SQ. FT.
PORCH: 24 SQ. FT.
UP
*4050 SL308016070 SECT ROLL-UP
T.R.T.P.306830683068
3068 2040 SHMETERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACER30809070 SECT ROLL-UP
UP
28682040 FX
ENT
BD.3
GAR W/ 20'-20' PARKING
LOWER FLOOR
PLAN 1-2X ADA 02 (BIGGER GARAGE)
PLAN 1 INT
GROUND LIVING: 53 SQ. FT.
GARAGE: 460 SQ. FT.
PORCH: 21 SQ. FT.
PLAN 2X ADA 02 (BIGGER GAR.)
GROUND LIVING: 340 SQ. FT.
GARAGE: 490 SQ. FT.
PORCH: 24 SQ. FT.
ENT
BD.3
1"15'-8"2"17'-10"1'-512"20'-10"
31'-8"
10'-8"2"40'-612"2'-512"42'-612"1'-0"2'-0"
1"15'-8"2"17'-10"1'-512"22'-10"
33'-8"
10'-8"2"40'-612"2'-512"42'-0"1'-0"1"15'-8"2"17'-10"1'-512"22'-10"
33'-8"
10'-8"2"40'-612"2'-512"42'-0"1'-0"2'-0"612"612"4'-6" x 6'-0"
AREA IN FRONT
OF DOOR
4'-6" x 6'-0"
AREA IN FRONT
OF DOOR
4'-6" x 6'-0"
AREA IN FRONT
OF DOOR
GAR W/ 9X40 TANDEM1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"GAR W/ 20'-20' PARKINGGAR W/ 9X40 TANDEMGAR W/ 20'-20' PARKINGGAR W/ 9X40 TANDEM
3333
ENT
BD.3
3
3
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 1-2X ADA & METER
A2.1.3
1/4" = 1'-0"
Page 328
30x24 CLRT.P.30x24 CLRFX4DNF049DN2040 SH*5050 SLT.H.T.R.T.H.T.R.T.P.+36"4068 BI-PASS2468266826682668 OPT246828802468210802468*4050 SLDN
*4050 SL
*5050 SL
2040 SH
FX4DNF049T.R.T.R.T.R.T.P.30x24 CLRT.H.2680 OPEN
2468
2668 OPT26682880
2468
2668
5068 BI-PASS
2680 21080TILECPT.
TILECPT.
CPT.TILE
16 RISERS @ 7.75"15 TREADS @ 10.5"+36"
LC
2468
T.P.T.H.30x24 CLR
2468WIN.
BELOW 2020 AWNUPDN3080 FR DR2040 SH*5050 SL30x24 CLRT.P.T.R.T.H.246826805068 BI-PASS246826683080 FR DRUP
DN
2040 SH T.P.30x24 CLRT.H.T.R.
4050 SL
K-2268-8MEMOIRSLAVATORYFIRECLAY24682468CPTTILE 3050 SH 3050 SH
3080 FR30809070 SECT ROLL-UPUP2040 FX2868DN16070 SECT ROLL-UP
*4050 SL308030x24 CLRT.P.T.R.24682868T.H.
4068 BI-PASSDN
2668
UP
UPPER FLOOR
PLAN 1-2 INT
MAIN FLOOR
PLAN 1-2 INT
LOWER FLOOR
PLAN 1-2 INT EXT. RAISER
PLAN 2 INT
GROUND LIVING: 295 SQ. FT.
GARAGE: 295 SQ. FT.
PORCH: 23 SQ. FT.
PLAN 1 INT
GROUND LIVING: 136 SQ. FT.
GARAGE: 460 SQ. FT.
PORCH: NA
PLAN 2 INT
UPPER LIVING: 594 SQ. FT.
PLAN 1 INT
UPPER LIVING: 655 SQ. FT.
PLAN 2 INT
MAIN LIVING: 594 SQ. FT.
TOTAL LIVING: 1,483 SQ. FT.
DECK:54 SQ. FT.
PLAN 1 INT
MAIN LIVING: 669 SQ. FT.
TOTAL LIVING: 1,460 SQ. FT.
DECK:60 SQ. FT.
KIT.
LIV.
BD.3
BTH.3
DECK
M.BD.
BTH.2
BTH.1
BD.3ENT
PORCH
GAR W/ 20'-20' PARKING
BD.2
BTH.1
BTH.2
M.BD.
LIV.
KIT.
DIN.
PDR.
DECK
GAR GAR
ENT
GAR W/ 9X40 TANDEM
BD.2
PORCH16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1"15'-8"2"15'-8"1"37'-612"1'-512"20'-8"
31'-6"
1"10'-8"2"41'-612"2'-512"43'-1134"42'-0"38'-6"3'-6"1'-0"15'-8"2"15'-8"1"1"
31'-6"41'-0"3'-0"31'-6"
1"
1"15'-8"2"15'-8"1"
1"2"1"41'-0"1'-0"9'-7"6'-1"2"9'-7"6'-1"1"
15'-8"15'-8"5'-0"3'-10"42'-612"1'-0"2'-0"1"
4'-6" x 6'-0"
AREA IN FRONT
OF DOOR
4'-6" x 6'-0"
AREA IN FRONT
OF DOOR2'-10"10'-512"5'-10"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1'-0"1'-0"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 1-2 INT
A2.1.4
1/4" = 1'-0"
1
Page 329
30x24 CLRT.P.30x24 CLRFX4DNF049DN2040 SH*5050 SLT.H.T.R.T.H.T.R.T.P.+36"4068 BI-PASS2468266826682668 OPT246828802468210802468*4050 SLDN
*4050 SL
*5050 SL
2040 SH
FX4DNF049T.R.T.R.T.R.T.P.30x24 CLRT.H.2680 OPEN
2468
2668 OPT26682880
2468
2668
5068 BI-PASS
2680 21080TILECPT.
TILECPT.
CPT.TILE
16 RISERS @ 7.75"15 TREADS @ 10.5"+36"
LC
2468
T.P.T.H.30x24 CLR
2468WIN.
BELOW 2020 AWNUPDN3080 FR DR2040 SH*5050 SL30x24 CLRT.P.T.R.T.H.246826805068 BI-PASS246826683080 FR DRUP
DN
2040 SH T.P.30x24 CLRT.H.T.R.
4050 SL
K-2268-8MEMOIRSLAVATORYFIRECLAY24682468CPTTILE 3050 SH 3050 SH
3080 FRUPPER FLOOR
PLAN 1-3-4 INT EXTRA RISER
MAIN FLOOR
PLAN 1-3-4 INT EXTRA RISER
LOWER FLOOR
PLAN 1-3-4 INT EXTRA RISER
PLAN 3-4 INT EXTRA RISER
GROUND LIVING: 282 SQ. FT.
GARAGE: 445 SQ. FT.
PORCH: 37 SQ. FT.
PLAN 3-4 INT
UPPER LIVING: 594 SQ. FT.
PLAN 1 INT EXTRA RISER
UPPER LIVING: 677 SQ. FT.
PLAN 3-4 INT
MAIN LIVING: 594 SQ. FT.
TOTAL LIVING: 1,470 SQ. FT.
DECK:55 SQ. FT.
PLAN 1 INT EXTRA RISER
MAIN LIVING: 669 SQ. FT.
TOTAL LIVING: 1,485 SQ. FT.
DECK:60 SQ. FT.
DIN.
KIT.
LIV.
BD.3
BTH.3
DECK
M.BD.
BTH.2
BTH.1
ENT
GAR W/ 20'-20' PARKING
BD.2
BTH.1
BTH.2
M.BD.
LIV.
KIT.
DIN.
PDR.
DECK
GAR GAR
ENT
GAR W/ 9X40 TANDEM
BD.2
PORCH
GAR W/ 20'-20' PARKING
STUDIO
1"15'-8"2"1"35'-012"1'-512"20'-8"
31'-6"
1"10'-8"2"41'-612"2'-512"42'-0"38'-6"3'-6"1'-0"15'-8"2"15'-8"1"1"
31'-6"45'-3"31'-6"
1"
1"15'-8"2"15'-8"1"1"2"1"41'-0"1'-0"9'-7"6'-1"2"9'-7"6'-1"1"
15'-8"15'-8"7'-6"3'-10"42'-612"1'-0"2'-0"1"
10'-912"4'-1012"
15'-8"
3'-312"7'-6"
P3
P4
30809070 SECT ROLL-UPUP2040 FX2868DN16070 SECT ROLL-UP
308028683046 SH 3068UP16 RISERS @ 7.75"15 TREADS @ 10.5"3080
3046 SH
DN42'-0"5'-10"PLAN 1 INT EXTRA RISER
GROUND LIVING: 139 SQ. FT.
GARAGE: 457 SQ. FT.
PORCH: NA
4'-6" x 6'-0"
AREA IN FRONT
OF DOOR
4'-6" x 6'-0"
AREA IN FRONT
OF DOOR2'-10"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1'-0"1'-0"10'-4"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 1-3-4 INT EXTRA RISER
A2.2.1
1/4" = 1'-0"
Page 330
30x24 CLRT.P.30x24 CLRFX4DNF049DN2040 SH*5050 SLT.H.T.R.T.H.T.R.T.P.+36"4068 BI-PASS2468266826682668 OPT246828802468210802468*4050 SLT.P.DN*5050 SL2040 SHFX4DNF049 T.R.T.R.T.H.T.R.2050 SHT.P.30x24 CLRT.H.2040 SH2680 OPEN24682668 OPT266824682880246826685068 BI-PASS26802108016 RISERS @ 7.75"15 TREADS @ 10.5"+36"30x24 CLR2468*3050 SH2050 SH2050 SH(3) 2020 FX2020 AWNUPDN3080 FR DR*5050 SL30x24 CLRT.P.T.R.T.H.246826805068 BI-PASS246826683080 FR DRUPDN2040 SHT.P.30x24 CLRT.H.T.R.3050 SHK-2268-8MEMOIRSLAVATORYFIRECLAY 246824683050 SHLC3080 FR3050 SH3050 SHLC2050 SH2050 SH2050 SH2050 SH3050 SH3050 SH3050 SH2050 SH2050 SH30809070 SECT ROLL-UPUP2040 FX2868DN16070 SECT ROLL-UP
308028683046 SH3068 3080
3046 SH
UPDN
UPPER FLOOR
PLAN 1-3X-4X EXTRA RISER
MAIN FLOOR
PLAN 1-3X-4X EXTRA RISER
LOWER FLOOR
PLAN 1-3X-4X EXTRA RISER
LIV.
KIT.
DIN.
PDR.
DECK
BD.2
BTH.1
BTH.2
M.BD.
GAR
ENT
GAR W/ 9X40 TANDEM
DIN.
KIT.
LIV.
BD.3
BTH.3
DECK
M.BD.
BTH.2
BTH.1
BD.2
ENT
PORCH
GAR W/ 20'-20' PARKING
STUDIO
1"15'-8"2"15'-10"1'-512"20'-10"
31'-8"
1"10'-8"2"41'-612"2'-512"41'-0"37'-6"3'-6"1'-0"15'-8"2"16'-2"1"
32'-0"32'-0"
1"
1"15'-8"2"17'-2"
1"2"41'-0"1'-0"9'-7"6'-1"2"6'-1"10'-1"
15'-8"17'-2"3'-10"42'-612"1'-0"1'-0"P3X
P4X
GAR
PLAN 1 INT EXTRA RISER
GROUND LIVING: 139 SQ. FT.
GARAGE: 457 SQ. FT.
PORCH: NA
PLAN 3X-4X EXTRA RISER
GROUND LIVING: 282 SQ. FT.
GARAGE: 445 SQ. FT.
PORCH: 37 SQ. FT.
PLAN 1 INT EXTRA RISER
UPPER LIVING: 676 SQ. FT.
PLAN 3X-4X
UPPER LIVING: 616 SQ. FT.
PLAN 1 INT EXTRA RISER
MAIN LIVING: 676 SQ. FT.
TOTAL LIVING: 1,491 SQ. FT.
DECK:59 SQ. FT.
PLAN 3X-4X
MAIN LIVING: 634 SQ. FT.
TOTAL LIVING: 1,533 SQ. FT.
DECK:57 SQ. FT.45'-3"42'-0"5'-10"3'-10"2'-0"2'-10"4'-6" x 6'-0"
AREA IN FRONT
OF DOOR16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1'-0"1'-0"10'-4"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 1-3X-4X EXTRA RISER
A2.2.2
1/4" = 1'-0"
2
Page 331
30809070 SECT ROLL-UPUP28682040 FX16070 SECT ROLL-UP
308028683046 SH3068 3080
3046 SH
LOWER FLOOR
PLAN 1-3X-4X METER
PLAN 1 INT
GROUND LIVING: 52 SQ. FT.
GARAGE: 446 SQ. FT.
PORCH: 15 SQ. FT.
PLAN 3X-4X METER
GROUND LIVING: 286 SQ. FT.
GARAGE: 448 SQ. FT.
PORCH: 37 SQ. FT.
METER
STACK
TESTBLOCK
& METER
HOUSE
PANEL
SPACE
FOR LV
PULL
MAIN
FEEDER
METER
STACK
METER
STACK
SPACER
P3X
P4X
1"10'-612"20'-10"
31'-612"2'-10"41'-612"42'-612"1'-612"24'-612"16'-512"1
2"
31'-8"2'-10"
15'-10"
2"
2"15'-61
2"1'-0"4'-6" x 6'-0"
AREA IN FRONT
OF DOOR1'-0"1'-0"GAR W/ 9X40 TANDEM
CONC./9'-1"
GAR W/ 20'-20' PARKING
CONC./9'-1"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 1-3X-4X METER
A2.2.3
1/4" = 1'-0"
2
Page 332
30809070 SECT ROLL-UP
UP
28682040 FX
MAIN FLOOR PLAN
PLAN 1X
GROUND FLOOR PLAN
PLAN 1X
UPPER LIVING: 657 SQ. FT.
MAIN LIVING: 669 SQ. FT.
TOTAL LIVING: 1388 SQ. FT.
DECK: 35 SQ. FT.
GROUND LIVING: 62 SQ. FT.
