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2011060610 - Attachment 07 - 16005 Los Gatos BoulevardTOWN OF LOS GATOS PLANNING COMMISSION STAFF REPORT Meeting Date: January 12, 2011 PREPARED BY: Heather Bradley, Contract Planner hbradleyylosgatosca.gov APPLICATION NO.: LOCATION: APPLICANT: PROPERTY OWNER: APPLICATION SUMMARY: RECOMMENDATION: PROJECT DATA: Planned Development PD-07-145 Negative Declaration ND-07-148 ITEM NO: 1 16005 Los Gatos Boulevard. (Located on the northwest corner of Los Gatos Boulevard and Blossom Hill Road) Kenneth Rodrigues and Partners CHL Ventures, LP Requesting approval to change the zone from CH to CH:PD to demolish the existing buildings and construct a mixed use development consisting of retail commercial space, senior apartments, and single-family residences. No significant environmental impacts have been identified as a result of this project and a Mitigated Negative Declaration is recommended. APNs 529-16-025 & 053. 1. Forward a recommendation to Town Council for approval of the Mitigated Negative Declaration (MND) and Mitigation Monitoring Program (MMP). 2. Forward a recommendation to Town Council for soft denial of the proposed Planned Development (PD) application. General Plan Designation: Zoning Designation: Applicable Plans & Standards: Parcel Size: Surrounding Area: Mixed Use Commercial Restricted Highway Commercial (CH) General Plan, Commercial Design Guidelines, and Los Gatos Boulevard Plan 4.4 acres Existing Land Use General Plan Zoning North Office & Single Family Residential Mixed Use Commercial & Low Density Residential _ 0 & R-1:8 East Commercial Mixed Use Commercial C-1 South Commercial Mixed Use Commercial CH West Multi -Family Medium Density Residential RM5:12 Attachment 7 -Planning -Commission Staff Report - Page 2 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 CEQA: It has been determined that this project will not have a significant impact on the environment and a MND is recommended. FINDINGS: • The Planning Commission must make e a finding that the zone change is consistent with the General Plan, Los Gatos Boulevard Plan, and Commercial Design Guidelines if their recommendation is for approval. • As required by the Town's Traffic Policy for community benefit. ■ As required by the Town's Traffic Impact Policy.. ACTION: 1. Forward a recommendation to the Town Council for action on the MND and MMP. EXHIBITS: 2. Forward a recommendation to the Town Council for action on the proposed zone change (PD application) 1. Location Map 2. Required Findings and Considerations (for approval, 2 pages) 3. General Plan, Boulevard Plan,' 8& Commercial Design Guidelines Consistency Matrix (9 pages) 4. Excerpt from Planning Commission Study Session minutes for the meeting of October 22, 2008 (7 pages) 5. Letter of Justification from the applicant. (8 pages) 6. Excerpt from CDAC minutes for the meetings of November 8, 2006 (3 pages): 7. Excerpt from CDAC minutes for the meetings of September. 13, 2006 (3 pages). :. 8. Peer. review from Consulting Architect, dated September 30, 2010 (5 pages). 9. Peer review from Consulting Architect, dated December 21, 2009 (11 pages). 10. Tree Inventory and Review from Consulting Arborist, dated October 11, 2010 (26 pages), 11. Letter from Los Gatos Union School District. 12. Mitigated Negative Declaration, (previously received on December 10, 2010, under separate cover) 13. Mitigation Monitoring Plan (7 pages) 14. Green -Point -Rated Checklist (6 pages) and LEED Checklist (4 pages) 15. Draft Planned Development Ordinance (26 pages) (including zone change map with Development Plans, received August 19, 2010) Planning Commission Staff Report - Page 3 -- 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 BACKGROUND: The existing 4.4 acre site is located on the northwest corner of the intersection of Los Gatos Boulevard and Blossom Hill Road. The site was previously occupied by Swanson Ford. Akeena Solar recently occupied the buildings but has relocated in anticipation of redevelopment of the site. On October 22, 2008, the Planning Commission held a Study Session to discuss the applicant's proposal -for -a project with- 13;000-square feet of retail space, 64 condominfi ins and 26 townhouse units. The Planning Commission expressed the following comments at the Study Session (Exhibit 4): • No buildings should be three stories in height • Traffic and circulation are a concern, no parking should occur off -site • Generally favor densities of 5-12 units per acre, proposal is too dense • Sufficient parking should be provided for retail and residential, not shared parking • Impacts on the School District are a concern • Retail component is important and should be neighborhood serving, in general the project should provide more retail • Residential uses above retail is generally supported • Project should provide plenty of open space, gathering areas, and be pedestrian friendly • The transition from housing to retail areas is important • Existing neighbors should have easy access to the retail development • Generally not in favor of large "big -box" retail users Following the Study Session, the applicant worked with staff to revise their proposal to address Commission and neighborhood input. In June of 2009 the applicants submitted an application for 50 single family homes with 17,500 square feet of commercial/retail space and 10 senior apartments. This plan was later revised to include 47 single family homes with 17,000 square feet of commercial/retail space and 10 senior apartments. Staff worked with the applicant over the next year, and had a Traffic impact Analysis prepared for the project. Staff continued to have concerns with the project's'consistency with the General Plan and Boulevard Plan due primarily to the limited amount of commercial space proposed and lack of transition between the residential and commercial portions of the project. In August of 2010 the applicants submitted the current proposal which `includes a larger retail component of 23,267 square feet with 29 single family residences and 6 senior below market price (BMP) apartments. Planning Commission Staff Report - Page 4 • 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 PROJECT DESCRIPTION: A. Project Summary The applicant is requesting approval of the following: • A zone change from CH to CH:PD; • Construction of 23,267 square feet of commercial retail space divided between two buildings of 9,051 and 14,216 square feet with six second floor senior BMP apartments (totaling 8,628 square feet) and 29 detached single family residences. B. Location and Surrounding Neighborhood The existing site is located on the northwest comer of .the intersection of Los Gatos Boulevard and Blossom Hill Road. The site, has frontage on Los Gatos Boulevard, Blossom Hill Road and Placer Oaks Road. Abutting properties with frontage on Blossom Hill and Placer Oaks Roads are developed with multi -family residential uses. The properties across Placer Oaks Road to the north include a 2 '/Z story office building fronting Los Gatos Boulevard and single family residences. The property across Blossom Hill Road to the south is developed with a multi -tenant commercial building (Pavilion shopping center). Across Los Gatos Boulevard is the Cornerstone shopping center. There are a variety of architectural styles and a mix of one to two and a half story structures surrounding the site. C. Planned Development Application A Planned Development (PD) application has... -been filed because the General Plan encourages projects on sites larger than 40,000 square .feet to be a proeessed6as a. PD application. In addition, the Town Council indicated that a change of land use from an auto dealer to another use may go through the PD process (General Plana Policy CD-17.4). The purpose of a PD overlay zone is to provide for alternative uses and developments more consistent with site characteristics than are allowed in other zones, to create optimum quantity and use of open space, and to encourage good design. A PD is required to include only .conceptual development plans. However, detailed: architectural plans have been provided as part of this PD application for both the commercial buildings and single family residences. The applicant has presented detailed plans to demonstrate excellence in architecture and the quality of the project being proposed. Consequently, the Planning Commission should offer any comments about the architecture of the proposed commercial buildings and single family residences. The Planning Commission's recommendation on the PD and comments on the architecture for the future Architecture and Site applications, will be forwarded to the Town Council for final action. Staff has prepared a Draft PD Ordinance for review, if the project is approved. The Draft PD Ordinance indicates that the DRC would Planning Commission Staff Report - Page 5 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 approve the future subdivision application and that the Planning Commission would approve the future Architecture and Site applications for the project if the PD is approved. ANALYSIS: A. Density The proposed residential density for the detached single family portion of the site (2.38 acres) is 12 dwelling units per acre (du/ac). The proposed residential density of the project excluding senior BMP -apartments (multi=family) for the -entire - site (4,43 acres) is approximately 6.5 du/ac (BMP units are not counted towards density). Comparatively; the adjacent multi -family residential developments to the west of the project site have densities ranging from 18.4 du/ac for the condo development to 20 du/ac for the apartment complex. The density of the single family neighborhood to the north of the project site is approximately 5 dwelling units per acre. Staff is concerned that a single family development which serves as a transitional use between proposed commercial and existing multi -family uses would not be compatible with the neighborhood or appropriate for the location which is a mixed use commercial/multi-family. B. Mass and Scale! Building Placement The Commercial Design Guidelines (CDG) and the Los Gatos Boulevard Plan (LGBP) are both applicable to this site. These documents provide direction for development and improvements along Los Gatos Boulevard relating to mass and scale and building placement. The documents provide the following general direction: • Locate buildings adjacent to the street (so that buildings, not parking lots, are seen along Los Gatos Boulevard) and locate parking in the rear. • Stagger buildings along the Los Gatos Boulevard frontage to avoid a tunnel effect. • Articulate facades to minimize building mass. • Frame rather than block scenic views. • Views to the surrounding hills should be maintained, especially at signalized intersections. The Commercial Design Guidelines provide these specific design principles: • Los Gatos Boulevard setbacks should be substantially landscaped. • Automobile .entries to projects and individual buildings shall be given special treatment with paving and landscaping. • All projects shall have a clear and direct walkway between fronting streets and one or more of the primary building entries. • Parking lots should be located behind or to the side of buildings facing Los Gatos Boulevard whenever possible. Planning Commission Staff Report Page 6 _ 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 • Parking lots shall be heavily landscaped. • Projects located on corner parcels at signalized intersections should incorporate major design features on the intersection corner. • Projects backing up to residential neighborhoods should be sensitive to their potential impacts on the residents. • Integrate the design of all buildings in larger projects • Design buildings to relate to the unique qualities of Los Gatos. • Provide well defined project and building entries, • Relate architectural focal point elements to pedestrian scale rather than automobile scale • Design all projects with a strong commitment to human scale. • Select colors to be compatible with otherprojects along the Boulevard. Given these policies, proposed projects fronting Los Gatos Boulevard must carefully balance the requirement to locate buildings adjacent to the street with the necessity to be compatible with the surrounding area, to minimize the mass and scale of structures, and to protect views of the hillsides to the maximum extent possible. Staff believes that the commercial portion of the project is well designed with the exception of the building at the comer of Los Gatos Boulevard and Blossom Hill Road. Staff believes this building could be designed as a two- story structure, with the second floor stepped back, to provide additional commercial square footage for the project and visual enhancement of this gateway comer while still preserving the majority of the views of the hillsides (refer to Exhibit 3, page 1 of 9, 2010 General Plan Policy LU-1.4 and page 6 of 9 2010 General Plan Goal CD-8). The Town's consulting architect has commented that the commercial buildings are "well designed : With visual' interest, a mix'. of nch Material,appropriate details; and deep-set windows suitableto the architectural style " .C. Open Space The project proposes outdoor, seating areas within the commercial development, private rear yards and front porches provide residential open space while a 1,000 square foot seating area is the only public open space within the single family development. Staff recommends more private and public open space and additional landscape buffers which would improve the transition between the proposed uses on the site and the neighboring residential uses to the west (refer to Exhibit 3, page 2 of 9, 2010 General Plan Policy LU-6.3). Staff further recommends stronger pedestrian connections between the residential and commercial portions of the development for the benefit of the single family and, senior residents. Within a traditional mixed -use development, private open space is expected to be more limited while public open space is expected to be more generous. However, 'virtually no public open space is proposed within the single family residential portion of the project Planning Commission Staff Report - Page 7 - 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 except a 1,000 square foot seating area located adjacent to a guest parking area near the south-western corner of the site (refer to Exhibit 3, page 5 of 9, 2010 General Plan Policies OSP-6.1, 6.5 & 6.8). If the single family residential portion of the project were designed as a multi -family project, additional open space amenities could be provided (refer to Exhibit 3, page 2 of 9, 2000 General Plan Policy L.P-1.6). D. Neighborhood Compatibility Staff has provided the following information regarding commercial parcels in the immediate area for the Commission's consideration of neighborhood compatibility ._of.:the __commercial portion of the project: --::: ;•;; ;;..: : __dress;•. ='r ::.'.:- ':• - =..:$u idirig'.- Lot:=:Size :: Stories:: :FAk*•:: 16000 Los Gatos Boulevard (Cornerstone center) 60,634 sq ft (combined) 4.63 acres 1 .30 16100 Los Gatos Boulevard (Kings Court center) 96,325 sq ft (combined) 7.83 acres 1 .28 750 Blossom Hill Road 72,069 sq ft 6.78 acres 1 .24 700 Blossom Hill Road 1,836 sq ft .47 acres 1 .08 Existing Development at Project Site 28,644 sq ft 4.4 acres 1 .15 624 Blossom Hill Road (Pavilion center) 23,912 sq ft (combined) 1.92 acres 1 .29 15951 Los Gatos Boulevard 19,200 sq ft 1.35 acres 2 .32 Project 23,267 sq ft 2.0 acres . 2 .26 FAR is based on Iot size and building size from Metroscan. The proposed project FAR would be compatible with projects in the vicinity, though slightly less than other commercial centers at this intersection which are .30 for the Cornerstone center, .28 for the Kings Court center and .29 for the Pavilion center. An FAR of .30 would bring the floor area closer to 27,000 square feet for the two acres of the site proposed for commercial development. When FAR is calculated for the entire site, the FAR drops to .12. The site could sustain approximately 58,000 square feet of commercial development if the entire site were developed with commercial uses at an FAR of .30. Staff believes that more land should be devoted to commercial development to provide a meaningful level of income and employment opportunities for the Town as well as goods and services (refer to Exhibit 3, page 8 of 9 2010 General Plan Goals LU-G.1 & G.2). Planning Commission Staff Report - Page & 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 Staff has provided the following information regarding residential parcels in the immediate area for the Commission's consideration of neighborhood compatibility of the single family residential portion of the project: )04.;. i''.::!;: House Garage .'f.')..a4::..;;i:.:i10iisio'f.. $4i4V::14:.!. 16897 Placer Oaks Rd 1,199 sq ft 580 sq ft 10,773 sq ft 1 .11 16785 Placer Oaks Rd 952 sq ft 336 sq ft 14,308 sq ft 1 .06 16849 Placer Oaks Rd 1,546 sq ft 480 sq ft 11,356 sq ft 1 .14 16861 Placer Oaks Rd 2,010 sq ft ; -280 sq ft lli,326 sq ft 12;;;:'- - ,17 16873 Placer Oaks Rd 1,670 sq ft 485 sq ft 10,880 sq ft 1 .15 16885 Placer Oaks Rd 2,577 sq ft 492 sq ft 12,960 sq ft 1 .20 16837 Placer Oaks Rd 1,734 sq ft 440 sq ft 8,777 sq ft 1 .20 16791 Placer Oaks Rd 1,826 sq ft 600 sq ft 8,712 sq ft 1 .20 16795 Placer Oaks Rd 3,192 sq ft 527 sq ft 10,454 sq ft 2 .30 100 Oak Rim Way1 25,248 sq ft 0 sq ft 50,094 sq ft 1 .5 16970 Placer Oaks Rd 2,235 sq ft 492sqft 6,300 sq ft 1 .35 16960. Placer Oaks Rd 1,221.sq.ft ;;:1492 sq ft; 6,020 sq ft- ; ,;;- 1;-;,,, ''''-:20 16950 Placer Oaks Rd 1,221 sq ft 492 sq ft 6,020 sq ft 1 .20 16900 Placer Oaks Rd 1,221 sq ft 492 sq ft 6,020 sq ft 1 .20 16890 Placer Oaks Rd 2,062 sq ft 492 sq ft 6,020 sq ft 1 .34 16880 Placer Oaks Rd 1,221 sq ft 492 sq ft 6,020 sq ft 1 .20 16870 Placer Oaks Rd.. 1,221 sq ft .492 sq ft. 6,860 sq ft 1 .18 120 Oak Rim Way' 1,040 sq ft 180 sq ft 672 sq ft 2 1.54 Project2 2,151 sq ft 445 sq ft 2,368 sq ft .90 Multi Family structures 2Average house and lot size within the proposed development Planning Commission Staff Report - Page 9 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 The proposed FAR would be compatible with multi -family developments in the immediate neighborhood, but not with single family residences in the immediate neighborhood. Staff is concerned that the project is designed at a multi -family density without providing the open space amenities typical of multi -family developments. Staff is also concerned that the location of the property, adjacent to two busy streets, does not provide a quiet or protected environment typically associated with single family development. Additionally, staff is concerned that a single family residential development on this site could set a precedent for future development proposals on other key commercial sites on this mixed use portion of the Boulevard (refer to Exhibit 3, page 6 of 9 2010 General Plan Goal CD-8). E. Zoning Compliance Exception Requests The applicant can request exceptions to Town Code requirements of the underlying zone through approval of a PD application, but justification must be provided for those aspects of the project that do not comply with the code and the deciding body must find merit with the exceptions. The proposal (Development Plans, Exhibit 15) complies with the requirements of the CH zone with the following exceptions. Should the Commission decide the requested exceptions are not appropriate then performance standards, for revisions to the proposed project, may be included in the recommendation to Town Council, a. The proposed residential development has reduced setbacks including: front yard setbacks of 8 feet where 15 feet would be required, and rear yards of 11 feet where 20 feet would be required (for properties in the CH zone abutting residential the rear setback is 20 feet plus one foot of setback for each foot of height over 20 feet however this is typically only 'required of new ccrnmercial development adjacent to residential development).Staff believes the residential setback exceptions are not appropriate for the following reasons: • The proposed houses fronting Blossom Hill Road and Placer Oaks would be as close as eight feet from the property line and sidewalk, and would not be consistent with the 15 foot setbacks of neighboring properties, which is the minimum zoning code standard, and would provide only limited front yards; • The proposed setback is inadequate to provide a strong landscape edge adjacent to the street frontage. • Vehicle and pedestrian traffic noise from Blossom Hill Road would impact future residents. • The lack of common open space provided in the proposed subdivision would not be consistent with PD policy of creating quality open space. • The alignment of the lots at an angle to the street is not consistent with other single family residential development (refer to Exhibit 9). Planning Commission Staff Report Page 1 0 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 b. Proposed commercial tenants are unknown at this time, however for parking analysis purposes, staffhas assumed the commercial development would consist of a 5,120 square foot/132-seat high turnover restaurant with the remaining 18,147 square feet dedicated to retail uses. Based on these assumptions, the total parking spaces ,required would be 189 spaces where 185 spaces are provided, Staff believes the parking exception is appropriate for the following reasons: • Parking within a mixed use project is expected to be alternated among the uses at various times throughout the day, • Senior residents occupying one -bedroom apartments would not likely need parking for more than one car, c. Street B is a dead-end street approximately 180 feet long, where 150 feet is the Fire Department standard for streets without a tuna-aroppd provided (Santa Clara County Fire Department Standard Details and Specifications sheet dated June 1, 2009) and dead-end streets are not permitted pursuant to Section 29.10.155 (c) (9) of Town Code, Staff believes the dead end street exception is not appropriate for the following reason: • Dead-end streets do not allow adequate vehicular circulation through the site or vehicle turn around, It should be noted that the Fire District has reviewed the plan and has accepted the dead end street as proposed and specific safety conditions have been incorporated into the performance standards within the Draft Planned Development Ordinance (Exhibit 15). d. Street widths withinrthe project vary from 20 to 23 feet, where 22 feet is the minimum width allowed for a private street pursuant to Section223o.155 (c) (4) of the Town Code, Staff believes the street width exception is appropriate for the following rea-s04; 6 Reduced street widths can allow for additional private and publid open space and pedestrian connections. The Fire District has determined that the reduced street widths are still functional for emergency vehicles and has accepted the proposed street width. In addition, the Engineering Division has accepted- the proposed street width and found it adequate to accommodate garbage trucks. e. A fence height of eight feet is proposed, where six feet is typically the maximum allowed pursuant to Section 29.40.030 of the Town Code. Staff believes the, fence height exception is appropriate for the following reasons, a The proposed fence will screen the existing multi -family residences frorn the new single family residences and is designed with six feet of solid wood fence and two feet of decorative lattice to allow a visual brake, Town Code permits fence height exceptions up to eight feet in height to mitigate privacy concerns. Planning Commission Staff Report - Page 11 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 The height limit in the CH zone is 35 feet, although structures of that height would be expected for commercial or multi -family buildings rather than single family residences. The proposed residences are designed with single family residential heights ranging from 28 feet to 32'-9". While the proposed heights of the single family residences would not require a height exception, staff would like to point out that typical single family residential construction does not exceed 30 feet in height. Staff would also like to point out that typical lot sizes for single family residential uses are a - -minimum-of 8,000-square-feet,-where the proposed lot sizes are approximately-2,300 square feet. The CH zoning district does not specify a minimum lot size and the project would not require an exception for minimal" lot size. F. Below Market Price Units The BMP housing program sets guidelines for integration of BMP units. BMP units should be of the same type as the market rate units including; owner occupied if the development is to be owner occupied, similar size units with the same number of bedrooms (smaller units can be negotiated if additional units are proposed as a Community Benefit), no exterior differences should be identifiable, and the units should be dispersed throughout the development to the extent feasible. Staff has concerns with the location of the senior BMP apartments, concentrated on the second floor of the commercial building, with no dedicated open space or amenities other than those provided by the ground floor retail space below (refer to Exhibit 3, page 1 of 9, 2010 General Plan Policy LU-1.2). While providing senior apartments may be desirable, Staff believes that the size and type of BMP units provided do notadequately match the single family residential units consistent with the guidelines of the BMP program (refer to Exhibit 3, page 5 of 9, 2010 General Plan 'Housing Element Policy H.I. 1.4). The average size for the single family homes is approximately 2;150 square feet and the average senior apartment size is approximately 960 square feet. In conversations with Diana Moreno, Housing Program Specialist With the Santa Clara County Housing Authority (contracted with the Town to manage the BMP program), staff has learned that there is virtually no market for owner occupied senior units due to the income requirements and such ,nits remain vacant for a significant amount of time. Therefore the applicants have agreed to lease the apartments. Although there is a definite need for senior BMP apartments, it is important to note that the majority of people on the Town's BMP interest list are families. G Architecture & Site Design The Town's Consulting Architect has reviewed the project plans and provided recommendations (Exhibit 9). The Consulting Architect's recommendations were: Planning Commission Staff Report = Page 12 - 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 Residential • Integrate the two site plan uses and integrate the form and style of the residential portion with the commercial portion and the surrounding neighborhood. Provide diversity of form and details in the residential:portion of the project while limiting the architectural styles, materials and details to those that Would reflect the commercial portion to provide a unified feeling and promote a sense of a Village within the Town. • Provide more private and public open space in the residential portion of the project and better designed walkways linking the residential arid commercial portions of the project, :. • Provide a greater planting buffer between the residential and commercial portions of' the site. • Provide greater front yards for the residences facing Blossom Hill Road and Placer Oaks Road. • Revise the residential site plan so that no homes have entries facing rows of garages or at a minimum pave the driveways with modular pavers. • Redesign prominent side wall elevations to lessen the internal and external visual impacts of the project (for lots 1, 7, 14, 15, 19, 20, 24, and 25). • The added floor and side elevations for the French Country design adds bulk and three-story Walls.