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Item 2 - Staff Report with Exhibits 1 through 21.31 University Avenue PREPARED BY: Erin M. Walters Senior Planner Reviewed by: Planning Manager, Community Development Director, and Town Attorney 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 08/27/2025 ITEM NO: 2 DATE: August 22, 2025 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Modify Planned Development Ordinance 2025 to Allow Modifications to Building E; an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District; and a Conditional Use Permit for Formula Retail Over 10,000 Square Feet and for a Restaurant with Alcohol Service on Property Zoned C-2:LHP:PD. Located at 31 University Avenue. APN 529-02-044. Planned Development Modification Application PD-25-001, Architecture and Site Application S-25-004 and Conditional Use Permit Application U-25-001. Categorically Exempt Pursuant to CEQA Guidelines Sections 15301: Existing Facilities. Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson MBH Architects. Project Planner: Erin Walters. RECOMMENDATION: Forward a recommendation of denial to the Town Council for a request to modify Planned Development Ordinance 2025 to allow modifications to Building E; an Architecture and Site application for exterior modifications to an existing commercial building in the University/Edelen Historic District; and a Conditional Use Permit for formula retail over 10,000 square feet and for a restaurant with alcohol service on property zoned C-2:LHP:PD, located at 31 University Avenue. PROJECT DATA: General Plan Designation: Central Business District Current Zoning Designation: Central Business District with a Landmark and Historic Preservation Overlay, C-2:LHP:PD Applicable Plans and Standards: General Plan; Commercial Design Guidelines; and Planned Development Ordinance 2025 Parcel Size: 4.18 acres (182,080 square feet) Surrounding Area: Page 17 PAGE 2 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area. FINDINGS:  The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities.  As required by Section 29.80.095 of the Town Code for granting approval of a Planned Development Overlay Zone.  That the amendment to the Planned Development Overlay Zone is consistent with the General Plan.  As required by Section 29.20.190 (a) of the Town Code for granting a Conditional Use Permit.  As required by Section 29.20.190 (b) of the Town Code for approving a Conditional Use Permit for a formal retail business greater than ten thousand (10,000) square feet.  The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations).  As required by Section 29.80.290 (2) of the Town Code for approving applications in historic districts.  As required for compliance with the Commercial Design Guidelines. CONSIDERATIONS:  As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: Forward a recommendation to the Town Council. Existing Land Use General Plan Zoning North Commercial Central Business District C-2:LHP South Commercial Central Business District C-2:LHP:PD East Commercial Central Business District C-2:LHP:PD West Parking Lot Central Business District C-2:LHP Page 18 PAGE 3 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 BACKGROUND: The subject property is located on the west side of University Avenue at the intersection of Elm Street and University Avenue (Exhibit 1). The subject of this application is one of the Old Town commercial center buildings, referred to as Building E in the adopted Planned Development (PD) Ordinance 2025 (Exhibit 3). Building E consists of a 15,957-square foot vacant tenant space, which was previously demised into two separate units:  A 7,233 square foot restaurant space formerly occupied by Steamer’s restaurant.  An 8,724 square foot retail space formerly occupied by The Gap, a clothing retail store. In December 1996, the Town Council adopted PD Ordinance 2025, amending the zoning ordinance effecting a zone change from C-2:LHP to C-2:LHP:PD at 50 University Avenue, Old Town commercial center (Exhibit 3). PD Ordinance 2025 authorized the redevelopment of Old Town, including the construction of several new buildings, among them Building E. The construction of Building E was completed in 1999. In January 2023, the clothing retail store, The Gap, ceased operations, and the restaurant, Steamer’s, closed in December 2024. Both tenant spaces in Building E have remained vacant since their respective closures. In January 2025, the applicant, RH (Restoration Hardware), applied for a modification to the existing PD Ordinance to allow modifications to Building E, an Architecture and Site application for exterior modifications to the existing commercial building, and a Conditional Use Permit (CUP) for a formula retail use over 10,000 square feet with a restaurant use with alcohol service. The Old Town Commercial Center is located within the University-Edelen Historic District, and any exterior modifications to buildings with the district are subject to review by the Historic Preservation Committee (HPC). On February 26, 2025, the HPC reviewed the proposed exterior modifications to Building E, continued the item for further consideration, and provided feedback to the applicant’s team (Exhibits 7, 8, 9, and 10). On March 26, 2025, the HPC reconsidered the item, and made a recommendation of denial to the Planning Commission (Exhibits 11, 12, 13, and 14). The proposed project includes a request for a PD Amendment and therefore requires a recommendation from the Planning Commission, with the final decision to be made by the Town Council. The application also requires Planning Commission consideration and recommendation, with the Town Council serving as the final decision-making body for the Architecture and Site, CUP, and PD Amendment applications. The applicant has provided a Page 19 PAGE 4 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 Project Description and Letter of Justification (Exhibit 15), and proposed Development Plans (Exhibit 20). PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is located on the west side of University Avenue (Exhibit 1) and is developed as one of the Old Town commercial center buildings. The subject vacant 15,957- square foot tenant space was formerly two tenant spaces, a restaurant space formerly occupied by Steamer’s, and a retail store space formerly occupied by The Gap, located on the ground floor in the northern building (Building E) adjacent to the corner of University Avenue and Elm Street. The property abuts commercial properties to the north, east, and south and a parking lot to the west. B. Project Summary The applicant is requesting approval for a modification to the existing PD Ordinance to allow modifications to Building E, an Architecture and Site application for exterior modifications to the existing commercial building, and a CUP for a formula retail use over 10,000 square feet with a restaurant with alcohol service in an existing tenant space. The proposed project occupies existing tenant spaces. No additional square footage is proposed. When reviewing a CUP, the deciding body should consider the information in the applicant’s business plan; however, the key consideration should be the proposed use since the business plan can change from owner to owner. The CUP runs with the land, and the deciding body should review the application based on the use described in the recommended Conditions of Approval (Exhibit 6) as opposed to the applicant’s business plan. C. Zoning Compliance The C-2 zone permits formula retail businesses exceeding 10,000 square feet and restaurant uses with alcohol service, subject to approval of a CUP. The proposed project includes a request to modify the existing PD Ordinance to allow exterior modifications to Building E. The project meets the parking and height requirements outlined in the Town Code. Page 20 PAGE 5 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 DISCUSSION: A. Planned Development Amendment The applicant is requesting approval to modify PD Ordinance 2025. In December 1996, the Town Council adopted PD Ordinance 2025 Performance Measures and Standards #15 b, c, and d, which governs the subject building, Building E, as part of the Old Town commercial center (Exhibit 3). The applicant requests an amendment to PD Ordinance 2025, removing the requirements that Building E be modified as follows (Exhibit 4):  Design structure so that it appears to be a collective of individual structures that abut each other.  The roof design shall be reflective of the individual structures (break-up rooflines).  Corner tower shall be redesigned into a clipped corner design. The applicants requests these change to allow for a more cohesive and contextually appropriate façade. The subject building’s façade currently appears as three distinct structures. The applicant states, “the styles represented by the existing façade largely do not correspond to the architectural character of the University-Edelen Historic District, which includes the contributing styles of Mission Revival, Mediterranean, Craftsman, and Victorian.” The applicants proposes a unified Mediterranean-style design of the façade that reflects the proportions, window styles, and architectural details seen in the Old Town commercial center. The applicant believes the proposed design will create a more balanced and harmonious look that better fits Old Town and the University-Edelen Historic District (Exhibit 12 and 20). B. Architecture and Site Analysis The project proposes exterior modifications to Building E to establish a cohesive Mediterranean-style architectural character for a new single-tenant occupancy (Exhibit 20). The scope of work includes updates to all four building elevations for overall design consistency and visual appeal. Proposed exterior modifications include:  Roof alterations to create symmetrical and consistent massing;  Integration of arched and rectangular window and door openings;  Installation of new fabric awnings and metal/glass canopy awnings;  Addition of a new central pyramidal skylight; and  Application of new stucco siding. The existing one-story, 15,957-square foot commercial building will maintain its current footprint, with no increase in floor area. The overall building height would be slightly Page 21 PAGE 6 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 reduced from 27 feet, four inches to 26 feet, eight inches, within the 45-foot height limit permitted in the C-2 zoning district. The project retains the building’s existing structural system and introduces a new multi-coat cement plaster exterior finish, accented with decorative steel and aluminum architectural elements. Architectural aluminum windows are proposed along all elevations. The design incorporates step-backs at the ground level along the street-facing facades, alternating rectangular and semicircular fenestration, and introduces a varied parapet line at the roof. The proposed windows have deep recesses creating shadow lines and the design includes louvered and fabric awnings which add texture and depth to the new façade. The project proposes a centrally located restaurant, which will be illuminated by the new pyramidal skylight, bringing natural light into the interior space. The proposed project is within the C-2A subdistrict of the Commercial Design Guidelines, which specifies site development and building design guidelines for projects within its boundaries. The proposed building remodel is consistent with the applicable provisions of the Commercial Design Guidelines as the project emphasizes display windows and storefront entries, maintains transparent storefronts and public right-of-way walls, utilizes high-quality store front materials, and uses awnings. The applicant has provided a Project Description and Letter of Justification (Exhibit 15) discussing the proposed project in the context of the historic district, the Commercial Design Guidelines, and proposed Development Plans providing details of the proposed exterior work (Exhibit 20). C. Historic Preservation Committee The Old Town commercial center is located in the University-Edelen Historic District. Although the subject building was constructed in 1999, any exterior modifications to buildings within the district are subject to review by the HPC. Newer buildings support the district, although are not included as Contributors to the district. Pursuant to Town Code Section 29.80.290 (2), in evaluating applications, the HPC considered the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless: In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district and its site. Page 22 PAGE 7 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 On February 26, 2025, the HPC reviewed the proposed exterior modifications to Building E, continued the item for further consideration, and provided the following feedback to the applicant’s team (Exhibits 7, 8, 9 and 10):  Although the proposed design is a Mediterranean style, it is not as compatible with the existing Old Town buildings; it is not consistent with the Planned Development; or the character of the University/Edelen Historic District;  The design should convey a collective of individual structures rather than one consistent and symmetrical massing;  Consider the addition of tile roofing material; and  Consider the impact of the skylight from all elevations. On March 26, 2025, the HPC reconsidered the continued item. The applicant considered the Committee’s direction from the February 26, 2025, meeting and decided not to modify the proposed exterior modifications and provided a response letter (Attachment 6 of Exhibit 12). In the response letter the applicant thanked the HPC and stated “after careful consideration, we have chosen to maintain our current design. When developing our Proposal, we closely studied the existing Mediterranean components of the building and the Old Town Shopping Center, its proportions, window types and architectural details. We also considered the buildings immediately adjacent and incorporated their unified design into our building, both in color and articulation, with the goal of creating a harmonious façade design that assimilates into, rather than competes with the larger Historic District. At RH, we strive to obtain balance, symmetry and perfect proportions with our architectural approach and believe our design does exactly that. With respect, we would like to maintain our Proposal.” The Committee made a motion to recommend denial and has forwarded this recommendation to the Planning Commission for consideration. In support of its decision, the Committee cited the same feedback provided at the February 26, 2025 meeting, along with the subtle design changes discussed at the March 26, 2025 meeting, such as revisions to paint, lighting, materials, trees, landscaping, roof color, and other elements, to better achieve the appearance of a collection of individual structures (Exhibits 11, 12, 13 and 14). Audio recordings of the HPC meetings held on February 26, 2025, and March 26, 2025, are available on the Town of Los Gatos website: https://losgatos-ca.municodemeetings.com/ D. Conditional Use Permit The proposed project requires a Conditional Use Permit (CUP) application for a formula retail establishment exceeding 10,000 square feet, which will include the sale of home furnishings, interior design services, and an integrated restaurant. The restaurant Page 23 PAGE 8 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 component will offer on-site alcohol service and is designed to complement the retail experience within the same space. Town Code Section 29.10.020 defines formula retail business as a retail business which, along with 11 or more other business locations, is required by contractual or other arrangement to maintain any of the following: standardized merchandise, services, decor, uniforms, architecture, colors, signs, or other similar features. The proposed business operates 60 retail locations in the United States, including 15 in California. Additionally, RH has five retail locations in Europe and four in Canada. The applicant has provided a Project Description and Letter of Justification (Exhibit 15), and Development Plans (Exhibit 21). Hours of operation are included in the recommended Conditions of Approval (Exhibit 6) E. Conditional Use Findings Pursuant to Town Code Section 20.20.109(a), the deciding body, on the basis of evidence submitted at the hearing, may grant a conditional Use permit when specifically authorized by the provisions of this chapter if it finds that: 1. The proposed uses of the property are essential to the public convenience or welfare; 2. The proposed uses will not impair the existing uses of the zone; 3. The proposed uses would not be detrimental to the public health, safety or general welfare; and 4. The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of this chapter. The applicant has provided the following justifications as found in the Project Description and Letter of Justification, Exhibit 15. In regard to the first finding, the proposed use would be considered desirable to the public convenience or welfare in that the “proposed uses provide for a bespoke dining and shopping experience which will be desirable to both residents and visitors as a destination within Los Gatos. Further, the proposed project will be an addition to an existing RH gallery at 26 N Santa Cruz Ave, which has been an integral part of the Los Gatos community for over 10 years.” As required by finding two, the proposed application would not impair the integrity and character of the zone “it is a commercial use located in a commercial zone. Further, the Proposed Project is consistent with the Commercial Design Guidelines for C-2A zones and as a non-contributing structure within a historic preservation district. The Proposed Project maintains the existing building’s massing and density, reimagines the existing façade variation, and maintains the pedestrian pass-through along the southern wall”. Page 24 PAGE 9 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 In regard to the third finding, the proposed use would not be detrimental to public health, safety, or general welfare as “the proposed uses, formula retail use and restaurant use with the selling of alcoholic beverages for consumption on-premises, represent no change from the current uses of the most recent tenants at the existing building (Gap and Steamer’s), and would not be detrimental to public health, safety, and general welfare. In regard to the final finding, the proposed use meets the objectives of the General Plan and Town Code as “they contribute to the variety of commercial uses in the Central Business District and meet the goals and policies of the 2040 General Plan (2020 Land Use and Community Development Elements).” Pursuant to Town Code Section 29.20.190 (b), the deciding body, on the basis of the evidence submitted at the hearing, may deny a conditional use permit for a formula retail business greater than ten thousand (10,000) square feet if any of the following findings are made: 1. The proposed use of the property is not in harmony with specific provisions or objectives of the General Plan and the purposes of this chapter; 2. The proposed use will detract from the existing balance and diversity of business in the commercial district in which the use is proposed to be located; 3. The proposed use would create an over-concentration of similar types of businesses, or 4. The proposed use will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. In regard to the first finding, the proposed use of the property is in harmony with specific provisions or objectives of the General Plan and the purposes of Chapter 29 of the Town Code. As required by finding two, the proposed use will not detract from the existing balance and diversity of business in the commercial district in which the use is proposed to be located. In regard to the third finding, the proposed use would not create an over- concentration of similar types of businesses. In regard to the final finding, the proposed use will not detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. F. Parking The tenant spaces were previously a restaurant use (7,233 sf) and a retail use (8,724 sf) with a parking requirement of one space for every 300 square feet of floor area, or 54 spaces. The proposed use requires the same number of parking spaces as the existing tenant spaces will be merged. The site is part of the Old Town commercial center, which provides parking through 215 spaces onsite and 464 spaces in the Parking Assessment Page 25 PAGE 10 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 District (PAD). Based on an analysis of the existing uses in the Old Town commercial center, the proposed use would not require any additional parking and would be accommodated through the spaces located onsite and in the PAD. G. Traffic and Sidewalk Improvements In 2018, the Town’s Traffic Impact Fee Policy was modified to address changes in use within existing shopping centers. Changes in use are considered a continuation of the previously applied shopping center rate. No additional fees will be charged as the use from an ITE perspective will remain the same. Since no additional square footage is proposed for the project, no traffic study or traffic mitigation fee is required for the CUP. The proposed project reconfigures a portion of the sidewalk to align with the proposed building façade entrances, the draft Conditions of Approval require the applicant to replace the sidewalk, curb, gutter and curb ramp on the east and north side of the project site and provide dedication of a new sidewalk easement (Exhibit 5). H. Trees The Town’s Consulting Arborist provided a peer review report of the applicant’s arborist report (Exhibits 16 and 17). There are 12 protected trees on this site. Two of the protected trees are recommended for removal as they conflict with the sidewalk reconfiguration. The sidewalk along University Avenue will be removed and replaced and the location of the two tree wells and Tree #11 (three-inch diameter, Crape myrtle) and #12 (seven-inch diameter, Coast live oak) will be removed. A 24-inch box Coast live oak will be planted in a new tree well for symmetry. Tree protection recommendations and replacement requirements are contained in the Conditions of Approval (Exhibit 5). I. General Plan The 2020 General Plan Land Use designation for the site is Central Business District. The proposed formula retail/restaurant use is consistent and meets the Central Business District requirements for the property with the approval of a CUP. A formula retail/restaurant space would support the mixture of community-oriented commercial goods, services, and lodging unique to the Central Business District and would maintain the small-town character of the downtown area. In addition to maintaining neighborhood quality, the 2020 General Plan Land Use Element focuses on maintaining a “full-service” Town that provides a range of goods and services that support economic vitality, while limiting adverse impacts on the quality of life of all the residents. Page 26 PAGE 11 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 The applicable goals and policies of the 2040 General Plan (2020 Land Use Element and 2020 Community Design Element) include, but are not limited to:  Policy LU-1.4: Infill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area;  Policy LU-1.8: Commercial development of any type (office, retail, research and development, etc.) shall be designed in keeping with the small-town character of Los Gatos;  Goal LU-9: To provide residents with adequate commercial and industrial services;  Policy LU-9.2: Maintain a variety of commercial uses, including a strong Downtown commercial area combined with Los Gatos Boulevard and strong neighborhood commercial centers to meet the shopping needs of residents and to preserve the smalltown atmosphere;  Goal CD-1: Preserve and enhance Los Gatos’s character through exceptional community design;  Goal CD-9: To preserve the character of Downtown Los Gatos and the quality of life for its citizens through high quality building design;  Policy CD-9.1: Exterior building materials in the Central Business District should be consistent with those used in existing, tastefully executed surrounding buildings;  Goal CD-10: To maintain the historic character of the Downtown; and  Policy CD-10.1: Encourage the preservation, restoration, rehabilitation, reuse, and maintenance of existing buildings Downtown. PUBLIC COMMENTS: Story poles and signage were installed on the site and written notice was sent to property owners and tenants within 300 feet of the subject property. The applicant provided a summary of their neighborhood outreach efforts in Exhibit 20. Staff has included all public comments received by 11:00 a.m., Friday, August 22, 2025, as Exhibit 21. ENVIRONMENTAL REVIEW: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area. Page 27 PAGE 12 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 CONCLUSION: A. Summary The applicant is requesting approval of a modification to the existing PD Ordinance (2025) to allow modifications to Building E, and an Architecture and Site application for exterior modifications to the existing one-story commercial building located in the Old Town commercial center within the University-Edelen Historic District. In addition, the applicant is requesting approval of a Conditional Use Permit application to allow for formula retail use over 10,000 square feet (home furnishings store) with a restaurant use with alcohol service in the C-2:LHP zone. On March 26, 2025, the Historic Preservation Committee reviewed the proposed exterior modifications and forwarded a recommendation of denial to the Planning Commission as they were not able to make the findings for approving applications in historic districts. B. Recommendation Based on the analysis above, staff recommends that the Planning Commission forward a recommendation of denial of the proposed project application to the Town. C. Alternatives Alternatively, the Commission can: 1. Forward a recommendation of approval of the applications to the Town Council with the following findings: a. Find the proposed project is Categorically Exempt pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15301 (Exhibit 2); b. Make the findings required by Section 29.80.095 of the Town Code for granting approval of the Planned Development Ordinance (Exhibit 2); c. Make the required findings that the Planned Development Overlay Zone is consistent with the General Plan (Exhibit 2); d. Make the findings required by Section 29.20.190(a) for granting a Conditional Use Permit (Exhibit 2); e. Make the findings required by Section 29.20.190(b) for granting a Conditional Use Permit for a formal retail business greater than ten thousand (10,000) square feet (Exhibit 2); f. Make the required findings that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) (Exhibit 2); g. Make the findings required by Section 29.80.290(2) for approving applications in historic districts; Page 28 PAGE 13 OF 13 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025 h. Make the required finding that the project complies with the Commercial Design Guidelines (Exhibit 2); i. Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); j. Adopt the amended Planned Development (Exhibit 4); and k. Approve Architecture and Site application S-25-004 and Conditional Use Permit U-25-001 with conditions contained in Exhibit 5 and Exhibit 6 and the development plans in Exhibit 20. 2. Forward a recommendation to the Town Council for approval of the Planned Development Amendment application, Architecture and Site Application, and Conditional Use Permit with modified performance standards, additional and/or modified conditions; or 3. Continue the matter to a date certain with specific direction. EXHIBITS: 1. Location Map 2. Required Findings and Considerations 3. Planned Development Ordinance 2025 4. Draft Planned Development Ordinance 5. Recommended Conditions of Approval A&S 6. Recommended Conditional of Approval CUP 7. HPC Action Letter, February 26, 2025 8. HPC Staff Report, February 26, 2025 9. HPC Desk Item, February 26, 2025 10. HPC Desk Minutes, February 26, 2025 11. HPC Action Letter, March 26, 2025 12. HPC Staff Report, March 26, 2025 13. HPC Desk Item, March 26, 2025 14. HPC Minutes, March 26, 2025 15. Project Description and Letter of Justification 16. Applicant Arborist Report 17. Consulting Arborist Peer Review 18. Applicant Response to Consulting Arborist Peer Review 19. Neighborhood Outreach Summary 20. Development Plans 21. Public comments received by 11:00 a.m., Friday, August 22, 2025 Page 29 This Page Intentionally Left Blank Page 30 UNIVERSITY AVW M A I N S TVICTORY LNBEAN A V N SANTA CRUZ AVELM S T N CR E E K T R A I LEDELEN AVSB HIGHWAY 17GRAY S L N STATION WYMILES A V MULL E N A V LUNDY LNS SANTA CRUZ AV31 University Avenue 0 0.250.125 Miles ° Project Site EXHIBIT 1 Page 31 This Page Intentionally Left Blank Page 32 PLANNING COMMISSION – August 27, 2025 REQUIRED FINDINGS FOR: 31 University Avenue Planned Development Modification Application PD-25-001 Architecture Site Application S-25-004 Conditional Use Permit Application U-25-001 Consider a Request for Approval for Modification of Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529- 02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC Applicant: Rick Nelson, MBH Architects Project Planner: Erin Walters FINDINGS Required finding for CEQA: ■ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area. Required Findings for Amending a Planned Development: ■ As required by Section 29.80.095 of the Town Code for granting a Planned Development Overlay Zone, the proposed amendment: 1. The proposed PD amendment is consistent with Chapter 29, Article VIII, Division 2 of the Town Code in that it meets the purpose and intent of a Planned Development Overlay Zone; 2. The proposed PD amendment is in conformance with the goals, policies, and applicable land use designations and standards of the Town’s General Plan, including but not limited to Policy LU-1.4; 3. The proposed PD amendment is in conformance with all other applicable provisions of the Town Code, including Town Council adopted guidelines, except as otherwise modified through the Planned Development process; and 4. The proposed amendment includes development standards or uses that deviate from the underlying zoning in a way that results in innovative site planning and provides public benefit to the citizens of the Town by providing additional dining opportunities, availability of goods and services, and tax revenue. Required consistency with the Town’s General Plan: EXHIBIT 2 Page 33 ■ That the amendment to the Planned Development Overlay is consistent with the General Plan and its Elements, including but not limited to Policy LU-1.4; and that the amendment to the Planned Development Overlay zoning is consistent with the existing General Plan designation. Required Findings for a Conditional Use Permit: ■ As required by Section 29.20.190(a) of the Town Code for granting a Conditional Use Permit: 1. The proposed uses of the property are essential or desirable to the public convenience or welfare in that it provides a bespoke dining and shopping experience which will be desirable to both residents and visitors as a destination within Los Gatos; 2. The proposed uses will not impair the integrity and character of the zone since it is a commercial use located in a commercial zone. Further, the Proposed Project is consistent with the Commercial Design Guidelines for C-2A zones and as a non- contributing structure within a historic preservation district. The proposed project maintains the existing building’s massing and density, reimagines the existing façade variation, and maintains the pedestrian pass-through along the southern wall; 3. The proposed uses would not be detrimental to public health, safety or general welfare the proposed uses, formula retail use and restaurant use with the selling of alcoholic beverages for consumption on-premises, represent no change from the current uses of the most recent tenants at the existing building (Gap and Steamer’s), and would not be detrimental to public health, safety, and general welfare; and 4. The proposed uses of the property are in harmony with the various elements or objectives of the general plan and the purposes of this chapter as they contribute to the variety of commercial uses in the Central Business District and meet the goals and policies of the 2040 General Plan (2020 Land Use and Community Development Elements). Required Findings for a Conditional Use Permit for a Formal Retail Business Greater than Ten Thousand (10,000) Square Feet: ■ As required by Section 29.20.190 (b) of the Town Code the deciding body on the basis of evidence submitted at the hearing, may deny a Conditional Use Permit formal retail business greater than ten thousand (10,000) square feet of any of the following findings are made: None of the findings can be made to deny the application. Instead, the Planning Commission makes the following affirmative findings: 1. The proposed use of the property is in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; 2. The proposed use will not detract from the existing balance and diversity of business in the commercial district in which the use is proposed to be located; 3. The proposed use would not create an over-concentration of similar types of businesses, or 4. The proposed use will not detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. Required compliance with the Zoning Regulations: Page 34 ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations). Required Findings for Approving Applications in Historic Districts: ■ As required by Section 29.80.290(2) of the Town Code in evaluating applications in historic districts, the deciding body shall consider the architectural style, design, arrangement, textures, materials and color, and any other pertinent factors. Applications shall not be granted unless the following findings can be made: In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics of other features of the property, which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. Commercial Design Guidelines: ■ The proposed building modifications are consistent with applicable provisions of the Commercial Design Guidelines. CONSIDERATIONS Considerations in review of Architecture and Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. Page 35 This Page Intentionally Left Blank Page 36 EXHIBIT 3Page 37 Page 38 Page 39 Page 40 Page 41 Page 42 Page 43 Page 44 Page 45 Page 46 Page 47 Page 48 Page 49 Page 50 Page 51 Page 52 Page 53 Page 54 Page 55 Page 56 Page 57 Page 58 Page 1 of 4 ORDINANCE NO. AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS AMENDING PLANNED DEVELOPMENT ORDINANCE 2025 TO ALLOW MODIFICATIONS TO BUILDING E AT 50 UNIVERSITY AVENUE (OLD TOWN CENTER) THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS: WHEREAS, on December 16, 1996, the Town Council adopted Planned Development (PD) Ordinance 2025, amending the zoning ordinance effecting a zone change from C-2:LHP (Commercial Business District, Landmark and Historic Preservation Overlay Zone: Planned Development) to C-2:LHP:PD at 50 University Avenue, Old Town commercial center; and WHEREAS, The PD Ordinance 2025 authorized the redevelopment of Old Town commercial center, including the construction of several new buildings, among them Building E; and WHEREAS, the construction of Building E, located in the Old Town commercial center, was completed in 1999; and WHEREAS, in January 2025, the applicant, RH (Restoration Hardware), applied for a modification to the existing PD Ordinance to allow modifications to Building E; and WHEREAS, the Planning Commission held a duly noticed public hearing on August 27, 2025, at which time the Commission considered the public testimony, the Staff Report prepared for that meeting, and all other documentation related to the PD Amendment, made findings and forwarded a recommendation of ________ to the Town Council; and WHEREAS, the amendments are consistent with the General Plan and its Elements; and WHEREAS, the amendments are consistent with Chapter 29, “Zoning Regulations” of the Town Code. NOW, THEREFORE, BE IT ORDAINED by the Town Council of the Town of Los Gatos as follows: SECTION I. Planned Development Overlay Zone. The Town Code of the Town of Los Gatos is hereby amended to change zoning on property located at 50 University Avenue (APN 529-02-044) as shown on the map attached hereto as Draft Ordinance to be modified by Town Council deliberations and direction. EXHIBIT 4 Page 59 Page 2 of 4 Exhibit A, as and is part of this Ordinance, from C-2:LHP:PD to C-2:LHP:PD. Ordinance 2025, passed and adopted by the Town Council of Los Gatos on December 16, 1996, remains in effect with the following amendments to Performance Standard 15 of Section V of Ordinance 2025: 15. BUILDING E. During the architecture and site approval process building E shall be modified as follows: a. Open up the center pathway. Building could be moved closer to the South property line to increase width of pathway. b. Design structure so that it appears to be a collective of individual structures that abut each other. c. The roof design shall be reflective of the individual structures (break-up rooflines). d. Corner tower shall be redesigned into a clipped corner design. e. Provide more variety in the buildings. SECTION II. Severability. In the event that a court of competent jurisdiction holds any Section, subsection, paragraph, sentence, clause, or phrase in this Ordinance unconstitutional, preempted, or otherwise invalid, the invalid portion shall be severed from this Ordinance and shall not affect the validity of the remaining portions of this Ordinance. The Town hereby declares that it would have adopted each Section, subsection, paragraph, sentence, clause, or phrase in this Ordinance irrespective of the fact that any one or more Sections, subsections, paragraphs, sentences, clauses or phrases in this Ordinance might be declared unconstitutional, preempted, or otherwise invalid. SECTION III. Publication. In accordance with Section 63937 of the Government Code of the State of California, this Ordinance takes effect 30 days from the date of its passage. The Town Council hereby directs the City Clerk to cause this Ordinance or a summary thereof to be published or posted in accordance with Section 36933 of the Government Code of the State of California. Page 60 Page 3 of 4 SECTION IV. Effective Date. This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on the ____ day of ___________ 2025, and adopted by the Town Council of the Town of Los Gatos at its regular meeting on the ____ day of _____ 2025, by the following vote: COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: _______________________________ MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: ___________________________________ TOWN CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA Page 61 Page 4 of 4 This Page Intentionally Left Blank Page 62 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp PLANNING COMMISSION – August 27, 2025 - Draft CONDITIONS OF APPROVAL 31 University Avenue Architecture Site Application S-25-004 Consider a Request for Approval for Modification of Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC Applicant: Rick Nelson, MBH Architects TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC, or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested per Section 29.20.335 of the Town Code. Reasonable extensions of time not exceeding one year may be granted upon application, and can be granted if approved by the deciding body prior to the expiration date. Therefore, it is recommended that applications for a time extension be filed with the Community Development Department at least 60 days prior to the expiration date of the approval. 3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 6. ARBORIST REQUIREMENTS: 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. 7. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the EXHIBIT 5 Page 63 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp construction plans. 8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 10. 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, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. 11. DEMOLITION AFFIDAVIT: Prior to issuance of a building permit, a demolition affidavit must be submitted and signed by the property owner, project architect, project engineer and contractor. 12. PROJECT IDENTIFICATION SIGNAGE: Story poles and/or project identification signage on the project site shall be removed within 30 days of approval of the Architecture and Site application. 13. 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. 14. COMPLIANCE MEMORANDUM: A memorandum, in compliance with standard Town practice, shall be prepared and submitted with the building permit detailing how the conditions of approval will be addressed. Building Division 15. PERMITS REQUIRED: A Building Permit is required for the renovation of two existing Page 64 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp commercial tenant spaces. 16. 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. 17. CONDITIONS OF APPROVAL: The Conditions of Approval must be included on plan sheets within 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. 18. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division before submitting the building permit application. 19. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 20. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be directly printed onto a plan sheet. 21. SITE ACCESSIBILITY: At least one accessible route within the site boundary shall be provided from public transportation stops, accessible parking, 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. 22. ACCESSIBLE PARKING: The parking lots and parking structure, 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 and adjacent parking, accessible parking spaces shall be dispersed and located as close as possible to the accessible entrances. 23. BACKWATER VALVE: As required by Town Ordinance 6.40.020, provide details for any required sanitary sewer backwater valve on the plans, including its location. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) require backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 24. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 25. 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. 26. CONSTRUCTION BEST MANAGEMENT PRACTICES (BMPs): The Town standard West Valley Clean Water Authority Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal. The specification sheet is available online at www.losgatosca.gov/building. 27. APPROVALS REQUIRED: The project requires the following departments and agencies' approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 Page 65 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Santa Clara County Environmental Health Department: (408) 918-3479 f. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 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. 28. PAYMENT OF PARKS AND PUBLIC WORKS (“PPW”) ENGINEERING PLAN CHECK FEE AND INSPECTION FEE – At the time of the first construction submittal, the Applicant shall submit for approval an off-site construction plan and a detailed construction project cost estimate prepared and stamped by the Applicant’s civil engineer for improvements outside of the building. The cost estimate shall break out off-site improvements separately. This cost estimate will be used to determine the Encroachment Permit Fee per the Town’s adopted fee schedule in effect at the time application is made. A final construction cost estimate shall be provided once the project plans are approved. This cost estimate will be used to determine if any additional encroachment permit fee is due. This adjustment fee, if any must be paid prior to the issuance of any construction related permit. The applicant shall not be eligible for any refund, even if the engineer’s estimate is reduced in subsequent submittals. The Town Engineer, at his or her sole discretion, may require different unit prices be used in the engineering cost estimate. 29. 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 through an Encroachment Permit application with the Town. All public improvements shall be made according to the Town’s latest adopted Standard Plans, Standard Specifications, Engineering Design Standards, and the Entitled Plan Set. The Applicant is required to confirm the location of existing utility lines along the project frontage by potholing, as necessary. Prior to any potholing, Applicant shall submit a separate encroachment permit application with a pothole plan for Town review and approval. The Applicant shall provide the pothole results to the Town 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. a. Once the Public Improvement Plans have been approved and all fee have been paid, the Town will issue 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 Page 66 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp 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. The Applicant shall include with their encroachment permit application 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. b. 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. Any approved and constructed changes shall be incorporated into the final “as-built” plans. c. Right-of-way improvements shall include, at a minimum, the following items: i. STREET TREES - The Applicant shall plant at least one (1) street tree along the project frontage as shown on the entitled plan set. The street tree plans shall be per Town Standard Drawings and must include Town Standard tree grates as shown on Sheet T-1C of the approved plans. ii. TREE GRATES – The Applicant shall install at least one (1) Town Standard Tree Grates as shown on Sheet T-1C of the approved plans. Tree grates shall be 4’x6’, black power coated model OT-T24 by Urban Accessories, or approved equal. 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 to the first occupancy. STREET MARKINGS - The Applicant shall install necessary street markings of a material and design approved by the Town Engineer and replace any that are damaged during construction. These include but are not limited to all pavement markings, parking stall markings, painted curbs, and handicap markings. All permanent pavement markings shall be thermoplastic and comply with Caltrans Standards. Color and location of painted curbs shall be shown on the plans and are subject to approval by the Town Engineer. Any existing painted curb or pavement markings no longer required shall be removed by grinding if thermoplastic, or sand blasting if in paint. iii. SIDEWALK - The Applicant shall replace to existing Town standards all sidewalk on the east and north side of the project site. The actual amount of sidewalk to be replaced shall be determined by the Public Works Construction Inspector in the field prior to construction. Sidewalk replacement shall be constructed per the Town Standard Drawings. Sidewalk work in the Villa Hermosa area shall comply with the Villa Hermosa Style per Standard Plan Nos. ST-224 and ST-225 and as modified in the approved entitlement plans. iv. CURB RAMP(S) - The Applicant shall re-construct one (1) curb ramp in accordance with the latest Caltrans State Standard Drawing at the corner of University Avenue and Elm Street. The actual ramp "Case" shall be identified on the plans and shall be to the approval of the Town Engineer. v. CURB AND GUTTER - The Applicant shall replace to existing Town standards all new curb and gutter shown replaced on Sheet C4.0 of the entitled plan set as Page 67 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp determined by the Public Works Construction Inspector in the field prior to construction. New curb and gutter shall be constructed per the Town Standard Drawing ST-210 (Vertical). vi. BICYCLE PARKING – The Applicant shall provide at least two (2) short-term inverted “U” type bicycle racks on-site to the approval of the Town Engineer. vii. STORM WATER CATCH BASIN(S) - The Applicant shall repair the curb at the storm water catch basin located on University Avenue near the intersection of University Avenue and Elm Street in accordance with the Town Standard Drawing. viii. STREET LIGHT(S) 1. The Applicant shall relocate two (2) post top street light(s) per sheet A004 of the entitled plan set per Town Standard Drawing EL-6 to El-7. 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 street lights. An Isometric lighting level needs to be provided by the designer/contractor. A separate light study may be required by the Town Engineer. The light fixtures shall be Holophane Granville GVP2 series, with 100 Watt power, Black finish, Modern Style housing, 4K color temperature, standard finial, black terminal color, or approved equal. The light shall have IES Classification Type III or V. The pole shall be Holophane North Yorkshire NYS series, with cast iron and steel construction, 13’8” height, Fluted tapered shaft style (FTB), 20” round base, P08 tenon, LAB mounting bolts, black finish (BK) and with receptacle (RXXXY). The base shall fit the Town Standard 12” bolt circle pattern per detail EL-7 and shall be constructed on a street light base per Town Standards. The final location and style of street lights and poles are to be reviewed and approved by the Town Engineer during review of the submitted construction lighting plan. As these lights are a long lead-time item, it is recommended that the Applicant contact the manufacturer early in the construction phase of the project. 2. A letter shall be provided by PG&E stating that public street light 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. 30. TREE REMOVAL PERMIT – The Applicant shall apply and obtain a Tree Removal Permit from the Parks and Public Works Department for the removal or relocation of existing trees on-site or in the public right-of-way prior to the issuance of a building permit or demolition building permit, whichever is issued first. Tree removals shall be consistent with the arborist report and approved entitlement plans. 31. CONSTRUCTION PHASE PLAN SUBMITTAL REQUIREMENTS – The Public Improvement Plans (referred to as “Improvement Plans”) shall be submitted to the Parks and Public Works Department. 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. Page 68 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp a. 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: b. 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 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. c. The Approved Conditions of Approval printed within the plan set starting on the second sheet of the plan set. d. An Existing Site Plan showing existing topography, bearing and distance information for all rights-of-way, easements, and boundaries, any existing easements proposed to be quit-claimed, existing hardscape, existing above ground utility features, and existing structures. The Improvement Plans shall identify the vertical elevation datum, date of survey, and surveyor responsible for the data presented. e. 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. f. 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. g. 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. h. A Photometric Lighting Plan analyzing the full-width of the adjacent right-of-way. The plan shall show the average maintained horizontal illumination in foot-candles and the average to minimum uniformity ratio. Lighting shall be in compliance with the Town’s Standard Specification section 2.38. i. A Landscaping Plan for the project site and the full width of the public right-of-ways adjacent to the project. The plans shall clearly identify public and private utilities and points of demarcation between the two. j. 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 32. STANDARD PLAN COMPLIANCE – The project shall comply with the Town’s Standard Plans to the approval of the Town Engineer. Street improvements, all street sections, and the design of all off-site storm drainage facilities shall be in accordance with most Page 69 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp 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. 33. UTILITY RESPONSIBILITIES – The Applicant is responsible for the maintenance of existing 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. 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. 34. 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 José 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. Coordination of the stormwater conveyance system will be addressed during the Improvement Plan review. 35. PREPARATION OF ELECTRICAL PLANS – All street lighting plans shall be prepared by a California registered professional engineer experienced in preparing these types of plans. The Applicant shall submit necessary stamped and signed Traffic Signal Plan with the Improvement Plans. 36. EXTERIOR SITE LIGHTING STANDARDS – The Applicant shall submit a photometric plan for off-site lighting showing lighting levels in compliance with the Town Standard Specifications section 2.38 as part of the Improvement Plans. The plan shall show the minimum maintained horizontal illumination in foot-candles and the uniformity ratio for all areas. This lighting standard is applicable to all parking lots, driveways, circulation areas, aisles, passageways, recesses, and accessible grounds contiguous to all buildings. 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. 37. 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. 38. 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 Page 70 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp 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 39. GRADING & DRAINAGE WINTER MORATORIUM – All grading activity shall comply with the Municipal Regional Stormwater Permit and Chapter 12 of the Town Code. There shall be no earthwork disturbance or grading activities between October 15th and April 15th of each year unless approved by the Town Engineer. In order to be considered for approval, the Applicant must submit a Winterization Erosion Control Plan certified by a California certified QSD to the Town Engineer for review and approval. If grading is allowed during the rainy season, a maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on the exposed area. The submission of a certified plan does not guarantee approval. Any approved and executed plan must be kept on-site while the project is in construction. 40. EROSION CONTROL – The Applicant shall include in the Improvement Plans interim (if needed) and final erosion control plans to the Town Engineer for review and approval. The interim erosion control plan(s) shall include measures carried out during construction before final landscaping is installed. Multiple phases of interim erosion control plans may be necessary depending on the complexity of the project. Interim erosion control best management practices may include silt fences, fiber rolls, erosion control blankets, Town approved seeding mixtures, filter berms, check dams, retention basins, etc. The Applicant shall install, maintain, and modify the erosion control measures as needed to continuously protect downstream water quality. In the event an emergency modification is deemed necessary, the Applicant must 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 erosion control plans shall be in compliance with applicable measures contained in the most current Santa Clara County National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). 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. 41. SITE TRIANGLE AND TRAFFIC VIEW AREA – Fencing, landscaping, and permanent structures shall not visually obstruct line of sight between three-feet and 7.5-feet in height if located within the driveway view area, traffic view area, or corner sight triangle. The driveway and intersection site triangles are represented on Town Standard Drawing ST-231. The traffic view area and corner sight triangle are shown on Town Standard Drawing ST-232. This includes all above ground obstructions including utility structures, for example electric transformers. The various clearance lines shall be shown on the site plan to demonstrate compliance. Page 71 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp 42. PRECONSTRUCTION MEETING – After the issuance of any 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. 43. 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. 