GARAGE: 558 SQ. FT.
PORCH: 21 SQ. FT.
UPPER FLOOR PLAN
PLAN 1X
15'-10"
1"15'-8"1"2'-512"37'-612"4'-0"2'-512"41'-612"5'-71
2"1"10'-01
2"
15'-10"
1"
2020 AWN
UP
DN
3080 FR DR2040 SH
*5050 SL
30x24 CLRT.P.T.R.T.H.2468
2680
5068 BI-PASS 24682668
3080 FR DR
ENT30x24 CLRT.P.30x24 CLR*4050 SL
FX4DNF049
DN
2040 SH*5050 SL
T.H.T.R.
T.H.T.R.T.P.+36"
4068 BI-PASS
2468
266826682668 OPT
2468 28802468210802468
15'-10"
1"15'-8"1"44'-0"42'-0"1"
15'-10"
1"
15'-10"
1"15'-8"1"44'-0"44'-0"1"
15'-10"
1"
GAR
GAR W/ 9X40 TANDEM
DIN.
KIT.
LIV.
BD.3
BTH.3
DECK
M.BD.
BTH.2
BTH.1
BD.2
4'-1"4'-6" x 6'-0"
AREA IN FRONT
OF DOOR16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"8'-8"1'-0"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 1X
A2.3.1
1/4" = 1'-0"
Page 333
PLAN 5X1.1 ADA LIVING: 328 SQ. FT.
PLAN 5X1.2 ADA LIVING: 328 SQ. FT.
T.B.
T.P.T.R.T.B.T.P.T.R.30683068
2040 SH 2040 SH
*3050 SH3080 3080*2-3050 SH
3068
T.B.
T.P.T.R.T.B.T.P.T.R.306830803080
2040 SH 2040 SH
2-3050 SH 3-3050 SH2468
2468
2468
2468
MAIN FLOOR PLAN
PLAN 5X
GROUND FLOOR PLAN
PLAN 5X ADA
BTH. ADA
STUDIO
PLAN 5X1.1 ADA
PLAN 5X1.2 ADA
BTH. ADA
STUDIO
PLAN 5X1.3 LIVING: 328 SQ. FT.
PLAN 5X1.4 LIVING: 328 SQ. FT.
BTH.
STUDIO
PLAN 5X1.3
PLAN 5X1.4
BTH.
STUDIO 36'-8"20'-6"
20'-6"16'-0"2"20'-6"36'-8"16'-0"4'-6"16'-0"2"20'-6"36'-8"20'-6"
20'-6"16'-0"2"20'-6"36'-8"16'-0"4'-6"16'-0"2"20'-6"4'-6" x 6'-0"
AREA IN FRONT
OF DOOR
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 5X
A2.4.1
1/4" = 1'-0"
Page 334
T.B.T.P.T.R.2468
308
0
*2-3050 SH 266826684046 SL*2-3050 SH
24682-3050 SH
5068 BI-PASS 20682040 SH2040 SH2040 SH2040 SHT.B.T.P.T.R.3068
30
8
0
3050 SL
TEMP.266830684046 SL
6080 SLGD
2-3050 SH
246820682040 SH2040 SHTOTAL (GROUND) LIVING: 721 SQ. FT.
MAIN FLOOR PLAN
PLAN 6X
GROUND FLOOR PLAN
PLAN 6X ADA10'-6"12'-8"3'-4"6'-6"2'-10"2'-4"11'-6"11'-10"10'-8"
22'-6"4'-0"20'-6"16'-6"7'-71
2"11'-4"37'-0"31'-81
4"
TOTAL (UPPER) LIVING: 721 SQ. FT.10'-614"12'-8"3'-4"6'-6"2'-10"2'-4"11'-6"11'-41
2"10'-8"
26'-93
4"20'-6"37'-0"16'-6"7'-71
2"11'-4"37'-0"31'-81
4"
12'-83
4"
KIT.
LIV.
BD.2
BD.1KIT.
LIV.
BD.2
BD.1
BTH.
BTH. ADA
PLAN 6X PLAN 6X ADA
12'-83
4"
4'-91
4"37'-0"4'-6" x 6'-0"
AREA IN FRONT
OF DOOR
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 6X
A2.5.1
1/4" = 1'-0"
2
Page 335
UPPER LIVING: 704 SQ. FT.MAIN LIVING: 682 SQ. FT.
TOTAL LIVING: 1540 SQ. FT.
DECK: 18 SQ. FT.
GROUND LIVING: 154 SQ. FT.
GARAGE: 493 SQ. FT.
UPPER FLOOR PLAN
PLAN 7X
MAIN FLOOR PLAN
PLAN 7X
GROUND FLOOR PLAN
PLAN 7X
2880
SOLID CORE
16070 SECT. GAR. DR.
3080
FIBERGLASS 3456789101112131415161
2
248017UP
22682050 SH 2050 SH3050 SH
DN345678910111213141516
1
2 3456781314151621103'-10"
UP
T.P.911122468
5046 SL8080 SGD2868
24802040 SH2050 SH24685080 BI-PASST.P.
T.R.
T.H.
T.P.
2668 OPT.
T.R.FX4DNF0493050 SH 3050 SH*3050 SH3050 SH*3050 SH*266826686068 BI-PASS
2681 BARNOPT.210683456781314151621101112DN
5068 BI-PASS 24'-0"29'-0"
29'-0"24'-0"26'-4"29'-0"
29'-0"24'-0"26'-4"31'-10"
29'-0"24'-0"2'-4"14'-6"14'-6"14'-6"14'-6"2'-4"16'-4"7'-8"7'-4"9'-4"7'-4"BTH.
KIT.
LIV.BD.2
BD.3
BD.1
ENT.GAR.
PDR.
DECK
GAR W/ 20'-20' PARKING
DIN.
5'-0" x 5'-0"
AREA IN FRONT
OF DOOR
5'-6"8'-81
2"1'-0"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 7X
A2.6.1
1/4" = 1'-0"
Page 336
9070 SECT ROLL-UP
UP
UPPER LIVING: 447 SQ. FT.MAIN LIVING: 454 SQ. FT.
TOTAL LIVING: 947 SQ. FT.
GROUND LIVING: 46 SQ. FT.
GARAGE: 373 SQ. FT.
UPPER FLOOR PLAN
PLAN 8X
MAIN FLOOR PLAN
PLAN 8X
GROUND FLOOR PLAN
PLAN 8X
30x24 CLR
T.P.T.R.UP
DN
2040 SH 4046 SL3050 SH 3050 SH
30x24 CLR
T.P.T.R.DN
4050 SL*4050 SL*2040 SH2040 SH2040 SH 246821068
6068 BI-PASS2668
26686068 BI-PASS22'-012"20'-0"
20'-0"12'-0"10'-012"22'-012"24'-0"16'-6"
19'-6"24'-0"24'-0"22'-0"
20'-0"24'-0"2'-6"10'-8"10'-10"11'-312"12'-812"5'-6"
2'-6"
22'-0"
2'-0"
22'-0"
BD.2
BD.1
BTH.1
LNDY.
KIT.
DIN.
LIV.DECK
PDR.
GAR
GAR W/ 9X20
5'-0" x 5'-0"
AREA IN FRONT
OF DOOR 1'-0"3
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 8X
A2.7.1
1/4" = 1'-0"
Page 337
METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACER9070 SECT ROLL-UP
UP
UPPER LIVING: 447 SQ. FT.MAIN LIVING: 522 SQ. FT.
TOTAL LIVING: 1015 SQ. FT.
GROUND LIVING: 46 SQ. FT.
GARAGE: 313 SQ. FT.
UPPER FLOOR PLAN
PLAN 8X
MAIN FLOOR PLAN
PLAN 8X
GROUND FLOOR PLAN
PLAN 8X - METER
30x24 CLR
T.P.T.R.UP
DN
2040 SH 4046 SL3050 SH 3050 SH
30x24 CLR
T.P.T.R.DN
4050 SL*4050 SL*2040 SH2040 SH2040 SH 246821068
6068 BI-PASS2668
26686068 BI-PASSBD.2
BD.1
LNDY.
KIT.
DIN.
LIV.DECK
PDR.
GAR
GAR W/ 9X20
22'-012"20'-0"
20'-0"12'-0"10'-012"22'-012"24'-0"16'-6"
19'-6"24'-0"24'-0"22'-0"
20'-0"24'-0"2'-6"10'-8"10'-10"11'-312"12'-812"5'-6"
2'-6"
22'-0"
2'-0"
22'-0"
2'-0"
5'-0" x 5'-0"
AREA IN FRONT
OF DOOR 1'-0"3
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
PLAN 8X METER
A2.7.2
1/4" = 1'-0"
Page 338
9'-1"9'-1"9'-1"ENT.
LIV.BD. 3
BD. 2 W.I.C.
GAR.
ATTICFAU42"MIN.ROOF WELL WALLS TO
SCREEN ROOF TOP
EQUIPMENT
CONDENSOR SOLAR
PANELS
ROOF
VENT TYP.
UPPER PLATE
UPPER SUBFLR
MAIN PLATE
SOG
MAIN SUBFLR
GROUND PLATE7'-0"ATTIC SPACE
7'-0"ATTIC SPACE
NOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"BUILDING A
PLAN 1 - SECTION A± 45'-0"BUILDING HT. FROM TOP OF ROOF TO LOWEST GRADEFF: 330.80
GAR: 326.4013'-512"9'-1"9'-1"ENT.
LIV.BD. 3
BD. 2 W.I.C.
GAR.
ATTICFAU42"MIN.ROOF WELL WALLS TO
SCREEN ROOF TOP
EQUIPMENT
CONDENSOR SOLAR
PANELS
ROOF
VENT TYP.
UPPER PLATE
UPPER SUBFLR
MAIN PLATE
SOG
MAIN SUBFLR
GROUND PLATE7'-0"ATTIC SPACE
7'-0"ATTIC SPACE
NOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"BUILDING B
PLAN 1 - SECTION B± 42'-0"BUILDING HT. FROM TOP OF ROOF TO LOWEST GRADEFF: 329.20
GAR: 326.7011'-634"MAXIMUM HEIGHT MAXIMUM HEIGHT
A
A1.1.2
B
A1.2.2
EXISTING GRADE
EXISTING GRADE 9'-1"4
4
SCALE:
CONCEPTUAL BUILDING HEIGHT (A&B)
A2.8.1
3/16"=1'-0"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.02.2024
317076.00
z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Unit Plans\Plan 1\BS\317076_BS Plan 1.dwg, 12/2/2024 7:48:45 AM, yanni
Page 339
NOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"BUILDING C
PLAN 7X & 8X - SECTION C
325.901ST FLR S.O.G
325.20
1ST FLR S.O.G
326.20 @ PLAN 8X GAR.9'-1"8'-7"1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
10'-7"LIV.
BD.1
KIT.
GAR.
326.70 @ PLAN 8X FF
BD.2
LIV.
BD.1
KIT.
GAR.
BD.2
ENT.
325.9 @ PLAN 7X FF 9'-1"8'-7"11'-7"1ST FLR. PLATE
2ND FLR. SUBFLR.
2ND FLR. PLATE
3RD FLR. SUBFLR.
3RD. FLR. PLATE
± 42'-10"BUILDING HT. FROM TOP OF ROOF TO LOWEST GRADE12'-3"MAXIMUM HEIGHT
PLAN 8X PLAN 7X
C
A1.3.2
EXISTING GRADE
4
SCALE:
CONCEPTUAL BUILDING HEIGHT (C)
A2.8.2
3/16"=1'-0"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.02.2024
317076.00
3
z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Unit Plans\Plan 1\BS\317076_BS Plan 1.dwg, 12/2/2024 7:48:47 AM, yanni
Page 340
9'-1"9'-1"9'-1"ENT.
LIV.BD. 3
BD. 2 W.I.C.
GAR.
ATTICFAU42"MIN.ROOF WELL WALLS TO
SCREEN ROOF TOP
EQUIPMENT
CONDENSOR SOLAR
PANELS
ROOF
VENT TYP.
UPPER PLATE
UPPER SUBFLR
MAIN PLATE
SOG
MAIN SUBFLR
GROUND PLATE7'-0"ATTIC SPACE
7'-0"ATTIC SPACE
NOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"BUILDING D
PLAN 1 - SECTION D± 42'-4"BUILDING HT. FROM TOP OF ROOF TO LOWEST GRADEFF: 324.50
GAR: 323.2010'-412"9'-1"9'-1"9'-1"ENT.
LIV.BD. 3
BD. 2 W.I.C.
GAR.
ATTICFAU42"MIN.ROOF WELL WALLS TO
SCREEN ROOF TOP
EQUIPMENT
CONDENSOR SOLAR
PANELS
ROOF
VENT TYP.
UPPER PLATE
UPPER SUBFLR
MAIN PLATE
SOG
MAIN SUBFLR
GROUND PLATE7'-0"ATTIC SPACE
7'-0"ATTIC SPACE
NOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"BUILDING E
PLAN 1 - SECTION E± 42'-0"BUILDING HT. FROM TOP OF ROOF TO LOWEST GRADEFF: 324.50
GAR: 323.4010'-2"MAXIMUM HEIGHT MAXIMUM HEIGHT
D
A1.4.1
E
A1.5.2
EXISTING GRADE
EXISTING GRADE
FF: 324.50
4
4
SCALE:
CONCEPTUAL BUILDING HEIGHT (D&E)
A2.8.3
3/16"=1'-0"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.02.2024
317076.00
3
z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Unit Plans\Plan 1\BS\317076_BS Plan 1.dwg, 12/2/2024 7:48:49 AM, yanni
Page 341
SECTION F
PLAN 2 @ BLDG. B (SIM. @ OTHER BLDGS.)
UPPER PLATE
UPPER SUBFLR
MAIN PLATE
SOG
MAIN SUBFLR
GROUND PLATE 9'-1"9'-1"9'-1"ENT.
LIV.BTH.3
BTH. 2 W.I.C.
GAR.
LNDY.