* *Note; The Consulting Architect reviewed plans dated August 2010. Subsequently the applicants submitted modified plans (Exhibit 15) which eliminated the added floor from the French Country design. • The alignment of Lots 1-5 at an angle facing Blossom Hill Road is not consistent with adjacent alieats-and-those across the street • The senior housing has no common open space"of its own and the unit balconies are 24 square feet"which do not provide a substantial amount of private open space. Town regulations (29:40:660) require, two hundred (200) square feet of open space for multi -family dwellings. Commercial • Pedestrian access to the commercial spaces from the sidewalk should be provided, to contribute to a unified and active boulevard. • Project entries do not provide substantial building or landscape termini. Consideration should be given to providing more landscape and special patterned paving at the entries and within the parking lot. • The garages serving the senior housing shields the access elevator from view and could be a security concern. The garage location limits parking lot exposure and access to the northerly portion of the commercial space below the senior housing. Locating the senior parking garages to the west of the parking lot could provide better Planning Commission Staff Report - Page 13 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 access to the ground floor commercial spaces while providing a buffer between the residential units and the parking lot. Note: The applicants eliminated the doors on the garages serving the senior apartments in order to provide greater. visual exposure of .the - commercial . space below. • A taller building height at the corner of the commercial building at the corner of Los Gatos Boulevard and Blossom Hill could be a welcome punctuation for this important intersection. Staff is concerned that the proposed project fragments the site by dividing it between two distinct residential and commercial developments without integrating the project in the sense of a true mixed use development with pedestrian connections and landscape amenities. Further, the residential site plan does not provide adequate setbacks, or public and private open space (refer to Exhibit 3, page 2 of 9, 2000 General Plan Goal L.P.1.6 & 2010 General Plan Policy LU-4.4). The Commission should consider the Consulting Architect's recommendations as well as Staff's concerns and provide direction to Town Council on these matters. H. Uses The applicant is currently considering. a mix of the following potential uses: single family residential, multi -family residential, office (medical and/or professional), retail, and approximately 5,120 square feet for restaurant use. The applicant does not want to be limited to specific uses within the commercial portion of the development. All of these uses are permitted uses with the exception of restaurant uses. which would require a Conditional Use Permit. Staff is concerned that proposed project underutilizes the amount of acreage available for commercial development and does not provide an adequate amount of commercial square footage. The Commission should provide input on the amount of proposed commercial square footage, as well as the appropriateness of single family residences in this location on the Boulevard. Input from the Commission regarding uses would be helpful to the Town Council when they consider this matter. I. Loss of Commercial Land The project proposes commercial development on approximately one half of the site consisting of 23,267 square feet of retail in two buildings of 9,051 square feet and 14,216 square feet. This would provide for approximately five to eight separateretail and restaurant tenants. While this may be considered consistent with the General Plan policies that encourages preservation of "the small-town atmosphere", by offering a variety of small retail Planning Commission Staff Report = Page 14 - - - 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 and restaurant uses in close proximity to residential areas, it does not create sufficient commercial square footage to attract a major tenant or provide a wide variety of uses and would not substantially strengthen the commercial core at this vibrant commercial comer of the Boulevard. A greater amount of commercial square footage on the site could contribute to a better balanced and economically stable community, Providing a higher density of residential use on the western portion of the site or residential above retail could provide an appropriate transition to the existing condominiums and apartments adjacent to the west side of the site. J. Stages of Development Staff is concerned about the potential phasing of the development of the project, if approved. Therefore, a performance standard has been added to the Draft Planned Development Ordinance to allow fifty (50) percent of the residential portion of the project to be constructed prior to or simultaneously with the commercial portion while the remaining fifty (50) percent of the residential portion would be constructed subsequent to the issuance of building permits for the commercial buildings. This will ensure that 1) the senior BMP apartments are constructed either before or simultaneously with one half of the residential development, 2) that there are minimal impacts on residents of the new single family development from construction of the commercial buildings, 3) that parcels fronting on Los Gatos Boulevard and Blossom Hill Road are not left vacant while the commercial real estate market recovers, and 4) that required improvements and frontage landscaping are installed. K. Community Benefit Pursuant to the Traffic Impact Policy, Community Benefit is required when the., peak hour trips will increase by greater than five trips "the applicant is proposing to provide Community Benefit that adequately offsets the potential traffic impacts as follows: 1. The applicant has proposed a U-Turn movement on southbound Los Gatos Boulevard at Blossom Hill Road where there is currently no U-turn permitted at the .request of neighboring residents. 2. The applicants have also expressed a willingness to work with the, Town to contribute funds to improve pedestrian safety at the Blossom Hill/Los Gatos Boulevard intersection. (Note: the Town has not identified the intersection as an unsafe intersection), 3. The applicants have provided six senior BMP apartments where only five would be required. The extra BMP r nit is considered a community benefit. Planning Commission Staff Report - Page 15 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 Staff has also included a performance standard (PS #6 of Exhibit 15) to ensure the property owner's participation in a Benefit Assessment District for improvements on Los Gatos Boulevard should one be created. The Commission should provide input regarding the applicant's proposed Community Benefit and determine if it outweighs the traffic impact, as required by the Traffic Impact Policy. L. Circulation and Parking The existing site currently has three access driveways on the Blossom Hill Road frontage, five access driveways on the Placer Oaks Road frontage, and one on the Los Gatos Boulevard frontage. The applicant is proposing one main access driveway from Los Gatos Boulevard that will be used for both ingress and egress, one right in/right out access to the commercial portion on Placer Oaks, one access driveway to the residential development on Placer Oaks, and one access driveway on Blossom Hill serving both the commercial and residential developments. This issue was considered in the traffic study, and it has been determined that no traffic safety impacts would be associated with the proposed driveways. There are existing sidewalks on all street frontages of the site that could be utilized for pedestrian access. A portion of sidewalk along Blossom Hill Road would be replaced to complete road widening improvements. Pedestrian connections between the commercial and residential development include a four foot wide sidewalk connecting street "C" of the subdivision to the commercial parking lot between Lots 24 and 25, as well as a four foot sidewalk adjacent to lot 29 at the entry gate from the Blossom Hill access driveway connecting to the parking lot. The Los Gatos School District submitted a letter outlining, their concern about the safe travel of both cars and children across this heavily traveled intersection. The TJKM traffic study for the proposed project did review collision reports obtained over the prior three years and existing peak hour turning movement counts and determined that collision rates for the intersection are substantially below the statewide rates. In addition, TJKM concluded that the project is not expected to have significant impacts on the future collision rates. The single family residential portion of the project is expected to generate approximately 6 new students using this crossing based on the student generation rate of .208 for single family residences (Student Population Projections by Residence by Davis Demographics and Planning, September 2009). The School District has submitted a letter citing and expected number of 20 new students (Exhibit 11), however, this was in response to a previous plan of 47 units and did not use this generation rate which was recently prepared for the General Plan Update. Planning Commission Staff Report —Page 16 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 Improvement plans include modification of the northwest corner of the intersection including reconstruction of the existing "pork chop" island which will enhance the pedestrian and bicycle safety of the intersection, There are existing striped bicycle lanes along Los Gatos Boulevard and Blossom Hill Road in the project vicinity. Roadway improvements will require restriping of the bicycle lanes in some locations along Blossom Hill Road. Adequate parking must be provided on site, . The following table outlines the required parking for commercial uses: USE Medical Office General Office Retail Restaurant AREA/ # OF SEATS 30,000 sq ft 30,000 sq ft 30,000 sq ft 10,000 sq ft (127 Seats) Required Single Family Required Single Family Guest Parking Required Senior Apartment Required Senior Apartment Guest Parking Required Commercial Total Required Parking Proposed Parking Single Family Guest Parking. Single Family Parking Senior Apartments Commercial Total Parking RATIO PARKING REQUIRED 1/250 sq ft 120 1/235 sq ft 128 1/235 sq ft 128 1/3 seats 43 58 29 9 6 93-122 depending on mix of uses 195 to 218 depending on mix of uses 16 58 6 104 185 Given that the project is a mixed use development there is expected to be some overflow of residential guest parking in the commercial parking lot during times when the commercial uses are closed. The high end of the required parking figure for the commercial development would assume a 132 seat (5,120 SF) high turnover restaurant and no medical office. The low end of the parking figure assumes all medical offices occupying the commercial buildings, Therefore, staff supports the reduced parking plan based on the mix of proposed residential and commercial uses. Planning Commission Staff Report - Page 17 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 M. Traffic The Town's Traffic Impact Policy (Resolution 1991-174) requires preparation of a traffic study for any project with the potential to generate 20 or more additional AM or PM peak hour trips. The project would generate approximately 1,647 average daily trips, with 194 AM peak hour trips and 146 PM peak hour trips. According to TJKM, when trip generation from the former auto dealership is considered, the proposed mixed -use project would result in a net increase of 955 daily trips, with 151 AM peak hour trips and 92 PM peak hour trips. A traffic -impact study was prepared by TJKM Transportation Consultants in December 2009 and an Addendum memo was prepared hi November 2010 for analysis of the current proposal. The consultant evaluated project related, traffic impacts, trip generation, traffic safety and site access. TJKM concluded that the project is not expected to have any significant impacts on Highway 17 or the nearby Los Gatos street network with the exception of the eastbound left -turn lane on Blossom Hill Road at Los Gatos Boulevard. TJKM concluded the eastbound left -turn lane on Blossom Hill Road at Los Gatos Boulevard is inadequate for queuing. The traffic generated by approved projects and the proposed project would significantly increase this left -turn movement queue. Performance standards are included in the Draft PD Ordinance requiring the applicant to contribute their fair share to the Blossom Hill Road/Los Gatos Boulevard intersection improvements, upgrade the existing traffic signal to current Town standards for intersection safety, and to contribute to increased southbound left -turn storage capacity at the Los Gatos Boulevard/Blossom Hill Road intersection for its incremental share of impact as determined by the Town Engineer. Mitigation measures requiring these improvements are included in the Mitigated Negative Declaration and Mitigation Monitoring Program, performance standards have been included m_ the Draft PD Ordinance (Draft PD Ordinance Exhibit 15) and project plans have been designed to accommodate these improvements where applicable. N. Trees / Landscaping The Town's Consulting Arborist, Arbor Resources, completed a tree inventory and report in October 2010 (Exhibit 10). The arborist report identifies a total of 37 trees on the project site and one additional tree on an adjacent property that may be impacted by the proposed development. Of these trees, 19 trees are proposed for removal because they conflict with proposed development, 15 of those are protected by Town Code. The Consulting Arborist determined that the proposed tree removals are appropriate and provided recommendations to ensure the viability of the existing trees to remain. The applicant has also prepared a Preliminary Landscape Plan (Development Plans, Sheets L-1 of Exhibit 15): Commission concerns or comments regarding future landscaping will be addressed and further reviewed with Architecture and Site applications, if the PD is approved. Planning Commission -Staff Report - P age 18 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 O, Grading The proposed project will; require approximately 10,181 cubic yards of cut and 48 cubic yards of fill. The remaining 10,133 cubic yards of cut material will be exported from the site, Hauling of soil, will not occur during morning or evening peak hours. P. Drainage/NPDES Compliance Theproject must comply; with NPDES requirements..:, Engineering staff reviewed the preliminary Grading and Drainage and Storm water Control Plans; (Development Plans, Sheets C-1 and C-2 of Exhibit 15) and found that the information and analysis provided by the applicant is adequate to make a determination. .that the project can fully comply with NPDES requirements. On -site water treatment can be achieved through various means, including infiltration trenches, bio-swales, pervious paving for the driveways and/or mechanical structures that are placed underground. The project includes bioswales within the landscaped setback along Placer Oaks, Los Gatos Boulevard and Blossom Hill Road side of the proposed structure. Conditions of approval within the PD ordinance require compliance with NPDES requirements including best management practices for design of storm water treatment devices. Further analysis will be completed as part of the Architecture and Site review and all final details on the location and type of treatment will be determined and approved by the Town Engineer as part of the construction plan review. CEQA DET:RMINATION: An Initial Study and Mitigated Negative Declaration :were prepared for this.projeet (Exhibit 12 previously received). The public comment period ends on January 10, 2011. The areas of mitigation are as follows: • Air Quality • Biological Resources • Cultural Resources • Geology and Soils • Hazards and Hazardous Materials • Noise • Transportation and Traffic All mitigation measures have been included as conditions in the Draft PD Ordinance (Exhibit 15). In addition, a Mitigation Monitoring Program has been prepared to designate the responsible department or agency, and tuning of each mitigation measure (Exhibit 13). Planning Cora nission Staff Report - Page 19 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 TOWN COMMITTEE MEETINGS: A. Conceptual Development Advisory Committee Three previous project proposals were reviewed by the CDAC. In September 2006, a project consisting of 53,000 square feet of retail and 103 residential units was proposed (Exhibit 7). The committee was concerned with the size and density of the project and the fact that there was only one major tenant for the retail building. A revised project was reviewed on November 8, 2006. That project consisted of 50,000 square feet of retail and 86 residential units (Exhibit 6). CDAC memberswere-concerned--aboutthe overall- -intensity 'of project and directed the applicant to address concerns related to parking, traffic, mass and scale, architecture, and pedestrian access. GENERAL PLAN GOALS AND POLICIES: Staff has prepared an exhibit outlining various General Plan Goals and Policies that should be considered when reviewing this application and formulating a recommendation to Council (Exhibit 3). Please note that a similar table is provided within the Initial Study; however due to the timing of adoption of the 2020 General Plan, the 2000 General Plan was used and supplemented with the 2020 General Plan. However, of the goals are similar in content and still applicable. LOS GATOS BOULEVARD PLAN: The proposed development must comply with the Los Gatos Boulevard Plan (LGBP). The LGBP provides guidelines for development and improvements along Los Gatos Boulevard with emphasis on the following: • Location of buildings adjacent to the street (so that buildings, not parking lots, are seen along Los Gatos Boulevard) and location of parking in the rear. • Staggering of buildings along the Los Gatos Boulevard frontage to avoid a tunnel effect. • Articulation of facades to minimize building mass. • Framing rather than blocking scenic views, • Designing a development to fit a site's natural conditions. • Provision of landscape elements in parking areas. • Location of loading and service areas away from the street. • Provision of defined pedestrian paths through large parking areas and pedestrian entries from the front as well as the rear sides which face the parking lot. Analysis of the project's consistency with the LGBP has been integrated throughout this report; however the Planning Commission should consider the Plan when reviewing this application and formulating a recommendation to Council. Planning Commission Staff Report - Page 20 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 COMMERCIAL DESIGN GUIDELINES: The proposed development must comply with the Commercial Design Guidelines. Basic design principals of the Commercial Design Guidelines for Los Gatos Boulevard include: • Projects will maintain a strong landscaped setback along street edges. • Views to the surrounding hills should be maintained, especially at signalized intersections. • Projects shall be designed to meet their functional needs, but will ,be expected to adapt their design standards to the unique qualities of the Los GatosBoulevard and the Town • Substantial landscaping of parking areas and project entries are expected. Analysis of the project's consistency with the Commercial Design Guidelines has been integrated throughout this report; however the Planning Commission should consider the Guidelines when reviewing this application and formulating a recommendation to Council. PUBLIC COMMENTS: Mailed notice was provided to property owners and tenants within 300 feet of the subject property. Staff has had contact with one neighboring resident and one business representative, however and at the writing of this report no written communications were received. CONCLUSION / RECOMMENDATION: A. Conclusion Staff believes the proposed project .does not integrate the residential and commercial components, does not provide adequate -commercial squarefootage and does not provide an ideal residential site plan layout interms of setbacks, circulation and open -space, and is integrating.a single-family :rase. into a predominantly nixed use commercial and multi -family corridor. Staff believes the Commission : should carefully consider the following issues when formulating a recommendation to Town Council: • Provision of limited commercial development for the prominent intersection of LGB • Architectural design concerns • Site Planning and integration of commercial and residential components; • Parking and street design exceptions requested • Provision of BMP units separate from the residential development; • Pedestrian circulation; • Open -space and Landscaping; and • Community Benefit. Planning Commission Staff Report - Page 21 16005 Los Gatos Boulevard/PD-07-145, ND-07-148 January 12, 2011 The Commission should also carefully consider whether the proposed project is consistent with the General Plan, Los Gatos Boulevard Plan, and Commercial Design Guidelines. If the Commission determines that the proposed project is not appropriate the Planning Commission should forward a recommendation to the Town Council to adopt the environmental documents and deny the application. Alternately if the Commission determines that the proposed project has merit the Commission should forward a recommendation to the Town Council for adoption of the environmental documents and approval of the Planned Development application along with any additional performance standards. Steps to make a recommendation for approval are outlined in the section below. B. Recommendation Staff recommends that the Commission take the following actions: 1. Find that the Planned Development is not consistent with the General Plan, Los Gatos Boulevard Plan, and Commercial Design Guidelines and deny the PD application. (In accordance with Town Code, the applicant can request that the Planned Development application be forwarded to Town Council) 2. Forward a recommendation for approval of the following to the Town Council: a. Mitigated Negative Declaration (Exhibit 12) b. Mitigation Monitoring Program (Exhibit 13) If the Commission finds merit with the proposal, they should take the following actions: 1. Find that the Planned Development is consistent with the General Plan, Los Gatos Boulevard Plan, and Commercial Design Guidelines (Exhibit 2); and 2. As required by the Town's Traffic Policy for community benefit (Exhibit 2); and 3. Forward a recommendation for approval of the following to the Town Co-ancil: a. Mitigated Negative Declaration (Exhibit 12) b. Mitigation Monitoring Program (Exhibit 13) c. Planned Development Ordinance (Exhibit 15) Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction. Prepared by: Heather Bradley, Contract Pinner WRR:SB:HB:et Approved by: ndie R. Rooney, Director oConrmu\iity Development cc: Kenneth Rodrigues and Partners Inc., 445 Whisman Rd., Suite 200, Mountain View, CA 94043 CHL Ventures, 489 S. El Camino Real, San Mateo, CA 94402 N:1DBVIPC RBPORTS12011116005 LOB-PD.dov 16U_45fLos ._Gatos Boulevard PLANNING COMMISSION - January 12, 2011 REQUIRED FINDINGS & CONSIDERATIONS FOR: 16005 Los Gatos Boulevard Planned Development PD-07-145 Negative Declaration ND-07-148 Requesting approval to rezone the project site from CH to CH:PD, to demolish the existing auto dealership buildings to construct amixed-use development consisting of retail commercial space, senior apartments, and single-fmmilyresidences. No significant environmental impacts have been identified as a result of this project, and a Mitigated Negative Declaration is recommended. APN 529-16-025 and 053 PROPERTY OWNERS: CHL Ventures, LP AI'pU C- Kenneth Rodrigues & Partners FINDINGS: Required consistency with the Town's General Plan: The proposed Zone Change is internally consistent with the General Plan and its Elements. Required consistency with the Town's Traffic Policy for a community benefit: Projects that generate additional traffic of five or more peak hour trips may only be recommended for approval if the project's benefits to the community override the traffic impacts as determined by specific sections of the General Plan and/or any Specific Plan. If a project generates additional traffic of five or more peak hour trips the burden is on the applicant to cite economic or housing benefits to the Town and/or specific sections of the General Plan and any applicable Specific Plan that demonstrate the project's benefit to the Community which outweighs the traffic impact. The deciding body must make specific findings which demonstrate that the benefit(s) of the project outweigh the impact in order to approve the project. The applicant is offering a community benefit to contribute funds to improve pedestrian safety at the pedestrian crossing across Blossom Hill Road at Los Gatos Boulevard, and to provide a U-Turn movement for southbound traffic on Los Gatos Boulevard at the Blossom Hill Road intersection. Required consistency with the .Town'slnfall Policy for_community benefit::._ 1. The project contributes to the further development of the surrounding neighborhood by: improving circulation and pedestrian safety through the improvements proposed as the community benefit for traffic impacts; contributing to neighborhood unity by providing single family residents and neighborhood serving commercial development; and will not detract from the existing, quality of life. 2 The project is designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding residential developin.ent, provides adequate circulation and on -street parking. 3. Corridor lots are not proposed. 4. The applicant has demonstrated the benefit of a Planned Development through excellence in design. 5. The project demonstrates a strong community benefit and findings of benefit are part of the record. PL\DEVIFIEATHER B116005 Los Gatos B1vd\Staff Report\16005 LOB PC Findings & Considerations 1-12-2011.doc t) CO ay .� .07 For a) 0,6 as U 0 co a) a) f;^ C _N a) 1) m 0 t2 O Y4 •- O U r %'t a) a) ) a) dc ) ;4 0) 615 ••• L7) L a) ta, a) E :a E. 0 A 0. a3 44 1 .•.. (0 C tu Ca al m O r 00 CO w 0) 'tit �i5 tai >0 fl a. tc a) as W a) o o (0 ' O > O :p} o 0 tC QI 0).2 :E! (.0 '0: 0 a '0 to :':�4 0 0) (on E a3 a) E 0,ai 44� :0 3 12 m 0 o• c s m 0. a and Use Berne E a) 8 co a) 8 3 ❑ E .N = 'o E :G .,per C '� 2 �0 5 C0) t� a) ea = N Q) `-cl U,.. O) a) 0 o a) a) C in ,,,a) 3ra_3 (U - O u h ci Up E s 8. a 4'� E o 8E c) , O C O-c co (V .0 m ,c .� C .0 W N '0 c (i) .2 .0 C cO a c W 4 c O a) > O -8 -DO O <V O X o aci 4 � N W -0* a) o to 4) (n .y 0: = G O J . U (1) C E al o- a. -00) 'C. N CD >0 0 N-a m'o., p 7 0 J 0 Vi o C OO 4> E 'O a) a) O E > U E 0 O N T a (r) `O O f/) aEa t 4 a) a) O o ct. E 0 8 ap 0.. 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'C .G 0) .J f[) 0 a) y . a) ..4 0) (c6 as U (A fn. .c -,C 4. > '- 4- �. '0pa' .- „ O. ro (V 0) W CFri 0) h. =,.. a> � al QI o c = , taII .4 0) •C () .c• a - _c O . N _ 2 .'' -- I � m a_ ca a) -E N •fn C,a• bi.. •co U., O c Tit 3 E co 0 4 Q.-.K�.,C_ a"0 0. 0 0 2 O c 0 4- 1 J > N 0 0 cn N 0 3) r Q) p) (u 1 z (0 a) a) EXHIBIT 3 A mixed e development at s mer of Los os evard d encourage social ity Policy would be cons consistent with a small ton atmosphere, however staff is concerned that the smaallvsca e d Y Encourage pnvatefpubliefunding, development and operation of iof cultural amenities, activities, and centers consistent with the small LU-1.5 the commercial development will not be adequate.to:meet the needs of the greater community or be the. town character of Los Gatos. highest and best use of this -highly desirable commercial: property. 1 The single family residential portion of the project is expected to -generate approximately 6 new students using this crossing based on the student generation rate of .208 forsingle family residences (Student Population Projections by Residence by Davis Demographics and Planning, September2009). The t " School District has submitted a letter citing and expected number of 20 new students (Exhibit 11),'1 Project applicants shall evaluate and provide appropriate mitigation i measures to reduce impacts on urban services including schools, however, this was in response to a previous plan of 47 units and did' not use this generation rate which was recently prepared for the General Plan Update. Residential development also increases the 1 utilities, police and fire. demand for community services beyond schools, such as police, fire, libraries and parks, and will have ` fiscal impacts to the Town: Additionally, with the majority of this site devoted to residential development - " the Town will lose potential retail sales tax revenue that could otherwise be generated by the construction of a meaningful commercial development on the site ;. i The proposal includes good neighbor fences, one pedestrian gate connection to the commercial area, Protect existing residential areas from adjacent nonresidential uses by and,, a small amountof landscaping between the commercial parking and residential yards. Additional assuring that buffers are developed and maintained landscape buffers could improve the transition between the proposed commercial and residential uses and between the neighbors to the west Continue to encourage a variety of housing types and sizes: that is <:. The proposed single family units are compatible in character with the surrounding neighborhood. While balanced throughout the Town and within neighborhoods and that is:, the proposed project contributes to the variety of housing types throughout the Town, it is noted that also compatible with theicharacter of the surrounding neighborhood . there is limited variety in the type and size of proposed residences. '(� t-.. l6 .' z� • ' - 5 atil. : r' �' O- F pp,wajip LtL� Prohibit uses that may lead to deterioration of residential neighborhoods, or adversely impact the public safety of tt[elresidential Staff residential n ei that the project is consistent with this policy and will not lead to the deterioraI character of a residential neighborhood. g hborhood. - = fu ' ` „ , N * - , [ - .-. ,,, ro fQ--ASrL L o�}'� ro r } a �� m °; a = ter.' m .Q .5{�-ro -Q i - 4ir.01 _ ' �:.-0.1.1a s-m�. .?y - S. ,.. L-v i w'2 C)ty F' 3 - �rr r . -'-ate-y �' a irz: I ,- � r _ Yr., l , - 1 O n a. ! T O� b. J O= Q. J C7 T 3 0. J. 16005 Los Gatos Bo O N General Plan Consistency Matrix The applicant proposed providing a U-Turn movement on the southbound side of Los Gatos Boulevard at the Blossom Hit intersection. The amount of retail provided on the site (2.0 acres) maybe "adequate to meet the needs of immediate residents, however, the loss of a majority of the site (2.4 acres) to residential use will restrict the viability of the site to meet the greater commercial needs of the Town. (Refer to General Plan Land Use Policy L.P.5.9 and Implementing Strategy L.I.5.6 below for further discussion) The project proposes 23,267 square feet of retail in two buildings of 9,051 square feet and 14,216 square feet, which would provide for approximately five to eight separate retail and restaurant tenants. While this could be considered to be preserving "the small-town atmosphere", by offering a variety of small retail and restaurant uses in close proximitylto residential areas, it does not provide sufficient commercial square footage to attract a major tenant or a wide variety of uses and would not substantially strengthen the commercial core at this busy commercial comer of Los Gatos Boulevard. A greater amount of commercial square footage on the site could contribute to a better balanced, and economically stable community. Providing a higher density of residential use on the westem portion of the site or residential above retail could provide an appropriate transition to the condominiums and apartments adjacent to the west side of the site. The environmental impacts of -various development scenarios would have to be measured, analyzed and addressed. Businesses are undetermined at this time, but are anticipated to be one restaurant use of approximately 5,000 square feet with other small retail uses, mostly neighborhood serving. The proposed size of commercial floor plates (1,000 - 5,000 square feet average) lend themselves to attracting smaller retailers, basic services such as dry cleaners and beauty salons, and restaurants. The project will provide a substantial number of residential units that will increase the number of overall households in Los Gatos. These households will seek out retail opportunities potentially in other communities. The leakage study conducted for the. Town by CBRE in 2009 identified large format general merchandise and home improvement stores as the largest form of sales tax leakage. These types of retailers need substantial acreage ranging from 3 to 10 acres for development. The subject site would support these types of commercial services if the majority of the site were devoted to such uses, however the 2.0 acres of the 4.4 acre site dedicated for commercial development would not. To ensure compatibility with surrounding neighborhoods, in fill projects shall demonstrate that the development meets the criteria contained in the Development Policy for In -Fill Projects and the deciding body shall make findings consistent with this policy. To provide residents with adequate commercial and Industrial services. 