44. OFF-HOURS MATERIAL DELIVERY – The Applicant shall coordinate with the future site operators so that all site delivery of materials and goods are delivered off-hours and on- site. This will allow the on-site customer parking for the development site to be utilized during business hours, and not be impacted by the staging of delivery vehicles. The Applicant shall provide a written plan, to ensure that this condition is satisfied, prior to occupancy of the first site building. The plan shall be to the approval of 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 45. DEDICATIONS – The Applicant or owner shall dedicate a new sidewalk easement and quitclaim the existing sidewalk easement around the site so that the new easement follows the proposed building contours. These actions shall be recorded with the County, and an electronic copy (PDF) of the recorded quitclaimed existing easement and newly recorded sidewalk easement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to issuance of a building permit. 46. TEMPORARY CONSTRUCTION EASEMENT – Prior to the issuance of a 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. 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. 47. RECORD DRAWINGS – The Applicant shall submit a scanned PDF set of stamped record drawings and construction specifications for all off-site improvements to the Department of Parks and Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The Applicant shall also provide the Town with an electronic copy of the record drawings in the AutoCAD Version being used by the Town at the time of completion of the work. The Applicant shall also submit an Page 72 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp AutoCAD drawing file of all consultants composite basemap linework showing all public improvements and utility layouts. This condition shall be met prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first. 48. RESTORATION OF PUBLIC IMPROVEMENTS – The Applicant shall repair or replace all existing improvements not designated for removal that are damaged or removed during construction. Improvements such as, but not limited to curbs, gutters, sidewalks, driveways, signs, streetlights, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired or replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Existing improvement to be repaired or replaced shall be at the direction of the PPW Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the PPW Inspector shall be completed before the issuance of a certificate of occupancy. The Applicant shall request a walk- through with the PPW Inspector before the start of construction to verify existing conditions. 49. LANDSCAPE MAINTENANCE AGREEMENT – The Applicant shall enter into a Landscape Maintenance Agreement with the Town of Los Gatos in which the property owner agrees to maintain the vegetated areas along the project’s University Avenue and Elm Street 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. 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 50. PROJECT CONSTRUCTION SETUP – All storage and office trailers will be kept off the public right-of-way. 51. 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. 52. 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. 53. 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. 54. PROJECT CONSTRUCTION SUPERVISION – The Contractor shall always provide a qualified supervisor on the job site during construction. 55. PUBLIC WORKS CONSTRUCTION INSPECTION – All work shown on the Improvement Plans shall be inspected to the approval of the Town Engineer. Uninspected work shall Page 73 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp be removed as deemed appropriate by the Town Engineer. 56. PROJECT CONSTRUCTION HOURS – Construction activities related to the issuance of any PPW permit shall comply with Town Code Section 16.20.035 which restricts construction 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 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. 57. 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. 58. PROJECT CONSTRUCTION EXCAVATION – The following provisions to control traffic Page 74 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp congestion, noise, and dust shall be followed during site excavation and construction: a. All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards. b. 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. c. 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. d. 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. e. 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. f. The Traffic Control Plan shall be approved prior to the commencement of any work within the public right-of-way. g. 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. h. 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. 59. 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 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 shall be determined by the Town’s Land Development Inspector. 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. 60. 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 Page 75 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp 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. 61. DOWNTOWN 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 in the Downtown area 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. 62. CONSTRUCTION WORKER PARKING – The Applicant shall provide a Construction Parking Plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off-site material deliveries. Said plan shall be approved by the Town Engineer prior to issuance of Town permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the Town permits. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer (§15.40.070). 63. 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. Page 76 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES THAT THE USE PERMITTED BY THIS ENTITLEMENT OCCUPIES THE PREMISES 64. 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 implement a plan for street sweeping of paved private roads and cleaning of all storm drain inlets. TO THE SATISFACTION OF THE DIRECTOR OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 65. 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 departement 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. 66. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet 0011) 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 903.2.12 whichever is more restrictive and Sections 903.2.14 through 903.2.21. For the purposes of this section, firewalls, and fire barriers used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. Sprinklers shall be installed for the entire structure. 67. FIRE ALARM: Fire alarm requirement will be a deferral submittal item. Page 77 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp 68. REQUIRED FIRE FLOW: (Letter received) The fire flow for this project is 2968 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 2226 GPM at 20 psi residual pressure. Note: The minimum required number of spacing of the hydrants shall be in accordance with CFC Table C102.1. 69. FIRE DEPARTMENT CONNECTION: (As noted on Sheet 001) 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) feed of the main PIV (unless otherwise approved by the Chief due to practical difficulties). FDC’s shall be equipped with a minimum of two (2), two -and-one-half (2-1/2”) inch national standard threaded inlet couplings. Orientation of the FDC shall be such that hose lines may be readily and conveniently attached to the inlets without interference. FDC’s shall be painted safety yellow [SCCFD, SP-2 Standard]. 70. KNOX KEY BOXES/LOCKS WHERE REQUIRED FOR ACCESS: (As noted on Sheet A004) Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for lifesaving or firefighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The Knox Key Box shall be of an approved type and shall contain keys to gain necessary access as required by the fire code official. LOCKS. An approved Knox Lock shall be installed on gates or similar barriers when required by the fire code official. Key box maintenance. The operator of the building shall immediately notify the fire code official and provide the new key when a lock is changed or re-keyed. The key to such lock shall be secured in the key box. [CFC Sec. 506]. 71. Note that a plan review is required prior to any proposed tenant improvement. 72. 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]. Page 78 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmp752.tmp PLANNING COMMISSION – August 27, 2025 - Draft CONDITIONS OF APPROVAL 31 University Avenue Conditional Use Permit U-25-001 Consider a Request for Approval for Modification of Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC Applicant: Rick Nelson, MBH Architects TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any intensification beyond this authorized use requires a Conditional Use Permit amendment. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested per Section 29.20.335 of the Town Code. Reasonable extensions of time not exceeding one year may be granted upon application, and can be granted if approved by the deciding body prior to the expiration date. Therefore, it is recommended that applications for a time extension be filed with the Community Development Department at least 60 days prior to the expiration date of the approval. 3. LAPSE FOR DISCONTINUANCE. If the activity for which the Conditional Use Permit has been granted is discontinued for a period of one (1) year, the approval lapses pursuant to Section 29.20.340 of the Zoning Ordinance. 4. USE: A formula retail business greater than 10,000 square feet with a restaurant with alcohol service and outdoor seating is permitted. 5. HOURS: The hours of operation shall be limited to 10:00 a.m. to 10:00 p.m., Monday through Saturday, and 10:00 a.m. to 9:00 p.m., Sunday. 6. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department including a Certificate of Use and Occupancy approval from Planning must be obtained prior to the commencement of any new or change of use. 7. LIVE ENTERTAINMENT: Live entertainment until 10:00 p.m. is permitted in conformance with the Town Policy regulating Late Night Entertainment. 8. GENERAL: Uniformed privately provided security guards may be required in or around the premises by the Chief of Police if alcohol related problems occur that are not resolved by the licensed owner. 9. CONFORMANCE WITH CODE. No part of this approval shall be construed to permit a violation of any part of the Code of the Town of Los Gatos. EXHIBIT 6 Page 79 C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmp752.tmp 10. COMPLIANCE WITH LOCAL, STATE, and FEDERAL LAWS. The subject use shall be conducted in full compliance with all local, state, and federal laws. 11. 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. 12. COMPLIANCE MEMORANDUM: A memorandum, in compliance with standard Town practice, shall be prepared and submitted with the building permit detailing how the conditions of approval will be addressed. Additional Agency Review 13. ADDITIONAL REQUIREMENTS. Additional agencies may require conformance review or permits for additional requirements, including but not limited to, Santa Clara County Environmental Health Department, West Valley Sanitation, and West Valley Collection and Recycling. Page 80 TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION (408) 354-6872 Fax (408) 354-7593 February 26, 2025 Rick Nelson, MBH Architects Via email RE: 31 University Avenue Planned Development Modification PD-25-001 Architecture and Site Application S-25-004 Conditional Use Permit U-25-001 Requesting Approval for Modification of Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson, MBH Architects. Project Planner: Erin Walters. On February 26, 2025, the Los Gatos Historic Preservation Committee considered the request, discussed the item, and continued the application to a meeting date certain of March 26, 2025, with the following feedback: •Although the proposed design is a Mediterranean style, it is not as compatible with the existing Old Town buildings; it is not consistent with the Planned Development; or the character of the University/Edelen Historic District; •The design should convey a collective of individual structures rather than one consistent and symmetrical massing; •Consider the addition of tile roofing material; and •Consider the impact of the skylight from all elevations. If you have any questions, I can be contacted by phone at (408) 354-6867or by email at ewalters@losgatosca.gov. Sincerely, Erin M. Walters, Senior Planner cc: Lindsey Laird, RH, via email N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2025\University 31- 02-26-25- HPC Action Letter.docx CIVIC CENTER 110 E. MAIN STREET LOS GATOS, CA 95030 EXHIBIT 7Page 81 This Page Intentionally Left Blank Page 82 PREPARED BY: Erin M. Walters Senior Planner 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 02/26/2025 ITEM NO: 5 DATE: February 21, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT Requesting Approval for Modification of Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. Located at 31 University Avenue. APN 529-02- 044.Planned Development Modification PD-25-001, Architecture and Site Application S-25-004 and Conditional Use Permit U-25-001. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson, MBH Architects. Project Planner: Erin Walters. RECOMMENDATION: Requesting approval for exterior modifications to an existing commercial building, Building E in the Old Town Los Gatos Shopping Center in the University/Edelen Historic District on property zoned C-2:LHP:PD, located at 31 University Avenue. PROPERTY DETAILS: 1.Date primary structure was built: 1999 2.Town of Los Gatos Historic Status Code: R 3.Does property have an LHP Overlay? Yes 4.Is structure in a historic district? Yes, University Edelen District 5.If yes, is it a contributor? No 6.Findings required? No 7.Considerations required? Yes BACKGROUND: The subject building is located in the Old Town commercial center on the southwest corner of University Avenue and Elm Street. Planned Development Ordinance 2025 was approved in 1996 EXHIBIT 8Page 83 PAGE 2 OF 3 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: February 21, 2025 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2025\02-26-25\Item 5 - 31 University Avenue\Staff Report.31 University Ave.docx and provided for redevelopment of Old Town, including construction of several new buildings (Attachment 1). Amongst the new construction completed in 1999 was the subject building, referred to as Building E in the PD Ordinance. The Old Town commercial center remains in the University-Edelen Historic District and the newer buildings support the district, although are not included as Contributors to the district. Included in PD Ordinance 2025 is a condition that required Building E to be designed so that it appears to be a collective of individual structures that abut each other with a roof design reflective of individual structures (Attachment 1, Condition 15). Once completed, Building E became the longtime home of a restaurant and several retail uses. In January 2025, the applicant applied for modification of PD Ordinance 2025, an Architecture and Site application for exterior modifications to Building E, and a Conditional Use Permit for formula retail use exceeding 10,000 square feet and for a restaurant. The proposed exterior modifications are the subject of this report and the aspect of the project on which the Committee should focus. DISCUSSION: The applicant is proposing to modify the exterior of Building E to establish more cohesive architecture for the future single tenant of the building. The applicant provided a Letter of Justification discussing the proposed project in the context of the historic district (Attachment 2) and Development Plans providing details of the proposed exterior work (Attachment 3). Exterior modifications would be made to all four elevations and include: • Roof alterations creating consistent and symmetrical massing; • Changes to window and door shapes, integrating arched and rectangular fenestration; • New fabric awnings and metal and glass canopy awnings; • A new skylight; and • New stucco siding. A color and materials sheet showing the proposed finishes of the new exterior materials is included on A406 in the Development Plans included as Attachment 3. CONCLUSION: The applicant is seeking a recommendation from the Committee for exterior modifications to Building E. Should the Committee find merit in the request, the Committee should forward a recommendation of approval for the request to the Planning Commission. The application package would continue through the discretionary review process and would not return to the Committee. Page 84 PAGE 3 OF 3 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: February 21, 2025 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2025\02-26-25\Item 5 - 31 University Avenue\Staff Report.31 University Ave.docx CONSIDERATIONS: A. Considerations Required with Recommendation In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless: _____ In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. ATTACHMENTS: 1. Planned Development Ordinance 2025 2. Applicant’s Request and Letter of Justification 3. Development Plans Page 85 This Page Intentionally Left Blank Page 86 ATTACHMENT 1Page 87 Page 88 Page 89 Page 90 Page 91 Page 92 Page 93 Page 94 Page 95 Page 96 Page 97 Page 98 Page 99 Page 100 Page 101 Page 102 Page 103 Page 104 Page 105 Page 106 Page 107 This Page Intentionally Left Blank Page 108 January 29, 2025 Historic Preservation Committee 110 E. Main Street Los Gatos, CA 95030 Project: RH – Los Gatos Location: 31 University Ave Subject: Supplemental Letter of Justification for Architecture and Site Approval; Planned Development Ordinance Amendment PROJECT DESCRIPTION & REQUEST RH is proposing a remodel to a 15,330 sq. ft. building located at 31 University Avenue, which will feature an innovative retail experience seamlessly integrating luxury home furnishings collections within a curated hospitality program (the “Proposed Project”). The existing building at 31 University Avenue is governed by a Planned Development Ordinance and is also located within the University/Edelen Historic District (“Historic District”) of Los Gatos as a non-contributing structure. Due to these overlays, RH is requesting architecture and site approval from the Historic Preservation Committee, as well as an amendment to Planned Development Ordinance 2025, adopted on December 16, 1996. Specifically, RH is seeking to remove the requirements set forth in the Ordinance that states the building be designed “so that it appears to be a collective of individual structures that abut each other,” to allow a more harmonious façade that better relates to its surroundings. Please refer to the Letter of Justification dated January 8, 2025 for further information on RH, site details and our proposed uses. LANDMARK AND HISTORICAL PRESERVATION OVERLAY - STANDARDS FOR REVIEW AND FINDINGS The Proposed Project is located within a landmark and historic preservation overlay as a non- contributing structure, specifically the University/Edelen Historic District (“Historic District”). As such it is subject to Division 3 – Historic Preservation and LHP or Landmark and Historic Preservation Overlay Zone of the Town’s Code of Ordinances, specifically Section 29.80.290 (2), shown below in bold. Sec. 29.80.290. Standards for review. In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall ATTACHMENT 2 Page 109 not be granted unless: (1) On landmark sites, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the landmark (and, where specified in the designating ordinance for a publicly owned landmark, its major interior architectural features) nor adversely affect the character of historical, architectural or aesthetic interest or value of the landmark and its site. (2) In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. (3) For pre-1941 structures, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application. In designing a remodel of the existing non-contributing building at 31 University Ave, RH prioritized harmony and compatibility in the facade design as well as with its surrounding context. The Proposed Project is sensitive to and supportive of the larger Historic District as it expands the Mediterranean components of the existing building’s style while maintaining the existing building’s footprint, setbacks, massing, and density. This expansion of the Mediterranean style is represented by the Proposed Project’s building material, stucco, as well as in the doors and window rhythm, type and proportions, which are consistent with both the existing building’s Mediterranean style, as well as that of the larger Old Town Shopping Center across University Ave. The plaster material, rectangular and arched windows, and rhythm of roof/window line individually and together relate to the existing structure at 31 University and the larger Old Town Shopping Center. In particular, the stucco and proposed openings evoke the style of 50 University Ave, a significant commercial structure within the University/Edelen Historic District. The Proposed Project limits decorative details and scale however, in sensitivity and support of the Historic District’s contributing structures. As a result of these limited stylistic choices, the Proposed Project successfully creates a harmonious façade design that assimilates into, rather than competes with, its surroundings and the larger Historic District. Consequently, the Proposed Project does not adversely change the exterior of the existing building or adversely impact its relationship with its neighboring structures and the larger Historic District. Thank you for your consideration of this application. Page 110 January 8, 2025 Sean Mullin, Planning Manager Community Development Department 110 E. Main Street Los Gatos, CA 95030 Project: RH – Los Gatos Location: 31 University Ave Subject: Letter of Justification for Architecture and Site Approval; Conditional Use Permit; Planned Development Ordinance Amendment PROJECT DESCRIPTION & REQUEST RH is requesting architecture and site approval, as well as a conditional use permit (“CUP”) for 1) formula retail use exceeding 10,000 sf, and 2) for restaurant use with the selling of alcoholic beverages for consumption on-premises. Additionally, RH is requesting an amendment to Planned Development Ordinance 2025, adopted on December 16, 1996. RH is seeking these approvals to allow for the remodel of a 15,330 sq. ft. building located at 31 University Avenue, which will feature an innovative retail experience seamlessly integrating luxury home furnishings collections within a curated hospitality program (the “Proposed Project”). BACKGROUND A curator of design, taste and style in the luxury lifestyle market, RH offers collections through its retail galleries, sourcebooks and online at RH.com, RHContemporary.com, RHModern.com, RHBabyandChild.com, RHTEEN.com, and Waterworks.com. Committed to creating architecturally inspiring and immersive retail spaces that blur the lines between residential and retail, indoors and outdoors, home and hospitality, RH Design Galleries are bespoke design destinations presenting the largest curated and fully integrated assortment of luxury home furnishings in the world. From restored landmark buildings to grand-scale contemporary structures, these architecturally inspiring spaces reimagine and redefine the shopping experience. Designed with sensory-inspiring spaces that cannot be replicated online, these innovative and architecturally significant retail environments include lush gardens, professional design services, one- of-a-kind culinary experiences, and artistic installations of curated RH Collections by internationally acclaimed designers and artisans across the globe. Page 111 In addition to RH Madrid, the Gallery at Plaza del Marqués de Salamanca, RH Aynho Park, a magnificent 17th-century estate in the English countryside, and RH Brussels, a grand 18th century French baroque mansion prominently situated on the premier Boulevard de Waterloo, RH chairman & CEO Gary Friedman has revitalized several landmark properties across North America, including the former Museum of Natural History in Boston, the historic Three Arts Club in Chicago, the Historic Post Office in Greenwich, Connecticut; the Bethlehem Steel Building in San Francisco, and the brand’s impressive Gallery in New York’s Meatpacking District. The plan for a RH Design Gallery, together with a food and beverage program, allows for the reimagination of an exceptional building that is appropriately scaled and sited on a key intersection of Old Town Los Gatos. SITE DETAILS The existing 15,330 sf building for the Proposed Project is sited at the corner of University Ave and Elm St, and sits on a 4.18 acre parcel that spans both sides of University Ave which houses an outdoor retail center known as the Old Town Shopping Center. The Proposed Project will combine two previously separate tenant spaces within the existing building, which were previously home to a 6,400 sf Steamers of Los Gatos and a 8,641 sf Gap. The zoning for the site is C-2:LHP:PD: Central Business District with a Landmark & Historic Preservation and Planned Development overlay. The Proposed Project’s uses are allowed per zoning with a Conditional Use Permit. The Proposed Project will maintain the existing square footage of the existing building and would comply with the zoning ordinance standards for setbacks and building height. ARCHITECTURE The primary proposed building material is a multi-coat cement plaster system with steel and aluminum decorative building elements. The existing structural system is maintained in place. Architectural aluminum windows line the exterior elevations and provide transparency across the facades facing Elm St, University Ave, and along the pedestrian pass-through on the building’s southern side. The length of the facades across University Ave and Elm St are scaled down through sections that alternatively step back in ground plane from each other. These wall panels also alternatively feature rectangular- or semicircular- topped windows, as well as a parapet line that steps up and down in height in line with the panels. These features ultimately provide a sense of rhythm, symmetry, visual relief, and interest to the length of the existing building. Further, the fenestration sits materially inside the edge of the exterior wall, providing for deep shadows, which along with projected louvered awnings add additional textural detail across the facades. Finally, the full-service restaurant sits centrally inside the Proposed Project and is covered by a pyramidal skylight that brings in light and highlights the cafe as a central gathering space. Barrel- vaulted hallways bookend both sides of the cafe, which add an uncommon architectural expression, facilitates a unique play of light, and creates a sense of place as customers enter the Gallery or exit the cafe. Page 112 USES A majority of the Proposed Project will display furniture and décor in a series of complete living, bath, and bed rooms. There will also be a restaurant on the ground floor beyond the entryway, along with a kitchen and other back of house. An Interior Design Studio room will also be sited toward the back of the store, where interior designers can provide customers further assistance. The vision within the building is to reimagine the retail experience by blurring the lines between residential and retail, hospitality and home, indoors and outdoors – creating an immersive retail environment that is more home than store. All amenities will be made available to the public during the hours of store operation. CONDITIONAL USE PERMIT FINDINGS In the C-2 zone, Town code requires a CUP for a formula retail business exceeding 10,000 sf and for restaurant use with the selling of alcoholic beverages for consumption on-premises (Section 29.20.185). Los Gatos stipulates terms for the approval or denial of conditional use permits under Section 29.20.190. The Proposed Project and its uses will comply with the objectives in the following manner: (1) The proposed uses of the property are essential or desirable to the public convenience or welfare; The proposed uses provide for a bespoke dining and shopping experience which will be desirable to both residents and visitors as a destination within Los Gatos. Further, the Proposed Project will be an addition to an existing RH gallery at 26 N Santa Cruz Ave, which has been an integral part of the Los Gatos community for over 10 years. (2) The proposed uses will not impair the integrity and character of the zone; The proposed use will not impair the integrity and character of the zone as it is a commercial use located in a commercial zone. Further, the Proposed Project is consistent with the Commercial Design Guidelines for C- 2A zones and as a non-contributing structure within a historic preservation district. The Proposed Project maintains the existing building’s massing and density, reimagines the existing facade variation, and maintains the pedestrian pass-through along the southern wall. (3) The proposed uses would not be detrimental to public health, safety or general welfare; The proposed uses, formula retail use and restaurant use with the selling of alcoholic beverages for consumption on-premises, represent no change from the current uses of the most recent tenants at the existing building (Gap and Steamer’s), and would not be detrimental to public health, safety, and general welfare. (4) The proposed uses of the property are in harmony with the various elements or objectives of the general plan and the purposes of this chapter. Page 113 The proposed uses are in harmony with the General Plan and the Town Code because they contribute to the variety of commercial uses in the Central Business District. The goals and policies of the 2040 General Plan (2020 Land Use and Community Development Elements) applicable to this project include, but are not limited to: Policy LU-1.4: Infill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area. Policy LU-9.3: Encourage a mix of retail and office uses in commercial areas, except in the Central Business District designation, where retail should be emphasized and office should be limited to upper floors and other areas as defined by the Town Code. Policy LU-9.6: Encourage development that maintains and expands resident-oriented services and/or creates employment opportunities for local residents consistent with overall land use policies of the Town. Policy CD-1.4: Development on all elevations shall be of high quality design and construction, a positive addition to and compatible with the Town’s ambiance. Development shall enhance the character and unique identity of existing commercial and/or residential neighborhoods. (5)A hazardous waste facility proposal is subject to the California Health and Safety Code, Article 8.7, Section 25199—25199.14 and shall be consistent with the Santa Clara County Hazardous Waste Management Plan. Not Applicable PD ORDINANCE AMENDMENT FINDINGS The Proposed Project is located within a landmark and historic preservation overlay (“LHP”) as a non- contributing structure. The Proposed Project is also governed by a planned development overlay (“PD”), specifically PD Ordinance 2025, adopted on December 16, 1996. RH seeks to amend the PD Ordinance as proposed. Town code Section 29.80.120 allows for amendments to PD’s, provided the proposed amendment meets the requirements and findings of Town code Section 29.80.095. The proposed PD Amendment and the Proposed Project comply with the required findings in the following manner: (1)The proposed PD is in compliance with all sections of this division. The proposed PD amendment is within the limitations of use of a planned development as it pertains to property within an LHP overlay zone, and serves to enhance the Town’s historic resources that provide a public benefit to the citizens of the Town. (2)The proposed PD is in conformance with the goals, policies, and applicable land use designation(s) and standards of the Town's general plan. Page 114 The proposed PD amendment maintains a baseline set of requirements consistent with the Town's general plan. The policies consistent with the PD amendment include, but are not limited to: Policy LU-6.5: The type, density, and intensity of new land use shall be consistent with that of the immediate neighborhood. Policy LU-9.3: Maintain a variety of commercial uses, including a strong Downtown commercial area combined with Los Gatos Boulevard and strong neighborhood commercial centers to meet the shopping needs of residents and to preserve the small- town atmosphere. Policy CD-9.1: Exterior building materials in the Central Business District should be consistent with those used in existing, tastefully executed surrounding buildings. Policy CD-12.2: Encourage the preservation, maintenance, and adaptive reuse of existing residential, commercial or public buildings. (3)The proposed PD is in conformance with all other applicable land use regulations, including but not limited to Town Council adopted guidelines, except as otherwise provided in section 29.80.095(4). The PD amendment seeks a modification to specifically to requirements in PD Ordinance 2025 but otherwise maintains a baseline set of requirements consistent with the Town's land use regulations and design guidelines, including Ordinance 1920 and 2168, which governs over the University/Edelen Historic District, and which includes the Proposed Project’s site. The Proposed Project is consistent with the design guidelines for the remodel of a non- contributing structures within the University/Edelen Historic District. The Proposed Project is sensitive to and supportive of the larger District as it expands the Mediterranean components of the existing building’s style while maintaining the existing building’s footprint, setbacks, massing, and density. The Proposed Project’s stucco building material, as well as doors and window rhythm, type and proportions, are consistent to the existing building’s Mediterranean style, as well as that of the larger Old Town Shopping Center across University Ave. In particular, the stucco and proposed openings evoke the style of 50 University Ave, a significant commercial structure within the LHP. The Proposed Project limits decorative details and scale however, to in sensitivity and support of the District’s contributing structures. The proposed PD amendment and Proposed Project also conform with required findings for LHP applications per Town Code Section 29.80.290, as the proposed work does not adversely affect the exterior architecture or its relationship with its surroundings: Sec. 29.80.290. Standards for review. In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless: (2) In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the Page 115 application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. (4)Any proposed use or development standards that deviate from the underlying zoning district(s) result in innovative and creative site planning to develop: b.Mixed commercial, or mixed residential, or mixed commercial and residential development; or e.The proposed PD provides a public benefit to the citizens of the Town. The proposed PD amendment facilitates the revitalization of a vacant storefront into a mixed commercial amenity of innovative and creative use programming for the benefit of both residents and visitors, which satisfies conditions (b) and (e) above. CONCLUSION We believe the Proposed Project will enhance the corner of University Ave and Elm St in Old Town Los Gatos by at once seamlessly fitting into the character and scale of the neighborhood surrounding, while also providing visual interest through harmonious, textured, and elevated design. While the Proposed Project’s programming does not represent a change of use from the existing use at the building, the reimagined dining and shopping space will help improve customer experience, thereby helping to activate pedestrian activity in this area. The Proposed Project: ●Respects the existing scale and character of surrounding structures, and blends rather than competes with the established character of the area. ●Presents elevations that are of high-quality design and construction, and a positive addition to and compatible with the Town’s ambiance. The Proposed Project enhances the character and unique identity of the existing commercial neighborhood. ●Represents no change in use from the former tenants at the existing building; rather the Proposed Project will improve and reimagine a blend of both uses under one roof. Page 116 DEVELOPER and DESIGN FIRM INFORMATION RH RH is a curator of design, taste and style in the luxury lifestyle market. The company offers collections through its retail galleries, sourcebooks and online at RH.com, RHContemporary.com, RHModern.com, RHBabyandChild.com, RHTEEN.com, and Waterworks.com. RH operates Galleries and outlets throughout the U.S., Canada, UK and Europe. There are places you visit and those you remember™ Awards and Recognition Award of Merit - Interior/Tenant Improvement – ENR Mountain States - RH Denver - 2016 Connecticut Preservation Award - Connecticut Trust for Historic Preservation – Former Greenwich Post Office - 2015 Preservation Excellence Award (Adaptive Reuse) – Chicago Landmarks – Three Arts Club - 2016 MBH Architects MBH Architects is a full service architecture and integrated services firm building innovative solutions from offices in the San Francisco Bay Area, New York City, Denver, Mumbai and Bengaluru since 1989. MBH Architects is a Minority-Owned Business Enterprise (MBE) with staff from around the world. Their wide array of experience includes over 10,000 projects of nearly every project type, and their global reach spans more than 96 countries worldwide. MBH Architects take incredible pride in our work and clients' satisfaction. Awards and Recognition Gold - Shop! Design Awards - Bucherer Time Machine Flagship Store - 2023 Commercial Construction & Renovation Project Profile Award - 300 Grant - 2021 AIA East Bay Design Awards - 930 Brittan - 2021 Urban Confluence Design Competition - Breeze of Innovation - 2021 Honorable Mention - MNSD’s Retail Renovation Competition - Peet’s Coffee Georgetown - 2017 Page 117 This Page Intentionally Left Blank Page 118 UNIVERS ITY AVENUE ELM STREET 9 7 8 10 11 12 AA.2BCC.9 A.1115'-6"40'-10"30'-0"36'-2"2'-6"6'-0" 140'-6" 22'-6" 38'-0" 30'-0" 24'-0" 26'-0" FRYERCHARBROILE REXIST ING SPACE(N.I.C .)GALLERY GALLERY DESIGN S TU D IO DISH/ PRE P KITCHE N BEVERA G E COLD/ D R Y STORAG E SWATC H BREAK R O OMLEADER'SOFFICE SHIP/REC TRASH MECH/ E L EC . JANITOR (E) UT I L I TY R OO M 117'-8"66'-9" 24'-1" 44'-1" 3'-8"47'-11"9'21'-11" 15'-10" 21'-10" 52'-6"6'-9"9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A001 - Cover Sheet.dwgPlotted Friday January 10, 2025 1:31pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504COVER SHEETA001INSULATIONINTINTERIORJANJANITORL/TJSTJOISTJTJOINTLBSPOUNDSLFLINEAR FOOTLHLEFT-HANDEDLLLANDLORDMATMATERIALMAXMAXIMUMMECHMECHANICALMFRMANUFACTURERMINMINIMUMMISCMISCELLANEOUSMTDMOUNTEDMTLMETALNATNATURALNICNOT IN CONTRACTNOMNOMINALNTSNOT TO SCALEOCON CENTERODOUTSIDE DIAMETEROPPOPPOSITEPLAMPLASTIC LAMINATEPLYWDPLYWOODPRPAIRPPAINTPTPORCELAIN TILEPTDPAINTEDP.T.PRESSURE TREATEDPTNPARTITIONRRISERRADRADIUSRECRECESSEDREQDREQUIREDREFREFERENCERESILRESILIENTREVREVISIONRHRIGHT HANDRMROOMROROUGH OPENINGRWLRAIN WATER LEADERSCSOLID CORESDSMOKE DETECTORSECTSECTIONSFSQUARE FOOT (FEET)SHTSHEETSIMSIMILARSIPSSTRUCT. INSULATED PANELSND INSSOUND INSULATIONSPECSPECIFICATIONSQSQUARESSTSTAINLESS STEELSTDSTANDARDSTLSTEELSTNSTAINSYSSYSTEMTTREADT&GTONGUE & GROOVETHKTHICKNESSTHRTHRESHOLDTOBTOP OF BEAMTOCTOP OF CONCRETETOJTOP OF JOISTTOMTOP OF MASONRYTOSTOP OF SLABTOSTOP OF STEELTOWTOP OF WALLTPDTOILET PAPER DISPENSERTYPTYPICALUCUNDERCUTUNOUNLESS NOTED OTHERWISEVCTVINYL COMPOSITION TILEVERTVERTICALVIFVERIFY IN FIELDVPVENEER PLASTERW/WITHW/OWITHOUTWAWALL ANCHORWCWATER CLOSETWDWOODWFWIDE FLANGEWHWATER HEATERWPWORKING POINTARCHITECT:MBH ARCHITECTS960 ATLANTIC AVENUEALAMEDA, CA, 94501PHONE: 510-865-8663CONTACT: RICK NELSONPROJECT MANAGEREMAIL: RIX@MBHARCH.COMCONTACT: BRENDA BARAJASDESIGNEREMAIL: BRENDAB@MBHARCH.COMSTRUCTURAL:MURPHY BURR CURRY, INC.CONSULTING STRUCTURAL ENGINEERS85 2ND STREET, SUITE 501SAN FRANCISCO, CA 94105PHONE: 415-669-5382CONTACT: ZACK C. KARDONEMAIL: ZKARDON@MBCSE.COMPROJECT TEAMPROPERTY OWNER:FEDERAL REALTY356 SANTANA ROW SUITE 1005SAN JOSE CA 95128PHONE: (408) 551-2254CONTACT: ROBERT AGUIRRE, SR.PROJECT MANAGEREMAIL: RAGUIRRE@FEDERALREALTY.COMMECH/ELEC/PLUMB:MECHANICAL ELECTRICALENGINEERING CONSULTANTS, MEEC14496 N. SHELDON RD., SUITE 260,PLYMOUTH, MI 48170PHONE: 734-454-5516 EXT. 751CONTACT: WILLIAM E. VERNIER IIIDIRECTOR OF MECHANICAL ENGINEERINGEMAIL: WVERNIER@MEECI.COMCODE INFORMATIONSPRINKLERED (YES/NO):YES (EXISTING)GENERAL NOTES1. DO NOT SCALE THE DRAWINGS.2.VERIFY FIELD CONDITIONS PRIOR TO COMMENCEMENT OF EACH PORTION OF THEWORK.3.THE ARCHITECT ASSUMES NO RESPONSIBILITY FOR ANY PORTION OF THE WORKWHICH IS PERFORMED WITHOUT A PERMIT ISSUED BY A REGULATORY AUTHORITY OFTHE MUNICIPALITY IN WHICH THE PROJECT IS LOCATED.4.THROUGHOUT THIS SET OF DRAWINGS, THE TERM "SDB" REFERS TO THECLIENT/TENANT. THE TERM "LANDLORD" REFERS TO THE PROPERTY OWNER.5.THE CONTRACTOR SHALL MAKE NO REVISIONS, ALTERATIONS OR CHANGES TO THEWORK AS SHOWN IN THE CONTRACT DOCUMENTS WITHOUT THE PRIOR WRITTENAPPROVAL OF THE ARCHITECT AND/OR SDB REPRESENTATIVE. NO ADDITIONALCOSTS FROM THE GENERAL CONTRACTOR SHALL BE CONSIDERED AND THE WORKMAY E REQUIRED TO BE REMOVED WITHOUT SUCH APPROVAL BY ARCHITECT.6.SEE SPECIFICATIONS FOR ADDITIONAL CRITERIA AND CONSTRUCTIONREQUIREMENTS.7.DIMENSIONS SHOWN AS 'VIF' SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELDBY LAYING OUT THE PARTITIONS. NOTIFY ARCHITECT OF ANY DISCREPANCIES IN.DIMENSIONS PRIOR TO PROCEEDING WITH WORK.8.DIMENSIONS SHOWN AS 'CLEAR' OR 'HOLD' SHALL BE MAINTAINED AND ALLOW FORTHICKNESS OF FINISHES; INCLUDING FLOOR FINISHES. NOTIFY ARCHITECT OF ANYDISCREPANCIES IN DIMENSIONS PRIOR TO PROCEEDING WITH WORK.9.DIMENSIONS ARE TO THE STRUCTURAL GRID OR TO FINISH SURFACES, UNLESS OTHERWISE INDICATED.10.ELEVATIONS REFERENCED ARE ABOVE SDB FINISH FLOOR FOR EACH ROOMTHROUGHOUT TENANT SPACE, UNLESS OTHERWISE NOTED. FINISH FLOORELEVATIONS MAY VARY FROM ROOM TO ROOM DEPENDING UPON FLOOR FINISHES.11.GENERAL CONTRACTOR SHALL PROVIDE THE BUILDING OFFICIAL WITH ACERTIFICATE OF CONSTRUCTION COMPLIANCE WITH ENERGY CONSERVATIONSTANDARDS UPON FINAL BUILDING DEPARTMENT INSPECTIONS (WHERE REQUIRED).12.GENERAL CONTRACTOR SHALL PREPARE THE FLOOR LEVEL AND SMOOTH ANDPROVIDE FOR THE FILLING OF ALL FLOOR DRAINS, FLOOR SINKS OR OTHER SUCHDEPRESSIONS, CRACKS OR IRREGULARITIES IN FLOOR SLAB.13.PROVIDE BLOCKING AT WALLS TO MEET CODE MINIMUM WHERE REQUIRED FORSUPPORT OF FIXTURES/ACCESSORIES.14.GENERAL CONTRACTOR SHALL PROVIDE ACCESS PANELS FOR ALL TRADES ASREQUIRED BY CODE. LOCATIONS TO BE APPROVED BY ARCHITECT AND/OR SBDREPRESENTATIVE PRIOR TO EXECUTION OF WORK.15FIRE EXTINGUISHERS AND CABINETS AS REQUIRED BY LOCAL GOVERNMENT AGENCYSHALL BE PROVIDED BY GENERAL CONTRACTOR AND INCLUDED IN CONTRACT.16.STORAGE IN STOCK/STORAGE ROOMS SHALL BE MAINTAINED 18 INCHES OR MOREBELOW SPRINKLER HEAD DEFLECTORS, A 3-INCH RED STRIPE SHALL BE MARKEDALONG ALL WALLS WITHIN STOCK/STORAGE AT THE MAXIMUM STORAGE HEIGHT,AND STRIPE SHALL BE LABELED " NO STORAGE ABOVE THIS LINE" IN WHITE LETTERS AMINIMUM OF ONCE ON EACH WALLSCOPE DESCRIPTIONOCCUPANT LOAD:M - 185 OCCA-2 - 100 OCCABBREVIATIONSKEY PLANVICINITY MAPXKEYNOTEFINISH INDICATORDOOR NO.XXXXXXDRAWING INDEXFOOD SERVICE DESIGN:NEXT STEP DESIGN913 WEST STREET,ANNAPOLIS, MD 21401PHONE: 410-263-1200CONTACT: ERIC MCCONNELLEMAIL: EMCCONNELL@NEXTSTEPDESIGN.COM@ATBOBOTTOM OFBOTBOTTOMBSMTBASEMENTHEATING VENTILATION AIR CONDITIONLLONG (LENGTH)L/TLAMLAMINATELAVLAVATORYLWLIGHTWEIGHTO/OVEROPNGOPENINGRCPREFLECTED CEILING PLANVARVARIESWRWATER RESISTANTWSCTWAINSCOTWTWEIGHTSTRUCT GRIDLEASE LINENEW WALLCENTERLINECOOLER/FREEZER WALLNEW PARTIAL HT WALLEXISTING WALLXXWALL TYPESYMBOLS LEGENDENLARGED DETAIL INDICATORSTRUCTURAL/EXISTING COLUMNGRIDLINE INDICATORPOINT OF BEGINNINGDRAWING REVISION INDICATORINTERIOR ELEVATION INDICATOR DETAIL INDICATORSECTION INDICATORXXA-XXXXXA-XXXXXA-XXXXXA-XXX4321XXA-XXXXX.XX.X&ANDA/CAIR CONDITIONINGACTACOUSTICAL CEILING TILEADAAMERICAN'S W/ DISABILITIES ACTAFFABOVE FINISH FLOORADJADJUSTABLEAHUAIR HANDLING UNITALUM/ALALUMINUMAPPROXAPPROXIMATEARCHARCHITECTURALBDBOARDBLDGBUILDINGBLKGBLOCKINGBMBEAMCJCONTROL JOINTCLCENTER LINECLGCEILINGCLG HGTCEILING HEIGHTCLRCLEARCMUCONCRETE MASONRY UNITCNTRCOUNTERCOCASED OPENINGCONCCONCRETECONSTRCONSTRUCTIONCONTCONTINUOUSCPTCARPETCSKCOUNTERSINKCTCERAMIC TILECTRCENTERDBLDOUBLEDETDETAILDIADIAMETERDIMDIMENSIONDNDOWNDRDOORDR OPNGDOOR OPENINGDWGDRAWINGEAEACHELECELECTRICALELEVELEVATIONEMEREMERGENCYEQEQUALEQUIPEQUIPMENTETREXISTING TO REMAINEWCELECTRIC WATER COOLEREXIST / (E)EXISTINGEXHEXHAUSTEXPEXPOSEDEXTEXTERIORFAFIRE ALARMFDFLOOR DRAINFEFIRE EXTINGUISHERFECFIRE EXTINGUISHER CABINETFFFINISH FACEFINFINISHFIXTFIXTUREFLRFLOORFLUORFLUORESCENT LIGHTINGFOCFACE OF CONCRETEFOFFACE OF FINISHFOSFACE OF STUDFRTFIRE RETARDANT TREATEDFTFOOT (FEET)FTGFOOTINGGAGAGEGALVGALVANIZEDGCGENERAL CONTRACTORGLGLASS or GLAZINGGRGRADEGWBGYPSUM WALLBOARDGYPGYPSUMHCHOLLOW COREHCWDHOLLOW CORE WOOD DOORHDWDHARDWOODHDWRHARDWAREHMHOLLOW METALHMFHOLLOW METAL FRAMEHORIZHORIZONTALHTHEIGHTHVACHEATING, VENTILATION & COOLINGHWHOT WATERININCHINCLINCLUDEDINSULINSULATIONINTINTERIORJANJANITORL/TJSTJOISTJTJOINTLBSPOUNDSLFLINEAR FOOTLHLEFT-HANDEDLLLANDLORDMATMATERIALMAXMAXIMUMMECHMECHANICALMFRMANUFACTURERMINMINIMUMMISCMISCELLANEOUSMTDMOUNTEDMTLMETALNATNATURALNICNOT IN CONTRACTNOMNOMINALNTSNOT TO SCALEOCON CENTERODOUTSIDE DIAMETEROPPOPPOSITEPLAMPLASTIC LAMINATEPLYWDPLYWOODPRPAIRPPAINTPTPORCELAIN TILEPTDPAINTEDP.T.PRESSURE TREATEDPTNPARTITIONRRISERRADRADIUSRECRECESSEDREQDREQUIREDREFREFERENCERESILRESILIENTREVREVISIONRHRIGHT HANDRMROOMROROUGH OPENINGRWLRAIN WATER LEADERSCSOLID CORESDSMOKE DETECTORSECTSECTIONSFSQUARE FOOT (FEET)SHTSHEETSIMSIMILARSIPSSTRUCT. INSULATED PANELSND INSSOUND INSULATIONSPECSPECIFICATIONSQSQUARESSTSTAINLESS STEELSTDSTANDARDSTLSTEELSTNSTAINSYSSYSTEMTTREADT&GTONGUE & GROOVETHKTHICKNESSTHRTHRESHOLDTOBTOP OF BEAMTOCTOP OF CONCRETETOJTOP OF JOISTTOMTOP OF MASONRYTOSTOP OF SLABTOSTOP OF STEELTOWTOP OF WALLTPDTOILET PAPER DISPENSERTYPTYPICALUCUNDERCUTUNOUNLESS NOTED OTHERWISEVCTVINYL COMPOSITION TILEVERTVERTICALVIFVERIFY IN FIELDVPVENEER PLASTERW/WITHW/OWITHOUTWAWALL ANCHORWCWATER CLOSETWDWOODWFWIDE FLANGEWHWATER HEATERWPWORKING POINT@ATBOBOTTOM OFBOTBOTTOMBSMTBASEMENTHEATING VENTILATION AIR CONDITIONLLONG (LENGTH)L/TLAMLAMINATELAVLAVATORYLWLIGHTWEIGHTO/OVEROPNGOPENINGRCPREFLECTED CEILING PLANVARVARIESWRWATER RESISTANTWSCTWAINSCOTWTWEIGHT&ANDA/CAIR CONDITIONINGACTACOUSTICAL CEILING TILEADAAMERICAN'S W/ DISABILITIES ACTAFFABOVE FINISH FLOORADJADJUSTABLEAHUAIR HANDLING UNITALUM/ALALUMINUMAPPROXAPPROXIMATEARCHARCHITECTURALBDBOARDBLDGBUILDINGBLKGBLOCKINGBMBEAMCJCONTROL JOINTCLCENTER LINECLGCEILINGCLG HGTCEILING HEIGHTCLRCLEARCMUCONCRETE MASONRY UNITCNTRCOUNTERCOCASED OPENINGCONCCONCRETECONSTRCONSTRUCTIONCONTCONTINUOUSCPTCARPETCSKCOUNTERSINKCTCERAMIC TILECTRCENTERDBLDOUBLEDETDETAILDIADIAMETERDIMDIMENSIONDNDOWNDRDOORDR OPNGDOOR OPENINGDWGDRAWINGEAEACHELECELECTRICALELEVELEVATIONEMEREMERGENCYEQEQUALEQUIPEQUIPMENTETREXISTING TO REMAINEWCELECTRIC WATER COOLEREXIST / (E)EXISTINGEXHEXHAUSTEXPEXPOSEDEXTEXTERIORFAFIRE ALARMFDFLOOR DRAINFEFIRE EXTINGUISHERFECFIRE EXTINGUISHER CABINETFFFINISH FACEFINFINISHFIXTFIXTUREFLRFLOORFLUORFLUORESCENT LIGHTINGFOCFACE OF CONCRETEFOFFACE OF FINISHFOSFACE OF STUDFRTFIRE RETARDANT TREATEDFTFOOT (FEET)FTGFOOTINGGAGAGEGALVGALVANIZEDGCGENERAL CONTRACTORGLGLASS or GLAZINGGRGRADEGWBGYPSUM WALLBOARDGYPGYPSUMHCHOLLOW COREHCWDHOLLOW CORE WOOD DOORHDWDHARDWOODHDWRHARDWAREHMHOLLOW METALHMFHOLLOW METAL FRAMEHORIZHORIZONTALHTHEIGHTHVACHEATING, VENTILATION & COOLINGHWHOT WATERININCHINCLINCLUDEDINSULINSULATIONINTINTERIORJANJANITORL/TJSTJOISTJTJOINTLBSPOUNDSLFLINEAR FOOTLHLLLANDLORDMATMATERIALMAXMAXIMUMMECHMECHANICALMFRMANUFACTURERMINMINIMUMMISCMISCELLANEOUSMTDMOUNTEDMTLMETALNATNATURALNICNOT IN CONTRACTNOMNOMINALNTSNOT TO SCALEOCON CENTERODOUTSIDE DIAMETEROPPOPPOSITEPLAMPLASTIC LAMINATEPLYWDPLYWOODPRPAIRPPAINTPTPORCELAIN TILEPTDPAINTEDP.T.PRESSURE TREATEDPTNPARTITIONRRISERRADRADIUSRECRECESSEDREQDREQUIREDREFREFERENCERESILRESILIENTREVREVISIONRHRIGHT HANDRMROOMROROUGH OPENINGRWLRAIN WATER LEADERSCSOLID CORESDSMOKE DETECTORSECTSECTIONSFSQUARE FOOT (FEET)SHTSHEETSIMSIMILARSIPSSTRUCT. INSULATED PANELSND INSSOUND INSULATIONSPECSPECIFICATIONSQSQUARESSTSTAINLESS STEELSTDSTANDARDSTLSTEELSTNSTAINSYSSYSTEMTTREADT&GTONGUE & GROOVETHKTHICKNESSTHRTHRESHOLDTOBTOP OF BEAMTOCTOP OF CONCRETETOJTOP OF JOISTTOMTOP OF MASONRYTOSTOP OF SLABTOSTOP OF STEELTOWTOP OF WALLTPDTOILET PAPER DISPENSERTYPTYPICALUCUNDERCUTUNOUNLESS NOTED OTHERWISEVCTVINYL COMPOSITION TILEVERTVERTICALVIFVERIFY IN FIELDVPVENEER PLASTERW/WITHW/OWITHOUTWAWALL ANCHORWCWATER CLOSETWDWOODWFWIDE FLANGEWHWATER HEATERWPWORKING POINT@ATBOBOTTOM OFBOTBOTTOMBSMTBASEMENTHEATING VENTILATION AIR CONDITIONLL/TLAMLAMINATELAVLAVATORYLWO/OVEROPNGOPENINGRCPREFLECTED CEILING PLANVARVARIESWRWATER RESISTANTWSCTWAINSCOTWTWEIGHTTENANT:RH15 KOCH RD,CORTE MADERA, CA 94925PHONE: 415-924-1005CONTACT: STU WAGNEREMAIL: SWAGNER@RH.COMGREEN BUILDING CODE:CALIFORNIA GREEN BUILDINGSTANDARDS CODEAUTHORITY HAVING JURISDICTION:TOWN OF LOS GATOSBUILDING CODE:CALIFORNIA BUILDING CODE2022ACCESSIBILITY CODE:CALIFORNIA BUILDING CODEENERGY CODE:CALIFORNIA ENERGY CODE2022MECHANICAL CODE:CALIFORNIA MECHANICAL CODE2022PLUMBING CODE:CALIFORNIA PLUMBING CODE2022ELECTRICAL CODE:CALIFORNIA ELECTRICAL CODE2022FIRE CODE:CALIFORNIA FIRE CODE2022TENANT IMPROVEMENT OF TWO GROUND FLOOR TENANT SPACES. THE TWOSPACES WILL HAVE THE INTERIOR DEMOLISHED AND RE-CONFIRMED INTO ONESPACE. THE NEW USE WILL BE A RETAIL SHOWROOM INCLUDING A RESTAURANT.THERE IS NO CHANGE IN GROSS BUILDING AREA OR PROPOSED USE.SCOPE TO INCLUDE COMPLETE BUILD-OUT WITH ASSOCIATED PLUMBING,MECHANICAL, ELECTRICAL, KITCHEN EQUIPMENT AND FINISHES THROUGHOUT.HEALTH CODE:CALIFORNIA RETAIL FOOD CODE202220222022OCCUPANCY GROUP:M & A-2S-2 (GARAGE)CONSTRUCTION TYPE:IIB, VBPROJECT DATA(NO CHANGE TO EXISTING GROSS AREA)STORIES:2- STORYPROJECT SITERH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030SHELLMOUND STREETRH - LOS GATOSRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ELM STREET LIGHTING DESIGNRKV DESIGNMALIBU, CAPHONE: 310-924-2185CONTACT: REBECCA HIDALGOEMAIL: REBECCA@RVK-DESIGN.COMPLAN NORTHTRUE NORTHCONSTRUCTION PROJECT MANAGER:GARDINER & THEOBALD535 5TH AVENUE, FLOOR 3NEW YORK, NY 10017PHONE: 212-661-6624CONTACT: LAUREN WEINGARTNERPROJECT MANAGEREMAIL: L.WEINGARTNER@GARDINERUSA.COMPLANNING DEPARTMENT:TOWN OF LOS GATOSCOMMUNITY DEVELOPMENT DEPARTMENTADDRESS:110 E. MAIN STREET,LOS GATOS, CA 95030PHONE: 408-354-6823CONTACT: SEAN MULLINPLANNING MANAGEREMAIL: SMULLIN@LOSGATOSCA.GOVEXISTING E31 BUILDING AREA (GROSS)7,233 SFEXISTING E35 BUILDING AREA (GROSS)8,724 SFCIVIL ENGINEER:KPFF700 S. FLOWER STREET, SUITE 2100LOS ANGELES, CA 90017PHONE: 213-266-5260CONTACT: CHRIS JONESPRINCIPALEMAIL: CHRIS.JONES@KPFF.COMBUILDING DEPARTMENT:TOWN OF LOS GATOSBUILDING DIVISIONADDRESS:110 E. MAIN STREET,LOS GATOS, CA 95030PHONE: 408-354-6815CONTACT: ROBERT GRAYCHIEF BUILDING OFFICIAL/ ADA COORDINATOREMAIL: RGRAY@LOSGATOSCA.GOVAPN:529 02 044PLUMBING CALCULATIONSFRACTIONALMETHODWATER CLOSETSURINALSLAVATORIESMFMFTOTAL23*111REQUIRED512PROVIDED61 WC6OCCUPANCY LOAD PER 2022 CBC TABLE 1004.5FUNCTION OF SPACEOCCUPANCY LOAD FACTOR(SQUARE FEET)SQUARE FOOTAGETOTAL OCCUPANTSMERCANTILE1 PER 6011073 SF185 OCCASSEMBLY (WITHOUT FIXED SEATS)UNCONCENTRATED1 PER 15900 SF60 OCCFIXED BOOTH SEATING1 PER 24"36 OCCKITCHEN1 PER 200800 SF4 OCCTOTAL:12,776 SF286 OCC*PER TABLE CPC 4-1 FOOTNOTE - ACCESSORY AREAS SUCH AS, BUT NOT LIMITED TO HALLWAYS/CORRIDORS, STAIRWAYS,RAMPS, TOILET ROOMS, MECHANICAL ROOMS, CLOSETS AND FIXED EQUIPMENT MAY BE EXCLUDED.