FAU ATTIC
± 41'-6" BUILDING AT HIGHEST GROUND EL42"MIN.ROOF WELL WALLS TO
SCREEN ROOF TOP
EQUIPMENT
SOLAR
PANELS
ROOF
VENT TYP.±12" ATMAJOR GABLESNOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"7'-0"ATTIC SPACE
7'-0"ATTIC SPACE
EXISTING GRADE
5
SCALE:
CONCEPTUAL UNIT SECTION (PLAN 2 TYP.)
A2.8.4
3/16"=1'-0"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.20.2024
317076.00
z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Unit Plans\Plan 1\BS\317076_BS Plan 1.dwg, 1/23/2025 1:53:39 PM, yanni
Page 342
GROUND FLOOR PLAN
BLDG. A
METER
STACK
TESTBLOCK& METER
HOUSEPANEL
SPACEFOR LV
PULL
MAIN
FEEDER
METERSTACK
METER
STACK
SPACER
30x24 CLRT.P.T.R.T.H.DNUP3X-4XA 1C 3-4C 1A 1A 2B 3-4C 3X-4XA-M1XA1A1C
174'-4"42'-612"174'-4"2'-512"42'-612"15'-10"
PLAN 3X-4X - METER EXT. RISER
2"15'-8"
PLAN 2 EXT. RISER
15'-10"
PLAN 3X-4X EXT. RISER
20'-10"20'-8"10'-8"2"1'-512"15'-8"
PLAN 1 EXT. RISER
2"15'-8"
PLAN 1 EXT. RISER
15'-8"
PLAN 3-4 EXT. RISER
15'-8"
PLAN 1 EXT. RISER
10'-8"20'-8"10'-8"15'-8"20'-8"10'-8"20'-10"10'-8"
15'-8"
PLAN 1X EXT. RISER
15'-8"
PLAN 1 EXT. RISER
2"15'-8"
PLAN 3 EXT. RISER
15'-8"
PLAN 1 EXT. RISER
2"2"2"2"2"2"2"
2"2"2"2"2"2"2"2"2'-10"2'-10"1'-612"24'-612"16'-512"2'-10"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. A - GROUND FLOOR PLAN
A3.1.1
1/8" = 1'-0"
1
Page 343
T.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAYT.P.T.R.T.H.T.P.T.H.T.R.
K-2268-8MEMOIRSLAVATORYFIRECLAYT.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY T.P.T.R.T.H.T.P.T.H.T.R.
K-2268-8MEMOIRSLAVATORYFIRECLAYT.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAYT.P.T.R.T.H.3X-4XA 1C 3-4C 1A 1A 2B 3-4C 3X-4XA-M1XA 1A 1C
MAIN FLOOR PLAN
BLDG. A
175'-2"40'-6"175'-0"4'-6"40'-6"16'-8"
PLAN 3X-4X - METER
2"15'-8"
PLAN 2
15'-10"
PLAN 3X-4X3'-6"15'-8"
PLAN 1
2"15'-8"
PLAN 1
15'-8"
PLAN 3-4
15'-8"
PLAN 1
15'-8"
PLAN 1X
15'-8"
PLAN 1
2"15'-8"
PLAN 3
15'-8"
PLAN 1
2"2"2"2"2"2"2"
16'-2"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"16'-2"2"2"2"2"2"2"2"2"2"2"
2'-6"
2'-10"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. A - MAIN FLOOR PLAN
A3.1.2
1/8" = 1'-0"
Page 344
T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.T.P.FX4DNF049 T.R.T.R.T.H.T.R.T.P.T.H.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.T.P.FX4DNF049T.R.T.R.T.H.T.R.T.P.T.H.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.FX4DNF049T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.3X-4XA 1C 3-4C 1A 1A 2B 3-4C 3X-4XA-M1XA 1A 1C
UPPER FLOOR PLAN
BLDG. A
176'-0"39'-0"175'-0"3'-0"39'-0"16'-8"
PLAN 3X-4X - METER
2"15'-8"
PLAN 2
16'-8"
PLAN 3X-4X2'-0"15'-8"
PLAN 1
2"15'-8"
PLAN 1
15'-8"
PLAN 3-4
15'-8"
PLAN 1
15'-8"
PLAN 1X
15'-8"
PLAN 1
2"15'-8"
PLAN 3
15'-8"
PLAN 1
2"2"2"2"2"2"2"
16'-2"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"16'-2"2"2"2"2"2"2"2"2"2"2"
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. A - UPPER FLOOR PLAN
A3.1.3
1/8" = 1'-0"
Page 345
ROOF PLAN
BLDG. A 10:12RIDGEVALLEYVALLEY9'-0"VALLEYHI
P
VALLEYHIP10:12
10:12
4:12 4:12 4:12
10:12RIDGEVALLEYVALLEY9'-0"VALLEYHIPVALLEYHIP10:12 VALLEYHI
P
VALLEYHIP10:12
VALLEYHIPVALLEYHIP10:12
10:12
9'-0"VALLEYVALLEY10:12
RIDGEVALLEY10:12
10:12 10:12RIDGEVALLEYVALLEY4:12
4:124:124:1210:12
RIDGEVALLEY10:12
10:12RIDGEAC & SOLAR LOCATION TO BE FINALIZED
DURING CONSTRUCTION DRAWINGS. AC
& SOLAR PANELS TO BE SCREENED BY
PARAPET.
AREA OF ROOF ATTIC OVER 7'-0"
BUILDING A TOTAL = 403 SQ. FT.
12
2'-6"2'-6"1'-6"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. A - ROOF PLAN
A3.1.4
1/8" = 1'-0"
Page 346
GROUND FLOOR PLAN
BLDG. B T.R.T.P.METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACERT.P.T.R.T.H.3'-0"T.P.T.R.T.H.3'-0"T.P.T.R.T.H.3'-0"T.B.T.P.T.R.T.B.T.P.T.R.306830683068T.P.T.R.T.H.3'-0"2B1B 1C 2C 1XA 1A 2C 1B 2B 1C5X 2XA-ADA 02 M
196'-10"2'-10"42'-0"196'-10"
2'-10"3'-0"42'-0"17'-10"
PLAN 2X ADA - METER
2"15'-8"
PLAN 2
20'-8"20'-8"2"10'-8"2"3'-0"15'-8"
PLAN 1X
2"15'-8"
PLAN 1
10'-8"20'-8"15'-8"10'-8"20'-8"10'-8"22'-10"10'-8"
15'-8"
PLAN 1
15'-8"
PLAN 1
2"15'-8"
PLAN 2
15'-8"
PLAN 1
2"2"2"2"2"2"2"15'-8"
PLAN 1
15'-8"
PLAN 2
15'-8"
PLAN 2
20'-6"
PLAN 5X1.1 & 5X1.2 24'-612"17'-512"5'-4"20'-8"16'-0"16'-2"4'-6"2"2"2"2"2"2"2"2"1'-3"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. B - GROUND FLOOR PLAN
A4.1.1
1/8" = 1'-0"
Page 347
UP
DN
T.P.30x24 CLRT.H.T.R.
K-2268-8MEMOIRSLAVATORYFIRECLAY
LC
LC
UP
DN T.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP
DN T.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP
DN T.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP
DN T.P.T.R.T.H.T.B.T.P.T.R.T.B.T.P.T.R.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP
DN T.P.T.R.T.H.UPDNT.P.T.R.T.H.MAIN FLOOR PLAN
BLDG. B
195'-8"4'-0"46'-3"195'-8"4'-0"3'-6"45'-0"16'-8"
PLAN 2X ADA - METER
2"15'-8"
PLAN 2
15'-8"
PLAN 1
2"15'-8"
PLAN 1
15'-8"
PLAN 1X
15'-8"
PLAN 1
2"15'-8"
PLAN 2
15'-8"
PLAN 1
2"2"2"2"2"2"2"15'-8"
PLAN 1
15'-8"
PLAN 2
15'-8"
PLAN 2
20'-6"
PLAN 5X1.1 & 5X1.2 24'-4"16'-2"8'-4"20'-8"16'-0"16'-2"4'-6"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"16'-8"2"2"2"2"2"2"2"2"2"2"2"
2B1B 1C 2C 1A 1A 2C 1B 2B 1C5X 2XA-ADA 02 M1'-3"1'-0"C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. B - MAIN FLOOR PLAN
A4.1.2
1/8" = 1'-0"
Page 348
UPPER FLOOR PLAN
BLDG. B
FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.T.P.
DN
FX4DNF049T.R.T.R.T.H.T.R.T.P.30x24 CLRT.H.16 RISERS @ 7.75"15 TREADS @ 10.5"+36"
30x24 CLRT.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.195'-8"4'-0"42'-0"195'-8"4'-0"3'-0"39'-0"16'-8"
PLAN 2X ADA - METER
2"15'-8"
PLAN 23'-0"15'-8"
PLAN 1
2"15'-8"
PLAN 1
15'-8"
PLAN 1X
15'-8"
PLAN 1
2"15'-8"
PLAN 2
15'-8"
PLAN 1
2"2"2"2"2"2"2"15'-8"
PLAN 1
15'-8"
PLAN 2
15'-8"
PLAN 2
20'-6"
PLAN 5X1.1 & 5X1.2 24'-612"14'-512"5'-4"20'-8"16'-0"16'-2"4'-6"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"16'-8"2"2"2"2"2"2"2"2"2"2"2"
2B1B 1C 2C 1A 1A 2C 1B 2B 1C5X 2XA-ADA 02 M
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. B - UPPER FLOOR PLAN
A4.1.3
1/8" = 1'-0"
Page 349
ROOF PLAN
BLDG. B 10:12RIDGEHIPVALLEY10:12RIDGEVALLEY9'-0"VALLEYHIPVALLEYHIP10:1210:12 10:12
10:12
11'-0"9'-0"11'-0"10:12RIDGEHI
P VALLEY10:12RIDGEVALLEYVALLEY10:12RIDGEVALLEYVALLEY10:12RIDGEVALLEY10:12
RIDGEVALLEY10:129'-0"VALLEYHI
P
VALLEYHIP10:12 10:12RIDGEVALLEYVALLEY10:12RIDGEVALLEYVALLEY10:12
4:12 4:12 4:12 4:12
4:12
RIDGE VALLEY4:12 HIPHIP4:12
4:124:12VALLEYAC & SOLAR LOCATION TO BE
FINALIZED DURING CONSTRUCTION
DRAWINGS. AC & SOLAR PANELS TO
BE SCREENED BY PARAPET.
AREA OF ROOF ATTIC OVER 7'-0"
BUILDING B TOTAL = 1087 SQ. FT.
12
2
10:12
2
4:12
10:1210:122B1B 1C 2C 1A 1A 2C 1B 2B 1C5X 2XA-ADA 02 M
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. B - ROOF PLAN
A4.1.4
1/8" = 1'-0"
Page 350
GROUND FLOOR PLAN
BLDG. C UPUP 30x24 CLRT.P.T.R.T.H.T.B.T.P.T.R.3456789101112131415161217UPMETERSTACK
TESTBLOCK& METER
HOUSEPANEL
SPACEFOR LV
PULL
MAIN
FEEDER
METERSTACK
METERSTACK
SPACER UPUP 30x24 CLRT.P.T.R.T.H.UP30x24 CLRT.P.T.R.T.H.
169'-014"55'-4"169'-014"3'-0"42'-0"2"
20'-0"
PLAN 8X - METER
20'-8"2"2'-6"15'-8"
PLAN 1
2"24'-0"
PLAN 7X
10'-8"20'-8"15'-8"10'-8"20'-8"10'-8"31'-814"
15'-8"
PLAN 1
15'-8"
PLAN 1
2"15'-8"
PLAN 2
31'-814"
PLAN 6X
2"2"2"2"2"15'-8"
PLAN 1X
15'-8"
PLAN 2
15'-8"
PLAN 2 20'-6"16'-6"21'-6"31'-2"2'-2"4'-0"2"2"2"2"2"2"2"0"
2'-4"37'-0"5'-0"10'-10"2"6"29'-0"24'-0"1XD-R 2B 2B-R 2C-R1A1B1A-R7X-R 6X
8X
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. C - GROUND FLOOR PLAN
A5.1.1
1/8" = 1'-0"
Page 351
UP
DN
T.P.30x24 CLRT.H.T.R.
K-2268-8MEMOIRSLAVATORYFIRECLAYCPTTILE UPDN30x24 CLRT.P.T.R.T.H.UPDNT.P.30x24 CLRT.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP
DN30x24 CLRT.P.T.R.T.H.UPDNT.P.30x24 CLRT.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP
DN30x24 CLRT.P.T.R.T.H.T.B.T.P.T.R.DN3456789101112131415161234567813
14
15
16
21103'-10"UPT.P.9111230x24 CLRT.P.T.R.UPDNUPDN30x24 CLRT.P.T.R.T.H.MAIN FLOOR PLAN
BLDG. C
169'-014"56'-0"169'-014"3'-0"40'-0"2"
22'-0"
PLAN 8X - METER
2"2'-6"15'-8"
PLAN 1X
2"26'-4"
PLAN 1
15'-8"31'-814"
15'-8"
PLAN 1
15'-8"
PLAN 1
2"15'-8"
PLAN 2
31'-814"
PLAN 1
2"2"2"2"2"15'-8"
PLAN 1X
15'-8"
PLAN 2
15'-8"
PLAN 2 20'-6"16'-6"21'-6"29'-0"2'-10"2"2"4'-4"37'-0"3'-0"13'-6"15'-8"2"15'-8"2"15'-8"2"15'-8"2"15'-8"2"15'-8"6"24'-0"31'-10"2"1XD-R 2B 2B-R 2C-R1A1B1XA-R7X-R 6X
8X
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. C - MAIN FLOOR PLAN
A5.1.2
1/8" = 1'-0"
Page 352
UPPER FLOOR PLAN
BLDG. C T.P.T.R.T.H.T.P.T.R.34567813
14
15
16
21101112DNT.P.T.R
.DNT.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.FX4DNF049T.R.T.R.T.R.T.P.T.H.T.P.T.H.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.169'-014"56'-0"169'-014"3'-0"39'-0"2"
22'-0"
PLAN 8X - METER
2"2'-6"15'-8"
PLAN 1X
2"26'-4"
PLAN 1
15'-8"31'-814"
15'-8"
PLAN 1
15'-8"
PLAN 1
2"15'-8"
PLAN 2
31'-814"
PLAN 1
2"2"2"2"2"15'-8"
PLAN 1X
15'-8"
PLAN 2
15'-8"
PLAN 2 20'-6"16'-6"21'-6"29'-0"2'-10"2"2"4'-4"37'-0"2'-0"14'-6"15'-8"2"15'-8"2"15'-8"2"15'-8"2"15'-8"2"15'-8"6"24'-0"31'-10"2"1XD-R 2B 2B-R 2C-R1A1B1XA-R7X-R 6X
8X
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. C - UPPER FLOOR PLAN
A5.1.3
1/8" = 1'-0"
Page 353
ROOF PLAN
BLDG. C VALLEYHIP10:12
4:12
VALLEYHIP10:12 VALLEYVALLEYHIP10:12
VALLEYHIPVALLEYHIP10:12
10:12
VALLEYVALLEY10:12 10:12RIDGEVALLEYVALLEY4:12
4:124:1210:12RIDGE10:12
RIDGE
10:12
VALLEYHIPHIPVALLEYHIPVALLEYHIP10:12VALLEY10:12RIDGEVALLEYVALLEYHIP10:1210:12RIDGE4:12
RIDGE
HI
P
4:
1
2
4:12 4:12VALLEY10:1210:12
10:12
10:124:12
AC & SOLAR LOCATION TO BE
FINALIZED DURING CONSTRUCTION
DRAWINGS. AC & SOLAR PANELS TO
BE SCREENED BY PARAPET.