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. Encourage development that maintains and expands resident -oriented services andlor creates employment opportunities for local residents consistent with overall land use policies of the Town. . Retail sales tax 'leakage" should be kept to a minimum by providing in - town convenience and comparative shopping opportunities. > � V tt O 0 1 N U of a_ J > co 0 Qi 0_ _i co U Oi Ti n a. 16005 Los Gatos Boulevard GeneralPlan Consistency Matrix The proposed project would provide a mixture of uses with approximately 1/2 of the sitet dedicated to residential use and 1/2 dedicated to commercial with associated parking. However, thiS site is located at a highly desirable commercial comer of Los Gatos Boulevard that is dominated by retail, service and office uses. see Goal LU-12 above The project is consistent with this policy, however staff believes that single-family development does not provide an adequate mix of housing types. The proposed senior apartments above retail is more in keeping with the mixed use residential opportunities encouraged in this policy. The proposed development is consistent with this policy in regard to neighborhood commercial but does not propose multi -family or office uses.. • • see Goal LU-12 above While the proposed project is termed a "horizontal' mixed use development, providing a transition from areas of greater residential use to greater commercial use, staff believes this commercially desirable corner of the Boulevard is not the most appropriate location to propose a majority single family i development Staff is believes that the commercial component of the project is not adequate for the highly valuable location of this site as a commercial property, nor that the amount of retail and restaurant uses proposed will provide a meaningful level of income and employment opportunifies. Businesses are undetermined at this time, but are anticipated to be one restaurant use of approximately 5,000 square feet with other small retail uses, mostly neighborhood serving. The proposed size of commercial floor plates (1,000 - 5,000 square feet average) lend themselves to attracting more neighborhood commercial uses such as smaller retailers, basic services such as dry cleaners and beauty salons, and restaurants. The proposed project would provide fenoeS and landscaping as a buffer between the Commercial development and proposed residential development as well as a good neighbor fence/wall along the west property line To ensure an appropriate mix of land use types along Los Gatos Boulevard In order to maintain the economic vitality of the corridor arid continue to serve the needs of the Town residents. Encourage a mix of uses along Los Gatos Boulevard , including where appropriate, mixed -use parcels that are compatible with surrounding uses. • Ericourage mixed uses tO increase residential opportunities in commercial zones. Neighborhood commercial, multi -family residential and office uses shall be concentrated south of Los Gatos Almaden Road. To promote appropriate and compatible development along Los Gatos Boulevard that complements the whole Town and serves residents and families. • Development shall transition from higher intensity uses.at the north end ofLos Gatos Boulevard to existing residential uses at the south end of Los Gatos BouleVard. Commercial activity along Los Gatos Boulevard shall complement the whole Town and shall provide a dependable source of income, employment opportunities, goods and services E Establish and maintain Strong boundaries between the commercial uses along Los Gatos BOulevard and adjacent residentia17 neighborhoods. LE co • ...„... .42 ; .•;., 1,„: 0 2- 8 c Tei ..= 12 3 ._.. c 0 4 -- 0 = a) 0 ._ :a 2 rri TZ ..Z Au _.... .. A •LI . , = -.1 _t _.) g C•1 ..., -,- >-. 0 csl = 0 csi El_ LL- .- +:1' 75 c .1 CL. ‘-. 8' •-• CR a cst a. 4-- Td 0 co CD ..--- ›, = ','"" o oi ra. •,-- >.... (-) C•I = o ri 0... v-- >., 0 . crJ 0 co. fa. -r- L0 o 0-3 . Ct. ,-- 16005 Los Gatos Boulevard General Plan Consistency Matrix The project is designed with limited pedestrian connections between the residential and the commercial areas. Additional connections would enhance the project and improve the transition between commercial and residential uses. w Housing Element The project proposes two housing types, 29 (3 to 4 bedroom with 2'/ to 3 % bath) single-family detached for -sale residences and 6 one room senior for -rent apartments. The proposed development would provide affordable housing in proximity to commercial uses and bus Mixed Use Developments: Encourage mixed - use developments that routes. However, Staff is concerned that the location, size and type of BMP units provided do not provide affordable housing close to employment centers and/or adequately match the goals of the BMP program and are not, consistent with the needs of the majority of transportation facilities. people on the BMP interest list Staff believes that a integrating the BMP units within the residential development would be more in keeping with the BMP Guidelines. Goal HS- To encourage a variety -of types of senior housing, including 9 independent living and residential care facilities within the Town. The project proposes 6 senior for rent apartments, consistent with this goal. Traffic Element Policy Roadway improvements and dedications shall be required for any The report by TJKM Transportation consultants outlined improvements including a second eastbound TRA 3.11 development proposal with an associated traffic impact. left turn storage land for Blossom Hill at Los Gatos Boulevard and increasing the southbound left tum storage at Blossom Hill and Los Gatos Boulevard by reconfiguring the median. I Develop and implement appropriate traffic controls to protect The project proposes a raised median curb on Placer Oaks to prohibit access into the commercial Action development and only allows right turn exits onto Placer Oaks in orderto protect the neighborhood from residential neighborhoods from the impacts of through traffic such as TRA_ safety hazards, speeding, noise; and other disturbances in accordance commercial traffic. Additionally a new U-Tum moviement would be provided for vehicles traveling 5.1 southbound on Los Gatos Boulevard at the Blossom Hill intersection (currently there is no U-tum with the adopted Neighborhood Traffic Calming Policy. movement allowed . I Cpen Space Element Goal To consider the provision of open space in all development decisions See O.P.5.1 above. OSP-6 within the Town. The proposal includes private open space consisting of residential side yards of approximately four feet, Policy Promote private open space in all planning decisions for new front porches, and some rear yards. Given that this is a mixed use development, private open space is OSP-6.1 development. expected to be limited, while public open spaces are expected to be more generous. Provide more pedestrian/bike areas and links to adjacent residential areas to foster neighborhood use of commercial centers. Expand the choice of housing opportunities for all economic segments of the community through a variety of housing types and sizes, includin a mixture of ownershi and rental housin . U ar r s a-. c13 03 0 0 (u 0 LO . 0 CD r- rn 0 m a.. The proposal includes a common open space area of approximately 1000 square feet consisting of a decomposed granite seating area with three benches located adjacent to Lot 6 near some guest parldng spaces. Staff is concerned that due to its size and location on the site it will not be well utilized by the residents. The proposal provides limited private open space within the residential properties, and virtually nod public open space within the residential development Public open spaces within the commercial development include large patios with outdoor seating. munity Design Element Within the proposed site plan, abrupt changes in scale and density are avoided between the commercial and the residential portion of the development. However, staff believes that the commercial development could be taller at the comer of Los Gatos. Boulevard and Blossom Hill and the density Of the residential portion could be higher. More land area could be devoted to the commercial development and less to the residential if attached residential units were proposed rather than detached single }Family units.] The proposed development is generally compatible with the existing .character of the residential neighborhood, however this is a commercial site, and a greaterintensity of development should be expected. Residences have been designed to face the street • along Blossom Hill -Road & Placer Oaks. A small landscaped buffer is provided along Blossom Hill Road. Residenfialfrontyard setbacks on Placer Oaks and Blossom Hill Road vary, but are eight feet minimum:The Zoning requirement for front yards is 15 feet minimum. Rear yards abutting existing residential developmentto the west are proposed at 1'l feet minimum. The Zoning requirement for rearyardsabutting-residential`is 20 feet. Therefore deviations for setbacks are requested through the PD application. The majority of existing street trees are proposed to be retained and additional street trees and landscaped areas are proposed. see LU-1.4 above Staff believes that with a different mix of development (i.e. vertical mixed use), more, and greater quality open 'space could be provided to the residents of. the development Staff believes the proposed single story commercial building at the comer of Los Gatos Boulevardland Blossom Hill is not an adequate scale forthis .comer of the Boulevard. Additionally, residential development on this commercial property could set a -precedent for residential development proposals on other key commercial sites -on the Boulevard. Provide permanent common open space In high -density developments. Encourage the use of innovative development techniques which will prgvide open spacewitlin individual developments, public or private. il, 11 ' Co: Building elements shall be in proportion with those traditionally in the neighborhood. To limit the intensity -of new development toe level, consistent with surrounding development and with the Town at large. Building setbacks shall increases as mass and height ihtfrease. Maintain street trees, plant additional street trees and encourage preservation and planting of trees''orr public and private property. To reduce the•visual•impactthat new construction and/or remodeling has on our town and its neighborhoods. Maximize quality usable space in all new developments,. Promote, enhance and protect the appearance of the Town's commercial areas. ►n p' n o C1' Q__ > `_ • ao - o o. N N t9U �, r U a0v N 9 a� �, r• U a0U �, r U N' EL-6 (9 a - cDw atos Boulevard 0 V- Staff believes that a two story structure could be designed at the comer of Los Gatos Boulevard and Promote and protect view sheds and scenic resources. Blossom Hill Road without interfering with views of the mountains. Neighboring residents in the adjacent • developments to the west may have some impact to existing views. The applicant has designed a guest parking area between Lots 11 and 12 in an attempt to maintain views from the adjacent condominiums. Noise Element Require all noise sensitive developments adjacent to or within an area where noise levels exceed community aspirations to include a noise Refer to Noise study results within the Initial Study and Mitigation Measures within the Mitigated study and recommendation for reducing noise impact to acceptable Negative Declaration. • level. Commercial Design. Guidelines Los Gatos Boulevard setbacks should be substantially landscaped The project provides approximately 15 feet of landscaped setback adjacent to the commercial buildings along Los Gatos Boulevard and Blossom Hill, consistent with zoning requirements. Automobile entries to projects and individual buildings shall be given The project provides bulb -outs, decorative sidewalk paving and landscaping consistent with this special treatment with paving and landscaping guideline. All projects shall have a clear and direct walkway between fronting j streets and one or more of the primary building entries The proposal provides walkways which connect the buildings to the street frontage and sidewalks. !Parking lots should be located behind or to the side of buildings facing Los Gatos Blvd, whenever possible Consistent Consistent - Staff is concerned that the retail building at the corner of Blossom Hill and Los Gatos Boulevard should be two-story with a stepped second floor office above retail to provide a more compatible sense of scale. The building comer is architecturally detailed and articulated. The residential development has been designed so that the rear elevations of the proposed residences are adjacent to the property line with the condominium and apartment developments to the west. A visual break is provided by a parking area between Lots 11 and 12. On Placer Oaks and Blossom Hill the residences are oriented with their front doors facing those streets. The development is divided into a residential subdivision and a commercial development. The residential buildings are not architecturally similar and are not well integrated in terms of form and style with the proposed commercial development or the!surrounding neighborhood. {Cannon Design Group 9- 30-10). Consistent Well defined project and building entries are provided for the commercial buildings. Parking lots shall be heavily landscaped Projects located on the comer parcels at signalized intersections should incorporate major design features on the intersection comer Projects backing up to residential neighborhoods should be sensitive to their potential impacts on the residents ntegrate the design of all buildings in larger projects )esign buildings to relate to the unique qualities of Los Gatos 5.A.3.3 Provide well defined project and building entries C1� N U >. CM a U I c0- Z r C 4 CV CAI M N < tl' C'[ a [n CV s CD CV d — N CV a _ s^ C+J ¢ CM d 16005 Los Gatos Boulevard rn w 0 a) 0) Focal points such as patios within the retail development and patterned walkways within the parking lot help create a pedestrian scale. . • The buildings are designed and detailed at a human scale. Proposed materials include; clay tile roof, stone veneer and stucco exterior surfaces, wood shutters and roof details, wood trellis and lattice, and wrought iron details. Gatos Boulevard Plan Businesses are undetermined at this time, but are anticipated to be -one restaurant,use of approximately 5,000 square feet with other small retail uses, mostly neighborhood serving. The proposed size of commercial floor plates (1,000 - 5,000 square, feet average) lend themselves to attracting more 'neighborhood commercial uses such as smaller retailers, basic services such as dry cleaners and beauty salons, and restaurants. w m 5 U W E 8 N Z L O r a, >. O N CO N'O E C .R (17 O i6 _ a) O :. a m o a o EU 8 o •O O t0 The proposed project would be consistentwith this policy in that the mix of retail and residential uses at.. this location on Los Gatos Boulevard provides'a mixed use development in a transition area where the Boulevard is However, this intersection is a gateway to the Boulevard, commercial the south. is located at corner that is developed d with beginning change5 density higher density commercial uses, and the site is of adequate size to provide a greater amount of commercial development while still providing a mixed use project. Staff is concerned thatthe proposed project utilizes too much of the site for residentialluse and does not take advantage of the full commercial development potential of the site. Staff; does not believe that the amount ofretail and restaurant uses proposed will provide a meaningful level of income and employmentopportunities. Consistent Refer. to LGB.3 above Staff is concerned that the retail building at the comerof Blossom Hill and Los Gatos Boulevard does not provide an adequate sense of scale and therefore does not create a strong presence at this gateway to the Boulevard. Inadequate The applicant's have taken view shed preservation into consideration through site design and keeping building heights low. However staff believes that view sheds could still be preserved if a larger compel lgief pment were proposed,. 16005 Los Gatos Bou`evarc Relate architectural focal point elements to pedestrian scale rather than automobile scale Design all.projects with astrong commitment to human scale Select colors to be compatible with other projects along the Boulevard Los Promote commercial activity that complements the whole Town. Provide a dependable source of income, employment opportunities, goods and,services. • Major entrances to the Boulevard will have special landscaping, architecture, and/ or artistic displays that announce Los Gatos as a distinct area. Land Uses'will include the following: open space; community recreation; auto related 'regional and neighborhoods commercial; retail entertainment and sufficient housing to support regional transportation centers.,These uses will,beimplemented in such a way to keep the transition -from the higher density mixed use area in the north to a mixture of residential and commercial dusters, and then to existing residential in the south. g H. 7r„ N in m E ai a. O V. Cif :f' To O' d O Cl.. Provide a dependable: source of income, employment opportunities, goods and services. Encourage a mixture of uses along Los Gatos Boulevard that are compatible with surrounding uses. Provide a transition from higher density uses at the north end of Los Gatos. Boulevard to existing; residential uses at the south -end of Los_; Gatos Boulevard. Establish gateways as architectural or landscape elements which welcome people to Los Gatos and Los Gatos Blvd as a destination: Ensure gateway features shall create a landmark, spark civic pride, and add a heightened sense of identity to the Town. Proposals shall be designed to fit the natural conditions of a site and respect scenic corridors., Plan Consistency Matrix Cl uo M uj CM C i ►ti CO CO f 7 0 0 C7 U,r , 0 The overall architectural design along with the high quality of materials and details of the commercial buildings will enhance the Boulevard. The project would be consistent with this policy since the western portion of the project site would be developed with single-family residences, which would be compatible with adjacent residential uses to the west. Views from surrounding properties would not be blocked by project structures. However, the location of this property adjacent to two busy streets does not provide the quiet environment typically associated with single-family residential neighborhoods. The proposal does not utilize standardized or corporate building plans. The commercial buildings are well designed and articulated. Pedestrian access and amenities are provided within the commercial portion of the site. Staff believes that stronger pedestrian connections should be utilized between the residential and commercial developments. Pedestrian improvements are proposed to enhance safety and movement at the intersection. However, staff is concerned that there is no pedestrian access to the building frontages, on Los Gatos Boulevard or Blossom Hill Road. Access to the retail tenants will be from the parking lot side only. The proposed commercial buildings' single -story and two-story elements would be similar to the retail commercial and office buildings to the north and south of the project site along Los Gatos Boulevard. The proposed projects design would contrast with the Cornerstone and King's Court shopping centers on the east side of Los Gatos Boulevard on either side of Blossom Hill Road in that these retail centers consist of single -story commercial buildings with parking facilities located along Los Gatos. Boulevard and commercial buildings situated to the rear of the properties, relative to Los Gatos Boulevard. The project's commercial buildings would be more similar in design with the +1-story commercial center located to the south across Blossom Hill Road, where parking is located behind the center and would be consistent with the goals for a unified and active Boulevard. However, there is a lack of pedestrian access directly from the Boulevard and Blossom hill Road as discussed.above. Focal points such as patios within the retail development and patterned walkways are provided. Staff is concerned that the building located at the comer of the Boulevard and Blossom Hill Road does not provide sufficient street presence and would prefer to see a well designed two story structure here with more architectural interest. Proposals should be designed to enhance the Blvd. through excellence in architectural design. Proposals shall be designed to minimize interference with the privacy, quiet, and views of surrounding residential properties. Standardized building plans or corporate designed shall be discouraged Building and site design shall reflect the historic and architectural setting unique to Los Gatos. 73 a) a) Encourage pedestrian activity at and movement across Los Gatos Blvd. at key points along the Boulevard. Connect and unify the streetscape on both sides of Los Gatos Boulevard Establish activity focal points on -private and public property along Los Gatos Boulevard. Each node site shall have a clearly identifiable character as reflect hrough its hardscape, landscaping and street signage. 0 a 8 c m a, .n cu cn a) -U) v a co N c C 'a S .o O 2 8 co c m N N a N a. d M d d e1- as a 1.0 ci a. co a; a e- d z t7 d z '4; 0 z s- ri z 16005 Los Gatos Boulevard General Plan Consistency Matrix Commission Matters a. Discussion of amending Resolution 2001-42/Item 9,7 of the Planning Commission Policies and Procedures regarding election of Chair and Vice Chair. Chair D. Michael Kane asked to recommend that Town Council move the date of the election of Planning, Commission Chair and. Vice Chair from February to December, The new Chair would be seated in January and make committee appointments at that time.; Currently, the chair is not able to'make committee appointments until February, after Town committees have,begun their work for the year.: There was also the risk of a committee not having a, quorum with Planning Commission appointments being made later. The Commission agreed and directed staff to prepare a memo to that effect to send to Town Council. Principal Planner Jean. Hamilton indicated that staff would follow up on the directive and, depending on workload and capacity, could potentially move something forward to Town Council in December. Chair D. Michael Kane adjourned" the meeting to the study session. ► a <<Eu�s��, ile _ • . I lant ed Development Application PD-07-145. Requesting approval to change the zone from CH to cR:PD to dernolish the existing auto dealership and construct two retail buildings totaling 13,000 sq ft. and 90 multi -family units, APN 529-16-025 and 053. This is a Studi, Session only and no action will be taken at this time. PROPERTY OWNER: CHL Ventures, LP APPLICANT: Kenneth Rodrigues & Partners Project Planner Curtis Banks presented the staff report. , Commission questions: • What is the density of the adjacent residential property that is zoned RM 5-12? • Are there requirements in the underlying zone not met with this Planned Development? • What is the land coverage of the project? • What were the issues when retail was proposed to be 50,000 square feet? • Why did the applicant decide to go from 50,000 square feet of retail to 15,000 square feet? Project Planner -Curtis .Banks answered Commission questions: • The density of the adjacent property is in the upper end of RM 5-12. • The setback from the town houses to adjacent residential is 15 feet where zoning requires 20 feet, • The request for reduction in parking from Town's parking standards will need to be justified by a parking study. • The land coverage of the project is approximately 40 percent. Planning Commission Minutes Page 3 October 22, 2008 EXHIBIT 4 • The applicant modified the proposal to include lesser retail due to agreements not being reached for a larger scale retailer. Cortland Bohacek, Applicant • Asked for feedback from neighbors, staff and the Commission. • Described the project which now contains approximately 13,000 square feet of retail, 90 housing units, and locates retail on Los Gatos Boulevard, with residential buffering the adjacent neighborhood to the rear. Commission questions: • How many of the changes from the last design to the current one were based on input from the Conceptual Development Advisory Committee (CDAC) meetings vs. input from neighbors vs, _.input _.from_applicant'_s_design .team? ___ .._.._ • Is the applicant comfortable in selling the residential units in today's market? • If the retail is increased to 50,000 square feet, how does that compare to the average square footage of supermarkets? • When will the project be complete? • How will more square footage of retail change the layout of the project? • How does the applicant feel about placing residential units above retail? • Why is the condominium structure three stories high? • What is the mix of the residential units? • How does the applicant describe the development concept? • Is the applicant aware of the concern about the strain that large development may put on schools and has he met with the Mayor or Council representative? Cortland Bohacek answered Commission questions: • The changes made were due to input from CDAC, neighbors and the applicant, and they are anticipating traffic and parking studies and input from Commission. • Residential units are still a viable use for the property. • They received input that neighborhood -serving retail would be appropriate and big -box retail would not be appropriate for the site, • Would like input from the Commission on the appropriate amount of retail. • Construction would take 18-30 months. • They could incorporate placing residential units above retail. • Supermarkets can be 50,000-60,000 square feet. Any use that large is intense and would limit other types of development on the site. • The concept is to locate lower intensity uses adjacent to residential and to intensify density in the center; the project would then step back down to lower format retail. Wants to create an inviting backdrop for retail. Trying to achieve a blend of uses appropriate for the site. • The three story format of the condominium structure is to provide more open space and drive the massing to the center of the site to achieve the density they are looking for. Asked for feedback on whether or not three stories are acceptable. • They are trying to provide a mixture of housing opportunities that can Et different types of household configurations toallow for some one, two and three bedroom units. Planning Commission Minutes Page 4 October 22, 2008 Chair D. Michael Kane invited the public to comment. Lisa Kleissner • Expressed concern about increase in traffic and reduction in parking. • Expressed concern that setbacks are not appropriate for density proposed. • Commented neighbors, Commission and developers need to share their ideas under a different format. • Commented she would support low rise buildings (two stories) consistent with neighborhood; reduced density with gathering places for pedestrians; garden areas; and play areas that focus on life quality for the adjacent neighbors and unique equality of Los Gatos. • Asked that traffic impacts be kept off Placer Oaks Road. • Commented the project should be considered in context with other properties along Los Gatos Blvd. Merna Averkiou • Commented she owns a townhouse adjacent to the property. • Commented she hoped the project would not be more than two stories due to impacts on views of the hills and increased traffic. • Questioned if studies have been done on impacts on schools, Town services and traffic. David Wagner • Commented on concern with added traffic onto Izorah Way and discussed traffic calming measures. • Commented on concern with density. Ray Davis • Commented that CDAC consensus was that people would not want to haul groceries to a parking garage downstairs from the proposed market upstairs. • Commented the proposed market is not consistent with General Plan mandates. • Commented the setback matrix in the staff report is incorrect. Dorothy Erickson • Commented on concern with increased traffic and concern for children who use Izorah Way as a school route. . • Commented she agreed with everything said by Lisa Kleissner. • Commented on concern with peacefulness, quietness and integrity of their community being destroyed by the project. Doug Derham • Commented he also agreed with comments by Lisa Kleissner. • Commented they met with developer who did not include any of their ideas or suggestions such as a partnership to control the traffic problems in the neighborhoods. • Commented the developer is not selling the residential units, they will be rentals. • Questioned what the strategy_ andleadership was for Los Gatos Boulevard with all the car dealerships leaving so as not to create small pockets of development. Planning Commission Minutes Page 5 October 22, 2008 • Commented Oak Rim Way should be closed at Placer Oaks Road so traffic cannot go through the back route. + Commented pedestrian and vehicle access should be prohibited from Los Gatos Boulevard. + Commented that permit parking only should be allowed on Placer Oaks Road. Commissioner. Philip MVliceiche • Commented Mr. Derham's requirements were mentioned in the applicant's report. William LeGethe • Commented he concurred with the prior comments and that the development is too dense. Ada McDaniel _+._._-. Concurred -with -.prior -remarks. • Hoped traffic would be stopped in the afternoon from Blossom Hill Road, down Oak Rim Way, onto Placer Oaks and into the development. • Commented there is a day care center at Placer Oaks and Oak Rim Way which creates much traffic. • Commented on concern with the three-story building impacting sun and views. + Commented she would like the barbed wire fence currently on the site to be removed. Cortland Bohacek • Commented the five concerns he heard tonight are: building height (three stories), traffic, amount of retail, impact on schools, and number of residential units. • Asked for guidance on the concerns from the Commissioners. Commission comments: Commissioner Marico Sayoc • Incorporate the four traffic requirements listed by the neighbors into the traffic study. If the applicant fmds any of the requirements to be infeasible, the reason should be explained. • Would like to see how the parking study addresses parking concerns. • Would not support a minimum of retail. Would be interested in seeing the results of the fiscal use analysis and the applicant's retail studies. • Supports residential density of 5-12 units per acre and underlying zone setbacks to create a buffer. • Had no specific comments on architecture. • Would not support three stories since there is nothing else that large and would stand out. • Favored a mixture of residential users and size of units to lessen impact on schools and different price options to create opportunities for buying into Los Gatos. Commissioner Marcia Jensen • Agreed with Commissioner Sayoc's comments. • With the possible closure of other auto dealerships on Los Gatos Boulevard, consider how_ development will be spread out instead of stacking onto one lot. Planning Commission Minutes Page 6 October 22, 2008 • _ Favored the underlying zone and 5-12 density for the residential and the transition from: retail to residential. • Circulation should be considered so as not to create an island. 