*PER TABLE CPC 422.1 - RESULT IN FRACTIONAL NUMBERS, SUCH NUMBER SHALL BE ROUNDED TO THE NEXT WHOLE NUMBER.FOR MULTIPLE OCCUPANCIES, FRACTIONAL NUMBER SHALL BE FIRST SUMMED AND THEN ROUNDED TO THE NEXT WHOLE NUMBER.M OCCUPANCY (PER OCC. LOAD) @ GROUND FLR185 OCCUPANTS I 93 MALE & 93 FEMALEi. WATER CLOSET (M): 93 OCCUPANTS X 1/100 = .93ii. WATER CLOSET (F): 93 OCCUPANTS X 1/100 = .93iii. URINAL (M): 93 OCCUPANTS X 1/200 = .47iv. LAVATORY (M): 93 OCCUPANTS X 1/200 = .47v. LAVATORY (F): 93 OCCUPANTS X 1/200 = .47A-2 OCCUPANCY (PER OCC. LOAD) @ GROUND FLR100 OCCUPANTS I 50 MALE & 50 FEMALEi. WATER CLOSET (M): 50 OCCUPANTS X 1/50 = 1ii. WATER CLOSET (F): 50 OCCUPANTS X 1/25 = 2iii. URINAL (M): 50 OCCUPANTS X 1/200 = .25iv. LAVATORY (M): 50 OCCUPANTS X 1/150 = .34v. LAVATORY (F): 50 OCCUPANTS X 1/150 = .34SUM UP ALL REQUIRED FIXTURESi. WATER CLOSET (M): .93 + 1 = 1.93 ->2ii. WATER CLOSET (F): .93 + 2 = 2.93 -> 3iii. URINAL (M): .47 + .25 = .72 -> 1iv. LAVATORY (M): .47 + .34 = .81 -> 1v. LAVATORY (F): .47 + .34 = .81 -> 1+=INSTEAD OF URINAL(INCLUDED IN COUNT 6)*POTTY PARITY - PER CPC 422.1 NOTE 3 - THE TOTAL NUMBER OF REQUIRED WATER CLOSETS FOR FEMALESSHALL BE NOT LESS THAN THE TOTAL NUMBER OF REQUIRED WATER CLOSETS AND URINALS FOR MALES.SHEETNOSHEET NAME10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2ARCHITECTURALA001COVER SHEET2222AS101SITE PLAN2222AD101EXISTING FLOOR PLAN2222A100EXISTING BASEMENT PLAN2222A101FLOOR PLAN2222A104ROOF PLAN2222A201EXTERIOR ELEVATIONS2222A202EXTERIOR ELEVATIONS2222A203EXISTING EXTERIOR ELEVATIONS2A204EXISTING EXTERIOR ELEVATIONS2A301BUILDING SECTIONS2222A400EXISTING BUILDING PHOTOS2222A401EXISTING BUILDING PHOTOS2222A402EXTERIOR BUILDING RENDERS2222A403EXTERIOR BUILDING RENDERS2222A404INTERIOR BUILDING RENDERS2222A405INTERIOR BUILDING RENDERS2222A406MATERIAL FINISHES222A500EXTERIOR SIGNAGE (FOR REFERENCE ONLY)2222LIGHTINGLT-1.0LIGHTING LAYOUT222LT-2.0EXTERIOR LIGHTING ELEVATIONS222Page 119 (E) ELEVATORMACHINE ROOM(E) IT ROOM(E) ELEVATORMACHINE ROOMMECH/ ELEC.TRASHHOSPOFFICELEADER'SOFFICESWATCHSHIP/RECDESIGN STUDIOKITCHENGALLERYGALLERYPRESENTATION ROOMUCMICROKITCHENBREAKROOMTREE TO BE REMOVEDNEW BRICK INLAYSTREE TO BE RELOCATEDRELOCATED TREERELOCATED LAMP POSTLAMP POST TO BE RELOCATEDRELOCATED LAMP POSTLAMP POST TO BE RELOCATED(E) LAMPPOST TO REMAIN(E) PLANTERTO REMAIN(E) LAMP POST TO REMAIN(E) FIRE HYDRANT TO REMAIN(E) PLANTER TO REMAIN(E) TREE TO REMAIN(E) BRICK INLAYSTO REMAIN(E) TREE TO REMAIN(E) LAMP POST TO REMAIN(E) TREE TO REMAIN(E) LAMP POST TO REMAIN(E) HEDGE TO REMAIN(E) TREE TO REMAIN(E) TREE TO REMAIN(E) TREE TO REMAIN(E) PAVING TO REMAIN(E) LAMPPOST TO REMAIN(E) PLANTER TO REMAINGARAGE BELOW(E) SIDEWALK TO REMAIN(E) ELEVATOR(E) TREE TO REMAINRELOCATED BRICK INLAYSTO ALIGN W/ FACADERELOCATED BRICK INLAYTO ALIGN W/ FACADERELOCATED BRICK INLAYTO ALIGN W/ FACADENEW SIDEWALKHATCHED, TYP.EXISTING BUILDINGFOOTPRINTDASHED LINE INDICATEEXISTING BRICKLOCATION, TYP.9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\AS101 -Site Plan.dwgPlotted Friday January 10, 2025 1:31pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504SITE PLANAS101SITE PLAN1SCALE: 1/16"=1'-0"TRUE NORTHPLAN NORTHPage 120 29'-1038"3680DOOR3680DOOR 15'-0 1/2"15'-1 1/4"978101112AA.2BCC.9A.1115'-6"40'-10"30'-0"36'-2"2'-6"6'-0"140'-6"22'-6"38'-0"30'-0"24'-0"26'-0"EXISTING SPACE E35RETAIL - M OCC8724 SFEXISTING SPACE E31ASSEMBLY - A2 OCC7233 SFEXISTING LEASE LINE9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\AD101 - Existing Floor Plan.dwgPlotted Friday January 10, 2025 1:31pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXISTING FLOORPLANAD101TRUE NORTHPLAN NORTHEXISTING FLOOR PLAN1SCALE: 3/16"=1'-0"Page 121 8.60.60.51.52.33.154.15.26.67.69.410.511.311.912.1AA.3A.9B.4B.99C.7D.12.43.13.95.16.57.78.59.310.4C.66B.9A.95A.4AA316'-9"10"20'-2"28'-8"28'-8"28'-8"28'-8"28'-8"25'-6"31'-9"28'-8"28'-8"20'-6"16'-6"10"16'-11"28'-2"16'-6"16'-6"28'-2"16'-6"122'-9"315'-1"EXISTING ADA SPACES, TYP.9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A100 - Basement Plan.dwgPlotted Friday January 10, 2025 1:31pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXISTINGBASEMENT PLANA100EXISTING BASEMENT PARKING PLAN1SCALE: 3/32"=1'-0"TRUE NORTHPLAN NORTHFOR REFERENCE ONLYPage 122 978101112AA.2BCC.9A.1115'-6"40'-10"30'-0"36'-2"2'-6"6'-0"140'-6"22'-6"38'-0"30'-0"24'-0"26'-0"(E) ELEVATORMACHINE ROOM(E) IT ROOM(E) ELEVATORMACHINE ROOMMECH/ ELEC.TRASHHOSPOFFICELEADER'SOFFICESWATCHSHIP/RECDESIGN STUDIOKITCHENGALLERYGALLERYPRESENTATION ROOMUCMICROKITCHENBREAKROOMEXISTING BUILDINGFOOTPRINTEXISTING FIRE RISERV.I.F.EXISTING STAIRSTO BASEMENTEXISTINGELEVATOREXISTING STAIRSTO BASEMENT GARAGERELOCATED TREENEW BRICKINLAYSRELOCATEDLAMP POSTRELOCATEDLAMP POST(E) PLANTERTO REMAIN(E) LAMP POSTTO REMAIN(E) FIRE HYDRANT TO REMAIN(E) PLANTERTO REMAIN(E) TREETO REMAIN(E) BRICK INLAYSTO REMAIN(E) TREETO REMAIN(E) LAMP POSTTO REMAIN(E) TREETO REMAIN(E) LAMP POSTTO REMAIN(E) SIDEWALKTO REMAIN(E) TREETO REMAIN(E) TREETO REMAIN(E) TREETO REMAIN(E) HEDGETO REMAINNEW SIDEWALKHATCHED, TYP.RELOCATED BRICK INLAYSTO ALIGN WITH FACADERELOCATED BRICK INLAYSTO ALIGN WITH FACADE9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A101 - Floor Plan.dwgPlotted Friday January 10, 2025 1:35pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504FLOOR PLANA101FLOOR PLAN1SCALE: 3/16"=1'-0"TRUE NORTHPLAN NORTH2A2011A2012A2021A2022A3011A301Page 123 978101112AA.2BCC.9A.1115'-6"40'-10"30'-0"36'-2"2'-6"6'-0"140'-6"22'-6"38'-0"30'-0"24'-0"26'-0"NEW SKYLIGHT(E) ROOF HATCHNEW MECHANICALUNITS, TYPNEW RAISED ROOF AREANEW RAISED ROOF AREA9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A104 - Roof Plan.dwgPlotted Friday January 10, 2025 1:32pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504ROOF PLANA104ROOF PLAN1SCALE: 3/16"=1'-0"TRUE NORTHPLAN NORTHPage 124 789101112C.9CBA.2A.1ALEVEL 1+0'-0"LEVEL 1+0'-0"UPPER PARAPET+20'-6"LOWER PARAPET+18'-0"UPPER PARAPET+20'-6"LOWER PARAPET+18'-0"METAL AND GLASSCANOPYFABRIC AWNING, TYP.FABRIC AWNING,TYP.NEW SKYLIGHTNEW SKYLIGHTNEW MECHANICAL UNITSBEYOND, NOT VISIBLEFROM STREETSTU-1MT-1STU-11A500TYP.1A500TYP.STU-1MT-1STU-1NOTE: FOR FINISH SPECSSEE SHEETA4064A500METALSTOREFRONTMETALSTOREFRONT2'-9"8'-9" 11'-6"9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A201 - Exterior Elevations.dwgPlotted Friday January 10, 2025 1:32pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXTERIORELEVATIONSA201PROPOSED EAST EXTERIOR ELEVATION1SCALE: 3/16"=1'-0"PROPOSED SOUTH EXTERIOR ELEVATION2SCALE: 3/16"=1'-0"Page 125 789101112C.9CBA.2A.1AUPPER PARAPET+20'-6"LOWER PARAPET+18'-0"LEVEL 1+0'-0"LEVEL 1+0'-0"UPPER PARAPET+20'-6"LOWER PARAPET+18'-0"FABRIC AWNING,TYP.NEW MECHANICAL UNITSBEYOND NOT VISIBLEFROM STREETNEW SKYLIGHT(E) STAIR/ ELEVATOR TOPARKING BASEMENTNEW MECHANICAL UNITSBEYOND NOT VISIBLEFROM STREETNEW SKYLIGHTSTU-1MT-1STU-1STU-1STU-1METALSTOREFRONTSTU-1MT-19 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A202 - Exterior Elevations.dwgPlotted Friday January 10, 2025 1:32pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXTERIORELEVATIONSA202PROPOSED WEST EXTERIOR ELEVATION1SCALE: 3/16"=1'-0"PROPOSED NORTH EXTERIOR ELEVATION2SCALE: 3/16"=1'-0"Page 126 LEVEL 1 F.F.0' - 0"T.O. PARAPET22' - 2"T. O. MAIN ROOF16' - 11"T.O. ROOF27' - 0"LEVEL 1 F.F.0' - 0"T.O. PARAPET22' - 2"T. O. MAIN ROOF16' - 11"T.O. ROOF27' - 0"789101112BACA.1A.2C.99 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A203 - Existing Exterior Elevations.dwgPlotted Friday January 10, 2025 1:32pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXISTINGEXTERIORELEVATIONSA203EXISTING EAST EXTERIOR ELEVATION1SCALE: 3/16"=1'-0"EXISTING SOUTH EXTERIOR ELEVATION2SCALE: 3/16"=1'-0"Page 127 LEVEL 1 F.F.0' - 0"T.O. PARAPET22' - 2"T. O. MAIN ROOF16' - 11"T.O. ROOF27' - 0"LEVEL 1 F.F.0' - 0"T.O. PARAPET22' - 2"T. O. MAIN ROOF16' - 11"T.O. ROOF27' - 0"789101112BACA.1A.2C.99 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A204 - Existing Exterior Elevations.dwgPlotted Friday January 10, 2025 1:32pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXISTINGEXTERIORELEVATIONSA204EXISTING WEST EXTERIOR ELEVATION1SCALE: 3/16"=1'-0"EXISTING NORTH EXTERIOR ELEVATION2SCALE: 3/16"=1'-0"Page 128 789101112C.9CBA.2A.1AUPPER PARAPET+20'-6"LOWER PARAPET+18'-0"LEVEL 1+0'-0"UPPER PARAPET+20'-6"LOWER PARAPET+18'-0"LEVEL 1+0'-0"BO ROOF+15'-10"BO ROOF+15'-10"NEW MECHANICALUNITS BEYOND NOTVISIBLE FROMSTREETNEW SKYLIGHTNEW MECHANICAL UNITSBEYOND NOT VISIBLEFROM STREETNEW SKYLIGHTNEW MECHANICAL UNITSBEYOND NOT VISIBLEFROM STREET27'-2" 14'-31 2" 27'-2" 12' 9' 14'-31 2" 18'-21 2"BREAK ROOMPARKING GARAGEKITCHENRESTAURANTENTRYVESTIBULEPARKING GARAGERESTAURANTGALLERYGALLERYGALLERYGALLERY9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A301 - Building Sections.dwgPlotted Friday January 10, 2025 1:32pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504BUILDINGSECTIONSA301PROPOSED BUILDING SECTION1SCALE: 3/16"=1'-0"PROPOSED BUILDING SECTION2SCALE: 3/16"=1'-0"Page 129 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A400 - Existing Building.dwgPlotted Friday January 10, 2025 1:32pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXISTINGBUILDINGPHOTOSA400EXISTING BUILDING PHOTOS1SCALE: N.T.S.Page 130 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A401 - Existing Building.dwgPlotted Friday January 10, 2025 1:32pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXISTINGBUILDINGPHOTOSA401EXISTING BUILDING PHOTOS1SCALE: N.T.S.Page 131 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A402 - Exterior Building Renders.dwgPlotted Friday January 10, 2025 1:33pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXTERIORBUILDINGRENDERSA402PROPOSED EXTERIOR RENDERS1SCALE: N.T.S.Page 132 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A403 - Exterior Building Renders.dwgPlotted Friday January 10, 2025 1:33pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXTERIORBUILDINGRENDERSA403PROPOSED EXTERIOR RENDERS1SCALE: N.T.S.Page 133 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A404 - Interior Building Renders.dwgPlotted Friday January 10, 2025 1:33pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504INTERIORBUILDINGRENDERSA404PROPOSED INTERIOR RENDERS1SCALE: N.T.S.Page 134 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A405 - Interior Building Renders.dwgPlotted Friday January 10, 2025 1:33pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504INTERIORBUILDINGRENDERSA405PROPOSED INTERIOR RENDERS1SCALE: N.T.S.Page 135 MATERIAL FINISHESMT-1METAL FINISHMFR: CREATIVE PAINTS SAN FRANCISCOPAINTED METAL CUSTOM METALLIC PLAINTSTU-1STUCCO SYSTEMMFR: RICK MARSEXTERIOR CLADDINGLIGHT CREAM PROPRIETARY 5 COAT VENETIAN PLASTERCUSTOM FINISH PER OWNER REQUIREMENTSFABRIC AWNINGAWNING DETAILFABRIC OVER 1"X1" WELDEDSTEEL FRAME. FINISH MT-12'-6"2'-8 1/2"FACADE OUTLINE9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A406 - Material Finishes.dwgPlotted Friday January 10, 2025 1:33pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504MATERIALFINISHESA406Page 136 ENTRY PLAQUE SIGN DETAILNOT 100% SCALE20" X 30" FRAMEMATCHES RENDERING9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24R:\RH\Los Gatos_59485\03_CAD\02_Sheets\A500 - Exterior Signage.dwgPlotted Friday January 10, 2025 1:33pm by BrendaB 59485Rick NIssued/RevisedDateAs notedRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.PRE-APPLICATION PACKAGE10/18/202401Drawn By:Brenda BPLANNING SUBMITTAL 11/06/202402100% SCHEMATIC DESIGN11/22/202403PLANNING SUBMITTAL 2 01/09/202504EXTERIORSIGNAGEA500EXTERIOR SIGNAGE1SCALE: N.T.S.FOR REFERENCE ONLY4Page 137 NOTES FOR ZONING AND LIGHTING CONTROLS:1.ALL BUILDING LIGHTING TO BE DIMMABLE, INCLUDING ARCHITECTURAL AND DECORATIVE (MERCHANDISE) LIGHTING.2.ONE ZONE PER "F" TYPE, PER INSTALLATION LOCATION OR CONDITION (UNLESS OTHERWISE NOTED ON DRAWINGS).LIGHTING CONTROL SYSTEM SEQUENCE OF OPERATION:ALL BUILDING LIGHTING AT RH LOS GATOS IS CONTROLLED BY PRESET SCENES ON A TIME CLOCK SCHEDULE.BUILDING WIDE SCENE DESCRIPTIONSSCENE 1: RETAIL DAY ACTIVATES AT 7:00AM DAILY, 15 SECOND FADE TIME. INTERIOR LIGHTING TURNS ON AT PRESET, DIMMEDLEVELS DETERMINED BY LIGHTING DESIGNER AND APPROVED BY RH. EXTERIOR LIGHTING TURNS OFFSCENE 2: RETAIL NIGHT ACTIVATES 15 MINUTES BEFORE SUNSET, 15 SECOND FADE TIME. EXTERIOR LIGHTING TURNS ON AT PRESET,DIMMED LEVELS DETERMINED BY LIGHTING DESIGNER AND APPROVED BY RH.SCENE 3: OVERNIGHT ACTIVATES AT 11PM. MOST INTERIOR LIGHTING TURNS OFF, LIGHTING DESIGNER TO DETERMINE OVERNIGHTSETTING ON SITE AHEAD OF GALLERY OPENING.SCENE 4: EVENT ACTIVATES ON-DEMAND DURING OPENING EVENT. LIGHTING DESIGNER WILL DETERMINE CUSTOM SETTINGAPPROVED BY RH. LIGHTING LEGENDTYPESYMBOLDESCRIPTIONLOCATIONF1SURFACE MOUNTED SINGLE CIRCUIT TRACKRETAIL, THROUGHOUTF2ADJUSTABLE TRACK HEADRETAIL, THROUGHOUTF43" SQUARE RECESSED DOWNLIGHTRESTROOMS, PASSAGESF14WEIGHTED BASE UNDERWATER ACCENT LIGHTCAFE CENTRAL FOUNTAINFX1JAMB MOUNTED ACCENT LIGHTFACADE, DOOR AND WINDOW JAMBSFX2SURFACE MOUNTED LINEAR LED UPLIGHTFACADE AWNINGSFX2ASURFACE MOUNTED LINEAR LED UPLIGHTFACADE, CORNICEFX5WALL MOUNTED FACADE WASH LIGHTFACADEFX7STAKE MOUNTED TREE UPLIGHTCAFE TREESFX8GRADE RECESSED UPLIGHTMAIN ENTRY DOOR JAMBSOPEN TOSTRUCTUREOPEN TOSTRUCTUREVAULTED CEILINGVAULTED CEILING+ 12'-0"+ 12'-0"+ 13'-0"+ 12'-0"+ 12'-0"+ 12'-0"+ 13'-0"+ 13'-0"+ 10'-0"+ 10'-0"+ 10'-0"+ 10'-0"+ 10'-0"+ 12'-0"+ 12'-0"+ 12'-0"+ 12'-0"+ 12'-0"+ 9'-0"+ 12'-0"+ 12'-0"+ 12'-0"+ 12'-0"+ 13'-0"+ 12'-0"+ 12'-0"+ 12'-0"+ 9'-0"+ 9'-0"+ 10'-0"+ 9'-0"+ 9'-0"+ 9'-0"+ 9'-0"FX8FX8FX8FX8FX8FX8FX2AFX2AFX2AFX2FX2FX2F4F4F4F4F4F4F4F4F4F4F4F4F4F4F4F4F4F4F4F4F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1ALLOW FOR EXTERIOR LANDSCAPELIGHTING. COORDINATION WITHLANDSCAPE DRAWINGS REQUIREDFX2AFX2AFX2AFX2AFX2AFX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5WALL MOUNTED FACADE WASH LIGHTCONCEALED BEHIND PLANTER.COORDINATION WITH LANDSCAPING ANDMERCHANDISING REQUIREDFX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX2FX2FX2FX2FX2FX2FX2FX2ADJ. LINEAR LED MOUNTED TO TOP OFGLASS AWNING TO BE AIMED AT FACADETO PROVIDE SOFT GLOW ABOVEFX2ADJ. LINEAR LED CONCEALED WITHINARCHITECTURAL CHANNEL AND AIMED ATFACADE TO PROVIDE SOFT GLOW ABOVEFX5FX2FX2FX2FX2F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1(4)FX7(4)FX7(4)FX7(4)FX7F14F14F14F14F14F14F1F1F1PROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1.General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2.GC to paint downlight trims to match ceilingper architects direction. Ensure trims can beremoved after painting and do not stick.3.GC to furnish and install adequare drainagearound all direct burial transformers andrecessed in-grade light fixtures.4.GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflictingdimensions or site conditions prior tocommencement of work.5.GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6.Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions arefor design intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:REV. DATE.DESCRIPTION10.23.2024FOR REVIEW11.22.2024100% SCHEMATIC DESIGN01.10.2025PLANNING REVIEWLIGHTING LAYOUTLT-1.0PROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1.General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2.GC to paint downlight trims to match ceilingper architects direction. Ensure trims can beremoved after painting and do not stick.3.GC to furnish and install adequare drainagearound all direct burial transformers andrecessed in-grade light fixtures.4.GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflictingdimensions or site conditions prior tocommencement of work.5.GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6.Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions arefor design intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:1/8" = 1'-0"EXTERIOR LIGHTING LAYOUT1Page 138 FX2AFX2AFX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX2FX2FX2FX2FX2AFX2AFX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX2FX2FX2FX2FX2AFX2AFX2AFX2FX2FX2FX2FX2FX2FX2FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1NOTES FOR ZONING AND LIGHTING CONTROLS:1.ALL BUILDING LIGHTING TO BE DIMMABLE, INCLUDING ARCHITECTURAL AND DECORATIVE (MERCHANDISE) LIGHTING.2.ONE ZONE PER "F" TYPE, PER INSTALLATION LOCATION OR CONDITION (UNLESS OTHERWISE NOTED ON DRAWINGS).LIGHTING CONTROL SYSTEM SEQUENCE OF OPERATION:ALL BUILDING LIGHTING AT RH LOS GATOS IS CONTROLLED BY PRESET SCENES ON A TIME CLOCK SCHEDULE.BUILDING WIDE SCENE DESCRIPTIONSSCENE 1: RETAIL DAY ACTIVATES AT 7:00AM DAILY, 15 SECOND FADE TIME. INTERIOR LIGHTING TURNS ON AT PRESET, DIMMEDLEVELS DETERMINED BY LIGHTING DESIGNER AND APPROVED BY RH. EXTERIOR LIGHTING TURNS OFFSCENE 2: RETAIL NIGHT ACTIVATES 15 MINUTES BEFORE SUNSET, 15 SECOND FADE TIME. EXTERIOR LIGHTING TURNS ON AT PRESET,DIMMED LEVELS DETERMINED BY LIGHTING DESIGNER AND APPROVED BY RH.SCENE 3: OVERNIGHT ACTIVATES AT 11PM. MOST INTERIOR LIGHTING TURNS OFF, LIGHTING DESIGNER TO DETERMINE OVERNIGHTSETTING ON SITE AHEAD OF GALLERY OPENING.SCENE 4: EVENT ACTIVATES ON-DEMAND DURING OPENING EVENT. LIGHTING DESIGNER WILL DETERMINE CUSTOM SETTINGAPPROVED BY RH. LIGHTING LEGENDTYPESYMBOLDESCRIPTIONLOCATIONF1SURFACE MOUNTED SINGLE CIRCUIT TRACKRETAIL, THROUGHOUTF2ADJUSTABLE TRACK HEADRETAIL, THROUGHOUTF43" SQUARE RECESSED DOWNLIGHTRESTROOMS, PASSAGESF14WEIGHTED BASE UNDERWATER ACCENT LIGHTCAFE CENTRAL FOUNTAINFX1JAMB MOUNTED ACCENT LIGHTFACADE, DOOR AND WINDOW JAMBSFX2SURFACE MOUNTED LINEAR LED UPLIGHTFACADE AWNINGSFX2ASURFACE MOUNTED LINEAR LED UPLIGHTFACADE, CORNICEFX5WALL MOUNTED FACADE WASH LIGHTFACADEFX7STAKE MOUNTED TREE UPLIGHTCAFE TREESFX8GRADE RECESSED UPLIGHTMAIN ENTRY DOOR JAMBSPROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1.General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2.GC to paint downlight trims to match ceilingper architects direction. Ensure trims can beremoved after painting and do not stick.3.GC to furnish and install adequare drainagearound all direct burial transformers andrecessed in-grade light fixtures.4.GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflictingdimensions or site conditions prior tocommencement of work.5.GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6.Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions arefor design intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:EXTERIORLIGHTINGELEVATIONSLT-2.0PROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1.General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2.GC to paint downlight trims to match ceilingper architects direction. Ensure trims can beremoved after painting and do not stick.3.GC to furnish and install adequare drainagearound all direct burial transformers andrecessed in-grade light fixtures.4.GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflictingdimensions or site conditions prior tocommencement of work.5.GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6.Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions arefor design intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:1/8" = 1'-0"SOUTH ELEVATION31/8" = 1'-0"EAST ELEVATION21/8" = 1'-0"WEST ELEVATION1REV. DATE.DESCRIPTION10.23.2024FOR REVIEW11.22.2024100% SCHEMATIC DESIGN01.10.2025PLANNING REVIEWPage 139 Page 140 PREPARED BY: Erin M. Walters Senior Planner 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 02/26/2025 ITEM NO: 5 DESK ITEM DATE: February 26, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT Requesting Approval for Modification of Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. Located at 31 University Avenue. APN 529-02- 044.Planned Development Modification PD-25-001, Architecture and Site Application S-25-004 and Conditional Use Permit U-25-001. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson, MBH Architects. Project Planner: Erin Walters. REMARKS: Attachment 4 includes existing and proposed building and streetscape elevations. ATTACHMENTS: Previously Received with the February 26, 2025, Staff Report: 1.Planned Development Ordinance 2025 2.Applicant’s Request and Letter of Justification 3.Development Plans Received with this Desk Item Report: 4.Existing and Proposed Building Elevations EXHIBIT 9Page 141 This Page Intentionally Left Blank Page 142 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 3/16" = 1'-0" A003 EXTERIOR ELEVATIONS COMPARISON 59485 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN 02/26/2025 HISTORICAL REVIEW SCALE: 3/16" = 1'-0"1 PROPOSED SOUTH ELEVATION -VIEW FROM UNIVERSITY AVE SCALE: 3/16" = 1'-0"2 EXISTING SOUTH ELEVATION -VIEW FROM UNIVERSITY AVE ATTACHMENT 4 Page 143 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 3/16" = 1'-0" A004 EXTERIOR ELEVATIONS COMPARISON 59485 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN 02/26/2025 HISTORICAL REVIEW SCALE: 3/16" = 1'-0"1 PROPOSED EAST ELEVATION -VIEW FROM ELM ST SCALE: 3/16" = 1'-0"2 EXISTING EAST ELEVATION -VIEW FROM ELM ST Page 144 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 3/16" = 1'-0" A005 EXTERIOR ELEVATIONS COMPARISON 59485 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN 02/26/2025 HISTORICAL REVIEW SCALE: 3/16" = 1'-0"1 PROPOSED NORTH ELEVATION -VIEW FROM REAR PARKING LOT SCALE: 3/16" = 1'-0"2 EXISTING NORTH ELEVATION -VIEW FROM REAR PARKING LOT Page 145 EXISTING ADJACENT BUILDING A25' - 0"EXISTING ADJACENT BUILDING B27' - 4"22' - 2"27' - 0"30' - 0"24' - 0"ELM STREET28' - 0"EXISTING ADJACENT BUILDING A 30' - 0"24' - 0"EXISTING ADJACENT BUILDING B20' - 6"18' - 0"ELM STREET26' - 8"28' - 0"25' - 0"960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 1/16" = 1'-0" A002 MASSING ELEVATIONS 59485 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN 02/26/2025 HISTORICAL REVIEW SCALE: 1/16" = 1'-0"2 EXISTING BUILDING VIEW FROM UNIVERSITY AVE SCALE: 1/16" = 1'-0"1 PROPOSED BUILDING VIEW FROM UNIVERSITY AVE Page 146 TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING FEBRUARY 26, 2025 The Historic Preservation Committee of the Town of Los Gatos conducted a regular meeting on February 26, 2025, at 4:00 p.m. MEETING CALLED TO ORDER AT 4:00 PM ROLL CALL Present: Chair Lee Quintana, Planning Commissioner Susan Burnett, and Committee Member Alan Feinberg. Absent: Planning Commissioner Emily Thomas and Vice Chair Martha Queiroz. VERBAL COMMUNICATIONS None. CONSENT ITEMS 1.Approval of Minutes – January 22,2025 MOTION: Motion by Commissioner Burnett to approve the consent calendar. Seconded by Committee Member Feinberg. VOTE: Motion passed unanimously, 3-0. Commissioner Thomas and Vice Chair Queiroz absent. PUBLIC HEARINGS 2.17121 Wild Way Request for Review PHST-24-022 Consider a Request to Construct Exterior Alterations (Window and Door Replacement) to a Pre-1941 Single-Family Residence on Property Zoned R-1:20. APN 424-30-080. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: ALG Homes, LLC Applicant: Erik Zang Project Planner: Maria Chavarin The project planner presented the staff report. Opened Public Comment. Mark Hulbert, Preservation Architect, EXHIBIT 10Page 147 PAGE 2 OF 8 HISTORIC PRESERVATION COMMITTEE MINUTES OF FEBRUARY 26, 2025 Mark has decades of experience with historic resources which includes windows. Window manufacturers now offer more historic style windows. Of the array of window choices, he recommends for residential buildings, either the Marvin’s ultimate series or the Anderson’s E series. Both offer high quality and offer customization. The existing windows are steel. But at 100 years old, they are leaky and rusty on the interior. A new steel replacement is four times the cost if other options. Steel is also bulky and heavy. There is nothing wrong with fiberglass. There are solid and aluminum clad choices. They offer casing choices. The Marvin’s Ridgeland profile matches the windows on the house. The windows’ interior would be wood and painted. Committee members asked questions of the applicant. Mark Hulbert, Preservation Architect, The Marvin clad has simulated divided lites. The old windows have a 1-¼ inch sash of steel. The new windows have a 2-inch sash necessary to meet environmental needs. The dark sample is the Anderson profile. The Marvin example is a better profile match. The casing is a better match. There is a better profile on the muntin. It is a custom narrow muntin. The divided lites are simulated and not individual glass panes. The windows will be double-paned, environmental, and fire glass. All forty windows will be changed. Marvin can customize each one. The color of the window will be a dark charcoal. The metal edge will not show. It’ll be a full window. The frame, sash, casings are all one piece. The Fire Department asks that all the windows be changed for fire protection. The steel doors will remain. Closed Public Comment. Committee members discussed the matter. Surprised to find a Tudor style home of this quality and age is in this Town. It is truly unique. Thank you for taking the extra effort to preserve what is there. Thank you to the owners for doing what we asked and presenting it to us. MOTION: Motion by Committee Member Fienberg to Approve the Request to Construct Exterior Alterations (Window and Door Replacement) to a Pre- 1941 Single-Family Residence on Property Zoned R-1:20. APN 424-30- 080.Recommending the Marvin window described as a half metal clad and wood interior window. Seconded by Commissioner Burnett. VOTE: Motion passed unanimously, 3-0. Commissioner Thomas and Vice Chair Queiroz absent. 3.354 Bachman Court Request for Review Application HS-25-008 Consider a Request for Approval to Construct Exterior Alterations (Window Replacement) to a Non-Contributing Single-Family Residence in the Almond Grove Page 148 PAGE 3 OF 8 HISTORIC PRESERVATION COMMITTEE MINUTES OF FEBRUARY 26, 2025 Historic District on Property Zoned R-1D:LHP:PD. APN 510-58-004. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: John Haas Applicant: Renewal by Andersen/Hilda Ramirez Project Planner: Sean Mullin The project planner presented the staff report. Opened Public Comment. Hilda Ramirez, Applicant Mr. Haas, the owner, attempted to purchase twelve retrofit Fibrex windows and one patio door. The original windows are vinyl. The owner’s main concern is about energy efficiency. Closed Public Comment. Committee members asked questions of Staff. Sean Mullin, Project Planner When the Design Guidelines were written, these materials were not available. “Fibrex” is the brand name for wood composite. The applicant is proposing like-for-like double-hung windows. Committee members discussed the matter. MOTION: Motion by Commissioner Burnett to Approve a Request for Approval to Construct Exterior Alterations (Window Replacement) to a Non- Contributing Single-Family Residence in the Almond Grove Historic District on Property Zoned R-1D:LHP:PD. APN 510-58-004. Seconded by Allen Feinberg. VOTE: Motion passed unanimously, 3-0. Commissioner Thomas and Vice Chair Queiroz absent. 4. 123 Wilder Avenue Architecture and Site Application S-23-039 Consider a Request to Construct Exterior Alterations (Siding Replacement) to an Existing Accessory Structure (Garage) Located in the Almond Grove Historic District on Property Zoned R-1D:LHP. APN 510-18-008. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Page 149 PAGE 4 OF 8 HISTORIC PRESERVATION COMMITTEE MINUTES OF FEBRUARY 26, 2025 Property Owner: Bogusla Marcinkowski and Brygida Sas-Marcinkowski Applicant: Jose De La O Project Planner: Sean Mullin The project planner presented the staff report. Applicant is not present. Opened and Closed Public Comment. Committee members discussed the matter. Concerned that the applicant has not shown up or sent a representative. Would like to hear from them before deciding. In support since the proposed siding would complement the house which has the same style siding. The owner wants to change the siding but that requires an entirely different application. The setbacks are not standard either. If the siding changes, it loses the setback variance. Could not support the application if it does not follow the rules. Committee members asked questions of Staff. Sean Mullin, Project Planner A potential remedy is to apply for a Variance to the shingle siding and a Variance for the non-conforming setback. If the exterior is so rotten, it can be demolished with in-kind replacement. If deemed reparable by the Building Official, they can replace in kind using the same footprint. Communication with the applicant is challenging. It is best to have them appear to a hearing to get their feedback. MOTION: Motion by Chair Quintana to Continue to a Date Uncertain the Request to Construct Exterior Alterations (Siding Replacement) to an Existing Accessory Structure (Garage), for Staff to Communicate with the Applicant as to Difficulties of a Non-in-Kind Replacement and for Next Steps. Seconded by Commissioner Burnett. VOTE: Motion passed unanimously, 3-0. Commissioner Thomas and Vice Chair Queiroz absent. 5. 31 University Avenue Architecture and Site Application S-25-004 and Conditional Use Permit U-25-001 Requesting Approval for Modification of the Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. Page 150 PAGE 5 OF 8 HISTORIC PRESERVATION COMMITTEE MINUTES OF FEBRUARY 26, 2025 Planned Development Modification PD-25-001, Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC Applicant: Rick Nelson, MBH Architects Project Planner: Erin Walters The project planner presented the staff report. Opened Public Comment. Jordan Brown, Architect and Design Lead, and Stu Waggoner, Pre-development Lead RH is a retail and restaurant company founded in 1979 in Northern California. It is based in Corte Madera with several prominent locations around the Bay Area including a Gallery on Santa Cruz Avenue. Where they have been a tenant for the last 15 years. We are invested in the design of our brand and physical gallery experiences. We’re obsessed with great architecture. We either find to readapt existing buildings or build. With Los Gatos it a little bit of both. The proposal at 31 University Avenue is sensitive to and supportive of the larger historic district. The design will expand the aesthetic and details of the existing Meditteranian style while maintaining the existing footprint, setback, and overall massing. Upgraded building finish of hand-troweled colored venetian plaster, installation of new metal windows and doors whose size, rhythm and topology consistent with the existing building style and of the caliber of the old town shopping center across University Avenue. The current building is a non-contributing commercial building, built in 1999. Currently an assemblage of small store fronts of miscellaneous, unrelated materials. Previously housed two separate retail and restaurant tenants. The retail portion has been vacant for last two years. Proposal as a single tenant, they unified the unrelated units to create a visually harmonious and stately façade commensurate with the caliber of the surrounding Old Town commercial center. As shown in the elevation comparison, our proposal reorganizes the buildings for our needs by creating a central entry and restaurant space with surrounded retail that seamlessly blends interior and exterior home and hospitality. Created a formal central entry and adjusted the misaligned cornices and rooflines as well as the window sizing and spacing for a more cohesive façade. Committee members asked questions of the applicant. Jordan Brown, Architect and Design Lead We took our design cues from the existing architecture. The existing façade details are carried through to the new design. This proposal is one of the more unique Restoration Hardware buildings in the area. It was designed at a smaller scale to fit a smaller town. The footprint, cornice details, façade openings, and window details all match what is there. Most of the surrounding buildings are all the same material. The skylight would be barely visible from the human eye level, down the street and from across the street. The skylight is seven inches lower than the surrounding buildings. We have brought renderings of different perspectives, time of day, an interior view to show how it relates to the exterior, a photo of the corner now Page 151 PAGE 6 OF 8 HISTORIC PRESERVATION COMMITTEE MINUTES OF FEBRUARY 26, 2025 and a drawing of the proposed for comparison. However, there is not a drawing of the rear view from the parking lot. Closed Public Comment. Committee members discussed the matter. The building seems out of character with the rest of Old Town. It does not follow Policy LU 6.5: consistent with the neighborhood, or Policy LU 1.4: designed in context of the neighborhood. The skylight can be seen from the back. The roofline does not have enough character. The proposed design modifies the original intent of that side of the street which is to appear as a collective of individual structures. The three structures should not be unified into one consistent and symmetrical mass. Prefer the optical illusion of different rooflines, finishes, windows, and awnings. Even though it has the Mediterranean style it is not as compatible with the rest of downtown. The design doesn’t relate well with the existing Old Town section of downtown. MOTION: Motion by Commissioner Burnett to Deny the Modification of the Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. They could come back. Seconded by Committee Member Fienberg. ALTERNATE MOTION: Motion by Chair Quintana to Continue the Item to a Date Uncertain. Ask the Applicant to Consider the Issues Raised about Being Broken up into Different Sections and More Compatible with the Surrounding Structures. Seconded by Commissioner Burnett VOTE: Motion passed unanimously, 3-0. Commissioner Thomas and Vice Chair Queiroz absent. OTHER BUSINESS 6. 14344 La Rinconada Drive Request for Review Application PHST-24-013 Preliminary Review for Construction of an Addition and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1:8. Located at 14344 La Rinconada Drive. APN 409-19-019. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner/Applicant: William Maynard Project Planner: Erin Walters Page 152 PAGE 7 OF 8 HISTORIC PRESERVATION COMMITTEE MINUTES OF FEBRUARY 26, 2025 The project planner presented the staff report. Opened Public Comment. Michelle Minor, Architect Designer The street is diverse in styles and sizes. The houses are predominately cottage style with a few Craftsmen, stucco ranch, and others. Their proposal has a garage on the street. There are eleven homes on that street. Three have no garages. Three have detached garages in the rear. One has a detached 3-car garage. One has a garage that takes up the whole front. One lot has two homes with a flag lot behind. This two-home lot has an attached garage that is 3 ½ feet in front of any other front elevation. The proposed design will be slightly back from the front and not as predominant. The garage roof pitch has been lowered from 12 by 12 to 10 by 12. The roof form has been reduced and the garage roof height has been reduced by over two feet. The structure now classified as an attic. On Wedgewood Avenue and Mulberry Drive, the garages are mainly located in front. As instructed, the design is set back, has reduced bulk, and all the materials, trim, windows, siding, and roofing will match what is there. The design is consistent with the street. It does not overwhelm the street. A fence and landscaping will be added in front. Committee members asked questions of the applicant Michelle Minor, Architect Designer If they make the roof double gabled it would be very prominent. Added a hip roof instead to reduce the prominence. Closed Public Comment. Committee members discussed the matter. The request to be removed from the inventory has to be made by the Applicant. On this street there were other small bungalows that have asked to be removed from the inventory. But once a house is removed it can be replaced by a much larger structure. This design is a big improvement over what was presented before. It is a major upgrade to the street and the house. The Committee is supportive of the design. This is a preliminary review and does not require a motion. Staff will work with applicant on next steps. REPORT FROM THE DIRECTOR None. COMMITTEE MATTERS Page 153 PAGE 8 OF 8 HISTORIC PRESERVATION COMMITTEE MINUTES OF FEBRUARY 26, 2025 • Agenda item suggestion to have an informal discussion with committee and staff, on what constitutes a pre-1941 building, not in a Historic District, vs. a Landmark designation. A Landmark must be consistent with the State or Los Gatos criteria. If it is exceptionally significant it is a Landmark. Historic Districts that don’t necessarily have Landmark building but can have Pre-1941 buildings that are contributors to the District. There are Pre-1941 Presumptive buildings that are not in a District. How do we decide what is not Presumptive but a Historic Resource? What is the criteria? Need clarity for consistency. It would be an educational discussion under Other Business. ADJOURNMENT The meeting adjourned 5:28 p.m. This is to certify that the foregoing is a true and correct copy of the minutes of the February 26, 2025 meeting as approved by the Historic Preservation Committee. Prepared by: ________________________________________ /s/Sean Mullin, AICP, Planning Manager Page 154 TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION (408) 354-6872 Fax (408) 354-7593 March 27, 2025 Rick Nelson, MBH Architects Via email RE: 31 University Avenue Planned Development Modification PD-25-001 Architecture and Site Application S-25-004 Conditional Use Permit U-25-001 Requesting Approval for Modification of Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson, MBH Architects. Project Planner: Erin Walters. On February 26, 2025, the Los Gatos Historic Preservation Committee considered and continued the item with feedback. On March 26, 2025, the Committee reconsidered and discussed the item. The Committee made a recommendation of denial and has forwarded the recommendation to the Planning Commission for consideration. In support of its recommendation of denial, the Committee provided the following reasoning: •Although the proposed design is a Mediterranean style, it is not as compatible with the existing Old Town buildings; it is not consistent with the Planned Development; or the character of the University/Edelen Historic District; •The design should convey a collective of individual structures rather than one consistent and symmetrical massing; •Consider the addition of tile roofing material; •Consider the impact of the skylight from all elevations; and CIVIC CENTER 110 E. MAIN STREET LOS GATOS, CA 95030 EXHIBIT 11 Page 155 • The motion also included the subtle changes outlined at the March 26, 2025, meeting regarding paint, lighting, materials, trees, landscaping, roof painting, etc. to achieve the appearance of a collective of individual structures. If you have any questions, I can be contacted by phone at (408) 354-6867 or by email at ewalters@losgatosca.gov. Sincerely, Erin M. Walters Senior Planner cc: Lindsey Laird, RH, via email N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2025\University 31- 03-26-25- HPC Action Letter.docx Page 156 PREPARED BY: Erin M. Walters Senior Planner 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 03/26/2024 ITEM NO: 3 DATE: March 21, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Modify Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Use Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. Located at 31 University Avenue. APN 529-02-044. Planned Development Modification PD-25-001, Architecture and Site Application S-25-004, and Conditional Use Permit U-25-001. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson, MBH Architects. Project Planner: Erin Walters. RECOMMENDATION: Consider a request for approval for exterior modifications to an existing commercial building, Building E in the Old Town Los Gatos Shopping Center in the University/Edelen Historic District on property zoned C-2:LHP:PD, located at 31 University Avenue. BACKGROUND: On February 26, 2025, the Committee considered the request, discussed the item, and continued the item to a meeting date certain with the following feedback (Attachment 5): Although the proposed design is a Mediterranean style, it is not as compatible with the existing Old Town buildings; and not consistent with the Planned Development or the character of the University/Edelen Historic District; The design should convey a collective of individual structures rather than one consistent and symmetrical mass; Consider the addition of tile roofing material; and Consider the visual impact of the skylight from all elevations. Page 53 EXHIBIT 12Page 157 PAGE 2 OF 4 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: March 21, 2025 DISCUSSION: The applicant considered the Committee’s direction and has decided to not modify the proposed exterior modifications and has provided a response letter (Attachment 6). The applicant proposes to modify the exterior of Building E to establish more cohesive architecture for the future single tenant of the building (Attachment 7). Exterior modifications would be made to all four elevations and include:  Roof alterations creating consistent and symmetrical massing;  Changes to window and door shapes, integrating arched, and rectangular fenestration;  New fabric awnings and metal and glass canopy awnings;  A new skylight; and  New stucco siding. A color and materials sheet showing the proposed finishes of the new exterior materials is included on A406 in the Development Plans included as Attachment 7. CONCLUSION: The applicant is seeking a recommendation from the Committee for exterior modifications to Building E. (Attachment 7). Should the Committee find merit in the request, the Committee should forward a recommendation of approval for the request to the Planning Commission. The application package would continue through the discretionary review process and would not return to the Committee. CONSIDERATIONS: A. Considerations Required with Recommendation In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless: _____ In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district. Page 54Page 158 PAGE 3 OF 4 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: March 21, 2025 ATTACHMENTS: Previously distributed with the February 26, 2025, Staff Report: 1. Planned Development Ordinance 2025 2. Applicant’s Request and Letter of Justification 3. Development Plans Previously received with the February 26, 2025, Desk Item Report: 4. Existing and Proposed Building Elevations Received with this Staff Report: 5. HPC Action Letter, February 26, 2025 6. Response Letter 7. Development Plans Page 55Page 159 This Page Intentionally Left Blank Page 56Page 160 TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION (408) 354-6872 Fax (408) 354-7593 February 26, 2025 Rick Nelson, MBH Architects Via email RE: 31 University Avenue Planned Development Modification PD-25-001 Architecture and Site Application S-25-004 Conditional Use Permit U-25-001 Requesting Approval for Modification of Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson, MBH Architects. Project Planner: Erin Walters. On February 26, 2025, the Los Gatos Historic Preservation Committee considered the request, discussed the item, and continued the application to a meeting date certain of March 26, 2025, with the following feedback: •Although the proposed design is a Mediterranean style, it is not as compatible with the existing Old Town buildings; it is not consistent with the Planned Development; or the character of the University/Edelen Historic District; •The design should convey a collective of individual structures rather than one consistent and symmetrical massing; •Consider the addition of tile roofing material; and •Consider the impact of the skylight from all elevations. If you have any questions, I can be contacted by phone at (408) 354-6867or by email at ewalters@losgatosca.gov. Sincerely, Erin M. Walters, Senior Planner cc: Lindsey Laird, RH, via email N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2025\University 31- 02-26-25- HPC Action Letter.docx CIVIC CENTER 110 E. MAIN STREET LOS GATOS, CA 95030 ATTACHMENT 5Page 57Page 161 This Page Intentionally Left Blank Page 58Page 162 March 14, 2025 Historic Preservation Committee 110 E. Main Street Los Gatos, CA 95030 Project: RH Los Gatos - PD-25-001, S-25-004 and U-25-001 Location: 31 University Ave Dear Members of the Historic Preservation Committee: I would like to first thank you for your time on February 26, 2025. We appreciated your feedback but after careful consideration, we have chosen to maintain our current design. When developing our Proposal, we closely studied the existing Mediterranean components of the building and the Old Town Shopping Center, its proportions, window types and architectural details. We also considered the buildings immediately adjacent and incorporated their unified design into our building, both in color and articulation, with the goal of creating a harmonious façade design that assimilates into, rather than competes with the larger Historic District. At RH, we strive to obtain balance, symmetry and perfect proportions with our architectural approach and believe our design does exactly that. With respect, we would like to maintain our Proposal. I hope the explanation above provides you with an understanding of our position. Thank you, Stuart Wagner STUART WAGNER SENIOR DIRECTOR, PRE-DEVELOPMENT RH | GALLERY DEVELOPMENT C: 919.621.0741 ATTACHMENT 6 Page 59Page 163 This Page Intentionally Left Blank Page 60Page 164 81,9(56,7<$9(18((/0675((7      $$%&&$             )5<(5 & + $ 5 % 5 2 , / ( 5 (;,67,1*63$&( 1,& *$//(5< *$//(5< '(6,*1678 ' , 2 ',6+35( 3 .,7&+( 1 %(9(5$ * (&2/''5<6725$* ( 6:$7& + %5($.5 2 2 0 /($'(5 62)),&(6+,35(& 75$6+0(&+(/(&-$1,725 ( 87,/,7<5220117'-8"66'-9"24'-1"44'-1"3'-8"47'-11"9'21'-11"15'-10" 21'-10"52'-6"6'-9"DWODQWLFDYHQXH$ODPHGD&$PEKDUFKFRP&RQVXOWDQW6HDO'UDZLQJ7LWOH3URMHFW1R6FDOH'UDZLQJ1R5HYLHZHG%\'UDZLQJVDQGZULWWHQPDWHULDODSSHDULQJKHUHLQFRQVWLWXWHRULJLQDODQGXQSXEOLVKHGZRUNRIWKH$UFKLWHFWDQGPD\QRWEHGXSOLFDWHGXVHGRUGLVFORVHGZLWKRXWZULWWHQFRQVHQWRIWKH$UFKLWHFWF0%+$5&+,7(&765?5+?/RV*DWRVB?B&$'?B6KHHWV?$&RYHU6KHHWGZJ3ORWWHG)ULGD\-DQXDU\SPE\%UHQGD%5LFN1,VVXHG5HYLVHG'DWH$VQRWHG5+/26*$72681,9(56,7<$9(/26*$726&$3URMHFW$UFKLWHFW1R35($33/,&$7,213$&.$*('UDZQ%\ %UHQGD%3/$11,1*68%0,77$/6&+(0$7,&'(6,*13/$11,1*68%0,77$/&29(56+((7$INSULATIONINTINTERIORJANJANITORL/TJSTJOISTJTJOINTLBSPOUNDSLFLINEAR FOOTLHLEFT-HANDEDLLLANDLORDMATMATERIALMAXMAXIMUMMECHMECHANICALMFRMANUFACTURERMINMINIMUMMISCMISCELLANEOUSMTDMOUNTEDMTLMETALNATNATURALNICNOT IN CONTRACTNOMNOMINALNTSNOT TO SCALEOCON CENTERODOUTSIDE DIAMETEROPPOPPOSITEPLAMPLASTIC LAMINATEPLYWDPLYWOODPRPAIRPPAINTPTPORCELAIN TILEPTDPAINTEDP.T.PRESSURE TREATEDPTNPARTITIONRRISERRADRADIUSRECRECESSEDREQDREQUIREDREFREFERENCERESILRESILIENTREVREVISIONRHRIGHT HANDRMROOMROROUGH OPENINGRWLRAIN WATER LEADERSCSOLID CORESDSMOKE DETECTORSECTSECTIONSFSQUARE FOOT (FEET)SHTSHEETSIMSIMILARSIPSSTRUCT. INSULATED PANELSND INSSOUND INSULATIONSPECSPECIFICATIONSQSQUARESSTSTAINLESS STEELSTDSTANDARDSTLSTEELSTNSTAINSYSSYSTEMTTREADT&GTONGUE & GROOVETHKTHICKNESSTHRTHRESHOLDTOBTOP OF BEAMTOCTOP OF CONCRETETOJTOP OF JOISTTOMTOP OF MASONRYTOSTOP OF SLABTOSTOP OF STEELTOWTOP OF WALLTPDTOILET PAPER DISPENSERTYPTYPICALUCUNDERCUTUNOUNLESS NOTED OTHERWISEVCTVINYL COMPOSITION TILEVERTVERTICALVIFVERIFY IN FIELDVPVENEER PLASTERW/WITHW/OWITHOUTWAWALL ANCHORWCWATER CLOSETWDWOODWFWIDE FLANGEWHWATER HEATERWPWORKING POINTARCHITECT:MBH ARCHITECTS960 ATLANTIC AVENUEALAMEDA, CA, 94501PHONE: 510-865-8663CONTACT: RICK NELSONPROJECT MANAGEREMAIL: RIX@MBHARCH.COMCONTACT: BRENDA BARAJASDESIGNEREMAIL: BRENDAB@MBHARCH.COMSTRUCTURAL:MURPHY BURR CURRY, INC.CONSULTING STRUCTURAL ENGINEERS85 2ND STREET, SUITE 501SAN FRANCISCO, CA 94105PHONE: 415-669-5382CONTACT: ZACK C. KARDONEMAIL: ZKARDON@MBCSE.COMPROJECT TEAMPROPERTY OWNER:FEDERAL REALTY356 SANTANA ROW SUITE 1005SAN JOSE CA 95128PHONE: (408) 551-2254CONTACT: ROBERT AGUIRRE, SR.PROJECT MANAGEREMAIL: RAGUIRRE@FEDERALREALTY.COMMECH/ELEC/PLUMB:MECHANICAL ELECTRICALENGINEERING CONSULTANTS, MEEC14496 N. SHELDON RD., SUITE 260,PLYMOUTH, MI 48170PHONE: 734-454-5516 EXT. 751CONTACT: WILLIAM E. VERNIER IIIDIRECTOR OF MECHANICAL ENGINEERINGEMAIL: WVERNIER@MEECI.COMCODE INFORMATIONSPRINKLERED (YES/NO):YES (EXISTING)GENERAL NOTES1. DO NOT SCALE THE DRAWINGS.2. VERIFY FIELD CONDITIONS PRIOR TO COMMENCEMENT OF EACH PORTION OF THEWORK.3. THE ARCHITECT ASSUMES NO RESPONSIBILITY FOR ANY PORTION OF THE WORKWHICH IS PERFORMED WITHOUT A PERMIT ISSUED BY A REGULATORY AUTHORITY OFTHE MUNICIPALITY IN WHICH THE PROJECT IS LOCATED.4.THROUGHOUT THIS SET OF DRAWINGS, THE TERM "SDB" REFERS TO THECLIENT/TENANT. THE TERM "LANDLORD" REFERS TO THE PROPERTY OWNER.5. THE CONTRACTOR SHALL MAKE NO REVISIONS, ALTERATIONS OR CHANGES TO THEWORK AS SHOWN IN THE CONTRACT DOCUMENTS WITHOUT THE PRIOR WRITTENAPPROVAL OF THE ARCHITECT AND/OR SDB REPRESENTATIVE. NO ADDITIONALCOSTS FROM THE GENERAL CONTRACTOR SHALL BE CONSIDERED AND THE WORKMAY E REQUIRED TO BE REMOVED WITHOUT SUCH APPROVAL BY ARCHITECT.6.SEE SPECIFICATIONS FOR ADDITIONAL CRITERIA AND CONSTRUCTIONREQUIREMENTS.7.DIMENSIONS SHOWN AS 'VIF' SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELDBY LAYING OUT THE PARTITIONS. NOTIFY ARCHITECT OF ANY DISCREPANCIES IN.DIMENSIONS PRIOR TO PROCEEDING WITH WORK.8. DIMENSIONS SHOWN AS 'CLEAR' OR 'HOLD' SHALL BE MAINTAINED AND ALLOW FORTHICKNESS OF FINISHES; INCLUDING FLOOR FINISHES. NOTIFY ARCHITECT OF ANYDISCREPANCIES IN DIMENSIONS PRIOR TO PROCEEDING WITH WORK.9.DIMENSIONS ARE TO THE STRUCTURAL GRID OR TO FINISH SURFACES, UNLESSOTHERWISE INDICATED.10. ELEVATIONS REFERENCED ARE ABOVE SDB FINISH FLOOR FOR EACH ROOMTHROUGHOUT TENANT SPACE, UNLESS OTHERWISE NOTED. FINISH FLOORELEVATIONS MAY VARY FROM ROOM TO ROOM DEPENDING UPON FLOOR FINISHES.11. GENERAL CONTRACTOR SHALL PROVIDE THE BUILDING OFFICIAL WITH ACERTIFICATE OF CONSTRUCTION COMPLIANCE WITH ENERGY CONSERVATIONSTANDARDS UPON FINAL BUILDING DEPARTMENT INSPECTIONS (WHERE REQUIRED).12. GENERAL CONTRACTOR SHALL PREPARE THE FLOOR LEVEL AND SMOOTH ANDPROVIDE FOR THE FILLING OF ALL FLOOR DRAINS, FLOOR SINKS OR OTHER SUCHDEPRESSIONS, CRACKS OR IRREGULARITIES IN FLOOR SLAB.13. PROVIDE BLOCKING AT WALLS TO MEET CODE MINIMUM WHERE REQUIRED FORSUPPORT OF FIXTURES/ACCESSORIES.14. GENERAL CONTRACTOR SHALL PROVIDE ACCESS PANELS FOR ALL TRADES ASREQUIRED BY CODE. LOCATIONS TO BE APPROVED BY ARCHITECT AND/OR SBDREPRESENTATIVE PRIOR TO EXECUTION OF WORK.15 FIRE EXTINGUISHERS AND CABINETS AS REQUIRED BY LOCAL GOVERNMENT AGENCYSHALL BE PROVIDED BY GENERAL CONTRACTOR AND INCLUDED IN CONTRACT.16. STORAGE IN STOCK/STORAGE ROOMS SHALL BE MAINTAINED 18 INCHES OR MOREBELOW SPRINKLER HEAD DEFLECTORS, A 3-INCH RED STRIPE SHALL BE MARKEDALONG ALL WALLS WITHIN STOCK/STORAGE AT THE MAXIMUM STORAGE HEIGHT,AND STRIPE SHALL BE LABELED " NO STORAGE ABOVE THIS LINE" IN WHITE LETTERS AMINIMUM OF ONCE ON EACH WALLSCOPE DESCRIPTIONOCCUPANT LOAD:M - 185 OCCA-2 - 100 OCCABBREVIATIONSKEY PLANVICINITY MAP;KEYNOTEFINISH INDICATOR DOOR NO.XXXXXXDRAWING INDEXFOOD SERVICE DESIGN:NEXT STEP DESIGN913 WEST STREET,ANNAPOLIS, MD 21401PHONE: 410-263-1200CONTACT: ERIC MCCONNELLEMAIL: EMCCONNELL@NEXTSTEPDESIGN.COM@ATBOBOTTOM OFBOTBOTTOMBSMTBASEMENTHEATING VENTILATION AIR CONDITIONLLONG (LENGTH)L/TLAMLAMINATELAVLAVATORYLWLIGHTWEIGHTO/OVEROPNGOPENINGRCPREFLECTED CEILING PLANVARVARIESWRWATER RESISTANTWSCTWAINSCOTWTWEIGHTSTRUCT GRIDLEASE LINENEW WALLCENTERLINECOOLER/FREEZER WALLNEW PARTIAL HT WALLEXISTING WALLXXWALL TYPESYMBOLS LEGENDENLARGED DETAIL INDICATORSTRUCTURAL/EXISTING COLUMNGRIDLINE INDICATORPOINT OF BEGINNINGDRAWING REVISION INDICATORINTERIOR ELEVATION INDICATOR DETAIL INDICATORSECTION INDICATORXXA-XXXXXA-XXXXXA-XXXXXA-XXX4321XXA-XXXXX.XX.X&ANDA/CAIR CONDITIONINGACTACOUSTICAL CEILING TILEADAAMERICAN'S W/ DISABILITIES ACTAFFABOVE FINISH FLOORADJADJUSTABLEAHUAIR HANDLING UNITALUM/ALALUMINUMAPPROXAPPROXIMATEARCHARCHITECTURALBDBOARDBLDGBUILDINGBLKGBLOCKINGBMBEAMCJCONTROL JOINTCLCENTER LINECLGCEILINGCLG HGTCEILING HEIGHTCLRCLEARCMUCONCRETE MASONRY UNITCNTRCOUNTERCOCASED OPENINGCONCCONCRETECONSTRCONSTRUCTIONCONTCONTINUOUSCPTCARPETCSKCOUNTERSINKCTCERAMIC TILECTRCENTERDBLDOUBLEDETDETAILDIADIAMETERDIMDIMENSIONDNDOWNDRDOORDR OPNGDOOR OPENINGDWGDRAWINGEAEACHELECELECTRICALELEVELEVATIONEMEREMERGENCYEQEQUALEQUIPEQUIPMENTETREXISTING TO REMAINEWCELECTRIC WATER COOLEREXIST / (E)EXISTINGEXHEXHAUSTEXPEXPOSEDEXTEXTERIORFAFIRE ALARMFDFLOOR DRAINFEFIRE EXTINGUISHERFECFIRE EXTINGUISHER CABINETFFFINISH FACEFINFINISHFIXTFIXTUREFLRFLOORFLUORFLUORESCENT LIGHTINGFOCFACE OF CONCRETEFOFFACE OF FINISHFOSFACE OF STUDFRTFIRE RETARDANT TREATEDFTFOOT (FEET)FTGFOOTINGGAGAGEGALVGALVANIZEDGCGENERAL CONTRACTORGLGLASS or GLAZINGGRGRADEGWBGYPSUM WALLBOARDGYPGYPSUMHCHOLLOW COREHCWDHOLLOW CORE WOOD DOORHDWDHARDWOODHDWRHARDWAREHMHOLLOW METALHMFHOLLOW METAL FRAMEHORIZHORIZONTALHTHEIGHTHVACHEATING, VENTILATION & COOLINGHWHOT WATERININCHINCLINCLUDEDINSULINSULATIONINTINTERIORJANJANITORL/TJSTJOISTJTJOINTLBSPOUNDSLFLINEAR FOOTLHLEFT-HANDEDLLLANDLORDMATMATERIALMAXMAXIMUMMECHMECHANICALMFRMANUFACTURERMINMINIMUMMISCMISCELLANEOUSMTDMOUNTEDMTLMETALNATNATURALNICNOT IN CONTRACTNOMNOMINALNTSNOT TO SCALEOCON CENTERODOUTSIDE DIAMETEROPPOPPOSITEPLAMPLASTIC LAMINATEPLYWDPLYWOODPRPAIRPPAINTPTPORCELAIN TILEPTDPAINTEDP.T.PRESSURE TREATEDPTNPARTITIONRRISERRADRADIUSRECRECESSEDREQDREQUIREDREFREFERENCERESILRESILIENTREVREVISIONRHRIGHT HANDRMROOMROROUGH OPENINGRWLRAIN WATER LEADERSCSOLID CORESDSMOKE DETECTORSECTSECTIONSFSQUARE FOOT (FEET)SHTSHEETSIMSIMILARSIPSSTRUCT. INSULATED PANELSND INSSOUND INSULATIONSPECSPECIFICATIONSQSQUARESSTSTAINLESS STEELSTDSTANDARDSTLSTEELSTNSTAINSYSSYSTEMTTREADT&GTONGUE & GROOVETHKTHICKNESSTHRTHRESHOLDTOBTOP OF BEAMTOCTOP OF CONCRETETOJTOP OF JOISTTOMTOP OF MASONRYTOSTOP OF SLABTOSTOP OF STEELTOWTOP OF WALLTPDTOILET PAPER DISPENSERTYPTYPICALUCUNDERCUTUNOUNLESS NOTED OTHERWISEVCTVINYL COMPOSITION TILEVERTVERTICALVIFVERIFY IN FIELDVPVENEER PLASTERW/WITHW/OWITHOUTWAWALL ANCHORWCWATER CLOSETWDWOODWFWIDE FLANGEWHWATER HEATERWPWORKING POINT@ATBOBOTTOM OFBOTBOTTOMBSMTBASEMENTHEATING VENTILATION AIR CONDITIONLLONG (LENGTH)L/TLAMLAMINATELAVLAVATORYLWLIGHTWEIGHTO/OVEROPNGOPENINGRCPREFLECTED CEILING PLANVARVARIESWRWATER RESISTANTWSCTWAINSCOTWTWEIGHT&ANDA/CAIR CONDITIONINGACTACOUSTICAL CEILING TILEADAAMERICAN'S W/ DISABILITIES ACTAFFABOVE FINISH FLOORADJADJUSTABLEAHUAIR HANDLING UNITALUM/ALALUMINUMAPPROXAPPROXIMATEARCHARCHITECTURALBDBOARDBLDGBUILDINGBLKGBLOCKINGBMBEAMCJCONTROL JOINTCLCENTER LINECLGCEILINGCLG HGTCEILING HEIGHTCLRCLEARCMUCONCRETE MASONRY UNITCNTRCOUNTERCOCASED OPENINGCONCCONCRETECONSTRCONSTRUCTIONCONTCONTINUOUSCPTCARPETCSKCOUNTERSINKCTCERAMIC TILECTRCENTERDBLDOUBLEDETDETAILDIADIAMETERDIMDIMENSIONDNDOWNDRDOORDR OPNGDOOR OPENINGDWGDRAWINGEAEACHELECELECTRICALELEVELEVATIONEMEREMERGENCYEQEQUALEQUIPEQUIPMENTETREXISTING TO REMAINEWCELECTRIC WATER COOLEREXIST / (E)EXISTINGEXHEXHAUSTEXPEXPOSEDEXTEXTERIORFAFIRE ALARMFDFLOOR DRAINFEFIRE EXTINGUISHERFECFIRE EXTINGUISHER CABINETFFFINISH FACEFINFINISHFIXTFIXTUREFLRFLOORFLUORFLUORESCENT LIGHTINGFOCFACE OF CONCRETEFOFFACE OF FINISHFOSFACE OF STUDFRTFIRE RETARDANT TREATEDFTFOOT (FEET)FTGFOOTINGGAGAGEGALVGALVANIZEDGCGENERAL CONTRACTORGLGLASS or GLAZINGGRGRADEGWBGYPSUM WALLBOARDGYPGYPSUMHCHOLLOW COREHCWDHOLLOW CORE WOOD DOORHDWDHARDWOODHDWRHARDWAREHMHOLLOW METALHMFHOLLOW METAL FRAMEHORIZHORIZONTALHTHEIGHTHVACHEATING, VENTILATION & COOLINGHWHOT WATERININCHINCLINCLUDEDINSULINSULATIONINTINTERIORJANJANITORL/TJSTJOISTJTJOINTLBSPOUNDSLFLINEAR FOOTLHLLLANDLORDMATMATERIALMAXMAXIMUMMECHMECHANICALMFRMANUFACTURERMINMINIMUMMISCMISCELLANEOUSMTDMOUNTEDMTLMETALNATNATURALNICNOT IN CONTRACTNOMNOMINALNTSNOT TO SCALEOCON CENTERODOUTSIDE DIAMETEROPPOPPOSITEPLAMPLASTIC LAMINATEPLYWDPLYWOODPRPAIRPPAINTPTPORCELAIN TILEPTDPAINTEDP.T.PRESSURE TREATEDPTNPARTITIONRRISERRADRADIUSRECRECESSEDREQDREQUIREDREFREFERENCERESILRESILIENTREVREVISIONRHRIGHT HANDRMROOMROROUGH OPENINGRWLRAIN WATER LEADERSCSOLID CORESDSMOKE DETECTORSECTSECTIONSFSQUARE FOOT (FEET)SHTSHEETSIMSIMILARSIPSSTRUCT. INSULATED PANELSND INSSOUND INSULATIONSPECSPECIFICATIONSQSQUARESSTSTAINLESS STEELSTDSTANDARDSTLSTEELSTNSTAINSYSSYSTEMTTREADT&GTONGUE & GROOVETHKTHICKNESSTHRTHRESHOLDTOBTOP OF BEAMTOCTOP OF CONCRETETOJTOP OF JOISTTOMTOP OF MASONRYTOSTOP OF SLABTOSTOP OF STEELTOWTOP OF WALLTPDTOILET PAPER DISPENSERTYPTYPICALUCUNDERCUTUNOUNLESS NOTED OTHERWISEVCTVINYL COMPOSITION TILEVERTVERTICALVIFVERIFY IN FIELDVPVENEER PLASTERW/WITHW/OWITHOUTWAWALL ANCHORWCWATER CLOSETWDWOODWFWIDE FLANGEWHWATER HEATERWPWORKING POINT@ATBOBOTTOM OFBOTBOTTOMBSMTBASEMENTHEATING VENTILATION AIR CONDITIONLL/TLAMLAMINATELAVLAVATORYLWO/OVEROPNGOPENINGRCPREFLECTED CEILING PLANVARVARIESWRWATER RESISTANTWSCTWAINSCOTWTWEIGHTTENANT:RH15 KOCH RD,CORTE MADERA, CA 94925PHONE: 415-924-1005CONTACT: STU WAGNEREMAIL: SWAGNER@RH.COMGREEN BUILDING CODE: CALIFORNIA GREEN BUILDINGSTANDARDS CODEAUTHORITY HAVING JURISDICTION: TOWN OF LOS GATOSBUILDING CODE: CALIFORNIA BUILDING CODE 2022ACCESSIBILITY CODE: CALIFORNIA BUILDING CODEENERGY CODE: CALIFORNIA ENERGY CODE 2022MECHANICAL CODE: CALIFORNIA MECHANICAL CODE 2022PLUMBING CODE: CALIFORNIA PLUMBING CODE 2022ELECTRICAL CODE: CALIFORNIA ELECTRICAL CODE 2022FIRE CODE: CALIFORNIA FIRE CODE 2022TENANT IMPROVEMENT OF TWO GROUND FLOOR TENANT SPACES. THE TWOSPACES WILL HAVE THE INTERIOR DEMOLISHED AND RE-CONFIRMED INTO ONESPACE. THE NEW USE WILL BE A RETAIL SHOWROOM INCLUDING A RESTAURANT.THERE IS NO CHANGE IN GROSS BUILDING AREA OR PROPOSED USE.SCOPE TO INCLUDE COMPLETE BUILD-OUT WITH ASSOCIATED PLUMBING,MECHANICAL, ELECTRICAL, KITCHEN EQUIPMENT AND FINISHES THROUGHOUT.HEALTH CODE:CALIFORNIA RETAIL FOOD CODE 202220222022OCCUPANCY GROUP:M & A-2S-2 (GARAGE)CONSTRUCTION TYPE:IIB, VBPROJECT DATA(NO CHANGE TO EXISTING GROSS AREA)STORIES:2- STORYPROJECT SITERH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030SHELLMOUND STREETRH - LOS GATOSRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ELM STREETLIGHTING DESIGNRKV DESIGNMALIBU, CAPHONE: 310-924-2185CONTACT: REBECCA HIDALGOEMAIL: REBECCA@RVK-DESIGN.COMPLAN NORTHTRUE NORTHCONSTRUCTION PROJECT MANAGER:GARDINER & THEOBALD535 5TH AVENUE, FLOOR 3NEW YORK, NY 10017PHONE: 212-661-6624CONTACT: LAUREN WEINGARTNERPROJECT MANAGEREMAIL: L.WEINGARTNER@GARDINERUSA.COMPLANNING DEPARTMENT:TOWN OF LOS GATOSCOMMUNITY DEVELOPMENT DEPARTMENTADDRESS:110 E. MAIN STREET,LOS GATOS, CA 95030PHONE: 408-354-6823CONTACT: SEAN MULLINPLANNING MANAGEREMAIL: ^Dh>>/EΛ>K^'dK^͘'KsEXISTING E31 BUILDING AREA (GROSS)7,233 SFEXISTING E35 BUILDING AREA (GROSS) 8,724 SFCIVIL ENGINEER:KPFF700 S. FLOWER STREET, SUITE 2100LOS ANGELES, CA 90017PHONE: 213-266-5260CONTACT: CHRIS JONESPRINCIPALEMAIL: CHRIS.JONES@KPFF.COMBUILDING DEPARTMENT:TOWN OF LOS GATOSBUILDING DIVISIONADDRESS:110 E. MAIN STREET,LOS GATOS, CA 95030PHONE: 408-354-6815CONTACT: ROBERT GRAYCHIEF BUILDING OFFICIAL/ ADA COORDINATOREMAIL: Z'ZzΛ>K^'dK^͘'KsAPN:529 02 044PLUMBING CALCULATIONSFRACTIONALMETHODWATER CLOSETSURINALSLAVATORIESMF MFTOTAL 23*111REQUIRED512PROVIDED 6 1 WC 6OCCUPANCY LOAD PER 2022 CBC TABLE 1004.5FUNCTION OF SPACEOCCUPANCY LOAD FACTOR(SQUARE FEET)SQUARE FOOTAGETOTAL OCCUPANTSMERCANTILE1 PER 60 11073 SF 185 OCCASSEMBLY (WITHOUT FIXED SEATS)UNCONCENTRATED1 PER 15 900 SF 60 OCCFIXED BOOTH SEATING 1 PER 24" 36 OCCKITCHEN1 PER 200800 SF4 OCCTOTAL:12,776 SF286 OCC*PER TABLE CPC 4-1 FOOTNOTE - ACCESSORY AREAS SUCH AS, BUT NOT LIMITED TO HALLWAYS/CORRIDORS, STAIRWAYS,RAMPS, TOILET ROOMS, MECHANICAL ROOMS, CLOSETS AND FIXED EQUIPMENT MAY BE EXCLUDED.*PER TABLE CPC 422.1 - RESULT IN FRACTIONAL NUMBERS, SUCH NUMBER SHALL BE ROUNDED TO THE NEXT WHOLE NUMBER.FOR MULTIPLE OCCUPANCIES, FRACTIONAL NUMBER SHALL BE FIRST SUMMED AND THEN ROUNDED TO THE NEXT WHOLE NUMBER.M OCCUPANCY (PER OCC. LOAD) @ GROUND FLR185 OCCUPANTS I 93 MALE & 93 FEMALEi. WATER CLOSET (M): 93 OCCUPANTS X 1/100 = .93ii.WATER CLOSET (F): 93 OCCUPANTS X 1/100 = .93iii.URINAL (M): 93 OCCUPANTS X 1/200 = .47iv. LAVATORY (M): 93 OCCUPANTS X 1/200 = .47v. LAVATORY (F): 93 OCCUPANTS X 1/200 = .47A-2 OCCUPANCY (PER OCC. LOAD) @ GROUND FLR100 OCCUPANTS I 50 MALE & 50 FEMALEi. WATER CLOSET (M): 50 OCCUPANTS X 1/50 = 1ii.WATER CLOSET (F): 50 OCCUPANTS X 1/25 = 2iii.URINAL (M): 50 OCCUPANTS X 1/200 = .25iv. LAVATORY (M): 50 OCCUPANTS X 1/150 = .34v. LAVATORY (F): 50 OCCUPANTS X 1/150 = .34SUM UP ALL REQUIRED FIXTURESi. WATER CLOSET (M): .93 + 1 = 1.93 ->2ii. WATER CLOSET (F): .93 + 2 = 2.93 -> 3iii. URINAL (M): .47 + .25 = .72 -> 1iv. LAVATORY (M): .47 + .34 = .81 -> 1v. LAVATORY (F): .47 + .34 = .81 -> 1+=INSTEAD OF URINAL(INCLUDED IN COUNT 6)*POTTY PARITY - PER CPC 422.1 NOTE 3 - THE TOTAL NUMBER OF REQUIRED WATER CLOSETS FOR FEMALESSHALL BE NOT LESS THAN THE TOTAL NUMBER OF REQUIRED WATER CLOSETS AND URINALS FOR MALES.SHEETNO SHEET NAME10/18/2024PRE-APPLICATION PACKAGE11/06/2024 PLANNINGSUBMITTAL11/22/2024 100%SCHEMATIC DESIGN01/09/2025 PLANNINGSUBMITTAL 2ARCHITECTURALA001 COVER SHEETAS101 SITE PLANAD101 EXISTING FLOOR PLANA100 EXISTING BASEMENT PLANA101 FLOOR PLANA104 ROOF PLANA201 EXTERIOR ELEVATIONSA202 EXTERIOR ELEVATIONSA203 EXISTING EXTERIOR ELEVATIONSA204 EXISTING EXTERIOR ELEVATIONSA301 BUILDING SECTIONSA400 EXISTING BUILDING PHOTOSA401 EXISTING BUILDING PHOTOSA402 EXTERIOR BUILDING RENDERSA403 EXTERIOR BUILDING RENDERSA404 INTERIOR BUILDING RENDERSA405 INTERIOR BUILDING RENDERSA406 MATERIAL FINISHESA500EXTERIOR SIGNAGE (FOR REFERENCE ONLY)LIGHTINGLT-1.0LIGHTING LAYOUTLT-2.0 EXTERIOR LIGHTING ELEVATIONSattachment 7Page 61Page 165 ( 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age 76Page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age 77Page 181 MATERIAL FINISHESMT-1METAL FINISHMFR: CREATIVE PAINTS SAN FRANCISCOPAINTED METAL CUSTOM METALLIC PLAINTSTU-1STUCCO SYSTEMMFR: RICK MARSEXTERIOR CLADDINGLIGHT CREAM PROPRIETARY 5 COAT VENETIAN PLASTERCUSTOM FINISH PER OWNER REQUIREMENTSFABRIC AWNINGAWNING DETAILFABRIC OVER 1"X1" WELDEDSTEEL FRAME. FINISH MT-12'-6"2'-8 1/2"FACADE OUTLINEDWODQWLFDYHQXH$ODPHGD&$PEKDUFKFRP&RQVXOWDQW6HDO'UDZLQJ7LWOH3URMHFW1R6FDOH'UDZLQJ1R5HYLHZHG%\'UDZLQJVDQGZULWWHQPDWHULDODSSHDULQJKHUHLQFRQVWLWXWHRULJLQDODQGXQSXEOLVKHGZRUNRIWKH$UFKLWHFWDQGPD\QRWEHGXSOLFDWHGXVHGRUGLVFORVHGZLWKRXWZULWWHQFRQVHQWRIWKH$UFKLWHFWF0%+$5&+,7(&765?5+?