4:
1
2
4:12
AREA OF ROOF ATTIC OVER 7'-0"
BUILDING C OTAL = 543 SQ. FT.
1
2
2
10:1210:1210:121XD-R 2B 2B-R 2C-R1A1B1XA-R7X-R 6X
8X
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. C - ROOF PLAN
A5.1.4
1/8" = 1'-0"
Page 354
UPT.R.T.P.30x24 CLRT.P.T.R.T.H.3
4
5
6
7
8
9
10
11
12
13
14
15
16
1217
UPMETERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACERUP
T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY30x24 CLRT.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY 30x24 CLRT.P.T.R.T.H.T.P.T.P.T.R.GROUND FLOOR PLAN
BLDG. D
MAIN FLOOR PLAN
BLDG. D
91'-10"55'-4"85'-6"3'-0"42'-0"20'-0"
PLAN 8X - METER
20'-8"2"1'-1112"15'-8"
PLAN 1 ADA
2"24'-0"
PLAN 7X
10'-8"22'-10"10'-8"
17'-10"
PLAN 2X ADA - METER
2"2"2"15'-8"
PLAN 2
15'-8"
PLAN 1 ADA 22'-012"31'-2"2'-2"2"2"2"
6'-4"
2'-4"10'-10"2"6"29'-0"24'-0"91'-2"52'-10"85'-10"4'-6"40'-6"22'-0"
PLAN 8X - METER
15'-8"2"
15'-8"
PLAN 1
2"24'-0"
PLAN 7X
15'-8"16'-2"15'-8"
17'-2"
PLAN 2X ADA - METER
2"2"2"15'-8"
PLAN 2
15'-8"
PLAN 1 31'-2"2'-2"2"
4'-4"
2'-4"10'-10"2"29'-0"21'-6"2"2"6"2'-6"2XA-R-
ADA 01
2B-R1A ADA-R 7X2XA-R-
ADA 01
2B-R1A1XA-R 7X
8X-M8X-M
1A ADA
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. D - GROUND & MAIN FLOOR PLAN
A6.1.1
1/8" = 1'-0"
Page 355
T.P.T.R.T.H.T.P.T.R.3
4
5
6
7
8 131415162
1 101112DNT.P.T.R.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.R.T.R.T.H.T.R.T.P.T.H.UPPER FLOOR PLAN
BLDG. D
91'-2"56'-6"85'-10"4'-6"37'-6"22'-0"
PLAN 8X - METER
15'-8"2"
15'-8"
PLAN 1
2"24'-0"
PLAN 7X
15'-8"16'-2"15'-8"
17'-2"
PLAN 2X ADA - METER
2"2"2"15'-8"
PLAN 2
15'-8"
PLAN 1 31'-10"2'-10"2"
4'-4"
2'-4"14'-6"2"29'-0"24'-0"2"2"6"2XA-R-
ADA 01
2B-R1A1XA-R 7X
8X-M
ROOF PLAN
BLDG. D VALLEYHIP10:12
VALLEYHI
P
10:12
VALLEYHIPVALLEYHIP10:12
10:12
4:12
4:124:1210:12
RIDGE
10:12
VALLEYHIPHI
PVALLEY H
I
PVALLEYHIP10:12 VALLEYVALLEYHIP10:1210:12RIDGE10:1210:12
10:12
10:1210:12
RIDGEVALLEY10:12
HI
P
4:12
10:12AC & SOLAR LOCATION TO BE
FINALIZED DURING CONSTRUCTION
DRAWINGS. AC & SOLAR PANELS TO
BE SCREENED BY PARAPET.
AREA OF ROOF ATTIC OVER 7'-0"
BUILDING D TOTAL = 522 SQ. FT.
12
10:122XA-R-
ADA 01
2B-R1A1XA-R 7X
8X-M
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. D - UPPER FLOOR PLAN & ROOF PLAN
A6.1.2
1/8" = 1'-0"
Page 356
GROUND FLOOR PLAN
BLDG. E T.P.T.R.T.H.T.P.T.R.T.H.T.R.T.H.T.R.T.H.METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACER126'-10"42'-612"126'-10"2'-512"42'-612"15'-10"
PLAN 2X
2"2'-512"15'-8"
PLAN 1
2"
20'-8"10'-8"20'-8"10'-8"20'-10"10'-8"
15'-8"
PLAN 2
15'-8"
PLAN 1
2"15'-8"
PLAN 2
15'-8"
PLAN 1
2"2"2"2"15'-10"
PLAN 2X
15'-8"
PLAN 1 2'-612"24'-612"15'-512"2'-10"
2"2"2"2"2"20'-10"10'-8"45'-0"2'-10"
1C 2C 1A 1A 2C 1C2XA 2XA-MTR
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. E - GROUND FLOOR PLAN
A7.1.1
1/8" = 1'-0"
Page 357
T.P.T.H.T.R.
K-2268-8MEMOIRSLAVATORYFIRECLAY30x24 CLRT.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY30x24 CLRT.P.T.R.T.H.T.P.T.H.T.R.
K-2268-8MEMOIRSLAVATORYFIRECLAY 30x24 CLRT.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY 30x24 CLRT.P.T.R.T.H.MAIN FLOOR PLAN
BLDG. E
129'-6"42'-0"127'-6"4'-6"40'-6"17'-2"
PLAN 2X
2"3'-0"15'-8"
PLAN 1
2"
15'-8"15'-8"16'-2"15'-8"
15'-8"
PLAN 2
15'-8"
PLAN 1
2"15'-8"
PLAN 2
15'-8"
PLAN 1
2"2"2"2"17'-2"
PLAN 2X
15'-8"
PLAN 1 2'-0"24'-612"15'-512"2'-6"
2"2"2"45'-0"1'-6"
2"2"15'-8"2"15'-8"15'-8"2"16'-2"
1C 2C 1A 1A 2C 1C2XA 2XA-MTR
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. E - MAIN FLOOR PLAN
A7.1.2
1/8" = 1'-0"
Page 358
UPPER FLOOR PLAN
BLDG. E
T.P.FX4DNF049T.R.T.R.T.H.T.R.T.P.T.H.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.T.P.FX4DNF049 T.R.T.R.T.H.T.R.T.P.T.H.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.FX4DNF049T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R.
T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.129'-6"41'-0"127'-6"3'-0"39'-0"17'-2"
PLAN 2X
2"1'-0"15'-8"
PLAN 1
2"
15'-8"15'-8"16'-2"15'-8"
15'-8"
PLAN 2
15'-8"
PLAN 1
2"15'-8"
PLAN 2
15'-8"
PLAN 1
2"2"2"2"17'-2"
PLAN 2X
15'-8"
PLAN 1 2'-0"25'-10"13'-2"2"2"2"42'-0"2"2"15'-8"2"15'-8"15'-8"2"16'-2"
1C 2C 1A 1A 2C 1C2XA 2XA-MTR
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. E - UPPER FLOOR PLAN
A7.1.3
1/8" = 1'-0"
Page 359
ROOF PLAN
BLDG. E 10:12RIDGEVALLEYVALLEY9'-0"VALLEYHI
P
VALLEYHIP10:12
10:12
4:12 4:12
10:12RIDGEVALLEYVALLEY9'-0"VALLEYHIPVALLEYHIP10:12
10:12
RIDGEVALLEY10:12
10:12
9'-0"VALLEYVALLEY10:12
RIDGEVALLEY10:12
10:12 10:12RIDGEVALLEYVALLEY4:12
4:1210:12RIDGEAC & SOLAR LOCATION TO BE
FINALIZED DURING CONSTRUCTION
DRAWINGS. AC & SOLAR PANELS TO
BE SCREENED BY PARAPET.
AREA OF ROOF ATTIC OVER 7'-0"
BUILDING A TOTAL = 201 SQ. FT.
1
2
10:1210:121C 2C 1A 1A 2C 1C2XA 2XA-MTR
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
09.09.2024
317076.00
SCALE:
BLDG. E - ROOF PLAN
A7.1.4
1/8" = 1'-0"
Page 360
DN NO PARKINGEV CHARGINGONLYGAR
D
E
N
L
A
N
E
LOS GATOS BOULEVARD OAK PARK DRIVEBLDG B
BLDG C
BLDG D
BLDG A
BLDG EALLEY 'B'ALLEY 'A
'ALLEY 'C'DRIVE 'D'C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\TITLE SHEET.DWG
CONTACTS:
VICINITY MAP
LEGEND:
SITE
CALIFORNIA17
SHEET INDEX
SHEET NO.SHEET TITLE
9060300
ABBREVIATIONS
Page 361
GARDEN LANE
LOS GATOS BOULE
V
ARD
OAK PARKDRIVE
OAKDALEDRIVELOT 1
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\LOTTING PLAN.DWG
LEGEND
PROPOSED DESCRIPTIONEXISTING
6040200
CONTACTS:
GENERAL NOTES:
ABBREVIATIONS
Page 362
LOS GATOS BO
ULE
V
ARDOAKDALEDRIVETRACT AAPN 424-19-048 OAK PARKDRIVETRACT BAPN 424-19-049
GARDEN LANE
52
51
50
49
47
48
46
45
44
42
43
76 75
79 77 78
8081
8283
84
858687
88 30
31
3233
35 3436
37
38
39 40 4154
53
555657585960
61
626365
64
69 66 67
687473
72 71 70
BLOS
SOM
H
I
L
L
F
AU
L
T
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\EXISTING CONDITIONS.DWG
6040200
LEGEND:
84
Page 363
DN NO PARK
ING
EV CHARG
INGONLYA
L
L
E
Y
'
A
'ALLEY 'B'ALLEY
'C
'
LW
LWOAKDALEDRIVE GARDEN LANE
LOS GATOS BO
ULE
V
ARD
BLDG B
BLDG C
BLDG D
BLDG A
BLDG E
LW
LW DRIVE
'D
'
OAK PARKDRIVE
TYPICAL LOS GATOS BOULEVARD SECTION
TYPICAL ALLEY
TYPICAL GARDEN LANE SECTIONXX
6040200
LEGEND:
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\PRELIMINARY SITE PLAN.DWG
LW
NOTES:
TYPICAL PARKINGSTRIPING DETAIL
Page 364
SECTION AX
SECTION E
SECTION B
SECTION C
DN NO PARK
ING
EV CHARG
INGONLYGARDEN LANE
LOS GATOS B
OULEV
AR
D
OAK PARKDRIVE
OAKDALEDRIVEA
L
L
E
Y
'
A
'ALLEY 'B'ALLEY
'C
'
A
C
B
BLDG A
BLDG E
BLDG D
BLDG B
E DRIVE
'D
'
BLDG C
D
SECTION D
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\PRELIMINARY GRADING & DRAINAGE.DWG
6040200
EARTHWORK NOTES:
DESCRIPTION
PRELIMINARYEARTHWORK SUMMARY
CUT FILL
Page 365
TYPICAL SILVA CELL DETAIL
DN NO PARK
ING
EV CHARG
INGONLY
J
T
JTJTJTJTJTJT JT JT JT JT JTJTJT JT JTJTJTJTJT JTJ
T
JT JT JT JT
JTJ
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
JT JT JT JT JT
JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT
JT
JT
JT
JT
JTJT
JTJT
JTJTJTJT
JT
JT
JT JT
JT
JT JT
JT
JT
A
L
L
E
Y
'
A
'ALLEY 'B'ALLEY
'C
'LOS GATOS BOULE
VARDOAKDALEDRIVEGARDEN LANE
BLDG B
BLDG C
BLDG D
BLDG A
BLDG E DRIVE
'D
'
OAK PARKDRIVE
SECTION A-A
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\PRELIMINARY UTILITY PLAN.DWG
6040200
LEGEND
PROPOSED DESCRIPTIONEXISTING
UTILITY NOTES:
Page 366
LOS GAT
OS
B
O
ULE
V
A
R
D
BLDG B
BLDG C
BLDG D
BLDG A
BLDG E
GARDEN LANE
A
L
L
E
Y
'
A
'ALLEY 'B'ALLEY
'C
'
DMA 1
DMA 2
DRIVE
'D
'
OAK PARKDRIVE
DMA 3 DMA 4
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\PRELIMINARY SWCP.DWG
LEGEND
6040200
DMA 1
TYPICAL BIORETENTION DETAIL
TYPICAL PERVIOUS PAVER SECTION
BIORETENTION BASIN SIZING SUMMARY
DMA TOTAL DMAAREA (SF)
TOTALIMPERVIOUSAREA (SF)
TOTALPERVIOUSAREA (SF)
EFFECTIVEIMPERVIOUSAREA (SF)
TREATMENTAREAREQUIRED (SF)
TREATMENTAREA PROVIDED(SF)
SILVA CELLS SIZING SUMMARY
DMA TOTALDMA AREA(SF)
TOTALIMPERVIOUSAREA (SF)
PERVIOUSPAVEMENT(SF)
PERVIOUSLANDSCAPEAREA (SF)
EFFECTIVEIMPERVIOUSAREA (SF)
TREATMENTAREAREQUIRED (SF)
SF TREATMENTAREA / SILVACELL
SILVA CELLSREQUIRED
TOTAL NUMBEROF SILVA CELLSPROVIDED
STORMDRAIN MARKER(OR APPROVED EQUAL)
Page 367
DN NO PARK
ING
EV CHARG
INGONLYA
L
L
E
Y
'
A
'ALLEY 'B'ALLEY
'C
'OAKDALEDRIVEGARDEN LANE
LOS GATOS BO
ULE
V
ARD DRIVE
'D
'
OAK PARKDRIVE
BLDG B
BLDG C
BLDG D
BLDG A
BLDG E
6040200
LEGEND:
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\FIRE ACCESS PLAN.DWG
NOTES:
FIRE FLOW:
SANTA CLARA COUNTY FIRE TRUCKTURNING TEMPLATE
SANTA CLARA COUNTY FIRE TRUCK
Page 368
DN NO PARK
ING
EV CHARG
INGONLY
LW
LWOAKDALEDRIVE GARDEN LANE
LOS GATOS BO
ULE
V
ARD
BLDG B
BLDG C
BLDG D
BLDG A
BLDG E
LW
LW
A
L
L
E
Y
'
A
'ALLEY 'B'DRIVE
'D
'ALLEY
'C
'
C
R
T
C
R
TCRT
C
R
T
C
R
T
C
R
T
C
R
T
C
R
T
C
R
T
C
R
T
C
R
T
CRTCRT CRTCRTCRTCRTCRTCRTC
R
T
C
R
T
C
R
T
C
R
T
C
R
T
C
R
T
C
R
T
C
R
T CRTCRTCRTCRTCRTCRTCRTCRTCRTCRTCRTCRTCRTCRTOAK PARKDRIVE
CRTCRTCRT CRT6040200
LEGEND:
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\TRASH MANAGEMENT PLAN.DWG
T
C
RTRASH COLLECTION PROCESS:
TYPICAL SOLID WASTE TRUCKTURNING TEMPLATE
Page 369
A
L
L
E
Y
'
A
'ALLEY 'B'ALLEY
'C
'OAKDALEDRIVEOAK PARKDRIVEGARDEN LANE
LOS GATOS BO
ULE
V
ARD
BLDG B
BLDG C
BLDG D
BLDG A
BLDG E DRIVE
'D
'
6040200
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\PRELIMINARY EROSION CONTROL PLAN.DWG
LEGEND
Page 370
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
12.13.2024
3867-000
H:\3867-000\ACAD\TM\CLEAN BAY BLUEPRINT.DWG
9060300
Page 371
STREET TREES (GARDEN LANE)
MEDIUM CANOPY TREES USED TO PROVIDE SHADE AND A CONSISTENT
STREET-SCAPE, CREATING STRUCTURE AND IDENTIFY FOR THE PROJECT.ULMUS PROPINQUA 'JFS-BIEBERICH' / EMERALD SUNSHINE® ELM
EVERGREEN ACCENT
SMALL/MEDIUM TREES SUITABLE FOR PLANTING ADJACENT BUILDINGS AND OTHERNARROW SPACES.LAURUS NOBILIS / SWEET BAY
MAGNOLIA GRANDIFLORA 'LITTLE GEM' / LITTLE GEM DWARF SOUTHERN MAGNOLIA
FLOWERING ACCENT
SMALL/MEDIUM TREES, USED TO DENOTE WALKWAYS, TRANSITIONS BETWEEN
PUBLIC & SEMI-PUBLIC REALMS.LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' / NATCHEZ CRAPE MYRTLE
FRUITING ORCHARD TREESURBAN ORCHARD TREES AT "CITRUS GROVE" COMMUNITY SPACE, FWARFVARIETIESCITRUS X VAR. / DWARF CITRUS AS AVAILABLE
STREET TREES (LOS GATOS BLVD.)