'Would not support three stories_since.it will_cut off views, appears_as. an island, -and --is- not ------- integrated to anything around it. • Not in favor of shared retail and guest parking; there must be dedicated parking. • Traffic is a major concern. • The project is too dense for the area. Vice Chair Thomas O'Donnell • Concern with bulk, mass and density. • Concern with impact on schools; need to receive feedback from School District. • Not in favor of three stories. • Retail is important and the Commission will have to recommend something. • Circulation is critical. The neighbors' concerns need to be addressed. • Shared parking could be considered under certain circumstances. • Project requires substantial changes to meet his comments and to meet the concept of the Town. • Would like to address development on Los Gatos Boulevard as a whole. Commissioner John Bourgeois • Shared most of the concerns already made. • Not in favor of three stories. • Favored a density of 12 or a little higher. A density of 16 is too high. • Diversity of housing is important. • Parking a huge issue. Looking for justification of the amount of parking proposed. Pushing parking onto the streets is unacceptable. • Strongly supports neighborhood -serving retail. Supports a walkable environment for neighborhood services, and would like more on the site. Perhaps add a third building along BIossom Hill Road to have retail around the perimeter, • The incorporation of traffic calming elements and bicycle lanes could be a community benefit_ Commissioner Joanne Talesfore • Supports all other comments. • Nothing unique (Los Gatos -like) with site layout. • Favored a town center where people could shop, gather and be sociable. • In favor ofmixed use and residentialabove'retail: • Against three stories; view of the hillscape needs to be preserved. • Wants a more creative site layout --more human scale and user friendly. • There needs to be a better transition from housing into shopping space. • Would support much more retail to serve the people on site and the surrounding residents. • Surrounding residents need easy access into the center. Planning Commission Minutes Page 7 October 22, 2008 • Housing is too barracks -like and pod -like, Would rather there not be rows of tall buildings, • Wants to see courtyards, arcades, benches, gathering areas, and seating areas. Commissioner Philip Micciche • Against three stories. • The two-story element is three or four feet higher than it should be. Chair D. Michael Kane • Concern with insufficient parking and parking overflowing into the street. • Against three stories; would block view of the hills. • Important to be sensitive to the adjacent neighborhood, giving priority to existing residents and preserving quality of life. • -- --Applicant-should-partner-with the neighbors to address their--concerns-and determine what type of retail they would like and to create pedestrian -friendly retail. • Concern for impacts on schools. • Favored mixed use buildings and placing residential units above retail. • Retail should be in harmony with the historical district and downtown district. • The development on the corner of University Avenue and Highway 9 is a good model of mixed use. Commissioner Philip Micciche • Applicant should consider valet parking. Cortland Bohacek • Asked for guidance on square footage of retail. • Would like retail to be community serving. • Would prefer not to have 50,000 square feet of retail which would cause a strain on all categories. Vice Chair Thomas O'Donnell • Clarified the Commission has spoken in. favor of retail that serves the immediate area as opposed to large retail. • Will want to evaluate what it does to traffic and parking. • No one has spoken in favor of a 60,000 square foot market. • It is not the Commission's duty to tell the applicant how to design. Cortland Bohacek • Commented they want to create a plan that incorporates the comments made tonight. • Asked for clarification on whether or not the Commission wants access from Placer Oaks into the project. Vice Chair Thomas O'Donnell • Suggested that Mr. Bohacek observe access to Trader Joe's from the street behind, which is not working and generates complaints from neighbors about parking on their street. Planning Commission Minutes Page 8 October 22, 2008 Chair D._Michael -Kane -- • Suggested the neighbor's suggestions of using red line curbs and permit parking may help the problem. • Not in favor of Placer Oaks Way not having access; this _would create walls_and_would xa.ot-be_ pedestrian friendly. Project Planner Curtis Banks • Commented the site is zoned CH highway intensive commercial and the Cornniission's direction is moving away from what the Towi's plan for the site has been. • Commented the intent of the CH zone is those highway oriented with larger scale uses, where a Cl zone is more neighborhood oriented. Commissioner Joanne Talesfore::. • Asked that staff provide examples to the Coin -mission and applicant of how other cities have addressed concerns similar to those raised tonight. Chair D. Michael Kane • Commented the Town Council adopted Build It Green standards and the Commission expects a good degree of sustainability in the project. Chair D. Michael Kane closed the study session and reopened the meeting in order to adjourn. ADJOURNMENT - 9:10 p.m. TOWN OF LOS GATOS PLANNING COMMISSION Wednesday,. October 22, 2008 APPROVED AS TO FORM AND ATTEST: Je. amilton P cipal Planne Planning Commission Minutes - Bud:N Lortz-__-___ Director of Community Development Page 9 October 22, 2008 16005 Los Gatos Boulevard Justification Letter RECEIVE ry AUG 1 1 O1 U TOWN OF LOS GATOS PLANNING DIVISION Project Description 16005 Los Gatos Blvd is a pedestrian -oriented, horizontal mixed -use project comprising 29 single family houses, 6 BMP units, and 23,267 square feet of retail. The project in its current form is the product of a 4 year development process that has been shaped by the Los Gatos community and its numerous stakeholders: On ore hand, the property is located on a vital commercial corridor, but on the other it needs to integrate well with the surrounding neighborhoods and embody the goals of the Los Gatos Blvd Plan, General Plan, and Town development standards. The proposed project reflects the Town's goals (as expressed in the Town guidelines) and also integrates project specific community input resulting in a development that is expected to thrive in the short and long term. The buildings have been designed to . comply with the requirements of the CH zone district as well as the goals and policies of the Los Gatos Boulevard Plan. The project adheres to the mixed -use General Plan designation and provides sufficient off-street parking for the proposed uses. The layout and access points to the buildings are intended to attract a combination of uses that will enhance thearea while respecting the needs of nearby residential uses. Design Process Comments received from the CDAC, Planning Commission, school district, elected council members, Town staff, neighbors and general community were positive influences in shaping the design and scale of the commercial and residential buildings. Stakeholders expressed a fundamental concern to protect the views of the hill sides. The commercial building on the corner of Los Gatos Blvd and Blossom Hill Road was designed as a single story building to maximize these views. , The massing of that building minimizes view impacts while creating a presence on the boulevard. The massing and scale of the commercial building on Placer Oaks is greater as it does not block view corridors and it matches the scale of the buildings across the street. The commercial significance of this location is clear. It was important to community stakeholders that the project incorporate community -serving retail and complement the other 3 corners of Los Gatos Blvd and Blossom Hill Road without forcing uncharacteristic density, massing, or height. Concerns about scale, massing, and density also impacted the residential project. Small lot, single family homes were selected because it accomplishes several goals. It eliminates large massed structures typically found in townhome or condominium style developments, reduces the densities relative to multi -family projects, maximizes view corridors and minimizes traffic impacts. Also, small lot homes addresses concerns about integrating well with the neighboring areas and provides attainable detached single family homes. Another design feature shaped through the community process is the 1 EXHIBIT 5 - access to the property. The project design promotes access off .of the commercial streets of Los Gatos Blvd and Blossom Hill Road. A key project goal is to minimize traffic and parking impacts on the neighboring areas. To that end, the project includes a median that __will limit access off of Placer Oaks through a right -in and right -out from the property. The project also received critical input to be mindful of the local and regional impact of this project. The proposed 29 single family lots are adjacent to the residential buildings directly to the west of the property. Placing single family residential next to multi -family residential not only provid:es,transitonal buildings between adjacent residential and commercial, but also creates an effective site plan that includes public cominonopen space and promotes pedestrian activity through pedestrian oriented walkways: Most Recent Changes to the Project: The project met with a favorable response at a well -attended May 201,0 Community Meeting. However, Town staff requested additional retail space. The plan was again revised in June 2010 to reflect staff s,input. The 4.40 acres site now consists of 23,367 square feet of retail space, 29 single family homes, and 6 senior/Below Market Price (BMP) units. Market Dynamics A core goal of the project is to create long term value for the community. It does not serve the community or project sponsor if the project only provides current or short- sighted commercial viability. The spectrum of market -driven options on this particular property is vast. One option is to press the density, height and massing to its limits. Creating an extremely dense plan works well financially because additional infrastructure costs, underground parking are amortized against more units and commercial square footage. It was evident from meetings with community stakeholders and analysis of ; Town development guidelines that a tall, dense, large massing approach is not consistent with Town or community goals. The project sponsor is in full agreement with community members -who advocate a moderate and less intense project. The key question the project sponsor analyzes is "What would make this the best project for all the stakeholders?" This is a loaded question because it must take into account the collective (and sometimes conflicting) constraints and requirements while maintaining commercial viability. It is the project sponsor's belief: that the proposed plan is the optimal plan that best addresses stakehold.er's interests while ultimately providing the greatest value to the community. The project sponsor' has analyzed a wide range of size alternatives for the commercial area. After working directly with numerous local, regional, and national tenants and commercial real estate brokers, it is well understood that this property cannot support large format retailers in the short or long terms: Similar to the car dealerships, larger, national tenants want easier freeway accessibility and visibility and they want to be ha regional markets or in locations like the Yuki site where there is sufficient land area and visibility to accornmodate strong cotenancy. The commercial format as submitted is sufficiently large to meet Los Gatos' increased demand for retail space. The retail will be community serving and will be positioned to remain vibrant by leasing to well chosen, stable, and successful tenants. Likely there will be a restaurant with an outdoor patio for dining, which will further contribute to attracting quality tenants. The 29 single family homes are the best use for the residential component. Not only do they integrate well with the adjoining commercial uses, but also help satisfy the demand for quality, moderately sized and reasonably priced housing. Single family homes not only are in demand, but they do not require construction of underground parking or a superstructure, which can add to the cost, and delay the completion of the desired housing units. In the current economic climate where financing of commercial projects is very cautious condominium projects with structured or podium parking are the least likely to be funded. The project format as submitted can be built even in today's challenging economic environment. More importantly, the submitted project adds the most value to the community in the short and long term. One of the worst things imaginable is for a new project to be completed, but then sit vacant for months or even years. Not only will a vacant project detract from the area, but it will signal a lack of activity and market strength to future commercial tenants and developers. Design Features The project is considered horizontally integrated mixed -use. The commercial and residential components are connected through wide paseos which promote pedestrian accessibility throughout the entire project area including the common open space. The design incorporates multiple product types and formats into a setting that is height constrained and density conscious. Typical vertically integrated mixed -use projects are more appropriate for urban areas where height limits usually reach 4+ stories. The subject property has urban. attributes, but it iscast in a suburban setting. While the property has commercial significance, the project density, height, and massing fit well into the area. The project is designed to be commercially viable and overall create long term value for the entire community. The architecture for the commercial buildings is modern Spanish style that reflects the character of Los Gatos and draws from quality design elements and features found • throughout the Town. The residential architecture is a mixture of Spanish style, Craftsman, French, and Contemporary architecture. Including a blend of architectural styles promotes an established and unique community environment. A mixture of recessed planes for the facade, low-pitched tile gabled roofs, recessed windows, unique detailing, and landscaped courtyards characterize the project. The buildings will be high quality in their construction and appearance with a mixture of clay tile roofs, wrought iron railings and accents, natural wood elements, trellises, and stone veneer cladding. The combination of complementing uses, distinctive architecture and quality materials contributes to an overall design aesthetic that is reflective of the character of the Town of 3 Los Gatos and enhances pedestrian interaction, promotes communitygathering, and embodies the goals of the Los Gatos Boulevard Plan. Proposed Uses The project complies with the CH Zoning standards and the mixed -use General Plan designation. Commercial The commercial buildings will serve the whole of Los Gatos with easy access, practical floor plans, high quality Materials designed to attract desirable community -serving tenants. These buildings are designed to reflect L G.1.1 of the General Plan which "calls for the preservation, promotion, and protection of existing small town character and quality of life within Los Gatos." Additionally they embody the Los Gatos Blvd Vision Statement to "promote commercial activity that complements the whole Town" and to "Provide a dependable source of income, employment opportunities, goods and services." There are three commercial buildings that comprise the 23,267 square feetof retail with ingress and egress off of Los Gatos Blvd and Blossom Hill Road. - Additionally, the buildings are designed to support a restaurant with an outdoor patio area to encourage community gathering and pedestrian interaction. The commercial portion of the property fronts Los Gatos Blvd and wraps around Blossom Hill Road and Placer. Oaks Road. The commercial uses embodies the vision of the Los Gatos Blvd Plan by promoting commercial activity that complements the whole Town, providing attractive, easy, and effective access to and through the Boulevard, and providing _effective links and interfaces between neighborhoods and commercial uses. Also, the commercial uses achieve an additional goal of the Los Gatos Blvd plan to provide a dependable source of revenue for the Town. Residential • The residential site is designed for 29 detached, single. family dwellings with 2 cal • garages, 14 guest parking spaces and common open space. The proposed 29 lots have an overall density of -12 units/acre; this makes an appropriate transition between the commercial area and the abutting residential uses. Based on the 'efficient site plan and house design, the unit density of the project is significantly less that the alternative of multi -family or attached residential product types. The proposed plan incorporates the request from the community to include residential uses while minimizing massing and maximizing views to the mountains. The residential uses also achieve the goal of the Los Gatos Blvd Plan which encourages a mix of uses along Los Gatos Blvd that are compatible with surrounding uses. Also, the Plan calls for new developments to minimize impacts on adjacent residential uses.. The proposed project will support the goals of the General Plan Land Use Designation and the Housing Element. Senior Housing/BMP Housing Units Numerous community stakeholders voiced a need for affordable senior housing. It was conveyed to the project sponsor that the senior population is underserved and that this project could provide a unique and dynamic outlet for these needs to be addressed. The project sponsor shares a passion to serve the Los Gatos senior population and provide high quality living. Specific attributes of successful senior housing projects include units that are single level congregated together, and located close to services. and public transportation. The six senior housing units on the second floor of the northern retail building will be part of the Town of Los Gatos BMP program. Combining the BMP units together creates efficiencies and translates in the sponsor's ability to construct more BMP units required. Clustering the BMP housing units allows the project sponsor to provide 6 units, rather -than the fourunitsrequired-bythe program. Even though the residential units will be for sale, Town staff has conveyed that the BMP Housing office prefers rental units the senior housing due to affordability and demand. The project sponsor is agreeable to make these units rental. The project supports the goals of the General Plan. Land Use Designation and the Housing Element by providing affordable housing units. Parking The project includes a total of 184 parking stalls located in individual garages (for the single family residences) and a surface lot for the other uses. This number of spaces is sufficient to accommodate the residential, commercial, and senior housing uses. CH Zone District The project complies with the development requirements of the CH Zone District including setbacks and lot coverage. In addition, the proposed uses are consistent with the permitted and conditional uses allowed in the zone district and with those found in the immediate commercial district on Los Gatos Boulevard. The project also complies with the intent of the zone district by providing commercial uses that are intended for vehicular -oriented activities and sales which do not unreasonably interfere with nearby residential uses. General Plan The project also complies with the intent of the Los Gatos General Plan as follows: Mixed Use Commercial Land Use The project complies with the intent of the Mixed Use Commercial land use designation which was established to promote a mixture of uses including retail restaurant, and residential. It also provides a small town, residential design that is oriented to all three public streets. The residential uses provide needed transition from the commercial buildings and residential neighborhood to the west. Commercial Design Guidelines The project complies with the Los Gatos Boulevard Plan and the policies of the General _ Plan including:_ -_--_ Vision Statement • Preserve and protect the essence of Los Gatos' history, individuality, character, and natural environment. • Promote commercial activity that complements the whole Town. Provide a dependable source of income, employment opportunities, goods and services. • Provide for attractive, easy and effective access to, from and through the Boulevard. ` .. • Provide effective links and interfaces between neighborhoods and commercial areas. Nodes • Encourage pedestrian activity and movements across Los Gatos Boulevard at key points along the Boulevard. • Establish the perception of Los Gatos Boulevard as people -friendly. • Connect, improve and unify the streetscape on both sides of Los Gatos. • Establish focal points on private and public property along Los Gatos Boulevard. Land Use • Promote commercial activity that complements the whole Town. • Provide a dependable source of income, employment opportunities, goods and services. • Encourage a mixture of uses along Los Gatos Boulevard that are compatible with surrounding uses. • Providea, transition from higher density uses at the north end of Los Gatos Boulevard to existing residential uses at the south end of the Los Gatos Boulevard, Private Improvements • Preserve and protect the Town's scenic beauty through careful planning. • Encourage site and building design that is particularly suited to the site and contributes to the Town's unique character, natural beauty and openness. • Ensure new, development will enhance the use, enjoyment and value of neighboring residential and commercial property. • Encourage a compatible relationship between proposed and existing development. • New development must be designed to minimize adverse impacts upon adjacent residential areas. Community Benefit: 6 Besides providing a mixture of uses including retail, restaurant, and housing the project, the project brings a number of other benefits to the community by fully satisfying the Town's Commercial Development Guidelines (see vision statement, nodes, land use, and private improvements above), In addition, the project sponsors are willing and committed to improving pedestrian and traffic flow at the intersection of Los Gatos Boulevard and Blossom Hill Road per requests from key stakeholders: 1) The elementary school district has requested the project sponsors work with the Town on improving the safety of the pedestrian crossing at across Blossom Hill Road at Los Gatos Boulevard. The project sponsor is willing to contribute funds for the improvements. 2) The residents on Placer Oaks, Izorah Way, Frank Ave, Leroy, and Chirco have requested the project sponsors work with the Town in improving the intersection so that nouthbound traffic on Los Gatos Boulevard can make a U-Turn at Blossom Hill Road. Currently this movement is prohibited. As a result, the residents believe that traffic wanting to go northbound on Los Gatos Blvd. use their local streets in order to travel towards Lark Avenue and Highways 17 and 85. The project sponsor is willing to contribute funds for the improvements. 7 LIST OF KNOWN ZONING DEVIATIONS RECEIVED OCT 12 Z010 TOWN OF LOS GATOS PLANNING DIVISION 16005 Los Gatos Boulevard & 625 Blossom Hill Road The following is a list of known zoning deviations from. The Town Of Los Gatos Zoning Standards after an initial review. Staff is to complete the final, comprehensive list to ensure accuracy, 1, Parking Ratio for the Retail is 4,5/1000 SF. 2, Parking Ratio for the Senior Housing is 1 per unit, 3, "Street B" Is over 150' long (+1- 185') Note: this has been accepted by the Fire Department 4. The streets on the residential portion of the site are 20' wide, instead of the 22' wide minimum standard, Note: this has been accepted by the Fire Department: If you have any questions or comments, please feel free to contact our office Sincerely, Brendan Goggins Kenneth Rodrigues & Partners, Inc, KENNETH RODRIGUES & PARTNERS, INC. TOWN OF LOS GATOS 110 East Main Street, Los Gatos, CA 95032 (408) 354-6872 SUMMARY OF DISCUSSION OF A REGULAR MEETING OF THE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE OF THE TOWN OF LOS GATOS FOR NOVEMBER 8, 2006 HELD IN THE TOWN COUNCIL CHAMBERS, CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS, CALIFORNIA. The meeting was called to order at 4:35 P.M. ATTENDANCE Members Present: Absences: None Diane McNutt Joe Pirzyrisaki Lee Quintana Stephen M. Rice Joanne Talesfore Staff Present: Randy Tsuda, Assistant Director of Community Development, Sandy Bally, Associate Planner and Joel. Paulson, Associate Planner. VERBAL COMMUNICATION: Ray Davis - Expressed concern that applications are not sensitive to the Town's needs. Developments proposed must be consistent with Town's standards. Merna Averkiou - Item #1 — Expressed concern over proposed density, the three story building, pedestrian circulation and traffic. Felt that two new additional signals will be required with this development. Ada McDaniel - Item #1 - Expressed similar concerns as her neighbor. Discussed alternatives to provide buffer zones, view and solar opportunities. Traffic noise and on -street parking are concerns. Wants to maintain their current residential character which is pleasant and serene. Quality of life and property values will be impacted. Requested a neighborhood meeting early in the process. Akram Hajiyousef- Item #1 - Same concerns as other neighbors. Doug Derham Item #1 - Expressed concern that meeting wasn't noticed and that applicant has not met with the neighbors. Concerned that this project will be a Santana Row. Neighbor at 16873 Placer Oaks - Concerned that this project will have a negative impact on their neighborhood and will impact property values. Mr. Tsuda - Explained the noticing requirements and that neighborhood meetings will be encouraged when an application is filed. CDAC Minutes 11-8-06 Page.2 .- ITEM 1: 16005 Los Gatos BIvd and 625 Blossom Hill Road Conceptual Development Application CD-07-03__ Requesting preliminary review of plans to demolish a vacant car dealership on a 4.5 acre parcel to construct a mixed use development consisting of 50,000 square feet of commercial and 86 residential units on property zoned CH. APNS 529-16- 025 and 053 PROPERTY OWNER: CHL Ventures, LP APPLICANT: Kenneth Rodrigues Comments: 1, Project has not been modified to meet previous concerns raised by the CDAC. 2. Concerned with underground parking for retail. 3. Concern about access on Placer Oaks. 4. Massing of project should be reduced. 5. Proposed density is too high; Density needs to be similar to adjacent neighborhood. • 6. Density/intensity of project will create traffic impacts. 7. Circulation on the public streets may be a problem. Look at what traffic resignalization may be needed. 8. Three story portion of project is a concern. 9. Underground parking garage may add height to the buildings. 10. Pedestrian access should be available on Los Gatos Blvd. 11. 360 degree architecture is very important. Project needs to address excellence in design. 12. Additional traffic impacts at the intersections are a concern. How will the traffic impacts contribute to a user friendly node? 13. Use Los Gatos Boulevard Plan for directions on the project. 14. Ensure development will not create parking impacts on the adjacent streets. 15. Sight distance off of Oak Rim Way is a concern. Will this project create traffic safety issues? 16. Development is too intense for the site. 17. One major tenant building will overpower the street and will not be pedestrian friendly. 18. Underground parking might work. 19. Special emphasis needs to be made to enhance the corner, 20. One major tenant is a concern. Need multiple tenants. 21. Neighborhood context is an issue. 22. Provide open space areas. 23, Separation of residential and commercial uses is positive. 24. Setbacks should be increased to match adjacent developments, 25. Lot coverage and densities need to be separated for the residential and commercial portions. 26. Parking requirement should be studied. 27. Traffic and circulation impacts may be limiting factors. These impacts should be studied to guide development plan. CDAC Minutes 11-8-06 Page 3 ITEM 2: 15400 Los Gatos Boulevard Conceptual Development Application CD-07-2 Requesting preliminary review of plans to construct a new office building with underground parking on property zoned CH. APN 424-15-045. PROPERTY OWNER: SHP Newark LLC APPLICANT: Kenneth Rodrigues Comments: 1, Concerned about exiting from the proposed project onto Gateway Drive. 2. Consider mixed use with retail and residential. -3.- - 360 degree -architecture is -very important. 4. Setbacks on Carlton Avenue should match setbacks on adjoining property. 5. Concerned about traffic and circulation. 6. Community benefit will be required. 7. Neighborhood meetings are strongly encouraged. 8. Office use not appropriate. 9. Consider elements of a lifestyle center. 10. Use should be retail. 11. Consider an auto dealership use. 12. Consider neighborhood friendly retail. 13. Concerned about traffic intensification. 14. Speak with Economic Vitality Manager about potential retail needs. 15. Additional concepts should be brought back to the CDAC, 16. Excellence in design is very important. 17. Pedestrian friendly site planning is very important. 18. Strip mall is not appropriate. 19. Consider linking project with adjacent property to create a commercial village. 20. Extensive landscaping is very important. 