/RV*DWRVB?B&$'?B6KHHWV?$0DWHULDO)LQLVKHVGZJ3ORWWHG)ULGD\-DQXDU\SPE\%UHQGD%5LFN1,VVXHG5HYLVHG'DWH$VQRWHG5+/26*$72681,9(56,7<$9(/26*$726&$3URMHFW$UFKLWHFW1R35($33/,&$7,213$&.$*('UDZQ%\ %UHQGD%3/$11,1*68%0,77$/6&+(0$7,&'(6,*13/$11,1*68%0,77$/0$7(5,$/),1,6+(6$Page 78Page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age 79Page 183 NOTES FOR ZONING AND LIGHTING CONTROLS:1. ALL BUILDING LIGHTING TO BE DIMMABLE, INCLUDING ARCHITECTURAL AND DECORATIVE (MERCHANDISE) LIGHTING.2. ONE ZONE PER "F" TYPE, PER INSTALLATION LOCATION OR CONDITION (UNLESS OTHERWISE NOTED ON DRAWINGS).LIGHTING CONTROL SYSTEM SEQUENCE OF OPERATION:ALL BUILDING LIGHTING AT RH LOS GATOS IS CONTROLLED BY PRESET SCENES ON A TIME CLOCK SCHEDULE.BUILDING WIDE SCENE DESCRIPTIONSSCENE 1: RETAIL DAY ACTIVATES AT 7:00AM DAILY, 15 SECOND FADE TIME. INTERIOR LIGHTING TURNS ON AT PRESET, DIMMEDLEVELS DETERMINED BY LIGHTING DESIGNER AND APPROVED BY RH. EXTERIOR LIGHTING TURNS OFFSCENE 2: RETAIL NIGHT ACTIVATES 15 MINUTES BEFORE SUNSET, 15 SECOND FADE TIME. EXTERIOR LIGHTING TURNS ON AT PRESET,DIMMED LEVELS DETERMINED BY LIGHTING DESIGNER AND APPROVED BY RH.SCENE 3: OVERNIGHT ACTIVATES AT 11PM. MOST INTERIOR LIGHTING TURNS OFF, LIGHTING DESIGNER TO DETERMINE OVERNIGHTSETTING ON SITE AHEAD OF GALLERY OPENING.SCENE 4: EVENT ACTIVATES ON-DEMAND DURING OPENING EVENT. LIGHTING DESIGNER WILL DETERMINE CUSTOM SETTINGAPPROVED BY RH. LIGHTING LEGENDTYPE SYMBOLDESCRIPTIONLOCATIONF1SURFACE MOUNTED SINGLE CIRCUIT TRACKRETAIL, THROUGHOUTF2ADJUSTABLE TRACK HEADRETAIL, THROUGHOUTF43" SQUARE RECESSED DOWNLIGHTRESTROOMS, PASSAGESF14WEIGHTED BASE UNDERWATER ACCENT LIGHT CAFE CENTRAL FOUNTAINFX1JAMB MOUNTED ACCENT LIGHTFACADE, DOOR AND WINDOW JAMBSFX2SURFACE MOUNTED LINEAR LED UPLIGHTFACADE AWNINGSFX2ASURFACE MOUNTED LINEAR LED UPLIGHTFACADE, CORNICEFX5WALL MOUNTED FACADE WASH LIGHTFACADEFX7STAKE MOUNTED TREE UPLIGHTCAFE TREESFX8GRADE RECESSED UPLIGHTMAIN ENTRY DOOR JAMBS23(1726758&785(23(1726758&785(9$8/7('&(,/,1*9$8/7('&(,/,1*                                  );););););););$);$);$);););))))))))))))))))))))))))))))))))) ) ))))))ALLOW FOR EXTERIOR LANDSCAPELIGHTING. COORDINATION WITHLANDSCAPE DRAWINGS REQUIRED);$);$);$);$);$););););););););););););););););FX5WALL MOUNTED FACADE WASH LIGHTCONCEALED BEHIND PLANTER.COORDINATION WITH LANDSCAPING ANDMERCHANDISING REQUIRED);););););););););););););););););););););););););););););););););););););););););););););););););););););););););););););););FX2ADJ. LINEAR LED MOUNTED TO TOP OFGLASS AWNING TO BE AIMED AT FACADETO PROVIDE SOFT GLOW ABOVEFX2ADJ. LINEAR LED CONCEALED WITHINARCHITECTURAL CHANNEL AND AIMED ATFACADE TO PROVIDE SOFT GLOW ABOVE);););););))))))))))))))))))  );  );  );  );)))))))))PROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1. General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2. GC to paint downlight trims to match ceilingper architects direction. Ensure trims can beremoved after painting and do not stick.3. GC to furnish and install adequare drainagearound all direct burial transformers andrecessed in-grade light fixtures.4. GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflictingdimensions or site conditions prior tocommencement of work.5. GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6. Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions arefor design intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:REV. DATE. DESCRIPTION10.23.2024 FOR REVIEW11.22.2024 100% SCHEMATIC DESIGN01.10.2025 PLANNING REVIEWLIGHTING LAYOUT/7PROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1. General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2. GC to paint downlight trims to match ceilingper architects direction. Ensure trims can beremoved after painting and do not stick.3. GC to furnish and install adequare drainagearound all direct burial transformers andrecessed in-grade light fixtures.4. GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflictingdimensions or site conditions prior tocommencement of work.5. GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6. Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions arefor design intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:  (;7(5,25/,*+7,1*/$<287Page 80Page 184 );$);$);););););););););););););););););););););););););););););$);$);););););););););););););););););););););););););););););$);$);$););););););););););););););););););););););););););););););););););););););););););NOTES FOR ZONING AND LIGHTING CONTROLS:1. ALL BUILDING LIGHTING TO BE DIMMABLE, INCLUDING ARCHITECTURAL AND DECORATIVE (MERCHANDISE) LIGHTING.2. ONE ZONE PER "F" TYPE, PER INSTALLATION LOCATION OR CONDITION (UNLESS OTHERWISE NOTED ON DRAWINGS).LIGHTING CONTROL SYSTEM SEQUENCE OF OPERATION:ALL BUILDING LIGHTING AT RH LOS GATOS IS CONTROLLED BY PRESET SCENES ON A TIME CLOCK SCHEDULE.BUILDING WIDE SCENE DESCRIPTIONSSCENE 1: RETAIL DAY ACTIVATES AT 7:00AM DAILY, 15 SECOND FADE TIME. INTERIOR LIGHTING TURNS ON AT PRESET, DIMMEDLEVELS DETERMINED BY LIGHTING DESIGNER AND APPROVED BY RH. EXTERIOR LIGHTING TURNS OFFSCENE 2: RETAIL NIGHT ACTIVATES 15 MINUTES BEFORE SUNSET, 15 SECOND FADE TIME. EXTERIOR LIGHTING TURNS ON AT PRESET,DIMMED LEVELS DETERMINED BY LIGHTING DESIGNER AND APPROVED BY RH.SCENE 3: OVERNIGHT ACTIVATES AT 11PM. MOST INTERIOR LIGHTING TURNS OFF, LIGHTING DESIGNER TO DETERMINE OVERNIGHTSETTING ON SITE AHEAD OF GALLERY OPENING.SCENE 4: EVENT ACTIVATES ON-DEMAND DURING OPENING EVENT. LIGHTING DESIGNER WILL DETERMINE CUSTOM SETTINGAPPROVED BY RH. LIGHTING LEGENDTYPE SYMBOLDESCRIPTIONLOCATIONF1SURFACE MOUNTED SINGLE CIRCUIT TRACKRETAIL, THROUGHOUTF2ADJUSTABLE TRACK HEADRETAIL, THROUGHOUTF43" SQUARE RECESSED DOWNLIGHTRESTROOMS, PASSAGESF14WEIGHTED BASE UNDERWATER ACCENT LIGHT CAFE CENTRAL FOUNTAINFX1JAMB MOUNTED ACCENT LIGHTFACADE, DOOR AND WINDOW JAMBSFX2SURFACE MOUNTED LINEAR LED UPLIGHTFACADE AWNINGSFX2ASURFACE MOUNTED LINEAR LED UPLIGHTFACADE, CORNICEFX5WALL MOUNTED FACADE WASH LIGHTFACADEFX7STAKE MOUNTED TREE UPLIGHTCAFE TREESFX8GRADE RECESSED UPLIGHTMAIN ENTRY DOOR JAMBSPROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1. General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2. GC to paint downlight trims to match ceilingper architects direction. Ensure trims can beremoved after painting and do not stick.3. GC to furnish and install adequare drainagearound all direct burial transformers andrecessed in-grade light fixtures.4. GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflictingdimensions or site conditions prior tocommencement of work.5. GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6. Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions arefor design intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:EXTERIORLIGHTINGELEVATIONS/7PROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1. General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2. GC to paint downlight trims to match ceilingper architects direction. Ensure trims can beremoved after painting and do not stick.3. GC to furnish and install adequare drainagearound all direct burial transformers andrecessed in-grade light fixtures.4. GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflictingdimensions or site conditions prior tocommencement of work.5. GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6. Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions arefor design intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:  6287+(/(9$7,21  ($67(/(9$7,21  :(67(/(9$7,21REV. DATE. DESCRIPTION10.23.2024 FOR REVIEW11.22.2024 100% SCHEMATIC DESIGN01.10.2025 PLANNING REVIEWPage 81Page 185 7KLV3DJH,QWHQWLRQDOO\/HIW%ODQNPage 82Page 186 PREPARED BY:Erin M. Walters Senior Planner 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 03/26/2024 ITEM NO: 3 DESK ITEM DATE: March 26, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Modify Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Use Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. Located at 31 University Avenue. APN 529-02-044. Planned Development Modification PD-25-001, Architecture and Site Application S-25-004, and Conditional Use Permit U-25-001. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson, MBH Architects. Project Planner: Erin Walters. REMARKS: Attachment 8 includes public comments received between 11:01 am, Friday, March 21, 2025, and 11:00 am, Wednesday, March 26, 2025. ATTACHMENTS: Previously distributed with the February 26, 2025, Staff Report: 1.Planned Development Ordinance 2025 2.Applicant’s Request and Letter of Justification 3.Development Plans Previously received with the February 26, 2025, Desk Item Report: 4.Existing and Proposed Building Elevations Previously received with the March 26, 2025, Staff Report: 5.HPC Action Letter, February 26, 2025 6.Response Letter 7.Development Plans EXHIBIT 13 Page 187 PAGE 2 OF 2 SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: March 26, 2025 Received with this Desk Item Report: 8. Public comments received between 11:01 am, Friday, March 21, 2025, and 11:00 am, Wednesday, March 26, 2025 Page 188 From: Demetra Jennings Sent: Tuesday, March 25, 2025 2:01 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Support for Restoratfon Hardware Proposal on University Avenue [EXTERNAL SENDER] To the Members of the Los Gatos Historic Preservatfon Committee, My name is Demetra Jennings, and I’m the owner of Nimbus Salon on Main & University. I’ve been a proud business owner in Los Gatos for over 32 years. I'm excited to hear that Restoratfon Hardware is considering an investment in our town with a proposed multf-use store and restaurant on University Avenue. I believe this project has the potentfal to bring new life to the Old Town area and be a catalyst for revitalizatfon. The proposed design is both elegant and respectiul of the area’s charm—an attractfve additfon to our community. Restoratfon Hardware would be a great fit for Los Gatos. Many of my clients are already fans of RH and shop at their locatfon in Palo Alto. The idea of having one here has generated a lot of enthusiasm. Given the economic uncertainty we’ve all faced in recent years, it’s encouraging to see a well- regarded brand like RH wantfng to invest in our town. I urge the Historic Preservatfon Committee, the Planning Commission, and the Town Council to support this proposal. Thank you for your tfme and consideratfon. Warm regards, Demetra Jennings Owner, Nimbus Salon 65 W Main Street, Los Gatos CA ATTACHMENT 8Page 189 This Page Intentionally Left Blank Page 190 TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING MARCH 26, 2025 The Historic Preservation Committee of the Town of Los Gatos conducted a regular meeting on March 26, 2025, at 4:00 p.m. MEETING CALLED TO ORDER AT 4:00 PM ROLL CALL Present: Chair Lee Quintana, Planning Commissioner Susan Burnett, Planning Commissioner Emily Thomas, and Committee Member Alan Feinberg. Absent: Vice Chair Martha Queiroz stuck in traffic. VERBAL COMMUNICATIONS None. CONSENT ITEMS 1.Approval of Minutes – February 26, 2025 MOTION: Motion by Commissioner Burnett to approve the consent calendar. Seconded by Committee Member Feinberg. VOTE: Motion passed unanimously 3-0-1. Commissioner Thomas abstained and Vice Chair Queiroz was absent. PUBLIC HEARINGS 2.222 University Avenue Minor Development in a Historic District Application HS-24-055 Consider a Request for Approval for Construction of an Addition and Exterior Alterations to an Existing Non-Contributing Single-Family Residence Located in the University-Edelen Historic District on Property Zoned R-1D:LHP. APN 529-04-004. Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner/Applicant: Tuyet Pham Project Planner: Sean Mullin The project planner presented the staff report. Opened Public Comment. EXHIBIT 14Page 191 PAGE 2 OF 9 HISTORIC PRESERVATION COMMITTEE MINUTES OF MARCH 26, 2025 The applicant was not present. Committee members asked questions of Staff. Sean Mullin, Project Planner Clear directions were given to the applicant. In response they submitted revised plans. Advise the Committee to conduct the review without the applicant present and make a recommendation. The original siding has been enclosed by additions. The current visible siding was installed post-1941 and is not original. Closed Public Comment. Committee members discussed the matter. The structure was originally described in the Historic Inventory as a barn. The barn siding from that period was board and batten and not shingles. The proposed project blends in much better with the district. The changes followed all the Committee’s recommendations. The proposal is a huge improvement and reads as a single-family residence. MOTION: Motion by Commissioner Thomas to Forward a Recommendation of Approval to Construct an Addition and Exterior Alterations to an Existing Non-Contributing Single-Family Residence Located in the University- Edelen Historic District on Property Zoned R-1D:LHP. Located at 222 University Avenue. APN 529-04-004. Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. With the Plans and Findings as Presented. Seconded by Commissioner Burnett. Committee members provided comments. Disappointed that the applicant was not present. Board and batten would be a better choice. VOTE: Motion passed unanimously, (4-0). Vice Chair Queiroz was absent. 3. 31 University Avenue Planned Development Modification PD-25-001, Architecture and Site Application S-25- 004, and Conditional Use Permit U-25-001 Consider a Request for Approval to Modify Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Use Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC Applicant: Rick Nelson, MBH Architects Page 192 PAGE 3 OF 9 HISTORIC PRESERVATION COMMITTEE MINUTES OF MARCH 26, 2025 Project Planner: Erin Walters The project planner presented the staff report. Opened Public Comment. Stuart Waggoner, HR Architects, Applicant They presented the Committee’s comments to their senior management. They decided not to make any changes. They looked at Google Earth to see the styles of nearby buildings and felt it fit in. Symmetry, balance and proportion are important to RH. The Committee asked questions of the Applicant. Stuart Waggoner, HR Architects, Applicant The Committee’s comments were relayed to their CEO, but the CEO has a vision and decided not to make any changes. Carol Pluster, Resident Carol lives in Town and loves Los Gatos. They have seen the renderings and think it will be a beautiful addition to the Town. The building is in character of the Town. They are in support of the project. Chair Lee Quintana The Committee also received a Desk Item letter from Demetra Jennings who is in support of the project. The applicant had nothing to add. Closed Public Comment. Committee members discussed the matter. What are the Commercial Design guidelines regarding corporate architecture? There are two choices: either send to the Planning Commission with a recommendation for denial or continue the item with further direction. There are two policies: LU 6.5 and LU 1.4. 3.7.1 Village scale and character. The proposed design is not consistent with the neighborhood. It should be denied. There should be an Individual feeling and different from each other. It should reflect the Old Town across the street. It is a disappointment that the applicant decided not to work with the Committee. The development mimics the streetscape of a village. The role of the HPC is to maintain the small-town character. Not in favor of the project. I appreciate some of the architectural features such as the arched windows and natural lighting. It is pedestrian oriented. There was no attempt to consider the Committee’s concerns. The proposed design is a very nice building that would fit on Los Gatos Boulevard, where it would be an individual building amongst other buildings with a more modern design. It is not read as part of Old Town. Not in support. The design reads as a large individual building. In the Old Town, the style is consistent while each store is different. Even if use is all one. Page 193 PAGE 4 OF 9 HISTORIC PRESERVATION COMMITTEE MINUTES OF MARCH 26, 2025 Note: Vice Chair Martha Queiroz has arrived. Is the issue that the current building doesn’t have a historic look that contributes to the historic district or that it doesn’t fit the individual style of Old Town? The present building. did a better job in the rear than at the front of the building. The idea that there are three parts and not just one building. It should carry out the idea of breaking it up, it will stand out more of it doesn’t fit with the scale of the district. Since the next step is to go to Planning Commission. Be very explicit that it is less the style but that it is one giant building. It looks like one continuous building while the intent was to have it feel like a collection of individual structures. The design by the Arhous furniture store was approved. Their design kept the asymmetry, but they painted it all white which is a reasonable compromise. The Town would benefit economically by having a major tenant like RH to come to Los Gatos. But the Committee’s job is historic preservation. The building looks good, and the fixes could be simple. They can use different subtle colors, light sconces, and materials like tiles, to distinguish the facades. They add landscaping like a fountain on the corner or more trees in front. The building style is between Italian Renaissance and Spanish revival. Decorative dentil to add along the roof line. It looks like the sleek Restoration brand. They could paint the roof red to resemble red clay tiles. They could make small changes that could keep their brand and blend in with the historic neighborhood. The skylight is still visible. Not bothered by the skylight. I would like to see the skylight tie in with the other roof tops next door and across the street. The Committee asked questions of Staff. Sean Mullin, Project Planner There was no preliminary review. The applicant worked with staff. They decided to submit a formal application to start the process. An Architecture and Site (A&S) application was triggered because it was in a historic district. An A&S application would go before the Planning Commission. Because it’s a planned development it would then go before the Town Council. MOTION: Motion by Committee Member Burnett to Forward a Recommendation to Deny the Request to Modify Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Use Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Seconded by Vice Chair Queiroz. The Maker of the Motion amended the motion to include redesigning the skylight so that it is not visible. The Seconder of the Motion did not accept the amendment to the motion. Page 194 PAGE 5 OF 9 HISTORIC PRESERVATION COMMITTEE MINUTES OF MARCH 26, 2025 The Maker of the Motion amended the motion to include the directions provided at the March 26, 2025 meeting and as summarized in the action letter. In addition, it includes the subtle changes outlined by Vice Chair Queiroz regarding paint, lighting, materials, trees, landscaping, roof painting, etc. to achieve the appearance of a collective of individual structures. The Seconder of the Motion accepted the amendment to the motion. VOTE: Motion passed unanimously, 4-1. Commissioner Thomas voting no. 4. 16488 Bonnie Lane Minor Residential Development Application MR-24-007 Consider a Request for Approval to Construct a Second-Story Addition Exceeding 100 Square Feet and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1:8. Located at 16488 Bonnie Lane. APN 532-02-014. Minor Residential Development Application MR-24-007. Categorically Exempt Pursuant to the California Environmental Quality Act (CEQA) Guidelines, Section 15301: Existing Facilities. Property Owner: Mai of Tran 2020 Trust Applicant: Vu-Ngan Tran Project Planner: Maria Chavarin The project planner presented the staff report. Opened Public Comment. Mai Tran, Owner The second-story project was approved as of May 2024. They have returned with a small change. The architect has made the dormer more even. The biggest change is to make the house more presentable. The Committee asked questions of the Applicant. Mai Tran, Owner The second-bedroom design was changed. Instead of a bump out to make room for the bathtub there is now a straight wall. The roofline has not changed. They were asked to use fiberglass clad wood windows. Their architect provided names of manufacturers, but those vendors only offer full fiberglass windows. They are asking for vendor recommendations. They are hoping to be approved. The proposed master bedroom was intended to make room for their in-laws who are in their late 80’s. Closed Public Comment. The Committee asked questions of Staff Page 195 PAGE 6 OF 9 HISTORIC PRESERVATION COMMITTEE MINUTES OF MARCH 26, 2025 Maria Chavarin, Project Planner This is the second-floor proposal that was approved at the last meeting. The applicant has returned to modify the footprint of the second floor. They added three more windows because they expanded the footprint of the second floor. Sean Mullin, Planning Manager They widened the dormer and separated one window into 3 smaller windows. There is no change in the roof ridge. Staff can connect the applicant with resources for the windows. Committee members discussed the matter. In support of the new proposal. It is a good proposal. The changes are acceptable. Concerned about the window situation for sources. Concerned about the changes to the front of the house because: 1) the direct connection to the street is lost. 2) It adds to the bulk of the house. Want the steps to come off the porch onto the Bonnie Lane, which is the main face of the street. Familiar with the previous owners. We never entered through the front door, only through the side door. It is not a corner lot. What is the owner’s reason for changing the entry? Is it because of landscaping? The side of the house is on Bonnie Lane. It’s a wedge corner lot and faces a private road. In support of approving the new plans. MOTION: Motion by Commissioner Thomas to Recommend Approval for Construction of a Second-Story Addition Exceeding 100 Square Feet and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1:8. APN 532-02-014. Categorically Exempt Pursuant to the California Environmental Quality Act (CEQA) Guidelines, Section 15301: Existing Facilities. Minor Residential Development Application MR-24-007. Located at 16448 Bonnie Lane. With the requested changes, and the new consistency with the Architecture and Site proposed plans and the recommendation that staff help the applicant find a good source for appropriate windows to fit the historic nature of the structure. Seconded by Committee Member Feinberg. VOTE: Motion passed unanimously, 5-0. 5. 16401 Englewood Avenue Architecture and Site Application S-25-004 and Conditional Use Permit U-25-001 Consider a Request to Remove a Pre-1941 Property from the Historic Resources Inventory for Property Zoned R-1:20. APN 532-05-010. Exempt Pursuant to CEQA Section 15061(b)(3). Request for Review PHST-25-002. Property Owner/Applicant: Christine Garwood Project Planner: Ryan Safty The project planner presented the staff report. Page 196 PAGE 7 OF 9 HISTORIC PRESERVATION COMMITTEE MINUTES OF MARCH 26, 2025 The Committee asked questions of Staff Opened Public Comment. Christine Garwood, Owner They found no historic significance or information from their research at the library. No historic significance for the property, events or people. Record of a remodel in 1973 remodel. They did an extensive remodel in 2012. The footprint is the same. But they added a second story, front porch, and a brick façade. They changed the roof, all the windows, and the siding. There was no historic review process through the County. In 2019 it was part of a larger neighborhood annexation. The Committee asked questions of the Applicant. Christine Garwood, Owner They may add an ADU but haven’t decided on what they want to do. Removal from the Historic Inventory is their first step. Closed Public Comment. The Committee asked questions of Staff Committee members discussed the matter. Because of the detailed information and recent extensive remodel, we can approve removal. This remodel was done very well and looks historic. Given the records, it can be removed. It fits well with the neighborhood. It meets all the criteria to be removed. The existing house has nothing left of the true historic characteristic. MOTION: Motion by Commissioner Burnett to Approve the Request to Remove a Pre-1941 Property from the Historic Resources Inventory for Property Zoned R-1:20. Located at 16401 Englewood Avenue. APN 532-05-010. Exempt Pursuant to CEQA Section 15061(b)(3). Request for Review PHST- 25-002. With the Required Findings. Seconded by Commissioner Thomas. VOTE: Motion passed unanimously, 5-0. Page 197 PAGE 8 OF 9 HISTORIC PRESERVATION COMMITTEE MINUTES OF MARCH 26, 2025 OTHER BUSINESS 6. 333 Los Gatos Boulevard Request for Review Application PHST-25-004 Consider a Request for Preliminary Review to Construct an Addition to an Existing Pre1941 Single-Family Residence on Property Zoned R-1D. Exempt Pursuant to CEQA Section 15301: Existing Facilities. Property Owner/Applicant: Nicholas Palmer Project Planner: Sean Mullin The project planner presented the staff report. Opened Public Comment. Nicholas Palmer, Owner They moved in February 2021. They would like to add a bathroom. There is only one shower. They explored master addition in the back, but the cost was too high. They would like to put in in the front since the master bedroom is already there. It would help lessen the street noise. The goal is to make the front look the same. They have extra siding in the garage and found a vendor who can replicate the siding. They would reuse the existing window. They would reuse the glass but modify the frame. They want to see if their plan is even feasible before spending money on plans. Committee members asked questions of the applicant Nicholas Palmer, Owner The width of the window would remain but shortened to fit above a vanity. They are flexible about the footprint of the bathroom footprint. They would like to retain the pillars of the existing porch instead of it being all one wall. There are two existing windows that would be removed because of a closet. Committee members provided comments: The removal of the two windows makes it look better and less cluttered. This is a good remodel. See if you can swap the vanity and tub to keep the window size. Okay with shortening the one window above the vanity. If you cannot reuse the 1912 window, you can save the windows on the porch as a back-up. Closed Public Comment. 7. Committee Conduct and Procedures The Chair would like the meeting to be more systematic and orderly by raising hands during discussion. Next month, the Chair would like to discuss what are the Residential Design Guidelines, zoning codes, etc. that deal with historic pre-1941 structures. How do we consider a structure as a historic landmark? Page 198 PAGE 9 OF 9 HISTORIC PRESERVATION COMMITTEE MINUTES OF MARCH 26, 2025 8. Annual Certified Local Government Report 2023-24 Asking for acceptance of the Report. Accepted by the Committee. The California Preservation Foundation (CPF) is offering training and a 2025 Conference in Sacramento. Committee members discussed the matter. What is the role of the Committee in recommending program items under Committee matters. Is there a formal way to update the records or programs? The Town Council needs to give directions before staff can take on the task. It could be put on the HPC agenda, and one Committee member could speak at the Town Council during verbal communications. The Mayor is considering putting pre-1971 structures on the Historic Inventory. Need direction from the Mayor. Look around Town for properties that should be considered for the inventory. An individual property owner can apply for historic designation. REPORT FROM THE DIRECTOR All the Director’s decisions aligned with the recommendations from the HPC. COMMITTEE MATTERS ADJOURNMENT The meeting adjourned 6:08 p.m. This is to certify that the foregoing is a true and correct copy of the minutes of the March 26, 2025, meeting as approved by the Historic Preservation Committee. Prepared by: ________________________________________ /s/ Sean Mullin, AICP, Planning Manager Page 199 This Page Intentionally Left Blank Page 200 November 6, 2024 Revised: March 5, 2025 Revised: May 21, 2025 Revised: August 18, 2025 Sean Mullin, Planning Manager Community Development Department 110 E. Main Street Los Gatos, CA 95030 Project: RH – Los Gatos Location: 31 University Ave Subject: Letter of Justification for Architecture and Site Approval; Conditional Use Permit PROJECT DESCRIPTION & REQUEST RH is requesting architecture and site approval, as well as a conditional use permit (“CUP”) for 1) formula retail use exceeding 10,000 sf, and 2) for restaurant use with the selling of alcoholic beverages for consumption on-premises. RH is seeking these approvals to allow for the remodel of a 15,330 sq. ft. building located at 31 University Avenue, which will feature an innovative retail experience seamlessly integrating luxury home furnishings collections within a curated hospitality program (the “Proposed Project”). BACKGROUND A curator of design, taste and style in the luxury lifestyle market, RH offers collections through its retail galleries, sourcebooks and online at RH.com, RHContemporary.com, RHModern.com, RHBabyandChild.com, RHTEEN.com, and Waterworks.com. Committed to creating architecturally inspiring and immersive retail spaces that blur the lines between residential and retail, indoors and outdoors, home and hospitality, RH Design Galleries are bespoke design destinations presenting the largest curated and fully integrated assortment of luxury home furnishings in the world. From restored landmark buildings to grand-scale contemporary structures, these architecturally inspiring spaces reimagine and redefine the shopping experience. Designed with sensory-inspiring spaces that cannot be replicated online, these innovative and architecturally significant retail environments include lush gardens, professional design services, one- EXHIBIT 15Page 201 of-a-kind culinary experiences, and artistic installations of curated RH Collections by internationally acclaimed designers and artisans across the globe. In addition to RH Madrid, the Gallery at Plaza del Marqués de Salamanca, RH Aynho Park, a magnificent 17th-century estate in the English countryside, and RH Brussels, a grand 18th century French baroque mansion prominently situated on the premier Boulevard de Waterloo, RH chairman & CEO Gary Friedman has revitalized several landmark properties across North America, including the former Museum of Natural History in Boston, the historic Three Arts Club in Chicago, the Historic Post Office in Greenwich, Connecticut; the Bethlehem Steel Building in San Francisco, and the brand’s impressive Gallery in New York’s Meatpacking District. The plan for a RH Design Gallery, together with a food and beverage program, allows for the reimagination of an exceptional building that is appropriately scaled and sited on a key intersection of Old Town Los Gatos. SITE DETAILS The existing 15,330 sf building for the Proposed Project is sited at the corner of University Ave and Elm St, and sits on a 4.18 acre parcel that spans both sides of University Ave which houses an outdoor retail center known as the Old Town Shopping Center. The Proposed Project will combine two previously separate tenant spaces within the existing building, which were previously home to a 6,400 sf Steamers of Los Gatos and a 8,641 sf Gap. The zoning for the site is C-2:LHP:PD: Central Business District with a Landmark & Historic Preservation and Planning Development overlay. The Proposed Project’s uses are allowed per zoning with a Conditional Use Permit. The Proposed Project will maintain the existing square footage of the existing building and would comply with the zoning ordinance standards for setbacks and building height. ARCHITECTURE The primary proposed building material is a multi-coat cement plaster system with steel and aluminum decorative building elements. The existing structural system is maintained in place. Architectural aluminum windows line the exterior elevations and provide transparency across the facades facing Elm St, University Ave, and along the pedestrian pass-through on the building’s southern side. The length of the facades across University Ave and Elm St are scaled down through sections that alternatively step back in ground plane from each other. These wall panels also alternatively feature rectangular- or semicircular- topped windows, as well as a parapet line that steps up and down in height in line with the panels. These features ultimately provide a sense of rhythm, symmetry, visual relief, and interest to the length of the existing building. Further, the fenestration sits materially inside the edge of the exterior wall, providing for deep shadows, which along with projected louvered awnings add additional textural detail across the facades. Finally, the full-service restaurant sits centrally inside the Proposed Project and is covered by a pyramidal skylight that brings in light and highlights the cafe as a central gathering space. Barrel- Page 202 vaulted hallways bookend both sides of the cafe, which add an uncommon architectural expression, facilitates a unique play of light, and creates a sense of place as customers enter the Gallery or exit the cafe. COMPLIANCE WITH COMMERCIAL DESIGN GUIDELINES 31 University Ave sits within the C-2A subdistrict, which specifies site development and building design guidelines for projects within its boundaries. Applicable guidelines to the site are noted below along with the Proposed Project’s conformance: 3.2 Site Development: 3.2.1: Facades should be setback from the public street property lines no more than five feet: The Proposed Project is a renovation of an existing building, so the existing building’s existing footprint and setback are proposed to remain. Currently, the building’s façade is set back farther than five feet, but this was part of and consistent with the overall design included Planned Development Ordinance 2025. Landscaping elements including planters, benches, and trees are included within this setback area. 3.2.3. Pass-through pedestrian walkways from rear parking lots may be required: The Proposed Project will maintain and enhance the existing pedestrian walkway along its southern side. 3.3 Building Design: 3.3.1 Maintain a building front module that is consistent with the remaining block front streetscape: As the Proposed Project is a renovation of an existing building with less than 50% of the façade being demolished, the massing, setbacks, and cadence remain consistent with the larger Old Town Shopping Center it is a part of. The proposed changes harmonize and rationalize the façade to further integrate, rather than separately distinguish itself, from the surrounding streetscape. 3.3.3 Emphasize display windows and storefront entries: The Proposed Project includes abundant display windows and several entries. Architectural aluminum windows line the exterior elevations and provide transparency across the facades facing Elm St, University Ave, and along the pedestrian pass-through on the building’s southern side. 3.3.4 Maintain transparent storefronts and public right-of-way walls: The Proposed Project’s amount of openings are consistent with the existing buildings, although they have been expanded in several areas. 3.3.5 Provide vestibules at building entries: There is no vestibule at the main entrance to the Proposed Project; however, the entry opens into a barrel-vaulted passage which acts as a transition point within the gallery. 3.3.6 Utilize high quality storefront materials: The primary proposed building material is a multi-coat cement plaster system with steel and aluminum decorative building elements. Architectural aluminum windows line the exterior elevations. These materials will serve to elevate the building from its existing material palette. Page 203 3.3.7 Operable windows and French doors are encouraged for restaurants and coffee cafes: The restaurant is in the middle of the Proposed Project, however; full-height windows/doors line the perimeter, several being operable. 3.3.8 Install awnings: The Proposed Project includes awnings along all facades. The Commercial Design Guidelines further note conformance guidelines for the University/Edelen Historic District which 31 University Ave sits within – these guidelines and the Proposed Project’s conformance are noted in detail in the Supplemental Letter of Justification submitted for the February 26, 2025 Historic Preservation Committee. USES A majority of the Proposed Project will display furniture and décor in a series of complete living, bath, and bedrooms. There will also be a restaurant on the ground floor beyond the entryway, along with a kitchen and other back of house. An Interior Design Studio room will also be sited toward the back of the store, where interior designers can provide customers further assistance. Further information on how the gallery and restaurant will operate is as follows: Hours of Operation: Proposed operating hours for the design gallery and restaurant will be from 10:00am to 10:00pm (last seating at 9:00p) Monday to Saturday, and 10:00am to 9:00pm (last seating at 8:00pm) on Sunday. Note: these hours are subject to change. Maximum hours of operation, including maximum staff shifts, start no earlier than 6AM and end no later than midnight. Staffing: The design gallery would employ 20 full-time staff. Shifts will start no earlier than 6AM and the latest shift will end no later than two hours after closing. Shifts will likely be overlapped and max out mid-day at around 15 employees. Gallery shifts are typically 8-hours long. The restaurant would employ approximately 50 staff – 40 of these are expected to be full-time staff. Restaurant shifts would start no earlier than 7AM and the latest would end by 12AM. Restaurant shifts are typically 8-hours long. A maximum of 35 staff would be working at the highest point of crossover (Saturday 2-4PM), while the average amount of staff on-site will total 15-20. ABC License: RH intends to apply for an On-Sale General – Eating Place License (Type 47) from the ABC. RH may apply for a Type 41 beer and wine license in lieu of a Type 47. Other: RH will consider all group dining and buyout requests within normal business hours. The vision within the building is to reimagine the retail experience by blurring the lines between residential and retail, hospitality and home, indoors and outdoors – creating an immersive retail environment that is more home than store. All amenities will be made available to the public during the hours of store operation. Page 204 PLANNED DEVELOPMENT ORDINANCE AMENDMENT FINDINGS The existing building at 31 University Avenue is governed by Planned Development Ordinance 2025, adopted on December 16, 1996. RH is requesting an amendment to Planned Development Ordinance 2025 – specifically, to remove the requirement that the building be designed to “appear to be a collective of individual structures that abut each other.” This change would allow for a more cohesive and contextually appropriate façade. Currently, the building’s façade is articulated to resemble three separate structures. The styles represented by the existing façade largely do not correspond to the architectural character of the University-Edelen Historic District, which includes the contributing styles of Mission Revival, Mediterranean, Craftsman, and Victorian. In contrast, the proposed redesign adopts a unified Mediterranean-style façade that thoughtfully reflects the proportions, window types, and architectural articulation seen throughout Old Town. As such, the revised design offers a more harmonious and respectful relationship to its surroundings. Town code Section 29.80.120 allows for amendments to PD’s, provided the proposed amendment meets the requirements and findings of Town code Section 29.80.095. The proposed PD Amendment and the Proposed Project comply with the required findings in the following manner: 1) The proposed PD is in compliance with all sections of this division. The proposed PD amendment is within the limitations of use of a planned development as it pertains to property within a landmark and historic preservation overlay zone, and serves to enhance the Town’s historic resources that provide a public benefit to the citizens of the Town. 2) The proposed PD is in conformance with the goals, policies, and applicable land use designation(s) and standards of the Town's general plan. The proposed PD amendment maintains a baseline set of requirements consistent with the Town's general plan. The policies consistent with the PD amendment include, but are not limited to: Policy LU-6.5: The type, density, and intensity of new land use shall be consistent with that of the immediate neighborhood. Policy LU-9.3: Maintain a variety of commercial uses, including a strong Downtown commercial area combined with Los Gatos Boulevard and strong neighborhood commercial centers to meet the shopping needs of residents and to preserve the small- town atmosphere. Policy CD-9.1: Exterior building materials in the Central Business District should be consistent with those used in existing, tastefully executed surrounding buildings. Policy CD-12.2: Encourage the preservation, maintenance, and adaptive reuse of existing residential, commercial or public buildings. 3) The proposed PD is in conformance with all other applicable land use regulations, including but not limited to Town Council adopted guidelines, except as otherwise provided in section 29.80.095(4). Page 205 The PD amendment seeks a modification specifically to requirements in PD Ordinance 2025 but otherwise maintains a baseline set of requirements consistent with the Town's land use regulations and design guidelines, including Ordinance 1920 and 2168, which governs over the University/Edelen Historic District, and which includes the Proposed Project’s site. The Proposed Project is consistent with the design guidelines for the remodel of a non- contributing structures within the University/Edelen Historic District. The Proposed Project is sensitive to and supportive of the larger District as it expands the Mediterranean components of the existing building’s and Old Town Shopping Center’s style while maintaining the existing building’s footprint, setbacks, massing, and density. The Proposed Project’s stucco building material, as well as doors and window rhythm, type and proportions, are consistent to the existing building’s Mediterranean style, as well as that of the larger Old Town Shopping Center across University Ave. In particular, the stucco and proposed openings evoke the style of 50 University Ave, a significant commercial structure within the University/Edelen Historic District. The Proposed Project limits decorative details and scale however, in sensitivity and support of the Historic District’s contributing structures. The proposed PD amendment and Proposed Project also conform with required findings for landmark and historic preservation applications per Town Code Section 29.80.290, as the proposed work does not adversely affect the exterior architecture or its relationship with its surroundings. The Proposed Project is more harmonious and consistent with the larger Old Town Shopping Center’s style and aesthetic: “Sec. 29.80.290. Standards for review. In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless: (2) In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district.” 4) Any proposed use or development standards that deviate from the underlying zoning district(s) result in innovative and creative site planning to develop: b. Mixed commercial, or mixed residential, or mixed commercial and residential development; or e. The proposed PD provides a public benefit to the citizens of the Town. The proposed PD amendment facilitates the revitalization of two vacant storefronts into a mixed commercial amenity of innovative and creative use programming for the benefit of both residents and visitors, which satisfies conditions (b) and (e) above. Page 206 CONDITIONAL USE PERMIT FINDINGS In the C-2 zone, Town code requires a CUP for a formula retail business exceeding 10,000 sf and for restaurant use with the selling of alcoholic beverages for consumption on-premises (Section 29.20.185). Los Gatos stipulates terms for the approval or denial of conditional use permits under Section 29.20.190. The Proposed Project and its uses will comply with the objectives in the following manner: (1) The proposed uses of the property are essential or desirable to the public convenience or welfare; The proposed uses provide for a bespoke dining and shopping experience which will be desirable to both residents and visitors as a destination within Los Gatos. Further, the Proposed Project will be an addition to an existing RH gallery at 26 N Santa Cruz Ave, which has been an integral part of the Los Gatos community for over 10 years. (2) The proposed uses will not impair the integrity and character of the zone; The proposed use will not impair the integrity and character of the zone as it is a commercial use located in a commercial zone. Further, the Proposed Project is consistent with the Commercial Design Guidelines for C- 2A zones and as a non-contributing structure within a historic preservation district. The Proposed Project maintains the existing building’s massing and density, reimagines the existing facade variation, and maintains the pedestrian pass-through along the southern wall. (3) The proposed uses would not be detrimental to public health, safety or general welfare; The proposed uses, formula retail use and restaurant use with the selling of alcoholic beverages for consumption on-premises, represent no change from the current uses of the most recent tenants at the existing building (Gap and Steamer’s), and would not be detrimental to public health, safety, and general welfare. (4) The proposed uses of the property are in harmony with the various elements or objectives of the general plan and the purposes of this chapter. The proposed uses are in harmony with the General Plan and the Town Code because they contribute to the variety of commercial uses in the Central Business District. The goals and policies of the 2040 General Plan (2020 Land Use and Community Development Elements) applicable to this project include, but are not limited to: Policy LU-1.4: Infill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area. Policy LU-9.3: Encourage a mix of retail and office uses in commercial areas, except in the Central Business District designation, where retail should be emphasized and office should be limited to upper floors and other areas as defined by the Town Code. Page 207 Policy LU-9.6: Encourage development that maintains and expands resident-oriented services and/or creates employment opportunities for local residents consistent with overall land use policies of the Town. Policy CD-1.4: Development on all elevations shall be of high quality design and construction, a positive addition to and compatible with the Town’s ambiance. Development shall enhance the character and unique identity of existing commercial and/or residential neighborhoods. (5) A hazardous waste facility proposal is subject to the California Health and Safety Code, Article 8.7, Section 25199—25199.14 and shall be consistent with the Santa Clara County Hazardous Waste Management Plan. Not Applicable FORMULA RETAIL CONDITIONAL USE PERMIT FINDINGS Further, the Formula Retail CUP requires that none of the additional findings below are made for a proposed formula retail business exceeding 10,000 sf, pursuant to Town Code Section 29.20.190(b). None of the below findings can be made to deny the Proposed Project, as further elaborated below: (1) The proposed use of the property is not in harmony with specific provisions or objectives of the general plan and the purposes of this chapter; The proposed use is in harmony with the specific provisions and objectives of the general plan and the purposes of Chapter 29 of the Town Code. Please review finding #2 under Planned Development Ordinance Amendment (above) and finding #4 under Conditional Use Permit (above) on how specific objectives of the general plan are met. (2) The proposed use will detract from the existing balance and diversity of business in the commercial district in which the use is proposed to be located; The Proposed use will not detract from the existing balance and diversity of business in the commercial district it is located within. The proposed uses, formula retail use and restaurant use with the selling of alcoholic beverages for consumption on-premises, represent no change from the current uses of the most recent tenants at the existing building (Gap and Steamer’s). (3) The proposed use would create an over-concentration of similar types of businesses, or The proposed use would not create an over-concentration of similar types of businesses as the former RH store will transform into a different concept, and the Proposed Project also includes a hospitality component, which is unseen in other merchandise uses in the neighborhood. (4) The proposed use will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality. The proposed use does not detract from the existing land use mix and high urban design Page 208 standards. As noted previously, the Proposed Project complies with commercial design guidelines including those which encourage pedestrian circulation. Further, the Proposed Project replaces two vacant storefronts which currently deter pedestrian circulation and additionally hinders economic vitality. CONCLUSION We believe the Proposed Project will enhance the corner of University Ave and Elm St in Old Town Los Gatos by at once seamlessly fitting into the character and scale of the neighborhood surrounding, while also providing visual interest through harmonious, textured, and elevated design. While the Proposed Project’s programming does not represent a change of use from the existing use at the building, the reimagined dining and shopping space will help improve customer experience, thereby helping to activate pedestrian activity in this area. The Proposed Project: ● Respects the existing scale and character of surrounding structures, and blends rather than competes with the established character of the area. ● Presents elevations that are of high-quality design and construction, and a positive addition to and compatible with the Town’s ambiance. The Proposed Project enhances the character and unique identity of the existing commercial neighborhood. ● Represents no change in use from the former tenants at the existing building; rather the Proposed Project will improve and reimagine a blend of both uses under one roof. Page 209 DEVELOPER and DESIGN FIRM INFORMATION RH RH is a curator of design, taste and style in the luxury lifestyle market. The company offers collections through its retail galleries, sourcebooks and online at RH.com, RHContemporary.com, RHModern.com, RHBabyandChild.com, RHTEEN.com, and Waterworks.com. RH operates Galleries and outlets throughout the U.S., Canada, UK and Europe. There are places you visit and those you remember™ Awards and Recognition Award of Merit - Interior/Tenant Improvement – ENR Mountain States - RH Denver - 2016 Connecticut Preservation Award - Connecticut Trust for Historic Preservation – Former Greenwich Post Office - 2015 Preservation Excellence Award (Adaptive Reuse) – Chicago Landmarks – Three Arts Club - 2016 MBH Architects MBH Architects is a full service architecture and integrated services firm building innovative solutions from offices in the San Francisco Bay Area, New York City, Denver, Mumbai and Bengaluru since 1989. MBH Architects is a Minority-Owned Business Enterprise (MBE) with staff from around the world. Their wide array of experience includes over 10,000 projects of nearly every project type, and their global reach spans more than 96 countries worldwide. MBH Architects take incredible pride in our work and clients' satisfaction. Awards and Recognition Gold - Shop! Design Awards - Bucherer Time Machine Flagship Store - 2023 Commercial Construction & Renovation Project Profile Award - 300 Grant - 2021 AIA East Bay Design Awards - 930 Brittan - 2021 Urban Confluence Design Competition - Breeze of Innovation - 2021 Honorable Mention - MNSD’s Retail Renovation Competition - Peet’s Coffee Georgetown - 2017 Page 210 3/7/2025 Matthew Morgan Kimley-Horn 10 S Almaden Blvd, Ste 1250 San Jose, CA 95113 408.785.3518 matthew.morgan@kimley-horn.com Re: Tree protection for proposed renovation at 31 University Ave, Los Gatos, CA 95030 Dear Matthew, At your request, we have visited the property referenced above to evaluate the trees present with respect to the proposed project. This report contains our analysis. Summary Thirteen trees are present on and adjacent to this property, twelve of which are protected. Two protected trees, both on this property, are recommended for removal, as they conflict with project features. All other protected trees are in reasonably good condition and should be preserved as detailed in the Recommendations, below. With proper protection, all are expected to survive and thrive during and after construction, according to each tree’s existing condition. Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 1 of 12 EXHIBIT 16Page 211 Assignment and Limits of Report We have been asked to write a report detailing impacts to trees from the proposed renovation on this property. This report may be used by our client and others involved in the project as needed to inform all stages of the project. All observations were made from the ground with basic hand tools. No root collar excavations or aerial inspections were performed. No project features had been staked at the time of our site visit. Tree Regulations In the Town of Los Gatos, all trees over 4” in diameter must be included in the tree protection report, regardless of project size. Tree reporting shall be guided by the Town of Los Gatos Tree Protection Requirements for Planning Applications, available online at https://www.losgatosca.gov/DocumentCenter/View/18923/Arborist-report-checklist?bidId= Observations Trees Thirteen trees are on this property (Images 1-13). These consist of coast live oaks (Quercus agrifolia, seven trees), callery pears (Pyrus calleryana, five trees), and crape myrtle (Lagerstroemia x indica, one tree). Protected statuses - trees #1, 2, 4-10, 12, and 13 are Trees. Trees #6-13 are Protected street trees. Tree #3 is not protected. Health - most trees present are in moderate to good health. Only trees #2, 3, 5, and 10 are in poor health. Structure - most trees present exhibit good to moderate branching structure. Only trees #2 and 3 exhibit poor structure. Form - Form refers to the tree’s shape in relation to aesthetics, maintenance issues, conflicts with nearby objects, and similar items besides the tree’s structure. Most trees present exhibit good to moderate form. Only trees #2, 3, and 10 exhibit poor form. Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 2 of 12 Page 212 Current Site Conditions The location is a retail facility adjacent to a parking lot, a walkway, and two Town streets in Los Gatos, California. The grade is flat. The parcel holds one building with multiple businesses inside. Most of the building is bounded by hardscape, with the landscaping in designated planters. The landscaping is maintained and irrigated, and mostly consists of hedged shrubs and trees. Project Features BUILDINGS - the building footprint will remain largely unchanged. Along University Ave and along the paseo walkway, the building face is changing shape, with some sections moving outward slightly and others moving inward slightly, bringing the building wall more flush than it is now. However, the general location of the building is not changing. HARDSCAPE - the sidewalk along University Ave will be removed and replaced, and the location of the two tree wells #11 and 12 will be willed in and replaced with a tree well in between the two. Potential Conflicts The sidewalk replacement along university has the potential to impact the TPZ1 and CRZ2 of tree #10, which has a 40% suitability for preservation due to its poor health and structure. Also, trees #11 and 12 will be removed due to the elimination of their tree wells and a new tree planted in the new well that is created between the two. Trees #3 - Since this tree is not protected, it has not been evaluated for potential conflicts. Trees # 1,2, 4-9, 13 - all proposed project features and logical access routes thereto are outside these trees’ TPZs.3 3 Tree protection zones. See Discussion, Tree Map, and Tree Table for more detail. 