PLANTED IN NEW, LARGER TREE WELLS, WITH ROOT BARRIERS AND DEEP ROOTIRRIGATION. USED SPECIFICALLY TO MATCH EXISTING TREES AND SPACINGACROSS LOS GATOS BLVD, CREATING A CONSISTENT AND SYMMETRICAL ALLEE.
PLATANUS X ACERIFOLIA `COLUMBIA` / LONDON PLANE TREE
TURFTURF SOD / DROUGHT TOLERANT FESCUE BLEND
SHRUBS AND GROUNDCOVER
SHRUBS AND GROUNDCOVER (OFF-SITE, WITHIN THE ROW. TO BEINSTALLED, IRRIGATED, AND MAINTAINED WITH THIS PROJECT)
GARDEN LANE
LOS G
A
T
O
S
B
O
U
L
E
V
A
R
D
DN
BLDG B
BLDG C
BLDG D
BLDG A
BLDG E
NO PARK
ING
EV CHARG
INGONLY6'-6"7'-
0
"4'-0" CLR.C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
10.23.2024
317076.00
SCALE:
L1
PRELIMINARY LANDSCAPE PLAN
L1
1" = 20'-0"
N
24013
0'20'40'
1" = 20'
PLANTING ARCHETYPES
LONG-TERM LOCKER,DOUBLE STACK, FOR (8)
BICYCLES
LIGHTEDBOLLARD, TYP.(30' O.C. MAX)
RECREATIONALTURF (NATURAL)
FIRE PIT WITH MOVEABLE
FURNISHING ON D.G.
TREE WELL (NEWENLARGED AREA),TYP.
PLANTING SCREENSPARKING FROM STREET
VIEWS PER DESIGNSTANDARD A.8.3, TYP.(SEE PLANTING PLAN)
LONG-TERM LOCKER,DOUBLE STACK, FOR (4)BICYCLES
CENTRAL COURTYARD(COMMUNITY RECREATIONSPACE): SEE AREACALCULATION AT LEFT
CITRUS GROVE(COMMUNITY RECREATIONSPACE): SEE AREACALCULATION AT LEFT
PRIVATERECREATIONSPACE W/ PICKETFENCE & GATE,TYP. AT BLDG CAND D
SILVA CELL STORMWATERSYSTEM TYP., SEE CIVILDRAWINGS (S.C.D.)
SEWER EASEMENT(EXISTING)
MEDITATION GARDEN(COMMUNITY RECREATIONSPACE): SEE AREACALCULATION AT LEFT
MIN. 50% OF PROVIDED FRONT SETBACK (7'-0 MIN.)
AT BUILDING A IS LANDSCAPED, (15' REQUIRED
"FRONT" SETBACK WAIVED). OF 1,705 SF TOTALFRONT SETBACK AREA, 1,307 SF IS LANDSCAPE (77%)(OBJECTIVE DESIGN STANDARD A.8.1)
CLUSTER MAILBOXES:(3) 16-BOX UNITS, (1) 12-BOX
UNIT, 55 TOTAL ADDRESSESCLASS II (SHORT-TERM)BICYCLE PARKING, TYP.MIN. 7' X 2' EACH STALL
ELECTRICALTRANSFORMER(TYP. OF 3)
MAX. 6' HIGH MASONRYWALL AT PROPERTY LINEW/ ADJACENTRESIDENTIAL, ±321 LF, W/6' HIGH WOOD FENCEABOVE
TREES PROVIDED AT AMINIMUM RATE OF 1/30LFAT MASONRY WALL PERSTANDARD A.8.b. (11TREES REQ./PROVIDED)
MIN. 10' LANDSCAPEBUFFER REQ'D PERSTANDARD A.8.2; NOT MET,WAIVER REQUIRED.
6' HIGH WOOD FENCINGTO DETER ACCESS TO"HIDING SPACE" PERCPTED PRINCIPLES
EXISTING
STREETLIGHT
PLANTING SCREENS
PARKING FROM STREETVIEWS PER DESIGNSTANDARD A.8.3, TYP. (SEEPLANTING PLAN)
VERTICAL CURB
(GRADE SEPARATIONPER DESIGN STANDARDA.1.2), S.C.D.
POST-TOPLIGHT, TYP.OF (5)
MIN. 50% OF PROVIDED FRONT SETBACK (5'-3" MIN.)
AT BUILDING E IS LANDSCAPED, (15' REQUIRED"FRONT" SETBACK WAIVED). OF 618 SF TOTAL FRONTSETBACK AREA, 519 SF IS LANDSCAPE (84%)
SHORT-TERM (CLASS II): (STD. A.2)REQUIRED: 55 (1/UNIT),PROVIDED: 20 (GREATER THAN 20 REQUIRES 50% COVERED)
LONG-TERM (CLASS I): (STD A.3)
REQUIRED: 10 (1/UNIT W/O A A GARAGE)
PROVIDED: 12
BICYCLE PARKING
COMMUNITY RECREATION SPACE: (STD. A.11.1.c.ii)AREA REQUIRED: 5,500 SF (100 SF / RESIDENTIAL UNIT X 55 UNITS)AREA PROVIDED: 5,886 SFCENTRAL COURTYARD: 4,267 SFCITRUS GROVE: 1,178 SFMEDITATION GARDEN: 440 SFSHADE REQUIRED: 825 SF (15% )
SHADE PROVIDED: 1,513 SF (28%)
TOTAL LANDSCAPE AREA: (STD. A.11.1.a)SITE AREA: 68,151 SFLANDSCAPE REQUIRED: 13,630 SF (20%)LANDSCAPE PROVIDED: 10,127 SF (15%), WAIVER REQUIRED
PRIVATE RECREATION SPACE: (STD. A.11.1.b)REQUIRED: MIN. 60 SF AT EACH GROUND-FLOOR UNITPROVIDED: 816 SF
BUILDING A: NOT FEASIBLE, WAIVER REQUIREDBUILDING B: NOT FEASIBLE, WAIVER REQUIREDBUILDING C: 640 SFBUILDING D: 176 SFBUILDING E: NOT FEASIBLE, WAIVER REQUIRED
REQUIRED: MIN. 60 SF AT EACH ABOVE-GROUND UNITREFER TO ARCHITECTURAL DRAWINGS FOR CALCULATIONS
FRONT SETBACK AREA (STD. A.8.1)
APPLICABLE TO BUILDING A ONLY
LANDSCAPE AREAS:
LADDER
PADS, TYP.
DECORATIVE PICKET FENCING W/ GATEAT PRIVATE RECREATION AREAS, TYP.
PEDESTRIANCONNECTION TOGARDEN LANE (TYP.)
PEDESTRIANCONNECTION TOLOS GATOS BLVD.
PEDESTRIANCONNECTION TOGARDEN LANE, TYP.
EXISTINGSTREETLIGHT
"PRIVATE RECREATIONSPACE" AT ABOVE-GROUNDLEVEL DECK OR BALCONY.
LADDER PAD, TYP. (LEVEL,FLAT AREA W/OUT LARGEWOODY PLANTS)
COMMUNITY RECREATION SPACE SHADE
MEDITATION GARDEN CENTRAL COURTYARD
EXISTINGPROPERTY LINE
PEDESTRIAN
CONNECTION TO
LOS GATOS BLVD.
GROUND FLOOR OPEN AREA WITH A MIN. 60SF OF
LANDSCAPE PROVIDED AT BUILDING A (OBJECTIVEDESIGN STANDARD B.1.1.(e)
GROUND FLOOR OPENAREA WITH A MIN. 60SF OFLANDSCAPE PROVIDED ATBUILDING E (OBJECTIVE
DESIGN STANDARD B.1.1.(e)
GROUND FLOOR OPEN AREA WITH AMIN. 60SF OF LANDSCAPE PROVIDEDAT BUILDING D (OBJECTIVE DESIGNSTANDARD B.1.1.(e)
GROUND FLOOR OPEN AREA WITH AMIN. 60SF OF LANDSCAPE PROVIDEDAT BUILDING C (OBJECTIVE DESIGNSTANDARD B.1.1.(e)
GROUND FLOOR OPEN AREA WITH A MIN. 60SFOF LANDSCAPE PROVIDED AT BUILDING B(OBJECTIVE DESIGN STANDARD B.1.1.(e)
EXISTING MASONRY WALLWITHIN ADJACENTPROPERTY, ±110 LF.
LOW PLANTER WALL/CURB (LESS THAN 32"H.)
CITRUS GROVE
PROPOSEDR.O.W.
PROPOSED PUE
PERMEABLE PAVERS INDISTINCT PATTERN TODENOTE "SHARED ACCESS"AREA AT ALLEY
Page 372
GARDEN LANE
LOS G
A
T
O
S
B
O
U
L
E
V
A
R
D
DN
BLDG B
BLDG C
BLDG D
BLDG A
BLDG E
NO PARK
ING
EV CHARG
INGONLY6'-6"7'-
0
"4'-0" CLR.VTA TRANSIT ROUTE 27 STOP(EXISTING)
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
10.23.2024
317076.00
SCALE:
L2
CIRCULATION EXHIBIT
1" = 20'-0"
N
24013
0'20'40'
1" = 20'
VTA TRANSIT STOP
CLASS I (LONG-TERM) BICYCLE PARKING
CLASS II (SHORT-TERM) BICYCLE PARKING
LEGEND
ACCESSIBLE PATH OF TRAVEL (MIN. 4' CLEAR). ACCESSIBLE ROUTE ASINDICATED ON PLAN IS A BARRIER FREE ACCESS ROUTE WITHOUT ANY
ABRUPT LEVEL CHANGES EXCEEDING 1/2" IF BEVELED AT A 1:2 MAX
SLOPE, OR VERTICAL LEVEL CHANGES NOT EXCEEDING 1/4" MAX, AND ATLEAST 48" IN WIDTH. SURFACE IS STABLE, FIRM, AND SLIP RESISTANT.CROSS SLOPE DOES NOT EXCEED 2% AND SLOPE IN THE DIRECTION OFTRAVEL IS LESS THAN 5%, AS MEASURED WITH A 2' LEVEL, UNLESSOTHERWISE INDICATED. ACCESSIBLE ROUTE SHALL BE MAINTAINED FREEOF OVERHANGING OBSTRUCTIONS TO 80" MINIMUM AND PROTRUDINGOBJECTS GREATER THAN 4" PROJECTION FROM WALL (ABOVE 27" BUT
LESS THAN 80" HIGH).