21. Los Gatos Boulevard needs the right mix of retail to promote a thriving retail corridor, 22. Project should promote vitality of the surrounding area. 23. Retail is more residential friendly than office. 24. Speak with property owners of the Ace Hardware parcel. ADJOURNMENT Meeting adjourned at 5:50 p.m. The next regular meeting ofthe Conceptual Development Advisory Committee is Wednesday, December 13, 2006. Prepared by: LI\ Bud N. Lo A , Direct r oftoikmunity Development cc: Planning Commission Chair NADEVNCDACWILNUTES\2006111-8-06cdac.min.wpd TOWN OF LOS GATOS 110 East Main Street, Los Gatos, CA 95032 (408) 354-6872 SUMMARY OFDISCUSSION OF A REGULAR MEETING OF -THE- CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE OF THE TOWN OF LOS GATOS FOR SEPTEMBER 13, 2006 HELD IN THE TOWN COUNCIL CHAMBERS,CIVIC CENTER, 110 EAST MAIN STREET, LOS GATOS, CALIFORNIA. The meeting was called to order at 4:30 P.M. ATTENDANCE Members Present: Absences: Diane McNutt Joe Pirzynski Lee Quintana Stephen M. Rice Joanne Talesfore None Staff Present: Bud N. Lortz, Director of Community Development; Randy Tsuda, Assistant Director of Community Development; Sandy Bally, Associate Planner; and Debra Figone, Town Manager. - VERBAL COMMUNICATIONS: Ray Davis expressed concern over the proposals for Swanson site. Commented that the proposal does not dictate the General Plan. Development will impact the schools. A Toyota dealership is the applicable use for this site, Ada McDaniel/Placer Oaks Association commented she has not reviewed the plans. A car dealership would be more advantageous. Development needs to be closer to Los Gatos Blvd. Wants a buffer between their development and the proposed development and requested that the barbed wire fence be removed: ITEM 1: 16005 Los Gatos Blvd and 625 Blossom Hill Road Conceptual Development Application CD-06-12 Requesting preliminary review of plans to demolish a vacant car dealership on a 4.5 acre parcel to construct a mixed use development consisting of 31,000 to 53,000 square feet of retail and 103 residential units on property zoned CH. APNS 529-16-025 and 053 P1.OPERTY OWNER: CHL Ventures, LP APPLICANT: Kenneth Rodrigues Comments: 1. Pasadena architecture is not Los Gatos. Look at the architecture of the original Old Town Center for details, arcades, etc. 2. Do not exceed the allowed height limit. Two stories is the preferred maximum height, probably less. EXHIBIT 7 3. Concern about impact to Placer Oaks residents. 4. Ensure there is adequate open space. 5. Some Committee members stated that smaller shops would be a better use while others commented that large shops were preferred. 6, Protect the hillside views, 7. Provide pedestrian and bicycle amenities. 8. Development should fit with the neighborhood context. 9, Questionable if area is conducive to a.residential use, 10. The development should not compete with the commercial uses in the historic downtown. Retail should be for everyday use. Formula retail not preferred. 11. Maintain respect of the Town's hillside views. 12. Most of the Committee members stated that underground parking was positive. A concern --- was .-raised -by one member--that-the-underground parking for the commercial use -was -- - - impracticable for Los Gatos. 13. Architecture is too linear. Large mass eliminates pedestrian friendly atmosphere. 14. Concern that the height of the buildings would shade the landscape areas. 15. Look at a one story element along Placer Oaks & Blossom Hill Rd to reduce mass. 16. Residences are too close to Blossom Hill Rd. 17. Internal courtyard is a good concept. 18. Secondary pedestrian access is a concern. 19. Ensure service areas will not impact residences. 20. Density should be based on the area the residences occupy, not the entire site. The development is too dense and should mimic the adjacent density (e.g. 5-12/acre). 21. Pursuant to the Los Gatos Blvd plan, look at nodes, access, and pedestrian friendly elements in designing a plan for the site. 22. Opposed to large corporate shops. 23. The viewshed and mass are important elements to consider to complement the three corners of the intersection. 24. Concern that the podium may require the building heights to be increased. 25. Office use is questionable. Resident serving retail is a better use. 26. Density and traffic are concerns. 27. Look at uses that will reduce the traffic. 28. The residential use needs to be made part of the existing residential neighborhood and more separated from the commercial use. 29. The Town needs residential and retail uses. Grocery store size stores are encouraged. 30. Concern about access from Placer Oaks Drive. 31. Pedestrian access should be provided along Los Gatos Blvd and at the comer to be more user friendly. Committee concurred that another CDAC application could be filed. ITEM 2: 615 Blossom Hill Road (Placer Oaks Drive) Conceptual Development Application CD-07-01 Preliminary review of plans to amend a Planned Development for a nine lot subdivision to construct nine single family residences on three acres as opposed to 49 apartment units on eight acres of property zoned RM:5-12:PD. APN 529-14- 012. PROPERTY OWNER/APPLICANT: Cupertino Development Corporation Comments: 1. The flag lot does not work. 2, Freeway noise is a concern. Houses need to be kept away from freeway, 3. Eliminate the BMP unit and pay in -lieu fee, Lot 3 is too close to Hwy 17. 4, The sound wall is a visual concern along Hwy 17, Concerns were expressed about the below grade lots andair pollution. 5. Houses should be designed with large interior courtyards to provide quiet open space. 6. Impact to Placer Oaks neighborhood is a concern: 7. Address any impacts for school children at the intersection of Roberts and Blossom Hill Rd. 8, Revise the layout of the lots. 9. Improvements proposed for the road may impact the trees. 10. Lots 3 and 9 could be used for parking and fire truck turnaround. 11 Provide greater landscaping between the freeway and the houses. 12. Revise the noise study, Provide a diagram of the noise contours at ground and second story level. 13. It will be a challenge in providing family housing so close to the freeway. 14. There is a benefit in reducing the number of units which in turn reduces the traffic impacts. However, there is a concern about losing rental housing. Questionable what is the better alternative. 15. There will be neighborhood concerns with access off of Placer Oaks Drive. Provide the least amount of impact to the neighborhood, 16. People have a right to choose where they want to live, Some people are willing to live next to a freeway. Towns responsibility is to make it user friendly. 17. Houses are too large for lot. 18. Design the units so that they are more entry level housing in terms of affordability. 19. Provide more guest parking. ADJOURNMENT Meeting adjourned at 5:25 P,M. The next regular meeting of the Conceptual Development Advisory Committee is Wednesday, October 11, 2006, • Prepared by:. "LL Bud N. Lortz, Director of Community -Development cc: Planning Commission Chair N:1DEVICDAC\MINUTES1200619-13-06cdac.min.doc ARCHITECTURE September 30, 2010 . Ms. Heather: Bradley Community Development Department. Town of Los dittos 110 E. Main Street P.O. Box 949 T:os'Ga tos,. C: i. 95 031 REb '--166005 Los. Gatos Boulevard .Dear Heather: I resiewed the -revised drawings, M} comments are as follows: NEIGH BORHOOD:CoI1 TEXT The proposedsite plan has been insetted into an air photo of the sot roundins area:beloi PLANNING URBAN DESIGN PECEIVED GOT 0:. .2010 `f otr1ft i OF Los GATOS. PLANNING [}f1/ISIQN TEI. 415,131.3795 FAY': 413 3.31.3797 Et A L: cdgplan@pae:Cieli.aet 180 HARBOR DRIVE: SUITE 219 SAUSAIITO . CA 94965 EXHIBIT 8 1660U5 Los Gatos Blvd. Design Review Comments September 30, 201B 'Page 2 ISSUES AND CONCERNS Overall, the project is well designed in terms of its architectural quality. HoNvever, I do believe that there ate site plan and project integration issues that are worthy of further discussion. Many -side -wails -are exposed -and - critical to the visual.. environment. Private open .space is Very small for all houses Common Area Is ''very srnal d is lated Site Plan Residential `. 1. Generaliy •tiie two' site plan uses do not seem veil well integrated; and the restderitial.portion seems.npt well inte- grated. inform an'd style With either the commercial portion of the project or the siurounding residential neighborhood. While providing the option of .roan different historically .derived sty=1es is a coinmoin residential' marketing: tool,.I don't believe-ittwould fit all that well into -thus context.-Pioviding diversity of form. aitd details m ttie.residcniial portion of the project:while limiting the -architectural styes; inateri its and,details to tiose.tlhat would.reflect that .of the comnierctal.por- tion of the pro edt would provide a more unified feeling and promote thethe-:Sense!OIA i.Villageotitbist the .fount 2 the applicant's Justification. letter also states that `:..Plaizitg,rbtglefam f re,idential next to mall family residential not only provides transitional bnildin, r between a ' neirt residentialand commerdaI but also creates a l dieiu the plait that inaluderpnbh'' common open space and promotes pedestrian ac'tieili' through pedestrian-ariexted nitilkniaj s. " However, it seems counter intuitive that if commercial very close to residential is bad for current neighbors, it is accept- able for the new residential neighbors. And, the residential portion of the project appears to provide very Little. private open space on the lots, and has only one tiny (amnion Area which is wedged in behind the parking near the southwest corner of the site. I do not see any.Public Open Space, and the Pedestrian -oriented tralkhiigys seem to be limited to one link- age along the front bumpers of cars between the residential and commercial portions of the project. See garages: note on first: floor- plan. Pedestrian crossing ends in sides of cars visuai quatit. of project entries is not very special:• Sortie .access Irani fronting sidewalks; would bedesirabie CANNON DESIGN GROUP 180 HARBOR DRIVE . SUITE 219 . SAUSALITO . CA 94965 166005 (i005 1.os Gatos Blvd. Design Review Comments September:30, 2010 Pale 3 3. Sinai] rear and side yards, combined with only small planting strips at the west edges of the commercial. develop ment, does not leave much landscaping are to buffer the residential units from the commercial area.'s parking lot. 4. -A fey of the -front yards facing Blossoni.Ilill .Road. and Placer Oaks. Road appear to be rather small compared to those. further west along those streets. 5. Sig( of the 29 units have. their home entries facing rows of garages across a narrow duve\va}. This type of site plari layout Is not as desirable as entries -facing -entries. My recbmthcn.dation, alit was for the recent review of the project at 162f3 Los Gatos Blvd. which has recently had a site plaa revision, is to search for a better site plan layout. Ifnone can he: found to staffs satisfac.doh, a minimum requirement of.pav ng the driveways with modular paters throughout the residential area should be considered. 6. Several of the units have side wall elevations that will have a substantia{ im aact.on defining the visual appearance of the project both internally and externally, Some of the proposed side elevations lack articulation, grid should be recon- sidered for elevations shown with the blue (lotted lines on the site plan comments diagram: 7 The added floor and the side elevations., for the residential style identified as French Country is orie that May be the mosf out of place with the top level adding, bulk to bath the: front and side elevations -With three -stony Walls on the sides, as shown in the Plan 3 diagram below This style and height optionis also shown for. Plan 4. This form adds visual bulk to ont elevation and 3-Story side wails FRONT ELEVATION SIDE ELEVATION French Country Style. height. anti bulk Comments 8. I.do have some concern with the orientation of homes oil Lots 1-5 ftcing Blossom hill Road. Their aligimient at an angle to the street is mit consistent with other adjacent alignments arid those across the street. However, I recognize that an argument could bemade for the proposed alignment. 9. The senior housing has no common open space of its own,.and the unit balconies are quite small. CANNON DESIGN GROUP 180 HARBOR DRIVE . SUITE 219 . SAUSALITO . A 94965 16(005I.os Cantos Blvd. Design Review Comments September 30.2010- Pap 4 Commercial Generally, the commercial buildings are well designed with visual interest, a mix of rich materials, appropriate details, and deep-set windows suitable to the architectural style. My comments are related largely to the site plan. 10 W'hile it may be that the major access, to the commercial uses will be by automobile With customers entering the lease.sp;ices from the parking lot, it is. disappointing to not have some access from the sidewalks along:the streets,'espe- .cially at the Los Gatos Blvd./Blossom FIi11. Rotrd corner. The future hopes for Los Gatos Blvd. as a more unified and active boulevard would suggest some more consideration of this issue. 11. The main project.entries at Los •Gatos•Blvd; and .Blossom Hill Road need sorne additional thought. Currently,, both entries. provide. little in th tvay of Building or landscape- teriziim.'Those may not be possible witlout eliminating some parking spaces for landscaping, but consideration should be given to 'special .piitterned.paving at the entries and within the parking lot (e.g., pedestrian walkway .crossings). 1:2..'Some discussion of the.location of the.garages serving;tl e'Sen.ior 14ousing• would he advisable: The currently proposed location shields the access elevator to the second floor units from 'picking lot.vie�v. This might ;lie a' Welcome. privacy feature, but it might Also be a.security concern. In addition, the garage location limits parking lot exposure and access to the northerly portion Of the conimercistl space below the -5enior.I-lousing Tlus suggests that the.ground floor use might need to be a single tenant or that access would need to 'be on the street frontage -sides of the building. Locat- ing the garage structure on the west side of that portion of the parking lot might be considered to address these two is- sues. 'That might also provide some additional buffering between the residential units and the conune.rcial parking lot:13. Elevator access to residential units is shielded from parking lot view ay be anprivacy as or a safety liability Commercial Building 1 Comments This portion of ground floor has limited exposure' to the parking lot May requires :single user for ilia first floor or long We •..'entry, deeri at the street which are elevated above the sidowalk level CANNON DESIGN GROUP 180 HARBOR DRIVE . SUITE 219 . SAUSALITO . CA 94965 13.. I understand the intent and sentiment of therelatively low height and snaall.scale of the structure at the corner of Los Gatos Blvd. and Blossom. Hill .Road. However, I wonder how critical that is relative to visually emphasizing the building corner at this important intersection With its Wide streets: In looking at it on -site, its seems like there Wright be some small amount of hill view blockage froth along a small segment. on the east side of .Los Gatos Blvd., but the lower height may not make any difference in that regard for a motorist or pedestrian traveling south -On the west side of Los Gatos Blvd. Any tiller element at the corner should riot be so large and bulky as the domed element on the southwest corner of the intersection, but.a smaller scale element (e.g., similar in scale to. this architect's design for the Cornerstone project shown to the right)' could be.a welcome puncruation..for arguable One of the most important intersections in the Town. • heather, please let me know if youhave any questions or if there are is- sues or concerns that I.have not addressed. 'Sincerely, CANNON DESIGN GROUP Larry Cannon AICP President 166005 Los Gatos Blvd. I)esiti Review t;;iaanrrients Selrtcmber 30, 2010 Pages ti ornerstorte:Tower lenient CANNON DESIGN. GROUP 180 HARBOR DRIVE SUITE 219 . SAUSALITO .. CA 94965 •ARCHITECTURE Decenlbei 21, 2009. ilts Hektik.130,41ey Commcu ty Deyeloprnei t..D paitinent Town. of: Los.Gtos 110 E. l intn Street Rd. Box, 9�19 Los. Gatos, C;1 9503:1 :166005 Lo"s Gatos'Bauleva'rd Dear Heather' I reviewedthe drawings, and visited the site. My comments are as follows: PLANNING URBAN DESIGN RECEIVED TOWN NIOF LOS N NG DIVISION NEIGHBORHOOD CONTEXT The site,.located at the' Los Gatos Blvd./Blossom Hill Road intersection, was recently. a ear dealership, and is only Sparsely developed with permanent structures. It is bordered on three sides blr streets `w tli corimercial 40eloptnent. Multifamily residential is:located on the fourth side. Photos of the site and its surroundings are shoo=n below and on the following page. Office Building across Placer. Oak Rd." 'EEC.: 4t3 3:11:3755 180'HARBOR DRIVE FAX: 415.331.3797 SUITE 219 View West lorrg Placer. Oak. Rd; EMAIL: r.Olgp)ini p cbcli,act SAU S AL ITO. ; :CA 94 915 EXHIBIT 9 Adjacent niultifarriity housing on Pia Vie er ©ak Rd, afongsfte; west On .Blossom Hill Road Singlefamily home on Placer:. Oak Rcl,. 166005.Los Gatos Blvd. Design Review (::onitnents December 21, 2009 :Page 2 Mukifar?Iify hoi.sing. interface .with: the 'site '. Aci:aceiit inuftifamtl} {hVu iif ot'rgios§oR2 f i;ff View To Cornerstone Shopping Center:across Los Cams Myth. Viewto southeast intersection of Los: Gains` view to con•ienerciaf:center across 81(*(5171 Hill Blvd. and Blossom Hill Road Road CANNON DESIGN CROUP 1:&0 HARBOR DRIVE .SUITE 219 . SAUSALITO . CA 94965. 166t)05 l..os Gatos NW. Design Review Comments December 21,2009 f'age 3 ISSUES AND CONCERNS See attachments_ for more photos and larger: graphics summarizing the Issues and Recommendations, Site Plan My largest concern is with,the site plazi moo Itch. `1 he major cbncerz s; ae 7 &ee them,. includea • The large surface pztrlcinglot beliuid file retail uses fragments tlac site. • The sen1or housing units as not so'pleasiiil; 11 we'i�s out.onl� �tt7 l�Ils}?Scree s azid tlle:parlsitlg :lot • The scziior hQusing'lias..no cc mmztn i pen spice of 1ts,o�vn. • The tti>o m iln ent• ries io the,resulenti it touts tre vtsulll}' daminaterl by g rlge doors. • There is ver}'hale open::sliuee fpr the Fc7I t sec en residcntial untt�, Setbacks along Blossom 1Iill'Ra 7d are Icss tlznt ,the djsiceixt iriulti€iinil}' hous11]g' ai1CI tIl('CC7n7t7lercial c e11ter iicro 5 Blassazn'.F1111 Road; • ` • The side elevations of file residential units. facing 131r�ssam :I -fill Road and the tn.t mal 5ueetare relatively:fat. • The pedesinan zone:along tide interii tl street seefns'vety narrow • There are. f ur units'that seem zsolate l • 1 as 1 '. SStttt��'1111 6 Weems narrow aa. » Whit pe iUng bt. 'hite wpts vlsial. me r.ilyo si !Mistily al site :teaIairi '"I not very I usable Entries to these two units are • Isolated 1s Architecture tit . ter.. -. .. .'i as,: a:i.-• Isolated Units ' S,o ii ■eth_sc& ndsreak`• facade articulation taehlgalraat: .. . Saeger Raising. setting is not easing arestecitx xratwanuN4'4 The overall archirectural treatment: of the commercial and residentialstructures st ern -quite good svitli.lnterestiiig: dettil:. The. exceptions .are: • The fatness and lack of articulation of important.streetscapc facades, as noted above. • The relatively low height and small scale of the structure at the coiner of Los•Gatos•Bl d. and Blossom Hill Road does riot seem large•enough for the adjacent large scale .Streets. tetgbt nduataSt uds crortersufficient for Una wale of these stteett Suddhavatavibrefahl xKecc raressintronr..3 avraretar:we CANNON. DESIGN GROUP 180 HARBOR DRIVE:. SUITE 21.9 . SAUSALITO . CA 94965 1660051;os Gatos Blvd, l)es gn Review Cormnints C)ccember.21; 2009 Page 4 SIMILAR PROJECT EXAMPLE In looking fiat examples of Other similar mixed use projects that might offer insight into other siteplan approaches, one adjacent to Downtown Palo Alto stands Out (See annotated air photo and photographs in the attachment). Located at the comer of Lytton Avenue and Emerson Street, the project consists of a three-story office building along the main street with seventeen single family homes interfacing with the residential neighborhood behind. rhe-project seems very much a part of both the commercial development along Lytton Avenue and the adjacent residential neighborhood. By utihi7ing below grade parking for the office building, the developer was able toprovide a iatge, lovely garden to enhance the complex. The garden, while enhancing the commercial use on:.Lytton Avenue, is also accessible to the residents of the project's residential units and the broader neighborhoodduring normal day°light hours. A direct link is. provided between the adjacent residential neighborhood arid the garden as well as .from the adjacent street frontages, The'project is slightly -smaller than this Los ('ratos site, The Air photo of nixed use.developrnent is superimposed over this project's proposed site plan in the attached illustration, 'x�nL'L}s bra ATI Residential Street frontage. qis Public access .points to open space garden Garden Open Space - accessible by the public during daylight hours: Three-story Office Building 1 Pro sed Site Plan underlay for scale 1. ccrnparnson' Common Open Space Garden' CANNON DESIGN CROUP 180 HARBOR DRIVE . SUITE 219 . SAUSALITO . CA 94965• 166005 1..os Ggeos Design Review Comments becembcr 21, 2009 PageS RECOMMENDATIONS I believe that,a siteplanapproacn similar to the project ex -ample described above would be highly appropriateforthis site. Avery roughadaptation of the example to this site is ;Shown below and at a 'larger sctle in the intadlimern. Major components of the,..approach; include: - • Commercial building facing Los iGatos Blvd. Either office use or -senior housing on the second floor would be reasonable.-Thegattlen would provide the senior citizerviesidents with a high. quality:common open 'space and :Several.units with a very pleasant view, . . . Vriderground.parlongfor 'the: uses.in the:building facing:Los Gatos Blvd. Some short term surface parking could beprovided. • Residential unit entries; fronting. onto 'both Placer .Olik. Road and BlossOin-Rill goad; ...1,,itrger;setbitcks along Blossom Hill Road, . . • Internal residential drive with adequate pedestrian linkages- airing; its edges and edged bylwell articulated side eleva- dons of the tomes, • A larger, usable common..open; space within the. residential area. • Access to the comniercial huilding's gaidenopen space from the residential area. I Wider 4'61 landscape 41. strips I I I f I .; Well articulated 11 side facades • I • Unit Entries Facing Street 4Nriot htelghtrorhood) Ramp to parking I Bulbauts - •i4.---11. :..basTaidaiiidii':'::.. Uuest.Parking ,• „,6 Drive Lanes .--7-,---------Vrill•Entrjee-facing-Street . -2-1- - ,,_. . • .. . . • - ,,,,t - . ' ' ' • - ??i4140.9fteirYeq_oili,.', '..,`17-:•,'.. - - --- - -Z. • ' .:. • - .. .., - . .. . . - . • -..: , . . • •• - :- . fleithesi i?.1e0'.14 li#)ifw :y.if ypitri)a:seariy questioni.or if there arel.SSOeS'Or-edncerns'that I have nOtaeldiessed., SitketOyi. •;-; ..,„:..' • - • . , .- . . _.. ,.v.,. • .. . - : , . .. _ ... _ . , .. . _ . . .. CAili•76Nt)8tp,-..,.N 11.0c71.,.), ... -,..-..- ..,,,-......2,,.... .... .. . ...,.., . ......:........ : ... ,...,, . ..........,-.....__-,.- .- . . . .. --.,.. . . . Sidewalks Neighborhood accessible open Space COuld be divided ;into two buildings -5--) • Larry -Cannon Ara': president Atiachments: CANNON DESIGN GROUP 180 HARBOR .DRIVE . SUITE 219 . SAUSALITO . CA 94965 0 *0 0 0 cL. = I. -0 al 1-•' 0 fl) E w 4. '0 0 ...... f 4: I Z ,,,•4 ,....-.•:,:::::•::::..;,/ f.""y p." , ,fne :Cc 'Co w - 1 , • , k 4.. t..a1/41:-'•ii., 4. 0 -:-. 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J zs G c4Q) Cl)— 00 ARBOR RESOURCES profe55ionat con5ultmc3 orborrst5 arid tree core A TREE INVENTORY AND REVIEW OF THE PROPOSED DEVELOPMENT AT 16005 LOS GATOS BOULEVARD LOS GATOS, CALIFORNIA PROPERTY OWNER/APPLICANT: CHL Ventures, LP ARCHITECTURE AND SITE APPLICATION PD-07-145 ARCHITECTURE & SITE APPLICATION #: PD-07-145 APNs: 529-16-025 & 053 Submitted to: Heather Bradley Community Development Department Town of Los Gatos 110 East Main Street Los Gatos, CA. 95031 Prepared by: David L. Babby Registered Consulting Arborist® #399 Board -Certified Master Arborist #WE-4001B October 11, 2010 p.o. box 25295, san mateo, california .94402 email: artiorresources@comcast.net phone: 50.G54.335 I I fax 50,240.0777 = licensed contractor W79G763 EXIIIBIT 10. David L. Babby. Registered Consulting Arborst.fl' . October. 1] NRO TABLE OF CONTENTS SECTION TITLE PAGE 1.0 INTRODUCTION 1 2.0 TREE COUNT AND COIVIPOSITION 2 3.0 SUITABILITY FOR PRESERVATION 3 4.0 REVIEW OF POTENTIAL IMPACTS 4 5.0 RECOMMENDATI.ONS 6 5,1 Design Guidelines ,...........,.. ........ ....... ... .................. ..... 6 5.2 Protection Measures Before and During Construction 7 EXHIBITS EXHIBIT TITLE A TREE INVENTORY TABLE SITE MAP C PHOTOGRAPHS (includes photo index) .DavkiL, Babkv, Registered Consaltutg Arbori:se .bctQber I 1., 2010 1.0 INTRODUCTION 1 have been.retained 'by the Town olf Los Gatos CointUnity Developinent Department to review tht, tree -related impacts associated with the proposed development at 1601).5. Los Gatos Boulevard, Los Gatos, which is located along the west side of Los Gatos Boulevard, between Blossom Hill Read and Placer Oaks Road. Specific tasks performed for ity revieiV are as follows: Identify "protected trees' situated in close proXimity tothe proposed features, to _ _ _ _ _a _include -those -located on-sitp„ on- neighboring properties, and within the public - - - - /1 Determine the treestrunk diameters. at 54. inches above grade Of aS. apprOpriate to obtain the Most representative sample oftrunk. si diOn-1 are rounded to The nearest half of an inch Trees listed with more than one trunk have multiple trunks. Estimate canopy spreads. Ascertain each tree'§ health and structural 'integrity, and assign an overall condition 'rating (e.g. good, fait or poor). ▪ Rate each tree's suitability.Thy preservation (e.g. high, moderate or low). • Review the project set of plans stamp dated 9/19110. ▪ Obtain photOgraphS of each tree; these can be viewed in Exhibit C, nd were dived from my preVious report (dated 11/6/00). for this_ projeet. • Assign nunit-,,ers: to each inventoried tree; those numbers' are presented: on L 1, a copy of Which is provided in Exhibit B. ▪ Affix tags With corresponding ininabers to accessible tree trunks (the tags.are round altithinurn With enftayednninberS, and were affixed in NoVeinber.2009). • Prepare a written report that presents the titoteitenfigned. infOrination, and provide recorninendations to help avoid or mitigate impacts to trees being retained or removed. "PrOteeted trees"-dre those tree regulated by Town Code.. Pursuant to Section 22.19.9960 Of the Tatvri's IVIunkipai Cede, a ''protected tree" has a trunk diameter of four inches and greater measured' at three feet above grade. Fruit —or nut.:•bearing trees with *trunks less than 18 inches in diameter are exempt (per Sectibn 29.10.0970. of the'CodeY. 16005 Los Gatos LOS oobs Pa / of 9: Tonne Los Gatos Commtority:Devela patent Department David L. Bobby; Registered Consulting. krbOrisil` Ootober .11, 20.10 2.0 TREE COUNT AND COMPOSITION Thirty-eight (38) trees of nine various species were inventoried for this report. They are sequentially numbered as 1 thru 38, and the.folloWing table identifies their names, assigned numbers, counts and percentages.: „. ,, ',, , . 7,, , • ,•' NAME, ', " V.i.ROP,Mi,::;i:MIN:Aki ..TREEUMBERS)' . .::.-4,-.4,1:,... ai'2,;, •,;• . j.'-q brush cherry 23 thru 33 11 29% Coast redwood 12,14-17,..34, 37 7 18% crape myrtle 1.8, 19, 21, 22 ' 4 11% Douglas -fir 13 1 - 3% white birch 38 1 giant sequoia 20 1 3% Raywood ash. p, 10, 11 3 8% Southern magnolia 1 thru 8 8 21% .:ylosrna :35,36 .2 5% Total 100% Specific iriforination regarding each tree is presented within the. Tree Inventory .rable in Exhibit A. The trees'lPeations are presented on the smap in Exhibit B, and photographs are provided in Exhibit C. There aretwelve (12) trees situated within the public right-of-way and regarded as street trees; they inciude.#1 thru 11 and 20. Tree #38 is situated on the neighboring western property, at the NW property corner. Trees #23 thru 33 are brush cheiTies that form a row along the front, western section of the site. Their conditions vary (i.e. good to poor), but serve to provide an effective Strahing-elentent betWeeirthe-subject•Site iuid front, neighboring western property. 1600.5 Los Gabs Boulei,a,:a, La Gatos rage Zal 9 Town of Los Gatos Community Development Department David L. Bobby, Regist yed Consulting Abode October11, 2010 3.0 SUITABILITY FOR TREE PRESERVATION Each tree has been assigned either a "high," "moderate" or "low" suitability for preservation rating as a .means to cumulatively measure their health, structural integrity, anticipated, :life span, Location, size and specie type. Descriptions of these ratings. are presented below, and note that the "high" category comprises two trees (or5%), the "moderate" category 27 trees (or 71%), and the "low" category nine trees (or 24%). Hiah'. •Applies to trees #9 and 19. These trees have a high potential of providing long-term contribution to the site, appear in goad health, and contain seemingly:stable structures. Moderate: Applies to trees 41 8,,1.1,13,17, 20, 22, 23-25, 27-36 and 38. These trees contributeto the site, but not at seecningly significant levels.. Their longevity and: contribution is less: than those .of high suitability,. and More frequent care is needed: during their remaining life span. LOW: Applies to trees #10,12,14-16,18, 21, 26 and 37. These trees are predisposed to decline and/or structural .defects that are expected to worsen regardless Of measures employed. 