2 Critical root zone. See Discussion, Tree Map, and Tree Table for definition and significance 1 Tree protection zones. See Discussion, Tree Map, and Tree Table for more detail. Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 3 of 12 Page 213 Testing and Analysis Tree DBHs4 were taken using a diameter tape measure if trunks were accessible. Multistemmed trees were measured below the point where the leaders diverge, if possible. The DBHs of trees with non-accessible trunks were estimated visually. All trees over four inches in DBH were inventoried, as well as street trees of all sizes. Vigor ratings are based on tree appearance and our experiential knowledge of each species’ healthy appearance. Tree location data were collected using a GPS smartphone application and processed in Quantum GIS (QGIS) to create the maps included in this report. Due to the error inherent in GPS data collection, and due also to differences between GPS data and CAD drawings, tree locations and all dimensions shown on the Tree Map are approximate. The percentages of TPZs impacted by project features were calculated in QGIS but should be considered approximate due to potential error in tree locations or feature locations. Data were collected by . with basic Katherine Naegele, ISA Certified Arborist #WE-9658A hand tools (such as, but not limited to: hand hoe; hatchet; rubber mallet; measuring tape; etc.) at a site visit on March 3, 2025. All observations and photographs in this report were taken at that site visit. The tree protection analysis in this report is based on the following document(s), provided to us electronically by the project team: ● Proposed site plan: Site Plan 1/9/2025 LINK ● Civil plan: 100% DD Progress Set 2/28/2025 LINK Discussion Tree Protection Zones (TPZs) Tree roots grow where conditions are favorable, and their spatial arrangement is, therefore, unpredictable. Favorable conditions vary among species, but generally include the presence of moisture, and soft soil texture with low compaction. Contrary to popular belief, roots of all tree species grow primarily in the top two to three feet or less of soil in the clay soils typical for this geographic region, with roots occasionally 4 diameter at breast height (4.5 feet above grade), a standard arboricultural measurement Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 4 of 12 Page 214 occurring at greater depths when soil conditions allow. Some species have taproots when young, but these almost universally disappear with age. At maturity, a tree’s root system may extend out from the trunk farther than the tree is tall, and the tree maintains its upright position in much the same manner as a wine glass. The optimal area around a tree that should be protected from disturbance depends on the tree’s trunk diameter, species, and vigor, as shown in the following table (adapted from Trees & Construction, Matheny and Clark, 1998): Species tolerance Tree vitality5 Distance from trunk (feet per inch trunk diameter) Good High 0.5 Moderate 0.75 Low 1 Moderate High 0.75 Moderate 1 Low 1.25 Poor High 1 Moderate 1.25 Low 1.5 It is important to note that some roots will almost certainly be present outside the TPZ; however, root loss outside the TPZ is unlikely to cause tree decline. Some of the protected tree species present here are not evaluated in Trees & Construction. Our own evaluation of them based on our experience with the species is as follows: Species Estimated tolerance Reason for tolerance rating Crape myrtle (Lagerstroemia x indica) 2 Performs well in most landscapes but grows relatively slowly 5 Matheny & Clark uses tree age, but we feel a tree’s vitality more accurately reflects its ability to handle stress. Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 5 of 12 Page 215 Critical Root Zones (CRZs) Although root loss inside the tree protection zone (TPZ) may cause a short-term decline in tree condition, trees can often recover adequately from limited disturbance in this area. Tree stability is impacted at a shorter distance from the tree trunk. For linear cuts on one side of the tree, the minimum distance typically recommended is three times the DBH, measured from the edge of the trunk (Best Management Practices: Root Management, Costello, Watson, and Smiley, 2017). This is called the critical root zone, as substantial root loss closer than this increases a tree’s likelihood of failure. Note that trees sometimes have asymmetrical root systems, and if no substantial roots are present in a given area, impacts on the tree will be minimal to minor regardless of distance from the trunk. Tree Conflicts with Above-Ground Structures While most tree protection measures are concerned with the protection of tree roots and trunks, it is important to plan mindfully for tree canopies as well. Whenever possible, consideration should be given to the mature canopy size of trees, and above-ground structures, such as rooflines, streetlights, regulatory signs, and other structures that might damage the canopy, or lead to the canopy to require topping, heading, or considerable pruning to prevent damage to or allow visibility of the structure. If the tree or the planting space is already present and the structure can be relocated, this should take place to allow for the tree canopy to thrive. If the structure is already present, the tree should be removed or the planting location adjusted to allow the future tree to thrive. Conclusions6 Trees #1,2, 4-9, 13 - minimal impacts to these trees are likely from the project as proposed. Trees #3 - since these trees are not protected, they have not been evaluated for construction impacts. 6 All conclusions assume the tree protection measures recommended in this report. Without proper tree protection measures, any tree could be damaged. Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 6 of 12 Page 216 Trees #11 and 12 - these trees will be removed for construction to be replaced with a new tree Tree #10 - the removal of the sidewalk may impact the health of this tree. This tree should be monitored, and removal and replacement should be considered. Recommendations78 Design Phase 1. Consider the relocation of two streetlights at least 10 ft from trees #10 and from the newly planted tree, to prevent damage to the streetlights, and prevent the need for improper pruning of the trees. 2. Consider the removal of tree #10, since so much concrete work will take place underneath it, and the damage may lead to the decline of the tree that had a 40% suitability for preservation. Preconstruction Phase 1. Remove trees #11 and 12, upon receipt of a permit from the Town of Los Gatos. The reason for removal is as follows: Sec. 29.10.0992. Required findings. (4) The retention of the tree restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly situated properties, and the applicant has demonstrated to the satisfaction of the Director or deciding body that there are no reasonable alternatives to preserve the tree. 2. Consult with the Project Arborist regarding designated locations for the following activities, and any others that may affect tree protection zones (including, but not limited to, seepage and exhaust): a. Equipment storage b. Materials storage 8 Bolded items are emphasized only because in my experience they are tend to be overlooked. 7 All recommendations are driven by the requirements of the jurisdiction in which the property is located, and by industry best practices. Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 7 of 12 Page 217 c. Portable toilets d. Cleanout areas for paint, concrete, etc. e. Sump pump outlet 3. Tree protection fencing - install as shown in the Tree Map. a. Minimum fencing distances are shown on the Tree Map, plus some small areas outside TPZs if needed for practicality. Fencing must be installed at or beyond these distances. Note that the TPZs of some offsite trees may extend onto this property and require fencing. i. Please be aware that tree protection fencing may differ from ideal tree protection zones, and from canopy sizes. b. Where existing barriers which will be retained impede access comparably to tree protection fencing, these barriers are an acceptable substitute for tree protection fencing. c. Any existing paved areas that will remain as-is may be left unfenced. Ensure that the unpaved area designated for tree protection fencing is fully enclosed. d. Tree protection fencing shall comprise 6’ chain link fabric mounted on 8’ tall 1.5” diameter metal posts driven into the ground and spaced no more than 10 feet apart. e. Tree protection fencing shall be posted with signs saying “TREE PROTECTION FENCE - DO NOT MOVE OR REMOVE WITHOUT APPROVAL FROM CITY ARBORIST.” f. Place a 6” layer of wood chips inside tree protection fencing. g. Tree protection fencing shall adhere to the requirements in the document titled “ARBORIST REPORT CHECKLIST,” available at https://www.losgatosca.gov/DocumentCenter/View/18923/Arborist-report-checklis t?bidId= 4. Tree Protection Verification Letter - notify the Project Arborist when tree protection measures are in place. The Project Arborist will inspect the tree protection measures to verify their presence and condition, and will issue a letter to the city with their findings. Demolition Phase 1. Maintain tree protection measures as detailed above. Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 8 of 12 Page 218 2. When demolishing existing features within TPZs, start work close to trees and move backwards, limiting equipment to still-paved areas. This applies features within TPZs. Construction Phase 1. Maintain tree protection measures as detailed above. 2. Monthly Monitoring Reports - inform the Project Arborist when construction is set to begin. The Project Arborist shall visit the site once per month thereafter to verify that all tree protection measures are maintained in working condition, and shall issue a letter to the city with their findings. 3. Alert the project arborist if utility or other work becomes necessary within any tree TPZs. 4. If live roots over 1” in diameter are encountered when excavating in any location: a. Hand-excavate edge nearest trunk to the full depth of the feature being installed. b. Retain as many roots as practical. Route conduit and other features around and between roots insofar as practical. c. If roots 1-2” in diameter must be cut, sever them cleanly with a sharp saw or bypass pruners. d. If roots over 2” must be cut, stop work in that area and contact the project arborist for guidance. e. If excavation will be left open for more than 3 days: i. Cover excavation wall nearest trunk with several layers of burlap or other absorbent fabric. ii. Install a timer and soaker hoses to irrigate with potable water twice per day, enough to wet fabric thoroughly. 5. Notify Project Arborist when excavation is complete. Project arborist shall inspect work to make sure all roots have been cut cleanly. a. The Project Arborist shall provide a follow-up letter documenting that the excavation was performed to specification. 6. Final Monitoring Report - inform the Project Arborist when construction is set to end. The Project Arborist will make one final site visit to document the trees’ condition, and will issue any final mitigation recommendations if needed. a. The Final Report may be completed by city staff instead at staff’s discretion, pending staff availability. Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 9 of 12 Page 219 Post-Construction Phase 1. Any heritage tree to be retained protected by the City’s Municipal Code will require replacement according to its appraised value if it is damaged beyond repair because of construction. 2. Install new trees and/or pay in-lieu fees to offset the removal of trees #11 and 12, per Town of Los Gatos requirements. a. Tree replacement requirements are determined by canopy size, per the following table: 3. Replacement with native species is strongly encouraged. Most fruit and nut trees, palm trees, or “nuisance” species (see section 29.10.0970(2) of the Town Code) are generally not considered suitable replacement trees. If a tree or trees cannot be reasonably replanted on the subject property, the Town Arborist may approve a full or partial in-lieu fee payment. Where the payment of in-lieu fees are approved, permits will not be issued until all in-lieu fees are paid in full. If approved by the Town Arborist, in-lieu fees are as follows: a. 24 inch box tree = $250 b. 36 inch box tree = $500 4. Final Arborist Inspection - inform both the Project Arborist and the City Arborist when exterior construction is set to end. The City Arborist shall visit the site, after Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 10 of 12 Page 220 replacement trees have been planted (if applicable), but before tree protection fencing has been removed. 5. Remove tree protection measures, upon approval from the Project Arborist and City Arborist. 6. If retained, provide supplemental irrigation for tree #10 to aid in root regrowth for at least three years. a. Irrigate at a very slow trickle for several hours to ensure infiltration. Once per month is usually sufficient. b. COAST LIVE OAKS/DEODAR CEDARS Irrigation should only take place in the normal rainy season for this area (October - April), and only if rainfall is below average. c. All other species should be irrigated year-round. d. Irrigation should be paused during the rainy season if rainfall is average or above. Additional Materials Submitted as Separate Documents 1. 31 University Ave Tree Map 2. 31 University Ave Tree Photographs 3. 31 University Ave Tree Table Respectfully submitted, Elizabeth Lanham | Consulting Arborist | She/They International Society of Arboriculture Certified Arborist #WE-9234A ISA Tree Risk Assessment Qualification Credentialed elizabeth@aacarbor.com | (408) 581-0843 Aesculus Arboricultural Consulting | (408) 675-1729 aacarbor.com Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 11 of 12 Page 221 Terms of Assignment The following terms and conditions apply to all oral and written reports and correspondence pertaining to the consultations, inspections, and activities of Aesculus Arboricultural Consulting: 1. All property lines and ownership of property, trees, and landscape plants and fixtures are assumed to be accurate and reliable as presented and described to the consultant, either orally or in writing. The consultant assumes no responsibility for verification of ownership or locations of property lines, or for results of any actions or recommendations based on inaccurate information. 2. It is assumed that any property referred to in any report or in conjunction with any services performed by Aesculus Arboricultural Consulting is in accordance with any applicable codes, ordinances, statutes, or other governmental regulations, and that any titles and ownership to any property are assumed to be good and marketable. The existence of liens or encumbrances has not been determined, and any and all property is appraised and/or assessed as though free and clear, under responsible ownership and competent management. 3. All reports and other correspondence are confidential and are the property of Aesculus Arboricultural Consulting and its named clients and their assigns or agents. Possession of this report or a copy thereof does not imply any right of publication or use for any purpose, without the express permission of the consultant and the client to whom the report was issued. Loss, removal, or alteration of any part of a report invalidates the entire appraisal/evaluation. 4. The scope of any report or other correspondence is limited to the trees and conditions specifically mentioned in those reports and correspondence. Aesculus Arboricultural Consulting assumes no liability for the failure of trees or parts of trees, inspected or otherwise. The consultant assumes no responsibility to report on the condition of any tree or landscape feature not specifically requested by the named client. 5. All inspections are limited to visual examination of accessible parts, without dissection, excavation, probing, boring or other invasive procedures, unless otherwise noted in the report, and reflect the condition of those items and features at the time of inspection. No warranty or guarantee is made, expressed or implied, that problems or deficiencies of the plants or the property will not occur in the future, from any cause. The consultant shall not be responsible for damages caused by any tree defects, and assumes no responsibility for the correction of defects or tree related problems. 6. The consultant shall not be required to provide further documentation, give testimony, be deposed, or to attend court by reason of this appraisal/report unless subsequent contractual arrangements are made, including payment of additional fees for such services as set forth by the consultant or in the fee schedule or contract. 7. Aesculus Arboricultural Consulting makes no warranty, either expressed or implied, as to the suitability of the information contained in any reports or correspondence, either oral or written, for any purpose. It remains the responsibility of the client to determine applicability to his/her particular case. 8. Any report and the values, observations, and recommendations expressed therein represent the professional opinion of the consultant, and the fee for services is in no manner contingent upon the reporting of a specified value nor upon any particular finding. 9. Any photographs, diagrams, charts, sketches, or other graphic material included in any report are intended solely as visual aids, are not necessarily to scale, and should not be construed as engineering reports or surveys unless otherwise noted in the report. Any reproduction of graphic material or the work product of any other persons is intended solely for clarification and ease of reference. Inclusion of said information does not constitute a representation by Aesculus Arboricultural Consulting as to the sufficiency or accuracy of that information. Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 3/7/2025 12 of 12 Page 222 10.6 ft.1 0 .3 f t .10.4 ft.6.2 ft.6.6 f t .4.9 f t .6.8 f t . 9 .4 f t . 9 .3 f t . .tf 3.25.3 f t .7 ft.1.8 f t .1.6 f t .1.9 f t .1.4 f t.6.2 f t .6.1 f t .2.6 ft.3.6 f t .2.7 ft.0.9 ft. 6 f t . 2 ft. #10 #11 #12 #13 #1 #2 #3 #4 #5 #6 #7 #8 #9 0 10 20 30 ft 03/05/2025Tree trunks, to scale. Locations approximate where not matched to survey. Note that tree trunks may not be round in cross section. Critical root zones (minimal disturbance recommended) Tree protection zones (ideal; may differ significantly from canopy size and from recommended tree protection measures) Tree removals Minimum distances for tree protection fencing. Fencing may be placed farther away from trees if desired.Page 223 31 University Tree Table DRAFT Aesculus Arboricultural Consulting 3/5/2025 DRAFT 1Tree # (13 total)Common NameSpeciesDBH (in.)Canopy Spread (ft.)Vitality Rating (%)Structure Rating (%)Form Rating (%)Suitability for Preservation(%)Protected Tree - 11Street Tree - 8Off-Site Tree - 0Protected Removals - 2CRZ radius(ft. from center of trunk)TPZ radius(ideal; ft. from center oftrunk)Expected Impacts (withrecommended protection)Notes1 Callery pear 6.2 10 50 50 60 50 1.8 6.2 -- 2 Callery pear 5.6 8 30 40 30 35 1.6 7.0 -- 3 Callery pear 2.4 4 10 10 10 10 ---- 4 Callery pear 6.6 10 50 50 60 50 1.9 6.6 -- 5 Callery pear 4.9 10 40 50 50 45 1.4 4.9 -- 6 Coast live oak 21.1 40 80 50 80 65 6.2 10.6 -Tag #3281; girdling root 7 Coast live oak 20.7 30 80 50 80 65 6.0 10.3 -Tag #3282 8 Coast live oak 9.0 18 60 50 60 55 2.6 6.8 -Tag #3283 9 Coast live oak 12.5 16 50 50 50 50 3.6 9.4 - Canopy spread isaverage due to uneven canopy dist.One foot-deep cavity in base. 10 Coast live oak 9.3 20 30 50 30 40 2.7 9.3 -- 11 Crape myrtle 3.0 7 70 50 60 60 0.9 2.3 -- 12 Coast live oak 7.0 18 60 50 60 55 2.0 5.3 -- 13 Coast live oak 20.8 30 80 50 65 6.1 10.4 -- Pyrus calleryana Pyrus calleryana Pyrus calleryana Pyrus calleryana Pyrus calleryana Quercus agrifolia Quercus agrifolia Quercus agrifolia Quercus agrifolia Quercus agrifolia Lagerstroemia indica Quercus agrifolia Quercus agrifolia Page 224 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 1 Image 1: Callery pear #1 Page 225 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 2 Image 2: Callery pear #2 Page 226 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 3 Image 3: Callery pear #3 Page 227 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 4 Image 4: Callery pear #4 Page 228 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 5 Image 5: Callery pear #5 Page 229 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 6 Image 6: Coast live oak #6 Image 6b: girdling root on coast live oak #6 Page 230 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 7 Image 7: Coast live oak #7 Page 231 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 8 Image 8: Coast live oak #8 Page 232 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 9 Image 9: Coast live oak #9 Page 233 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 10 Image 9b: decay cavity at base of coast live oak #9 Page 234 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 11 Image 10: Coast live oak #10 Page 235 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 12 Image 11: Crape myrtle #11 Page 236 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 13 Image 12: Coast live oak #12 Page 237 31 University Tree Photographs Aesculus Arboricultural Consulting 3/5/2025 14 Image 13: Coast live oak #13 Page 238 31 University Tree Table Aesculus Arboricultural Consulting 5/8/2025 1Tree # (13 total)Common NameSpeciesDBH (in.)Canopy Spread (ft.)Vitality Rating (%)Structure Rating (%)Form Rating (%)Suitability for Preservation(%)Protected Tree - 11Street Tree - 8Off-Site Tree - 0Protected Removals - 2Appraised Value(worksheet availableupon request)CRZ radius(ft. from center of trunk)TPZ radius(ideal; ft. from center oftrunk)Expected Impacts (withrecommended protection)1 Callery pear 6.2 10 50 50 60 50 $16,800.00 1.8 6.2 Minimal from project as proposed 2 Callery pear 5.6 8 30 40 30 35 $900.00 1.6 7.0 Minimal from projectas proposed 3 Callery pear 2.4 4 10 10 10 10 ---- 4 Callery pear 6.6 10 50 50 60 50 $1,400.00 1.9 6.6 Minimal from project as proposed 5 Callery pear 4.9 10 40 50 50 45 $790.00 1.4 4.9 Minimal from project as proposed 6 Coast live oak 21.1 40 80 50 80 65 $13,200.00 6.2 10.6 Minimal from project as proposed 7 Coast live oak 20.7 30 80 50 80 65 $12,600.00 6.0 10.3 Minimal from projectas proposed 8 Coast live oak 9.0 18 60 50 60 55 $2,280.00 2.6 6.8 Minimal from project as proposed 9 Coast live oak 12.5 16 50 50 50 50 $4,270.00 3.6 9.4 Minimal from project as proposed 10 Coast live oak 9.3 20 30 50 30 40 $2,250.00 2.7 9.3 Moderate to major from proposed sidewalk work Pyrus calleryana Pyrus calleryana Pyrus calleryana Pyrus calleryana Pyrus calleryana Quercus agrifolia Quercus agrifolia Quercus agrifolia Quercus agrifolia Quercus agrifolia Page 239 31 University Tree Table Aesculus Arboricultural Consulting 5/8/2025 2Tree # (13 total)Common NameSpeciesDBH (in.)Canopy Spread (ft.)Vitality Rating (%)Structure Rating (%)Form Rating (%)Suitability for Preservation(%)Protected Tree - 11Street Tree - 8Off-Site Tree - 0Protected Removals - 2Appraised Value(worksheet availableupon request)CRZ radius(ft. from center of trunk)TPZ radius(ideal; ft. from center oftrunk)Expected Impacts (withrecommended protection)11 Crape myrtle 3.0 7 70 50 60 60 $260.00 0.9 2.3 Incompatible with proposed sidewalk work 12 Coast live oak 7.0 18 60 50 60 55 $1,380.00 2.0 5.3 Incompatible with proposed sidewalkwork 13 Coast live oak 20.8 30 80 50 60 65 $12,500.00 6.1 10.4 Minimal from project as proposed Lagerstroemia indica Quercus agrifolia Quercus agrifolia Page 240 31 University Tree Table Aesculus Arboricultural Consulting 5/8/2025 3Notes- - - - - Tag #3281; girdling root Tag #3282 Tag #3283 Canopy spread is average due touneven canopy dist. One foot-deep cavityin base. - Page 241 31 University Tree Table Aesculus Arboricultural Consulting 5/8/2025 4Notes- - - Page 242 31 University Avenue Arborist’s Review May 7, 2025 May 7, 2025 Erin Walters Community Development Department 110 E. Main Street Los Gatos, CA 95030 Observations I was asked to review the plans and the applicant’s arborist report and provide findings and recommendations. The arborist’s report was provided by Aesculus on March 7, 2025. •There are no specific tree protection measures regarding those proposed for retention - Sec. 29.10.1000. New property development. (c). The trees to be retained need to be indicated as Type III protection at a minimum both is the report and on the T-1 plan sheet. •Tree appraisals were not performed and related values provided - 29.10.1000. New property development. (c)(3). Trees to be retained need to be appraised using the Trunk Formula Technique as outlined in the Guide for Plant Appraisal 10th Edition. •The plan set does not contain the required Tree Preservation Instructions (Sheet T-1) sheet Sec. 29.10.1000. New property development. Recommendations 1.Provide specific tree protection recommendations and indicate where those protection schemes are to be used on a plan sheet labeled T-1. 2.Provide tree appraisals by either using the 10th Edition to the Guide for Plant Appraisal. Only trees to be retained need to be appraised. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Tree Risk Assessment Qualified - Valid to 2029 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 1 EXHIBIT 17Page 243 This Page Intentionally Left Blank Page 244 5/8/2025 Matthew Morgan Kimley-Horn 10 S Almaden Blvd, Ste 1250 San Jose, CA 95113 408.785.3518 matthew.morgan@kimley-horn.com Re: response letter detailing changes made to report in accordance with City Arborist comment letter dated 5/7/2025 for proposed renovation at 31 University Ave, Los Gatos, CA 95030 Dear Matthew, Here is a list of the changes made to my report based on the City Arborist comment letter referenced above. The comment letter was prepared by Erin Walters and contains three points requiring attention. ● Point 1: ○ This information is included in the map accompanying my arborist report, titled “31 University Ave Tree Map V1 2025-03-05,” available at: https://drive.google.com/file/d/1ACHFDb0XSloLUUmBJgu24aLrJXGNfO0E/vie w?usp=drive_link Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 5/8/2025 1 of 3 EXHIBIT 18Page 245 ● Point 2: ○ Appraisals have been performed, and a new column with appraised values has been added to the tree table, available here: https://drive.google.com/file/d/11bNTsHKxEEWvZs3-UxinKoGs1GJl4Ndr/view? usp=drive_link ● Point 3: ○ This item is outside my purview and will need to be addressed by others on the project team. Respectfully submitted, Katherine Naegele | Consulting Arborist | She/Her Master of Forestry, UC Berkeley International Society of Arboriculture Certified Arborist #WE-9658A ISA Tree Risk Assessment Qualification Credentialed katherine@aacarbor.com | (408) 201-9607 Aesculus Arboricultural Consulting | (408) 675-1729 aacarbor.com Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 5/8/2025 2 of 3 Page 246 Terms of Assignment The following terms and conditions apply to all oral and written reports and correspondence pertaining to the consultations, inspections, and activities of Aesculus Arboricultural Consulting: 1. All property lines and ownership of property, trees, and landscape plants and fixtures are assumed to be accurate and reliable as presented and described to the consultant, either orally or in writing. The consultant assumes no responsibility for verification of ownership or locations of property lines, or for results of any actions or recommendations based on inaccurate information. 2. It is assumed that any property referred to in any report or in conjunction with any services performed by Aesculus Arboricultural Consulting is in accordance with any applicable codes, ordinances, statutes, or other governmental regulations, and that any titles and ownership to any property are assumed to be good and marketable. The existence of liens or encumbrances has not been determined, and any and all property is appraised and/or assessed as though free and clear, under responsible ownership and competent management. 3. All reports and other correspondence are confidential and are the property of Aesculus Arboricultural Consulting and its named clients and their assigns or agents. Possession of this report or a copy thereof does not imply any right of publication or use for any purpose, without the express permission of the consultant and the client to whom the report was issued. Loss, removal, or alteration of any part of a report invalidates the entire appraisal/evaluation. 4. The scope of any report or other correspondence is limited to the trees and conditions specifically mentioned in those reports and correspondence. Aesculus Arboricultural Consulting assumes no liability for the failure of trees or parts of trees, inspected or otherwise. The consultant assumes no responsibility to report on the condition of any tree or landscape feature not specifically requested by the named client. 5. All inspections are limited to visual examination of accessible parts, without dissection, excavation, probing, boring or other invasive procedures, unless otherwise noted in the report, and reflect the condition of those items and features at the time of inspection. No warranty or guarantee is made, expressed or implied, that problems or deficiencies of the plants or the property will not occur in the future, from any cause. The consultant shall not be responsible for damages caused by any tree defects, and assumes no responsibility for the correction of defects or tree related problems. 6. The consultant shall not be required to provide further documentation, give testimony, be deposed, or to attend court by reason of this appraisal/report unless subsequent contractual arrangements are made, including payment of additional fees for such services as set forth by the consultant or in the fee schedule or contract. 7. Aesculus Arboricultural Consulting makes no warranty, either expressed or implied, as to the suitability of the information contained in any reports or correspondence, either oral or written, for any purpose. It remains the responsibility of the client to determine applicability to his/her particular case. 8. Any report and the values, observations, and recommendations expressed therein represent the professional opinion of the consultant, and the fee for services is in no manner contingent upon the reporting of a specified value nor upon any particular finding. 9. Any photographs, diagrams, charts, sketches, or other graphic material included in any report are intended solely as visual aids, are not necessarily to scale, and should not be construed as engineering reports or surveys unless otherwise noted in the report. Any reproduction of graphic material or the work product of any other persons is intended solely for clarification and ease of reference. Inclusion of said information does not constitute a representation by Aesculus Arboricultural Consulting as to the sufficiency or accuracy of that information. Prepared for Kimley-Horn by Aesculus Arboricultural Consulting on 5/8/2025 3 of 3 Page 247 31 University Avenue May 8, 2025 Arborist Peer Review Recommendation #3- - The plan set does not contain the required Tree Preservation Instructions (T-1) sheet Section 29.10.1000. New Property Development. Applicant’s Response- T-1 Sheet (T-1A, T-1B and T-1C) have been added to the plan set, providing Tree Protection Report, Tree Map, and Tree Table with Applicable Data. Tree protection measures are provided on Sheet T-1C and depicted on the Tree Map. Tree Appraisals are provided on Sheet T-1C, depicted in the tree table. Page 248 10.6 ft.1 0 .3 f t .10.4 ft.6.2 ft.6.6 f t .4.9 f t .6.8 f t . 9 .4 f t . 9 .3 f t . .tf 3.25.3 f t .7 ft.1.8 f t .1.6 f t .1.9 f t .1.4 f t.6.2 f t .6.1 f t .2.6 ft.3.6 f t .2.7 ft.0.9 ft. 6 f t . 2ft. #10 #11 #12 #13 #1 #2 #3 #4 #5 #6 #7 #8 #9 0 10 20 30 ft 03/05/2025Tree trunks, to scale. Locations approximate where not matched to survey. Note that tree trunks may not be round in cross section. Critical root zones (minimal disturbance recommended) Tree protection zones (ideal; may differ significantly from canopy size and from recommended tree protection measures) Tree removals Minimum distances for tree protection fencing. Fencing may be placed farther away from trees if desired.Page 249 31 University Tree Table Aesculus Arboricultural Consulting 5/8/2025 1Tree # (13 total)Common NameSpeciesDBH (in.)Canopy Spread (ft.)Vitality Rating (%)Structure Rating (%)Form Rating (%)Suitability for Preservation(%)Protected Tree - 11Street Tree - 8Off-Site Tree - 0Protected Removals - 2Appraised Value(worksheet availableupon request)CRZ radius(ft. from center of trunk)TPZ radius(ideal; ft. from center oftrunk)Expected Impacts (withrecommended protection)1 Callery pear 6.2 10 50 50 60 50 $16,800.00 1.8 6.2 Minimal from project as proposed 2 Callery pear 5.6 8 30 40 30 35 $900.00 1.6 7.0 Minimal from projectas proposed 3 Callery pear 2.4 4 10 10 10 10 ---- 4 Callery pear 6.6 10 50 50 60 50 $1,400.00 1.9 6.6 Minimal from project as proposed 5 Callery pear 4.9 10 40 50 50 45 $790.00 1.4 4.9 Minimal from project as proposed 6 Coast live oak 21.1 40 80 50 80 65 $13,200.00 6.2 10.6 Minimal from project as proposed 7 Coast live oak 20.7 30 80 50 80 65 $12,600.00 6.0 10.3 Minimal from projectas proposed 8 Coast live oak 9.0 18 60 50 60 55 $2,280.00 2.6 6.8 Minimal from project as proposed 9 Coast live oak 12.5 16 50 50 50 50 $4,270.00 3.6 9.4 Minimal from project as proposed 10 Coast live oak 9.3 20 30 50 30 40 $2,250.00 2.7 9.3 Moderate to major from proposed sidewalk work Pyrus calleryana Pyrus calleryana Pyrus calleryana Pyrus calleryana Pyrus calleryana Quercus agrifolia Quercus agrifolia Quercus agrifolia Quercus agrifolia Quercus agrifolia Page 250 31 University Tree Table Aesculus Arboricultural Consulting 5/8/2025 2Tree # (13 total)Common NameSpeciesDBH (in.)Canopy Spread (ft.)Vitality Rating (%)Structure Rating (%)Form Rating (%)Suitability for Preservation(%)Protected Tree - 11Street Tree - 8Off-Site Tree - 0Protected Removals - 2Appraised Value(worksheet availableupon request)CRZ radius(ft. from center of trunk)TPZ radius(ideal; ft. from center oftrunk)Expected Impacts (withrecommended protection)11 Crape myrtle 3.0 7 70 50 60 60 $260.00 0.9 2.3 Incompatible with proposed sidewalk work 12 Coast live oak 7.0 18 60 50 60 55 $1,380.00 2.0 5.3 Incompatible with proposed sidewalkwork 13 Coast live oak 20.8 30 80 50 60 65 $12,500.00 6.1 10.4 Minimal from project as proposed Lagerstroemia indica Quercus agrifolia Quercus agrifolia Page 251 31 University Tree Table Aesculus Arboricultural Consulting 5/8/2025 3Notes- - - - - Tag #3281; girdling root Tag #3282 Tag #3283 Canopy spread is average due touneven canopy dist. One foot-deep cavityin base. - Page 252 31 University Tree Table Aesculus Arboricultural Consulting 5/8/2025 4Notes- - - Page 253 This Page Intentionally Left Blank Page 254 NEIGHBOR OUTREACH LOG Address Tenant/Owner Contact Date Outreach Interaction 25 University Ave Arhaus Isreal Salinas, Store Manager 2/26/25 Happy to see a restaurant is going in - will help with their foot traffic also. 51 University Ave 51 University Ave Suite A Romantiques Lingerie Susan Testa, Store Owner 2/26/25 Looks great and expressed excitment. Interested to see if there will be any closure of Elm St during construction. 51 University Ave Suite B Blacy's Fine Jewelers Jeanette Blacy, Store Owner 2/26/25 Very enthusiastic about RH plans and wished RH would do a rooftop restaurant as well. 51 University Ave Suite F Lite Line Illumination Lance Skelson, Store Owner 2/26/25 Positive - looks good. 65 W. Main St. Nimbus Salon Detmetra Jennings, Owner 3/14/25 Potential to bring new life to the Old Town area and be a catalyst for revitalization. The proposed design is both elegant and respectful of the area’s charm 50 University Ave Old Town Shopping Center Robert Aguirre, Senior Project Manager for Owner (Federal Realty) 10/1/24; ongoing 31 University shares same Owner as Old Town Shopping Center (Federal Realty), who has been supportive of project and participating with Town conversations to help facilitate approvals. EXHIBIT 19Page 255 This Page Intentionally Left Blank Page 256 PROPERTY OWNER: FEDERAL REALTY 356 SANTANA ROW SUITE 1005 SAN JOSE CA 95128 (408) 551-2254 ROBERT AGUIRRE, SR. PROJECT MANAGER RAGUIRRE@FEDERALREALTY.COM ARCHITECT: MBH ARCHITECTS 960 ATLANTIC AVENUE ALAMEDA, CA (510) 865-8663 RICK NELSON SEÑIOR PROJECT LEADER RIX@MBHARCH.COM MECH/ ELEC/ PLUMB: MECHANICAL ELECTRICAL ENGINEERING CONSULTANTS, MEEC 14496 N. SHELDON RD., SUITE 260, PLYMOUTH, MI 48170 (734) 454-5516 EXT. 751 WILLIAM E. VERNIER III DIRECTOR OF MECHANICAL ENGINEERING WVERNIER@MEECI.COM LANDSCAPE: KIMLEY HORN 10 S. ALMADEN BLVD, SUITE 1250 SAN JOSE, CA 95113 (408) 785-3518 MATTHEW MORGAN PRINCIPAL MATTHEW.MORGAN@KIMLEY-HORN.COM STRUCTURAL ENGINEER: MURPHY BURR CURRY, INC. CONSULTING STRUCTURAL ENGINEERS 85 2ND STREET, SUITE 501 SAN FRANCISCO, CA 94105 (415) 669-5382 ZACK C. KARDON ZKARDON@MBCSE.COM TENANT: RH 15 KOCH RD, CORTE MADERA, CA 94925 (415) 924-1005 STU WAGNER SWAGNER@RH.COM CIVIL ENGINEER: KPFF 700 S. FLOWER STREET, SUITE 2100 LOS ANGELES, CA 90017 (213) 266-5260 CHRIS JONES PRINCIPAL CHRIS.JONES@KPFF.COM LIGHTING DESIGN: RVK DESIGN MALIBU, CA (310) 924-2185 REBECCA HIDALGO REBECCA@RVK-DESIGN.COM FOOD SERVICE DESIGN: NEXT STEP DESIGN 913 WEST STREET ANNAPOLIS, MD 21401 (410) 263-1200 JUSTIN KYTE JKYTE@NEXTSTEPDESIGN.COM PLANNING DEPARTMENT: TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT 110 E. MAIN STREET, LOS GATOS, CA 95030 (408) 354-6823 SEAN MULLIN PLANNING MANAGER SMULLIN@LOSGATOSCA.GOV BUILDING DEPARTMENT: TOWN OF LOS GATOS BUILDING DIVISION 110 E. MAIN STREET, LOS GATOS, CA 95030 (408) 354-6815 ROBERT GRAY CHIEF BUILDING OFFICIAL/ ADA COORDINATOR RGRAY@LOSGATOSCA.GOV HEALTH DEPARTMENT: COUNTY OF SANTA CLARA DEPARTMENT OF ENVIRONMENTAL HEALTH (408) 918-4676 RICHARD GUZMAN PERMIT TECHNICIAN RICHARD.GUZMAN@DEH.SCCGOV.ORG ALBERT MALATS SENIOR ELECTRICAL ENGINEER AMALATS@MEECI.COM 1. DO NOT SCALE THE DRAWINGS. 2. VERIFY FIELD CONDITIONS PRIOR TO COMMENCEMENT OF EACH PORTION OF THE WORK. 3. THE ARCHITECT ASSUMES NO RESPONSIBILITY FOR ANY PORTION OF THE WORK WHICH IS PERFORMED WITHOUT A PERMIT ISSUED BY A REGULATORY AUTHORITY OF THE MUNICIPALITY IN WHICH THE PROJECT IS LOCATED. 4. THROUGHOUT THIS SET OF DRAWINGS, THE TERM "RH" REFERS TO THE CLIENT/TENANT. THE TERM "LANDLORD" REFERS TO THE PROPERTY OWNER. 5. THE CONTRACTOR SHALL MAKE NO REVISIONS, ALTERATIONS OR CHANGES TO THE WORK AS SHOWN IN THE CONTRACT DOCUMENTS WITHOUT THE PRIOR WRITTEN APPROVAL OF THE ARCHITECT AND/OR RH REPRESENTATIVE. NO ADDITIONAL COSTS FROM THE GENERAL CONTRACTOR SHALL BE CONSIDERED AND THE WORK MAYBE REQUIRED TO BE REMOVED WITHOUT SUCH APPROVAL BY ARCHITECT. 6. SEE SPECIFICATIONS FOR ADDITIONAL CRITERIA AND CONSTRUCTION REQUIREMENTS. 7. DIMENSIONS SHOWN AS 'VIF' SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELD BY LAYING OUT THE PARTITIONS. NOTIFY ARCHITECT OF ANY DISCREPANCIES IN. DIMENSIONS PRIOR TO PROCEEDING WITH WORK. 8. DIMENSIONS SHOWN AS 'CLEAR' OR 'HOLD' SHALL BE MAINTAINED AND ALLOW FOR THICKNESS OF FINISHES; INCLUDING FLOOR FINISHES. NOTIFY ARCHITECT OF ANY DISCREPANCIES IN DIMENSIONS PRIOR TO PROCEEDING WITH WORK. 9. DIMENSIONS ARE TO THE STRUCTURAL GRID OR TO FINISH SURFACES, UNLESS OTHERWISE INDICATED. 10. ELEVATIONS REFERENCED ARE ABOVE THE FINISH FLOOR FOR EACH ROOM THROUGHOUT TENANT SPACE, UNLESS OTHERWISE NOTED. FINISH FLOOR ELEVATIONS MAY VARY FROM ROOM TO ROOM DEPENDING UPON FLOOR FINISHES. 11. GENERAL CONTRACTOR SHALL PROVIDE THE BUILDING OFFICIAL WITH A CERTIFICATE OF CONSTRUCTION COMPLIANCE WITH ENERGY CONSERVATION STANDARDS UPON FINAL BUILDING DEPARTMENT INSPECTIONS (WHERE REQUIRED). 12. GENERAL CONTRACTOR SHALL PREPARE THE FLOOR LEVEL TO BE SMOOTH, AND FILL ALL FLOOR DRAINS, FLOOR SINKS OR OTHER SUCH DEPRESSIONS, CRACKS OR IRREGULARITIES IN FLOOR SLAB. 14. GENERAL CONTRACTOR SHALL PROVIDE ACCESS PANELS FOR ALL TRADES AS REQUIRED BY CODE. LOCATIONS TO BE APPROVED BY ARCHITECT AND/OR RH REPRESENTATIVE PRIOR TO EXECUTION OF WORK. 15. FIRE EXTINGUISHERS AND CABINETS AS REQUIRED BY LOCAL GOVERNMENT AGENCY SHALL BE PROVIDED BY GENERAL CONTRACTOR AND INCLUDED IN CONTRACT. XX X X X X AX.X AX.X X AX.X A B 1 2 FIFTH FLOOR +44' - 6" +44' - 6" FIXTURE (TYPE VARIES) EXTERIOR ELEVATION INTERIOR ELEVATION SECTION / DETAIL GRID / COLUMN LINES NORTH ARROW WORK / CONTROL OR DATUM LEVEL SPOT ELEVATION SHEET NOTE DOOR ENLARGED PLAN OR DETAIL REVISION REVISION NUMBER PLAN OR DETAIL NUMBER SHEET NUMBER PROJECT NORTH SECTION NUMBER SHEET NUMBER SHEET NUMBER TRUE NORTH WINDOW ELEVATION NUMBER FINISH MATERIAL WALL / PARTITION TYPE SHEET NUMBER ELEVATION NUMBER N XXX XX XX ? X-X X.X X AX.X APN: EXISTING E31 BUILDING AREA (GROSS) EXISTING E35 BUILDING AREA (GROSS) (NO CHANGE TO EXISTING GROSS AREA) EXISTING BASEMENT PARKING GARAGE BUILDING TOTAL: OCCUPANCY GROUP: ZONING: STORIES: CONSTRUCTION TYPE: GROUND LEVEL BUILDING BASEMENT OCCUPANT LOAD: EXISTING BUILDING HEIGHT NEW BUILDING HEIGHT SPRINKLERED (YES/NO): 529 02 044 7,233 SF 8,724 SF 38,922 SF 15,957 SF A-2 M C-2, LHP, PD 1 VB IIA A-2 = 113 OCC M = 161 OCC 27'-4" 26'-8" YES TENANT IMPROVEMENT OF TWO GROUND FLOOR TENANT SPACES. THE TWO SPACES WILL HAVE THE INTERIOR DEMOLISHED AND RE-CONFIRMED INTO ONE SPACE. THE NEW USE WILL BE A RETAIL SHOWROOM (M) OCCUPANCY INCLUDING A FULL SERVICE RESTAURANT (A-2) OCCUPANCY. THERE IS NO CHANGE IN GROSS BUILDING AREA OR PROPOSED USE. SCOPE TO INCLUDE COMPLETE BUILD- OUT WITH ASSOCIATED PLUMBING, MECHANICAL, ELECTRICAL, KITCHEN EQUIPMENT AND FINISHES THROUGHOUT. AUTHORITY HAVING JURISDICTION: TOWN OF LOS GATOS BUILDING CODE: GREEN BUILDING CODE: ACCESSIBILITY CODE: ENERGY CODE: MECHANICAL CODE: PLUMBING CODE: ELECTRICAL CODE: FIRE CODE: HEALTH CODE: CALIFORNIA BUILDING CODE CALIFORNIA GREEN BUILDING STANDARD CODE CALIFORNIA BUILDING CODE CALIFORNIA ENERGY CODE CALIFORNIA MECHANICAL CODE CALIFORNIA PLUMBING CODE CALIFORNIA ELECTRICAL CODE CALIFORNIA FIRE CODE CALIFORNIA RETAIL FOOD CODE 2022 2022 2022 2022 2022 2022 2022 2022 2022 UNIVERSITY AVEHOWARD STMARKET STH IG H W A Y 1 7 SARATOGA LOS GATOS RD W MAIN ST SITE 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address A001 COVER SHEET 59485 3 2 1 NO SCALE 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN SYMBOL LEGENDVICINITY MAP DRAWING INDEX PROJECT DIRECTORY RH - LOS GATOS 31 UNIVERSITY AVE, LOS GATOS, CA 95030 GENERAL NOTES SCOPE DESCRIPTION CODE INFORMATION PROJECT DATA 11/06/2024 PLANNING SUBMITTAL01/09/2025 PLANNING SUBMITTAL 203/05/2025 TECH REVIEW COMMENTS05/21/2025 TECH REVIEW COMMENTS 207/14/2025 TECH REVIEW COMMENTS 3ARCHITECTURE A001 COVER SHEET ● ● ● ● ● GENERAL G004 CONSTRUCTION BEST MANAGEMENT PRACTICES ● ● CIVIL CS-1 CIVIL SURVEY ● ● CS-2 ALTA SURVEY ● C1.0 COVER SHEET ● ● ● C2.0 EXISTING CONDITIONS ● ● C3.0 DEMOLITION PLAN ● ● ● C4.0 SITE LAYOUT PLAN ● ● ● C4.1 GRADING AND DRAINAGE PLAN ● ● C5.0 DETAILS ● ● LANDSCAPE T-1A TREE PRESERVATION INSTRUCTIONS ● T-1B TREE PRESERVATION INSTRUCTIONS ● T-1C TREE PRESERVATION INSTRUCTIONS ● LANDSCAPE LS100 PRELIMINARY LANDSCAPE NOTES AND SCHEDULE ● ● ● LS101 PRELIMINARY LANDSCAPE PLAN ● ● ● ARCHITECTURE A004 ARCHITECTURAL SITE PLAN PATH OF TRAVEL ● ● ● ● ● A005 EXISTING BASEMENT PARKING PLAN ● ● ● ● A005.1 EXISTING FLOOR PLAN ● ● ● ● A006 DEMOLITION PLAN ● ● ● A006.1 DEMOLITION ROOF PLAN ● ● A006.2 DEMOLITION EXTERIOR ELEVATIONS ● ● A006.3 DEMOLITION EXTERIOR ELEVATIONS ● ● A006.4 TECHNICAL DEMOLITION PLAN ● A006.5 TECHNICAL DEMOLITION EXTERIOR ELEVATIONS ● A007 SIGHT LINE STUDY ● ● A008 MASSING ELEVATIONS ● ● A009 EXTERIOR ELEVATIONS COMPARISON ● ● A101 FLOOR PLAN ● ● ● ● A103 ROOF PLAN ● ● ● ● A200 EXISTING EXTERIOR ELEVATIONS ● ● ● ● A201 EXTERIOR ELEVATIONS ● ● ● ● A301 BUILDING SECTIONS ● ● ● ● A601 MATERIAL FINISHES ● ● ● ● A800.1 EXISTING BUILDING PHOTOS ● ● ● ● A800.2 EXISTING BUILDING PHOTOS ● ● ● ● A801 EXTERIOR BUILDING RENDERS ● ● ● ● A802 EXTERIOR BUILDING RENDERS ● ● A803 EXTERIOR BUILDING RENDERS ● ● ● ● A804 EXTERIOR BUILDING RENDERS - NIGHT ● ● ● ● A805 EXTERIOR BUILDING RENDERS - NIGHT ● ● ● ● A806 INTERIOR BUILDING RENDERS ● ● A807 INTERIOR BUILDING RENDERS ● ● PLUMBING P100 PARKING DECK PLUMBING PLAN ● ● LIGHTING LT - 1.0 LIGHTING LAYOUT ● ● ● ● LT - 2.0 EXTERIOR LIGHTING ELEVATION ● ● ● ● ABBREVIATIONS 1 1 1 1 1 1 1 1 2 DEFERRED SUBMITTALS DEFERRED SUBMITTALS BY CONTRACTORS: ALL DEFERRED SUBMITTALS MUST BE REVIEWED AND APPROVED BY THE ARCHITECT OF RECORD OR ENGINEER OF RECORD PRIOR TO BEING SUBMITTED TO THE CITY OF WALNUT CREEK FOR REVIEW AND APPROVAL. 1. FIRE SPRINKLERS 2. FIRE ALARM SYSTEM 3. FIRE DEPARTMENT CONNECTION 4. EXTERIOR BUILDING SIGN PACKAGE 2 2 2 2 10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2 03/05/2025 TECH REVIEW COMMENTS 05/21/2025 TECH REVIEW COMMENTS 2 07/14/2025 TECH REVIEW COMMENTS 3 EXHIBIT 20Page 257 3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project AddressG004CONSTRUCTIONBESTMANAGEMENTTPRACTICES5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRN103/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 2105/21/2025 Page 258 ELM STREETUNIVERSITY AVE PROJECT #CHECKED BYDRAWN BY700 FLOWER ST., Suite 2100Los Angeles, CA 90017O: 213.418.0201F: 213.266.5294www.kpff.comDATE PREPAREDMBH ARCHITECTS960 ATLANTIC AVE,ALAMEDA, CA 945012400791CLSZ & DG12/04/2024MR RICK NELSONVICINITY MAP(NOT TO SCALE)TOPOGRAPHIC SURVEYABBREVIATIONSLEGENDLINETYPESCOMMENTS:BENCHMARK:17ZONING12/04/2024F.F.401.21CS-11Page 259 CS-2 2 Page 260 UNIVERSITY AVE 1407.66SET CPS SCRIBE 1407.66SET CPS SCRIBE 2401.67SET CPS SCRI B E 2401.67SET CPS SCRI B E 3400.32SET CPS SCR I B E 3400.32SET CPS SCR I B E 4404.87SET CPS SCRIBE 4404.87SET CPS SCRIBE 6401.22SET CPS SC R I B E 6401.22SET CPS SC R I B E 7401.05SET CPS SCRIBE7401.05SET CPS SCRIBE 8405.92SET CPS MAG 8405.92SET CPS MAG 30000407.79TC30000407.79TC 30001407.25FL30001407.25FL 30002407.37EG30002407.37EG 30003407.43AC30003407.43AC 30004407.42AC30004407.42AC 30005407.31EG30005407.31EG 30006407.23FL30006407.23FL30007407.72TC BRK30007407.72TC BRK 30008407.53TC BRK30008407.53TC BRK 30009407.06FL30009407.06FL 30010407.13EG30010407.13EG 30011407.22AC30011407.22AC 30012407.50BRK30012407.50BRK 30013406.47BRK30013406.47BRK 30014404.91BRK30014404.91BRK 30015402.84BRK30015402.84BRK 30016401.85BRK30016401.85BRK 30017401.90BRK30017401.90BRK30018401.96BRK30018401.96BRK 30019403.48BRK30019403.48BRK 30020405.51BRK30020405.51BRK 30021407.58BRK30021407.58BRK 30022407.60RLH30022407.60RLH 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30057401.32BRK30057401.32BRK 30058401.38BRK30058401.38BRK 30059401.08BRK30059401.08BRK30060401.13BRK30060401.13BRK 30061401.11BRK30061401.11BRK 30062401.01BRK30062401.01BRK 30063400.99BRK30063400.99BRK 30064401.02BRK30064401.02BRK 30065401.04BRK30065401.04BRK 30066401.03BRK30066401.03BRK 30067401.06BRK30067401.06BRK 30068401.07BRK30068401.07BRK 30069401.14BRK30069401.14BRK 30070401.13BRK30070401.13BRK 30071401.14BRK30071401.14BRK 30072401.09BRK30072401.09BRK 30073401.10BRK30073401.10BRK 30074401.12BRK30074401.12BRK 30077400.98FLO30077400.98FLO 30078400.93FLO30078400.93FLO 30079401.19BRK30079401.19BRK 30080401.15BRK30080401.15BRK 30081401.08BRK30081401.08BRK 30082400.88DR DBL GLA S S 6 F T 30082400.88DR DBL GLA S S 6 F T 30083401.06FLO30083401.06FLO 30084400.97FLO30084400.97FLO 30085400.97BRK30085400.97BRK30086400.93BRK30086400.93BRK 30087400.95BRK30087400.95BRK 30088400.94BRK30088400.94BRK 30089400.98BRK30089400.98BRK 30090400.97BLD30090400.97BLD 30091400.98BRK30091400.98BRK 30092400.98BRK30092400.98BRK 30093401.09BRK30093401.09BRK 30095400.99BRK30095400.99BRK 30096401.02BRK30096401.02BRK 30097401.00BRK30097401.00BRK 30099400.95BRK REC30099400.95BRK REC 30100401.00BRK30100401.00BRK 30101400.99BRK30101400.99BRK 30102401.09BRK30102401.09BRK 30103401.03BRK30103401.03BRK 30104401.04BRK30104401.04BRK 30105401.04BRK30105401.04BRK 30106400.96BRK30106400.96BRK 30107400.99BRK30107400.99BRK 30108401.00BRK30108401.00BRK 30109401.00BRK30109401.00BRK 30110400.99BRK30110400.99BRK 30111400.99BRK30111400.99BRK 30112401.03BRK30112401.03BRK 30113400.98BRK30113400.98BRK 30114400.93BLD30114400.93BLD 30115400.94BRK30115400.94BRK 30116400.89BRK30116400.89BRK 30117400.86BRK30117400.86BRK 30118400.93BRK30118400.93BRK 30119400.93BRK30119400.93BRK 30120400.92BRK30120400.92BRK 30123401.90STP30123401.90STP 30124402.39STP30124402.39STP 30125402.85STP30125402.85STP 30126403.41STP30126403.41STP 30127403.92STP30127403.92STP 30128404.44STP30128404.44STP 30129404.96STP30129404.96STP 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30339401.09BRK30339401.09BRK30340401.07BRK30340401.07BRK 30341400.96BRK30341400.96BRK30342400.94BRK30342400.94BRK 30343401.06BRK30343401.06BRK 30344401.10BLD30344401.10BLD 30345401.11BLD30345401.11BLD 30346401.10BLD30346401.10BLD 30347401.00EOC30347401.00EOC 30348401.08AC30348401.08AC 30349400.91AC30349400.91AC 30350400.84EOC30350400.84EOC 30351400.62EOC30351400.62EOC 30352400.69AC30352400.69AC 30353400.26EOC30353400.26EOC 30354400.38AC30354400.38AC 30355399.99EOC30355399.99EOC 30356400.07AC30356400.07AC 30357399.91AC30357399.91AC 30358399.75EOC30358399.75EOC 30359401.02BRK30359401.02BRK 30360401.02BRK30360401.02BRK 30361401.12BRK30361401.12BRK30362401.11BRK30362401.11BRK 30363401.10DR 6FT GLASS30363401.10DR 6FT GLASS 30364400.53FL30364400.53FL 30365401.03BRK30365401.03BRK 30366401.03TC EOC30366401.03TC EOC 30367401.08EOC30367401.08EOC 30368401.11BRK30368401.11BRK 30369401.06BRK30369401.06BRK 30370401.10BRK30370401.10BRK 30371401.12BRK30371401.12BRK 30372401.09BRK30372401.09BRK 30373401.06BRK30373401.06BRK 30374401.11EOC30374401.11EOC 30375401.06EOC TC30375401.06EOC TC 30376401.04BRK30376401.04BRK 30377400.56FL30377400.56FL 30379401.00DRP30379401.00DRP 30380401.08BRK30380401.08BRK 30381401.01BRK30381401.01BRK30382401.01TC30382401.01TC 30383400.58FL30383400.58FL 30384400.85BRK30384400.85BRK 30385401.00BRK30385401.00BRK 30386401.06BRK30386401.06BRK 30387400.74TC30387400.74TC30388400.26FL30388400.26FL 30389400.18FL30389400.18FL30390400.27TC30390400.27TC 30391400.12TC30391400.12TC30392400.03FL30392400.03FL 30393399.92FL30393399.92FL 30394400.41TC30394400.41TC 30395400.35BRK30395400.35BRK 30396400.69BRK30396400.69BRK 30397400.77BRK30397400.77BRK 30398401.04BRK30398401.04BRK 30399401.08BRK30399401.08BRK 30400400.75BRK30400400.75BRK 30401400.66BRK30401400.66BRK 30402400.56BRK30402400.56BRK30403400.66BRK30403400.66BRK 30404400.20BRK30404400.20BRK 30405400.26BRK30405400.26BRK 30406400.17BRK30406400.17BRK 30407400.41BRK30407400.41BRK30408400.42BRK30408400.42BRK 30409400.65BRK30409400.65BRK 30410400.66BRK30410400.66BRK 30411401.07BRK30411401.07BRK30412401.06BRK30412401.06BRK 30413400.65WL .5IN30413400.65WL .5IN 30414400.64WL .5IN30414400.64WL .5IN 30415400.39WL .5IN30415400.39WL .5IN30416400.57WL .5IN30416400.57WL .5IN 30417402.57TW30417402.57TW 30418402.60TW30418402.60TW 30419402.60TW30419402.60TW 30420402.61TW30420402.61TW 30422400.32TR30422400.32TR 30423400.94SL30423400.94SL 30424400.34SL30424400.34SL 30425400.38ELPB30425400.38ELPB 30426400.18ELPB30426400.18ELPB 30427399.87SN30427399.87SN 30429400.83DRP30429400.83DRP 30430400.17EOC TC30430400.17EOC TC30431399.65FL30431399.65FL 30432399.78EOC30432399.78EOC 30433400.34EOC30433400.34EOC 30434400.37EOC30434400.37EOC 30435400.17EOC30435400.17EOC 30436400.14EOC30436400.14EOC 30437400.10EOC30437400.10EOC 30438399.90NG30438399.90NG 30439399.94NG30439399.94NG30440400.08NG30440400.08NG 30441400.05NG30441400.05NG 30442400.02NG30442400.02NG 30443400.10NG30443400.10NG 30444400.16NG30444400.16NG 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30592401.37EOC30592401.37EOC 30593401.42EOC TC30593401.42EOC TC 30594400.94FL30594400.94FL 30595401.09EOC30595401.09EOC 30596402.44EOC30596402.44EOC30597402.33FL30597402.33FL30598402.82TC EOC30598402.82TC EOC 30599403.09EOC30599403.09EOC30600403.06EOC30600403.06EOC 30601403.66EOC30601403.66EOC 30602403.72EOC30602403.72EOC 30603404.21EOC30603404.21EOC30604403.97NG30604403.97NG 30605403.66NG30605403.66NG 30606403.57NG30606403.57NG30607403.41NG30607403.41NG 30608402.97NG30608402.97NG 30609403.09NG30609403.09NG 30610402.68NG30610402.68NG 30611402.74NG30611402.74NG 30612402.62NG30612402.62NG 30613402.06NG30613402.06NG 30614401.67NG30614401.67NG 30615401.76NG30615401.76NG 30616401.18NG30616401.18NG 30617401.21NG30617401.21NG30618401.15NG30618401.15NG 30619401.62NG30619401.62NG 30620401.18NG30620401.18NG 30621401.38BW .7030621401.38BW .70 30622401.32BW .7030622401.32BW .70 30623401.11BW .7030623401.11BW .70 30624401.07BW30624401.07BW 30625401.14BW30625401.14BW 30626401.11BW30626401.11BW 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30655403.32FNC 4FT MT L 30655403.32FNC 4FT MT L 30656403.14FNC 4FT MTL 30656403.14FNC 4FT MTL 30657402.90FNC 4FT MTL30657402.90FNC 4FT MTL 30658402.74FNC 4FT MTL30658402.74FNC 4FT MTL 30659402.22TW30659402.22TW 30660402.20TW30660402.20TW 30661401.73EOC30661401.73EOC 30662401.79EOC30662401.79EOC 30663402.74EOC30663402.74EOC 30664403.32TW30664403.32TW 30665403.12EOC30665403.12EOC 30666403.29EOC30666403.29EOC 30667403.72TW30667403.72TW 30668403.80TW30668403.80TW 30669404.54TW30669404.54TW 30670404.14EOC30670404.14EOC 30671404.49TW30671404.49TW 30672404.47TW30672404.47TW 30673404.95TW30673404.95TW30674400.96BLD30674400.96BLD 30676405.37TW30676405.37TW30677405.90TW30677405.90TW 30678405.89TW30678405.89TW30679406.13TW30679406.13TW30680406.29TW30680406.29TW 30681406.37TW30681406.37TW 30682406.78TW30682406.78TW 30683406.88TW30683406.88TW 30684407.13TW30684407.13TW 30685407.34TW30685407.34TW 30686407.67TW30686407.67TW 30687401.40BW 0.630687401.40BW 0.6 30688401.21BW 0.630688401.21BW 0.6 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30812401.01ZZ MTL GRATE 30812401.01ZZ MTL GRATE 30813401.02ZZ MTL GRATE30813401.02ZZ MTL GRATE 30815400.84BLD30815400.84BLD 30816400.96BLD30816400.96BLD30817401.03BLD30817401.03BLD 30818401.04BLD30818401.04BLD30821401.18BLD30821401.18BLD 30822401.18BLD30822401.18BLD 30823401.30CONC30823401.30CONC 30824401.17CONC30824401.17CONC 30825401.10CONC30825401.10CONC 30826401.08CONC30826401.08CONC 30827401.04CONC30827401.04CONC 30828401.00CONC30828401.00CONC 30829401.05CONC30829401.05CONC 30830401.05CONC30830401.05CONC 30831400.99CONC30831400.99CONC 30832401.01CONC30832401.01CONC 30833401.06CONC30833401.06CONC 30834401.08CONC30834401.08CONC 30835401.04CONC30835401.04CONC 30836401.07CONC30836401.07CONC30837401.07CONC30837401.07CONC 30838401.16CONC30838401.16CONC 30839401.08CONC30839401.08CONC 30840401.09CONC30840401.09CONC 30841401.07CONC30841401.07CONC 30842401.00CONC30842401.00CONC 30843400.97CONC30843400.97CONC 30844407.13EOC30844407.13EOC 30845407.05FL30845407.05FL 30846407.52TC30846407.52TC 30847407.03NG30847407.03NG 30849406.94DRP30849406.94DRP 30851407.03DRP30851407.03DRP30852405.83NG30852405.83NG 30853407.04TC30853407.04TC 30854406.55FL30854406.55FL 30855406.69EOC30855406.69EOC 30856406.27EOC30856406.27EOC 30857406.17FL30857406.17FL 30858406.66TC30858406.66TC30859406.03NG30859406.03NG 30860405.84NG30860405.84NG 30862405.98DRP30862405.98DRP 30863406.38TC30863406.38TC 30864405.89FL30864405.89FL 30865405.98EOC30865405.98EOC 30866405.82EOC30866405.82EOC 30867405.67FL30867405.67FL 30868406.14TC30868406.14TC 30869405.92NG30869405.92NG 30870401.13DR 6FT GLASS30870401.13DR 6FT GLASS 30871401.12FF30871401.12FF 30872400.96DR 6FT GLASS30872400.96DR 6FT GLASS 30873401.10DR 6FT GLASS30873401.10DR 6FT GLASS 30874401.04DR 6FT GLASS30874401.04DR 6FT GLASS 30875401.07DR 6FT GLASS30875401.07DR 6FT GLASS 30876401.02DR 6FT GLAS S30876401.02DR 6FT GLAS S 30877401.06FF30877401.06FF 30878401.17FF30878401.17FF 30879401.05FF30879401.05FF 30880401.09FF30880401.09FF 30881401.03FF30881401.03FF 30882400.98FF30882400.98FF 30883401.01DR DBL 6FT GLASS 30883401.01DR DBL 6FT GLASS 30884401.02DR DBL 6FT GLAS S 30884401.02DR DBL 6FT GLAS S 30885400.95DR DBL 6FT G L A S S 30885400.95DR DBL 6FT G L A S S 30886400.86DR DBL 6FT GLA S S 30886400.86DR DBL 6FT GLA S S 30887400.92FF30887400.92FF 30888400.98FF30888400.98FF 30889401.02FF30889401.02FF 30890401.03FF30890401.03FF 30891401.21FF30891401.21FF 30892401.18DR DBL GLASS 6FT30892401.18DR DBL GLASS 6FT 30893401.14FF30893401.14FF 30894401.08DR 3FT METAL30894401.08DR 3FT METAL 30895401.11FF30895401.11FF 30896401.02DR 3FT GLAS S 30896401.02DR 3FT GLAS S 30897401.03DR 6FT GLASS 30897401.03DR 6FT GLASS 30898401.08FF30898401.08FF 30076400.90AD30076400.90AD 30094400.88AD30094400.88AD 30098400.90AD30098400.90AD 30121400.84AD30121400.84AD 30122400.90AD30122400.90AD 30269401.35SCO30269401.35SCO 30270401.54SCO30270401.54SCO 30325400.97SCO30325400.97SCO 30485400.50SCO30485400.50SCO 30486400.39SCO30486400.39SCO 30549401.05SCO30549401.05SCO 30550401.09SCO30550401.09SCO 30552401.21SSMH30552401.21SSMH 30557401.29SSMH30557401.29SSMH 30558401.36SCO30558401.36SCO 30565400.88AD30565400.88AD 30675400.94AD30675400.94AD 30809400.95AD30809400.95AD 30814400.92AD30814400.92AD 30819400.87AD30819400.87AD 30820401.03AD30820401.03AD 30305401.61ICV30305401.61ICV 30316401.06WM30316401.06WM 30317401.06WM30317401.06WM 30421402.50ICV30421402.50ICV 30492400.35FH30492400.35FH 30493399.86WV30493399.86WV 30503400.84FDC30503400.84FDC 30553401.15WM30553401.15WM 30554400.49WV30554400.49WV 30586400.51WV30586400.51WV 30645400.74WV30645400.74WV 30302401.56TRE 18IN30302401.56TRE 18IN 30326401.59TRE 8IN30326401.59TRE 8IN 30378400.94TRE 12IN30378400.94TRE 12IN 30428400.30TRE 18IN30428400.30TRE 18IN 30547400.46TRE 10IN30547400.46TRE 10IN 30555401.29TRE 24IN30555401.29TRE 24IN 30567403.04TRE 26IN30567403.04TRE 26IN 30739405.12TRE 4IN30739405.12TRE 4IN 30848406.89TRE 6IN30848406.89TRE 6IN 30850405.68TRE 6IN30850405.68TRE 6IN 30861405.68TRE 6IN30861405.68TRE 6IN 17406.54CALC17406.54CALC ELM STPRELIM INARY SET NOTFOR CONSTRUCT ION 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24Issued/RevisedDateRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.Drawn By:KIMLEY-HORN & ASSOCIATES10 S. Almaden Blvd, Suite 1250San Jose, CA 95113T: 669.800.4130197432006CGAs notedTLRH LOS GATOS31 UNIVERSITY AVENUELOS GATOS, CAAPN 529-02-044RCALL BEFORE YOU DIGARCHITECTMBH ARCHITECTS960 ATLANTIC AVEALAMEDA, CA 94501RICK NELSONPROPERTY/ RIGHT-OF-WAY LINEEASEMENT LINECENTERLINEOVERALL LIMIT OF WORKBUILDING OUTLINEBUILDING OVERHANGCURBCURB AND GUTTERSAWCUT LINEASPHALT PAVEMENTASPHALT PAVEMENT (HEAVY)CONCRETE PAVEMENTBIORETENTION AREAMAJOR CONTOURMINOR CONTOURGRADE BREAKRETAINING WALLGRADING SLOPEDAYLIGHT LINESWALEFENCESTORM DRAIN MANHOLESTORM DRAIN INLETCLEANOUTSANITARY SEWER MANHOLEFIRE HYDRANTGATE VALVEPOST INDICATOR VALVEWATER METERLIGHT POLEELECTRIC BOXTELEPHONE BOXPOWER POLEACCESSIBLE PARKINGSPOT ELEVATIONPROPOSED SLOPE100100DCOSWMETTC XX.XXFS XX.XX2.0%UN I V E R S I T Y A V E ELM STS SA N T A C R U Z A V EW MAIN STC A - 1 7 LYN D O N A V E TAIT A V E MO N T E B E L L O W A Y PA R K A V E EDE L E N A V EBROADWAYMULLEN AVEMILES AVEBEAN AVESHEET LIST TABLESheetNumberSheet TitleC1.0COVER SHEETC2.0EXISTING CONDITIONSC3.0DEMOLITION PLANC4.0SITE LAYOUT PLANC5.0DETAILSABBREVIATIONSACASPHALT CONCRETEADAREA DRAINADAAMERICAN DISABILITIES ACTAPPROX.APPROXIMATEBLDG BUILDINGBW BACK OF WALKCL CENTERLINECO CLEANOUTCONC.CONCRETECOTGCLEANOUT TO GRADEΔDELTADIA.,Ø DIAMETER(E) EXISTINGEGEXISTING GRADEEL OR ELEVELEVATIONFDC FIRE DEPARTMENT CONNECTIONFF FINISH FLOOR ELEVATIONFG FINISH GRADEFL FLOWLINEFND FOUNDATIONFSFINISH SURFACEFTFOOT OR FEETGB GRADE BREAKGV GATE VALVEHP HIGH POINTIDINSIDE DIAMETERIE INVERT ELEVATIONLFLINEAR FEETLPLOW POINTMAXMAXIMUMMH MANHOLEMIN MINIMUMN NORTHINGNTSNOT TO SCALEO.D OUTSIDE DIAMETEROVH/OH OVERHEAD(P)PROPOSEDP/L PROPERTY LINEPCCPORTLAND CEMENT CONCRETEPED PEDESTRIANPOC POINT OF CONNECTIONPRC POINT OF REVERSE CURVATUREPT POINT OF TANGENTPVMT PAVEMENTPVT PRIVATERRADIUSR.O.W RIGHT-OF-WAYS SLOPE (FT/FT)SFSQUARE FEETSHT SHEETST STREETSTA STATIONSTD STANDARDTC TOP OF CURBTOS TOP OF STAIRTW TOP OF WALLTYP TYPICALUG UNDERGROUNDUNOUNLESS NOTED OTHERWISEVIFVERIFY IN FIELDW WATERW/ WITHLEGENDVICINITY MAPNTSNORTHPROJECTLOCATIONPROJECT CONTACTSCIVIL ENGINEERTYLER WHALEY, PEKIMLEY-HORN AND ASSOCIATES, INC.10 S. ALMADEN BLVD, SUITE 1250SAN JOSE, CA 95113925.398.4840SITE MAP1" = 20'C1.0COVER SHEETC4.1GRADING AND DRAINAGE PLANDESIGN ENGINEER NOTESENGINEER'S GRADING NOTES“”“”“””““”LANDSCAPE ARCHITECTMATTHEW MORGANKIMLEY-HORN AND ASSOCIATES, INC.10 S. ALMADEN BLVD, SUITE 1250SAN JOSE, CA 95113408.314.7846BENCHMARK:BM1003DESCRIPTION: BRASS DISC ON TOP OF CONCRETE SIDEWALK; AT THESOUTH CORNER OF INTERSECTION FOR S SANTA CRUZ AVENUE AND WMAIN STREET; ABOUT 100 FEET SOUTHWEST FROM CENTERLINE FOR WMAIN STREET; NEAR A PUBLIC BUS STOP; RESET IN 2007. CITY OF LOSGATOSNAVD88 (FT) ELEV = 412.80EPOCH: 2020.3305/21/2025TECH REVIEW COMMENTS 2207/14/20253TECH REVIEW COMMENTS 33T-1ATREE PRESERVATION INSTRUCTIONST-1BTREE PRESERVATION INSTRUCTIONS1-1CTREE PRESERVATION INSTRUCTIONSLS101PRELIMINARY LANDSCAPE PLANLS100PRELIMINARY LANDSCAPE NOTES AND SCHEDULENORTH3Page 261 3400. 