ALTERNATE PEDESTRIAN ROUTE (DIFFERENTIATED WITH DISTINCT PAVER
PATTERN WHERE SHARED ACCESS OCCURS WITHIN ALLEY)
VAN ACCESSIBLE STALL ANDLOADING AISLE, S.C.D.
ACCESSIBLE PATH OF TRAVELSHOWN TO FRONT ENTRY ATACCESSIBLE UNITS (REFER TOARCHITECTURE)
PERMEABLE PAVERS INDISTINCT PATTERN TODENOTE "SHARED ACCESS"AREA AT ALLEY
LIGHTER AREA DENOTES"PRIVATE RECREATIONSPACE" AT ABOVE-GROUNDLEVEL DECK OR BALCONY.
Page 373
DN
J
T
JTJTJTJT JT JT JT JT JTJTJT JT JT JT JTJTJTJTJT JTJ
T
JT JT JT JT
JTJ
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
JT JT JT JT JT
JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTBLDG B
BLDG C
BLDG D
BLDG A
BLDG E
NO PARK
ING
EV CHARG
INGONLY(2) TRA JAS1 GAL.
(27) BUX WGM
5 GAL.
(109) BUX WGM5 GAL.
(11) RHA MIN5 GAL.
(2) RHA MIN5 GAL.
(7) RHA MIN5 GAL.
(27) LAV DEN5 GAL.
(6) TEU PRO1 GAL.
(5) TEU PRO1 GAL.
(5) TEU PRO1 GAL.
(4) PRU CAR5 GAL.
(6) DIE IRI5 GAL.
(15) LAV DEN5 GAL.
(3) TEU PRO
1 GAL.
(3) TEU PRO1 GAL.
(10) RHA MIN
5 GAL.
(1) LAU NOB15 GAL.
(9) DIE IRI
5 GAL.
(2) RHA MIN5 GAL.
(12) ROS MEI5 GAL.(3) DIE IRI5 GAL.
(4) RHA MIN5 GAL.
(2) RHA MIN
5 GAL.
(6) LAG NAT
15 GAL.
(2) DIE IRI5 GAL.
(3) TEU PRO1 GAL.
(10) TEU PRO1 GAL.
(810 sf) TUR SOD
SOD
(1) CLY CAL5 GAL.
(2) CLY CAL5 GAL.
(3) CLY CAL5 GAL.
(2) CLY CAL5 GAL.
(2) CLY CAL5 GAL.
(4) RHA MIN5 GAL.
(2) PRU CAR5 GAL.(7) TRA JAS
1 GAL.
(5) RHA MIN
5 GAL.
(35) TRA JAS1 GAL.
3" LAYER OFBARK MULCH INALL PLANTERAREAS, TYP.
PLANT MATERIAL 3'
CLEAR OF FIREAPPURTENANCES PERNFPA STANDARDS,EXCEPT GROUND-COVERS, TYP.
PLANT MATERIAL MIN. 3'CLEAR OF FIREAPPURTENANCES PERNFPA STANDARDS, EXCEPT
GROUNDCOVERS, TYP.
3" LAYER OFBARK MULCH INALL PLANTERAREAS, TYP.
KEEP PLANTING 1'CLEAR AT BACK OFCURB FOR "STEP
OUT" SPACE. 3"
LAYER OF BARKMULCH, TYP.
KEEP PLANTING 1'
CLEAR AT BACK OF
CURB FOR "STEPOUT" SPACE. 3"LAYER OF BARKMULCH, TYP.
ENLARGED TREE WELLS FORNEW STREET TREES (MIN. 4' X8', ROOT BARRIERS REQUIRED),TYP.
(1) ELA DEC15 GAL.
(9) MAG LIT
15 GAL.
(10) DIE IRI5 GAL.
(2) CIT VAR15 GAL.
EVERGREEN SHRUBS3'-4' HIGH TO SCREENPARKED CARS ANDUTILITY EQUIPMENT,TYP.
(3) CIT VAR15 GAL.
(5) TRA JAS1 GAL.
(2) TRA JAS1 GAL.
(53) TRA JAS
1 GAL.
(1) ULM EMR24" BOX
(7) MAG LIT
15 GAL.(2) DIE IRI5 GAL.
(17) TRA JAS1 GAL.
(82) BUX WGM5 GAL.
(16) DIE IRI5 GAL.(2) ROS MEI5 GAL.(13) RHA MIN5 GAL.
(19) ROS MEI5 GAL.
(41) BUX WGM5 GAL.
(6) TRA JAS1 GAL.
(3) PIT VAR15 GAL.
(142) BUX WGM5 GAL.(11) DIE IRI5 GAL.
(33) ROS MEI
5 GAL.
(38) BUX WGM5 GAL.
(18) RHA MIN5 GAL.
(1) LAU NOB15 GAL.
(3) DIE IRI
5 GAL.
(18) TRA JAS1 GAL.
(11) DIE IRI
5 GAL.
(40) TRA JAS1 GAL.
(8) RHA MIN5 GAL.
(15) TRA JAS1 GAL.(2) PIT VAR15 GAL.(3) CLY CAL5 GAL.
(19) TRA JAS1 GAL.(16) BUX WGM5 GAL.
(36) BUX WGM5 GAL.
(68) BUX WGM5 GAL.
(8) BUX WGM5 GAL.
(2) CLY CAL5 GAL.
(3) ULM EMR
24" BOX
(1) LAU NOB15 GAL.
(135) BUX WGM5 GAL.
(11) TRA JAS1 GAL.
NEW 4' WIDE (MIN.) PARKWAYSTRIP WITH TREES ±25' O.C.,REQUIRES ROOT BARRIERS
(40) TRA JAS
1 GAL.
(8) PLA COL24" BOX
SIGHT DISTANCE PER AASHTO, TYP. NO SHRUB EXCEEDS 3',TREE CANOPY WILL BE MAINTAINED MIN. 15' FROM STREET AND
MIN. 7' FROM SIDEWALK PER TOWN STANDARD PLAN ST-231
GARDEN LANE
LOS G
A
T
O
S
B
O
U
L
E
V
A
R
D
(7) ULM EMR24" BOX (109) TRA JAS1 GAL.
(1) ULM EMR24" BOX
(10) TRA JAS1 GAL.
(131) CAR DIV1 GAL.
(15) TRA JAS1 GAL.
(27) TRA JAS1 GAL.
(41) CAR DIV1 GAL.
SYMBOL CODE BOTANICAL / COMMON NAME CONT SIZE
TREES
CIT VAR CITRUS X VAR. / DWARF CITRUS AS AVAILABLEWUCOLS (M), DWARF VARIETIES 15 GAL.
ELA DEC ELAEOCARPUS DECIPIENS / JAPANESE BLUEBERRY TREE
WUCOLS (M), 30'H X 15-25'W 15 GAL.
LAG NAT LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' / NATCHEZ CRAPE MYRTLE
WUCOLS (L), 20'H X 20'W 15 GAL.
LAU NOB LAURUS NOBILIS / SWEET BAY
WUCOLS (L), 30'H X 10-25'W 15 GAL.
MAG LIT MAGNOLIA GRANDIFLORA 'LITTLE GEM' / LITTLE GEM DWARF SOUTHERN MAGNOLIAWUCOLS (M), 20-25'H X 10-15'W, SELECTED FOR SMALL NARROW FORM DUE TOAVAILABLE PLANTER AREA 15 GAL.
PLA COL PLATANUS X ACERIFOLIA `COLUMBIA` / LONDON PLANE TREEWUCOLS (L), 30-35' H X 30-35'W, USED SPECIFICALLY TO MATCH EXISTING TREESACROSS LOS GATOS BLVD.24" BOX
ULM EMR ULMUS PROPINQUA 'JFS-BIEBERICH' / EMERALD SUNSHINE® ELMWUCOLS (L), 35'H X 25'W 24" BOX
SHRUBS
BUX WGM BUXUS MICROPHYLLA JAPONICA `WINTER GEM` / WINTER GEM JAPANESE BOXWOODWUCOLS (M), 2-3'H X 2-3'W (PRUNED)5 GAL.
CLY CAL CLYTOSTOMA CALLISTEGIOIDES / VIOLET TRUMPET VINE
WUCOLS (M), 15-25'H X 10-20'W 5 GAL.
DIE IRI DIETES IRIDIOIDES / FORTNIGHT LILYWUCOLS (L), 2-3'H X3-4'H 5 GAL.
LAV DEN LAVANDULA DENTATA / FRENCH LAVENDERWUCOLS (L), 2-3'H X 4-5'W 5 GAL.
PIT VAR PITTOSPORUM TOBIRA `VARIEGATA` / VARIEGATED MOCK ORANGEWUCOLS (L), 3-4'H X 4'W (PRUNED)15 GAL.
PRU CAR PRUNUS CAROLINIANA / CAROLINA CHERRY LAURELWUCOLS (L), 8-10'H X 6-8'W 5 GAL.
RHA MIN RHAPHIOLEPIS UMBELLATA 'MINOR' / DWARF YEDDA HAWTHORNWUCOLS (L), 3-4'H X 3-4'W 5 GAL.
ROS MEI ROSA X `MEIRADENA` / ICECAP™ FLORIBUNDA ROSEWUCOLS (M), 3'H X 4'W 5 GAL.
SYMBOL CODE BOTANICAL / COMMON NAME CONT WATER USE SPACING
GROUND COVERS
CAR DIV CAREX DIVULSA / EUROPEAN GREY SEDGEWUCOLS (M)1 GAL. M 20" o.c.
TEU PRO TEUCRIUM CHAMAEDRYS `PROSTRATUM` / PROSTRATE GERMANDER
WUCOLS (L), 4-6"H X 3-4'W 1 GAL.18" o.c.
TRA JAS TRACHELOSPERMUM JASMINOIDES / STAR JASMINEWUCOLS (M), 1-2' T. X 6-8' W.1 GAL.30" o.c.
TUR SOD TURF SOD / DROUGHT TOLERANT FESCUE BLENDWUCOLS (H)SOD
PRELIMINARY PLANTING LEGEND
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
10.23.2024
317076.00
SCALE:
PRELIMINARY PLANTING PLAN
L3
1" = 20'-0"
N
24013
0'20'40'
1" = 20'
WATER USE CALCULATIONS
LOS GATOS GREEN IS A TRADITIONALLY STYLED DEVELOPMENT OF NEW TOWNHOMES DESIGNED AROUND ACTIVE LIFESTYLES.COMMUNITY IS CREATED AROUND A CENTRAL COURTYARD, REPLETE WITH FIREPIT, MOVEABLE FURNISHINGS, OPEN RECREATIONALLAWN, AND SHADE TREES THAT ALL SAY "SIT AND STAY A WHILE." A GROVE OF CITRUS TREES CREATES AN OASIS OF EDIBLE PLANTING,WHILE A MEDITATION GARDEN TUCKED AWAY FROM THE BUSTLE OF BUSY STREETS OFFERS A PLACE FOR CONTEMPLATION AND QUIET
CONVERSATIONS.
CONSISTENT TREES AT EACH STREET FRONTAGE PROVIDE A WELCOMING PRESENCE AND VISUAL IDENTITY. LONDON PLANE TREESMIRROR EXISTING DEVELOPMENT ACROSS LOS GATOS BLVD, WHILE A SMALLER, IMPROVED VARIETY OF ELM IS APPROPRIATELYSCALED FOR GARDEN LANE. A MIXTURE OF FLOWERING CRAPE MYRTLES AND EVERGREEN DWARF MAGOLIAS ENSURE THAT FLOWERSAND FOLIAGE ARE ATTRACTIVE YEAR ROUND. AT THE GROUND PLANE, BOXWOOD, ROSES, LAVENDER, AND MOCK ORANGE ARE A FEASTFOR THE SENSES, WHILE RECALLING TRADITIONAL GARDEN FORMS COMMON TO THE ARCHITECTURAL VERNACULAR.
IRRIGATION WILL BE PROVIDED VIA A CENTRAL, COMMON SYSTEM. PER THE CITY'S WATER EFFICIENT LANDSCAPE ORDINANCE (WELO),
A "SMART" SELF-ADJUSTING CONTROLLER, MASTER VALVE, FLOW SENSOR, COMBINATION OF INLINE DRIP AND MULTI-TRAJECTORY
MULTI-STREAM ROTATING (MTMSR) NOZZLES, AND DEDICATED HYDROZONES BASED ON WATER USE AND PLANT TYPE WILL ENSURETHAT WATER IS USED EFFICIENTLY, AND ONLY WHERE IT'S NEEDED. WATER CONSERVATION WILL BE ENHANCED BY A MINIMUM OF 3" OFBARK MULCH, TO INCLUDE RECYCLED CONTENT PER SB 1383.
WHERE PROVIDED AT BUILDINGS C AND D, COURTYARDS LOW PICKET FENCES AND GATES ENSURE VISIBILITY (MINIMUM 50% OPEN),WHILE PROTECTING PRIVACY. LANDSCAPE WITHIN THESE COURTYARDS WILL BE IRRIGATED AND MAINTAINED BY EACH HOMEOWNER.
LANDSCAPE DESIGN STATEMENT
SHRUBS SCREEN UTILITIES (INCLUDING CABINETS ANDEQUIPMENT), TO EXTENT POSSIBLE WHILE CONFORMING TO
ACCESS AND CLEARANCE REQUIREMENTS.