16095 Los Gi tns fazilevizrcl, Los G rton Pogo f 9 .Town of Las Gotos-.Comnnznity Development Department David L. Babby.:Registered Consulting Arboris -October 11, 2010 4.0 REVIEW OF POTENTIAL IMPACTS Implementation of the proposed design will result in the following tree disposition: ▪ Removals (19 in total): #3, 54, 11., 13-22 and 35-31. at Relocation (one in total)!..034 ▪ Retained (18 in total): #1., 2, 4, 9, 10, 12, 23-33 and 38. . . Tree 1110. should ,be added to the Est of rettovals, it is aSh'with..approXimately half ofits canopy being dead. Trees #6 thru 8, magnolia street trees, are identified on the landscape plans to be retained; however, a new curb and gutter along the street is proposed through their trunks and will result in their removal. If these trees are intended to remain, the future design must conSider the new curb and gutter being established at the existing location, and require no disturbance (oyercut, grading and compaction) inside the existing curb. Also, for tree 47, a proposed gas line is routed through its trunk, and would need to be shifted to be at least ten feet away. Note that none of these ..three trees .appears significant, as. tree #6 is highly poor health, and #7 and 8 have diehaek. Regarding. relocation, I recommend tree #19 is added to the list due to it considerable size, healthy condition and stable structure. Tree #22 may also be worthy of relocation, but a much lesser degree that #19. Note that any underground infrastructure beneath their trunks may prevent this course ofactio.n. Although planned for retention, tree #12 would be severely impacted and subjected to premature demise and instability. This is a large redwood that has a 40-inch trunk diameter, an extremely sparse canepy, and appears beyond recovery. The proposed new 16005 Lis Gatos Boulevard, Los Gatos Page. 4 of 9 Town of.Los Gatos ConununityDevelopment Department David&thhy, Registered Consulting Arborisi October 11, . 2010 parking spaces adjacent to lot 6 are only a few feet from its trunk, and due to overcut to form and pour the curb and glitter, root loss or think damage at its base can be expected. When considering this tree's poor and irreversible condition, redesign to avoid this impact does not seem warranted, and its removal should be planned: If efforts were made to retain. this tree,. I recommend the three parking spees are omitted front the design to *achieve a minimum setback of 20. feet from its trunk for any ground disturbance. Tree #4 is another Maanolla street tree that, although shown for retentionwould be severely impacted by implementation of the proposed curb arid gutter design. If it were to remain and be adequately protected, the section of proposed curb and gutter within ten feet from its trunk Must not reciniro any soil disturbance (overcut, gradina'arld compaatiOn) into the existing planter. 16005 Los GatoSBoidevard, Los Gatos, Page 5 of9* Town of.Los Gatos Comnutnity.Development.Department David L. Babby. Registered Consulting &bolls? October 11, 2010 5.0 RECOMMENDATIONS Recommendations presented within this section are based on the design reviewed, and serve as guidelines for avoiding or mitigating impacts to trees being retained, removed or relocated. They should. beearefully :followed and incerPorated into the project plans, and are Subject to revision upOn reviewing any additional Oi revised plan. 5.1. Design Guidelines 1. The recommendations and setbaCks provided in Section. 4.0 of this report •shotild be followed or considered. 2. All existing, unused lines orpipes beneath the -canopies of retained trees shall be abandoned and cut off at existing soil grade (rather than being .dug up and causing subsequent root damage). 3, The permanent and temporary drainage design, including downspouts, should not :require water being discharged towards a tree's trunk, 4. Per Section 29.1.0.100(kC,I) of •the Ordinance, a copy :of :this report must be incorporated 'jilt° the final set of project Plans; titled Sheets T-1., T-2, etc. ("Tree Protection Instructions"); and referenced on all.site-related project plans. 5. Mitigation is necessary te compensate for the loss of trees rano:Vett. :Pursuant to Section 20.10.090 of the Town Code, this shall be determined :by ,the Parks and Public Works Department I recommend that Table 'S-T of Section 2.9.19,0985 of the Town Code is used as the .framework for determining The size and amount. of new trees to -install. The 'trees shall be.planted prior to 'final :inspection, double -Staked with rubber treeties (may not be necessary for trees of 487;inch box size and larger), and all forms of irrigation be of an automatic drip or soaker hose :system Placed on the soil surface and not in a sleeve. Additionally, to achieve the greatest assurance of 16005 Los Gatos Boulevard., Los Gatos Page 60'9 Town of Los Gatos Community Development Deportment BavidL. gabby, Regist&ed Consulting ttrborist . October 11, 2010 proper installation, all new trees shall be installed, including necessary irrigation, by an experienced State -licensed landscape contractor or a professional tree company. 6. Thelandscape design should incorporate the following guidelines: a. For tree #9 the grates. surrounding its trunk should be removed, and the existing planter enlarged. b.. Most of the brush cherry trees (#23 thrtt 33) along the front, Western section of the property should be retained as an existing screening -element the ones :retained ahould also be pruned). c. Water should be. supplied to the street trees in the form of a drip- or bubbler -type System established: (hi-grade:and iiiat in a sleeve. 0. Within planter areas containing trees; I suggest a four -inch layer of coarse wood chips or Other high -quality mulch is used as ground cover (no gorilla.hiri bat*, rock/Stone orblack plastic), e. Irrigation should: not strike Within 12 to 24 niches from a tree's trunk. f In the event trenches for irrigation and/or lighting are required beneath a canopy,. they shall be installed in: .a radial direction to the trees' -trunks. If irrigation 'trenches :cannot be routed as sudh, the work should be perfonued using a pneumatic air deViee-(stioh as an Air. -Spade). g. Mulch should hePlaced noploser than three ine44.s from a tree"ajtrinik. 4. 'Tilling beneath canopies should be avoided, including for wed controli. , Bender board or other edging material proposed beneath the canopies -Should be established Ori top of ekiting. Soil grade (sith aS. by Wilt. vertical stakes). 5,2 Protection,Measures before and during Construction 7. All recommendations presented in Section 51 of this report shall be followed. 8. Treeprotective fencing,shall be erected td restrict access into unpaved areas beneath the Canopies of retainedtrees. Where: it is placed along ekigitig hardscal)e, it sliotild be no farther than 12 inches from the hardscaPe edge. It shall be installed prior to any demolition, trenching, soil scraping, or construction, and comprised of five- to .16005 Lets. Gatos Boulevard; Los Gatos Page 7 of 9 Torn ofLos Gatos CommunityDevelopmntDepartment Davirtt. Bobby, Registered Consulting Arborist° October 11, 2010 six-foot high chain link mounted on two-inch diameter steel posts that are driven at least two feet into the ground and spaced no more than 10 feet apart. Once established, the fencing shall remain in place and be undisturbed 'throughout construction until final inspection.. 9. Unless otherwise approved, all development activities must be conductedbeyond any tinpaved areas beneath the trees' canopies. These activities include, but are not limited to, the :fallowing: demolition, grading, stripping of topsoil, trenching, equipment cleaning, -staelq)ilingidtimping of materials, and equipment/vehicle operation and parking, Tree trunks must also not be used as winch support for transporting or lifting heavy loads. 10. Prior to construction, a four-ineh layer of coarse wood Chips (14-,to %.-inches in size) from a local tree service company shall be manually spread within the fenced -areas. 11. Any approved activity required on unpnVect tubas beneath the trees' canopies must be manually pertained using hand tools and wheelbarrows, and not. require heavy equipment or tractors traveling or operating on unpaved gronnd, . . 12.If a section of new property fence is to be installed, the posts should be situated at least 24 inches from any trunk, and manually dug using a post:hale digger: .1n the event a root of two inches and greater in diameter is encountered during the process, the hole shatild be shifted over by about 12 inches and the process repeated. . • 13, Great care Should be taken by construction personnel and any heavy equipment operator to avoid damaging tree trunks, hitbs. and 1?rariches, 14. Where beneath canopies of retained treeS, the reinaVal of existing hardscape must be carefully perfornied to avoid excavating Soil and daniatting roots during the :process. This work should not invOlve the use of heavy equipment or tractors oper4ng or traveling ortunpaved 16005 Los catOSBoulevord, LoS Gatos 2 Pa ke &of 9 :Town of Los Gatos Community bevelopment Department David L. Babby, Registered Consulting Arborzst4 October 1.1,. 2010 15. Throughout construction during the months of March. thru November, supplemental water should be supplied to the retained trees. In doing so, I recommend a rate of approximately five to ten gallons per inch of trunk diameter is applied to the ground beneath the canopies (and not atthe trunks) every two weeks via deep -root soaking, such as using soaker hoses or filling a basin formed by a I2-inch high berm. 16, All tree pruning shall be performed in accordance With the most recent ANSI standards, and by a California state -licensed tree service company that has an ISA (Internationa1 Society of Arboriculture) ._certified _arborist_in..a.supervisory role.- The. company selected should also carry General Liability and. Worker's Compensation insurance, and shall "abide: by ANSI Z 133.1-2006 (Safety Operations). All pruning should be limited to the removal of deadwood >l in diameter, heavy limb weight reduction, and clearance for vehicles and equipment. 17. Tree relocation shall performed according to the standards set forth in ANSI A300 (Part 6)-2005 Transplanting, and by a company described in the previous recommendation. All recommendations provided by the company for pre-, during and post -transplant care shallbe followed. 18. The disposal of harmful products (such as cement, paint, chemicals, oil and gasoline) is prohibited beneath canopies or anywhere on site that allows drainage beneath canopies. Herbicides should not be used beneath.the trees' canopies; where used on site, they should be labeled for safe use near trees. Prepared By: David L. Babby Registered Consztlting Arborise #399 Board -Certified Master Arborist #WE-4001B 16005 Los Gatos Boulevard, Los Gatos Town. of Los Gatos CommunityDevelopment Department Date: October 11, 2010 Page 9 of 9 .David .1„ Babby, Registered Consulting Arborist ' October 11. 2010 TREE INVENTORY TABLE 7600:5 Las Gatos Boulevard .Los Gatos Toi'n ofLos Gatos CUIIInn,ntty Development Department ARBOR RESOURCES ico-n1:411:tar!fa arliarr.1.4:,:, a nit- tree. 41179 TREE INVENTORY TABLE Overall Condition (Cood/FairiPoor) C 'Isatra!H,.-_1; spudtuj .,Ct!suolui In Direct Conflict Not Show n on Ste Plan ,..... 17-: • ,t... C • ° ...."' II ' ;.,., v... II ..- i. . • .= • ,..... •0 TREE NiO, - . TREE NAME • . eFS'1" ad- -c H -t) • ,tfe •-• F.? --7-'• • :.- ic •7,-; L.-6. • r::.,.. cr., (5 . p. .,.. — •,''. 7z' ez:= .t., • • —. .-.7....' .2 a ;•--. ,0 ti ...-.•, — . c•.> r: <7........, "0 .th ..., 0 r.-:•--- _c ..... 0 a ' . , . G) <..+, ,:.., — *-) • e _ nlagnnlitt grandiAra ) .8.5 75% 75% • Goad Nioderate Comments; Beneath .10 v-vOltage % ires; Base Of trnific•is About l2 inehes-fromata:exiSting PG&E tit Vault. 2 Southern Magna11a (Magnolia: grandiliont ) .7 : 20 ' 75% 75% -, Good .- Moderate 2 .-N °miens: t3e11eath 10 v-voltage % ires, Some dieback is eVitent. • 3 -Southern tuacnolia (Mtgitolia gran diflOra ) 8 -20 75% : 75% Good Moderate 4 X :-..x ommen s: I3eiatbiow..voitage wires. SoinediebaCk is eviaent. 4 Southern magnolia (Magnolia grandiflora ) — 11.5 _ 25•75% 50% Fair Moderate 3 X - 1 acumen s: ome deback is evident: 5 SoMhern magnolia •(Magnolia grandtilora ) 11.5 25 50% • 75% Fair 3 6 7 eon -intents: Hasa sinalt:hrokenTiralicl.v Over -sidewalk. Some dieback is evident. Southern magnolia . (Magnolia 0,)4nclillora.) 10 • 75% Poor Moderate 1 CanimentS: Significant dieback of canopy (only about 65-Percent of live -foliage remains) Possibly worth retaining by priming•out dead%vood to *rove appearapee. Southern magnolia (Magnolia gram -Vora ) (ailments: Has a. girdl ng root on sidewalk side of -trunk-should be i.orrected through root pruniix ng. Sorne dieback • is es;fdent: Trunk Is aiicalt jOlnches from eidstingtotti. 12 25 Site: MOOS Los Gatos Boulevard, Los Gatos Prepared for: Town of LosGatos Comm. Develop. Depart. Prepared David L. Babby 75% 75% Good Moderate 1 of 6 Octaboi ARBOR RESOURCES proletonal con5ultin9 arborlotn and trcc c.re TREE INVENTORY TABLE TREE NO. TREE NAME TrtthkDaintter 17.stiinatef.1 Crnopy Stirettil(ditimeter in 113 , . tt '. 0 ,‘; ,'5 •••'' ..... N ......,,, T-:' cz ...- ,.... Strucitinii Inte.4ify (100%=Ilest, := .,..., 0 1.• ' ,0 1i-.1 a• •:z -., P.., — •-... 'E u 2 6 .t." • . 4:: =11 0 E '6' (.-., u rz.. 2 ,,,.2 .0 en P, - t 4 41 -, 74 0 T ... k . - • ll o ,,, c i Not'Showifoii Site Pb-1 :8 •".Southern magnolia (Magnolia grantilflora ) I0:5 20 '50% 75% .Fair Moderate - X X Comments: Declining With obvious dieback. l'rurik is nearly 24 inches from existing curb. :RayWood ash . 9 cFrarinas.o . "Raywood') 11.5 :35. 75% 75% Good. :: High .. . Comments: Has a low -growing canopy. Fleneatkhigh-yoltage electrical wires (transmission and d stribution wires). '1"rinik is within a square Planter with grates. RaywOod ash 10 (Fraxinus o , 'Raywaod') 4.5 1.5 •25% .2 5% Poor Low Comments: Significant iiieback,.resuPing in half of the tree being dead. Also, i(has aninfedor structure, • Raywood ash 11 (Fraxlas o ,'Raywood') 9 :30 50% 75% Fair Moderate ._ X .X •COmments: SamP.aSfor free #9. 11-1 grates and surrounding sidewalk,:however. are raised, Its trunk- has. grown around and seemingly engulfed.sectiOns of the grate.s.. coatt red wciod .. • i2 :(Sequola semponlrens) 40 : 35 . : :25% '75% _ Poor Low ' 1 _ . • ' • Comments: Has an extremely sparse canopy, most likely froni flack of water. Appears bc.yond.recovery, Canopy is adjacent tobigh-voltage Wires, .. .Donglas-fir . . 13 • (Pseuilhtsaga theil:iesli)• :37.5 '40 ••50% 75% Fair Moderate . 3 X flay branch dieback throughout canopy, including.a dying top. Most of the tree remains healthy - - - although turther:decline is likelj. coast rethyood 14 (S. epoia sempervirens) 20 20 0% 25% Poor Low _ 3 X Comments: The retnaii irig top 20 feet cif tree is dead. Site: 1.6005 Los Gatos Boulevard, Los .Gatos Prepared for: To.wp of Los Gatos Comm. Dsvelop, Depart, Prepared*: Bavict.L.Babby 2 of 6 October 11, 2010 ARBOR RESOURCES pr.y.ife...Dal6nM ,con5:0:sno 4r0onstr, and tree. care, TREE INVENTORY TABLE 6 .„- o >,:•.- NoahIt Condition r00`)/0=13e.sc. OfNp----Wort) ,-, 0... ..... • :,1 a _s, -z-v,.- v v P. t.,..... c...-4 — t... = ...... t..... 6 to.. . ' 15 (..1 ,o TREE NO, TREENAME ..g E r.-. il 0 „..... r.) ,.• 2 8 7 7 '.E •:-..:. .r.-• ;::. .- To tt 1... '..1-2 7 ..., g ,.. 6 .. 6 ..= v) — ° •-• ....., ti: ".' Z - cocis(redWood Oequok .1sernpervii-en:}. 32,5 35 25% 75% _ Poor Low .1 . . . . confinentS: -extremely -sparse eat6py,thdat.likeli:froh4 leek of water. AppearS beyandreeoi,ery. coast redwood' 16 (Sequoia sernpersifren.O. . :32-.5- 33. 25% : 75% PoOt -LOW X. Comments: Grows adjacent to and above high,voltago electrical wires. :Has a declining and very sparse canopy. :Likely beyond recovety. C-Oasfredood • • 17 . (Seritiokt serizpari=i)'0iJ-1 • .. .49. .... ..:35 . 75% . Fair . Moderate - X online:its: A stressed,. ree with some cliebacik,likely:due M. a lack of Water. The deeliite does net appear significant, and the tree May be recoverable. if proVided the proper care (if not, further decline can be expected): May have posSible.minor infection by Botryosphaeria. Top -broke or was removed sometime ago. crape Myrtle: ,• , 18 (Ltigedtroe»ila 'Wilco ) 2.5 .10 :15% : 25% . Fair .ow - X Continents: .Has:ri distineflettifand. someWha unstable rootbalt, Wound. -at lower think, crape myrtle 19 . (Lagerstivem la bidira.), , 7.5 , 25 100% :75% _ Goad High ' 1 X Comments: A healthy tree worthy of relocation. .giant st..quoin 20 (Secpwiactendror gigrintein) A6.5 35 50% : 75% Fair Moderate 2 X X Comments: This is a -Significant tree situated Within a 9-fOot side, 29-footjong btilb-ont p Miter between the curb And sidewalk. 14.as:Significant decline in the lower Canopy(althougi the top is alive:and seemingly healthy) due likely to eXtenstve infection by "Botrygsphaeria canker and dieback.4 Due to the amount' oldeartbratiches:, further decline is immitient and -cannot be treated. There Is a water meter one -foot from the -trunk. There is a cavity in the form af a canker at about 15 feet along the'NE side cif trunk:, --A situation that can •iinpact the tree's structural integrity. Numerous major anchor roota have been scraped and contain decay. Site:1:6006 LosGaos Boulevard, L�S Galas Prepared for Town of LosS"pafge Comm Detielop. Depart Prepared by: clavfd.L.-Babby 3 of 6 Oetober 2010 ARBOR RESOURCES proletwAonal rbort. nd troe, •care TREE INVENTORY TABLE .,...7) .... ,L.:. ›,..!• 0 . ..", 'e. > . •,... (i. t 0 - > .> ... Suita6ility fi)r Preservation (I ligh/Moderate/Loiv) ..... rn .u, -T.> -- -.1,1 ga Street The tn Direct Conflict ...., 0 .9-• ea ...... - -.....0 (0 .,:t •E . ,:, 3 r .,.._ .8 .:••.= a : •.•-! .ito :'-' '"•• :7..., „„,.;.• = • . c-''' .-1-7 f-J r_, 0 c. , .e.....••1 • — .,c, • •-.., .c.,) .o TREE NO. • 't'../ TREE NANEE b .-• - ••••:-, .5 _ :r...., ,, . E 0 " ..,, C., , IL ;_-: rt — . e0 0 .e.) 0 , ... L •,,- 7.5 e ',.."7, 0 • ,. • — - -....4 o ,... • 1-' 0 ..,-, ,_-• 'r4 .?-1) .4...V II. : C ,..-- . 0 ,,,..... .......s . , •crape myrtle . . „ 21 11-agerstroentia indica-) 3.5 10 .50% !25% Poor Low 4 :X .Cornments: Declining health and sparse canopy. Planted too deep below grade, Has 4 distinct lean and uns able rootball. crape myrtle 22 .(tagersimemia indict) 4.5 15 .100% '75% Fair Moderate 3-X rorninentst Plantedtoo deep.helow ,grade. Worthy of relocation. 'brush cherry 23 (Eugenia lasultkilia ) 15 .50% 25% Poor . Moderate 3 - X Comments: 24 brush cherry (Eugenia tupatAdia } 7, 6, 5,5, : 4, 3 ..„ • 20 . 75% 25% :Fair . Moderate 1 - X :Comments: • twits!) cherry 25 • (Eugenia niyrtifialia ) ' 5,5 10 15% 25G/0 Fair Moderate - . - X COmments: brush Cherry 26 (Eugenia vonVidia) 6 10 25% . 75% :Poor tow • , •., X ..Comments Signt icdnt.dechnt.. - • . brush cherry 27 . . (EtigertidrayiVitikt ) : 6',..•6 ' 10 .:50% 25% • :Pot* Moderate 3 • -X ..ornment4: Site: 10005 Los Gatos Boulevard, Los Gatos Prepared for: Town .of Los Gatos Comm. Develop. Depart Prepared br. Dairld L. Babb)/ 4Of (3 October 11, 20.10 7 ARBOR R.ESOLIRcES prbf e9roonal contioltl.ng a.rbortsts- and tree cane TREE NO, 28 TREENAME (Eugenia. inyti(fidia.). Comments: TREE INVENTORY TABLE : 5 8 Q . .0 • rs 25% • ••1: Poor Nlbcierate 2 cp X 29 brush eherry (Eugenia myrtifolia) •Commenis: 8 25% Poor Moderate 4 30 brush cherry (E. ti3Onia myrq.nlia) CbmmentS: 6 • . 10. 50% Fair Moderate 31 brush..cherry (Pogenia 6: 5 100% Good Moderate 3 ,Comment: x 32 brush clierr: ConinientS:: 15 75% 25% Fair Moderate 1 33 brush cherry (Eugenia will/611a ) 7.5 . 15 50% 75% Fair Moderate 1 onunents: 34 coast redwood • .(SiTuoiri.4.entikrvii'en.) . . 3.5 15 75% _ 75% Good Moderate 1 • X COmmeds: MS a trunk diameter ,greater that four incites measured 54 inches above grade. Proposed and appears Suitable for relocation. Site: 16005 Los Gatos Boulevard, Los Gatos Prepared for: Town of Los Gatos Comm. Develop. Depart. Prepared by: David L. Babby 5 of 6 Ocinti4r-1t ARBOR RESOURCES prote5INiorlAl constiltinqor.0 U.C4 tree jr TREE INVENTORY TABLE ur14.nu). pewcfs • A:douirjpoletgps C' t oltdditral (160%=-11b%*,W+661.) Civeta 11 Condition (0Oodihar/Peor) C 0 fritert§iiy"of Iinpritts (1•=1-Iiihest., 5--=LoNvest) c • • 0 6 x , ,.,. TREE NO. TREENAME - '5 ,... f-, ,-.. — .„., „ ,...,.. &I z:-.: erl c — "..4 1 35 - itylosina • (Xylaiwia congestum) 5 20 1.00% 50% Good Moderate 1 X X CoMments: xylOsma 36 • (Xylosnia conge.siton) 9.5 30 100% 50% Good Moderate 1 X X Comments: coast redwood .37 (&qui* sempervirens) 3.5 • I 0 • 25')/0 50% Poor Low 1 X X •Comments: A relatively new install with support stakes: Has a trunk diameter greater than four inates-measured 54 inches above grade. :Declining due to seemingly a lack Of Water. fins supportstakes. European white birch '38 . (gettila penthila) 10 .20 • 75% 50°,/o Fair Moderate l - .X. Cornments: Located on adjacent p operty. Bencatiihigh-voltage wires. its trunk grows into the stnred fence and over the propetiyline. The base of its trunk is only inches from the property.line. Opposite from the property line, its trunks abuts.and growspartially Over an existing curb. Site:16005 Los Gatos Boulevard, Los Gatos Prepared for: Town.of Los Gatos Comm. Develop. Depart. Prepared by: David 1....Babby 6 of 6 October 11, 2010 David L. Bobby, Registered Consulting Arborise October 11,.2010 EXHIBIT B: SITE MAP 16005 Los Gatos BOttlevard, Los Gatos Town OfLos Gatos Gonimitility Development Departimmt 6005 LOS GATOS BOULEVARD Los Gatos, California ,4A.1.3RNA • ;41.•/.4, .4=-•••=r0,--1 • 1'K • 4.1 • • • • = .0 19?..• . EXISTINGZONE David L. Bobby; Registered Consulting 4rhortse Octoberil, MO EXHIBIT C: PHOTOGRAPHS Photo Index Page C-1: Trees #1 thru 6 Page C-2: Trees #7 thru 11 Page C-3: Tre6s:#12'tKral7 Page C-4: Trees. #18, 19, 0 and'38 Page C-5: Trees #20 thru 37, 1600.5 Los Gatos BOitIevard; Gatos Town of Los Gatos COMIIIitlit6, Development Department 9ctober ill, 201 rffE=Awm ? • • c‘i •"!•,- s c5 40 Los Gatos Union School 1.701 0 Roberts Road Los Gatos, CA 95032-4510 Phone: (408) 3.35-2000 Fax (408) 395.6481 w wwi' .1 ii_s<.'1.k 1 ? _ca.0 i 1. Richard Whitmore., Superintendent April 26, 2010. Heather Bradley,Contract Planner Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 LOS GATOS SGFTOOL DISTRICT RECEIVED. APR 401,0 TOWN OF LOS GATOS PLANNING C IVIStON Dear. Ms. Bradley: I would like to Comment on Project File PD-07-145 for 16605 Los Gatos Boulevard also known as the Swanson Ford site, The total number of new residential units is 57, with 10 condomini.utn units and 47 single-family units, These new units would bring approximately 20 newstudents to our elementary and middle schools in I..os Gatos. We are currently operating at or near capacity at all of our downtown schools. This construction will create the needfor new classrooms. We are currently asking the voters to approve a: bond initiative that Will fulfill some but not all of the projected growthin residential units in Los Gatos. In addition to the direct impact on our schools., the intersection of Los Gatos. Boulevard and Blossom Hill Road is one of the most heavily traveled in Town during schoot flours arid especially busy'duriing drop off and pickup times. We continue to have a concern about the safe travel of both carsand childrenacross this busy intersection as they snake their way to school in the morning and back home after school. We hope the Town. has given ample consideration to the traffic impact implicit i : the Site design of this project, and in the number of units and commercial development that will generate more cars coming and going. Please give full consideration to the needs of the Town's children and its schools as you consider this project. Best regards, Richard Whitmore Superintendent Cc: Cary Matsuoka, Superintendent, Los Gatos Saratoga Union High School District Bard of Trustees, Los Gatos Union School District BOARD OF TRUSTEES *Kathleen Bays *Phil E. Couchee *Doug. Halbert *Chris Miller*Tina Orsi-Htutigdn EXIIIBIT 11 / 0 \ 2 § 0 to A /\ •. • 0 // , m £ . '04 ) \ . k k m pia J/f p k////O Monitoring ;Action i <. 2 � e� xa> 6.�:..---. : k 2 07 . p ...�... ...... ........... / \ 0 , Mitigation AIR QUALITY To limit the project's construction -related dust, criteria pollutant, and precursor emissions, the following BAAQMD-recommended Basic Construction Mitigation Measures shall be implemented a. All exposed surfaces (e.g., parldng areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. b. All haul trucks transporting sail, sand, or other loose material offsite shall be covered. c. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f. Idling times shall be minimized either by shutting equipment off when not in use orreducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCRJ). Clear signage shall .be provided for construction workers at all access points. g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. H. A publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints shall be posted at the site. This person shall respond and take corrective action :within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. �I 13 ."....i:•'.,..:.: "...... ...... ...... • .•::, . : ... : so . 0 .i 0 0 0 P 0 .....,..........., • -4 During Construction a o 'e . g r.„ 0 0 o a o .0 . 00 0 . .0 n ° . - o. Pi o b., "e .5 -r„ a 0 M u ,•.:::. • , • !.....: !." , . 1 ,.... i (2) ,,„1 0 W.) bl) ,--, .n. rli f:r4 r", : ; . :. . :•;,., !..; Planning & Building Division, CDD Planning & Building Division, CDD Planning & Building Division, CDD Planning & Building Division, CDD • ' .... i • • • . • ; • • :•• •.:... .: td tH 0 "8 80 • li :-8 ° w,r0 tO a. — 0 sa. • . • • • . Required as a 1 condition of approval Required as a condition of approval . (1-1 -cl 0 — 0 0 ,•3 ,,cr a P. Required as a condition of approval BIOLOGICAL RESOURCES Withreview and approval by the Town, all recommendations made by Arbor Resources (October 11, 2010 and any updates) will be implemented to eliminate or minimize the construction -related impacts on the trees to be retained. Recommendations are listed under Section 5.0, Recommendations, of the arborist's report. These include recommendations under the Design Guidelines section addressing tree retention and relocation, soil disturbance, mulching, trenching, drainage facilities, and installation of new trees. The report also provides recommendations for. Protection Measures before and during construction, encompassing fencing, removal of hardscape, demolition, work within tree canopies, etc. The report's recommendations are included as Attachment 3 of the Initial Study. CULTURAL RESOURCES Construction personnel inviolved with eartlnnoving shall be alerted to the potential for the discovery of PrehistOric materials and in Particular, concentrations of historic artifacts. Prehistoric archaedogical resources could include but. not be limited to the following: darker than surrounding soils of a friable nature, concentrations of stone, bone or fresh water shellfish, artifacts of these materials, and evidence of fire (ash, 'charcoal, fire altered earth or rock) and of course, burials, both human and animal. In the event that archaeological traces are encountered, all construction within a 20foot radius of the find shall be halted, the Community Development Director shall be notified, and an archaeologist shall be retained to examine the find and make appropriate recommendations In the event that it appears further earthmoving will affect a resource eligible for the California Register of Historib Resource (CRIIR.), a plan for evaluation of the resource through limited hand excavation should be submitted to the Town's Conununity Development Department for approval_ If evaluative testing demonstrates that the project will affect a CRHR eligible resource, a plan for the mitigation of impacts to the resource should be submitted to the Community Development Department for approva before construction is allowed inside the zone designated as archaeologically sensitive. If the Conununity Development Director fmds that the archaeological find k not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions,for identifying descendants of a deceased Native American and for reburial will follow the protocol set forth in CEQA Guidelines Section 15064.5(e). If the 't g 1 '' Building plan check and during construction „:b. cl, mi •,8 Planning & Building Division, CDD " - Engineering Division, PPW, Community Development , • 4 i Y: '' s' bl) ,9-1 t4 ..-4 0 0 41 c.) A Required as a condition of approval Required as a condition of approval !:•;::.':...:: : :'•,, • ea T '8 7a site is found to be a significant archaeological site, a mitigation program will be prepared and submitted to the Community Development Director for considerationand approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2. A final report shall be prepared when a find is determined to bea significant archaeological site, and/or when Native American remains are found on the site. The final report will include background information •on the completed work, a description and list of identified resources, the disposition and curation of these resources, any testing, other recovered information, and conclusions. GEOLOGY AND SOILS The recommendations of the CEG geotechnical investigation and project review (October 21, 2009 and December 18, 2009) shall be incorporated in the final construction plans for the proposed project (Attachment 4 of the Initial Study). These recommendations address site preparation, earthwork operations, drainage, and foundations_ HAZARDS AND HAZARDOUS MATERLILS The project applicant and/or Town shall prepare a management plan to identify all suspected hazardous materials and specify applicable regulations that would determine appropriate handling and disposal of these materials. For suspected hazardous materials (contaminated soil and groundwater) that may be encountered during construction, the management planhall include contingency plans for site safety, worker protection, sampling and investigation,and disposal or remediation; these shall be based on soil and groundwater sampling and testing that have been completed to date. The management pan shall be filed with the Town of Los Gatos and all other jurisdictionalagencies prior to issuance of the demolition and grading permits. If groundwater is encountered during project construction and dewatering is required, the project applicant shall undertake sampling and testing of the encountered groundwater in accordance with the contingency sampling and investigation plan. If groundwater is found to contain contaminants that exceed regulatory action levels, it may not be discharged into the existing stonn drainage system. Removal and handling of the contaminated groundwater should be done in a manner acceptable to the RWQCB, the Town, and other jurisdictional agencies. • w rtl o ID 0 ad U 00 1 o a) o N 0 a) H 49 a o ro A. O a aa) 0 .r 0 �o A p o a b 0 re0. .O ' o 0 • n• It U a) g 0 A bio rg coa,A o O tn 0a��da�A o cn A p � bA P. U t0,. o HO d O f N' U • . : t - z-17e: . .: p 1� a}i b4 o y d gT` m b R d. - y ; cd ..0? ad �' , H O p 0qA 0, on o' v q›, u bfpl al O 4-. 0:.Q 0 • o bA bA b. 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Pi .5 rel 0 4 .43 .= G.. co '5 •a A g .R g g - '8 i:s3) ,,,,, — g 4 .5 0)0) .0 o o • o., 3 0 0 cd I, 0 al I, >.., PI 0 .0 '1:1 04 CO 0 La 0 5 ° AP., g( ets,4`g r)o. 14 •E zi .g,,,1 arc, ci-g 0 0)ri 60 8"' +'8 'Om 4 4-, r. 8 — .„„ Le, ti•b . 