3 2SET C P S S C R I B E 3400. 3 2SET C P S S C R I B E 4404.87SET CPS SCRIBE4404.87SET CPS SCRIBE 3040 5400.2 6 BRK 3040 5400.2 6 BRK 304 0 6400. 1 7BRK 304 0 6400. 1 7BRK 3040 7 400. 4 1BRK 3040 7 400. 4 1BRK 304 0 8400 . 42BRK 304 0 8400 . 42BRK 304 0 9400. 6 5BRK 304 0 9400. 6 5BRK 304 1 0400.6 6 BRK 304 1 0400.6 6 BRK 30411401 . 0 7BRK 30411401 . 0 7BRK 304 1 2401. 0 6BRK 304 1 2401. 0 6BRK 30414400. 6 4WL . 5 IN 30414400. 6 4WL . 5 IN 3041 5400.3 9WL .5I N 3041 5400.3 9WL .5I N 304 1 9402. 6 0TW 304 1 9402. 6 0TW30420402. 6 1TW30420402. 6 1TW 3042 6 400 . 1 8 ELPB 3042 6 400 . 1 8 ELPB 304 2 7399. 8 7SN 304 2 7399. 8 7SN 3042 9400.8 3DRP 3042 9400.8 3DRP 3043 5 400 . 1 7 EOC 3043 5 400 . 1 7 EOC 3043 6400.1 4 EOC 3043 6400.1 4 EOC 3043 7400.1 0 EOC 3043 7400.1 0 EOC 3043 8399.9 0 NG 3043 8399.9 0 NG 3043 9399.9 4 NG 3043 9399.9 4 NG304 4 0400. 0 8NG 304 4 0400. 0 8NG 304 4 1400.0 5 NG 304 4 1400.0 5 NG 3044 2 400 . 02NG 3044 2 400 . 02NG 304 4 6400 . 14TC 304 4 6400 . 14TC 304 4 7399. 4 8FL 304 4 7399. 4 8FL 304 4 8399. 7 0EOC 304 4 8399. 7 0EOC 3044 9399.3 9 FL M S C 3044 9399.3 9 FL M S C 3045 0400.0 0 TC M S C 3045 0400.0 0 TC M S C 304 5 1399. 6 4EOC MC S 304 5 1399. 6 4EOC MC S 3045 2399.3 8 DI 3045 2399.3 8 DI 3045 3 400 . 0 3 TC O C 3045 3 400 . 0 3 TC O C 304 5 4399. 5 3FL O C 304 5 4399. 5 3FL O C 304 5 5399. 6 5EOC O C 304 5 5399. 6 5EOC O C 3045 6399.7 4 EOC O C 3045 6399.7 4 EOC O C 3045 7399. 5 8 FL O C 3045 7399. 5 8 FL O C 3045 8400.0 8 TC O C 3045 8400.0 8 TC O C 3045 9 399 . 7 4 TC O C 3045 9 399 . 7 4 TC O C 3046 0399.6 7 FL O C 3046 0399.6 7 FL O C 304 6 1399. 7 5EOC O C 304 6 1399. 7 5EOC O C 30462399 . 7 6 EOC OC 30462399 . 7 6 EOC OC 3046 3399.7 1 FL O C 3046 3399.7 1 FL O C 3046 4399.7 5 TC O C 3046 4399.7 5 TC O C 3046 5 400 . 2 1TC O C 3046 5 400 . 2 1TC O C 304 6 6399. 7 2FL O C 304 6 6399. 7 2FL O C 3046 7399.7 7 EOC O C 3046 7399.7 7 EOC O C 304 6 8399. 8 3EOC O C 304 6 8399. 8 3EOC O C 30469399 . 77FL O C 30469399 . 77FL O C 3047 0400. 2 7TC OC 3047 0400. 2 7TC OC 3047 1400.4 1 TC M C S 3047 1400.4 1 TC M C S 304 7 2399. 9 5FL MC S 304 7 2399. 9 5FL MC S 3047 3400.0 8 EOC M C S 3047 3400.0 8 EOC M C S 30474400 . 00DOM 30474400 . 00DOM 304 7 5399.9 4DOM 304 7 5399.9 4DOM 3047 6 399 . 7 6 DOM 3047 6 399 . 7 6 DOM 304 7 7399.7 7DOM 304 7 7399.7 7DOM 30478399 . 8 8 CON C 30478399 . 8 8 CON C 304 7 9400. 1 9CONC 304 7 9400. 1 9CONC 304 8 0400 . 39CON C 304 8 0400 . 39CON C 30481400 . 3 4 CON C30481400 . 3 4 CON C 304 8 2400. 0 1CONC 304 8 2400. 0 1CONC 304 8 3400. 0 0CONC 304 8 3400. 0 0CONC 30484400. 1 5CON C 30484400. 1 5CON C 304 8 7401. 0 4BLD 304 8 7401. 0 4BLD 3048 8 401 . 1 6 BLD 3048 8 401 . 1 6 BLD 3048 9400.0 9 TR 3048 9400.0 9 TR 304 9 0400.3 0BKRK 304 9 0400.3 0BKRK 3049 1400.3 0 SN S T O P 3049 1400.3 0 SN S T O P 304 9 4400. 6 4WL . 0 5 B K R 304 9 4400. 6 4WL . 0 5 B K R 304 9 5400. 7 4WL . 0 5 B K R 304 9 5400. 7 4WL . 0 5 B K R 3049 6400.8 2WL 3049 6400.8 2WL 304 9 7400 . 73WL 304 9 7400 . 73WL 3049 8 402. 7 7TW3049 8 402. 7 7TW 30499402. 7 5 TW 30499402. 7 5 TW 305 0 0402.7 6 TW 305 0 0402.7 6 TW 3050 1402.7 4 TW 3050 1402.7 4 TW 305 0 2402. 6 8ELEC 305 0 2402. 6 8ELEC 305 0 4401. 0 7BRK 305 0 4401. 0 7BRK 305 0 5401. 1 0BRK 305 0 5401. 1 0BRK 3050 6400.7 9 BRK 3050 6400.7 9 BRK 305 0 7400. 6 4BRK 305 0 7400. 6 4BRK 305 0 8400. 4 2BRK 305 0 8400. 4 2BRK 305 0 9400 . 43BRK 305 0 9400 . 43BRK 3051 0400.7 8 BRK 3051 0400.7 8 BRK 3051 1 400. 7 8 BRK 3051 1 400. 7 8 BRK 305 1 2400. 8 6BRK 305 1 2400. 8 6BRK 30513401 . 06BRK 30513401 . 06BRK 305 1 4401. 0 6BRK 305 1 4401. 0 6BRK 305 1 5400. 9 1BRK 305 1 5400. 9 1BRK 305 1 6401. 0 2BRK 305 1 6401. 0 2BRK 3051 7 401 . 1 1 BRK 3051 7 401 . 1 1 BRK 305 1 8401. 0 8BRK 305 1 8401. 0 8BRK 3051 9 401 . 1 3 BRK 3051 9 401 . 1 3 BRK 3052 0401.2 1 BRK 3052 0401.2 1 BRK 3052 1401.2 2 BRK 3052 1401.2 2 BRK 3052 2401.2 3BRK 3052 2401.2 3BRK 3052 3401.2 4 BRK 3052 3401.2 4 BRK 305 2 4401 . 2 3BRK 305 2 4401 . 2 3BRK 3052 5401.2 5 BRK 3052 5401.2 5 BRK30526401 . 1 9 BRK30526401 . 1 9 BRK 3052 7401.2 0 BRK 3052 7401.2 0 BRK 305 2 8401 . 2 7 BRK 305 2 8401 . 2 7 BRK 3052 9401.3 1 BRK 3052 9401.3 1 BRK 3053 0401.2 1 BRK 3053 0401.2 1 BRK 3053 1 401 . 2 4 BRK 3053 1 401 . 2 4 BRK 3053 2401.6 3 BRK 3053 2401.6 3 BRK 3053 3401.5 6 BRK 3053 3401.5 6 BRK3053 4401.3 6 BRK 3053 4401.3 6 BRK 3053 5401.2 6 BRK 3053 5401.2 6 BRK 30536401 . 4 7 BRK 30536401 . 4 7 BRK 3053 7 401. 3 6 BRK 3053 7 401. 3 6 BRK 3053 8401. 3 6BRK 3053 8401. 3 6BRK 3053 9 401 . 2 3 BRK 3053 9 401 . 2 3 BRK 30540401 . 07BRK 30540401 . 07BRK 305 4 1401.0 0BRK 305 4 1401.0 0BRK 305 4 2400. 9 1BRK 305 4 2400. 9 1BRK 3054 3401. 0 0 BRK 3054 3401. 0 0 BRK 305 4 4400. 8 2BRK 305 4 4400. 8 2BRK 305 4 5400. 5 1SL 305 4 5400. 5 1SL 3054 6400.6 0WVT 3054 6400.6 0WVT 305 4 8400. 9 4DRP 305 4 8400. 9 4DRP 30551401 . 1 7 UVT 30551401 . 1 7 UVT 3055 6 401 . 0 2 DRP 3055 6 401 . 0 2 DRP 30559401.09GM30559401.09GM30560401.02GM30560401.02GM30561401.10GM30561401.10GM30562400.99GM30562400.99GM30563401.01GM30563401.01GM30564401.00GM30564401.00GM 305 6 6401. 6 3SL 305 6 6401. 6 3SL30568401 . 8 9 DRP30568401 . 8 9 DRP 30569401.08CONC30569401.08CONC 30570401.19CONC30570401.19CONC 3057 1401.2 6 CON C 3057 1401.2 6 CON C 305 7 2401. 1 2CONC 305 7 2401. 1 2CONC 3057 3400.8 2CONC 3057 3400.8 2CONC 305 7 4400 . 63TC E O C 305 7 4400 . 63TC E O C 305 7 5400. 2 3FL 305 7 5400. 2 3FL 3057 6 400 . 35EOC 3057 6 400 . 35EOC 3057 7 400. 8 3 EOC 3057 7 400. 8 3 EOC 305 7 8400.9 4EOC 305 7 8400.9 4EOC 30579400. 6 9EOC T C 30579400. 6 9EOC T C 3058 0400.3 1 FL 3058 0400.3 1 FL 305 8 1400. 4 3EOC 305 8 1400. 4 3EOC 305 8 2400. 5 3NG 305 8 2400. 5 3NG 305 8 3400. 5 1NG 305 8 3400. 5 1NG3058 4400.6 6 NG 3058 4400.6 6 NG 3058 5400.7 0 NG 3058 5400.7 0 NG 30587401 . 05TC E OC 30587401 . 05TC E OC 305 8 8400. 5 7FL 305 8 8400. 5 7FL 305 8 9400. 7 2EOC 305 8 9400. 7 2EOC 3059 0 401 . 2 2 EOC 3059 0 401 . 2 2 EOC 3059 1401.3 5 EOC 3059 1401.3 5 EOC 3059 2401.3 7 EOC 3059 2401.3 7 EOC 3059 3401.4 2 EO C T C 3059 3401.4 2 EO C T C 30594400 . 9 4FL30594400 . 9 4FL 3059 5 401 . 0 9 EOC 3059 5 401 . 0 9 EOC 30596402.44EOC30596402.44EOC30597402.33FL30597402.33FL30598402.82TC EOC30598402.82TC EOC30599403.09EOC30599403.09EOC30600403.06EOC30600403.06EOC30601403.66EOC30601403.66EOC 30602403.72EOC30602403.72EOC 30603404.21EOC30603404.21EOC 30604403.97NG30604403.97NG30605403.66NG30605403.66NG30606403.57NG30606403.57NG30607403.41NG30607403.41NG30608402.97NG30608402.97NG 30609403.09NG30609403.09NG 30610402.68NG30610402.68NG30611402.74NG30611402.74NG 30612402.62NG30612402.62NG 30613402.06NG30613402.06NG 30614401 . 6 7 NG30614401 . 6 7 NG 3061 5 401 . 7 6 NG 3061 5 401 . 7 6 NG 306 1 6401 . 18NG 306 1 6401 . 18NG 3061 7 401 . 2 1 NG 3061 7 401 . 2 1 NG 306 1 8401. 1 5NG 306 1 8401. 1 5NG 3061 9 401 . 6 2 NG 3061 9 401 . 6 2 NG 3062 0401.1 8 NG 3062 0401.1 8 NG 306 2 1401. 3 8BW . 7 0 306 2 1401. 3 8BW . 7 0 306 2 2401.3 2 BW . 70 306 2 2401.3 2 BW . 70 30623401.11BW .7030623401.11BW .7030624401.07BW30624401.07BW30625401.14BW30625401.14BW30626401.11BW30626401.11BW30627401.09BW30627401.09BW 30628401.05BW30628401.05BW 30629400.75BW30629400.75BW30630400.74BW30630400.74BW30631400.77BW30631400.77BW30632401.39STP BRICK STEPS30632401.39STP BRICK STEPS 30633401.99STP BRICK STEPS30633401.99STP BRICK STEPS 30634402.61STP BRICK STEPS30634402.61STP BRICK STEPS 30635403.17STP BRICK STEPS30635403.17STP BRICK STEPS 30636403.79STP BRICK STEPS30636403.79STP BRICK STEPS 30637404.36STP BRICK STEPS30637404.36STP BRICK STEPS 30638404.97STP BRICK STEPS30638404.97STP BRICK STEPS 30639404.96BRK30639404.96BRK 30640404.87BRK30640404.87BRK30641404.97BRK30641404.97BRK30642404.98BRK30642404.98BRK 30643404.97RLH30643404.97RLH30644400.75RLH30644400.75RLH30646400.82RLH30646400.82RLH 30647404.89RLH30647404.89RLH30648404.87RLH30648404.87RLH30649404.39RLH30649404.39RLH30650400.78RLH30650400.78RLH30651400.82RLH30651400.82RLH 30652404.90FNC 4FT MTL30652404.90FNC 4FT MTL30653404.45FNC 4FT MTL30653404.45FNC 4FT MTL30654403.67FNC 4FT MTL30654403.67FNC 4FT MTL30655403.32FNC 4FT MTL30655403.32FNC 4FT MTL 30656403.14FNC 4FT MTL30656403.14FNC 4FT MTL 30657402.90FNC 4FT MTL30657402.90FNC 4FT MTL30658402.74FNC 4FT MTL30658402.74FNC 4FT MTL 3065 9402.2 2 TW 3065 9402.2 2 TW 3066 0402.2 0 TW 3066 0402.2 0 TW 306 6 1401. 7 3EOC 306 6 1401. 7 3EOC 306 6 2401. 7 9EOC 306 6 2401. 7 9EOC 30663402.74EOC30663402.74EOC30664403.32TW30664403.32TW30665403.12EOC30665403.12EOC30666403.29EOC30666403.29EOC30667403.72TW30667403.72TW30668403.80TW30668403.80TW30669404.54TW30669404.54TW 30670404.14EOC30670404.14EOC30671404.49TW30671404.49TW 30672404.47TW30672404.47TW 30673404.95TW30673404.95TW30674400.96BLD30674400.96BLD 30676405.37TW30676405.37TW30677405.90TW30677405.90TW30678405.89TW30678405.89TW30694400.83BW 0.630694400.83BW 0.630695400.75BW 0.630695400.75BW 0.6 30696404.39BW 0.630696404.39BW 0.6 30697404.33EOC30697404.33EOC30698404.30TC30698404.30TC 30699403.82FL30699403.82FL 30700403.88EOC30700403.88EOC 30701404.33EOC30701404.33EOC30702404.25FL30702404.25FL30703404.76TC30703404.76TC30704404.97TC30704404.97TC 30705404.46FL30705404.46FL 30706404.61EOC30706404.61EOC 30707404.68SDMH30707404.68SDMH30714405.02FNC 4FT MTL30714405.02FNC 4FT MTL30715405.89FNC 4FT MTL30715405.89FNC 4FT MTL 30719404.96FL30719404.96FL30720404.97TC30720404.97TC30721405.44TC30721405.44TC30722405.03FL30722405.03FL30723405.20FL30723405.20FL30724405.67TC30724405.67TC30725405.74TC30725405.74TC30726405.17FL30726405.17FL 30728405.17DI30728405.17DI30729405.86TC30729405.86TC 30752405.58NG30752405.58NG 30753405.50NG30753405.50NG 30754405.65NG30754405.65NG 30755405.57NG30755405.57NG30756405.49NG30756405.49NG 30757405.11NG30757405.11NG 30758404.95NG30758404.95NG 30759405.01EOC30759405.01EOC 30760405.02EOC30760405.02EOC30761400.93EOC30761400.93EOC30762400.93EOC30762400.93EOC30763398.96EOC30763398.96EOC30764394.99EOC30764394.99EOC30765393.50EOC30765393.50EOC30768393.50EOC30768393.50EOC 30769395.99EOC30769395.99EOC 30770399.47EOC30770399.47EOC 30771400.95STP .95X.530771400.95STP .95X.530772400.46STP .95X.530772400.46STP .95X.530773399.96STP .95X.530773399.96STP .95X.530774399.45STP .95X.530774399.45STP .95X.530775398.95STP .95X.530775398.95STP .95X.530776398.44STP .95X.530776398.44STP .95X.530777397.96STP .95X.530777397.96STP .95X.530778397.46STP .95X.530778397.46STP .95X.530779396.96STP .95X.530779396.96STP .95X.530780396.46STP .95X.530780396.46STP .95X.530781395.98STP .95X.530781395.98STP .95X.530782395.50STP .95X.530782395.50STP .95X.530783394.98STP .95X.530783394.98STP .95X.530784394.48STP .95X.530784394.48STP .95X.530785393.99STP .95X.530785393.99STP .95X.530786393.47STP .95X.530786393.47STP .95X.5 30789393.01RLH30789393.01RLH30790392.99RLH30790392.99RLH 30791397.01RLH30791397.01RLH30792396.98RLH30792396.98RLH 30793401.00RLH30793401.00RLH30794401.01RLH30794401.01RLH30795401.09RLH30795401.09RLH30796401.10RLH30796401.10RLH 30797400.96RLH30797400.96RLH30798400.93RLH30798400.93RLH30799400.97CONC30799400.97CONC30802401.10ZZ MTL GRATE30802401.10ZZ MTL GRATE30803401.05ZZ MTL GRATE30803401.05ZZ MTL GRATE30836401.07CONC30836401.07CONC30839401.08CONC30839401.08CONC 30840401.09CONC30840401.09CONC 30841401.07CONC30841401.07CONC 30842401.00CONC30842401.00CONC 30843400.97CONC30843400.97CONC 304 8 5400. 5 0SCO 304 8 5400. 5 0SCO 304 8 6400.3 9SCO 304 8 6400.3 9SCO 305 4 9401 . 05SCO 305 4 9401 . 05SCO 305 5 0401. 0 9SCO 305 5 0401. 0 9SCO 3055 2401.2 1 SSM H 3055 2401.2 1 SSM H 3055 7401.2 9 SSM H 3055 7401.2 9 SSM H 3055 8401.3 6SCO 3055 8401.3 6SCO30565400.88AD30565400.88AD30675400.94AD30675400.94AD 3049 2400. 3 5 FH 3049 2400. 3 5 FH 30493399 . 8 6WV 30493399 . 8 6WV 305 0 3400.8 4 FDC 305 0 3400.8 4 FDC 305 5 3401. 1 5WM 305 5 3401. 1 5WM 3055 4 400 . 4 9 WV 3055 4 400 . 4 9 WV 305 8 6400. 5 1WV 305 8 6400. 5 1WV 30645400.74WV30645400.74WV 30428400 . 30TRE 1 8 I N 30428400 . 30TRE 1 8 I N 30547400 . 4 6 TRE 1 0 I N 30547400 . 4 6 TRE 1 0 I N 3055 5401.2 9TRE 2 4 IN 3055 5401.2 9TRE 2 4 IN 30567403.04TRE 26IN30567403.04TRE 26IN 7401.05SET CPS SCRIBE7401.05SET CPS SCRIBE30192401.09BRK30192401.09BRK30193401.12BRK30193401.12BRK30203401.14BRK30203401.14BRK30204401.09BRK30204401.09BRK30206401.39BRK30206401.39BRK30207401.22BRK REC30207401.22BRK REC30208401.28BRK REC30208401.28BRK REC30209401.31BRK REC30209401.31BRK REC30218401.46BRK30218401.46BRK30219401.52BRK30219401.52BRK30225400.93BRK30225400.93BRK30226400.91BRK30226400.91BRK30227400.94BRK30227400.94BRK30228400.90BRK30228400.90BRK30229401.01BLD30229401.01BLD30230400.98BRK30230400.98BRK30231401.13BRK30231401.13BRK30232401.16BRK30232401.16BRK30233401.23BRK30233401.23BRK30234401.24BRK30234401.24BRK30235401.13BRK30235401.13BRK30236401.19BRK30236401.19BRK30237401.34BRK30237401.34BRK30238401.36BRK30238401.36BRK30239401.44BRK30239401.44BRK30240401.51BRK30240401.51BRK30241401.40BRK30241401.40BRK30243401.24BRK30243401.24BRK30244401.50BRK30244401.50BRK30245401.49BRK30245401.49BRK30246401.26BRK30246401.26BRK30247401.11BRK30247401.11BRK30248401.04BRK30248401.04BRK30249401.21BRK30249401.21BRK30250401.02BRK30250401.02BRK30251401.06BRK30251401.06BRK30252401.06BRK30252401.06BRK30253401.09BRK30253401.09BRK30254401.06BRK30254401.06BRK30255401.06BRK30255401.06BRK30256400.97BRK30256400.97BRK30257400.97BRK30257400.97BRK30258401.00BRK30258401.00BRK30259401.06BLD30259401.06BLD30260401.07BRK30260401.07BRK30261400.99BRK30261400.99BRK30262400.98BRK30262400.98BRK30263401.05BRK30263401.05BRK30264401.04BRK30264401.04BRK30265401.03BRK30265401.03BRK30266401.07BRK30266401.07BRK30267401.11BRK30267401.11BRK30268401.10BLD30268401.10BLD30283401.53AC30283401.53AC30284401.42EG30284401.42EG30285401.35FL30285401.35FL30286401.83TC EOC30286401.83TC EOC30287401.78EOC30287401.78EOC30288401.79EOC30288401.79EOC30289401.61EOC30289401.61EOC30290401.52EOC30290401.52EOC30291401.56EOC E TC30291401.56EOC E TC30292401.07FL30292401.07FL30293400.98EG30293400.98EG30294400.96FL30294400.96FL30295401.46TC30295401.46TC30296401.49NG30296401.49NG30297401.39NG30297401.39NG30298401.78NG30298401.78NG30299401.64NG30299401.64NG30300401.66NG30300401.66NG30301401.65NG30301401.65NG30303401.24DRP30303401.24DRP30304401.50BKRK30304401.50BKRK30306401.62CONC30306401.62CONC30313401.36SL30313401.36SL30314400.55FL30314400.55FL30315401.06TC30315401.06TC30318401.09TC EOC30318401.09TC EOC30319400.92EOC30319400.92EOC30320400.96EOC30320400.96EOC30321401.06EOC TC30321401.06EOC TC30322400.59FL 30322400.59FL30323400.59FL30323400.59FL30324401.04SL30324401.04SL30327401.08DRP30327401.08DRP30328401.05TC30328401.05TC30329400.56FL30329400.56FL30330401.07TC EOC30330401.07TC EOC30331400.54FL30331400.54FL30332400.89EOC30332400.89EOC30333400.99EOC30333400.99EOC30334401.06EOC E TC30334401.06EOC E TC30335400.54FL30335400.54FL30336401.05BRK30336401.05BRK30337400.95BRK30337400.95BRK30338400.94BRK30338400.94BRK30339401.09BRK30339401.09BRK30340401.07BRK30340401.07BRK30341400.96BRK30341400.96BRK30342400.94BRK30342400.94BRK30343401.06BRK30343401.06BRK30344401.10BLD30344401.10BLD30345401.11BLD30345401.11BLD30346401.10BLD30346401.10BLD30347401.00EOC30347401.00EOC30348401.08AC30348401.08AC30349400.91AC30349400.91AC30350400.84EOC30350400.84EOC30351400.62EOC30351400.62EOC30352400.69AC30352400.69AC30353400.26EOC30353400.26EOC30354400.38AC30354400.38AC30355399.99EOC30355399.99EOC30356400.07AC30356400.07AC30357399.91AC30357399.91AC30358399.75EOC30358399.75EOC30359401.02BRK30359401.02BRK30360401.02BRK30360401.02BRK30361401.12BRK30361401.12BRK30362401.11BRK30362401.11BRK30363401.10DR 6FT GLASS30363401.10DR 6FT GLASS30364400.53FL30364400.53FL30365401.03BRK30365401.03BRK30366401.03TC EOC30366401.03TC EOC30367401.08EOC30367401.08EOC30368401.11BRK30368401.11BRK30369401.06BRK30369401.06BRK30370401.10BRK30370401.10BRK30371401.12BRK30371401.12BRK30372401.09BRK30372401.09BRK30373401.06BRK30373401.06BRK30374401.11EOC30374401.11EOC30375401.06EOC TC30375401.06EOC TC30376401.04BRK30376401.04BRK30377400.56FL30377400.56FL30379401.00DRP30379401.00DRP30380401.08BRK30380401.08BRK30381401.01BRK30381401.01BRK30382401.01TC30382401.01TC30383400.58FL30383400.58FL30384400.85BRK30384400.85BRK30385401.00BRK30385401.00BRK30386401.06BRK30386401.06BRK30387400.74TC30387400.74TC30388400.26FL30388400.26FL30389400.18FL30389400.18FL30390400.27TC30390400.27TC30391400.12TC30391400.12TC30392400.03FL30392400.03FL30393399.92FL30393399.92FL30394400.41TC30394400.41TC30395400.35BRK30395400.35BRK30396400.69BRK30396400.69BRK30397400.77BRK30397400.77BRK30398401.04BRK30398401.04BRK30399401.08BRK30399401.08BRK30400400.75BRK30400400.75BRK30401400.66BRK30401400.66BRK30402400.56BRK30402400.56BRK30403400.66BRK30403400.66BRK30404400.20BRK30404400.20BRK30405400.26BRK30405400.26BRK30406400.17BRK30406400.17BRK30407400.41BRK30407400.41BRK30408400.42BRK30408400.42BRK30409400.65BRK30409400.65BRK30410400.66BRK30410400.66BRK30411401.07BRK30411401.07BRK30412401.06BRK30412401.06BRK30413400.65WL .5IN30413400.65WL .5IN30414400.64WL .5IN30414400.64WL .5IN30415400.39WL .5IN30415400.39WL .5IN30416400.57WL .5IN30416400.57WL .5IN30417402.57TW30417402.57TW30418402.60TW30418402.60TW30419402.60TW30419402.60TW30420402.61TW30420402.61TW30422400.32TR30422400.32TR30423400.94SL30423400.94SL30424400.34SL30424400.34SL30425400.38ELPB30425400.38ELPB30426400.18ELPB30426400.18ELPB30427399.87SN30427399.87SN30429400.83DRP30429400.83DRP30430400.17EOC TC30430400.17EOC TC30431399.65FL 30431399.65FL 30432399.78EOC30432399.78EOC30433400.34EOC30433400.34EOC30434400.37EOC30434400.37EOC30435400.17EOC30435400.17EOC30436400.14EOC30436400.14EOC30437400.10EOC30437400.10EOC30438399.90NG30438399.90NG30439399.94NG30439399.94NG30440400.08NG30440400.08NG30441400.05NG30441400.05NG30442400.02NG30442400.02NG30443400.10NG30443400.10NG30444400.16NG30444400.16NG30445399.97NG30445399.97NG30446400.14TC30446400.14TC30447399.48FL30447399.48FL30448399.70EOC30448399.70EOC30449399.39FL MSC30449399.39FL MSC30450400.00TC MSC30450400.00TC MSC30451399.64EOC MCS30451399.64EOC MCS30452399.38DI30452399.38DI30487401.04BLD30487401.04BLD30872400.96DR 6FT GLASS30872400.96DR 6FT GLASS30873401.10DR 6FT GLASS30873401.10DR 6FT GLASS30874401.04DR 6FT GLASS30874401.04DR 6FT GLASS30875401.07DR 6FT GLASS30875401.07DR 6FT GLASS30876401.02DR 6FT GLASS30876401.02DR 6FT GLASS30877401.06FF30877401.06FF30878401.17FF30878401.17FF30879401.05FF30879401.05FF30880401.09FF30880401.09FF30881401.03FF30881401.03FF30891401.21FF30891401.21FF30892401.18DR DBL GLASS 6FT30892401.18DR DBL GLASS 6FT30893401.14FF30893401.14FF30269401.35SCO30269401.35SCO30270401.54SCO30270401.54SCO30325400.97SCO30325400.97SCO30305401.61ICV30305401.61ICV30316401.06WM30316401.06WM30317401.06WM30317401.06WM30421402.50ICV30421402.50ICV30302401.56TRE 18IN30302401.56TRE 18IN30326401.59TRE 8IN30326401.59TRE 8IN30378400.94TRE 12IN30378400.94TRE 12IN30428400.30TRE 18IN 30428400.30TRE 18IN PRELIM INARY SET NOTFOR CONSTRUCT ION 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24Issued/RevisedDateRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.Drawn By:KIMLEY-HORN & ASSOCIATES10 S. Almaden Blvd, Suite 1250San Jose, CA 95113T: 669.800.4130197432006CGAs notedTLNORTHUNIVERSITY AVE FRONTAGESCALE: 1"=5'EXISTINGCONDITIONSPROPERTY LINEEASEMENT LINEAPPROXIMATE LIMIT OF WORKNORTHELM STREET FRONTAGESCALE: 1"=5'UNIVERSITY AVE FRONTAGESCALE: 1"=5'NORTHSEE VIEWPORT ABOVE FOR CONTINUATIONSEE VIEWPORT BELOW FOR CONTINUATIONC2.0LEGENDLINETYPESABBREVIATIONSBENCHMARKZONINGCOMMENTSAREA DRAIN (SQUARE)ELECTRONIC TEST STATIONFIRE DEPARTMENT CONNECTIONFIRE HYDRANTGAS VALVEGAS METERIRRIGATION CONTROL BOXIRRIGATION CONTROL VALVEELECTRIC CABINETELECTRIC MANHOLEELECTRIC PULLBOXSEWER CLEANOUTSEWER MANHOLESIGNSTORM DRAIN MANHOLESTREETLIGHTTELEPHONE MANHOLETREEWATER MANHOLEWATER METERWATER VALVEBUILDING LINE/HATCHBRICK LINE/HATCHCONC LINE/HATCHCURB FACE WITH BACK OF CURB (0.5' O/S)FLOWLINEWALLBEGBXCBCBWCONC.DWYEGELEC.EOCFDCFFFLFGFSFSAFSCGVINVMHNTSRET WALLSCOSDMHSSMHTCTGTRTXTYP.UVTWLWVLTWVW'LYNW'LYBEGINBOTTOM OF TRANSITIONCATCH BASINCONCRETE BLOCK WALLCONCRETEDRIVEWAYEDGE OF GUTTERELECTRICALEDGE OF CONCRETEFIRE DEPARTMENT CONNECTIONFINISHED FLOORFLOW LINEFINISHED GROUNDFINISHED SURFACEFINISHED SURFACE ASPHALTFINISHED SURFACE CONCRETEGAS VALVEINVERT OF PIPEMANHOLENOT TO SCALERETAINING WALL (CONCRETE)SEWER CLEANOUTSTORM DRAIN MANHOLESANITARY SEWER MANHOLETOP OF CURBTOP OF GRATETRASH RECEPTACLETOP OF TRANSITIONTYPICALUNKNOWN VAULTWALLWATER VAULTWATER VALVEWESTERLYNORTHWESTERLYBENCHAMRK:BM1003DESCRIPTION: BRASS DISC ON TOP OF CONCRETE SIDEWALK; AT THE SOUTHCORNER OF INTERSECTION FOR S SANTA CRUZ AVENUE AND W MAIN STREET;ABOUT 100 FEET SOUTHWEST FROM CENTERLINE FOR W MAIN STREET; NEAR APUBLIC BUS STOP; RESET IN 2007. CITY OF LOS GATOSNAVD88 (FT) ELEV = 412.80EPOCH: 2020.33C-2 - CENTRAL BUSINESS COMMERCIAL ZONE PER TOWN OF LOS GATOS ZONINGMAP: ACCESSED FROM CITY OF LOS GATOS WEBSITE DATED MARCH 22, 2024ACCESSED ON NOVEMBER 19, 2024.OVERLAY ZONESLHP - LANDMARK & HISTORIC PRESERVATIONPD - PLANNED DEVELOPMENTSITE ADDRESS:31-50 UNIVERSITY AVE, LOS GATOS, CA 95030APN:529-002-44BOUNDARY LINES:THIS IS NOT A BOUNDARY SURVEYFEMA:THE SUBJECT SITE IS IN FEMA FLOOD HAZARD ZONE "X"; AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN; PER FLOOD INSURANCE RATE MAP(FIRM) MAP PANEL MAP NO. 06085C0376H EFFECTIVE DATE MAY 18, 2009.PUBLIC ACCESS:PUBLIC ACCESS TO THE SITE FROM ELM STREET AND UNIVERSITY AVENUEDATE(S) OFFIELDWORK:10/30/2024NOTE:THIS IS NOT A BOUNDARY SURVEY, THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT. THE PURPOSE OF THIS SURVEY IS TO LOCATE EXISTING IMPROVEMENTS FOR DESIGN.05/21/2025TECH REVIEW COMMENTS 2207/14/20253TECH REVIEW COMMENTS 3Page 262 787738354443346999331029BEGENDENDBEG2106511113488277712123451NORTHUNIVERSITY AVE FRONTAGESCALE: 1"=5'SEE VIEWPORT ABOVE FOR CONTINUATIONSEE VIEWPORT BELOW FOR CONTINUATION67891NORTHELM STREET FRONTAGESCALE: 1"=5'UNIVERSITY AVE FRONTAGESCALE: 1"=5'NORTHPRELIM INARY SET NOTFOR CONSTRUCT ION 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24Issued/RevisedDateRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.Drawn By:KIMLEY-HORN & ASSOCIATES10 S. Almaden Blvd, Suite 1250San Jose, CA 95113T: 669.800.413010223PROPERTY LINEEASEMENT LINEAPPROXIMATE LIMIT OF WORKEXISTING CURB/CURB AND GUTTEREXISTING PAVEMENTEXISTING UTILITY STRUCTUREEXISTING CLEANOUTEXISTING TRASH CANEXISTING CONCRETE PLANTEREXISTING TREE, SEE SHEETS T-1A, T-1B, AND T-1C FOR TREE PRESERVATION INSTRUCTIONSEXISTING STREETLIGHTEXISTING CONCRETE RETAINING WALLEXISTING SIGNREMOVE TREERELOCATE EXISTING STREETLIGHTEXISTING CONCRETE PAVEMENT TO BE DEMOLISHEDEXISTING BRICK PAVERS TO BE DEMOLISHEDC3.0DEMOLITIONPLANSALVAGE AND RELOCATEDEMOLITION NOTESPROTECT IN PLACE NOTESDEMOLITION LEGENDEXISTING LANDSCAPE TO BE DEMOLISHEDGRAVEL BAG PER DETAIL 1, SHEET C5.0INLET PROTECTION PER DETAIL 2, SHEET C5.0EROSION CONTROL LEGEND1.KIMLEY-HORN IS NOT RESPONSIBLE FOR THE MEANS AND METHODS EMPLOYED BYTHE CONTRACTOR TO IMPLEMENT THIS DEMOLITION PLAN. THIS PRELIMINARYDEMOLITION PLAN SIMPLY INDICATES THE KNOWN OBJECTS ON THE SUBJECTTRACT THAT ARE TO BE DEMOLISHED AND REMOVED FROM THE SITE.2.KIMLEY-HORN DOES NOT WARRANT OR REPRESENT THAT THE PLAN, WHICH WASPREPARED BASED ON SURVEY AND UTILITY INFORMATION PROVIDED BY OTHERS,SHOWS ALL IMPROVEMENTS AND UTILITIES, THAT THE IMPROVEMENTS ANDUTILITIES ARE SHOWN ACCURATELY, OR THAT THE UTILITIES SHOWN CAN BEREMOVED. THE CONTRACTOR IS RESPONSIBLE FOR PERFORMING ITS OWN SITERECONNAISSANCE TO SCOPE ITS WORK AND TO CONFIRM WITH THE OWNERS OFIMPROVEMENTS AND UTILITIES THE ABILITY AND PROCESS FOR THE REMOVAL OFTHEIR FACILITIES.3.THIS PLAN IS INTENDED TO GIVE A GENERAL GUIDE TO THE CONTRACTOR, NOTHINGMORE. THE GOAL OF THE DEMOLITION IS TO LEAVE THE SITE IN A STATE SUITABLEFOR THE CONSTRUCTION OF THE PROPOSED DEVELOPMENT. REMOVAL ORPRESERVATION OF IMPROVEMENTS, UTILITIES, ETC. TO ACCOMPLISH THIS GOALARE THE RESPONSIBILITY OF THE CONTRACTOR.4.CONTRACTOR SHALL CONTACT THE OWNER TO VERIFY WHETHERREPORTS ORAMENDMENTS DESCRIBING SITE CONDITIONS HAVE BEEN PREPARED AND TOOBTAIN/REVIEW/AND COMPLY WITH THE RECOMMENDATION OF SUCH STUDIESPRIOR TO STARTING ANY WORK ON THE SITE.5.CONTRACTOR SHALL COMPLY WITH ALL LOCAL, STATE, AND FEDERALREGULATIONS REGARDING THE DEMOLITION OF OBJECTS ON THE SITE AND THEDISPOSAL OF THE DEMOLISHED MATERIALS OFF-SITE. IT IS THE CONTRACTOR'SSOLE RESPONSIBILITY TO REVIEW THE SITE, DETERMINE THE APPLICABLEREGULATIONS, RECEIVE THE REQUIRED PERMITS AND AUTHORIZATIONS, ANDCOMPLY.6.KIMLEY-HORN DOES NOT REPRESENT THAT THE REPORTS AND SURVEYSREFERENCED ABOVE ARE ACCURATE, COMPLETE, OR COMPREHENSIVE SHOWINGALL ITEMS THAT WILL NEED TO BE DEMOLISHED AND REMOVED.7.SURFACE PAVEMENT INDICATED MAY OVERLAY OTHER HIDDEN STRUCTURES, SUCHAS ADDITIONAL LAYERS OF PAVEMENT, FOUNDATIONS OR WALLS, THAT ARE ALSOTO BE REMOVED.DEMOLITION GENERAL NOTESREMOVE EXISTING 6" CURB05/21/2025TECH REVIEW COMMENTS 207/14/2025TECH REVIEW COMMENTS 3333Page 263 8.7'8.7'5.7'11.5'3.0'7.5'8.7'10.9'5.4'333331114.9'4.6'1' WIDE BRICK9.0' 1 4 . 9 ' 4. 0 '10.3'Y AVE.38.9'8.4'10.5'12.5'10.5'8.0'19.8'6.0'41112' WIDE BRICK12.6'5.6'5.6'11.7'14.9'4.0'12.5'229 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s o f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24Issued/RevisedDateRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.Drawn By:KIMLEY-HORN & ASSOCIATES10 S. Almaden Blvd, Suite 1250San Jose, CA 95113T: 669.800.4130197432006CGAs notedTLSITE LAYOUTPLANC4.0LEGENDAPPROXIMATE CIVIL LIMIT OF WORKPROPERTY LINEEASEMENTEXISTING RETAINING WALLPROPOSED CONCRETE AND BRICK PER TOWN OF LOS GATOSSTANDARD DETAILS ST-216, ST-224, AND ST-226.KEYNOTES ADJUST EXISTING UTILITY STRUCTURE TO GRADE.1NORTHELM STREET FRONTAGESCALE: 1"=5'UNIVERSITY AVE FRONTAGESCALE: 1"=5'NORTHSEE VIEWPORT ABOVE FOR CONTINUATIONSEE VIEWPORT BELOW FOR CONTINUATIONRELOCATED LAMP POST2SEE SHEETS T-1A, T-1B, AND T-1C FOR TREE PRESERVATION INSTRUCTIONS.3REFER TO LANDSCAPE PLANS FOR PROPOSED TREE.405/21/2025TECH REVIEW COMMENTS 2207/14/20253TECH REVIEW COMMENTS 3333PRELIM INARY SET NOTFOR CONSTRUCT IONPage 264 3400 . 3 2 SET C P S S C R I B E 3400 . 3 2 SET C P S S C R I B E 4404.87SET CPS SCRIBE4404.87SET CPS SCRIBE 3040 6 400 . 17BRK 3040 6 400 . 17BRK 3040 7400.4 1 BRK 3040 7400.4 1 BRK 304 1 0400. 6 6BRK 304 1 0400. 6 6BRK 3041 1401.0 7 BRK 3041 1401.0 7 BRK 3041 4400.6 4WL .5I N 3041 4400.6 4WL .5I N 304 1 5400. 3 9WL .5 I N 304 1 5400. 3 9WL .5 I N 304 1 9402 . 6 0 TW 304 1 9402 . 6 0 TW 3042 0 402 . 6 1 TW3042 0 402 . 6 1 TW 3042 6400.1 8 ELP B 3042 6400.1 8 ELP B 304 2 7399. 8 7SN 304 2 7399. 8 7SN 304 2 9400. 8 3DRP 304 2 9400. 8 3DRP 304 3 5400.1 7EOC 304 3 5400.1 7EOC 304 3 6400. 1 4EOC 304 3 6400. 1 4EOC 3043 7400. 1 0EOC 3043 7400. 1 0EOC 3043 8399. 9 0NG 3043 8399. 9 0NG 3043 9399.9 4 NG 3043 9399.9 4 NG3044 0 400. 0 8NG3044 0 400. 0 8NG 304 4 1400. 0 5NG 304 4 1400. 0 5NG 3044 2400.0 2 NG 3044 2400.0 2 NG 3044 6 400 . 1 4 TC 3044 6 400 . 1 4 TC 304 4 7 304 4 7 304 4 9399. 3 9FL MS C 304 4 9399. 3 9FL MS C 3045 0400.0 0 TC M S C 3045 0400.0 0 TC M S C 3045 1 399 . 64EOC M C S 3045 1 399 . 64EOC M C S 3045 2399. 3 8DI 3045 2399. 3 8DI 3045 3400. 0 3TC OC 3045 3400. 0 3TC OC 3045 4399.5 3 FL O C 3045 4399.5 3 FL O C 30455399 . 65EOC OC 30455399 . 65EOC OC 3045 6399.7 4 EO C O C 3045 6399.7 4 EO C O C 304 5 7399. 5 8FL OC 304 5 7399. 5 8FL OC 3045 8400.0 8TC OC 3045 8400.0 8TC OC 3045 9399.7 4 TC O C 3045 9399.7 4 TC O C 304 6 0399. 6 7FL OC 304 6 0399. 6 7FL OC 304 6 1399. 7 5EOC O C 304 6 1399. 7 5EOC O C 3046 2399.7 6 EOC O C 3046 2399.7 6 EOC O C 3046 3399.7 1 FL O C 3046 3399.7 1 FL O C 304 6 4399.7 5TC OC 304 6 4399.7 5TC OC 3046 5400.2 1 TC O C 3046 5400.2 1 TC O C 3046 6 399 . 7 2 FL O C 3046 6 399 . 7 2 FL O C 304 6 7399. 7 7EOC O C 304 6 7399. 7 7EOC O C 30468399 . 83EOC OC30468399 . 83EOC OC 3046 9 399 . 7 7 FL O C 3046 9 399 . 7 7 FL O C 304 7 0400. 2 7TC O C 304 7 0400. 2 7TC O C 304 7 1400. 4 1TC M C S 304 7 1400. 4 1TC M C S 304 7 2399. 9 5FL M C S 304 7 2399. 9 5FL M C S 304 7 3400. 0 8EOC M C S 304 7 3400. 0 8EOC M C S 3047 4400.0 0 DOM 3047 4400.0 0 DOM 304 7 5399. 9 4DOM 304 7 5399. 9 4DOM 3047 6399.7 6 DO M 3047 6399.7 6 DO M 3047 7 399. 7 7DO M 3047 7 399. 7 7DO M 3047 8399.8 8 CON C 3047 8399.8 8 CON C 304 7 9400. 1 9CON C 304 7 9400. 1 9CON C 3048 0 400 . 3 9 CON C 3048 0 400 . 3 9 CON C 3048 1400.3 4 CON C 3048 1400.3 4 CON C 304 8 2400. 0 1CON C 304 8 2400. 0 1CON C 304 8 3400. 0 0CON C 304 8 3400. 0 0CON C 3048 4 400 . 1 5 CON C 3048 4 400 . 1 5 CON C 30487401 . 04BLD 30487401 . 04BLD 3048 8401.1 6 BLD 3048 8401.1 6 BLD 304 8 9400. 0 9TR 304 8 9400. 0 9TR 304 9 0400. 3 0BKRK 304 9 0400. 3 0BKRK 3049 1400. 3 0SN ST O P 3049 1400. 3 0SN ST O P 3049 4 400 . 6 4WL .05 B K R 3049 4 400 . 6 4WL .05 B K R 3049 5 400 . 7 4WL .05 B K R 3049 5 400 . 7 4WL .05 B K R 304 9 6400. 8 2WL 304 9 6400. 8 2WL 3049 7400.7 3WL 3049 7400.7 3WL 3049 8402.7 7 TW 3049 8402.7 7 TW 3049 9 402. 7 5 TW 3049 9 402. 7 5 TW 30500402. 7 6 TW 30500402. 7 6 TW 305 0 1402.7 4TW 305 0 1402.7 4TW 305 0 2402. 6 8ELEC 305 0 2402. 6 8ELEC 305 0 4401. 0 7BRK 305 0 4401. 0 7BRK 305 0 5401. 1 0BRK 305 0 5401. 1 0BRK 305 0 6400. 7 9BRK 305 0 6400. 7 9BRK 3050 7 400 . 64BRK 3050 7 400 . 64BRK 30508400 . 42BRK 30508400 . 42BRK 3050 9 400 . 4 3 BRK 3050 9 400 . 4 3 BRK 305 1 0400. 7 8BRK 305 1 0400. 7 8BRK 3051 1 400 . 7 8 BRK 3051 1 400 . 7 8 BRK30512400. 8 6BRK30512400. 8 6BRK 3051 3401.0 6 BRK 3051 3401.0 6 BRK 3051 4401.0 6 BRK 3051 4401.0 6 BRK 3051 5 400 . 91BRK 3051 5 400 . 91BRK 3051 6 401 . 0 2 BRK 3051 6 401 . 0 2 BRK 3051 7401.1 1 BRK 3051 7401.1 1 BRK 305 1 8401. 0 8BRK 305 1 8401. 0 8BRK 3051 9401.1 3 BRK 3051 9401.1 3 BRK 3052 0401.2 1BRK 3052 0401.2 1BRK 305 2 1401.2 2BRK 305 2 1401.2 2BRK 305 2 2401. 2 3BRK 305 2 2401. 2 3BRK 3052 3401.2 4BRK 3052 3401.2 4BRK 3052 4401.2 3 BRK 3052 4401.2 3 BRK 3052 5401.2 5BRK 3052 5401.2 5BRK 3052 6401.1 9 BRK 3052 6401.1 9 BRK 305 2 7401. 2 0BRK 305 2 7401. 2 0BRK 3052 8401.2 7 BRK 3052 8401.2 7 BRK 305 2 9401. 3 1BRK 305 2 9401. 3 1BRK 305 3 0401. 2 1BRK 305 3 0401. 2 1BRK 3053 1401.2 4 BRK 3053 1401.2 4 BRK 3053 2401. 6 3BRK 3053 2401. 6 3BRK 3053 3401. 5 6 BRK 3053 3401. 5 6 BRK305 3 4401.3 6BRK 305 3 4401.3 6BRK 305 3 5401. 2 6BRK 305 3 5401. 2 6BRK 3053 6401.4 7 BRK 3053 6401.4 7 BRK 3053 7 401 . 36 BRK 3053 7 401 . 36 BRK 305 3 8401. 3 6BRK 305 3 8401. 3 6BRK 3053 9401.2 3 BRK 3053 9401.2 3 BRK 3054 0 401 . 0 7 BRK 3054 0 401 . 0 7 BRK 305 4 1401. 0 0BRK 305 4 1401. 0 0BRK 3054 2 400 . 9 1 BRK 3054 2 400 . 9 1 BRK 305 4 3401. 0 0BRK 305 4 3401. 0 0BRK 30544400 . 8 2 BRK30544400 . 8 2 BRK 305 4 5400 . 51SL 305 4 5400 . 51SL 305 4 6400. 6 0WVT 305 4 6400. 6 0WVT 305 4 8400 . 94DRP 305 4 8400 . 94DRP 3055 1401.1 7 UVT 3055 1401.1 7 UVT 3055 6401.0 2 DRP 3055 6401.0 2 DRP 3055 9401.0 9 GM 3055 9401.0 9 GM 3056 0401.0 2 GM 3056 0401.0 2 GM 3056 1 401 . 1 0 GM 3056 1 401 . 1 0 GM 3056 2 400 . 99GM 3056 2 400 . 99GM 305 6 3401 . 01GM 305 6 3401 . 01GM 3056 4401.0 0 GM 3056 4401.0 0 GM 30566401. 6 3SL30566401. 6 3SL 3056 8401.8 9 DRP 3056 8401.8 9 DRP 3056 9401. 0 8CONC 3056 9401. 0 8CONC 305 7 0401. 1 9CONC 305 7 0401. 1 9CONC 305 7 1401.2 6CONC 305 7 1401.2 6CONC 305 7 2401. 1 2CON C 305 7 2401. 1 2CON C 305 7 3400. 8 2CONC 305 7 3400. 8 2CONC 3057 4 400 . 6 3 TC E O C 3057 4 400 . 6 3 TC E O C 3057 5 400 . 2 3 FL 3057 5 400 . 2 3 FL 3057 6400.3 5 EOC 3057 6400.3 5 EOC 3057 7 400 . 8 3 EOC 3057 7 400 . 8 3 EOC 305 7 8400. 9 4EOC 305 7 8400. 9 4EOC 3057 9 400 . 6 9 EOC TC 3057 9 400 . 6 9 EOC TC 305 8 0400. 3 1FL 305 8 0400. 3 1FL 30581400 . 4 3 EOC 30581400 . 4 3 EOC 305 8 2400. 5 3NG 305 8 2400. 5 3NG 30583400. 5 1NG30583400. 5 1NG 3058 4400.6 6NG 3058 4400.6 6NG 305 8 5400. 7 0NG 305 8 5400. 7 0NG 3058 7401.0 5 TC E O C 3058 7401.0 5 TC E O C 3058 8 400 . 57FL3058 8 400 . 57FL 305 8 9400. 7 2EOC 305 8 9400. 7 2EOC 3059 0401.2 2 EOC 3059 0401.2 2 EOC 3059 1401.3 5 EO C 3059 1401.3 5 EO C 3059 2401.3 7 EOC 3059 2401.3 7 EOC 305 9 3401. 4 2EOC T C 305 9 3401. 4 2EOC T C 3059 4400.9 4 FL 3059 4400.9 4 FL 3059 5401.0 9 EOC 3059 5401.0 9 EOC 3059 6 402 . 4 4 EOC 3059 6 402 . 4 4 EOC 3059 7402.3 3 FL 3059 7402.3 3 FL305 9 8402. 8 2TC EO C 305 9 8402. 8 2TC EO C 305 9 9403. 0 9EOC 305 9 9403. 0 9EOC 306 0 0403. 0 6EOC 306 0 0403. 0 6EOC 30601403.66EOC30601403.66EOC 30602403.72EOC30602403.72EOC 30603404.21EOC30603404.21EOC 30604403.97NG30604403.97NG30605403.66NG30605403.66NG30606403.57NG30606403.57NG30607403.41NG30607403.41NG 306 0 8402. 9 7NG 306 0 8402. 9 7NG 306 0 9403.0 9 NG 306 0 9403.0 9 NG 30610402 . 68NG30610402 . 68NG 306 1 1402. 7 4NG 306 1 1402. 7 4NG 306 1 2402. 6 2NG 306 1 2402. 6 2NG 3061 3402.0 6NG 3061 3402.0 6NG 3061 4401.6 7 NG 3061 4401.6 7 NG 3061 5401.7 6NG 3061 5401.7 6NG 3061 6401.1 8 NG 3061 6401.1 8 NG 3061 7401.2 1 NG 3061 7401.2 1 NG 30618401 . 1 5 NG 30618401 . 1 5 NG 3061 9401.6 2 NG 3061 9401.6 2 NG 306 2 0401. 1 8NG 306 2 0401. 1 8NG 3062 1 401 . 3 8 BW . 7 0 3062 1 401 . 3 8 BW . 7 0 3062 2 401. 3 2BW .7 0 3062 2 401. 3 2BW .7 0 3062 3 401 . 1 1 BW . 7 0 3062 3 401 . 1 1 BW . 7 0 3062 4 401. 0 7 BW 3062 4 401. 0 7 BW 306 2 5 401 . 1 4 BW 306 2 5 401 . 1 4 BW 3062 6401.1 1 BW 3062 6401.1 1 BW 30627401.09BW30627401.09BW 30628401.05BW30628401.05BW 30629400.75BW30629400.75BW30630400.74BW30630400.74BW30631400.77BW30631400.77BW30632401.39STP BRICK STEPS30632401.39STP BRICK STEPS 30633401.99STP BRICK STEPS30633401.99STP BRICK STEPS 30634402.61STP BRICK STEPS30634402.61STP BRICK STEPS 30635403.17STP BRICK STEPS30635403.17STP BRICK STEPS 30636403.79STP BRICK STEPS30636403.79STP BRICK STEPS 30637404.36STP BRICK STEPS30637404.36STP BRICK STEPS 30638404.97STP BRICK STEPS30638404.97STP BRICK STEPS 30639404.96BRK30639404.96BRK 30640404.87BRK30640404.87BRK30641404.97BRK30641404.97BRK30642404.98BRK30642404.98BRK 30643404.97RLH30643404.97RLH30644400.75RLH30644400.75RLH30646400.82RLH30646400.82RLH 30647404.89RLH30647404.89RLH30648404.87RLH30648404.87RLH30649404.39RLH30649404.39RLH30650400.78RLH30650400.78RLH30651400.82RLH30651400.82RLH 30652404.90FNC 4FT MTL30652404.90FNC 4FT MTL30653404.45FNC 4FT MTL30653404.45FNC 4FT MTL30654403.67FNC 4FT MTL30654403.67FNC 4FT MTL 3065 5 403 . 3 2 FNC 4 F T MT L 3065 5 403 . 3 2 FNC 4 F T MT L 30656403. 1 4FNC 4 FT M T L 30656403. 1 4FNC 4 FT M T L 3065 7402.9 0 FNC 4 F T M T L 3065 7402.9 0 FNC 4 F T M T L 306 5 8402. 7 4FNC 4 F T M T L 306 5 8402. 7 4FNC 4 F T M T L 306 5 9402. 2 2TW 306 5 9402. 2 2TW 3066 0402. 2 0TW 3066 0402. 2 0TW 3066 1 401 . 7 3 EOC 3066 1 401 . 7 3 EOC 3066 2 401 . 7 9 EOC 3066 2 401 . 7 9 EOC 3066 3 402 . 7 4 EOC 3066 3 402 . 7 4 EOC30664403. 3 2TW30664403. 3 2TW 3066 5 403. 1 2EOC 3066 5 403. 1 2EOC 3066 6 403. 2 9 EOC 3066 6 403. 2 9 EOC 3066 7 403. 7 2 TW 3066 7 403. 7 2 TW 3066 8403.8 0TW 3066 8403.8 0TW 30669404.54TW30669404.54TW 30670404.14EOC30670404.14EOC30671404.49TW30671404.49TW 30672404.47TW30672404.47TW 30673404.95TW30673404.95TW30674400.96BLD30674400.96BLD 30676405.37TW30676405.37TW30677405.90TW30677405.90TW30678405.89TW30678405.89TW30694400.83BW 0.630694400.83BW 0.630695400.75BW 0.630695400.75BW 0.6 30696404.39BW 0.630696404.39BW 0.6 30697404.33EOC30697404.33EOC30698404.30TC30698404.30TC 30699403.82FL30699403.82FL 30700403.88EOC30700403.88EOC 30701404.33EOC30701404.33EOC30702404.25FL30702404.25FL30703404.76TC30703404.76TC30704404.97TC30704404.97TC 30705404.46FL30705404.46FL 30706404.61EOC30706404.61EOC 30707404.68SDMH30707404.68SDMH30708404.65FL30708404.65FL30709404.78TC30709404.78TC 30710404.77EOC30710404.77EOC30711404.97EOC30711404.97EOC30712404.88FL30712404.88FL30713405.02TC30713405.02TC30714405.02FNC 4FT MTL30714405.02FNC 4FT MTL30715405.89FNC 4FT MTL30715405.89FNC 4FT MTL 30716405.36EOC30716405.36EOC 30717405.37DWY30717405.37DWY30718404.98EOC30718404.98EOC30719404.96FL30719404.96FL30720404.97TC30720404.97TC30721405.44TC30721405.44TC30722405.03FL30722405.03FL30723405.20FL30723405.20FL30724405.67TC30724405.67TC30725405.74TC30725405.74TC30726405.17FL30726405.17FL30727405.39EOC30727405.39EOC 30728405.17DI30728405.17DI30729405.86TC30729405.86TC 30730405.36FL30730405.36FL 30731405.38EOC30731405.38EOC 30752405.58NG30752405.58NG 30753405.50NG30753405.50NG 30754405.65NG30754405.65NG 30755405.57NG30755405.57NG30756405.49NG30756405.49NG 30757405.11NG30757405.11NG 30758404.95NG30758404.95NG 30759405.01EOC30759405.01EOC 30760405.02EOC30760405.02EOC30761400.93EOC30761400.93EOC30762400.93EOC30762400.93EOC30763398.96EOC30763398.96EOC30764394.99EOC30764394.99EOC30765393.50EOC30765393.50EOC30768393.50EOC30768393.50EOC 30769395.99EOC30769395.99EOC 30770399.47EOC30770399.47EOC 30771400.95STP .95X.530771400.95STP .95X.530772400.46STP .95X.530772400.46STP .95X.530773399.96STP .95X.530773399.96STP .95X.530774399.45STP .95X.530774399.45STP .95X.530775398.95STP .95X.530775398.95STP .95X.530776398.44STP .95X.530776398.44STP .95X.530777397.96STP .95X.530777397.96STP .95X.530778397.46STP .95X.530778397.46STP .95X.530779396.96STP .95X.530779396.96STP .95X.530780396.46STP .95X.530780396.46STP .95X.530781395.98STP .95X.530781395.98STP .95X.530782395.50STP .95X.530782395.50STP .95X.530783394.98STP .95X.530783394.98STP .95X.530784394.48STP .95X.530784394.48STP .95X.530785393.99STP .95X.530785393.99STP .95X.530786393.47STP .95X.530786393.47STP .95X.5 30789393.01RLH30789393.01RLH30790392.99RLH30790392.99RLH 30791397.01RLH30791397.01RLH30792396.98RLH30792396.98RLH 30793401.00RLH30793401.00RLH 30794401.01RLH30794401.01RLH30795401.09RLH30795401.09RLH30796401.10RLH30796401.10RLH 30797400.96RLH30797400.96RLH30798400.93RLH30798400.93RLH30799400.97CONC30799400.97CONC30802401.10ZZ MTL GRATE30802401.10ZZ MTL GRATE30803401.05ZZ MTL GRATE30803401.05ZZ MTL GRATE30836401.07CONC30836401.07CONC30839401.0830839401.08 30840401.09CONC30840401.09CONC 30841401.07CONC30841401.07CONC 30842401.00CONC30842401.00CONC 30843400.97CONC30843400.97CONC 30485400. 5 0SCO30485400. 5 0SCO 304 8 6400. 3 9SCO 304 8 6400. 3 9SCO 3054 9 401 . 0 5 SCO 3054 9 401 . 0 5 SCO 30550401 . 0 9 SCO 30550401 . 0 9 SCO 3055 2401.2 1 SSM H 3055 2401.2 1 SSM H 3055 7401. 2 9SSMH 3055 7401. 2 9SSMH 305 5 8401. 3 6SCO 305 5 8401. 3 6SCO 3056 5400.88AD3056 5400.88AD30675400.94AD30675400.94AD 304 9 2400. 3 5FH 304 9 2400. 3 5FH 3049 3399.8 6WV 3049 3399.8 6WV 305 0 3400. 8 4FDC 305 0 3400. 8 4FDC 305 5 3401 . 1 5 WM 305 5 3401 . 1 5 WM 3055 4400.4 9WV 3055 4400.4 9WV 305 8 6400. 5 1WV 305 8 6400. 5 1WV 30645400.74WV30645400.74WV 3054 7400.4 6 TRE 10 I N 3054 7400.4 6 TRE 10 I N 305 5 5401. 2 9TRE 2 4 I N 305 5 5401. 2 9TRE 2 4 I N 305 6 7403. 0 4TRE 2 6 I N 305 6 7403. 0 4TRE 2 6 I N 3400 . 3 2 SET C P S S C R I B E 3400 . 3 2 SET C P S S C R I B E 4404.87SET CPS SCRIBE4404.87SET CPS SCRIBE 3040 6 400 . 17BRK 3040 6 400 . 17BRK 3040 7400.4 1 BRK 3040 7400.4 1 BRK 304 1 0400. 6 6BRK 304 1 0400. 6 6BRK 3041 1401.0 7 BRK 3041 1401.0 7 BRK 3041 4400.6 4WL .5I N 3041 4400.6 4WL .5I N 304 1 5400. 3 9WL .5 I N 304 1 5400. 3 9WL .5 I N 304 1 9402 . 6 0 TW 304 1 9402 . 6 0 TW 3042 0 402 . 6 1 TW3042 0 402 . 6 1 TW 3042 6400.1 8 ELP B 3042 6400.1 8 ELP B 304 2 7399. 8 7SN 304 2 7399. 8 7SN 304 2 9400. 8 3DRP 304 2 9400. 8 3DRP 304 3 5400.1 7EOC 304 3 5400.1 7EOC 304 3 6400. 1 4EOC 304 3 6400. 1 4EOC 3043 7400. 1 0EOC 3043 7400. 1 0EOC 3043 8399. 9 0NG 3043 8399. 9 0NG 3043 9399.9 4 NG 3043 9399.9 4 NG3044 0 400. 0 8NG3044 0 400. 0 8NG 304 4 1400. 0 5NG 304 4 1400. 0 5NG 3044 2400.0 2 NG 3044 2400.0 2 NG 3044 6 400 . 1 4 TC 3044 6 400 . 1 4 TC 304 4 7 304 4 7 304 4 9399. 3 9FL MS C 304 4 9399. 3 9FL MS C 3045 0400.0 0 TC M S C 3045 0400.0 0 TC M S C 3045 1 399 . 64EOC M C S 3045 1 399 . 64EOC M C S 3045 2399. 3 8DI 3045 2399. 3 8DI 3045 3400. 0 3TC OC 3045 3400. 0 3TC OC 3045 4399.5 3 FL O C 3045 4399.5 3 FL O C 30455399 . 65EOC OC 30455399 . 65EOC OC 3045 6399.7 4 EO C O C 3045 6399.7 4 EO C O C 304 5 7399. 5 8FL OC 304 5 7399. 5 8FL OC 3045 8400.0 8TC OC 3045 8400.0 8TC OC 3045 9399.7 4 TC O C 3045 9399.7 4 TC O C 304 6 0399. 6 7FL OC 304 6 0399. 6 7FL OC 304 6 1399. 7 5EOC O C 304 6 1399. 7 5EOC O C 3046 2399.7 6 EOC O C 3046 2399.7 6 EOC O C 3046 3399.7 1 FL O C 3046 3399.7 1 FL O C 304 6 4399.7 5TC OC 304 6 4399.7 5TC OC 3046 5400.2 1 TC O C 3046 5400.2 1 TC O C 3046 6 399 . 7 2 FL O C 3046 6 399 . 7 2 FL O C 304 6 7399. 7 7EOC O C 304 6 7399. 7 7EOC O C 30468399 . 83EOC OC30468399 . 83EOC OC 3046 9 399 . 7 7 FL O C 3046 9 399 . 7 7 FL O C 304 7 0400. 2 7TC O C 304 7 0400. 2 7TC O C 304 7 1400. 4 1TC M C S 304 7 1400. 4 1TC M C S 304 7 2399. 9 5FL M C S 304 7 2399. 9 5FL M C S 304 7 3400. 0 8EOC M C S 304 7 3400. 0 8EOC M C S 3047 4400.0 0 DOM 3047 4400.0 0 DOM 304 7 5399. 9 4DOM 304 7 5399. 9 4DOM 3047 6399.7 6 DO M 3047 6399.7 6 DO M 3047 7 399. 7 7DO M 3047 7 399. 7 7DO M 3047 8399.8 8 CON C 3047 8399.8 8 CON C 304 7 9400. 1 9CON C 304 7 9400. 1 9CON C 3048 0 400 . 3 9 CON C 3048 0 400 . 3 9 CON C 3048 1400.3 4 CON C 3048 1400.3 4 CON C 304 8 2400. 0 1CON C 304 8 2400. 0 1CON C 304 8 3400. 0 0CON C 304 8 3400. 0 0CON C 3048 4 400 . 1 5 CON C 3048 4 400 . 1 5 CON C 30487401 . 04BLD 30487401 . 04BLD 3048 8401.1 6 BLD 3048 8401.1 6 BLD 304 8 9400. 0 9TR 304 8 9400. 0 9TR 304 9 0400. 3 0BKRK 304 9 0400. 3 0BKRK 3049 1400. 3 0SN ST O P 3049 1400. 3 0SN ST O P 3049 4 400 . 6 4WL .05 B K R 3049 4 400 . 6 4WL .05 B K R 3049 5 400 . 7 4WL .05 B K R 3049 5 400 . 7 4WL .05 B K R 304 9 6400. 8 2WL 304 9 6400. 8 2WL 3049 7400.7 3WL 3049 7400.7 3WL 3049 8402.7 7 TW 3049 8402.7 7 TW 3049 9 402. 7 5 TW 3049 9 402. 7 5 TW 30500402. 7 6 TW 30500402. 7 6 TW 305 0 1402.7 4TW 305 0 1402.7 4TW 305 0 2402. 6 8ELEC 305 0 2402. 6 8ELEC 305 0 4401. 0 7BRK 305 0 4401. 0 7BRK 305 0 5401. 1 0BRK 305 0 5401. 1 0BRK 305 0 6400. 7 9BRK 305 0 6400. 7 9BRK 3050 7 400 . 64BRK 3050 7 400 . 64BRK 30508400 . 42BRK 30508400 . 42BRK 3050 9 400 . 4 3 BRK 3050 9 400 . 4 3 BRK 305 1 0400. 7 8BRK 305 1 0400. 7 8BRK 3051 1 400 . 7 8 BRK 3051 1 400 . 7 8 BRK30512400. 8 6BRK30512400. 8 6BRK 3051 3401.0 6 BRK 3051 3401.0 6 BRK 3051 4401.0 6 BRK 3051 4401.0 6 BRK 3051 5 400 . 91BRK 3051 5 400 . 91BRK 3051 6 401 . 0 2 BRK 3051 6 401 . 0 2 BRK 3051 7401.1 1 BRK 3051 7401.1 1 BRK 305 1 8401. 0 8BRK 305 1 8401. 0 8BRK 3051 9401.1 3 BRK 3051 9401.1 3 BRK 3052 0401.2 1BRK 3052 0401.2 1BRK 305 2 1401.2 2BRK 305 2 1401.2 2BRK 305 2 2401. 2 3BRK 305 2 2401. 2 3BRK 3052 3401.2 4BRK 3052 3401.2 4BRK 3052 4401.2 3 BRK 3052 4401.2 3 BRK 3052 5401.2 5BRK 3052 5401.2 5BRK 3052 6401.1 9 BRK 3052 6401.1 9 BRK 305 2 7401. 2 0BRK 305 2 7401. 2 0BRK 3052 8401.2 7 BRK 3052 8401.2 7 BRK 305 2 9401. 3 1BRK 305 2 9401. 3 1BRK 305 3 0401. 2 1BRK 305 3 0401. 2 1BRK 3053 1401.2 4 BRK 3053 1401.2 4 BRK 3053 2401. 6 3BRK 3053 2401. 6 3BRK 3053 3401. 5 6 BRK 3053 3401. 5 6 BRK305 3 4401.3 6BRK 305 3 4401.3 6BRK 305 3 5401. 2 6BRK 305 3 5401. 2 6BRK 3053 6401.4 7 BRK 3053 6401.4 7 BRK 3053 7 401 . 36 BRK 3053 7 401 . 36 BRK 305 3 8401. 3 6BRK 305 3 8401. 3 6BRK 3053 9401.2 3 BRK 3053 9401.2 3 BRK 3054 0 401 . 0 7 BRK 3054 0 401 . 0 7 BRK 305 4 1401. 0 0BRK 305 4 1401. 0 0BRK 3054 2 400 . 9 1 BRK 3054 2 400 . 9 1 BRK 305 4 3401. 0 0BRK 305 4 3401. 0 0BRK 30544400 . 8 2 BRK30544400 . 8 2 BRK 305 4 5400 . 51SL 305 4 5400 . 51SL 305 4 6400. 6 0WVT 305 4 6400. 6 0WVT 305 4 8400 . 94DRP 305 4 8400 . 94DRP 3055 1401.1 7 UVT 3055 1401.1 7 UVT 3055 6401.0 2 DRP 3055 6401.0 2 DRP 3055 9401.0 9 GM 3055 9401.0 9 GM 3056 0401.0 2 GM 3056 0401.0 2 GM 3056 1 401 . 1 0 GM 3056 1 401 . 1 0 GM 3056 2 400 . 99GM 3056 2 400 . 99GM 305 6 3401 . 01GM 305 6 3401 . 01GM 3056 4401.0 0 GM 3056 4401.0 0 GM 30566401. 6 3SL30566401. 6 3SL 3056 8401.8 9 DRP 3056 8401.8 9 DRP 3056 9401. 0 8CONC 3056 9401. 0 8CONC 305 7 0401. 1 9CONC 305 7 0401. 1 9CONC 305 7 1401.2 6CONC 305 7 1401.2 6CONC 305 7 2401. 1 2CON C 305 7 2401. 1 2CON C 305 7 3400. 8 2CONC 305 7 3400. 8 2CONC 3057 4 400 . 6 3 TC E O C 3057 4 400 . 6 3 TC E O C 3057 5 400 . 2 3 FL 3057 5 400 . 2 3 FL 3057 6400.3 5 EOC 3057 6400.3 5 EOC 3057 7 400 . 8 3 EOC 3057 7 400 . 8 3 EOC 305 7 8400. 9 4EOC 305 7 8400. 9 4EOC 3057 9 400 . 6 9 EOC TC 3057 9 400 . 6 9 EOC TC 305 8 0400. 3 1FL 305 8 0400. 3 1FL 30581400 . 4 3 EOC 30581400 . 4 3 EOC 305 8 2400. 5 3NG 305 8 2400. 5 3NG 30583400. 5 1NG30583400. 5 1NG 3058 4400.6 6NG 3058 4400.6 6NG 305 8 5400. 7 0NG 305 8 5400. 7 0NG 3058 7401.0 5 TC E O C 3058 7401.0 5 TC E O C 3058 8 400 . 57FL3058 8 400 . 57FL 305 8 9400. 7 2EOC 305 8 9400. 7 2EOC 3059 0401.2 2 EOC 3059 0401.2 2 EOC 3059 1401.3 5 EO C 3059 1401.3 5 EO C 3059 2401.3 7 EOC 3059 2401.3 7 EOC 305 9 3401. 4 2EOC T C 305 9 3401. 4 2EOC T C 3059 4400.9 4 FL 3059 4400.9 4 FL 3059 5401.0 9 EOC 3059 5401.0 9 EOC 3059 6 402 . 4 4 EOC 3059 6 402 . 4 4 EOC 3059 7402.3 3 FL 3059 7402.3 3 FL305 9 8402. 8 2TC EO C 305 9 8402. 8 2TC EO C 305 9 9403. 0 9EOC 305 9 9403. 0 9EOC 306 0 0403. 0 6EOC 306 0 0403. 0 6EOC 30601403.66EOC30601403.66EOC 30602403.72EOC30602403.72EOC 30603404.21EOC30603404.21EOC 30604403.97NG30604403.97NG30605403.66NG30605403.66NG30606403.57NG30606403.57NG30607403.41NG30607403.41NG 306 0 8402. 9 7NG 306 0 8402. 9 7NG 306 0 9403.0 9 NG 306 0 9403.0 9 NG 30610402 . 68NG30610402 . 68NG 306 1 1402. 7 4NG 306 1 1402. 7 4NG 306 1 2402. 6 2NG 306 1 2402. 6 2NG 3061 3402.0 6NG 3061 3402.0 6NG 3061 4401.6 7 NG 3061 4401.6 7 NG 3061 5401.7 6NG 3061 5401.7 6NG 3061 6401.1 8 NG 3061 6401.1 8 NG 3061 7401.2 1 NG 3061 7401.2 1 NG 30618401 . 1 5 NG 30618401 . 1 5 NG 3061 9401.6 2 NG 3061 9401.6 2 NG 306 2 0401. 1 8NG 306 2 0401. 1 8NG 3062 1 401 . 3 8 BW . 7 0 3062 1 401 . 3 8 BW . 7 0 3062 2 401. 3 2BW .7 0 3062 2 401. 3 2BW .7 0 3062 3 401 . 1 1 BW . 7 0 3062 3 401 . 1 1 BW . 7 0 3062 4 401. 0 7 BW 3062 4 401. 0 7 BW 306 2 5 401 . 1 4 BW 306 2 5 401 . 1 4 BW 3062 6401.1 1 BW 3062 6401.1 1 BW 30627401.09BW30627401.09BW 30628401.05BW30628401.05BW 30629400.75BW30629400.75BW30630400.74BW30630400.74BW30631400.77BW30631400.77BW30632401.39STP BRICK STEPS30632401.39STP BRICK STEPS 30633401.99STP BRICK STEPS30633401.99STP BRICK STEPS 30634402.61STP BRICK STEPS30634402.61STP BRICK STEPS 30635403.17STP BRICK STEPS30635403.17STP BRICK STEPS 30636403.79STP BRICK STEPS30636403.79STP BRICK STEPS 30637404.36STP BRICK STEPS30637404.36STP BRICK STEPS 30638404.97STP BRICK STEPS30638404.97STP BRICK STEPS 30639404.96BRK30639404.96BRK 30640404.87BRK30640404.87BRK30641404.97BRK30641404.97BRK30642404.98BRK30642404.98BRK 30643404.97RLH30643404.97RLH30644400.75RLH30644400.75RLH30646400.82RLH30646400.82RLH 30647404.89RLH30647404.89RLH30648404.87RLH30648404.87RLH30649404.39RLH30649404.39RLH30650400.78RLH30650400.78RLH30651400.82RLH30651400.82RLH 30652404.90FNC 4FT MTL30652404.90FNC 4FT MTL30653404.45FNC 4FT MTL30653404.45FNC 4FT MTL30654403.67FNC 4FT MTL30654403.67FNC 4FT MTL 3065 5 403 . 3 2 FNC 4 F T MT L 3065 5 403 . 3 2 FNC 4 F T MT L 30656403. 1 4FNC 4 FT M T L 30656403. 1 4FNC 4 FT M T L 3065 7402.9 0 FNC 4 F T M T L 3065 7402.9 0 FNC 4 F T M T L 306 5 8402. 7 4FNC 4 F T M T L 306 5 8402. 7 4FNC 4 F T M T L 306 5 9402. 2 2TW 306 5 9402. 2 2TW 3066 0402. 2 0TW 3066 0402. 2 0TW 3066 1 401 . 7 3 EOC 3066 1 401 . 7 3 EOC 3066 2 401 . 7 9 EOC 3066 2 401 . 7 9 EOC 3066 3 402 . 7 4 EOC 3066 3 402 . 7 4 EOC30664403. 3 2TW30664403. 3 2TW 3066 5 403. 1 2EOC 3066 5 403. 1 2EOC 3066 6 403. 2 9 EOC 3066 6 403. 2 9 EOC 3066 7 403. 7 2 TW 3066 7 403. 7 2 TW 3066 8403.8 0TW 3066 8403.8 0TW 30669404.54TW30669404.54TW 30670404.14EOC30670404.14EOC30671404.49TW30671404.49TW 30672404.47TW30672404.47TW 30673404.95TW30673404.95TW30674400.96BLD30674400.96BLD 30676405.37TW30676405.37TW30677405.90TW30677405.90TW30678405.89TW30678405.89TW30694400.83BW 0.630694400.83BW 0.630695400.75BW 0.630695400.75BW 0.6 30696404.39BW 0.630696404.39BW 0.6 30697404.33EOC30697404.33EOC30698404.30TC30698404.30TC 30699403.82FL30699403.82FL 30700403.88EOC30700403.88EOC 30701404.33EOC30701404.33EOC30702404.25FL30702404.25FL30703404.76TC30703404.76TC30704404.97TC30704404.97TC 30705404.46FL30705404.46FL 30706404.61EOC30706404.61EOC 30707404.68SDMH30707404.68SDMH30708404.65FL30708404.65FL30709404.78TC30709404.78TC 30710404.77EOC30710404.77EOC30711404.97EOC30711404.97EOC30712404.88FL30712404.88FL30713405.02TC30713405.02TC30714405.02FNC 4FT MTL30714405.02FNC 4FT MTL30715405.89FNC 4FT MTL30715405.89FNC 4FT MTL 30716405.36EOC30716405.36EOC 30717405.37DWY30717405.37DWY30718404.98EOC30718404.98EOC30719404.96FL30719404.96FL30720404.97TC30720404.97TC30721405.44TC30721405.44TC30722405.03FL30722405.03FL30723405.20FL30723405.20FL30724405.67TC30724405.67TC30725405.74TC30725405.74TC30726405.17FL30726405.17FL30727405.39EOC30727405.39EOC 30728405.17DI30728405.17DI30729405.86TC30729405.86TC 30730405.36FL30730405.36FL 30731405.38EOC30731405.38EOC 30752405.58NG30752405.58NG 30753405.50NG30753405.50NG 30754405.65NG30754405.65NG 30755405.57NG30755405.57NG30756405.49NG30756405.49NG 30757405.11NG30757405.11NG 30758404.95NG30758404.95NG 30759405.01EOC30759405.01EOC 30760405.02EOC30760405.02EOC30761400.93EOC30761400.93EOC30762400.93EOC30762400.93EOC30763398.96EOC30763398.96EOC30764394.99EOC30764394.99EOC30765393.50EOC30765393.50EOC30768393.50EOC30768393.50EOC 30769395.99EOC30769395.99EOC 30770399.47EOC30770399.47EOC 30771400.95STP .95X.530771400.95STP .95X.530772400.46STP .95X.530772400.46STP .95X.530773399.96STP .95X.530773399.96STP .95X.530774399.45STP .95X.530774399.45STP .95X.530775398.95STP .95X.530775398.95STP .95X.530776398.44STP .95X.530776398.44STP .95X.530777397.96STP .95X.530777397.96STP .95X.530778397.46STP .95X.530778397.46STP .95X.530779396.96STP .95X.530779396.96STP .95X.530780396.46STP .95X.530780396.46STP .95X.530781395.98STP .95X.530781395.98STP .95X.530782395.50STP .95X.530782395.50STP .95X.530783394.98STP .95X.530783394.98STP .95X.530784394.48STP .95X.530784394.48STP .95X.530785393.99STP .95X.530785393.99STP .95X.530786393.47STP .95X.530786393.47STP .95X.5 30789393.01RLH30789393.01RLH30790392.99RLH30790392.99RLH 30791397.01RLH30791397.01RLH30792396.98RLH30792396.98RLH 30793401.00RLH30793401.00RLH 30794401.01RLH30794401.01RLH30795401.09RLH30795401.09RLH30796401.10RLH30796401.10RLH 30797400.96RLH30797400.96RLH30798400.93RLH30798400.93RLH30799400.97CONC30799400.97CONC30802401.10ZZ MTL GRATE30802401.10ZZ MTL GRATE30803401.05ZZ MTL GRATE30803401.05ZZ MTL GRATE30836401.07CONC30836401.07CONC30839401.0830839401.08 30840401.09CONC30840401.09CONC 30841401.07CONC30841401.07CONC 30842401.00CONC30842401.00CONC 30843400.97CONC30843400.97CONC 30485400. 5 0SCO30485400. 5 0SCO 304 8 6400. 3 9SCO 304 8 6400. 3 9SCO 3054 9 401 . 0 5 SCO 3054 9 401 . 0 5 SCO 30550401 . 0 9 SCO 30550401 . 0 9 SCO 3055 2401.2 1 SSM H 3055 2401.2 1 SSM H 3055 7401. 2 9SSMH 3055 7401. 2 9SSMH 305 5 8401. 3 6SCO 305 5 8401. 3 6SCO 3056 5400.88AD3056 5400.88AD30675400.94AD30675400.94AD 304 9 2400. 3 5FH 304 9 2400. 3 5FH 3049 3399.8 6WV 3049 3399.8 6WV 305 0 3400. 8 4FDC 305 0 3400. 8 4FDC 305 5 3401 . 1 5 WM 305 5 3401 . 1 5 WM 3055 4400.4 9WV 3055 4400.4 9WV 305 8 6400. 5 1WV 305 8 6400. 5 1WV 30645400.74WV30645400.74WV 3054 7400.4 6 TRE 10 I N 3054 7400.4 6 TRE 10 I N 305 5 5401. 2 9TRE 2 4 I N 305 5 5401. 2 9TRE 2 4 I N 305 6 7403. 0 4TRE 2 6 I N 305 6 7403. 0 4TRE 2 6 I N ELM ST3.0'FS:(401.1±)FS:(401.2±)CURB RAMP LEVEL LANDING,LESS THAN 2% IN ANY DIRECTION401.5FS401.4FS400.9FS401.4FSFS:401.9FS:(404.8±)402.9 FS 403.1 FS4.9%1. 0% 1.5% 1. 0%5.7%5.7%403.2 FS403.3 FS401.6FS401.5FS401.0FS404.3FS404.5FS403.9FS403.8FS6.0%(6.3%)402.9 FS(5.2%)401.1FS400.9FSFS:(404.9±)(405.0±)FSTC:(402.8±)TC:(401.7±)TC:(402.3±)FS:(402.4±)FS:(402.9±)TC:(404.6±)TC:(404.8±)TC:(404.8±)TC:(404.9±)6 . 1%2.0%1.8%4.2%401.0FSTC:(400.43)TC:(400.2±)BC:(399.8±)BC:(399.7±)TC:(400.1±)TC:(400.0±)TC:(400.8±)400.6FS400.5FSEXISTING BIKE RACK,PROTECT IN PLACEEXISTING TRASH,PROTECT IN PLACE6. 0 ' 2.0'2.0'5. 7 %0.5%2.6% 2. 