KEYNOTES
1
1 2
MIN. 30" HIGH, ANTICIPATED 36"-42" HIGH
MIN. 36" HIGH, ANTICIPATED 42"-48" HIGH
MIN. 42" HIGH, ANTICIPATED 48"-60" HIGH
2
3
2
1
2
Page 374
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
10.23.2024
317076.00
SCALE:
L4
CONCEPTUAL PLANT PALETTE - TREES & LARGE SHRUBS
1" = 20'-0"
Page 375
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
10.23.2024
317076.00
SCALE:
L5
1" = 20'-0"
CONCEPTUAL PLANT PALETTE
SHRUBS, GROUNDCOVERS, AND VINES
Page 376
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
10.23.2024
317076.00
SCALE:
L6
FURNISHING & MATERIAL PALETTE
1" = 20'-0"
WHITE PICKET FENCE AT FRONT
YARD AREAS (OR EQUAL)
NOTE: MATERIAL & PRODUCT SHOWN ARE REPRESENTATIVE OF THE STYLE, FEATURES AND DESIGN INTENT ONLY.
MANUFACTURER AND/OR MODEL OF FINAL PRODUCTS MAY VARY BASED ON AVAILABILITY AND OTHER FACTORS.
SELECTIONS TO BE CONFIRMED DURING FINAL DESIGN.
CLUSTER BOX UNIT (OR EQUAL)
FIRE PIT (OR EQUAL; WOOD BURNING)MOVEABLE FURNISHINGS RECREATIONAL TURF
(NATURAL LAWN)
CLASS I (LONG-TERM) BICYCLE LOCKER (OR
EQUAL)
CITRUS GROVE
CLASS II (SHORT TERM) BICYCLE
RACK (OR EQUAL)
METAL WASTE RECEPTACLE (OR EQUAL)
PERMEABLE PAVERS
CONCRETE PAVING
DECOMPOSED GRANITE
RETAINING WALL BLOCK: 8" X 8" X 16" CMU,
SPLIT FACE WHERE EXPOSED, LIGHT
CREAM/BEIGE COLOR (BASALITE 128 OR
SIMILAR)
RETAINING WALL CAP: MEDIUM GRAY,
SMOOTH OR LIGHTLY TEXTURED, 3" TALL,
CHAMFERED/DECORATIVE EDGES
MATERIALSPRECEDENT IMAGERY
SITE FURNISHINGS
BOLLARD LIGHT (OR EQUAL):
DENALI STAFF STYLE STAR
STYLE "L" LED, DIST. BY B-K
LIGHTING. COLOR: BLACK
POLE LIGHT (OR EQUAL): TOLBOD
11.4 POST BY LOUIS POULSEN, DIST.
BY B-K LIGHTING. COLOR: BLACK
Page 377
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
10.23.2024
317076.00
SCALE:
L7
PRELIMINARY DETAILS
1" = 20'-0"
5'-0"CLR.
8'-0" CLR.WORKINGSPACE
3'-0"MIN.
TYPICAL TRANSFORMER SCREENING
1/8" = 1'-0"PLAN
VARIES
A. TRANSFORMER SHOWN; OTHEREQUIPMENT SIMILAR
NOTES
LARGER EVERGREEN SCREENSHRUBS IN ADDITION TO, OR INLIEU OF, NARROW UPRIGHTSHRUBS WHERE SPACE ALLOWS
HIERARCHY OF LARGERSHRUBS, MID-GROUNDSHRUBS, AND GROUNDCOVER(WHERE SPACE ALLOWS)
MINIMUM SCREENING: UPRIGHT EVERGREENSHRUBS WITHIN ALLOWABLE "CLEARWORKING AREA," APPROXIMATELY 3' WIDE,
BUT LESS THAN 5' TALL (SPACED FOR FULLSHRUB-TO-SHRUB COVERAGE AT MATURITY)
REQUIRED CLEARANCE FROM PG&E
EQUIPMENT (INCLUDING PAD) TO TREES, PER
PG&E GREENBOOK 1.10.1
GROUNDCOVER ONLY WITHIN 8' OFEQUIPMENT ACCESS DOORS PER PG&EDOCUMENT 063422
EDGE OF TRANSFORMER PAD,
MAXIMUM 90" X 106" SIZE SHOWN
TREES MIN. 5' CLEAR FROMEQUIPMENT TO TRUNK
BICYCLE RACK(S)
1" = 1'-0"AS NOTED
A. "VARSITY DOCK" RACK AS MANUFACTURED BY GROUND CONTROL SYSTEMS, CONTACT:800.630.7225.B. SURFACE MOUNT USING "WAK-215" WEDGE ANCHOR KIT PROVIDED WITH RACKC. INSTALL PER MANUFACTURER'S RECOMMENDATIONS.D. QUANTITY SIZE, COLOR, AND OTHER OPTIONS AS SPECIFIED ON PLANS.
NOTES
PLAN 7'-0" MIN. CLEAR FOR PARKING
4'-0" MIN. CLEAR FOR LOADING
5'-0" CLR. RECOMMENDED FOR LOADING
SURFACE MOUNTING KIT (DV-215)WITH EXPANSION ANCHORS ANDINJECTION MOLDED SUPPORTBLOCK, AVAILABLE THROUGHGROUND CONTROL SYSTEMS.
CONCRETE OR PAVING PERPLANS
SECTION
MIN. 2'-0" PER BICYCLE PARKING "STALL,"4'-0" CLR. PER SINGLE "RACK"1 2
CLUSTER MAILBOX UNIT (CBU) INSTALLATION
1" = 1'-0" OR AS NOTED AS NOTED
Ø1/2" (8 PLACES)
1'-0"4"4"28 12"10"
1'-0"
ELEVATIONS(1570-12 PEDESTAL)1'-0"6"10"
1'-6"
16 34"62 34"34 14"30 12"14 12"1'-0"4"10"6"1'-0"10"4"1'-0"
1'-6"
16 34"62 34"48 14"30 12"
RUBBERPAD
RUBBER PAD
SUBGRADE, SCARIFY TOP 6", MOISTURECONDITION, AND COMPACT TO 90%RELATIVE DENSITY.
1/2"Ø J-BOLT, (4) PERPEDESTAL, SPACINGPER TEMPLATE.3" MIN.CLR.CONCRETE SHALL ACHIEVE3,000PSI WITHIN 28 DAYS, ANDBE PLACED WITH 3.5" TO 4.5"MAXIMUM SLUMP.
WELDED WIREMESH, 6"X 6" (W2.9X W2.9), CENTEREDIN SLAB
4"MIN.
ENGLARGED SECTION
AT FOOTING
NOTES6", VIFELEVATIONS
(1570-16 PEDESTAL)
A. INSTALL CBU'S PLUMB AND LEVEL.
B. CONCRETE PAD SHOWN SHALL BE INSTALLED AT 2% MAX. SLOPE IN
ANY DIRECTION. CONTRACTOR SHALL EXAMINE SITE CONDITIONSAND IF REQUIRED, REPORT ANY OBSTRUCTIONS OR ADDITIONALWORK, INCLUDING REQUIRED RETAINING CONDITIONS, TO BUILDERPRIOR TO SUBMITTING A BID.C. VERIFY USPS APPROVED NUMBER, QUANTITY AND LOCATION OFCBU'S PRIOR TO INSTALLATION.
D. APPROVED MANUFACTURER/UNIT: CUSTOM HOME ACCESSORIES
MODEL #1570-XX (XX= 8, 12, OR 16 UNIT MODELS), COLOR: DARK
BRONZE.E. MAILBOXES MUST NOT INTERFERE WITH REQUIRED VISIBILITYCLEARANCES.
Ø1/2" (8 PLACES)
PLAN AT CBU1/2" = 1'-0"
CL
FLUSHTRANSITION
60" MIN. DIA.ACCESSIBLE TURNINGCIRCLE
OUTLINE OFSINGLE CBU
EXISTINGSIDEWALK5" TYP. INCREASE TO2'-0" WHERE REARACCESS IS REQUIRED BYLOCAL POSTMASTER4'-0" FOR SINGLECBU INSTALLATION
6'-10" FOR DOUBLE CBU INSTALLATION
ALIGN CL OF SINGLECLUSTER BOX, OR CL OFGROUP, AT PL U.N.O.
OUTLINE OFDOUBLE CBU
LIMIT OF CONCRETE PADFOR SINGLE CBU
60" MIN. DIA.
ACCESSIBLE TURNINGCIRCLE EXTENDED ATDOUBLE CBU
FACE OFUNIT3'-2" TYP: VIF1'-3",VIF4'-0" TYP.: VIF3
Page 378
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS GREEN
LOS GATOS, CALIFORNIA
10.23.2024
317076.00
SCALE:
L8
PRELIMINARY FENCE/WALL DETAILS
1" = 20'-0"
PICKET FENCE WITH GATE
3/4" = 1'-0"ELEVATION
POSTS SPACED EQUALLY, 6'-0" MAX. O.C.
A. MATERIAL: REDWOOD, CEDAR, OR "AZEK" CELLULARPVC (PAINT GRADE)B. ALL HARDWARE SHALL BE GALVANIZED.
C. COLOR: GATE LATCH AND MINGES SHALL BE FLATBLACK EXTERIOR ENAMEL. ALL WOOD SHALL BEPRIMED AND PAINTED TWO COATS WHITE EXTERIORENAMEL
NOTES
MIN 2" CLR.
2 X 2 PICKETS W/ 1:2CHAMFERED TOP (ALL SIDES)
2 X 4 RAILS W/ 3/8"COVED EDGES
ORNAMENTAL GATELATCH
2 X 2 CROSS BRACINGINSIDE GATE
±3'-6" (VIF)
3'-0"
MITERED 2 X 4 GATEFRAME (BOTH SIDES)4X4 POST WITH 1:2CHAMFERED TOP (ALL SIDES) 3'-4" (3'-8" MAX)4"6 X 6 POSTS MIN. 2' BELOWGRADE W/ 8"Ø DIA. CONC FTNG.MIN. 34" MAX 48" TO CENTER OFLATCH WHERE REQUIRED ATACCESSIBLE ROUTES/ACCESS2'-10"1 SIDEYARD FENCE WITH GATE
3/4" = 1'-0"AS NOTED2" CLR.3'-0" GATE LEAF
2" CLR.
8'-0" O.C. MAX SPACE EVENLY
6'-0"10" X 10"
GUSSET
PANELS,EXTERIORRATEDPLYWOOD(INT. SIDE)
2 X 4 GATEFRAME (INT.SIDE)
2 X 4DIAGONALBRACE INSIDEFRAME (INT.SIDE)
2 X 6 CAP TOMATCH FENCE
FINISH GRADE
ADJACENT POSTOR LEDGER AT ADJACENT WALL(SECURE LEDGERTO BUILDING FRAMING WITH 1/4" X 4" LAGSCREWS AND WASHER, COUNTERSUNK.APPLY SILICONE CAULKING PRIOR TO
INSERTING LAG SCREW)
2 X 6 CAP, CENTERALL JOINTS ONPOSTS
4 X 4 POST,PRESERVATIVETREATED WOODPER CRC 317.1.
FINISH GRADE
CONCRETE FOOTING PERASTM F537, SLOPE TOP FORPOSITIVE DRAINAGE AWAYFROM POST
ALIGN ANDRIP BOARDSTO PROVIDEFULLBLOCKING AT
EACH SIDE OFGATE
NOTES
ELEVATION(PUBLIC SIDE)
SECTION
GATE ELEVATION(AT PUBLICFACING SIDE)
PLAN AT GATE(CAP OMITTEDFOR CLARITY)
PLAN(CAP OMITTEDFOR CLARITY)
A. ALL FASTENERS SHALLBE HOT DIPPED,
ZINC-COATED
GALVANIZED PER CRC317.3.1.B. ALL WOOD SHALL BEDOUGLAS FIR ORWESTERN RED CEDAR,#2 OR BETTER, U.N.O.C. STEP FENCE ATPOSTS. FOR GRADES
1:6 (17%) OR GREATER,SLOPE PANELS WITHGRADE.
RAILS FACEPRIVATE SIDE
PUBLIC
SIDE
HEAVY-DUTYHINGE, TYP.
OF THREE
LATCH, MAX.
60" ABOVEFINISH GRADE
1/2 X 4 TRIM, TYP.(TOP AND BOTTOMONLY)
1 X 8 BOARD,TYP., OVERLAP1-1/2"
2 X 4 RAIL,TYP. (OPP.SIDE)
2 RETAINING WALL
3/4" = 1'-0"AS NOTED
ELEVATION AT RETAINING WALL
PRECAST WALL CAP(BASALITE 8" WIDE,CHAMFER BOTH SIDES, SEE'MATERIALS' FOR COLOR
FINISH GRADE
A. REFER TO PLANS FOR
EXACT LOCATION AND
HEIGHT.B. REFER TOSTRUCTURAL PLANSFOR FOOTINGS ANDREINFORCEMENT.
NOTES
8" CMUWALL
SECTION 'C'
CAP AT CMU WALL
CMU UNIT, SPLIT FACETEXTURE AT ALL EXPOSEDSIDES, COLOR PER
'MATERIALS'
WOOD FENCE ABOVE(WHERE OCCURS, NOTSHOWN)
3
Page 379
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TESTBLOCK& METER
HOUSEPANEL
SPACEFOR LV
PULL
MAIN
FEEDER
METERSTACK
METERSTACK
SPACER
DN
METERSTACK
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CITY VENTURES
ELEC REP
GAS REP
TELE REP
BEN LOPEZ
224044 925-240-2595
ELECJOBNO
GASJOBNO
TELEJOBNO
CATVJOBNO
224044
ELECPHNO
GASPHNO
TELEPHNO
669-216-0022
925-389-8632
JOINT TRENCH COMPOSITE PLAN
JOINT TRENCH SECTIONS AND DETAILS
JOINT TRENCH COMPOSITE TITLE SHEET
JOINT TRENCH GENERAL NOTES AND DETAILS
SHEET NO. DESCRIPTION
JOINT TRENCH DETAILS
JT5
JT4
JT1
JT2
JT3
1125 L.F. OF JOINT TRENCH AND WALL MOUNTED LIGHTS
SHALL BE INSTALLED WITH THIS JOINT TRENCH PLAN SET
EX GAS
JT
EX JT
SVC
ECOH
EEOH
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EEUG
ETUG
ETOH
GAS
CUG
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TUG
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EUOH
EUUG
HIGH VOLTAGE
SUBSTRUCTURE VERIFICATION STAMP
APPROVED FOR SUBMITTALHAIDER KAMMOONAH
QUALIFIED APPLICANT DESIGN ENGINEER -
NOT FOR CONSTRUCTIONPRELIMINARY
INTENT TO CONSTRUCT
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS BLVD.