8 >49 0 • CA 0 0 0 (V CI in 2 . cs g FA RI 4 '48 •0 0 ... ..0 . g 0 0 — 'W . . o Prior to project Completion g bAbAq .E .o 0 A o Engineering Division of the Parks and Public Works Required as a condition of approval Required as a condition of approval (STC) rating of 28. Mechanical ventilation shall be provided in these units. When windows and doors are maintained closed for noise control, some type of mechanical ventilation to assure a habitable environment must be provided. The mechanical ventilation requirements are specified in the Uniform Building Cade'(UBC) and. described in Appendix.B of the ELPA study, which is included as Attachments of the Initial Study. The windows that are specified to be maintained closed. theare to be not imply a `"fixed" condition. All other windows of the project and all bathroomwindows may have any type of gla-Ting and may be kept opened as desired unless the bathroom is an integral part of a living space without a closeable door. In addition to the required STC ratings, the windows and.doors shall be installed in an acoustically effective manner. To achieve an acoustically -effective window construction, the sliding window panels must form an air -tight seal when in the closed position and the window frames must be caulked to the wall opening around their, entire•perimeter with the iionhardening caulking compound to prevent sound infiltration. Exterior doors must seal air -tight around the fill perimeter when in the closed position. The acoustical test report of all sound -rated windows and doors should be reviewed by a qualified acoustician to ensure.that the chosen windows and doors will be adequately reduce traffic noise to acceptable levels. Many dual -pane windows and glass,door assemblies have inherent noise reduction problems in the traffic noise frequency spectrum due:to resonance that occurs within the air space ! between the window lites, and the noise reductioncapabilities vary frommanufacturer to manufacturer j TRANSPORTATION & TRAFFIC A second eastbound left -turn lane shall be added on Blossom Hill Road and both left -turn storage lanes shall be extended to 250 feet (per lane) to accommodate future traffic levels OR The applicant shall contribute to the addition of a second eastbound left turn.lane at the Los Gatos Boulevard/Blossom Hill Road intersection and lengthening both left -turn lanes to 250 feet for its incremental share of impact as determined by the Town Engineer. The project will be required to modify their fair share of Blossom Hill. Road/Los Gatos Boulevard intersection and upgrade existing traffic signal to current Town standards includingbut not limited to ADA iamps,pedestrian islands, signing, striping, vehicular signal heads, pedestrian signals, video detection, 0 0 O U aa) a cli o d a; g a a Community Development and Engineering Division of PPW A Required as a condition of approal safety lighting, as directed by Town Engineer. The applicant shall modify the Los Gatos Boulevard/Blossom Hill Road intersection to add southbound left-tum storage capacity by increasing the second leftturn lane to 275 feet OR The applicant shall contribute to increased southbound left -turn storage capacity at the Los Gatos Boulevard/Blossom Hill Road intersection for its incremental share of impact as determined by the Town Engineer. GreenPoint Rated Chetkiist:: ingfe Fan ily• Ile GreenPoint Rated ctsechtist backs green leatures Incorporated into the:honte. A home Is only GreenPotnt Rated It all features aro verified by a Csrtified•GrdenPuiiit Retie' through .9uitd It Green: GreenPciet Rated Is provided as a pubes serdceby Build It Green; aprcfess/coatn4n•pro56whosbmisslon is Is ptornate heathy, energy and resouice efficient builtfings InCaydornia The minimum requirements of GraenPoint Rated are as follows: verification of 50 or more points; Ean the Total Paints Achieved: 148 ia. • GreettPointfilITE13, ronowing mnimum points per Category: Energy(30), Indoor Alt Qoafdylfierdth (5); ReswWCes (b), and Water to); and meet the pretegtdsite5A.3.a (501cansbucuan ivaste.dtvers'sbn), J:1'(Exceed Tide 24 by 15%), and N.1 (Incorporate Green Pant Rated checkesttn blueprints), The criteria foo the green bulltIng prac&ceslisted below are denGrikod in the GreenPotnt. Rated Single Family RatingManus. For more information tease visit wmvNIttlir reen.or p g gfgreanpotnVatad' Ef#rg7�}�a�y� Eert Project A. S[{'S 't' - am rR � `` i ' 5- ,ty 14, r Community .61 L m 24 '7. 25 a' .-': ,'• ' :7 }-`t' Irt n -"" `:r:,P9ssiVePeuMa 1. Protest Topsoil and b5nimlze Oisruptbn of Exlidng Knits &Tress sPto.x1Tapmih?rM1aodenand Rarsew1wCaeslaztfon , x% v;.: - Yes' i 1 b:l4fitaidOaSnaataCanseazSonFo^#rinikxMadman Ftotec6az_ N0:' _2.0esonsituct Instead of Demolishing Exis0M.g Buildings On Site 3, Benicia Job Site Construction Waste (Instudhsg Green Waste} a; Agrhssm 50%Wnsleft:'arc'cn by'We1ghitRerycfna x Ram)-txatgq; i, i Yos' 0 t 1 R. Yes b.Minirom 55%Dhers by Weight iTrerdngonReuse} ..a6Fninum80%DiverslonbyWoight(RedwangoReuse) Yes:: ._ .-- --4.lhellaayetedC&itentA9gfegatiltAiuim"Umf25'i)'-- - a Warn/ rod O'ritewayBase. 5, Road ay0aar Yen% iY€S ? Teta PoinisAvalabtehtSits=12 8 D FOtiNJA110t , .,3z,, T ,. • , 4-0, _, P mn A1aePerMtasure,r Reeled' Portland CementinConcrete with RecycledPlyashorSlag a, Mhiraro20i4FtystioiStrg .. b.Mi�Srw:m25�fya3aors<ag ._ _ .1, Yes' 1 t ( 1 SW } les'. Nil`: • 2. the Frett•Pratected Shallow Foundation in Cold Areas (C.E:C. Climate Zone 16) } <., S.itsnRadon ReeietantConstruction. - . CAonN.ainai;atay9'a'mdehen tq:girR3Sunman i3H$'afi i 4. Design and Build Struoterat Pest Controls a..lastaiTemiteSlilek/sdSepaatoAtErterierWaxl-a-CoacieteCogneuais by Meld sr Flask Faerei•F.tsfi idol rPt4nisnulanannetty c4241tedNtRn rt*tgaarlietfotniaate A ES MI 1Q ' - - vs ;, h ,.Yes' -b. A9Nt9iPtaits Hare Tnn1 Hasa, at SLmtadted AtLeadai Incheseorn Fouldetai Tctn2 Pans Av a*J:einFo4'ndalkn=8 - G U i'15SCi P1YC .(97,..--amp..33¢`�'.;kk-- .t . ={P.oinis l'V8'tBbleP6rh1ea5ule 1.ConstructResource-EIScientLandscapes '. aim rove ve-Spednaristed by CN.PC Ars Fidnted b.toPientspediect H gaInnhedghg o.75%otPlans/ieCchfaniatie3:esordited:tanwipal:SrRcesatcWs 'Apf><ohrt sexy 'ss- ...- -Yes;: f = q- i . 1 No i es" t i '3 .. . '.Yes- 2.Use Fre•Sarelandsca Techniques 3,Walla Turf Areas b LnndsaapelnstattedbyBader 3 1Tw(yd3NaraaWater Requ'4errantLets htsetEqual to Telfescue t<40.8ptanttader) b.TudShalNat PetestatedanSteps ExceeAngltNh einAreasLess0ien8Feet4Yide o:Yudis 33%oolLad ,edArea(toWt2pstnts) d.Tod isst0%otLersisc edAreagotd4pants) fe Yes' "a(o:'' Ns' Wu', e. Plant Shade Trees.. - - - - 3; l 3 iHkl , $. Orou3 Plants byWater Nnndn (Hydrozenin9) 0 t c t 2 .. . 8. instal Nlgt•Er0atenty IMgation Systems a. RyanVoss (k#ilaw•FishDrrp; Bubbles, or Lcµ4e Sprinklers 11. StsriwaHasFe.,mafjVfea0iab0asod}Contnx'Iets _- Yens; 2 :.�..:_:.......:..1,... 2 NO .7.Inwrporate:Two lathes of Compostlnthe Top6 to 12Inane sof Soil 0 :: ( ; .3 rf ti; ..4,fdukbAll Planting Beds toth5Greater of 2bnches or Local Aar Ordinance Segnirement 0-'.' 1 - ,, Z tk:i�td3% 9. Use 88v.SntvgedorRecyclid;Content Matedge for Met Nan.Plant Landscape Efaments p';i t 1. _. .. Nd'4., 10Reduce UgMPellet nbyShield fixtures and Westin gLIgMDawmward TotaPcs3aAir lard e,31 12:. D'ASTBiiCT JRAVEI A, #Er.'.&s'BUUiDING,'l NYI 0. __.._ ,. �t ,v.->., . _ ,-g -'- �:.Fir'Pti9n Av iebkt?_9h1oa'sut '"'. - ,ts x F ...s Y1 ; ' -_ 1.Apply Oohing Valet, Engineering, a Piece Raiers and 5anlsa1244trti On Center Framing b. Size tkcrsal Wtid-,viiosderetor Load a. Use Onit jaOkandG P% Studs Required& Loaf 1-o3 ,Yes.: !tttlidt.'t i 2.Uun Engtaeered Lumber :Beemsadd keadets b.eisyatcding'szewrlltnedem c:Wood t/ aatsorWebitbssaefwFloors d Wood t,3oiot5for Roof Raters• e: Ergneeredor F.inser•Jaiitad Steds tot lertid.p0gams .. LCif araydsaaad BaadtrSx'ka 9.Or184ad Sea?d Surd kt'Na9 end Reef Stea aag _ - _ . . ;614' '.. 614;- , 1 g R -..O.i: 1 : . Yes ) aNal Na's - 1_ ......_..... s 1 ,• 1<=N9:: . . 3, Use FSC.CetBRed Woad a.6'msnscadlrurdstt,Studs end TnnLer..MenwiKtd6%, b.Dmans4ndLuntot,SSA and Timber Whom i0% o. PnetPtaffstis: LifilDran4S'fi . d.Paid Produc&krromAI% - _ - r.Yes". 2 2 i :..., i. ..{... i... .�_..�... - - Ye§;. 'N0 %: 900:'. 0 Build It Green SF Data CalteettonForm v,3.7 ffiIBIT 14 9. Thermal Masa Walls:518dnch Drywall on Inferrer Walla arYjalleWoighing mere than 401bIcu ft 10.Instaf Overhangs and Gutters.. a; tlintmuml6 rnch Cverhaig$ [Wigs autDale.Wypitiedwltenprejectcvaif5e$1dmowleat:E9,nith D.Arinlirauu24jrxh Otorhangs'ande,utfors `Total Points Avalable ar Structural Warm Frame and. Envelope:a E.;BiaE(tTiSffr..S.;azsS-,. �`'�;�>uat--.e `S-:vVt,grm .l,.....,MIRMyr�,3i t. Use Redycled•Cont nt jUa Virgin Plastic) or FSD.Cartged Wood Decking 2. Install a Rain Screen Wall System 3. Use Durable and 5ou•Cambuao'ble Siding Materials 4. Use Durable and Non•Combusbble Roofing Materials Tot3Pdnts Available in Ueda Mai el ,ta:ils8Ii.1TroN-k,-i,- . r,..: tgt:. 3•s. s., As _ a..,a.. __ . N4 x 1.lnetall Insulation with 1SYs Recycled Content Watts andFloors k.CeeTsxgs 2, install Insulation that is Low.EmHttng (C e. 71 0sand Maas b. CeMis 3, Inspect Quality of Insulation installation before Applying Drywall j'PctirsaarvmatcAgranted erten prelealquaffes for mean 33: E6 with JAO) Total Paints,kalab.&n btsda5On = 5 C, i4,UATf(1i4tTr 5T'i-i `fi' v '?; --r ?' f415-RO:..%, izs?:sa}: W , aaafrk.,i1 i tl 1. Distribute Domestic Hot Water Efficiently (Additive, Maximum 7 Points) a. Insul-s Hgt'Matti:Pipes from Water Usage to 161thgo b.Insulate All Mot Water P pats a Use ErgheeredPeradaiFobs • d.:Use Eng'ueeeaed PaasstP?png n widCoauer:el Cbcuta0an Loop. a. Use 55uc0uedPfunSin2' {dffi Demand: CanCcwed Ugh:Ma Lcap. I. Use &snbal CorePlien sn3� ... .2. Install Only High Efficiency Toilets (Dual.FushorS126gut) t�ilftq ' N6' :. Yes:: Yes€ Yes:" Yes= ilqftW ight 4. Use Sofld Wag ems (includes SIPS, ICFs, 5 Any Hon•Stkk Frame Assembly) a FAaS b; Wais c: Roofs 6. Reduce Pollution Entering the Home from the Garage rtints auktrineVAlyggravtedAlenprojectquails for measure J3:ESaf:hUAQ) crow Reif-60r Berme between arage • ng Area ' tetaleafageExhaust Fax ORBold aDskeiredOsage -. 6,Design Enerl)yHeetsonTrusses(76%.ofAtdoinsulauohHel at Outside Edge ol Exterior Wall) 7. Design Roof Trusses to Aotommodate Ottt[wark 6. Use Recycted-ContentSteel Studs for 90; 4lntedotWallFraming n: 74, a t =lf; I 2 2 1 _ E rfo is Ni It Wei!' tWesi },zYes ;Yesit' '.317,76 VficP PINIa44 "t'std0�k INC Red Secupn 01350) ( t4s--sP.bt�t§+AallatNePHMegsgrs ) .2' .j iiG?. t I. 2: Total Pan(sAwiletlei in Moaning = Total 1f .11.•31E'EP4X,.AENTI.U.AfirONecIR`.t;r(6i1ll3OvN167p 4. d ''�•'.. i .,l';r:,,„yMs : 1.DesignandInstallDYADSystemtoACCAManualJ,D,andS.Recommendettons .(�Pdntsans tedwhenlxe,,eetquaftfes for measurs J3: ES.wtthlAQ)' 2'tftt%a t Yes.' €f4Yie''s istiYd5'>•. ^Yes: LYes`r. ?::;Yes'; vsi 2: Install Seated Combustion Units Ilkintsautornalloily vatted when ProjedqueSeskr measure J3; ES with tAO) a.Ftaneses . R (Viler 3.InstaltZoned, Hydro* Radiant Heating . 4. Instal High Efficiency Mr Conditioning(fins Environmentally Responsible Refrigerants 6: Design andlnstali Effective Ductwork- .. - . rfb,titte areadentstically prantedv4ientroectquairtmleameatus„aESwa't1AQ)' . a.irslattWACUrtitnOd Ducted(Wthin CenciSenedSpece ... hlfee fwdMastic on iV(Ductk6da surd Semis IndaDDnroiktardvitdolasti ki(6iaiadDods) d. PresstueRefteve 6te 0ucfecdi System' e.ProtecaDusHdieing CansbuCtenasdeleenti utlsbeiamOrsueancy .. .6. Install High Efficiency HVACFEW (tdERV64) ['Pointe aatamatoa''ygranted when melee( 9uaiii6estaaeasvae J3.'ES with 4AOj__. 7.Don't install Fireplaces or'natal Sealed Gas Fireplaces with Efficiency Rating 40T1-ass.Than 60%. : usin�CSAStandards . - . .. ... b.lnstag Effective Exhaust Systems tn Dailiraoms and ifltahens - "' ('Itn3c are 3fomatcdty giantsd Mien kid qu7liSestog rreasvre J3:-ES viM IAG) .aInstal EsERGYSTABDafixopmPanel/anted lathe CulAde b. AS embroom.Fiis Are on ilrrervx thu icEste(.... iOklwriR;sga:HcodVenfsdiotfsOssmdde - =Gi: 2 PatnfeAgatibOit lei ( A:i1ot(ds AvaTaSte Pe�llaesf tidiCgdi �„T ��IPolnisA"v�7aUleA • 1 '1 : . J 4 10aSt Torfir; 4 g. install Mechanical Ventilation System for Caollng (Max: 4 Points) - z instal ENERGY STAR USN fans& LightKilsln:I.2,1hg Amos S Bedrooms b.lnslal Mae Reese FanbhhValab'w CCreeds. a. A.utomarraly Ccnoosd.integrated System d.-Aarende, 2 r ccrdra•@c i.integraled systemtnt Venable Speed Control It/install Mechanical Fresh Air Ventilation System:plaximum3Palnts) ' 11:3rre Wnc!b{oNisaVentla*von 5yMeniThdl Miets'AStiRAE 62.2 ... .b: kite E.Usftt.HeatExchaxyrgral.rrcel4AME3AE62.2• •pointsv rrescamp granted wNm prdsci:gieSfiesfor msuwaaJ3: ES Wel IAO} 11, install Carbon Monoxide Alaim(s) tPoidi s cato katry grailed.eaten aMeetuoaNssformeasure 31 E8%121.1M Total Prong Avdlabkr in Haetkxg; Vent'ea6on atdAir Condtongm in Build II Green 9F Data Collection Form v.3.7 Page 2 of 6 L RENENVABEgEtikAGY 'I.'4;,711,01nli Amiable ReEttep,sure;,v41 • Pre•FlUmb for Solar Rot Water 11811111Q 4 i NO ,• 2.1nstali Soled Water Heating System ;11404 Yes 3. InalAll Wirinq Conduit for Future Photovoltaic Instills on & Protte 2031e of South -Facing Root 4.1n416 Photovoltaic (PV) Ousels X% otel.ksic heeds OR ftW Oat pOusi: b. En% al steak needsOR 2.4kW Wei 12 ;Ms) 95%ot elettle need OR 36 kW Rolelle sotnts) Told/Weide Points in Renewegs Energy 28 ILDING1'ERF0RSEAN0E111,11RAW4--14,4111-aitgRi1fg.Atitgurfg.10;10fAf1..iftURR1q11,:: 1, Diagnosdo Evaluations a:1114e ResseSSkrwet Door Tel rffetrus auvrealeali ganted%ium preset ritia1fes menSure a ES with IA.01 b. Howie Cornbust,..n Safely Dockdlit Test ,2. Deilgn and Eat/Ugh Pertotmance Homes '.1514 diPOVe 20057itle 24 -Required 3. House ObtainepERGY STARvilth Indoor Air Package Certification . Pilot Manure ATotal 45 polnts; f112d wimmint) . . . • Tots.' halal* Pails h Bolding Performence . X 3,)g2 ,.: . IcPNI6ilig•I'Wfti-gitii.liPSWAAW:WriWAR.VifACI-tVigt--47-11Mififf"-VF-AMA' -T-411-.0 =!!i!,.'NfVfit‘,AVaitailiffii'Ata'iiiiii:4"ag" "Zi:•'-',"Mkviff Pitto!'!" • -1. Design Entrmays to Reduce Tracked In Contaminants . ' . . • 2. Use Low•VOC or Zero&RX Palm tMazinium 3 Pointe) a Low.= Inferior WaiCeEng Pants <.,534;f1VCcstrlat)&<1EngpEVOCs tttenflet)) -- Tose LoviVOC. WatenDased Wood Finishes 1.2.50 gpl VOCs) 4. Use LO14.1/0C Calk and Constrif aeon AdhesiveS WO got VOCe) for An Adhesives. . 5. Use Recycled.Conlent Paint ' .. . . 10 2 t .---k&van-EfEgsarr,1* 6 6 If5fe •at EteitMeTA Ev;ANIRXIMTMItagft'll 't 2•No•-. ViYa"!S &24,21'1'i 2 . 1 2 1. ; . • , • 1 TOO Ave4able Fetalskt Finishes.= 21 ififilD0Rfit6g4t-M-P414.1-Vafg.grifiViWtillegMf-f0;r41":"Abra.f."24:'ghig!.#04 ekt-Mairifa'AV Penties bre 11aiw.+4ifd 1 Use Environmentally. Prof erable Flooring: A) ESC-Certified Wood, El) Reclaimed or Refirdshed, C) Renewable; 0) Recycled -Content. gi Exposed Concrete, Frociring ActhestvesArtiSt itave vpi MC& • ..1.416•••.• 11f; Nol'f l014;i a. Aidp SilarlIng Area 6.1Ensapern30%01F1oor Area a WM= 6011001oOrAlea .d. Minimum 76%ot Fbcr Area 2.: The rmal Mass Floors:Floor Covering Other than Carpet on 50% or &lone of Concrete ROOM 3, Flooring Wags SettiOn 01350 or CRI Green Label Flue Requirements (X% Minimum) ; '2 i '17041%.0.111ndookerarfted IskaitZniectoualites for measure-11 ES vA111/%31 " I . . i Total AvegaVePohsinfloodng 7 NiAlitillANdafThitiffiltittifIG --.-0,;WAI'XPEA:"'",giV-4,42.41-tfAaWg.:OgataigiOY-4f114PahitiVaViifeliiiIkailltif'M - - I. Install Watet and:Enemy Effent DIsftwAsho a. ENERGY STAR.(toii1 point) .P.tE.e... 'b. MA/tiler Useatto More that 6.5 Ozdon:stWo Mid 2:poyds) W - ‘2.1nstall ENERGY STAR Clothes Washingfilichine ;Nitlt Water Factor at 6 or Less ' . . a. Afeels EneigY Wand CEETte• 2 tiquireminis qnxibledenergyitackft2.0,71fir EdCfor 6:0 Or 11 -ig OM P*Is) li. MeetiErmgy Stereo:I CEE 'Re 3 requirements Iniated energy kler 22, Wasi talzr 4:5 or Ens) • 00IS5P*4). . - • - 3. InsLitENERGY STAR Refrigerator 4.fiqns..1-, a ENERGY STAR Quitted & < 25 Cobb Fief Capadty. .6. EtIMGYETAFt Golfed & 20 Cubts feetCana0/ 4...Install Stell-foRecyeling Center and CoteppstIng Center . 'a. )30X11.1*Ide9 Cif,. 1).801(.6 covo5ting center Totaimairtfeittsif!A0a..,es andlaghEng .12 ...M15-q1 . • 14.4 (Xi' I R 1E340`iiMitiZIOW f.,,, , 2.1:=4Wgegiftifsifi4kkiffiXAK4'510-04%.'siff, "."..14.E.1 tg,IPailiAliailableflittleg----",'- t Incorporate GreenPotht Rated Checklist in Blueprints -Petered l.1011 ' • 2. 07wetop Norneovmer Manual of Green Eeatuf es/Benefits . rfkintans,atiei*Orantedvettengt quass rnezi.eiJI ES with IA0t Total Avaable FoWslit Othar 3 !Aka qa:t 1".111W 1- Mite 13,f0A-61"?-'.-41;5:7440.1:%.V.41 5.:Use F:ndroluneniaily Preferalito Materials far intorlOr Finish; . A) ESC-Certified Wood, GI Reclaimed, C) . . Rapidly Renswable, D) Reoystadtontent. or E}Finger4ointed a. CebfrAtia t5.1%.EEnkx.fm) h. Interior Trtm.(50% &Week SI10,4bg MIE Wirral") d. DonratX%tOreffi). e.entsgeitopi .f53%hentrrifq 7. Reduce Fonnatdehyde In Intertor Einfsh (CA Section 013501 a. Subfloof & Stir Treads 0% Minkrum) .b. Cabinets &Courdedops (Ea Hamm) inteke 03111Erbein) d. SWAN kTO%kralknurn) i nisit E.After stait aton o es, Test of Tridoor Alr Shows Farrnaldellyde Level <21ppb Weifi P4-:444.4. 11.8de • I E .1 11 1. Develop lefill Wes &PeLocaAdkaEAlUAsSoRbAthUtAAlnk Ptsce too Flftc-en Years b. Desekofrent is Located vilffb 1/2 Mee ofe M4or Lens& Stop 0 Solid It Green 'tf,'",ifilf',W---6T----,..1"=4`-'""`• • KEAT;14_,1;f01.41EZWAN.fit'; SF Data Collection Form v.3.7 Page 3 of 6 2, Cluster !tomes a Keep Stub Check- .a.Wser Homes loLaad Presa)rebt .. b. Conserve Resastes .. . .m tints Pay Adze) ' o. None Sze El6'�srny 7, 5ujr41visto 1LLayaui& Crlentatlanto Improve Natural Cooling aryl Pasz)ve $otau trlbj/es 4,Design forWalking/Bicycling . a Pedestrian Moose to NoSab othoorl SeMove sti[dfa 64Ltle: i) Cemarunity:Center(u dev; 2) kocety Stan 3)6rhoot 4)Da/CVO; 5)Laur y;:6)ht=drat;7):EnibrtaninenttRaslauranlr8)PostClfrce;9)Placeof Westop;10)Book Erita.nrrt erofouritee ti. Deveikprneni isCMneetedN l A Dedcated Pedestrian Pallmayto PlrcosofRecreak110110)00k t!n. 1/2 rude aA1Leasaatoo!UeFo1aatrgTratt oingStotogies: ..DasgnaLd 21cyde Lanes act Present on Roadways •Tel-kotVehlao TravelLain ....Street Cresergs Closest to Site alo LeCaled Loss Thar X0 Feel/knurl; ;Streets Have Rumble Sobs, Sarno=10MsedCrosnvaksafRef, *IUanio t1Yes;: Neu WNei Ne? 9 3 7 6.Doslgnfor Safety & Swill (laboring ' a, All Hare Front Bahamas Nora V;tomOan Qui Inside to Cutsiddo Cate s b. Al Hero Fran EnhaxezesCm be S000'fram the Street aridror horn Giber Ras(Coots o. Wool Puches(ruin.tllldbShots 4ndPob/zSpa4.4s ' 6. Design for Mateo Households ' a Ad Homes Hare al Least CM 2eio.61ep Elitaiae b. Al Mall Ella in':edot Doors&. Passa3ewaya Have a hMWVmasni 32•414h Clow Passago--Spzze c.Loolo at Loaaa likiNdadkon tho dound Ow oithEkkc..iing'nnWits 10+GrabBen d. Provide FW-FurvnrsIndependent Rental Uit • - ... d 1 rota AdBsvable Petals Tt Community DeSp 8 Fla dog = 20 ..I \OV! 1iON'i{nozhi1ii 2'2taiatii[tin5this sechdnetwo > >T . A. Site 1:Rodtcm Heetdtland Egect•k Iigilt:tloned,idol; Aboddmaterials (solar iefsdwe'uxfex a= 0,3) fora leasi RY;, ofs/to'snon-roetirepenicus anfaces 2 BUM onDe'gnale3 tvormfeld silo' 8. Foundation (Points autamat.oaa'nratl44Mon Pouf=:/qualtws it msa xe It ES vitb!Ael 1. Instal a Fauxdat'ar Drdnage 5yst0m '2. Sealed -and ttdetufe Ca -died Craelspae C. Landscaping . 1,Meet's Bv:Riot yLand%apoPsolramAequtremonl(rradualiy.oxdusvoW:dtP.G:2) 2 hteelsCa lerrda•FtiodlyLendeoape Prcaram Renzxiren1 3: Ran WatterHarvosay Sysem (1 tiht for cl5)gAve, 2Paints to a 3k6 gecoo) a loss !hap 3 0 gaem va<sady ..6. Geater+lran3Ag'Moil ca¢aaty 4. d.sress So CFmeto, Expeue,Topcitaphy,.and Cranwls 6.Pea=aSo3M240s 6:60644; Eysem uses Recydod Waevralet 1,.F6 .Cerdl:ad; RxydM Fliask44 CcanCasts LurrRsr • Fercng: 70%. D. Structural Frame led Building Envelope I, Design, BA! ww1M4tipoStitched Pea all Ro/Controis .a.locate 42 Neal (24*J9,1144; SWcaxo) AtLast i2'Abova S b.AliWbcdFranibg3FeetfrrX,nOtaFaundatenieVeatadvithPrates(orUseF0 yanpregnaled llaiorias)oRW sze14ataladeo7Wond 2. Use liots:weRess)rnt MattddotoWok aeas.of 6itchsn, Bathrooms. Ukay no411*o11d 8a4e111eois ('Pohlsaulane6o44yyva4tedxfionpto}ectgya.11tstor.mome,ll;ESvt%MI ' .3,11oFSCCettiBdorginootes1urdo(.(3*its mal?moro).' - - . a. Bons.aroiH:adets b. Inwale;ed Engk+eered Hesdxs G 15 cad 1-Jclara or Wab Trusses for Flues d:Wood flask fa Root Rwlars e. 5nglueereduF sr-JotntedSpMs forVet t.aiAFptcoions :1:Roof Trusses: IDS% 4. RC Caged Wood -a ClOrnitonallut4ot, Shsiswtd Turbber.1C091 -0. Pai0 Products.: ND% E. Extorter Finish .. i Green Gdols(25%ofroof area ndxdmum) 2, Flasting tostaialim tiditaimaSpedlied: ra6utsadoneFdtjgrantalsbenprojkleutd6o#la«o&a:ted3:.ESninIA01 2 _i 1t 1, i4Af- 17i'80.;. r760`t a('IO'S' ?Ye"s i'1Slfi` xt .F. Insulation .. .. Pb55191eNtats , t f'9 t 2 .1 4 r 2 a 1 2 i 1 1 1 4,4 0_: ! 1 , 1 1 ;•1 '• . 1 -) 2 ( 2 1 g- ,112:22 ifN+: �aYes4, 'r5r,:. .0.Plumbing 1.Gray;vaivPro.pilitil q(ockkin Washing inaaiimafi ' m) 2.Graivaer$y wrrG5or=tauna(`ndeoowastingma,dlite tn6nlmam) 3: Irrmvdrre Was9er;ata'Tedvwb3y (Constructed Welland, Sad Stet, Aerebk.Sy dem) 4:Crocosingc tlatedamTett 51nsial Drain Wale Healte ovety.Syetem 6. I a e.a1 Was4 E/Saart FGbzres .0'. S'towetheadsa tAweer ToaefsUse 20 vaxxns Pei Rau* (GPM) Tola b. Faucets ballrooms <1.55Pm a; Faiee+s-Xitche' E lr:5ty -52.0 gpm H. Heating,Ventilation, anci A/Conditioning '1. bnioltyConhol Syslena(only 'ai Cuforrea humid/mai: re danrdo zones 1;35,6,7) • =_0 G i i '2 , 2 D-' t i` i 1 -0= i .i 2 i ) 1 1 1 81 T3u td II Green SF Data Collection Form v.3.7 • Page 4.af 6 inter < Project l ame t t,. _. t - _ 1. Renewable Energy i.Ex6xrdnayPasenreWar Niggle: 56%ofbail ThaIisNdlA;iosty8s•GactedIn tie 1,106fr<g a c •�., 6 a ..ra 5 _ 9 R,{ f h ft t� ,� 'I r ,N9A D 5. - .. :. .. . J. Dugding Putemunce 1..fesi'TelelaFpyAir. lowR*es 2. Energy Anay3s0esgn Radler ..e.itle•2Aprapaedart srgnt4triCREECCeteS EneryyMays! b.Pat"tipatortioIA icxSreptogtai ' .14ot<{ -Y95. .>Nti il !.Finishes 1: Use Emracrsnsntoly Praabilhielaeale'rt Inte nt Fi hos a: Cal asls(&YA nn n) b: intatioo Tdm (61 d•ns:n ten) o, Mo4ng'(66eS rttrtmnan) 4.Doom (ECM etrenannj a. CotMikes (Da111atnvn) .. •.. Noa: No; 0 .v 1 : Nb ' 5 .: t 1 NO:,,,, `' : "Nof x_ 0 - ` - ' 1 G Flooring 1..Fteer4deetsSedcn61350aCRICreestabelPiusRestirernente(60%MiSrn11 l'Poo tSaticmatlegyva:'cdaten agact9Da1tos Fit n-aasure J3. ES Wei IAO1 'r -Ei ll'. i x . -- N.Other - 1.ittrretradees ldai*ine!t SiaTae Cedeed GreenSued 'ng Pro'ese:ends ..2 Ceta4edDuregiglal - . paieds auesnaSegii gray.ed Shen pt*.tqucrAasfermoms/ J3:ES'AhM:0] P - S 11i1 -4ry Veri'c metieVe ellteeen 0101.74_"_11yPlee: 4, htef:aria>xvrco Ptle ssed''esi {enulseturedYINSa VA Mk Rados afte gum- 6, Cesvetensve omser'st#araz[a ii Harneaener Edo:alma'Wakdireefic - -[v107:. ki: NO . t . 2 D:-...; :4130.1. DAdcermalrawvPaints 3,baa,sbss<dbf8!9ditGreen and Cyeen?airtRstcr 4.0e. ekvwaeanHer ad&darPnsatieri fiCelun sLP _ No 0 'No 1k0^.she(rres�W)t ei_gritgyeesitgifegisul.CaN115ta1-R Nci RDaas'eta- a'd otarPossitl9Peitt aria!-P N9 > a d 'ePoaAsal Iola -6-_; No; r Des 6saiaontee7064ePonts§tCaforraalP 4 p NO._ I..Da�slte ltlno4a�r+t tt tedEnta PCssai9Poin4CpturttsL-P' Nez' g e!Mg'ea frJarPeisiEkPoinslnf;ufa LP _ t K tom_ ,Na` ..h,`De5t7ibeStymYaSaniiiiad Enlm PrPerasetGdunnsJ.#'-..:. Achleyeatta Pointers t(lFSlhnnn = 20 pperq��yyVal y., '__: R'- ;s*......-.„�� i Total AY 1aae Pointe in SpeaSsCategones 7 eiesen PertsResmred inSTeafeCitegones `.,`-,• -rt1. ..t. . i .4 tilaved. _: 32+ 125+ 51 103+ 71+ 1481:,-, '0 _..5 30 6 j 6 r9 g ?ate Project has met op ret:ommended niinirum:re tuirematits :.. �it�i?-: .'•;ens :rra Q Build It Green SF Data Collection Form v.3.7 Page 5 of 8 Ci pudld II Green SF Data CoIleCI on Fomrvr3:7 Page of 6 13 Y 0 13 -17 5 0 5 LEED 2009 for New Construction and Major Renovation Project Checklist Project Name: Pleasanton Gateway - Office Date • ustamabie Prereq 1 Construction Activity 'Pollution Prevention Credit i Site Selection 1: Credit z Development Density and Coinmunity Connectivity 5 Credit 3 Brownfield Redevelopment Credit 4.1 Alternative Transportation, —Public Transportation Access 6 Credit 4.2 Alternative Transportation -Bicycle Storage and Changing Rooms 1 Credit 4.3 Alternative Transportation —Low -Emitting and Fuel -Efficient Vehictes 3 Credit 4.4 Alternative Transportation —Parking Capacity 2 i=redw r Site Development -Protect or Restore Habitat credit 5.2 Site Developmert-Maximize Open Space Credit6.t Stormwater Design-Qbantity Control 1 Credit.6.2 Stormwater Design —Quality Control 1 ciedu 7.1 Heat Island Effect.—Non•roof 1 Credit 7,2 Neat Island Effect" —Roof 1 credit a Light Pollution "Reduction 1 Prereq i Water Use Reduction-20% Reduction redit t Water Efficient Landscaping 2 to 4 2 Reduce by 50% 2 No Potable Water Use or Irrigation 4 Credit 2 Innovative Wastewater Technologies 2 Credit 3 Water Use Reduction 2 to 4 2 Reduce by 30% 2 Reduce by 35% 3 Reduce by 40% 4 7 0 28 biggrawd-mffiailiffieek=14 igtq.tjf-*PSZMVAVPP'6Tifbti"PiSilitV*IWSO: Prereq Fundamental Commissioning of Building Energy Systems Prereq 2 Minimum Energy Performance Prereq 3 Fundamental Refrigerant Management 'yogi 011 Credit I Optimize Energy Performance Improve by 12% for New BuildingS or 8% for Existing Building Renovations Improve by 14% for New Buildings or 10% for Existing Building Renovations Improve by 16% for New Buildings or 12% for Existing Building Renovations Improve by 18% for New Buildings or 14% fer Existing Building Renovations Improve by 20% for New Buildings or 16% for Existing Building.Renovations Improve -by 22% for New Buildings or 18% foi.:Existing Building Renovations Improve by 24% for New Buildings or 20% for EXisting Building Renovations Improve by 26% for New Buildings or 22% for Existing BulidingRenovations Improve by 28% for New Buildings or 24% for Existing Building Renovations Improve by 30% for New Buildings or 26% for Existing BUilding Renovations Improve by 32% for New Buildings or 28% for Existing Building Renovations Improve. by 34% for New Buildings or 30% (sot' Existing Building Renovations Improve by 36% for New Bbildings or 32% for Existing idifig RenbVaidiis Improve by 38% for New Buildings or 34% for Existing Building Renovations Improve by 40% for. New Buildings or 36% for Existing Building Renovations ImprOye by 42% for New Buildings or 38% for Existing Building Renovations Improve by 44% for New BUIldingt or 40% for Existing Building Renovations Improve by 46% for New Buildings or 42% for Existing Building Renovations Improve by 48%+ for New Buildings or 44%+ for Existing Building Renovations credit 2 On -Ste Renewable Energy .: 2 Credit 3 Credit 4 Credit 5 Credit 6 77:777 1% Renewable Energy 3% Renewable Energy 5% Renewable Energy 7% Renewable Energy 9% Renewable Energy 11% Renewable Energy 13% Renewable Energy Enhanced Commissioning Enhanced Refrigerant Management Measurement and Verification Green Power 1 to 19 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 1 to 7 1 2 3 4 5 6 7 2 2 3 2 7 0 t 1 Y Y 0 4 • 1i =1 a ti. if44 3121 Credit 4 Credit''.5 Credit 6 Credit 7 matenats,a court Prereq t Storage and Collection of Recyclables Credo 1.i Building Reuse -Maintain Existing Walls, Floors, and Roof 1 to 3 Reuse 55% 1: Reuse 75% 2 Reuse_ 95% 3 Credit 1.2 Building Reuse -Maintain 50% of Interior Non -Structural Elements 1 Credit 2 Construction Waste Management 1 to 2 50% Recycled or. Salvaged 1 75% Recycled or Salvaged 2 Credit 3 Materials Reuse 1 to 2 Reuse 5% 1 Reuse 10% 2 Recycled Content 1 to 2 1.; 10%. of Cdnfent 20%.of Content . . 2 Regional Materials 1 to 2 10% of Materials 1 20% of Materials 2 RapidlyRenewable Materials 1 Certified Wood 1 .>1 it131 eiOC r1V1t it1137}E'tli �,c 3Y�d.dr.c n.... >.tier✓nwd...ta:-. Prereq t Minimum indoor Air Quality Performance Prereq 2 Environmental Tobacco Smoke (ETS). Control Credit f. Outdoor Air Delivery Monitoring 1 Credit 2 Increased Ventilation 1 credit3.1 Construction IAQManagement Ptan.-During Construction 1 Credit..2 Construction-IAQ Management Plan -Before Occupancy 1 Credit 4.1 Low -Emitting Materials --Adhesives and Sealants 1 Credit 4.2 Low -Emitting Materials -Paints and Coatings 1 Credit 4,3 Low -Emitting Materials -Flooring Systems 1 credit4.4 Low•EmtttingMateriats-Composite Wood and Agrif'iberProducts 1 Credit 5 Indoor Chemical and Pollutant Source Control 1 Credit 6.1 :Controllability of Systems -Lighting 1 Credit 6.2 Controllability of Systems -Thermal Comfort 1 credit 7.1 Thermal Comfort -'Design 1 credit 7.2 Thermal Comfort -Verification 1 credit a.i Daylight and Views -Daylight 1 Credit 8.2 Daylight and Views --Views 1 1 5 arNxa=-y _V'�iV x y��vA,r id rn5�. �ovatlon anrace Credit 1.1 Innovation in Design: Specific Title 1 Credit 1,z Innovation in Design: Specific Title 1 Credit 1.3 Innovation in Design: Specific Title 1 Credit 1.4 Innovation In Design: Specific Title Credit L5 Innovation in Design: Specific Title 1 Credit z LEED Accredited Professional 1 0 0 3 on. credit credit 1.1 .Regional Priority: Specific Credit 1 credit 1.2 Regional Priority Specific Credit 1 Credit 1.3 Regional Priority: Specific Credit 1 Credit 1.4 Regional Priority: Specific Credit ifled 40 to 49 points Sliver 50 to 54 pain ORDINANCE ORDINANCE OF THE TOWN OF LOS GATOS ZONE CHANGE FROM CH to CR:PD AT 16005 LOS GATOS BOULEVARD AND 625 BLOSSOM HILL ROAD THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS: SECTION I The Town Code of the Town of Los Gatos is hereby amended to change the zoning at 16005 Los Gatos Boulevard and 625 Blossom Hill Road as shown on the map which is attached hereto marked Exhibit A and is part of this Ordinance from CH (Restricted Commercial Highway), to CH:PD (Restricted Commercial Highway, Planned Development). SECTION II The PD (Planned Development Overlay) zone established by this Ordinance authorizes the following construction and use of improvements: 1. Demolition of the existing auto dealership buildings; 2. Construction of 23,267 square feet of retail commercial space; 3. Construction of 6 senior Below Market Price apartments above the retail commercial space; 4. Construction of 29 single-family residences; and 5. Landscaping, streets, parking, open space and other site improvements shown and required on the Official Development Plan. 6. Uses permitted are those specified in the underlying CH (Restricted Commercial Highway) zone by Sections 29.60.085 (Permitted Uses) and 29.60.090 (Conditional Uses) of the Zoning Ordinance, as those sections exist at the time of the adoption of this Ordinance, or as they may be amended in the future, subject to any restrictions or other requirements specified elsewhere in this ordinance including, but not limited to, the Official Development Plan. However, no use listed in Section 29.20.185 is allowed unless specifically authorized by this Ordinance, or by Conditional Use Permit. SECTION III COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS All provisions of the Town Code apply, except when the Official Development Plan specifically shows otherwise. SECTION IV Architecture and Site Approval is required before the demolition of the existing commercial buildings, whether or not a permit is required for the work and before any permit for construction is issued. Construction permits shall only be in a manner complying with Section 29,80.130 of the Zoning Ordinance. SECTION V The attached Exhibit A (Map) and Exhibit B (Development Plans), are part of the Official Development Plan. The following must be complied with before issuance of any grading or construction permits: TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: (Planning Division) . 