6 % 2.0%7401.05SET CPS SCRIBE7401.05SET CPS SCRIBE30225400.93BRK30225400.93BRK30226400.91BRK30226400.91BRK30227400.94BRK30227400.94BRK30228400.90BRK30228400.90BRK30229401.01BLD30229401.01BLD30230400.98BRK30230400.98BRK30231401.13BRK30231401.13BRK30232401.16BRK30232401.16BRK30233401.23BRK30233401.23BRK30234401.24BRK30234401.24BRK30235401.13BRK30235401.13BRK30236401.19BRK30236401.19BRK30237401.34BRK30237401.34BRK30241401.40BRK30241401.40BRK30243401.24BRK30243401.24BRK30244401.50BRK30244401.50BRK30245401.49BRK30245401.49BRK30246401.26BRK30246401.26BRK30247401.11BRK30247401.11BRK30248401.04BRK30248401.04BRK30249401.21BRK30249401.21BRK30250401.02BRK30250401.02BRK30251401.06BRK30251401.06BRK30252401.06BRK30252401.06BRK30253401.09BRK30253401.09BRK30254401.06BRK30254401.06BRK30255401.06BRK30255401.06BRK30256400.97BRK30256400.97BRK30257400.97BRK30257400.97BRK30258401.00BRK30258401.00BRK30259401.06BLD30259401.06BLD30260401.07BRK30260401.07BRK30261400.99BRK30261400.99BRK30262400.98BRK30262400.98BRK30263401.05BRK30263401.05BRK30264401.04BRK30264401.04BRK30265401.03BRK30265401.03BRK30266401.07BRK30266401.07BRK30267401.11BRK30267401.11BRK30268401.10BLD30268401.10BLD30290401.52EOC30290401.52EOC30291401.56EOC E TC30291401.56EOC E TC30292401.07FL30292401.07FL30293400.98EG30293400.98EG30294400.96FL30294400.96FL30295401.46TC30295401.46TC30296401.49NG30296401.49NG30297401.39NG30297401.39NG30298401.78NG30298401.78NG30303401.24DRP30303401.24DRP30304401.50BKRK30304401.50BKRK30313401.36SL30313401.36SL30314400.55FL30314400.55FL30315401.06TC30315401.06TC30318401.09TC EOC30318401.09TC EOC30319400.92EOC30319400.92EOC30320400.96EOC30320400.96EOC30321401.06EOC TC30321401.06EOC TC30322400.59FL30322400.59FL30323400.59FL30323400.59FL30324401.04SL30324401.04SL30327401.08DRP30327401.08DRP30328401.05TC30328401.05TC30329400.56FL30329400.56FL30330401.07TC EOC30330401.07TC EOC30331400.54FL30331400.54FL30332400.89EOC30332400.89EOC30333400.99EOC30333400.99EOC30334401.06EOC E TC30334401.06EOC E TC30335400.54FL30335400.54FL30336401.05BRK30336401.05BRK30337400.95BRK30337400.95BRK30338400.94BRK30338400.94BRK30339401.09BRK30339401.09BRK30340401.07BRK30340401.07BRK30341400.96BRK30341400.96BRK30342400.94BRK30342400.94BRK30343401.06BRK30343401.06BRK30344401.10BLD30344401.10BLD30345401.11BLD30345401.11BLD30346401.10BLD30346401.10BLD30347401.00EOC30347401.00EOC30348401.08AC30348401.08AC30349400.91AC30349400.91AC30350400.84EOC30350400.84EOC30351400.62EOC30351400.62EOC30352400.69AC30352400.69AC30353400.26EOC30353400.26EOC30354400.38AC30354400.38AC30355399.99EOC30355399.99EOC30356400.07AC30356400.07AC30357399.91AC30357399.91AC30358399.75EOC30358399.75EOC30359401.02BRK30359401.02BRK30360401.02BRK30360401.02BRK30361401.12BRK30361401.12BRK30362401.11BRK30362401.11BRK30363401.10DR 6FT GLASS30363401.10DR 6FT GLASS30364400.53FL 30364400.53FL 30365401.03BRK30365401.03BRK30366401.03TC EOC30366401.03TC EOC30367401.08EOC30367401.08EOC30368401.11BRK30368401.11BRK30369401.06BRK30369401.06BRK30370401.10BRK30370401.10BRK30371401.12BRK30371401.12BRK30372401.09BRK30372401.09BRK30373401.06BRK30373401.06BRK30374401.11EOC30374401.11EOC30375401.06EOC TC30375401.06EOC TC30376401.04BRK30376401.04BRK30377400.56FL30377400.56FL30379401.00DRP30379401.00DRP30380401.08BRK30380401.08BRK30381401.01BRK30381401.01BRK30382401.01TC30382401.01TC30383400.58FL30383400.58FL30384400.85BRK30384400.85BRK30385401.00BRK30385401.00BRK30386401.06BRK30386401.06BRK30387400.74TC30387400.74TC30388400.26FL30388400.26FL30389400.18FL30389400.18FL30390400.27TC30390400.27TC30391400.12TC30391400.12TC30392400.03 FL 30392400.03 FL 30393399.92FL30393399.92FL30394400.41TC30394400.41TC30395400.35BRK30395400.35BRK30396400.69BRK30396400.69BRK30397400.77BRK30397400.77BRK30398401.04BRK30398401.04BRK30399401.08BRK30399401.08BRK30400400.75BRK30400400.75BRK30401400.66BRK30401400.66BRK30402400.56BRK30402400.56BRK30403400.66BRK30403400.66BRK30404400.20BRK30404400.20BRK30405400.26BRK30405400.26BRK30406400.17BRK30406400.17BRK30407400.41BRK30407400.41BRK30408400.42BRK30408400.42BRK30409400.65BRK30409400.65BRK30410400.66BRK30410400.66BRK30411401.07BRK30411401.07BRK30412401.06BRK30412401.06BRK30413400.65WL .5IN 30413400.65WL .5IN 30414400.64WL .5IN 30414400.64WL .5IN 30415400.39WL .5IN30415400.39WL .5IN30416400.57WL .5IN 30416400.57WL .5IN 30417402.57TW30417402.57TW30418402.60TW30418402.60TW30419402.60TW30419402.60TW30420402.61TW30420402.61TW30422400.32TR30422400.32TR30423400.94SL30423400.94SL30424400.34SL30424400.34SL30425400.38ELPB30425400.38ELPB30426400.18ELPB30426400.18ELPB30427399.87SN 30427399.87SN 30429400.83DRP30429400.83DRP30430400.17EOC TC30430400.17EOC TC30431399.65FL30431399.65FL30432399.78EOC30432399.78EOC30433400.34EOC30433400.34EOC30434400.37EOC30434400.37EOC30435400.17EOC30435400.17EOC30436400.14EOC30436400.14EOC30437400.10EOC30437400.10EOC30438399.90NG30438399.90NG30439399.94NG30439399.94NG30440400.08NG30440400.08NG30441400.05NG30441400.05NG30442400.02NG30442400.02NG30443400.10NG30443400.10NG30444400.16NG30444400.16NG30445399.97NG30445399.97NG30446400.14TC30446400.14TC30447399.48FL 30447399.48FL 30448399.70EOC30448399.70EOC30449399.39FL MSC30449399.39FL MSC30450400.00TC MSC30450400.00TC MSC30451399.64EOC MCS30451399.64EOC MCS30452399.38DI 30452399.38DI 30453400.03TC OC30453400.03TC OC30454399.53FL OC30454399.53FL OC30455399.65EOC OC30455399.65EOC OC30487401.04BLD30487401.04BLD30488401.16BLD30488401.16BLD401.07BRK401.07BRK401.10BRK401.10BRK30872400.96DR 6FT GLASS30872400.96DR 6FT GLASS30873401.10DR 6FT GLASS30873401.10DR 6FT GLASS30874401.04DR 6FT GLASS30874401.04DR 6FT GLASS30875401.07DR 6FT GLASS30875401.07DR 6FT GLASS30876401.02DR 6FT GLASS30876401.02DR 6FT GLASS30877401.06FF30877401.06FF30878401.17FF30878401.17FF30879401.05FF30879401.05FF30880401.09FF30880401.09FF30881401.03FF30881401.03FF30891401.21FF30891401.21FF30892401.18DR DBL GLASS 6FT30892401.18DR DBL GLASS 6FT30893401.14FF30893401.14FF30269401.35SCO30269401.35SCO30325400.97SCO30325400.97SCO30305401.61ICV30305401.61ICV30316401.06WM30316401.06WM30317401.06WM30317401.06WM30421402.50ICV 30421402.50ICV30302401.56TRE 18IN30302401.56TRE 18IN30326401.59TRE 8IN30326401.59TRE 8IN30378400.94TRE 12IN30378400.94TRE 12IN30428400.30TRE 18IN 30428400.30TRE 18IN 7401.05SET CPS SCRIBE7401.05SET CPS SCRIBE30225400.93BRK30225400.93BRK30226400.91BRK30226400.91BRK30227400.94BRK30227400.94BRK30228400.90BRK30228400.90BRK30229401.01BLD30229401.01BLD30230400.98BRK30230400.98BRK30231401.13BRK30231401.13BRK30232401.16BRK30232401.16BRK30233401.23BRK30233401.23BRK30234401.24BRK30234401.24BRK30235401.13BRK30235401.13BRK30236401.19BRK30236401.19BRK30237401.34BRK30237401.34BRK30241401.40BRK30241401.40BRK30243401.24BRK30243401.24BRK30244401.50BRK30244401.50BRK30245401.49BRK30245401.49BRK30246401.26BRK30246401.26BRK30247401.11BRK30247401.11BRK30248401.04BRK30248401.04BRK30249401.21BRK30249401.21BRK30250401.02BRK30250401.02BRK30251401.06BRK30251401.06BRK30252401.06BRK30252401.06BRK30253401.09BRK30253401.09BRK30254401.06BRK30254401.06BRK30255401.06BRK30255401.06BRK30256400.97BRK30256400.97BRK30257400.97BRK30257400.97BRK30258401.00BRK30258401.00BRK30259401.06BLD30259401.06BLD30260401.07BRK30260401.07BRK30261400.99BRK30261400.99BRK30262400.98BRK30262400.98BRK30263401.05BRK30263401.05BRK30264401.04BRK30264401.04BRK30265401.03BRK30265401.03BRK30266401.07BRK30266401.07BRK30267401.11BRK30267401.11BRK30268401.10BLD30268401.10BLD30290401.52EOC30290401.52EOC30291401.56EOC E TC30291401.56EOC E TC30292401.07FL30292401.07FL30293400.98EG30293400.98EG30294400.96FL30294400.96FL30295401.46TC30295401.46TC30296401.49NG30296401.49NG30297401.39NG30297401.39NG30298401.78NG30298401.78NG30303401.24DRP30303401.24DRP30304401.50BKRK30304401.50BKRK30313401.36SL30313401.36SL30314400.55FL30314400.55FL30315401.06TC30315401.06TC30318401.09TC EOC30318401.09TC EOC30319400.92EOC30319400.92EOC30320400.96EOC30320400.96EOC30321401.06EOC TC30321401.06EOC TC30322400.59FL30322400.59FL30323400.59FL30323400.59FL30324401.04SL30324401.04SL30327401.08DRP30327401.08DRP30328401.05TC30328401.05TC30329400.56FL30329400.56FL30330401.07TC EOC30330401.07TC EOC30331400.54FL30331400.54FL30332400.89EOC30332400.89EOC30333400.99EOC30333400.99EOC30334401.06EOC E TC30334401.06EOC E TC30335400.54FL30335400.54FL30336401.05BRK30336401.05BRK30337400.95BRK30337400.95BRK30338400.94BRK30338400.94BRK30339401.09BRK30339401.09BRK30340401.07BRK30340401.07BRK30341400.96BRK30341400.96BRK30342400.94BRK30342400.94BRK30343401.06BRK30343401.06BRK30344401.10BLD30344401.10BLD30345401.11BLD30345401.11BLD30346401.10BLD30346401.10BLD30347401.00EOC30347401.00EOC30348401.08AC30348401.08AC30349400.91AC30349400.91AC30350400.84EOC30350400.84EOC30351400.62EOC30351400.62EOC30352400.69AC30352400.69AC30353400.26EOC30353400.26EOC30354400.38AC30354400.38AC30355399.99EOC30355399.99EOC30356400.07AC30356400.07AC30357399.91AC30357399.91AC30358399.75EOC30358399.75EOC30359401.02BRK30359401.02BRK30360401.02BRK30360401.02BRK30361401.12BRK30361401.12BRK30362401.11BRK30362401.11BRK30363401.10DR 6FT GLASS30363401.10DR 6FT GLASS30364400.53FL 30364400.53FL 30365401.03BRK30365401.03BRK30366401.03TC EOC30366401.03TC EOC30367401.08EOC30367401.08EOC30368401.11BRK30368401.11BRK30369401.06BRK30369401.06BRK30370401.10BRK30370401.10BRK30371401.12BRK30371401.12BRK30372401.09BRK30372401.09BRK30373401.06BRK30373401.06BRK30374401.11EOC30374401.11EOC30375401.06EOC TC30375401.06EOC TC30376401.04BRK30376401.04BRK30377400.56FL30377400.56FL30379401.00DRP30379401.00DRP30380401.08BRK30380401.08BRK30381401.01BRK30381401.01BRK30382401.01TC30382401.01TC30383400.58FL30383400.58FL30384400.85BRK30384400.85BRK30385401.00BRK30385401.00BRK30386401.06BRK30386401.06BRK30387400.74TC30387400.74TC30388400.26FL30388400.26FL30389400.18FL30389400.18FL30390400.27TC30390400.27TC30391400.12TC30391400.12TC30392400.03 FL 30392400.03 FL 30393399.92FL30393399.92FL30394400.41TC30394400.41TC30395400.35BRK30395400.35BRK30396400.69BRK30396400.69BRK30397400.77BRK30397400.77BRK30398401.04BRK30398401.04BRK30399401.08BRK30399401.08BRK30400400.75BRK30400400.75BRK30401400.66BRK30401400.66BRK30402400.56BRK30402400.56BRK30403400.66BRK30403400.66BRK30404400.20BRK30404400.20BRK30405400.26BRK30405400.26BRK30406400.17BRK30406400.17BRK30407400.41BRK30407400.41BRK30408400.42BRK30408400.42BRK30409400.65BRK30409400.65BRK30410400.66BRK30410400.66BRK30411401.07BRK30411401.07BRK30412401.06BRK30412401.06BRK30413400.65WL .5IN 30413400.65WL .5IN 30414400.64WL .5IN 30414400.64WL .5IN 30415400.39WL .5IN30415400.39WL .5IN30416400.57WL .5IN 30416400.57WL .5IN 30417402.57TW30417402.57TW30418402.60TW30418402.60TW30419402.60TW30419402.60TW30420402.61TW30420402.61TW30422400.32TR30422400.32TR30423400.94SL30423400.94SL30424400.34SL30424400.34SL30425400.38ELPB30425400.38ELPB30426400.18ELPB30426400.18ELPB30427399.87SN 30427399.87SN 30429400.83DRP30429400.83DRP30430400.17EOC TC30430400.17EOC TC30431399.65FL30431399.65FL30432399.78EOC30432399.78EOC30433400.34EOC30433400.34EOC30434400.37EOC30434400.37EOC30435400.17EOC30435400.17EOC30436400.14EOC30436400.14EOC30437400.10EOC30437400.10EOC30438399.90NG30438399.90NG30439399.94NG30439399.94NG30440400.08NG30440400.08NG30441400.05NG30441400.05NG30442400.02NG30442400.02NG30443400.10NG30443400.10NG30444400.16NG30444400.16NG30445399.97NG30445399.97NG30446400.14TC30446400.14TC30447399.48FL 30447399.48FL 30448399.70EOC30448399.70EOC30449399.39FL MSC30449399.39FL MSC30450400.00TC MSC30450400.00TC MSC30451399.64EOC MCS30451399.64EOC MCS30452399.38DI 30452399.38DI 30453400.03TC OC30453400.03TC OC30454399.53FL OC30454399.53FL OC30455399.65EOC OC30455399.65EOC OC30487401.04BLD30487401.04BLD30488401.16BLD30488401.16BLD401.07BRK401.07BRK401.10BRK401.10BRK30872400.96DR 6FT GLASS30872400.96DR 6FT GLASS30873401.10DR 6FT GLASS30873401.10DR 6FT GLASS30874401.04DR 6FT GLASS30874401.04DR 6FT GLASS30875401.07DR 6FT GLASS30875401.07DR 6FT GLASS30876401.02DR 6FT GLASS30876401.02DR 6FT GLASS30877401.06FF30877401.06FF30878401.17FF30878401.17FF30879401.05FF30879401.05FF30880401.09FF30880401.09FF30881401.03FF30881401.03FF30891401.21FF30891401.21FF30892401.18DR DBL GLASS 6FT30892401.18DR DBL GLASS 6FT30893401.14FF30893401.14FF30269401.35SCO30269401.35SCO30325400.97SCO30325400.97SCO30305401.61ICV30305401.61ICV30316401.06WM30316401.06WM30317401.06WM30317401.06WM30421402.50ICV 30421402.50ICV30302401.56TRE 18IN30302401.56TRE 18IN30326401.59TRE 8IN30326401.59TRE 8IN30378400.94TRE 12IN30378400.94TRE 12IN30428400.30TRE 18IN 30428400.30TRE 18IN INSTALL 6" CURBINSTALL 6" CURBMATCH EXISTING 6" CURB400.8 FLINSTALL 6" CURBUNIVERSITY AVECURB RAMP LEVEL LANDING,LESS THAN 2% IN ANY DIRECTIONINSTALL 6" CURBINSTALL 6" CURB400.9FS400.9FS400.9400.4TCFL1.5%401.1FS401.1FS401.1FS1.5%1.5%401.1FS401.1FS401.1FS1.0%TC:(400.0±)TC:(400.8±)400.5FS400.9400.4TCFL400.4399.9TCFLMATCH EXISTING 6" CURB399.7 FLRECONSTRUCT EXISTING 6"CURB UP TO THE EXISTING INLET2.6%2.0%PRELIM INARY SET NOTFOR CONSTRUCT ION 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t eo r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o tb e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n to f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24Issued/RevisedDateRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.Drawn By:KIMLEY-HORN & ASSOCIATES10 S. Almaden Blvd, Suite 1250San Jose, CA 95113T: 669.800.4130197432006CGAs notedTLGRADING ANDDRAINAGE PLANNORTHELM STREET FRONTAGESCALE: 1"=5'UNIVERSITY AVE FRONTAGESCALE: 1"=5'NORTHXXX.XXFSGRADE BREAKRIDGELINEDAYLIGHT LINE, MATCH EXISTING GRADESPROPOSED GRADEPROPOSED CONCRETEEXISTING GRADE(XXX.XX)FSLEGENDC4.1SEE VIEWPORT ABOVE FOR CONTINUATIONSEE VIEWPORT BELOW FOR CONTINUATIONCIVIL LIMIT OF WORK LINE05/21/2025TECH REVIEW COMMENTS 22PROPOSEDBIKE RACK10.0'10.0'07/14/20253TECH REVIEW COMMENTS 3333SANTA CLARA VALLEY C.3 DATA FORM TABLETOTAL SITE AREA = 5215 FT^2TOTAL LAND AREA DISTURBED = 5215 FT^2PROJECT TOTALSTOTAL EXISTING(PRE-PROJECT)AREA (FT^2)EXISTINGRETAINEDEXISTINGAREAREPLACEDNEW AREACREATEDTOTAL POSTPROJECT AREAIMPERVIOUS AREA (IA)TOTAL ONSITE IA479931457604607TOTAL OFF-SITE IA00000TOTAL PROJECT IA479931457604607TOTAL NEW AND REPLACEDIA4576PERVIOUS AREA (PA)2.E. PERVIOUS AREAPRE-PROJECTEXISTING PATOTAL POSTPROJECT PATOTAL ON-SITE PA416608TOTAL OFF-SITE PA00TOTAL PA4166082.F. TOTAL AREA (IA+PA)52155215PERENT REPLACEMENT OF ONSITE IA IN REDEVELOPMENT PROJECTS95%3Page 265 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s o f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24Issued/RevisedDateRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.Drawn By:KIMLEY-HORN & ASSOCIATES10 S. Almaden Blvd, Suite 1250San Jose, CA 95113T: 669.800.4130197432006CGAs notedTLDETAILSC5.01GRAVEL BAG18"MINSECTIONNOTES:1.GRAVEL BAG MATERIAL: POLYPROPYLENE, POLYETHYLENE OR POLYMIDE WOVEN FABRIC, MINIMUM UNIT WEIGHT 4 OUNCES PER SQUARE YARD, MULLEN BURST STRENGTHEXCEEDING 300 PSI AND ULTRAVIOLET STABILITY EXCEEDING 70%2.GRAVEL BAG SHALL BE FILLED WITH 3/4" ROCK OR 1/4" PEA GRAVEL.3.PLACE SEVERAL LAYERS OF SAND BAGS (12" MINIMUM HIGH) OVERLAPPING THE BAGS AND PACKING THEM TIGHTLY TOGETHER.4.LEAVE GAP OF ONE BAG ON THE TOP ROW TO SERVE AS A SPILLWAY.5.PLACE WIRE MESH OVER AND 1' (MINIMUM) BEYOND THE INLET STRUCTURE.6.PLACE FILTER FABRIC OVER WIRE MESH. FILTER FABRIC SHALL BE MANUFACTURED FROM UV RESISTANT POLYPROPYLENE, NYLON, POLYESTER, OR ETHYLENE FABRIC WITH ANEQUIVALENT OPENING SIZE NOT GREATER THAN 20 SIEVE AND WITH A MINIMUM FLOW RATE OF 40 GALLONS/MINUTE/SQ. FT.7.INSPECT BARRIERS AND REMOVE SEDIMENT AFTER EACH STORM EVENT.8.PLACE CURB TYPE SEDIMENT BARRIERS ON GENTLY SLOPING STREET SEGMENTS, WHERE WATER CAN POND AND ALLOW SEDIMENT TO SEPARATE FROM RUNOFF.9.INSPECT BARRIERS AND REMOVE SEDIMENT AFTER EACH STORM EVENT. SEDIMENT AND GRAVEL MUST BE REMOVED FROM THE TRAVELED WAY IMMEDIATELY.DROP INLET W/ GRATEGRAVEL BAG FILLEDWITH COARSE GRAVEL4" PVC PIPE FOR DRAINAGEROW OF GRAVEL FILLED BAGS(18" MINIMUM WIDTH) & 2 BAGS MINIMUMHEIGHT4" PVC PIPE FOR DRAINAGE2 BAGSHEIGHT MINFILTER FABRICBACK OFSIDEWALKSPILLWAYPLAN VIEWSPILLWAYCATCHBASINSECTION A-ABACK OF CURBCURBINLETSIDEWALKCURB INLETPONDINGHEIGHTGRAVEL FILLEDBAGS ARE TIGHTLYSTACKEDCATCH BASIN18"MINSECTIONGRAVEL BAG FILLEDWITH COARSE GRAVELNOTES:1.GRAVEL BAG MATERIAL: POLYPROPYLENE, POLYETHYLENE ORPOLYMIDE WOVEN FABRIC, MINIMUM UNIT WEIGHT 4 OUNCES PERSQUARE YARD, MULLEN BURST STRENGTH EXCEEDING 300 PSI ANDULTRAVIOLET STABILITY EXCEEDING 70%2.GRAVEL BAG SHALL BE FILLED WITH 3/4" ROCK OR 1/4" PEA GRAVEL.3.INSPECT BARRIERS AND REMOVE SEDIMENT AFTER EACH STORMEVENT.2STORM DRAIN INLET PROTECTION05/21/2025TECH REVIEW COMMENTS 2207/14/20253TECH REVIEW COMMENTS 3PRELIM INARY SET NOTFOR CONSTRUCT IONPage 266 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s o f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24Issued/RevisedDateRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.Drawn By:KIMLEY-HORN & ASSOCIATES10 S. Almaden Blvd, Suite 1250San Jose, CA 95113T: 669.800.4130197432006CGAs notedTLTREEPRESERVATIONINSTRUCTIONST-1A05/21/2025TECH REVIEW COMMENTS 207/14/2025TECH REVIEW COMMENTS 3PRELIM INARY SET NOTFOR CONSTRUCT IONPage 267 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s o f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24Issued/RevisedDateRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.Drawn By:KIMLEY-HORN & ASSOCIATES10 S. Almaden Blvd, Suite 1250San Jose, CA 95113T: 669.800.4130197432006CGAs notedTLTREEPRESERVATIONINSTRUCTIONST-1B05/21/2025TECH REVIEW COMMENTS 207/14/2025TECH REVIEW COMMENTS 3PRELIM INARY SET NOTFOR CONSTRUCT IONPage 268 9 6 0 a t l a n t i c a v e n u eA l a m e d a , C A 9 4 5 0 15 1 0 8 6 5 8 6 6 3m b h a r c h . c o mConsultantSealDrawing TitleProject No.ScaleDrawing No.Reviewed By:D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s o f t h e A r c h i t e c t c M B H A R C H I T E C T S - 2 0 24Issued/RevisedDateRH - LOS GATOS31 UNIVERSITY AVE,LOS GATOS, CA 95030ProjectArchitectNo.Drawn By:KIMLEY-HORN & ASSOCIATES10 S. Almaden Blvd, Suite 1250San Jose, CA 95113T: 669.800.4130197432006CGAs notedTLTREEPRESERVATIONINSTRUCTIONST-1CTYPE IIITYPE IITYPE IITYPE IITYPE IITYPE IITYPE IITYPE IITYPE II05/21/2025TECH REVIEW COMMENTS 207/14/2025TECH REVIEW COMMENTS 3PRELIM INARY SET NOTFOR CONSTRUCT IONPage 269 PRELI MI N A R Y S E T N O T FOR C O N S T R U C TI O N Page 270 PRELI MI N A R Y S E T N O T FOR C O N S T R U C TI O N Page 271 DN UP UP UP B 7 8 9 10 11 12 A A.1 A.2 C.9 1423 452 67 7 6 7 8 2 7 8 9 18 7 6 7 7 7 7 7 11 12 13 14 15 15 ADJACENT BUILING N.I.C.PARCEL 529 03 065PARCEL 529 02 044 UNIVERSITY AVE.ELM STREETMAIN ENTRY PROPERTY LINE C 16 16 16 17 17 17 17 KB 3 3 1 1 6 ACCESSIBLE PATH OF TRAVEL EXISTING ADJACENT BUILDINGS PROPERTY LINE KB FIRE DEPARTMENT KNOX BOX LOCATION AT MAIN ENTRY DOORS 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address As indicated A004 ARCHITECTURAL SITE PLAN PATH OF TRAVEL 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN SCALE: 3/32" = 1'-0"1 OVERALL SITE PLAN SITE PLAN GENERAL NOTES SITE PLAN LEGEND SITE PLAN KEYNOTES 1 REFER TO CIVIL DRAWINGS FOR OFF-SITE GRADING & DRAINAGE, SITE UTILITY & CITY STANDARD SITE IMPROVEMENT DETAILS. 2 REFER TO LANDSCAPE DRAWINGS FOR SITE GRADE PLANTING, SITE DRAINAGE, STREET TREE & IRRIGATION IMPROVEMENTS & DETAILS. 3 REFER TO STRUCTURAL DRAWINGS FOR RETAINING WALL & FOUNDATION IMPROVEMENTS. 4 STANDPIPE LOCATION SHALL COMPLY WITH CITY OF CUPERTINO FIRE DEPARTMENT REQUIREMENTS. 5 ACCESSIBLE ROUTE TO NOT EXCEED 2% SLOPE. 6 GENERAL CONTRACTOR TO SUBMIT CONSTRUCTION PHASE FIRE ACCESS PLAN TO THE CUPERTINO FIRE DEPARTMENT FOR APPROVAL PRIOR TO THE WOOD FRAMING PHASE OF CONSTRUCTION. 7 HEAD HEIGHT CLEARANCE SHALL MEET CBC SECTION 1116A FOR WALKS, PEDESTRIAN WALKS AND CIRCULATION AREAS. MINIMUM CLEARANCE OF 84" SHALL BE MAINTAINED THROUGHOUT. 8 PROVIDE TRAFFIC REFLECTORS AT ALL PEDESTRIAN CIRCULATION THAT CROSSES OVER VEHICLE TRAFFIC LANES. REFLECTORS TO BE LOCATED ALONG PAINT LINES AT BOTH EDGES OF CROSS WALK. SPACE REFLECTORS AT 24" 0.C. OR PER CITY STANDARDS. KEYNOTES - SITE PLAN MARK NOTE 1 NEW BRICK INLAY 2 RELOCATED BRICK INLAY TO ALIGN W/ FACADE 3 NEW SIDEWALK. SEE CIVIL DWGS 4 RELOCATED LAMP POST 5 RELOCATED TREE 6 (E) LAMP POST TO REMAIN 7 (E) TREE TO REMAIN 8 (E) PLANTER TO REMAIN 9 (E) FIRE HYDRANT TO REMAIN 11 (E) STAIRS TO UPPER PARKING TO REMAIN 12 (E) ELEVATOR TO ACCESSIBLE PARKING BELOW 13 (E) EXHAUST LOUVERS FROM GARAGE BELOW TO REMAIN 14 (E) STAIR TO GARAGE TO REMAIN 15 (E) PAVING TO REMAIN 16 EXTERIOR WALL SCONCES, TYP 17 FLOOR PLANTERS, TYP. 18 NEW TREE PLANTER 1 1 1 1 1 N 2 2 10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2 03/05/2025 TECH REVIEW COMMENTS 05/21/2025 TECH REVIEW COMMENTS 2 07/14/2025 TECH REVIEW COMMENTS 3 2 2 3 3 2 Page 272 UPUPUPB789101112AA.1A.2C.9EXISTING PARKING N.I.C.38,922 SF12C3ACCESSIBLE PATH OF TRAVELEXISTING ADJACENT BUILDINGSPROPERTY LINE3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project AddressAs indicatedA005EXISTINGBASEMENTPARKINGPLAN5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNBASEMENT PLAN GENERAL NOTESBASEMENT PLAN LEGENDSCALE: 3/32" = 1'-0"1BASEMENT PLANNBASEMENT PLAN KEYNOTESKEYNOTES - BASEMENT PLANMARK NOTE1 (E) ELEVATOR TO ACCESSIBLE PARKING BELOW2 (E) ADA SPACES, TYP.3 OUTLINE OF BUILDING ABOVESCALE: 1/16" = 1'-0"2GROUND LEVEL ACCESSIBLE ROUTE PLAN1110/18/2024 PRE-APPLICATION PACKAGE11/06/2024 PLANNING SUBMITTAL11/22/2024 100% SCHEMATIC DESIGN01/09/2025 PLANNING SUBMITTAL 203/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 2105/21/2025 Page 273 B789101112AA.1A.2C.9EXISTING SPACE E31 ASSEMBLY -A2 OCC7233 SFEXISTING SPACE E35 RETAIL -M OCC8724 SFC3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project Address3/16" = 1'-0"A005.1EXISTINGFLOOR PLAN5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNSCALE: 3/16" = 1'-0"1EXISTING FLOOR PLANN110/18/2024 PRE-APPLICATION PACKAGE11/06/2024 PLANNING SUBMITTAL11/22/2024 100% SCHEMATIC DESIGN01/09/2025 PLANNING SUBMITTAL 203/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 2105/21/2025 Page 274 UP B 7 8 9 10 11 12 A A.1 A.2 C.9 1 2 3 4 4 4 444 5 6 7 7 8 10 10 9 11 5 9 99 C ROOM NAME (E) DOOR TO REMAIN (E) WALL/PARTITION TO BE DEMOLISHED. SEE STRUCTURAL DWGS (E) WALL/PARTITION TO REMAIN (E) TO BE REMOVED (E) DOOR TO BE REMOVED Room name XXXX ROOM NUMBER -X"LEVEL CHANGE 1. THE GC SHALL VERIFY ALL DIMENSIONS SHOWN PRIOR TO COMMENCMENT OF WORK. SEND DOCUMENT WITH VERIFICATION OR DEVIATIONS FROM THESE PLANS TO ARCHITECT VIA EMAIL. 2. IF DURING DEMOLITION CONDITIONS ARE REVEALED THAT MAY JEOPARDIZE INTEGRITY OF STRUCTURE OR PRECLUDE FOLLOWING DESIGN INTENT, GENERAL CONTRACTOR TO NOTIFY ARCHITECT BEFORE PROCEEDING WITH WORK. 3. AT EXISTING WALLS TO REMAIN. PATCH AND REPAIR AS REQUIRED TO PROVIDE A SMOOTH, PAINT READY FINISH. 4. DEMOLISH EXISTING WALLS AND DOORS AS NECESSARY. 5. DEMOLISH EXISTING FLOOR FINISHES AS NECESSARY. REPAIR OR REPLACE SUB-FLOOR AS REQUIRED TO PROVIDE AN EVEN WALKING SURFACE/FINISH FLOOR CONDITION. 6. DEMOLISH EXISTING GYPSUM WALL BOARD, CEILING TILE, GRID AND/OR OTHER CEILING FINISH AS NECESSARY TO PROVIDE FOR NEW CEILING READY CONDITION. 7. REMOVE EXTRANEOUS EQUIPMENT AS NECESSARY. 8. ALL DIMENSIONS ON PARTITION PLAN AND DEMOLITION PLAN ARE TO FRAMING. ALL DIMENSIONS ON OTHER SHEETS ARE TO FACE OF FINISH, DO NOT ADJUST ANY DIMENSIONS WITHOUT WRITTEN INSTRUCTION FROM THE ARCHITECT. IF UNABLE TO LOCATE DIMENSIONS. FOR ANY ITEM OF WORK, CONSULT WITH THE ARCHITECT TO OBTAIN CLARIFICATION BEFORE PROCEEDING WITH CONSTRUCTION. 9. COLUMN CENTER LINES / GRID LINES ARE SHOWN FOR REFERENCE DIMENSIONING, VERIFY EXACT LOCATIONS IN FIELD. 10. G.C. TO COORDINATE CONSTRUCTION BARRIER FINAL CONFIGURATION AND REQUIREMENTS WITH LL AND CLIENT CONSTRUCTION MANAGER NOTE: UPON COMPLETION OF DEMOLITION WORK, GENERAL CONTRACTOR TO VERIFY ALL INDICATED DIMENSIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIES 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address As indicated A006 DEMOLITION PLAN 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN DEMOLITION PLAN GENERAL NOTES DEMOLITION PLAN LEGEND SCALE: 1/8" = 1'-0"1 DEMOLITION PLAN N DEMOLITION PLAN KEYNOTES KEYNOTES - DEMO PLAN MARK NOTE 1 EXISTING COLUMN TO BE REMOVED. SEE STRUCTURAL DWG 2 SEE CIVIL DRAWINGS FOR SIDEWALK SCOPE AND DEMOLITION 3 DEMO ALL INTERIOR WALLS, TYP. 4 EXISTING COLUMN TO REMAIN 5 EXISTING STOREFRONT TO BE REMOVES 6 REMOVE ALL EXISTING FLOOR FINISHES DOWN TO STRUCTURAL SLAB 7 REMOVE ALL INTERIOR WALLS, TYP. 8 REMOVE ALL INTERIOR DOORS 9 REMOVE EXISTING EXTERIOR DOORS 10 REMOVE ALL EXISTING WINDOWS 11 EXISTING DOOR TO REMAIN 1 03/05/2025 TECH REVIEW COMMENTS 05/21/2025 TECH REVIEW COMMENTS 2 07/14/2025 TECH REVIEW COMMENTS 3 3 3 3 2 Page 275 B789101112AA.1A.2C.9123324544678910988C1112121. THE GC SHALL VERIFY ALL DIMENSIONS SHOWN PRIOR TO COMMENCMENT OF WORK. SEND DOCUMENT WITH VERIFICATION OR DEVIATIONS FROM THESE PLANS TO ARCHITECT VIA EMAIL.2. IF DURING DEMOLITION CONDITIONS ARE REVEALED THAT MAY JEOPARDIZE INTEGRITY OF STRUCTURE OR PRECLUDE FOLLOWING DESIGN INTENT, GENERAL CONTRACTOR TO NOTIFY ARCHITECT BEFORE PROCEEDING WITH WORK.3. AT EXISTING WALLS TO REMAIN. PATCH AND REPAIR AS REQUIRED TO PROVIDE A SMOOTH, PAINT READY FINISH.4. DEMOLISH EXISTING WALLS AND DOORS AS NECESSARY.5. DEMOLISH EXISTING FLOOR FINISHES AS NECESSARY. REPAIR OR REPLACE SUB-FLOOR AS REQUIRED TO PROVIDE AN EVEN WALKING SURFACE/FINISH FLOOR CONDITION.6. DEMOLISH EXISTING GYPSUM WALL BOARD, CEILING TILE, GRID AND/OR OTHER CEILING FINISH AS NECESSARY TO PROVIDE FOR NEW CEILING READY CONDITION.7. REMOVE EXTRANEOUS EQUIPMENT AS NECESSARY.8. ALL DIMENSIONS ON PARTITION PLAN AND DEMOLITION PLAN ARE TO FRAMING. ALL DIMENSIONS ON OTHER SHEETS ARE TO FACE OF FINISH, DO NOT ADJUST ANY DIMENSIONS WITHOUT WRITTEN INSTRUCTION FROM THE ARCHITECT. IF UNABLE TO LOCATE DIMENSIONS. FOR ANY ITEM OF WORK, CONSULT WITH THE ARCHITECT TO OBTAIN CLARIFICATION BEFORE PROCEEDING WITH CONSTRUCTION.9. COLUMN CENTER LINES / GRID LINES ARE SHOWN FOR REFERENCE DIMENSIONING, VERIFY EXACT LOCATIONS IN FIELD.10. G.C. TO COORDINATE CONSTRUCTION BARRIER FINAL CONFIGURATION AND REQUIREMENTS WITH LL AND CLIENT CONSTRUCTION MANAGERNOTE: UPON COMPLETION OF DEMOLITION WORK, GENERAL CONTRACTOR TO VERIFY ALL INDICATEDDIMENSIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIESROOM NAME(E) DOOR TO REMAIN(E) WALL/PARTITION TO BE DEMOLISHED. SEE STRUCTURAL DWGS(E) WALL/PARTITION TO REMAIN(E) TO BE REMOVED(E) DOOR TO BE REMOVEDRoom nameXXXXROOM NUMBER-X"LEVEL CHANGE3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project AddressAs indicatedA006.1DEMOLITIONROOF PLAN5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNSCALE: 1/8" = 1'-0"1DEMOLITION ROOF PLANDEMOLITION PLAN GENERAL NOTESDEMOLITION PLAN LEGENDNDEMOLITION PLAN KEYNOTESKEYNOTES - DEMO ROOF PLANMARK NOTE1 (E) ROOF AND FRAMING TO BE DEMOLISHED. SEE STRUCTURAL DWGS2 ALL EXISTING MECHANICAL UNITS TO BE REMOVED, TYP. EXISTING GAS LINE TO BE REUSED. COORDINATE WITH PLUMBING DWGS3 (E) ROOF POP UPS TO BE REMOVED4 (E) ROOF DRAIN TO REMAIN5 (E) ROOF DRAIN TO BE RELOCATED6 (E) ROOF HATCH TO REMAIN7 REMOVE SLEEPERS AND PATCH ROOF8 DEMO EXISTING PARAPET BRACES NOT USED S.S.D.9 DEMO EXISTING PARAPET10 DEMO PART OF ROOF11 (E) ROOF TO REMAIN. PATCH AND REPAIR AS NEEDED12 (E) SKYLIGHT TO REMAIN103/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 2105/21/2025 Page 276 731063281012195510414435126789101027' - 4"101. THE GC SHALL VERIFY ALL DIMENSIONS SHOWN PRIOR TO COMMENCMENT OF WORK. SEND DOCUMENT WITH VERIFICATION OR DEVIATIONS FROM THESE PLANS TO ARCHITECT VIA EMAIL.2. IF DURING DEMOLITION CONDITIONS ARE REVEALED THAT MAY JEOPARDIZE INTEGRITY OF STRUCTURE OR PRECLUDE FOLLOWING DESIGN INTENT, GENERAL CONTRACTOR TO NOTIFY ARCHITECT BEFORE PROCEEDING WITH WORK.3. AT EXISTING WALLS TO REMAIN. PATCH AND REPAIR AS REQUIRED TO PROVIDE A SMOOTH, PAINT READY FINISH.4. DEMOLISH EXISTING WALLS AND DOORS AS NECESSARY.5. DEMOLISH EXISTING FLOOR FINISHES AS NECESSARY. REPAIR OR REPLACE SUB-FLOOR AS REQUIRED TO PROVIDE AN EVEN WALKING SURFACE/FINISH FLOOR CONDITION.6. DEMOLISH EXISTING GYPSUM WALL BOARD, CEILING TILE, GRID AND/OR OTHER CEILING FINISH AS NECESSARY TO PROVIDE FOR NEW CEILING READY CONDITION.7. REMOVE EXTRANEOUS EQUIPMENT AS NECESSARY.8. ALL DIMENSIONS ON PARTITION PLAN AND DEMOLITION PLAN ARE TO FRAMING. ALL DIMENSIONS ON OTHER SHEETS ARE TO FACE OF FINISH, DO NOT ADJUST ANY DIMENSIONS WITHOUT WRITTEN INSTRUCTION FROM THE ARCHITECT. IF UNABLE TO LOCATE DIMENSIONS. FOR ANY ITEM OF WORK, CONSULT WITH THE ARCHITECT TO OBTAIN CLARIFICATION BEFORE PROCEEDING WITH CONSTRUCTION.9. COLUMN CENTER LINES / GRID LINES ARE SHOWN FOR REFERENCE DIMENSIONING, VERIFY EXACT LOCATIONS IN FIELD.10. G.C. TO COORDINATE CONSTRUCTION BARRIER FINAL CONFIGURATION AND REQUIREMENTS WITH LL AND CLIENT CONSTRUCTION MANAGERNOTE: UPON COMPLETION OF DEMOLITION WORK, GENERAL CONTRACTOR TO VERIFY ALL INDICATEDDIMENSIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIESDEMOLISHED LINE DEMOLISHED WALL. FRAMING COORDINATE WITH STRUCTURAL DWGSWALL TO REMAINEXISTING GLASS STOREFRONT TO REMAIN3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project AddressAs indicatedA006.2DEMOLITIONEXTERIORELEVATIONS5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNSCALE: 3/16" = 1'-0"1DEMOLITION EXTERIOR ELEVATION -SOUTHDEMOLITION GENERAL NOTESSCALE: 3/16" = 1'-0"2DEMOLITION EXTERIOR ELEVATION -WESTDEMOLITION ELEVATION LEGENDDEMOLITION ELEVATION KEYNOTESKEYNOTES - DEMO EXTERIOR ELEVATIONSMARK NOTE1 ALL EXISTING DOORS TO BE REMOVED, TYP.2 ALL EXISTING WINDOW TO BE REMOVED3 ALL EXISTING LIGHT FIXTURES TO BE REMOVED4 ALL EXISTING CANOPIES TO BE REMOVED5 EXISTING TILE ROOF AND STRUCTURE TO BE REMOVED, TYP.6 EXISTING DECORATIVE WALL CAP AND PARAPET TO BE REMOVED7 EXISTING WALL BASE TO BE REMOVED8 PART OF EXISTING WALL TO BE REMOVED. HATCHED GRAY. COORDINATE WITH STRUCTURAL9 ALL EXTERIOR SIGNAGE TO BE REMOVED10 ALL WALL STUCCO AND DECORATIVE ELEMENTS TO BE REMOVED DOWN TO FACE OF EXISTING SHEATHING TYP.11 EXISTING STOREFRONT AND DOOR TO REMAIN12 EXISTING DOOR TO REMAIN103/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 2105/21/2025 Page 277 88101112331288104356781010233821. THE GC SHALL VERIFY ALL DIMENSIONS SHOWN PRIOR TO COMMENCMENT OF WORK. SEND DOCUMENT WITH VERIFICATION OR DEVIATIONS FROM THESE PLANS TO ARCHITECT VIA EMAIL.2. IF DURING DEMOLITION CONDITIONS ARE REVEALED THAT MAY JEOPARDIZE INTEGRITY OF STRUCTURE OR PRECLUDE FOLLOWING DESIGN INTENT, GENERAL CONTRACTOR TO NOTIFY ARCHITECT BEFORE PROCEEDING WITH WORK.3. AT EXISTING WALLS TO REMAIN. PATCH AND REPAIR AS REQUIRED TO PROVIDE A SMOOTH, PAINT READY FINISH.4. DEMOLISH EXISTING WALLS AND DOORS AS NECESSARY.5. DEMOLISH EXISTING FLOOR FINISHES AS NECESSARY. REPAIR OR REPLACE SUB-FLOOR AS REQUIRED TO PROVIDE AN EVEN WALKING SURFACE/FINISH FLOOR CONDITION.6. DEMOLISH EXISTING GYPSUM WALL BOARD, CEILING TILE, GRID AND/OR OTHER CEILING FINISH AS NECESSARY TO PROVIDE FOR NEW CEILING READY CONDITION.7. REMOVE EXTRANEOUS EQUIPMENT AS NECESSARY.8. ALL DIMENSIONS ON PARTITION PLAN AND DEMOLITION PLAN ARE TO FRAMING. ALL DIMENSIONS ON OTHER SHEETS ARE TO FACE OF FINISH, DO NOT ADJUST ANY DIMENSIONS WITHOUT WRITTEN INSTRUCTION FROM THE ARCHITECT. IF UNABLE TO LOCATE DIMENSIONS. FOR ANY ITEM OF WORK, CONSULT WITH THE ARCHITECT TO OBTAIN CLARIFICATION BEFORE PROCEEDING WITH CONSTRUCTION.9. COLUMN CENTER LINES / GRID LINES ARE SHOWN FOR REFERENCE DIMENSIONING, VERIFY EXACT LOCATIONS IN FIELD.10. G.C. TO COORDINATE CONSTRUCTION BARRIER FINAL CONFIGURATION AND REQUIREMENTS WITH LL AND CLIENT CONSTRUCTION MANAGERNOTE: UPON COMPLETION OF DEMOLITION WORK, GENERAL CONTRACTOR TO VERIFY ALL INDICATEDDIMENSIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIESDEMOLISHED LINE DEMOLISHED WALL. FRAMING COORDINATE WITH STRUCTURAL DWGSWALL TO REMAINEXISTING GLASS STOREFRONT TO REMAIN3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project AddressAs indicatedA006.3DEMOLITIONEXTERIORELEVATIONS5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNDEMOLITION GENERAL NOTESSCALE: 3/16" = 1'-0"1DEMOLITION EXTERIOR ELEVATION -NORTHSCALE: 3/16" = 1'-0"2DEMOLITION EXTERIOR ELEVATION -EASTDEMOLITION PLAN LEGENDDEMOLITION ELEVATION LEGENDDEMOLITION ELEVATION KEYNOTESKEYNOTES - DEMO EXTERIOR ELEVATIONSMARK NOTE1 ALL EXISTING DOORS TO BE REMOVED, TYP.2 ALL EXISTING WINDOW TO BE REMOVED3 ALL EXISTING LIGHT FIXTURES TO BE REMOVED4 ALL EXISTING CANOPIES TO BE REMOVED5 EXISTING TILE ROOF AND STRUCTURE TO BE REMOVED, TYP.6 EXISTING DECORATIVE WALL CAP AND PARAPET TO BE REMOVED7 EXISTING WALL BASE TO BE REMOVED8 PART OF EXISTING WALL TO BE REMOVED. HATCHED GRAY. COORDINATE WITH STRUCTURAL9 ALL EXTERIOR SIGNAGE TO BE REMOVED10 ALL WALL STUCCO AND DECORATIVE ELEMENTS TO BE REMOVED DOWN TO FACE OF EXISTING SHEATHING TYP.11 EXISTING STOREFRONT AND DOOR TO REMAIN12 EXISTING DOOR TO REMAIN103/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 2105/21/2025 Page 278 3'-10"3'-10"3'-10"4'-6"23'-6"8'-0"7'-0"3'-4"5"6"2'-9"4'-9"2'-5"2'-8"8'-2"9'-0"8'-10"4'-1"6"12'-0"16'-0"16'-0"20'-2"60'-5"2'-7"27'-3"4'-6"50'-7"3'-2"30'-0"6'-6"8'-0"30'-3"3'-6"18'-2"15'-5"17'-3"6'-2"4'-8"1'-6"11'-9"10'-7"10'-4"32'-0"3.31.27No. C-24274LIC E NSEDARCHITECTSTATEOFCALI FOR N IA DO N M.DACUMOSExp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute originaland unpublished work of the Architect and may not be duplicated,used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024DateIssue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project Address 1/8" = 1'-0"A006.4DEMOLITIONPLAN5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNTECH DEMOLITION PLAN KEYSCALE: 3/16" = 1'-0"1TECHNICAL DEMOLITION PLANN05/14/2025TECH REVIEW COMMENTS 2PRESERVED WALL FRAMINGDEMOLISHED WALL FRAMING024681224FOOTPRINT DEMOLITION CALCULATIONEXISTING FOOTPRINTFOOTPRINT(LINEAR FEET)414'114'528'IFIS GREATER THANTHEN NO TECH DEMOIFIS GREATER THANTHEN TECH DEMOPRESERVED WALL FRAMINGDEMO'D WALL FRAMINGPRESERVED WALL FRAMINGDEMO'D WALL FRAMINGSINCEIS GREATER THANTHEN NO TECH DEMO414'114'TECHNICALWIDTH OF PRESERVEDWALL FRAMING INLINEAR FEET(INCLUDING EXISTINGOPENINGS)WIDTH OF DEMOLISHEDWALL FRAMING INLINEAR FEET(INCLUDING NEW ANDENLARGED OPENINGS)222'-8"4'-0"05/21/2025 Page 279 3'-10"3'-10"3'-10"4'-6"23'-6"8'-0"2'-8"8'-2"9'-0"8'-10"4'-1"6"12'-0"32'-0"20'-2"5"6"2'-9"4'-9"2'-5"17'-3"6'-2"16'-5"10'-7"10'-4"19'-5"32'-0"7'-0"87'-8"4'-6"16'-0"3'-4"30'-3"88'-5"20'-10"3.31.27No. C-24274LIC E NSEDARCHITECTSTATEOFCALI FORN IA DO NM.DACUMOSExp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute originaland unpublished work of the Architect and may not be duplicated,used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024DateIssue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project AddressAs indicatedA006.5DEMOLITIONEXTERIORELEVATIONS5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNSCALE: 3/16" = 1'-0"1TECHNICAL DEMOLITION EXTERIOR ELEVATION - SOUTHSCALE: 3/16" = 1'-0"2TECHNICAL DEMOLITION EXTERIOR ELEVATION - WESTTECH DEMOLITION LEGENDFOOTPRINT DEMOLITION CALCULATIONEXISTING FOOTPRINTFOOTPRINT(LINEAR FEET)WIDTH OF PRESERVEDWALL FRAMING INLINEAR FEET(INCLUDING EXISTINGOPENINGS)WIDTH OF DEMOLISHEDWALL FRAMING INLINEAR FEET(INCLUDING NEW ANDENLARGED OPENINGS)414'114'528'IFIS GREATER THANTHEN NO TECH DEMOIFIS GREATER THANTHEN TECH DEMOPRESERVED WALL FRAMINGDEMO'D WALL FRAMINGPRESERVED WALL FRAMINGDEMO'D WALL FRAMINGSINCEIS GREATER THANTHEN NO TECH DEMO414'114'SCALE: 3/16" = 1'-0"3TECHNICAL DEMOLITION EXTERIOR ELEVATION - NORTHSCALE: 3/16" = 1'-0"4TECHNICAL DEMOLITION EXTERIOR ELEVATION - EASTTECHNICAL205/14/2025TECH REVIEW COMMENTS 22EXISTING DOUBLETOP PLATE ANDROOF TO REMAINEXISTING FRAMINGTO BE REMOVEDEXISTING WINDOWS ANDDOORS TO BE REMOVED ANDREPLACED IN SAME HOLET.O. (E) ROOF(E) HEADER AT12'-6" ± V.I.F.(E) ROOFPLYWOOD V.I.F.(E) 4x12LEDGERV.I.F.DEMO (E) ROOFTRUSS FRAMING(E) GLB.HEADER V.I.F.CUT (E) PARAPETSTUD DOWN ASREQ'D FOR (N)EXT. WALL, S.A.D.FOR WALLELEVATION(E) 2x6 WALLFRAMING(N) HEADER PERPLAN(E) SLAB V.I.F.(N) WOODFRAMING S.S.D.(N) GLB. HEADER(E) 2x4 JOIST @24" o.c. V.I.F.22 GA BONDERIZED METAL FLASINGO/ SELF ADHERED MEMBRANEDOUBLE HEM1_4" DRIP FLASHING W/CONCEALED CLIPS @ 48" O.C.4"81/4"21/2"1/2"23/4"4"CANT STRIP ST-1 - CEMENTPLASTER SYSTEMSEE MATERIALFINISHSCHEDULE1"1"2"SEE ELEVATION A2011/4" MAX SEALANTAND BACKER RODCOLOR MATCH FLOORHEADERSEE STRUCTUALDRAWINGSBED BOTTOMTRACK INSEALANT MINOF 3 ROWS AT1_2" EACH7"FABRIC AWNINGSEE A507FL-1 WOOD FLOORINGGLUE DOWNO/ SELF LEVELINGUNDERLAYMENT2% MIN SLOPEBUILT UP ROOFING ONPARAPET MATCHEXISTINGTYPE AND COLOR22 GA BONDERIZED METAL FLASINGO/ SELF ADHERED MEMBRANE5_8" GYP BD. CEILING O/METAL SUSPENSIONSYSTEM SEEA704WD-1 WOOD BASET.O. LOWER PARAPET18'-0"B.O. CEILING12' - 0WINDOW HEAD11'-6"INSIDEOUTSIDE A51013SIMA5103SIMA5104SIMREFER TO DETAIL: 2/S410SCALE: 1" = 1'-0"1WALL SECTION 16EXISTING DOUBLETOP PLATE TOREMAIN TYP.REMOVE EXISTING PARAPETAND CROWN MOLDING. DOESNOT IMPACT EXISTING DOUBLETOP PLATE OR ROOFEXISTING DOUBLETOP PLATE ANDROOF TO REMAINEXISTING FRAMINGTO BE REMOVEDEXISTING WINDOWS ANDDOORS TO BE REMOVED ANDREPLACED IN SAME HOLEREMOVE EXISTING PARAPETAND CROWN MOLDING. DOESNOT IMPACT EXISTING DOUBLETOP PLATE OR ROOFEXISTING FRAMINGTO BE REMOVEDEXISTING WINDOWS ANDDOORS TO BE REMOVED ANDREPLACED IN SAME HOLEEXISTING DOUBLETOP PLATE ANDROOF TO REMAINEXISTING FRAMINGTO BE REMOVEDEXISTING WINDOWS ANDDOORS TO BE REMOVED ANDREPLACED IN SAME HOLEREMOVE EXISTING PARAPETAND CROWN MOLDING. DOESNOT IMPACT EXISTING DOUBLETOP PLATE OR ROOF024681224EXISTING FRAMING TO BE REMOVEDREMOVE EXISTING PARAPET AND CROWNMOLDING. (DOES NOT IMPACT EXISTINGDOUBLE TOP PLATE OR ROOF)LEVEL OF EXISITING DOUBLE TOP PLATEPRESERVED WALL FRAMINGDEMOLISHED WALL FRAMINGREMOVE EXISTING PARAPETAND CROWN MOLDING. DOESNOT IMPACT EXISTING DOUBLETOP PLATE OR ROOFEXISTING DOUBLETOP PLATE ANDROOF TO REMAIN05/21/2025 Page 280 DN UP UP UP VP-01 VP-02 5' - 6"UNIVERSITY AVE VP-01 VP-02 VP-03 VP-04 VP-05 EXISTING ADJACENT BUILDING A 2 0 3 ' - 1 1 "205' - 5"178' - 11" 48' - 10"122' - 6"EXISTING ADJACENT BUILDING B RH N VP-04 5' - 6"VP-03 5' - 6"VP-05 5' - 6"25' - 0"28' - 0"20' - 6"26' - 8"30' - 0"EXISTING ADJACENT BUILDING A EXISTING ADJACENT BUILDING B18' - 0"ELM ST VANTAGE POINT VP-X 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address As indicated A007 SIGHT LINE STUDY 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN SCALE: 1/16" = 1'-0"1 SIGHT LINE STUDY -VIEWED FROM ELM ST SCALE: 1/32" = 1'-0"3 SIGHT LINE STUDY -KEY PLAN SCALE: 1/16" = 1'-0"2 SIGHT LINE STUDY -VIEWED FROM UNIVERSITY AVE SIGHT LINE LEGEND 1 2 03/05/2025 TECH REVIEW COMMENTS 05/14/2025 TECH REVIEW COMMENTS 205/21/2025 Page 281 EXISTING ADJACENT BUILDINGA25' - 0"EXISTING ADJACENT BUILDING B27' - 4"22' - 2"27' - 0"30' - 0"24' - 0"ELM STREET28' - 0"EXISTING ADJACENT BUILDINGA30' - 0"24' - 0"EXISTING ADJACENT BUILDINGB18' - 0"ELM STREET26' - 8"28' - 0"25' - 0"20' - 6"26' - 8"20' - 7"28' - 1"39' - 8"27' - 11"23' - 4"18' - 0"18' - 0"20' - 6"18' - 0"2"28' -0"2 1/4"30' -0"1 3/4"26' -8"EXISTING BUILDING OUTLINE & DIMS SHOWN RED1 3/4"27' -3"1 3/4"27' -3"3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024DateIssue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project AddressAs indicatedA008MASSINGELEVATIONS5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNSCALE: 1/16" = 1'-0"2EXISTING BUILDING VIEW FROM UNIVERSITY AVESCALE: 1/16" = 1'-0"1PROPOSED BUILDING VIEW FROM UNIVERSITY AVESCALE: 3/16" = 1'-0"4MASSING SOUTH ELEVATION -VIEW FROM UNIVERSITY AVE3COLORED MASSING ELEVATION1203/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 2227' - 4"20' - 1"41' - 9"26' - 2"51' - 8"22' - 2"27' - 0"22' - 2"19' - 10"EXISTING FACADE IN RED2105/21/2025 Page 282 20' - 6"23' - 4"48' - 1"38' - 11"14' - 1"20' - 6"18' - 0"18' - 0"20' - 6"20' - 6"20' - 6"18' - 0"3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project Address3/16" = 1'-0"A009EXTERIORELEVATIONSCOMPARISON5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNSCALE: 3/16" = 1'-0"2PROPOSED EAST ELEVATION -VIEW FROM ELM STSCALE: 3/16" = 1'-0"1PROPOSED NORTH ELEVATION -VIEW FROM REAR PARKING LOTSCALE: 3/16" = 1'-0"3PROPOSED WEST ELEVATION -VIEW FROM COURTYARD03/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 222' - 2"EXISTING FACADE IN REDEXISTING FACADE IN REDEXISTING FACADE IN RED1105/21/2025 Page 283 F F F F F FFF F A201 1 A201 A201 3 A201 2 4 B 7 8 9 10 11 12 A A.1 A.2 C.9 VESTIBULE 100 RESTAURANT 101 GALLERY 103 GALLERY 108 GALLERY 119 GALLERY 104 GALLERY 109 GALLERY 120 GALLERY 121 GALLERY 122 GALLERY 110 WINE BAR 102 GALLERY 113 GALLERY 114 GALLERY 115 GALLERY 116 GALLERY 117 GALLERY 106 GALLERY 111 PRESENTATION ROOM 118 DESIGN STUDIO 107 KITCHEN 130 GALLERY 112 LEADER'S OFFICE 136 SWATCH 137 TV/ AV & ELEC. 139 TRASH ROOM 138 (E) ELEVATOR MACHINE ROOM 141 (E) ELEVATOR LOBBY 142 GALLERY 123 PASSAGE 124 RESTROOM #1 125 RESTROOM #2 126 RESTROOM #3 127 RESTROOM #4 128 RESTROOM #5 129 PASSAGE 131 EMPLOYEE RESTROOM 133 BREAK ROOM 134 (E) IT ROOM 140 HOSP OFFICE 135 2 A301 1 A301 SHIPPING & RECEIVING 132 JANITOR ROOM 144 GALLERY 105 142 2 1 3 3 3 3 33 3 4 1 1 1 11 1 1 139' - 7"110' - 4"124' - 4"140' - 1" 11' - 3"7' - 10"7' - 0"5' - 9"8' - 0"3' - 9"3' - 4"8' - 0"4' - 6"8' - 0"4' - 6"8' - 0"3' - 4"3' - 9"8' - 0"4' - 5"8' - 0"3' - 9" 7" 7' - 0"4' - 6"4' - 6"7' - 0"4' - 6"4' - 6"7' - 0"4' - 6"7' - 0"4' - 6"7' - 0"4' - 6"4' - 1"7' - 0"9' - 6"7' - 0"9' - 6"7' - 0"4' - 0"7"7' - 0"4' - 6"6' - 1"7' - 0"7' - 9"7' - 3"7' - 0"8' - 0"7' - 0"10' - 6"14' - 5"28' - 11"4' - 2"7' - 0"4' - 1"5' - 1"2' - 8"3' - 4"11' - 1"3' - 3"4' - 7"8' - 4"4' - 4"8' - 0"4' - 1"8' - 8"4' - 1"5' - 6"18' - 5"5' - 11"3' - 8"7' - 11"3' - 9"7' - 11"3' - 10"7' - 11"3' - 10"7' - 11"3' - 11" C 22' - 6"38' - 0"30' - 0"24' - 0"26' - 0" 140' - 6"40' - 10 1/2"30' - 0"34' - 6"4' - 1 1/2"6' - 0"115' - 6"3' - 9"8' - 0"4' - 7" 5 5 5 X.XX' XX XXX XX NEW WALL PROPERTY LINE WALL/PARTITION SYMBOL - SEE PARTITION SCHEDULE DOOR TYPE WINDOW TYPE FLOOR ELEVATION ALIGN ALIGN FACE OF FINISH, TYPICAL PLUMBING FIXTURE/ACCESSORY TYPE FINISH TYPE EXISTING WALL XXX XXX 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 1/8" = 1'-0" A101 FLOOR PLAN 59485 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN SCALE: 1/8" = 1'-0"1 FLOOR PLAN FLOOR PLAN LEGEND 1 CONTRACTOR SHALL REVIEW ALL DOCUMENTS, VERIFY ALL DIMENSIONS AND FIELD CONDITIONS, AND SHALL CONFIRM THAT WORK IS BUILDABLE AS SHOWN. ANY CONFLICTS OR OMISSIONS SHALL BE REPORTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO STARTING WORK IN QUESTION. 2 ALL DIMENSIONS ARE TO FACE OF FINISH, U.O.N. 3 ALL DOOR OPENINGS OFFSET FROM PERPENDICULAR WALL 6" U.O.N. 4 CONTRACTOR SHALL MARK LOCATIONS OF PARTITIONS AND DOORS FOR REVIEW BY THE ARCHITECT, PRIOR TO INSTALLATION. REVIEW WILL BE FOR DESIGN INTENT. CONTRACTOR SHALL COORDINATE AND VERIFY ALL CONDITIONS TO ENSURE PROPER FIT. 5 THE CONTRACTOR SHALL PROVIDE BACKING FOR ALL CASEWORK, COUNTERS, FIXTURES AND SPECIAL EQUIPMENT, U.O.N., VERIFY MOUNTING HEIGHTS OF BACKING PLATES AND INTERIOR WALL BRACING WITH SUPPLIERS, MANUFACTURERS AND INSTALLERS. 6 "TYP." SHOULD MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT. UNLESS OTHERWISE NOTED, DETAILS ARE USUALLY KEYED AND NOTED "TYP." ONLY ONCE WHEN THEY FIRST OCCUR. 7 "SIM." SHALL MEAN COMPARABLE CHARACTERISTICS FOR THE CONDITIONED NOTED. VERIFY DIMENSIONS AND ORIENTATION ON PLANS AND ELEVATIONS. 8 "ALIGN" MEANS ACCURATELY LOCATE FINISHED FACES IN SAME PLANE. 9 REFER TO LANDSCAPE DRAWINGS FOR PLANTING, STREET TREES, SIDE WALK SCORE PATTERNS & IRRIGATION IMPROVEMENTS & DETAILS. 10 REFER TO CIVIL DRAWINGS FOR CIVIL IMPROVEMENTS INCLUDING GRADING, SITE UTILITY, SITE DRAINAGE & CITY STANDARD SITE IMPROVEMENTS. FLOOR PLAN GENERAL NOTES N FLOOR PLAN KEYNOTES KEYNOTES - FLOOR PLAN MARK NOTE 1 NEW STRUCTURAL COLUMN 2 NEW COLUMNS FOR SKYLIGHT. SEE STRUCTURAL DWGS FOR MORE INFORMATION 3 EXISTING STRUCTURAL COLUMN 4 EXISTING FIRE RISER 5 FLOOR PLANTER, TYP 1 10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2 03/05/2025 TECH REVIEW COMMENTS 05/14/2025 TECH REVIEW COMMENTS 205/21/2025 Page 284 B789101112AA.1A.2C.91234 2A1035615557821'-10"T.O. ROOF SCREENING+60"+60"+60"+60"+60"+60"+60"+60"21'-10"T.O. ROOF SCREENING22'-10"T.O. ROOF SCREENING9C+60"1011140' - 6"22' - 6"38' - 0"30' - 0"24' - 0"26' - 0"115' - 6"40' - 10 1/2"30' - 0"34' - 6"4' - 1 1/2"6' - 0"12122213X.XX'INDICATES REMOVED ROOF EQUIPMENTLEVEL MARKERALIGNALIGN ELEMENTSXKEYNOTE3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project Address1/8" = 1'-0"A103ROOF PLAN5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNROOF PLAN LEGEND1 CONTRACTOR SHALL REVIEW ALL DOCUMENTS, VERIFY ALL DIMENSIONS AND FIELD CONDITIONS, AND SHALLCONFIRM THAT WORK IS BUILDABLE AS SHOWN. ANY CONFLICTS OR OMISSIONS SHALL BE REPORTED TO THEARCHITECT FOR CLARIFICATION PRIOR TO STARTING WORK IN QUESTION.2 ALL DIMENSIONS ARE TO FACE OF FINISH, U.O.N.3 ALL DOOR OPENINGS OFFSET FROM PERPENDICULAR WALL 6" U.O.N.4 CONTRACTOR SHALL MARK LOCATIONS OF PARTITIONS AND DOORS FOR REVIEW BY THE ARCHITECT, PRIORTO INSTALLATION. REVIEW WILL BE FOR DESIGN INTENT. CONTRACTOR SHALL COORDINATE AND VERIFY ALLCONDITIONS TO ENSURE PROPER FIT.5 THE CONTRACTOR SHALL PROVIDE BACKING FOR ALL CASEWORK, COUNTERS, FIXTURES AND SPECIALEQUIPMENT, U.O.N., VERIFY MOUNTING HEIGHTS OF BACKING PLATES AND INTERIOR WALL BRACING WITHSUPPLIERS, MANUFACTURERS AND INSTALLERS.6 "TYP." SHOULD MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT.UNLESS OTHERWISE NOTED, DETAILS ARE USUALLY KEYED AND NOTED "TYP." ONLY ONCE WHEN THEY FIRSTOCCUR.7 "SIM." SHALL MEAN COMPARABLE CHARACTERISTICS FOR THE CONDITIONED NOTED. VERIFY DIMENSIONSAND ORIENTATION ON PLANS AND ELEVATIONS.8 "ALIGN" MEANS ACCURATELY LOCATE FINISHED FACES IN SAME PLANE.9 REFER TO LANDSCAPE DRAWINGS FOR PLANTING, STREET TREES, SIDE WALK SCORE PATTERNS & IRRIGATIONIMPROVEMENTS & DETAILS.10 REFER TO CIVIL DRAWINGS FOR CIVIL IMPROVEMENTS INCLUDING GRADING, SITE UTILITY, SITE DRAINAGE &CITY STANDARD SITE IMPROVEMENTS.ROOF PLAN GENERAL NOTESSCALE: 1/8" = 1'-0"1ROOF PLANNROOF PLAN KEYNOTESKEYNOTES - ROOF PLANMARK NOTE1 NEW RAISED ROOF AREA. BUILT UP ROOFING TO MATCH EXISTING2 NEW BUILT UP ROOFING AT AREAS OF DEMOLISHED STRUCTURES AND MECH UNITS. SHOWN WITH HATCH3 AWNINGS BELOW4 (E) ROOF HATCH5 METAL ROOF SCREEN. PAINT TO MATCH EXTERIOR WALLS. SEE DETAIL 14/A7066 NEW ROOF TOP EQUIPMENT. SEE MECHANICAL DRAWINGS FOR MORE INFORMATION7 NEW SKYLIGHT8 (E) BUILT UP ROOF. PATCH AS NEEDED9 WALL SCONCE, TYP10 (E) ROOF DRAIN11 RELOCATED ROOF DRAIN12 (E) SKYLIGHT13 NEW REFRIGERATION UNITS. SEE FOOD SERVICE DRAWINGS FOR MORE INFORMATION1110/18/2024 PRE-APPLICATION PACKAGE11/06/2024 PLANNING SUBMITTAL11/22/2024 100% SCHEMATIC DESIGN01/09/2025 PLANNING SUBMITTAL 203/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 28"4"T.O. (E) ROOF(E) ROOFPLYWOOD V.I.F.22 GA BONDERIZED METAL FLASINGO/ SELF ADHERED MEMBRANEWEEP SCREEDST-1 - CEMENTPLASTER SYSTEMSEE MATERIALFINISHSCHEDULEASPHALT ROOFSIDEWALL SHINGLES4" HIGH POCKETFLASHINGHSS SSDSTREET SIDEROOF SIDESCALE: 3/4" = 1'-0"ROOF SCREEN221205/21/2025 Page 285 LEVEL 1 F.F.0"T.O. MAIN ROOF16' -11"789101112+27'-0"T.O. ROOF+22'-2"T.O. PARAPETLEVEL 1 F.F.0"T.O. MAIN ROOF16' -11"BAA.1A.2C.9+27'-0"T.O. ROOF+22'-2"T.O. PARAPETCLEVEL 1 F.F.0"T.O. MAIN ROOF16' -11"789101112+27'-0"T.O. ROOF+22'-2"T.O. PARAPETPARKING LEVEL SHOWN W/DASHED LINELEVEL 1 F.F.0"T.O. MAIN ROOF16' -11"BAA.1A.2C.9+27'-0"T.O. ROOF+22'-2"T.O. PARAPETC3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project Address1/8" = 1'-0"A200EXISTINGEXTERIORELEVATIONS5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRNSCALE: 1/8" = 1'-0"1EXISTING SOUTH ELEVATIONSCALE: 1/8" = 1'-0"2EXISTING -WEST ELEVATIONSCALE: 1/8" = 1'-0"3EXISTING -NORTH ELEVATIONSCALE: 1/8" = 1'-0"4EXISTING -EAST ELEVATION110/18/2024 PRE-APPLICATION PACKAGE11/06/2024 PLANNING SUBMITTAL11/22/2024 100% SCHEMATIC DESIGN01/09/2025 PLANNING SUBMITTAL 203/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 2105/21/2025 Page 286 LEVEL 1 F.F. 0" T.O.SKYLIGHT 26' -8" 7 8 9 10 11 12 T.O. UPPER PARAPET 20' -6" T.O. LOWER PARAPET 18' -0"12' - 10"11' - 6"2' - 6"9' - 0"16' - 0"1 2 5' - 0"5' - 0"21'-10" T.O. ROOF SCREENING 21'-10" T.O. ROOF SCREENING 1 A503 2 A503 3 A506 3 A503 1 A504 2 A504 2 A506 2 A507 3 A506 1 A507 45 6 87 45 5 810 11 12 1515 151515 10 15 STU-1STU-1 8' - 0"GL-1 MT-14' - 0"4"11' - 6"3 LEVEL 1 F.F. 0" T.O.SKYLIGHT 26' -8" BAA.1 A.2 C.9 T.O. UPPER PARAPET 20' -6" T.O. LOWER PARAPET 18' -0" 1 6' - 0"5' - 0"2 21'-10" T.O. ROOF SCREENING 22'-10" T.O. ROOF SCREENING 2 A501 2 A502 2 A502 45 6 8 C 1212 111515 1510STU-1 STU-1 MT-1GL-14 9' - 0"11' - 6"2' - 6"9' - 0"12' - 10"8' - 0"2' - 6"11' - 6"3 LEVEL 1 F.F. 0" T.O.SKYLIGHT 26' -8" 789101112 T.O. UPPER PARAPET 20' -6"T.O. LOWER PARAPET 18' -0" 2 1 6' - 0"22'-10" T.O. ROOF SCREENING 3 9 5 6 1 A508 3 A507 11STU-1 STU-1 STU-1 13121214 LEVEL 1 F.F. 0" T.O.SKYLIGHT 26' -8" B AA.1A.2C.9 T.O. UPPER PARAPET 20' -6" T.O. LOWER PARAPET 18' -0" 12 5' - 0"6' - 0"22'-10" T.O. ROOF SCREENING21'-10" T.O. ROOF SCREENING 3 4 3 A504 1 A505 2 A505 1 A506 3 A505 1 A501 4 5 68 C STU-1STU-1 STU-1 STU-1GL-1 10 1115 155MT-115 12' - 10"11' - 6"2' - 6"9' - 0"12' - 10"8' - 0"3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 1/8" = 1'-0" A201 EXTERIOR ELEVATIONS 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN SCALE: 1/8" = 1'-0"1 SOUTH ELEVATION -VIEW FROM UNIVERSITY AVE SCALE: 1/8" = 1'-0"2 WEST ELEVATION -VIEW FROM COURTYARD SCALE: 1/8" = 1'-0"3 NORTH ELEVATION -VIEW FROM PARKING LOT SCALE: 1/8" = 1'-0"4 EAST ELEVATION -VIEW FROM ELM ST ELEVATION GENERAL NOTES ELEVATION LEGEND ELEVATION KEYNOTES KEYNOTES - EXTERIOR ELEVATION MARK NOTE 1 ROOF SCREEN BEYOND 2 NEW SKYLIGHT. SEE SHEET A511 FOR MORE INFORMATION 3 <varies> 4 FLOOR PLANTER, TYP 5 STANDING PLANTER, TYP 6 FABRIC AWNING, TYP. SEE DETAIL 3/A510 7 METAL AWNING WITH GLASS. SEE DETAIL 16/A510 8 DECORATIVE WALL MOLDING 9 PARKING LEVEL SHOWN W/DASHED LINE 10 WALL SCONCES, TYP. 11 EXTERIOR WALL BASE, TYP. SEE DETAIL 2/A510 12 DOOR. SEE SHEET A602 FOR MORE INFORMATION 13 ADJACENT DOOR, NOT IN SCOPE 14 DOOR TO BE PERMINENTLY CLOSED 15 WINDOW. SEE SHEET A603 FOR MORE INFORMATION 1. FOR FINISH SPECS SEE SHEET A601 1 1 1 1 1 10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2 03/05/2025 TECH REVIEW COMMENTS 05/21/2025 TECH REVIEW COMMENTS 2 2 05/21/2025 Page 287 LEVEL 1 F.F. 0" T.O.SKYLIGHT 26' -8" T.O. MAIN ROOF 16' -11" 7 8 9 10 11 12 B.O. CEILING 12' -0" T.O. UPPER PARAPET 20' -6" T.O. LOWER PARAPET 18' -0"12'-6"11'-6"GALLERY 119 GALLERY 108 VESTIBULE 100 GALLERY 103 GALLERY 113 OPEN TO GALLERY 120 OPEN TO GALLERY 109 OPEN TO RESTAURANT 101 OPEN TO GALLERY 104 OPEN TO GALLERY 114 T.O. POP UP ROOF 19' -10" 5 23 46 1 1 64 23 7 +22'-10" T.O. ROOF SCREEN LEVEL 1 F.F. 0" T.O.SKYLIGHT 26' -8" T.O. MAIN ROOF 16' -11" 7 8 9 10 11 12 B.O. CEILING 12' -0" T.O. UPPER PARAPET 20' -6" T.O. LOWER PARAPET 18' -0" BASEMENT F.F. -10' -6" GALLERY 120 GALLERY 109 RESTAURANT 101 GALLERY 104 GALLERY 114 OPEN TO GALLERY 110 OPEN TO GALLERY 105 OPEN TO GALLERY 115 OPEN TO GALLERY 121 OPEN TO WINE BAR 102 23 46 1 64 23 8 7 +22'-10" T.O. ROOF SCREEN 2' - 4"3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 3/16" = 1'-0" A301 BUILDING SECTIONS 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN SCALE: 3/16" = 1'-0"1 SECTIOIN THROUGH ENTRY VAULTED CEILING SCALE: 3/16" = 1'-0"2 SECTIOIN THROUGH RESTAURANT SECTION GENERAL NOTES SECTION LEGEND SECTION KEYNOTES KEYNOTES - BUILDING SECTIONS MARK NOTE 1 ROOF SCREEN BEYOND. SEE DETAIL 14/A708 2 PAINTED WOOD BASE, TYP. SEE DETAIL 2/A703 3 PAINTED GYP. BOARD, TYP. 4 WOOD TRIM, TYP. (WD-2). SEE DETAIL 1/A702 5 VAULTED CEILING 6 DECORATIVE PLANTER. SEE DETAIL 7 NEW SKYLIGHT. SEE SHEET A511 FOR MORE INFORMATION 8 NEW SKYLIGHT TRUSS SYSTEM. SEE SHEET A512 FOR MORE INFORMATION 1 1 1 10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2 03/05/2025 TECH REVIEW COMMENTS 05/14/2025 TECH REVIEW COMMENTS 205/21/2025 Page 288 MT-1 -WINDOW FRAMES -DOORS -AWNING FRAMES BRONZE COLOR FOR DESIGN INTENT. COLOR WILL BE WINDOW MANUFACTURER SPEC. STU-1 PLASTER SYSTEM OFF-WHITE EXTERIOR GRADE FACADE PLASTER FINISH FABRIC AWNING 2' - 6"2' - 6"FABRIC OVER 1" X 1" WELDED STEEL FRAME. FINISH MT-1 A SELECTION ON EXACT WINDOW SYSTEM AND DETAILS HAS NOT BEEN MADE BUT WE ARE WORKING TO EXECUTE THE DESIGN AS SHOWN IN THE RENDERINGS 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address As indicated A601 MATERIAL FINISHES 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN 1 EXTERIOR MATERIAL FINISHES SCALE: 3" = 1'-0"2 AWNING DETAIL 3 STOREFRONT SAMPLE 4 ALUMINUM STOREFRONT PROFILES 2 10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2 03/05/2025 TECH REVIEW COMMENTS 05/14/2025 TECH REVIEW COMMENTS 205/21/2025 Page 289 3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project Address12" = 1'-0"A800.1EXISTINGBUILDINGPHOTOS5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRN1EXISTING BUILDING PHOTOS110/18/2024 PRE-APPLICATION PACKAGE11/06/2024 PLANNING SUBMITTAL11/22/2024 100% SCHEMATIC DESIGN01/09/2025 PLANNING SUBMITTAL 203/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 2105/21/2025 Page 290 3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project Address12" = 1'-0"A800.2EXISTINGBUILDINGPHOTOS5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRN110/18/2024 PRE-APPLICATION PACKAGE11/06/2024 PLANNING SUBMITTAL11/22/2024 100% SCHEMATIC DESIGN01/09/2025 PLANNING SUBMITTAL 203/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 21EXITING BUILDING PHOTOS105/21/2025 Page 291 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 12" = 1'-0" A801 EXTERIOR BUILDING RENDERS 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN 1 EXTERIOR RENDER -VIEW FROM UNIVERSITY AVE & ELM ST CORNER 2 EXTERIOR RENDER -VIEW FROM UNIVERSITY AVE - UPDATED TO SHOW ROOF EQUIPMENT SCREENS -NO ROOF EQUIPMENT SCREENS VISIBLE FROM THIS VANTAGE POINT 10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2 03/05/2025 TECH REVIEW COMMENTS 05/14/2025 TECH REVIEW COMMENTS 2 2 2 05/21/2025 Page 292 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 12" = 1'-0" A802 EXTERIOR BUILDING RENDERS 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN 1 EXTERIOR RENDER -VIEW FROM COURTYARD 2 EXTERIOR RENDER -VIEW FROM ELM ST -NO ROOF EQUIPMENT SCREENS VISIBLE FROM THIS VANTAGE POINT -UPDATED TO SHOW ROOF EQUIPMENT SCREENS - THIS VIEW OF THE SCREEN WOULD BE MUCH LESS VISIBLE FROM A VANTAGE POINT IN THE PASEO 03/05/2025 TECH REVIEW COMMENTS 05/14/2025 TECH REVIEW COMMENTS 2 2 2 05/21/2025 Page 293 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 12" = 1'-0" A803 EXTERIOR BUILDING RENDERS 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN 1 EXTERIOR RENDER -VIEW FROM PARKING LOT - UPDATED TO SHOW ROOF EQUIPMENT SCREENS 10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2 03/05/2025 TECH REVIEW COMMENTS 05/14/2025 TECH REVIEW COMMENTS 2 2 05/21/2025 Page 294 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 12" = 1'-0" A804 EXTERIOR BUILDING RENDERS - NIGHT 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN 1 EXTERIOR NIGHT RENDER -VIEW FROM UNIVERSITY AVE & ELM ST CORNER 1 SCALE: 12" = 1'-0"2 EXTERIOR NIGHT RENDER -VIEW FROM UNIVERSITY AVE - UPDATED TO SHOW ROOF EQUIPMENT SCREENS -NO ROOF EQUIPMENT SCREENS VISIBLE FROM THIS VANTAGE POINT 10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2 03/05/2025 TECH REVIEW COMMENTS 05/14/2025 TECH REVIEW COMMENTS 2 2 2 05/21/2025 Page 295 3.31.27 No. C-24274LICENSEDARCHITECT STATEOFCALIFORNIADONM.DACUM OSExp. Date EE 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS - 2024 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address 12" = 1'-0" A805 EXTERIOR BUILDING RENDERS - NIGHT 59485 2 1 31 UNIVERSITY AVE, LOS GATOS, CA 95030 RH - LOS GATOS BD RN 1 EXTERIOR NIGHT RENDER -VIEW FROM COURTYARD 1 -UPDATED TO SHOW ROOF EQUIPMENT SCREENS - THIS VIEW OF THE SCREEN WOULD BE MUCH LESS VISIBLE FROM A VANTAGE POINT IN THE PASEO 10/18/2024 PRE-APPLICATION PACKAGE 11/06/2024 PLANNING SUBMITTAL 11/22/2024 100% SCHEMATIC DESIGN 01/09/2025 PLANNING SUBMITTAL 2 03/05/2025 TECH REVIEW COMMENTS 05/14/2025 TECH REVIEW COMMENTS 2 2 05/21/2025 Page 296 3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project Address12" = 1'-0"A806INTERIORBUILDINGRENDERS5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRN1INTERIOR RENDERS03/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 22105/21/2025 Page 297 3.31.27No. C-24274LICENSEDARCHITEC TSTATEOFCALIFORNIADONM.DACUMOS Exp. DateEE960 Atlantic AveAlameda, CA 94501Tel 510 865 8663Fax 510 865 1611Drawing TitleProjectScaleDrawing No.Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect.© MBH ARCHITECTS - 2024Date Issue/ RevisedNo.ArchitectSealConsultantDrawn By:Reviewed By:Project Address12" = 1'-0"A807INTERIORBUILDINGRENDERS5948531 UNIVERSITY AVE,LOS GATOS, CA 95030RH - LOS GATOSBDRN1INTERIOR RENDERS03/05/2025 TECH REVIEW COMMENTS05/14/2025 TECH REVIEW COMMENTS 22105/21/2025 Page 298 B 7 8 9 10 11 12 A A.1 A.2 C.9 C D (E)C.O. (E)4" SAN (E)4" SAN4" SAN4" SAN(E)C.O. (E)C.O. (E)4" GW (E)4" GW(E)4" SAN(E)4" GW(E)FP RISER (E)GREASE INTERCEPTOR 2 3 1 8 7 7 C.O. 10 10 9 9 10 1112 13 13 11 12 13 10 C.O. 14 9 10 9 11 12 12 11 9 15 16 (E)C.O. (E)C.O.4" GW4" GW17 17 18 (E)2"(E)2" 2" C.O.C.O. 12 11 19 19 20 20 1919 (E)ST (E)ST (E)ST (E)ST (E)ST (E)ST (E)ST (E)ST (E)ST (E)C.O. 11 13 12 (E)4" SAN (E)4" GW 109 21 21 22 23 24 4" GW 4" GW 4 4 4 5 6 5 5 6 10 5 5 5 10 55 10 10 10 10 10 10 10 4 4 5 25 26 26 26 25 9 2" SAN 1" 27 28 29 3" FR 3" FS3" FS3" FR29 301/2"1/2"1/2"20 960 Atlantic Ave Alameda, CA 94501 Tel 510 865 8663 Fax 510 865 1611 Drawing Title Project Scale Drawing No. Drawings and written material appearing herein constitute original and unpublished work of the Architect and may not be duplicated, used, or disclosed without written consent of the Architect. © MBH ARCHITECTS -2025 Date Issue/ RevisedNo. Architect Seal Consultant Drawn By: Reviewed By: Project Address WEV IV WEV III 1/8" = 1'-0" P100 PARKING DECK PLUMBING PLAN 59485 35 UNIVERSITY AVE, LOS GATOS, CA, 95030 RH -LOS GATOS SCALE: 1/8" = 1'-0"1 PARKING DECK PLUMBING PLAN KEYED NOTES: 1. EXISTING 4" SANITARY LINE OUT INTO PARKING DECK PAST THIS LOCATION. 