LOS GATOS, CALIFORNIA
12.13.2024
224044
SCALE:
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N.T.S.
(5) NEW SERVICE COMPLETIONS (ELECTRIC, CATV, AND TELEPHONE TO (5)
BUILDINGS THAT INCLUDE (47) CONDOMINIUM UNITS)
N
DESCRIPTION:BY:DATE: STATUS:
XXXX
XXXX
TARRAR UTILITY CONSULTANTS
ROACH CAMPBELL LANDSCAPE ARCH.
TARRAR UTILITY CONSULTANTS
A = APPROVED ·ANS = APPROVED NOT SIGNED ·NA = NOT APPROVED·F = FIRST SUBMITTAL ·SS = SECOND SUBMITTAL ·R = RECEIVED
XXXX
XXXX
XXXX
XXXX
R
R
XX-XX-XXXX
XX-XX-XXXX
XX-XX-XXXX
XX-XX-XXXX
10-15-2024
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XXXX
BENJAMIN LOPEZ
XXXX XXXXXX-XX-XXXX
R10-15-2024
R10-15-2024
CBG
HUNT HALE JONES ARCHITECTS R09-10-2024
Page 380
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
10.23.2024
LOS GATOS, CALIFORNIA
12.13.2024
224044
SCALE:
JOINT TRENCH GENERAL NOTES AND DETAILS
N.T.S.
NOT FOR CONSTRUCTIONPRELIMINARY
INTENT TO CONSTRUCT
Page 381
"A"
"B"
NOT FOR CONSTRUCTIONPRELIMINARY
INTENT TO CONSTRUCT
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
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12.13.2024
224044
SCALE:
JOINT TRENCH DETAILS
N.T.S.
Page 382
NOT FOR CONSTRUCTIONPRELIMINARY
INTENT TO CONSTRUCT
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
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12.13.2024
224044
SCALE:
JOINT TRENCH SECTIONS AND DETAILS
N.T.S.
Page 383
NO PARK
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C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS BLVD.
LOS GATOS, CALIFORNIA
12.13.2024
224044
SCALE:
JOINT TRENCH COMPOSITE PLAN
1" = 20'
·
·
·
NOT FOR CONSTRUCTIONPRELIMINARY
INTENT TO CONSTRUCT
Page 384
ESL
SL
X
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS BLVD.
LOS GATOS, CALIFORNIA
12.13.2024
317076.00
SCALE:
STREET LIGHTING GENERAL NOTES AND DETAILS
NA
Page 385
Aɸ
Bɸ
C H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS BLVD.
LOS GATOS, CALIFORNIA
12.13.2024
317076.00
SCALE:
STREET LIGHTING GENERAL NOTES AND DETAILS
NA
Page 386
METER
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EX GA
S
EX GA
S
EX GA
S
EX GA
S
EX GA
S
EX GA
S
EX GA
S
EX GA
S
EX GAS
EX GA
S
EEUG EEUG EEUG EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
EEUG
E
X
G
A
S
EUOH EUOHEUOHEUOHEUOHSLSLSLSLSLS
L
S
L
SL
SL
SL SLSL
S
L
SLSLSL
S
L
S
L
S
L
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L
SL SL
SLSLSLSLSLSL
SL
SL
SLSLSL
SL
SLSLS
L
S
L
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L
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L
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L
S
L
S
L
SL
SL
S
L
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L
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L SLSLC H U N T H A L E J O N E S A R C H I T E C T S
DATE:
PROJECT:
LOS GATOS BLVD.
LOS GATOS, CALIFORNIA
12.13.2024
317076.00
SCALE:
STREET LIGHTING SITE PLAN
1:20
ESL
SL
X
Page 387
NO PARKINGEV
C
H
A
R
G
I
N
G
ON
L
Y
EX
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2B
SL2B
SL2B
SL2B
SL2B
SL2B
SL2B
SL2B
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2B
SL2-2
SL2-2
SL2-2
SL2-2
SL2-2
SL2B
SL2B
SL2B
SL1
SL1
SL1
SL2B
SL2B
SL2B
SL1
EX
SL2B
SL2B
SL2B
SL2B
SL2B
SL2B
SL2B SL2B
SL2BSL2-2
SL2-2
SL1
0.00 0.02
0.01
0.01 0.040.12 0.15 0.78 1.18 0.34 0.060.02 0.02 0.03
0.08 0.06
0.05
0.02 0.00
0.00
0.00 0.00
0.00 0.01 0.02
0.08 0.09 0.030.02 0.08 0.05
0.05 0.05 0.07
0.10 0.31 0.45
0.69 0.31
0.19
0.16 0.15
0.14 0.16 0.14
0.10 0.07 0.050.33 0.330.41 0.39 0.39
0.39 0.31
0.20
0.120.07
0.04
0.03 0.02
0.01 0.01 0.000.00 0.00 0.000.00 0.00 0.000.00 0.00
0.01
0.01 0.02
0.03
0.05 0.07
0.09
0.05 0.030.02 0.01 0.010.02 0.01 0.010.01 0.01 0.00
0.00 0.00
0.00
0.01 0.01 0.02
0.02 0.01
0.01 0.03 0.03
0.04 0.05 0.090.13 0.20 0.280.33 0.29
0.30
0.31 0.27 0.29
0.28 0.20
0.14
0.10 0.06
0.54 0.520.51 0.52 0.61
0.52 0.30 0.170.11 0.07 0.04
0.02 0.02
0.01
0.01 0.00
0.00
0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.000.00 0.01 0.010.02 0.02 0.02
0.02 0.01
0.01
0.01 0.01
0.01
0.00 0.00
0.00 0.00 0.00
0.00 0.00 0.000.00 0.01 0.01
0.01 0.01
0.01
0.02 0.02 0.03
0.05 0.08
0.13 0.21 0.340.47
0.49 0.530.57 0.50 0.510.41 0.25
0.14
0.09 0.05
0.51 0.52
0.56
0.57 0.50
0.35 0.22 0.14
0.09 0.05 0.03
0.02 0.01 0.010.01 0.00 0.00
0.00 0.00
0.00
0.00 0.00
0.00
0.00 0.00
0.00 0.00 0.01
0.01 0.01 0.010.01 0.01 0.000.00 0.00 0.00
0.00 0.00 0.00
0.00 0.00
0.00
0.00 0.00
0.00 0.00 0.00
0.01 0.01 0.010.01 0.02 0.03
0.04 0.07 0.110.170.29
0.47
0.60 0.59
0.55
0.55 0.58
0.37
0.21 0.130.08
0.90
0.55 0.24
0.07 0.27 1.39
0.04 2.70 34.34 9.46 0.17
0.01 0.02 0.02 0.03 0.00 0.40 0.43 0.22
0.02 0.02 0.11 0.50 0.16
0.15 14.70 44.37 2.09 0.47 17.20 24.45 0.26
0.05 0.01 0.02 0.15 0.61 1.02 0.11 1.08 0.00
3.87 32.50 1.51 0.03 0.01 0.01 0.01 0.02 0.02 0.02 0.01
38.73 5.68 0.07 0.57 0.17 0.04 0.01 0.00 0.01 0.02 0.14 0.06 0.01
0.07 1.10 0.29 0.06 0.02 0.01 0.01 0.01 0.00 0.00 0.01 0.17 13.37 0.84
9.16 7.81 0.19 0.02 0.02 0.01 0.01 0.00 0.00 0.00 0.00 0.01 0.02 0.04 4.47 37.59
0.02 0.11 0.05 0.02 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.02 0.08 0.27 0.32 0.37
0.01 0.01 0.00 0.00 0.00 0.00 0.01 0.00 0.00 0.01 0.18 10.15 29.75 0.91
0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.07 2.12 0.00
0.00 0.00 0.01 0.01 0.01 0.02 0.01 0.01 0.01
0.01 0.01 0.03 0.21 0.14 0.01
0.01 0.06 5.63 4.74 0.16
23.20 0.05
0.01
0.02 0.03 0.05
0.03 0.03 0.08 0.52 0.87
0.02 0.03 0.06 0.23 2.22
0.03 0.04 0.10 0.30 0.34
0.03 0.03 0.07 0.66 2.65
0.05 0.04 0.06 0.09 0.93 4.62
0.17 0.07 0.11 0.30 0.23 0.26
1.36 0.16 0.10 0.69 2.67 1.71
0.12 4.69
1.85
4.85
4.77
1.59
0.29
13.67
2.57
0.03
1.72
14.57
0.10
0.04
7.39
6.47
0.03
0.18
16.8120.20
3.96
7.070.42
0.03
9.83
6.22
0.02
2.35
14.09
0.08
0.48
16.76
0.37
0.01
2.36
12.48
0.08
4.57
13.05
0.05
1.44
15.55
0.14
0.03
7.57
5.63
0.02
2.30
15.80
0.08
0.191.60
12.711.76 0.37 0.16
0.010.01
0.00
0.00
0.01 0.42 12.32
3.72
0.19
22.52
8.60
0.03
0.67
3.35
2.63 5.29
0.120.02
0.54
7.85 0.22
0.59 0.55
0.24 1.37
0.12 0.25
0.23 0.61
0.13 0.15 0.60
1.11 0.88 0.31 0.17 0.13 0.31 1.58
0.96 0.53 0.60 0.36 0.25 0.72 0.31 0.22 0.26
0.94 0.46 0.76 0.40 0.59 0.38 1.57 0.08 0.23 0.32
2.58 1.02 0.34 0.43 0.60 1.02 0.72 0.15 0.44
1.40 1.30 0.26 0.48 0.50 0.94 0.58 0.26 0.45 1.36
2.19 0.34 0.50 0.31 0.67 0.38 3.03 0.20 0.32
1.00 0.30 0.20 0.76 0.36 0.15 0.26 0.70
0.26 0.12 0.25 0.62
0.63 0.28 0.46
0.27 0.53 0.91 0.24
1.42 0.19 0.19 0.51 0.43
0.31 0.17 0.40 0.32
2.34 0.22 0.36 0.65
0.61 0.29 0.55 1.33
0.60 0.55 0.43 0.41
1.02 0.50 0.41 0.66
0.73 0.60 0.38 1.33
0.26 0.49 0.23 1.69
0.14 0.17
0.03
0.11 0.08 0.05
0.68 0.52 5.18 3.32 0.10
5.21 0.98 0.59 10.25
0.58 0.78 0.86 1.54 0.56
0.64 0.18 0.22 0.20 0.43 0.66
0.13 0.13 0.18 0.41
0.18 0.18 0.32
0.27
0.03 0.00
0.37 0.01 0.00
0.00 0.00
0.26 1.56
1.38 2.47 4.02
5.13
0.48
0.62
0.20 0.00
19.67 0.08
0.48
1.52
0.35
0.10
0.05
0.03 0.11
0.04
3.31 12.74 0.09
0.28 0.05 0.05
0.21 0.22
2.75 0.98
1.04 0.11
0.12
0.26
0.08 0.06 0.04
0.07 0.09 0.30
0.29 2.53
2.76
0.17
0.31 0.11 0.40
0.16 0.82 0.94
0.08 0.11
0.03 0.03
0.27
0.27 0.77 0.00
0.26 0.00
0.00 0.00
0.2
2.6
Calculation Summary
Project: LOS GATOS
Description CalcType Units Avg Max Min Avg/Min Max/Min
GARDEN LANE Illuminance Fc 0.12 1.18 0.00 N.A.N.A.
OPEN SPACE AREA Illuminance Fc 2.49 44.37 0.00 N.A.N.A.
PARKING LOT Illuminance Fc 0.61 4.69 0.01 61.00 469.00
PATHWAYS Illuminance Fc 4.34 22.52 0.00 N.A.N.A.
PRIVATE STREET Illuminance Fc 0.60 3.03 0.08 7.50 37.88
Luminaire Schedule - LED
Project: LOS GATOS
Symbol Qty Label Arrangement LLF Luminaire
Lumens
Luminaire
Watts
Description Filename
2 EX Single 0.900 3300 27 EXISTING COBRAHEAD BY OTHERS @ 30' + 6' ARM RSWS-B-HT-2ME-3L-30K7-UL-xx-N_
CONFIGURED.ies
5 SL1 Single 0.900 1928 25 LOUIS POULSEN TOLDBOD 11.4 - 3K @ 10.5' LC US_Light_Measurement_TOPT_11.4_30K_
A0270_louis_poulsen.ies
55 SL2-2 Single 0.900 726 10.77 AFX SATW091508Lxx @ 8'SATW091508Lxx_IES.IES
24 SL2B Single 0.900 1157 20.2111 BK LIGHTING UO-LED-4000K-WW-1-42-WHP-INC-MT UO-LED-X141-WW-1-42-13819078.05.ies
AGI32 VERSION 21.2AGI (C) 2024 LIGHTING ANALYSTS, INC.10268 W. CENTENNIAL ROAD, SUITE 202LITTLETON, 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 thevariations. Input data used to generate the attached calculations such as roommeasurement techniques and field conditions such as voltage and temperaturetolerances in calculation methods, testing procedures, component performance,Some differences between measured values and calculated results may occur due toCalculations have been performed according to IES standards and good practice.
BY: APPLICATIONS ENGINEERING; RAMON ZAPATA
REPORT FOR: TARRARL UTILITY CONSULTANTS
PHONE: (510) 638-0158 - FAX (510) 638-2908OAKLAND, CA 94621P.O. BOX 22657777 PARDEE LANEASSOCIATED 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 ACTUALIS BASED ON ESTABLISHED IES PROCEDURES AND PUBLISHEDPHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONS
DATE
10.22.20241" = 20'1 OF 1 7
REVSHEETSCALE
PROJECT DESCRIPTION
DRAWING NO. / INPUT FILE
LOS GATOS
.
22887REY-R7.DWG / 22887REY-R7.A32
Page 388