2. APPROXIMATE LOCATION OF EXISTING FIRE PROTECTION PIPING INTO BUILDING. 3. EXISTING 4" SANITARY OUT OF BUILDING AT THIS LOCATION. 4. 4" GREASE WASTE PIPE WITH P-TRAP AND TRAP SEAL UP TO FLOOR DRAIN. 5. 4" GREASE WASTE PIPE WITH P-TRAP AND TRAP SEAL UP TO FLOOR SINK. 6. 4" GREASE WASTE PIPE WITH P-TRAP AND TRAP SEAL UP TO TROUGH DRAIN. 7. EXISITNG DOMESTIC WATER BACKFLOW PREVENTER. 8. EXISITNG 2" DOMESTIC COLD WATER PIPE TO ADJACENT TENANT BUILDING TO REMAIN. 9. 1-1/2" SANITARY VENT UP THROUGH FLOOR. 10. 2" SANITARY VENT UP THROUGH FLOOR. 11. 4" SANITARY UP THROUGH FLOOR TO WATER CLOSET. 12. 3" SANTITARY WITH P-TRAP AND TRAP PRIMER UP TO FLOOR DRAIN. 13. 1-1/2" SANITARY UP THROUGH FLOOR. 14. 2" SANITARY UP THROUGH FLOOR. 15. EXISTING DOMESTIC COLD WATER PIPE PAST CAPPED PIPE TO BE REMOVED. 16. 2" DOMESTIC COLD WATER UP THROUGH FLOOR. 17. EXISTING 4" GREASE WASTE PIPE MAIN AND ALL ASSOCIATED PIPING TO BE REMOVED. 18. DOMESTIC WATER OUT TO CIVIL CONNECTION. 19. EXISTING STORM PIPING UP THROUGH SLAB. 20. APPROXIMATE LOCATION OF STORM DRAINAGE EXITING PARKING DECK. 21. INSTALL 4" ZURN MODEL #Z1090 BACKWATER VALVE IN THIS LOCATION. 22. EXISTING GAS PIPING INTO SPACE AT THIS LOCATION. LOCATION OF EXISTING PIPE TO BE VERIFIED IN FIELD; VERTICAL PIPE RISE WILL NEED TO BE REMOVED IN EVENT VERTICAL RISE DOES NOT ALIGN WITH A NEW WALL/CHASE. 23. UNUSED GAS PIPING INTO SPACE TO BE REMOVED. CAP GAS PIPING FROM EXISTING UNUSED METERS. 24. EXISTING GAS PIPING OUT TO RESPECTIVE METERS. 25. 1/2" DOMESTIC HOT & COLD WATER UP THROUGH FLOOR. REFER TO P102 FOR CONTINUATION. 26. 1/2" FILTERED WATER PIPE UP THROUGH FLOOR. REFER TO P102 FOR CONTINUATION. 27. 2" SANITARY PIPE WITH P-TRAP AND TRAP PRIMER CONNECTION UP TO FOUNTAIN OVERFILL DRAIN. 28. 1-1/2" GREASE WASTE PIPE, 1/2" DOMESTIC HOT AND COLD WATER UP THROUGH FLOOR. 29. 3" FOUNTAIN SUPPLY & RETURN PIPING UP THROUGH FLOOR. 30. 1" DOMESTIC COLD WATER UP THROUGH FLOOR. # 03/05/2025 TECH REVIEW COMMENTS 05/14/2025 TECH REVIEW COMMENTS 2 N 2 2 1 1 05/21/2025 Page 299 LIGHTING LEGENDTYPESYMBOLDESCRIPTIONLOCATIONF1SURFACE MOUNTED SINGLE CIRCUIT TRACKRETAIL, THROUGHOUTF2ADJUSTABLE TRACK HEADRETAIL, THROUGHOUTF43" SQUARE RECESSED DOWNLIGHTRESTROOMS, PASSAGESF9MILLWORK INTEGRATED LED STRIP LIGHTWINE BAR, BREAK ROOMF10ADJUSTABLE MONOPOINT ACCENT LIGHTWINE BARF14WEIGHTED BASE UNDERWATER ACCENT LIGHTCAFE CENTRAL FOUNTAINFX1JAMB MOUNTED ACCENT LIGHTFACADE, DOOR AND WINDOW JAMBSFX2SURFACE MOUNTED LINEAR LED UPLIGHTFACADE AWNINGSFX2ASURFACE MOUNTED LINEAR LED UPLIGHTFACADE, CORNICEFX5WALL MOUNTED FACADE WASH LIGHTFACADEFX7STAKE MOUNTED TREE UPLIGHTCAFE TREESFX8GRADE RECESSED UPLIGHTMAIN ENTRY DOOR JAMBSDSDECORATIVE SCONCEFACADEFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFJJJJJJJJJJJFFFFFFFFFFFFFFFFFX8FX8FX8FX8FX8FX8FX2AFX2AFX2AFX2FX2FX2F4F4F4F4F4F4F4F4F4F4F4F4F4F4F4F4F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1FX2AFX2AFX2AFX2AFX2AFX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5WALL MOUNTED FACADE WASH LIGHTCONCEALED BEHIND PLANTER.COORDINATION WITH LANDSCAPING ANDMERCHANDISING REQUIREDFX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX2FX2FX2FX2FX2FX2FX2FX2ADJ. LINEAR LED MOUNTED TO TOP OFGLASS AWNING TO BE AIMED AT FACADE TOPROVIDE SOFT GLOW ABOVEFX2ADJ. LINEAR LED CONCEALED WITHINARCHITECTURAL CHANNEL AND AIMED ATFACADE TO PROVIDE SOFT GLOW ABOVEFX2FX2FX2FX2F1F1F1(4)FX7(4)FX7(4)FX7(4)FX7F14F14F14F14F14F14F1F1F1F1F1FX5FX2FX8FX8FX5FX8FX8F4RH TO VERIFY QUANTITY ANDLOCATIONS OF DECORATIVELIGHTING THROUGHOUTF10F10F10F10F10F9 LINEAR LED LIGHTS IN WINENICHES. COORDINATION WITHARCH. ELEVATIONS REQUIRED.F9F9F9F9F9F9F9DSDSDSDSDSFX5FX5DSFX5FX5DSFX5DSFX5DSFX5DSFX5DSFX5DSF4FX2FX8FX8ARCHITECTURAL LIGHTING DESIGN NOTESNOTES TO ALL BIDDERS1.General Contractor (GC) and Electrical Contractor (EC) are responsible for reviewing all plans and specifications, includingallowances in bids for all lighting work. For any discrepancies or questions, contact the Lighting Designer for clarification.NOTES TO GENERAL CONTRACTOR1.All recessed lighting trims and flanges must match the surrounding ceiling finish. GC to confirm which trims require painting withthe Architect, Interior Designer, and Lighting Designer before installation. Painted trims must remain removable.2.GC to review lighting plans and include supply and installation of blocking, lenses, optical accessories, paint treatments, andspecial requirements as outlined in the lighting plans and details.3.Millwork shop drawings must be submitted for fixture placement approval before installation.4.GC must provide utility plans to EC and flag underground lines before trenching if applicable.5.Adequate drainage must be installed around all direct burial transformers and recessed in-grade fixtures.NOTES TO ELECTRICAL CONTRACTOR1.EC to install all lighting fixture accessories (lamps, louvers, lenses, gels, baffles, etc.) before the final aim and adjustment.2.EC to provide ladders and lifts as needed.3.Some work may be required at night or early morning to meet Owner, daylight and site conditions. Expect multiple fixtureadjustments.4.Installation of accessories (holders, louvers, lenses, filters) may occur after fixtures and trims are installed. Labor for this must beincluded in the bid.5.Temporary lighting should be used whenever possible during construction.6.Electrical contractor shall be responsible for furnishing and installing breaker panels as specified by the electrical engineer toprovide power to all loads controlled via local switches and/or dimmers.7.EC must schedule control system turn-on/commissioning at least six weeks before project turnover. Lutron requires advancenotice for commissioning.METHOD OF SUPPLY1.All lighting fixtures, lamps, and dimming systems will be supplied by the Owner (unless noted) and installed by EC.2.All other electrical materials (switches, connectors, sensors, receptacles) to be supplied and installed by EC.3.EC is responsible for receiving, inventorying, and safely storing all Owner-supplied equipment.4.Lighting specifications and cut sheets are part of the bidding and construction documents.5.EC must supply and install all exit and emergency lighting unless architectural fixtures are used for emergency lighting within theLutron Athena system to meet state and local codes.NOTES TO LIGHTING SUPPLIERS1.Suppliers must furnish coordination, mock-ups, and site supervision as specified.2.Supplier must provide on-site supervision and assist EC with:a.Fixture voltage requirementsb.Ceiling types, mounting methods, and recess depthc.Fixture finish coordinationd.Proper fixture placement and run length to avoid socket shadows and dead spotse.Installation and mounting coordinationf.Ensuring all accessories are included3.Prior to ordering, suppliers must confirm:a.Fixture finishes with the Architect/Interior Designerb.Voltage compatibility with the Electrical Engineerc.Compatibility of all ballasts and drivers with Lutron Athena systemd.Quantity and size for all transformers requiredLED SYSTEM NOTES1.EC to follow manufacturer wiring and installation instructions.2.EC must confirm that Lutron Athena dimming system is compatible with supplied LEDs, LED drivers, and dimmer modules.3.A two-week on-site burn-in of all LED fixtures is required before turnover. Testing of power supplies is mandatory. EC mustallocate time for troubleshooting before closing access.DECORATIVE LIGHTING NOTES1.Decorative fixtures (chandeliers, pendants, sconces) will be selected and supplied by the Architect/Owner. Electrical Engineer tocoordinate wattage requirements.2.Decorative floor and table lamps to be supplied by the Architect/Owner. EE to coordinate wattage requirements.TRIMLESS FIXTURE NOTES1.EC must install a sample trimless fixture for approval before proceeding with the remainder. Manufacturer installationguidelines must be followed.GENERAL NOTES1.Lighting design drawings show intent. For specific details, refer to Architectural and Electrical drawings.2.Fixture specifications are provided in the lighting schedule.3.Code compliance calculations to be provided by Electrical Engineer.4.Emergency lighting fixture locations to be determined by the Electrical Engineer.5.EC to notify the Lighting Consultant of any field conditions that conflict with plans before installation.CENTRALIZED DIMMING CONTROL SYSTEM DESIGN INTENT1.Lutron Athena system to provide full dimming for all architectural and decorative lighting.2.Master control station (keypad) with programmable scene presets and raise/lower functions to be installed.3.System must communicate with Building Management System as required.4.Two-year manufacturer warranty required, covering parts and service.5.Lutron Athena control system to be used for exterior landscape and building-mounted lighting.KEYPAD BUTTON CONFIGURATIONS & KEYPAD CONTROL NOTESLUTRON SEQUENCE OF OPERATIONContact lighting designer for dimming baseline levels, to be set on site by Lutron technician prior to gallery aim and focus.Scene 1: DAY RETAIL: activates at 7:00am daily, 15 second fade time. Interior lighting turns on at preset, dimmed levels determinedby lighting designer and approved by RH. Exterior lighting turns offScene 2: NITE RETAIL: activates 15 minutes before sunset, 60 second fade time. Exterior lighting turns on at preset, dimmed levelsdetermined by lighting designer and approved by RH.Scene 3: OVERNIGHT: activates at 11pm. Most interior lighting turns off, lighting designer to determine overnight setting on siteahead of gallery opening.Scene 4: EVENT: activates on-demand during opening event. Lighting designer will determine custom setting approved by RH. Scene 5: ALL ON: activates on-demand for cleaning, after hours. All lighting turns on at 80%.LUTRON ON-SITE COMMISSIONING1.Initial programming and startup visits by Lutron to include:a.Two after-hours focus/programming visits with Lighting Designer.b.One visit for troubleshooting and adjustments during opening event.c.One fine-tuning visit after opening.d.One additional training session two weeks post-opening.2.Lutron to confirm programming duration and troubleshooting requirements.3.Lutron to coordinate standardized naming of control zones in Lutron Athena System.DAY RETAILKEYPADNITE RETAILEVENTOVERNIGHTDAY RETAILNITE RETAILALL ONOVERNIGHTThe exterior lighting design for RH Los Gatos enhances the architectural character of the building while adhering to the Town of LosGatos Design Guidelines on light pollution mitigation, energy efficiency, and light trespass control.Although uplighting is incorporated, precise beam control, shielding, and warm lighting has been implemented to ensure compliancewith Dark Sky principles while maintaining a high-quality nighttime aesthetic.1. Compliance with Los Gatos Design GuidelinesThe Town of Los Gatos Design Guidelines emphasize shielded, downward-facing lighting that prevents light spill and excessivebrightness. The design follows these principles through:•Shielded uplights with controlled optics and glare reduction.•Warm (2700K), low-lumen LED sources to minimize blue light emissions.•Dimmable fixtures to allow adaptive brightness levels.These measures ensure that light remains focused on the facade and landscape without contributing to skyglow. All lighting is focusedand controlled to prevent spillage beyond the building envelope.2. Thoughtful Fixture Selection for Targeted LightingFour fixtures have been specified to provide precise and responsible illumination:•FX1 (HK Lighting) – A fixed-angle uplight with hexcell louver and glare shield, directing a 25° beam to the facade while preventingupward spill.•FX2 (Winona Lighting) – A low-voltage LED uplight with a 60° optic, allowing precise architectural illumination while reducing straylight.•FX5 (ERCO Kubus) – A shielded facade luminaire with non-reflective safety glass, minimizing unnecessary glare.•FX8 (HK Lighting) – A grade-recessed LED uplight (33° optic) for landscape lighting, fully integrated into the ground within doorjambs to prevent glare and excess light trespass.These fixtures align with Los Gatos’ requirements by ensuring light does not produce glare or direct illumination into the sky. Los Gatosguidelines recommend <3000K color temperatures to minimize blue light pollution and reduce nighttime disruption. Low-lumen, warmwhite (2700K) LED fixtures have been selected for this building. Refer to the specification package for details. No fixtures will illuminatethe sidewalks or adjacent public spaces. Lighting is strictly focused on architectural elements.3. Energy Efficiency & Adaptive Light Levels•All fixtures are dimmable, allowing brightness adjustments to prevent over-lighting.•Low-wattage LED sources (1.9W/ft - 8W per fixture) reduce energy consumption, supporting the town's energy-efficiency goals.•Time-controlled operation ensures lighting is only used when necessary, further limiting waste and skyglow. Dimming capability isimplemented across all fixtures to allow fine-tuned control of light output.This approach aligns with Los Gatos' advocacy for energy-efficient, adjustable lighting solutions.4. Compliance with Local & Dark Sky StandardsBy incorporating shielded uplighting, controlled optics, and warm color temperatures, our design complies with:•Town of Los Gatos Outdoor Lighting Guidelines.•California Title 24 Energy Code for exterior lighting efficiency.•International Dark-Sky Association (IDA) recommendations for reducing skyglow and light trespass. The design ensures that alllight remains contained within the property and does not affect public spaces or neighboring properties.Conclusion: A Responsible Approach to Architectural UplightingDespite the use of uplights, our lighting design ensures compliance with Los Gatos' lighting policies, reduces light pollution, andpreserves the night sky. Through precision optics, shielding, warm color temperatures, and dimmable controls, this project strikes abalance between effective architectural illumination and environmental responsibility.Our lighting approach ensures:•Minimal skyglow and light trespass.•Fully shielded fixtures that focus light only where needed.•Energy-efficient, dimmable sources for sustainability.•Support for Los Gatos' commitment to responsible exterior lighting.•No light will spill onto sidewalks or public right-of-way.•Focused light will only highlight architectural features.•All fixtures are dimmable for maximum control and adaptive use.LUTRON 5 BUTTON ARCHITECTURAL SEE-TOUCH KEYPAD(QSWS2-5BN-WH), WITH LUTRON 5 BUTTON ENGRAVEDFACEPLATE & BUTTON KIT (RKA-W5BSN-WH-E).MASTER KEYPAD LOCATED IN MANAGER'S OFFICELUTRON 4 BUTTON ARCHITECTURAL SEE-TOUCH KEYPAD(QSWS2-4BN-WH), WITH LUTRON 4 BUTTON ENGRAVEDFACEPLATE & BUTTON KIT (RKA-W4BSN-WH-E).LOCAL KEYPAD LOCATED IN OFFICES, KITCHEN AND BACKOF HOUSE AREAS WITH KEYPAD SYMBOLBUILDING EXTERIOR LIGHTING DESIGN NARRATIVEALL ONNOTES FOR ZONING AND LIGHTING CONTROLS:1.ALL BUILDING LIGHTING TO BE DIMMABLE, INCLUDING ARCHITECTURAL AND DECORATIVE (MERCHANDISE) LIGHTING.2.ONE ZONE PER "F" TYPE, PER INSTALLATION LOCATION OR CONDITION (UNLESS OTHERWISE NOTED ON DRAWINGS).PROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1.General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2.GC to paint downlight trims to match ceiling perarchitects direction. Ensure trims can be removedafter painting and do not stick.3.GC to furnish and install adequare drainagearound all direct burial transformers and recessedin-grade light fixtures.4.GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflicting dimensionsor site conditions prior to commencement ofwork.5.GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6.Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions are fordesign intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:REV. DATE.DESCRIPTION10.23.2024FOR REVIEW11.22.2024100% SCHEMATIC DESIGN01.10.2025PLANNING REVIEW02.21.2025100% DD 103.05.2025TECH REVIEW COMMENTS04.25.202550% CD 205. .2025TECH REVIEW COMMENTS 2LIGHTING LAYOUTLT-1.0PROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1.General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2.GC to paint downlight trims to match ceiling perarchitects direction. Ensure trims can be removedafter painting and do not stick.3.GC to furnish and install adequare drainagearound all direct burial transformers and recessedin-grade light fixtures.4.GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflicting dimensionsor site conditions prior to commencement ofwork.5.GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6.Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions are fordesign intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:1/8" = 1'-0"LIGHTING LAYOUT12N221.Page 300 FX2AFX2AFX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX1FX1FX1FX1FX1FX1FX1FX2FX2FX2FX2FX1FX8FX8FX2FX8FX8DSDSFX2AFX2AFX2FX2FX2FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1DSDSDSDSDSDSFX2AFX2AFX2AFX2FX2FX2FX2FX2FX2FX2FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX5FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX1FX8FX8FX8FX8FX8FX8DSDSDSDSDSDSNOTES FOR ZONING AND LIGHTING CONTROLS:1.ALL BUILDING LIGHTING TO BE DIMMABLE, INCLUDING ARCHITECTURAL AND DECORATIVE (MERCHANDISE) LIGHTING.2.ONE ZONE PER "F" TYPE, PER INSTALLATION LOCATION OR CONDITION (UNLESS OTHERWISE NOTED ON DRAWINGS).LIGHTING LEGENDTYPESYMBOLDESCRIPTIONLOCATIONF1SURFACE MOUNTED SINGLE CIRCUIT TRACKRETAIL, THROUGHOUTF2ADJUSTABLE TRACK HEADRETAIL, THROUGHOUTF43" SQUARE RECESSED DOWNLIGHTRESTROOMS, PASSAGESF9MILLWORK INTEGRATED LED STRIP LIGHTWINE BAR, BREAK ROOMF10ADJUSTABLE MONOPOINT ACCENT LIGHTWINE BARF14WEIGHTED BASE UNDERWATER ACCENT LIGHTCAFE CENTRAL FOUNTAINFX1JAMB MOUNTED ACCENT LIGHTFACADE, DOOR AND WINDOW JAMBSFX2SURFACE MOUNTED LINEAR LED UPLIGHTFACADE AWNINGSFX2ASURFACE MOUNTED LINEAR LED UPLIGHTFACADE, CORNICEFX5WALL MOUNTED FACADE WASH LIGHTFACADEFX7STAKE MOUNTED TREE UPLIGHTCAFE TREESFX8GRADE RECESSED UPLIGHTMAIN ENTRY DOOR JAMBSDSDECORATIVE SCONCEFACADELEVEL 1 F.F.0"B.O. CEILING12' - 0"T.O. LOWER PARAPET18' - 0"FX5FX1FX2PROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1.General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2.GC to paint downlight trims to match ceilingper architects direction. Ensure trims can beremoved after painting and do not stick.3.GC to furnish and install adequare drainagearound all direct burial transformers andrecessed in-grade light fixtures.4.GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflictingdimensions or site conditions prior tocommencement of work.5.GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6.Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions arefor design intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:EXTERIORLTG ELEVATIONS +SECTIONLT-2.0PROJECT:rkvDESIGN23823 MALIBU ROADSUITE 50 - 212MALIBU, CA 90265www.rkv-design.com+1 310 924 2185NOTES FOR GENERAL CONTRACTOR:1.General Contractor (GC) and ElectricalContractor (EC) will be responsible forverification of all dimensions, specifications andcoordination with related trades andsubcontractors.2.GC to paint downlight trims to match ceilingper architects direction. Ensure trims can beremoved after painting and do not stick.3.GC to furnish and install adequare drainagearound all direct burial transformers andrecessed in-grade light fixtures.4.GC to notify designer of any conflict withmechanical, electrical, plumbing, HVAC orstructural presence or any conflictingdimensions or site conditions prior tocommencement of work.5.GC is responsible for notifying designer of anyinconsistencies between design drawings andother documents.6.Do not scale drawings.GENERAL NOTES:1.Lighting Design drawings and dimensions arefor design intent only. Coordination withArchitectural Drawings required.2.Fixture types and specifications available inaccompanying Specification packet.3.Calculations for code compliance to be providedby Electrical Engineer.4.Emergency lighting requirements to becompleted by Electrical Engineer.RH LOS GATOS35 UNIVERSITY BLVD,LOS GATOS, CA 95030DRAWING TITLE:SHEET:1/8" = 1'-0"SOUTH ELEVATION31/8" = 1'-0"EAST ELEVATION21/8" = 1'-0"WEST ELEVATION1REV. DATE.DESCRIPTION10.23.2024FOR REVIEW11.22.2024100% SCHEMATIC DESIGN01.10.2025PLANNING REVIEW02.21.2025100% DD 103.05.2025TECH REVIEW COMMENTS04.25.202550% CD 205. .2025TECH REVIEW COMMENTS 21/4" = 1'-0"SECTION: EXTERIOR WALLA221.Page 301 Page 302 From: Demetra Jennings Sent: Tuesday, March 25, 2025 2:01 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Support for Restoratfon Hardware Proposal on University Avenue [EXTERNAL SENDER] To the Members of the Los Gatos Historic Preservatfon Committee, My name is Demetra Jennings, and I’m the owner of Nimbus Salon on Main & University. I’ve been a proud business owner in Los Gatos for over 32 years. I'm excited to hear that Restoratfon Hardware is considering an investment in our town with a proposed multf-use store and restaurant on University Avenue. I believe this project has the potentfal to bring new life to the Old Town area and be a catalyst for revitalizatfon. The proposed design is both elegant and respectiul of the area’s charm—an attractfve additfon to our community. Restoratfon Hardware would be a great fit for Los Gatos. Many of my clients are already fans of RH and shop at their locatfon in Palo Alto. The idea of having one here has generated a lot of enthusiasm. Given the economic uncertainty we’ve all faced in recent years, it’s encouraging to see a well- regarded brand like RH wantfng to invest in our town. I urge the Historic Preservatfon Committee, the Planning Commission, and the Town Council to support this proposal. Thank you for your tfme and consideratfon. Warm regards, Demetra Jennings Owner, Nimbus Salon 65 W Main Street, Los Gatos CA EXHIBIT 21 Page 303 May 16, 2025 Los Gatos Town Council 110 East Main Street Los Gatos, CA 95030 Dear Mayor and Los Gatos Town Council Members: On behalf of the Board of Directors of the Los Gatos Chamber of Commerce, I respectfully submit our robust support for the Restoration Hardware Gallery & Restaurant Project as currently proposed. We believe this project will bring lasting economic, branding, and placemaking benefits to Los Gatos—aligning with the Chamber’s commitment to responsible growth and a vibrant, prosperous business community. First and foremost, this project is expected to deliver meaningful economic impact. Restoration Hardware Restaurants, on average, generate over $10 million in annual revenue, translating to a significant and sustained source of sales tax revenue for the Town of Los Gatos. The Gallery & Restaurant will also draw increased foot traffic downtown, directly benefiting surrounding shops, restaurants, and service providers. In addition, the project will create new retail and hospitality jobs, expanding employment opportunities within our community. Beyond these direct financial benefits, the presence of a high-profile, flagship Restoration Hardware will elevate the Los Gatos brand as a premier retail and lifestyle destination in Silicon Valley and the Bay Area. It will attract a design-conscious and food-oriented customer base—visitors who are likely to explore all that Los Gatos has to offer. The project’s synergy with nearby design and lifestyle businesses reinforces our growing reputation as a hub for home, décor, and luxury experiences. Equally important, this highly visible site revitalizes a long-underutilized corner of Old Town that has remained dormant since The Gap’s departure. We also believe the provisions of the Planned Development approval from 25 years ago—particularly those requiring the building to appear as three separate facades—are now outdated. We support the proposed modification to unify the exterior design, as it better reflects the Page 304 needs of a single, high-quality tenant and enhances architectural cohesion while remaining consistent with our town’s historic charm. The project will transform the site into an engaging retail and dining anchor. We believe the architectural design is elegant, welcoming, and well-aligned with the distinctive aesthetic and high standards of downtown Los Gatos. In summary, the Restoration Hardware Gallery & Restaurant Project is a rare opportunity to bring lasting value to Los Gatos. It activates underused space, supports surrounding businesses, strengthens our identity as a design-forward town, and contributes to the long-term health of our downtown economy. For these reasons, we urge the Town Council to approve this project. Sincerely, Jennifer Lin Chief Executive Officer On behalf of the Board of Directors Los Gatos Chamber of Commerce Page 305 From: CC 2013 Sent: Tuesday, August 19, 2025 4:44 PM To: Planning <Planning@losgatosca.gov>; Erin Walters <EWalters@losgatosca.gov> Subject: Restoration Hardware Project in Los Gatos [EXTERNAL SENDER] Dear Members of the Planning Commission, I’m writing to express my strong support of Restoration Hardware (RH) locating a store and restaurant at 31 University Avenue, Los Gatos. This project is an exciting opportunity to bring new life and energy to the Old Town area. I’ve seen the proposed RH design, and I think it is an elegant interpretation of Los Gatos’ historic charm. The RH project would definitely be a classy and elevating addition to our downtown! I’m convinced that the RH space would draw people to downtown to shop and dine – not only at RH, but also at Los Gatos small businesses and restaurants. The RH location in Palo Alto is very popular, and the prospect of having a similar location in Los Gatos is very exciting to me and to my neighbors. With the large number of new housing units being added in Los Gatos, a large gathering space like the RH project is much-needed. The city of Los Gatos is growing. This is the time to add a sophisticated space like the proposed RH project to attract residents and visitors to the downtown area and bolster the local economy. For these reasons, I strongly encourage you to support the RH proposal at 31 University Avenue. This is a great opportunity to strengthen the heart of our community and ensure that our downtown remains a vibrant, welcoming place for years to come. Sincerely, Carol Custer Page 306 From: Christian Arrieta < Sent: Tuesday, August 19, 2025 4:50 PM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger < Subject: Support for Restoration Hardware at Los Gatos [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: • increasing the economy because of providing jobs and sales tax revenue • great foot traffic and higher profile as a retail, design, and dining destination • provide unique amenities for residents and add to the charm of Los Gatos Thank you, Christian Arrieta FINANCIAL ANALYST Federal Realty 356 Santana Row, Suite 1005 San Jose CA 95128 Page 307 From: David J. Thomas <> Sent: Tuesday, August 19, 2025 5:02 PM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger > Subject: Restoration Hardware- Old Town Los Gatos [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: 1) increasing the economy by providing jobs and sales tax revenue 2) great foot traffic and higher profile as a retail, design, and dining destination 3) provide unique amenities for residents and add to the charm of Los Gatos Thank you for your consideration. David J. Thomas DIRECTOR, LEASING Federal Realty 830 S. Pacific Coast Highway Suite 204 El Segundo CA 90245 Page 308 From: Shiella Kitagawa <> Sent: Tuesday, August 19, 2025 5:04 PM To: Erin Walters <EWalters@losgatosca.gov>; Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov> Cc: Annette Badger <>; CAD Design Studio <> Subject: Support for Restoration Hardware at Los Gatos [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: 1) increasing the economy because of providing jobs and sales tax revenue 2) great foot traffic and higher profile as a retail, design, and dining destination 3) provide unique amenities for residents and add to the charm of Los Gatos Thank you! Shiella Kitagawa SENIOR DIRECTOR, DESIGN Federal Realty 356 Santana Row Suite 1005 San Jose CA 95128 Page 309 From: Soo Yi < Sent: Tuesday, August 19, 2025 5:08 PM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger > Subject: Support for Restoration Hardware at Los Gatos [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: 1) increasing the economy because of providing jobs and sales tax revenue 2) great foot traffic and higher profile as a retail, design, and dining destination 3) provide unique amenities for residents and add to the charm of Los Gatos Thank you, Soo Yi DIRECTOR, DESIGN Federal Realty 356 Santana Row Suite 1005 San Jose CA 95128 Page 310 From: Bob Franz <> Sent: Tuesday, August 19, 2025 5:36 PM To: Erin Walters <EWalters@losgatosca.gov>; Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov> Cc: Annette Badger Subject: RH [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: 1) increasing the economy because of providing jobs and sales tax revenue 2) great foot traffic and higher profile as a retail, design, and dining destination 3) provide unique amenities for residents and add to the charm of Los Gatos Bob Franz VICE PRESIDENT, WEST COAST ACQUISITIONS Federal Realty 6263 N Scottsdale Rd Suite 167 Scottsdale AZ 85250 Page 311 From: Kerry Bruce Sent: Tuesday, August 19, 2025 6:42 PM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov> Subject: Town of Los Gatos - Restoration Hardware [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to the Town of Los Gatos in the following ways: • Increasing the economy by providing jobs and sales tax revenue • Creating higher foot traffic for the Town of Los Gatos and adding to the destination retail and dining • Providing a unique amenity for residents and adding to the charm of Los Gatos Thank you, Kerry Kerry Bruce REGIONAL PROPERTY MANAGER Federal Realty 356 Santana Row Suite 1005 San Jose CA 95128 Page 312 From: Robert Aguirre Sent: Tuesday, August 19, 2025 7:46 PM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Subject: Restoration Hardware Los Gatos Support [EXTERNAL SENDER] Dear Los Gatos Planning Commission- I support RH relocating to University Avenue in Los Gatos and genuinely believe the new gallery and restaurant would be a great addition to the town. RH would bring new jobs and boost the local economy, in addition to drawing more people into Los Gatos, helping other businesses, shops, and restaurants, and increasing overall visibility as a destination for retail and dining. The amenities RH offers would add a unique experience for residents and visitors, aligned with, yet enhancing the character we all love about Los Gatos. Sincerely, Robert Aguirre Page 313 From: Loan Vo Sent: Wednesday, August 20, 2025 7:37 AM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger Subject: Restoration Hardware [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: 1) increasing the economy because of providing jobs and sales tax revenue 2) great foot traffic and higher profile as a retail, design, and dining destination 3) provide unique amenities for residents and add to the charm of Los Gatos Thank you for your consideration. Sincerely, Loan Vo Loan Vo ASSOCIATE ACCOUNTING MANAGER Federal Realty 356 Santana Row Suite 1005 San Jose CA 95128 Page 314 From: Brent Gardner Sent: Wednesday, August 20, 2025 8:23 AM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger <> Subject: Support for Restoration Hardware [EXTERNAL SENDER] I am writing to express my support for Restoration Hardware coming to Los Gatos. While I work for the landlord on this project, I am also a local resident who regularly spends time in Los Gatos and at Restoration Hardware (when afforded the ability to do so), and I believe this would be a tremendous addition to one of the cores of Los Gatos. The presence of Restoration Hardware will bring meaningful benefits to the community by creating new jobs, generating increased sales tax revenue, and strengthening the local economy. It will also help drive greater foot traffic to downtown supporting all businesses, further establishing Los Gatos as a premier retail, design, and dining destination. Beyond the economic and business impact, Restoration Hardware will provide unique amenities and experiences that enhance the quality of life for residents while adding to the character and charm that make Los Gatos so special. I truly believe Restoration Hardware will be an asset to the community and will contribute positively to the vitality of Los Gators for years to come. Sincerely, Brent Brent Gardner VICE PRESIDENT-GENERAL MANAGER, SANTANA ROW Federal Realty 356 Santana Row Suite 1005 San Jose CA 95128 Page 315 From: Annette Badger Sent: Wednesday, August 20, 2025 9:21 AM To: Erin Walters <EWalters@losgatosca.gov>; Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov> Subject: FW: SUPPORT FOR RESTORATION HARDWARE [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: 1) increasing the economy because of providing jobs and sales tax revenue 2) great foot traffic and higher profile as a retail, design, and dining destination 3) provide unique amenities for residents and add to the charm of Los Gatos Annette Badger DIRECTOR, CONSTRUCTION AND TENANT SERVICES Federal Realty 5500 Grossmont Center Dr Suite 213 La Mesa CA 91942 Page 316 From: Kim Davis Sent: Wednesday, August 20, 2025 9:36 AM To: Erin Walters <EWalters@losgatosca.gov> Cc: Sean Mullin <SMullin@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger <>; Amy Bischel >; Robert Aguirre Subject: I Support Restoration Hardware to The Town of Los Gatos, CA [EXTERNAL SENDER] Dear Los Gatos Planning Commission, As a local surrounding resident: I am in support of the anticipation of the arrival of Restoration Hardware coming to The Town of Los Gatos. Restoration Hardware will add value and contribute to the over-all unique charm, with retail shopping and dining experiences, in which The Town of Los Gatos is known for offering to the Local community, Monterey County, Silicon Valley, San Francisco Bay Area and outside visitors, for the reasons outlined below: 1) Increase the local economy with jobs, which will increase sales tax and revenue for The Town of Los Gatos. 2) Contribute to the high-profile foot traffic for the retail design, due to each Restoration Hardware location providing a unique, aesthetic and ambiance amenities with high standards to add high value to any community. 3) Each Restoration Hardware will contribute to the local shopping and dining experience by offering each location with a custom distinctive one-of-a-kind showroom and dining experience, to add value to the local community, Silicon Valley, San Francisco Bay Area residents, and outside visitors, by offering high- standard ambiance amenities, and charm in which The Town of Los Gatos has earned its reputation as a desirable town for business owners, residents, and visitors. In closing, I welcome and believe Restoration Hardware will be a wonderful asset to add continued value to The Town of Los Gatos and the surrounding communities. Page 317 Page 318 From: Jackson Chacon < Sent: Wednesday, August 20, 2025 9:43 AM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov> Subject: Support for Restoration Hardware [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: 1) increasing the economy because of providing jobs and sales tax revenue 2) great foot traffic and higher profile as a retail, design, and dining destination 3) provide unique amenities for residents and add to the charm of Los Gatos Jackson Chacon OPERATIONS COORDINATOR Federal Realty 5500 Grossmont Center Dr Suite 213 La Mesa CA 91942 Page 319 From: Jesus Alvarez Sent: Wednesday, August 20, 2025 10:15 AM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger Subject: Support for RH [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: 1) increasing the economy because of providing jobs and sales tax revenue 2) great foot traffic and higher profile as a retail, design, and dining destination 3) provide unique amenities for residents and add to the charm of Los Gatos Jesus Alvarez OPERATIONS COORDINATOR Federal Realty 830 S. Pacific Coast Hwy. Suite 204 El Segundo CA 90245 Page 320 Page 321 From: Smithjulieanne Sent: Wednesday, August 20, 2025 12:56 PM To: Planning <Planning@losgatosca.gov>; Erin Walters <EWalters@losgatosca.gov> Subject: Support for Restoration Hardware project [EXTERNAL SENDER] Dear Members of the Planning Commission and Town Council, I am writing to share my strong support for the Restoration Hardware (RH) proposal at 31 University Avenue. This project represents a unique opportunity to bring new life, energy, and investment into Old Town Los Gatos. RH’s elegant design respects the area’s historic character while adding vitality and a sense of destination. Their presence will not only draw residents and visitors downtown, but also create meaningful spillover for surrounding small businesses. Many locals already shop at RH in Palo Alto, and having one here would give our community a vibrant, high-quality gathering place. After years of economic challenges, it is encouraging to see a respected brand choose to invest in Los Gatos. Approving this project will help ensure our downtown remains welcoming, dynamic, and a source of pride for residents and visitors alike. For these reasons, I urge you to approve the RH proposal at 31 University Avenue. Regards, Julie Smith Page 322 From: Lee Ann Wade Sent: Wednesday, August 20, 2025 3:26 PM To: Planning <Planning@losgatosca.gov>; Erin Walters <EWalters@losgatosca.gov> Subject: Restoration Hardware Proposal [EXTERNAL SENDER] I'm writing to voice my strong support for the proposed Restoration Hardware store and restaurant at 31 University Ave. RH’s sophisticated design will inject new life and energy into our downtown. This project will draw more visitors to Old Town and create a synergy that will also benefit the many small businesses in the area. Given the current economic climate, this is a much-needed investment in our community’s future. I urge you to approve this project and help create a more vibrant and welcoming downtown for Los Gatos. Thank you, Lee Ann Wade Resident Los Gatos 27 years Page 323 From: Kyle Buck Sent: Wednesday, August 20, 2025 3:31 PM To: Erin Walters <EWalters@losgatosca.gov> Cc: ; Sean Mullin <SMullin@losgatosca.gov>; Monica Renn <mrenn@losgatosca.gov> Subject: RH Los Gatos [EXTERNAL SENDER] To Whom it May Concern - I am writing to express my support for the proposed addition of a new RH in the town of Los Gatos. As a resident in the neighboring community and employee at a large tech company in town I am invested in the growth and character of our community. I believe this project represents a unique opportunity to enhance the economic vitality, cultural appeal, and architectural charm of our town. Bringing RH to Los Gatos would elevate our local profile, offering a high-end yet approachable gathering place for both residents and visitors. I regularly host international visitors from my team at the Palo Alto RH restaurant, and would appreciate the opportunity to do so in our town. From an economic standpoint, the project would generate new jobs, increase tax revenue, and drive more foot traffic to the small businesses in town. The restaurant component would add to Los Gatos’ vibrant culinary scene, providing a sophisticated dining experience that complements our town’s upscale and creative spirit. Thank you for considering this exciting opportunity. I strongly encourage the Town Council to support the development of the RH store and restaurant in Los Gatos and to view it as a positive step forward in our town’s continued evolution. Sincerely, Kyle Buck Page 324 From: Lora Vrastil Sent: Wednesday, August 20, 2025 3:58 PM To: Erin Walters <EWalters@losgatosca.gov>; Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov> Subject: Restoration Hardware [EXTERNAL SENDER] Dear Los Gatos Planning Commission I'm very excited about Restoration Hardware coming to Los Gatos and hope you will support them. It's a fantastic retail and dining destination for the residents of Los Gatos! Lora Page 325 From: Aaron Nelson Sent: Wednesday, August 20, 2025 4:39 PM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov> Subject: Support for Restoration Hardware [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. It’s a great store and will help boost the economy and flll the now empty space on University Ave. , will bring jobs and better atmosphere to that corner of the town. Thank you Sent from my iPhone Aaron Nelson MAINTENANCE TECHNICIAN Federal Realty 356 Santana Row Suite 1005 San Jose CA 95128 Page 326 From: Anthony Perez Sent: Wednesday, August 20, 2025 4:47 PM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger Subject: Restoration Hardware [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: 1) increasing the economy because of providing jobs and sales tax revenue 2) great foot traffic and higher proflle as a retail, design, and dining destination 3) provide unique amenities for residents and add to the charm of Los Gatos Anthony Perez SENIOR MANAGER OF OPERATIONS Federal Realty 356 Santana Row Suite 1005 San Jose CA 95128 Page 327 From: Jeff Kreshek Sent: Wednesday, August 20, 2025 4:51 PM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger Subject: Restoration Hardware - Los Gatos [EXTERNAL SENDER] Dear Commissioner Walters, I am writing this email in enthusiastic support of the new RH store at Old Town Center in Los Gatos. As the Western Region President for Federal Realty, I have been intimately involved in this asset for the past flfteen years. I have worked closely with various stakeholders throughout the Los Gatos to deliver a high quality project that we can all be proud of. In RH you have an existing tenant that sees the value of a community such as Los Gatos, but also realizes that the customer they serve deserves their very best presentation. RH (and Federal Realty) wants to put their best foot forward and wants to offer their guests the best experience possible. Frankly, this is something that the residents of Los Gatos deserve. As for Federal Realty’s position in this matter, as the Landlord, we have expended tremendous effort to try to elevate Los Gatos to a project we could say represents a quality offering, without compromising the integrity of the community or the project. From Teleferic, a new local favorite, to Blue Bottle or RH, we have been surgical and strategic in the type of tenancy we have pursued, and who we have transacted with. The decision to pursue the new RH concept for Los Gatos is consistent with all of our prior efforts, and a benchmark for our future efforts to keep Old Town Center, and Downtown Los Gatos vibrant. I would be happy to answer any questions, but strongly encourage you to approve the RH Planning Commission Application. Jeff Kreshek SVP, WESTERN REGION PRESIDENT & CHIEF OPERATING OFFICER Federal Realty 830 S Paciflc Coast Hwy Suite 204 El Segundo CA 90245 Page 328 From: Hashem Karoum Sent: Thursday, August 21, 2025 9:25 AM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger Subject: SUPPORT FOR RESTORATION HARDWARE!!! [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Los Gatos. Restoration Hardware will undoubtedly contribute positively to Los Gatos by: 1) increasing the economy because of providing jobs and sales tax revenue 2) great foot traffic and higher profile as a retail, design, and dining destination 3) provide unique amenities for residents and add to the charm of Los Gatos Hashem Karoum DIRECTOR, DIVISIONAL COUNSEL Federal Realty 830 S. Pacific Coast Highway Suite 204 El Segundo CA 90245 Page 329 From: Melanie Novack Piziali Sent: Thursday, August 21, 2025 9:36 AM To: Erin Walters <EWalters@losgatosca.gov> Subject: RH Restaurant Support [EXTERNAL SENDER] Dear Erin, I am an engaged member of our Los Gatos community and I am writing to express my enthusiastic support for Restoration Hardware developing a store and restaurant at 31 University Ave. RH’s elegant design would bring fresh energy and vitality to Old Town attracting visitors downtown and also supporting nearby small businesses. In our current economic uncertainty, this is exactly the kind of investment our community needs. Please approve this project so Los Gatos can have an even more vibrant & welcoming downtown. Thank you for your time, Melanie Piziali Los Gatos 95030 Page 330 From: Jennifer Appleton Sent: Thursday, August 21, 2025 9:46 AM To: Planning <Planning@losgatosca.gov>; Erin Walters <EWalters@losgatosca.gov> Subject: Support for Restoration Hardware Development at 31 University Ave [EXTERNAL SENDER] Dear Commissioner Walters, I am writing to voice my strong support for the proposed Restoration Hardware store and restaurant at 31 University Avenue. RH’s elegant design and elevated concept would bring new life and energy to Old Town, creating a destination that attracts both residents and visitors to our downtown. This project will not only enhance the character of Los Gatos but also provide a meaningful boost to nearby small businesses through increased foot traffic and economic activity. Especially during times of economic uncertainty, thoughtful investment like this helps strengthen our community and ensures our downtown remains vibrant and welcoming. I encourage you to approve this project so Los Gatos can continue to thrive with a downtown that refiects both our history and our future. Sincerely, Jennifer Appleton Page 331 From: Christian Irwin Sent: Thursday, August 21, 2025 10:11 AM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; smullins@losgatosca.gov; Annette Badger Subject: Support of RH project in Town of Los Gatos [EXTERNAL SENDER] Hi Erin, I’m reaching out to voice my support for the proposed RH project in the Town of Los Gatos. I head up leasing for the Western Region at Federal Realty and have been intimately involved in our efforts to attract high quality retailers and enhance the vibrancy of our property, Old Town Los Gatos. We have been working to improve Old Town for years by bringing several impactful retailers and food & beverage operators including Teleferic Barcelona, Sephora, Salt & Straw, Blue Bottle, and Warby Parker to name a few. Each of these decisions were made with a keen eye on adding retailers that would not only resonate with the local customer, but also be a valuable addition to the Los Gatos community. I strongly feel that adding RH Galleria with a food and beverage component aligns with our efforts to date and will be additive to the Los Gatos commercial landscape. It should increase retail foot traffic and sales in the commercial district while generating jobs and meaningful sales tax revenue for the town. Their elevated design aesthetic will enhance the charm of Los Gatos and we expect the gallery to be a regional attraction, drawing new customers to Los Gatos from outside the community. I plan on attending the Planning Commission hearing on August 27th but wanted to reach out in advance to voice my support and share my perspective. Thank you Christian Irwin VICE PRESIDENT, WEST COAST LEASING Federal Realty 830 S. Paciflc Coast Highway Suite 204 El Segundo CA 90245 Page 332 From: Collette Navarrette Sent: Thursday, August 21, 2025 10:30 AM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Annette Badger Subject: SUPPORT FOR RESTORATION HARDWARE!!! [EXTERNAL SENDER] Dear Los Gatos Planning Commission, I am in support of Restoration Hardware coming to Old Town, Los Gatos. I am a shopper and diner that loves to visit Los Gatos. I live in Campbell, just a few miles away and I frequently visit the town of Los Gatos to shop, stroll and eat. RH will add to the charm of Los Gatos as a whole and provide a unique shopping experience for residents and shoppers in the area. RH also has beautiful stores that engage with their customers through food and wine, adding to the vibrancy of the Los Gatos community. I believe RH will be a valuable asset to the town of Los Gatos, improving the vibrancy of Los Gatos as a whole and contributing positively to the local economy. Collette Navarrette Collette Navarrette SENIOR DIRECTOR, MARKETING Federal Realty 356 Santana Row Suite 1005 San Jose CA 95128 Page 333 From: Zach Gaon Sent: Thursday, August 21, 2025 11:27 AM To: Erin Walters <EWalters@losgatosca.gov> Cc: Monica Renn <mrenn@losgatosca.gov>; Sean Mullin <SMullin@losgatosca.gov>; Subject: Restoration Hardware - Los Gatos [EXTERNAL SENDER] Los Gatos Planning Commission, I wanted to reach out to voice my support for Restoration Hardware coming to Los Gatos. Aside from the substantial sales tax revenue they will generate for the city, their brand embodies the charm of Los Gatos and they would be a huge beneflt to the retail environment on University Ave. Their flrst-class buildout and store design would be a great addition to this pocket and I strongly believe they will serve as an anchor to draw more traffic into Los Gatos. I appreciate the consideration. Best, Zach Gaon Page 334 Page 335 May 16, 2025 Town of Los Gatos 110 East Main Street Los Gatos, CA 95030 Dear Mayor and Los Gatos Town Council Members: On behalf of the Board of Directors of the Los Gatos Chamber of Commerce, I respectfully submit our robust support for the Restoration Hardware Gallery & Restaurant Project as currently proposed. We believe this project will bring lasting economic, branding, and placemaking benefits to Los Gatos—aligning with the Chamber’s commitment to responsible growth and a vibrant, prosperous business community. First and foremost, this project is expected to deliver meaningful economic impact. Restoration Hardware Restaurants, on average, generate over $10 million in annual revenue, translating to a significant and sustained source of sales tax revenue for the Town of Los Gatos. The Gallery & Restaurant will also draw increased foot traffic downtown, directly benefiting surrounding shops, restaurants, and service providers. In addition, the project will create new retail and hospitality jobs, expanding employment opportunities within our community. Beyond these direct financial benefits, the presence of a high-profile, flagship Restoration Hardware will elevate the Los Gatos brand as a premier retail and lifestyle destination in Silicon Valley and the Bay Area. It will attract a design-conscious and food-oriented customer base—visitors who are likely to explore all that Los Gatos has to offer. The project’s synergy with nearby design and lifestyle businesses reinforces our growing reputation as a hub for home, décor, and luxury experiences. Equally important, this highly visible site revitalizes a long-underutilized corner of Old Town that has remained dormant since The Gap’s departure. We also believe the provisions of the Planned Development approval from 25 years ago—particularly those requiring the building to appear as three separate facades—are now outdated. We support the proposed modification to unify the exterior design, as it better reflects the needs of a single, high-quality tenant and enhances architectural cohesion while Page 336 remaining consistent with our town’s historic charm. The project will transform the site into an engaging retail and dining anchor. We believe the architectural design is elegant, welcoming, and well-aligned with the distinctive aesthetic and high standards of downtown Los Gatos. In summary, the Restoration Hardware Gallery & Restaurant Project is a rare opportunity to bring lasting value to Los Gatos. It activates underused space, supports surrounding businesses, strengthens our identity as a design-forward town, and contributes to the long-term health of our downtown economy. For these reasons, we urge the Town Council to approve this project. Sincerely, Jennifer Lin Chief Executive Officer On behalf of the Board of Directors Los Gatos Chamber of Commerce Page 337 August 21, 2025 Town of Los Gatos 110 East Main Street Los Gatos, CA 95030 RE: Support – Restoration Hardware Gallery & Restaurant at Old Town Dear Town of Los Gatos: The Los Gatos Chamber of Commerce is pleased to share that the following Los Gatos businesses support the proposed Restoration Hardware Gallery & Restaurant at 31 University Avenue. We believe this project will: strengthen the Town’s tax base; increase downtown foot traffic and cross-shopping for nearby businesses; and enhance Los Gatos’ appeal for residents and visitors. We respectfully urge approval of the project and associated Planned Development (PD) amendment. Thank you for your consideration and for your service to our community. Sincerely, The Los Gatos Chamber of Commerce US Bank Los Gatos Franco Masoma Bespoke Clothing Loma Brewing Company Lavish, an Experience Company Time Out Clothing Darling Fischer/ Los Gatos Memorial Park Automobuild Kismet Boutique Pennant Properties Ethos Low Waste Living Page 338 Roxy Realty | Christie’s Sereno Breaking Dawn/First Born Restaurant Black Cat Hats Von Kaenel Group Real Estate Group Talbots Los Gatos Farwell Properties French Lessons Anthropologie Los Gatos Rootstock Los Gatos Parkside Restaurant Page 339 From: Deborah Weinstein Sent: Thursday, August 21, 2025 9:40 PM To: Planning <Planning@losgatosca.gov> Cc: Erin Walters <EWalters@losgatosca.gov> Subject: Please approve Restoration Hardware's application [EXTERNAL SENDER] Dear Members of the Planning Commission, I am writing to share my enthusiastic support for Restoration Hardware (RH) locating a store and restaurant at 31 University Avenue. I have lived in Downtown Los Gatos for 19 years now and seen many businesses come and go. Unfortunately, Old Town has had its issues in those 19 years. When we flrst moved here the bookstore and the California Cafe were very large spaces that took up most of Old Town. After the bookstore left, it was divided into smaller spaces, and it's had a lot of transition. It is flnally getting some traction with Teleferic, but the Gap space has been vacant for many years now. The RH project is a great opportunity for that block facing Old Town. That vacancy at that corner, starting with GAP and then Steamers, I believe, has led other long term 20 year businesses to move (Romantiques - thankfully staying in Los Gatos, just a new location on Santa Cruz). Downtown is at its best when it feels vibrant and welcoming, and I believe RH’s presence would help create that environment. Their proposed design is an elegant take on the area’s historic charm, making it a natural and attractive addition to our Town. What excites me most is the sense of vitality this project could bring. RH will draw people downtown—not just to shop and dine at their location, but also to explore and support nearby small businesses. Many Los Gatos residents already shop at RH in Palo Alto, and the idea of having one here has sparked real enthusiasm among residents who want to see our downtown thrive. After several years of economic uncertainty, it is encouraging to see a respected brand choosing to invest in our Town. It speaks to the strength of our community and the potential of our downtown. I believe this project would be a source of pride and a gathering place for residents, families, and visitors alike. For these reasons, I urge you to support the RH proposal at 31 University Avenue. This is a wonderful opportunity to strengthen the heart of our community and ensure our downtown remains a lively, welcoming place for years to come. Being a downtown resident, I welcome RH and believe it is a natural flt for our town. Sincerely, Deborah Weinstein 19 year Resident, Prior Commissioner on General Plan Update Committee Prior Executive Director, Los Gatos Education Foundation Prior Board Member, Wildcat Foundation Prior Steering Committee Member, Los Gatos Library Page 340 From: Maria Gerst Sent: Friday, August 22, 2025 8:58 AM To: Planning <Planning@losgatosca.gov>; Erin Walters <EWalters@losgatosca.gov> Subject: Support for Restoration Hardware store and restaurant [EXTERNAL SENDER] Dear Members of the Planning Commission, I am writing to share my support for Restoration Hardware (RH) locating a store and restaurant at 31 University Avenue. I believe this project will bring new life and energy to the Old Town area. Their proposed design is an elegant and charming take on our historic design, making their presence a beautiful addition. As a person who frequents Old Town, I feel RH is poised to attract visitors to the area, not only for shopping and dining at their establishment but also to encourage exploration and patronage of nearby small businesses. Many residents of Los Gatos, myself included, already frequent RH in Palo Alto, and the prospect of having a location here has generated significant excitement among people I know. I urge you to support the RH proposal at 31 University Avenue. This is a wonderful opportunity further beautify our downtown and ensure it remains a lively and welcoming place for years to come. Sincerely, Maria Gerst Page 341 This Page Intentionally Left Blank Page 342