1. ARCHITECTURE AND SITE APPROVAL REQUIRED. The Official Development Plans and this ordinance establish the allowed uses and intensity of development: The Official Development -Plans are conceptual in nature such that minor deviations may be approved through the Architecture and Site approval process if necessary to achieve architectural excellence. The Planning Commission shall be the deciding body of the Architecture and Site applications. 2. SETBACKS. The minimum setbacks permitted are documented on the approved plans attached as Exhibit B. 3. PROJECT PHASING. Prior to issuance of a building permit for the 151`market rate unit, building permits for the cornrnercial structures on the easterly portion of the site shall be issued. Building permits for the 29th market rate unit shall not be fmaled until such time •as the building permits for -the -commercial -structures are-finaled. This condition is not intended to include building permits for tenant improvements for the commercial structures. 4, BMP. The developer shall work with the Town during the Architecture and Site approval process to make the required arrangements for the BMP units. The BMP units must receive approved building permits prior to the issuance of the building permit for the 15t 2 market rate unit. The BMP contract shall be completed prior to issuance of a building permit. 5, DEED RESTRICTION. Prior to issuance of a building permit, a deed restriction shall be recorded by the applicant with the Santa Clara County Recorder's office, stating that the required BMP units must be rented as below market priced units pursuant to the Town's BMP regulations. 6. HOUSE SIZE. The footprint, square footage and height of each house shall be consistent with the Development Plans as shown in Exhibit B. No additional square footage shall be permitted for the residential uses. 7. DISPLAY WINDOWS: Display windows must be periodically cleaned, maintained and changed. Display glass shall not be blacked -out or obscured in any way by any materials(s) or objects(s) affixed in any manner to the outside or inside surfaces of the glass, with the exception of the tenant's standard vinyl 'safety window logos and flyers for nonprofit organizations. 8. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained prior to the issuance of a Building, Grading or Encroaclunent Permit. 9. RECYCLING. All wood, metal, glass, and aluminum materials generated from the demolished structures shall be deposited to a company which will recycle the materials. Receipts from the company(s) accepting these materials, noting type and weight of material, shall be submitted to the Town prior to the Town's demolition inspection, 10. TENTATIVE MAP. The Development Review Committee may be the deciding body of the tentative map. 11. AIR QUALITY .MITIGATION MEASURE 1,, To limit the project's construction -related dust, criteria pollutant, and precursor emissions, the following BAAQMD-recommended Basic Construction Mitigation -Measures shall be implemented: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. b. Al] haul trucks transporting soil, sand, or other loose material off -site shall be covered. c. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. 3 e. All roadways, driveways, and sidewalks to be paved shall be completedas soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for' construction workers at all access points. g. All 'construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. It. A publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints shall be posted at the site. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations, ' 12. BIOLOGICAL RESOURCES MITIGATION 2. With review and approval by the Town, all recommendations made by Arbor Resources (October 11, 2010 and any updates) will be implemented to eliminate or minimize the_ construction -related impacts on the trees to be retained. Recommendations are listed under Section 5.0, Recommendations, of the arborist's report. These include. ecomtriendations under the Design Guidelines section addressing tree retention and relocation, soil disturbance, mulching, trenching, drainage facilities, and installation of new trees. The report also provides recommendations for Protection Measures before and during construction, encompassing fencing, removal of hardscape, demolition, work within tree canopies, btc.:The-.report's recommendations -are included as Attachment 3 of the Initial Study. 13. CULTURAL RESOURCE MITIGATION 3. Construction personnel involved with earthmoving shall be alerted to the potential for the discovery of prehistoric materials and in particular, concentrations of historic artifacts. -Prehistoric archaeological resources could include but not be limited to the following: darker than surrounding soils of a friable nature, concentrations of stone, bone or fresh water shellfish, artifacts of these materials, and evidence of fire (ash, charcoal, fire altered earth or rock) and of course, burials, both human and animal. 14. CULTURAL RESOURCE MITIGATION 4. In the event that archaeological traces are eneountered, all construction within a 20-foot radius of the find shall be halted, the 4 Community Development Director shall be notified, and an archaeologist shall be retained to examine the find and make appropriate recommendations. 15. CULTURAL RESOURCE MITIGATION 5. In the event that it appears further earthmoving will affect a resource eligible for the California Register of Historic Resource (CRHR), a plan for evaluation of the resource through Limited hand excavation should be submitted to the Town's Community Development Department for approval. If evaluative testing demonstrates that the project will affect a CRHR eligible resource, a plan for the mitigation of impacts to the resource should be submitted to the Community Development Department for approval before construction is allowed inside the zone designated as archaeologically sensitive. 16. CULTURAL RESOURCE MITIGATION 6. If the Community Development Director finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial will follow the protocol set forth in CEQA. Guidelines Section 15064.5(e). If the site is found to be a significant archaeological site, a mitigation program will be prepared and submitted to the Community Development Director for consideration and approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2. 17. CULTURAL RESOURCE MITIGATION 7. A final report shall be prepared when a find is determined to be a significant archaeological site, and/or when Native American remains are found on the site. The final report will include background information on the completed work, a description and list of identified resources, the disposition and curation of these resources, any testing, other recovered information, and conclusions. 18. NOISE MITIGATION MEASURE 12. To minimize construction noise impacts on existing adjacent residences to the west, existing boundary fencing shall be retained throughout the noisier earthmoving phase of construction or proposed fencing along this boundary shall be constructed as early as possible (prior to project grading activities if feasible). To maximize the fence's noise attenuation effects, proposed fencing shall be solid with no gaps, cracks, or openings (e.g., high quality air -tight tongue -and -groove, board and batten, or shiplap design). 19. NOISE MITIGATION 13. As a condition of project approval, the Town will require the coinmercial-related trash collection activities to comply with Section 16.20.055 of the 5 Noise Ordinance, which prohibits refuse collection with a refuse collection vehicle between the hours of 6:00 p.m. and 6:00 a.m. in a residential zone, 20, NOISE MITIGATION 14. To meet the Town's 55-dB (DNL) residential noise goal, balconies and decks shall be completely enclosed so that these spaces are no longer exterior spaces. If such a design is undesirable, as determined during the Site Architecture approval process, the following design requirements shall be implemented to achieve Town -recommended exterior noise guidelines in usable outdoor spaces on proposed senior apartments and single-family residences: a. To achieve compliance with' the Town's 65-dB (DNL) exterior noise guideline at proposed senior apartments, 42-inch high acoustically -effective railings shall be constructed on the balconies of Units 1 to 4 along Los Gatos Boulevard. The balcony railing height is in reference to the nearest balcony floor elevation, To achieve an acoustically -effective balcony railing, it inust be constructed air -tight (i.e. without cracks, gaps, or other openings) and must provide for long-term durability, including the balcony floor. The railings can be constructed of masonry, wood, concrete, stucco, metal or a combination thereof, and must have minimum surface weight of 1,5 pound per square foot. If wood fencing is used, homogenous sheet materials are preferable to conventional wood fencing as the latter has a tendency to warp and form openings with age. However, high quality, air -tight tongue -and -groove, board and batten, or shiplap construction can be used, provided that the construction is air -tight and the minimum surface weight is met. Translucent materials, such as glass, Lexan, or Plexiglas, may be incorporated into the barriers to provide for light aid views, however, they`must Have a iiihlun im thickness of 3/1:6 inches to meet the minimum surface weight requirement. Downspouts and scuppers are preferable over sheet draining. All connections with posts, pilasters, and the building shells must be sealed au• -tight. No openings are permitted between the upper railing components and the balcony floor. b. To achieve compliance with the Town's 60-dB (DNL) exterior noise guideline at side `and- rear yards of proposed single-family residences, six-foot high acoustically - effective barriers between proposed homes on Lots 1 through 5 and along the west side of Lot. 5, terminating near the garage (see Figure 1 .of Attachment 7 for the locations of the reconunended noise -control barriers). The barriers shall connect air - .tight to the sides ..of the homes. The barrier height is in reference to the nearest building pad elevation. 6 To achieve an acoustically -effective barrier, it must be constructed air -tight, i.e., without cracks, gaps or other openings, and must provide for long term durability. The barriers can be constructed of masonry, wood, concrete, • stucco, metal, earth berm or a combination thereof, and must have a minimum surface weight of 2.5 pounds per square foot. If wood fencing is used, homogeneous sheet materials are preferable to conventional wood fencing as the latter has a tendency to warp and form openings with age. However, high quality, air -tight tongue -and -groove, board and batten or shiplap construction can be used, provided that the construction is air- tight and the minimum surface weight is met. Gates may be incorporated into the barriers, however, they must meet the minimum, surface_., weight and height requirements and must fit tight when closed. Astragals or stops shall be used over the hinge jamb and closure jamb gaps. A gap under a gate may be no more than 1- inch high. All connections with posts, pilasters and the building 'shell must be sealed air -tight. No openings are permitted between the upper barrier components and the ground. 21. NOISE MITIGATION 15. To achieve the acceptable interior noise levels of 45 dB (DNL) at proposed senior apartments (Title 24) and single-family residences, the following noise control measures shall be incorporated into the project design: a. All windows and glass doors of living spaces that are proposed within 270 feet of the Los Gatos Boulevard centerline and with a direct or side view of the roadway (Units 1 to 5) shall be kept closed at all times. All windows and glass doors on these units shall have a minimum Sound Transmission Class (STC) rating of28. Mechanical ventilation shall be:providedin these units, b. Ali windows and glass doors of living spaces that are proposed within 120 feet of the Blossom Hill Road centerline and with a direct or side view of the roadway (Lots 1 to 5) shall be kept closed at all times. All windows and glass doors on these units shall have a minimum Sound Transmission Class (STC) rating of 28. Mechanical ventilation shall be provided in these units. When windows and doors are maintained closed for noise control, some type of mechanical ventilation to assure a habitable environment must be provided. The mechanical ventilation requirements are specified in the Uniform Building Code (UBC) and described in Appendix B of the ELPA study, which is included as Attachment 7 of the Initial Study. The windows that are specified to be maintained closed are to be operable, as the requirement does not imply a "fixed" condition. All 7 other windows of the project and all bathroom windows may have any type of glazing and may be kept opened as 'desired unless the bathroom is an integralpart of a living space without a closeable door. In addition to the required STC ratings, the windows and doors shall be installed in an acoustically -effective manner. To achieve an acoustically -effective window construction, the sliding window panels must form an air -tight seal when in the closed position and the window trollies must be caulked to the wall opening around their entire perimeter with the non -hardening caulking compound to prevent sound infiltration. EXterior doors must seal air -tight around the full perimeter when in the closed position. The acoustical test report of all sound -rated windows and doors should be reviewed by a qualified acoustician to ensure that the chosen windows and doors will be adequately reduce traffic noise to acceptable levels. Many dual -pane windows and glass door assemblies have inherent noise reduction problems in the traffic noise frequency spectrum due to resonance that occurs within the air space between the window lites, and the noise reduction capabilities vary from manufacturer to manufacturer 22. FINAL LANDSCAPE PLAN. The Town's Consulting Arborist shall review the final plans during the Architecture and Site approval process. At that time, the arborist shall determine the required tree protection measures and the proposed tree removal mitigation • which shall be incorporated in the final building plans. 23. GOOD NEIGHBOR FENCE. The proposed eight foot high, solid wood "Good Neighbor". fence along the east side property boundary shall be constructed as early as possible (prior to project grading activities if possible) to help reduce construction noise at existing adjacent residences. 24. WAI ER EFFICIENCY. This project is subject to the Town's Water Efficient Landscape Ordinance, Chapter 26, Article IV of the Town Code. A fee as established by Town. Council resolution shall be paid when the landscape, ° irrigation plans and water calculations are submitted for review prior -to the issuance of building permit. • 25. NEW TREES. All newly planted trees are required to be double staked to Town standards. 26. GENERAL. All newly planted trees shown on the plan are specific subjects of approval -•of this -plan -and must remain on -the -site. 8 27. IRRIGATION. All newly planted landscaping shall be irrigated by an in -ground irrigation system. Special care shall be taken to avoid irrigation which will endanger existing native trees and shrubs. 28. PROTECTIVE FENCING. Prior to any equipment arriving on site and prior to construction or building permits being issued, the applicant shall meet with the Town's Consulting Arborist, at the developer's expense, concerning the need for protective fencing around the existing trees and other required tree protection measures identified in this ordinance. Such fencing is to be installed prior to, and be maintained during, construction. The fencing shall be a five foot high chain link attached to steel poles driven at least 18 inches into the ground wlien at the dripline of the tree. If fence has to be within eight feet of the trunk of the tree, a fence base may be used, as in a typical chain link fence that is rented. 29. NEIGHBORHOOD SIGN. A neighborhood sign is permitted and shall be reviewed during the Architecture and Site approval process. TO THE SATISFACTION OF THE BUILDING DEPARTMENT:. (Building Division) 30, PERMITS REQUIRED: A building permit shall be,required for each new commercial building and each single family unit. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 31. CONDITIONS OF APPROVAL: The Conditions. of Approval must be blue -lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 32. SIZE OF PLANS: For sets .of construction plans, maximum size 24" x 36." 33. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management Application from the Building Department Service Counter for each building to be demolished, Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed from to the Building Department Service Counter with the J# Certificate, PG&E verification, and three (3) sets of site plans to include all existing structures, existing utility service lines such as water, sewer, and PG&E, No demolition work shall be done without first obtaining a permit from the Town. 9 34. STREET NAMES, HOUSE & SUITE NUMBERS: Submit requests for new street names and/or house numbers/suite numbers to the Building Division prior to submitting for the building permit application process: 35. HAZARDOUS MATERIALS MITIGATION MEASURE 9. The project applicant and/or Town shall prepare a management plan to identify all suspected hazardous materials and specify applicable regulations that would determine appropriate handling and disposal of these materials. For suspectedhazardous materials (contaminated soil and groundwater) that inay' be encountered during construction, the Management plan shall include contingency plans for site safety, worker protection, sampling and investigation, and disposal or remediation; these shall be based on soil and groundwater sampling and testing that have been completed to date. The management plan shall be fled with the Town of Los Gatos and all other jurisdictional agencies prior to issuance of the demolition and grading perinits. 36. HAZARDOUS MATERIALS MITIGATION MEASURE 10. If groundwater is encountered during project construction and dewaterung is required, the project applicant shall undertake sampling and testing of the encountered groundwater in accordance with the contingency sampling and investigation plan. If groundwater is found to contain contaminants that exceed regulatory action levels, it may not be discharged into the existing storm drainage system. Removal and handling of the contaminated groundwater should be done in a manner acceptable to the RWQCB, the Town, and other jurisdictional agencies. 37. HAZARDOUS MATERIALS MITIGATION MEASURE 11. A state certified lead - based paint professional shall be`.:retained to perform a lead -based paint survey of the existing structures and the recommendations of the professional shall be followed for abatement of any identified Iead-based paint prior to demolition of the structures. 38. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. 39. SHORING: Shoring plans and calculations will be required for all excavations which exceed four (4) feet in depth or which remove lateral support from any existing building, adjacent property or the public right-of-way. Shoring plans and calculations shall be prepared by a_California licensed engineer andshall conform to Cal/OSHA. regulations. 10 40. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report, and that the building pad elevations and on -site retaining wall locations and elevations have been prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pad elevation b. Finish floor elevation Foundation Donner locations Retaining Walls c. d. 41. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residential units shall be. designed with adaptability features for single family residences per Town Resolution 1994-61: a. Wood backing (2" x 8" minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34-inches from the floor to the center of the backing, suitable for the installation of grab bars. b. All passage doors shall be at least 32-inches wide on the accessible floor. c. Primacy entrance shall be a 36-inch wide door including a 5' x 5' level landing, no more than 1/2-inch out of plane with the immediate interior floor level and with an 18-inch clearance at the interior strike edge. d. Door buzzer, bell or chime shall be hard wired at the primary entrance. 42. TITLE 24 ENERGY COMPLIANCE: Required California Title 24 Energy Compliance Forms must be blue -lined (sticky -backed) onto a sheet of the plans. 43. BACKWATER VALVE: The scope of this project may require the installation of a • sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims Less than -12-inches above the elevation of the next upstream manhole. 44. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet of chimneys. 11 45. TITLE 24 — COMMERCIAL: The building shall comply with the Iatest California Title 24 Accessibility Standards. 46. TITLE 24 —RESTAURANT USE: Proper size grease trap shall be required for any restaurant use. The following agencies will review the grease trap requirements before issuance of the building permit: a. West Valley Sanitation District (WVSD): (408) 378-2408 b. Environmental Health Department: (408) 885-4200 c. Town Public Works Department: (408) 399-7530 47. SPECIAL INSPECTIONS: When a special inspection is required; by CBCSection 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, signed by all requested parties, and be blue -lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building 48. NONPOINT SOURCE POLLUTION STANDARDS STREET: The Town standard Santa Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay Sheet 24x36) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at San Jose Blue Print fora fee. 49. PLANS: The construction plans shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 5538) 50. APPROVALS REQUIRED: The. project=requires the following'departments and agencies approval before issuing a building permit: a. Community Development -Planning Division (408) 354-6872 b. Engineering/Parks & Public Works Department: John Gaylord at 395-3460 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. f. Bay Area Air Quality Management District: (415) 771-6000 12 TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: (Engineering Division) 51. GENERAL. All public improvements shall be made according to the latest adopted Town Standard Drawings and the Town Standard Specifications. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept. clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition tnay result in the Town performing the required maintenance at the developer's expense, 52. BENEFIT ASSESSMENT DISTRICT. The developer shall, participate in a Benefit Assessment District for improvements on Los Gatos Boulevard should one be created by Town Council. If such District is created prior to the Final Map approval by Council the developer shall sign an Agreement to Participate which shall be recorded prior to subdivision approval, 53. GEOTECHNICAL MITIGATION MEASURE 8. The recommendations of the CEG geotechnical investigation and project review (October 21, 2009 and December 18, 2009) shall be incorporated in the final construction plans for the proposed project (Attachment 4 of the Initial Study). These recommendations address site preparation, earthwork operations, drainage, and foundations. 54. TRAFFIC MITIGATION MEASURE 16. A second. eastbound left -turn lane shall be added on Blossom Hill Road and both left -turn storage lanes shall be extended to 250 feet (per lane) to accommodate future traffic levels OR The applicant shall contribute to the addition of a second eastbound left -turn lane at the Los Gatos Boulevard/Blossom Hill Road intersection and lengthening both left -turn lanes to 250 feet for its incremental share of impact as determined by the Town Engineer. 55. TRAFFIC MITIGATION MEASURE 17. The project will be required to modify their fair share of the Blossom Hill Road/Los Gatos Boulevard intersection and upgrade existing traffic signal to current Town standards including but not limited to ADA ramps, pedestrian islands, signing, striping, vehicular signal heads, pedestrian signals, video detection, safety lighting, as directed by Town Engineer. 13 56. TRAFFIC MITIGATION 18. The applicant shall modify the Los Gatos Boulevard/Blossom Hill Road intersection to add southbound left -turn storage capacity by increasing the second left -turn lane to 275 feet OR The applicant shall contribute to increased southbound left -turn storage capacity at the Los Gatos Boulevard/Blossom Hill Road intersection for its incremental share of impact as determined by the Town Engineer. 57. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on -site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in rejection of work that went on without inspection, 58. PUBLIC IMPROVEMENT SECURITY. The applicant shall supply suitable securities for all public improvements that are a part of the development in a form acceptable to the Town in the amount of 100% (performance) and 100% (labor and material) prior to issuance of any permit. Applicant shall provide two (2) copies of documents verifying the cost of the public improvements to the satisfaction of the Engineering Division of the Parks and Public Works Department. 59. ENCROACHMENT PERMIT. All work in the public right-of-way will require a Construction Encroaclunent Permit. All work over $5,000 will require construction security as detailed above. 60. UTILITY COMPANY REVIEW. Letters from the electric, telephone, cable, and trash companies indicating that the proposed improvements and easements are acceptable shall be provided prior to recordation of the final map. 61 WEST VALLEY SANITATION DISTRICT. All sewer connection and treatment plant capacity fees shall be paid either immediately prior to the recordation of any subdivision or tract maps with respect to the subject property or properties, or immediately prior to the issuance of a sewer connection permit, which ever . event occurs first written confirmation of payment of these fees shall be provided prior to map recordation. 62. ABOVE .GROUND UTILITIES. The applicant shall submit a 75-percent progress 'printing to the Town for review of above ground utilities including-backflow prevention devices, fire department connections, gas and water meters, off-street valve boxes, hydrants, site Lighting, electrical/communication/cable boxes, transformers, and mail boxes. Above ground utilities shall be reviewed and approved by Community Development prior to issuance -of any permit. . 14 63. PRIVATE EASEMENTS. Agreements detailing rights, limitations, and responsibilities of involved parties shall accompany each private easement. The easements and associated agreements shall be recorded simultaneously with the final snap. 64. SITE SUPERVISION. The General Contractor shall provide qualified supervision on the job site at all thnes during construction. 65. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks &.Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas, Unless specifically allowed by the Director of Parks and Public Works,the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E. Main Street is needed for grading within the building footprint. 66. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to issuance of a grading permit. • 67. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall --top of wall elevations and locations b. Toe and top of cut and fill slopes 68. SOILS ENGINEER CONSTRUCTION :OBSERVATION: During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design -level geotechnical report, and recommend appropriate changes in the recommendations contained in the •report, if •necessary. The results •of •the construction observation and testing should be documented in an "as -built" letter/report prepared by the applicants' soils engineer and submitted to the Town before final release of any occupancy permit is granted. 69. SIDEWALK CLOSURE. Any proposed blockage or partial closure of the sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be' required. 15 70. PARKING. Any proposed parking restrictions must be approved by LGP 71. PAD CER'I'I}ICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in 'accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 72. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to submittal of plans to the Engineering Division of the Parks and Public Works Department.• 73. INSPECTION FEES. Inspection fees shall be deposited • with the Town prior to issuance of any Permit or recordation of the Final Map. 74. PRECONSTRUCTION MEETING. Prior to issuance commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre -construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project sub -contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. 75, RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls Walls are not reviewed or approved by the' Engineering Division of Parks and Public Works `during the. grading permit plan of any permit or the review process. 76. SOILS REPORT REVIEW, One copy of the final soils and geologic report shall be submitted with the grading permit / public improvement application. The soils report shall include specific •criteria and standards governing site grading, •drainage, pavement design, retaining wall design and erosion control. The report shall be signed and "wet stamped" by the -engineer or geologist, in conformance -with Section 6735 of the California Business and Professions Code, 77. SOILS ENGINEER PLAN REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining _walls, site grading, and site drainage are in accordance with their i6 recommendations and the peer review comments. The applicant's soils engineer's approval shall then be conveyed to the Town either by letter or by signing the plans. 78. FINAL MAP. A final map shall be recorded. Two copies of the final map shall be submitted to the Engineering Division of the Parks & Public Works Department for review and approval. Submittal shall include closure calculations, title reports and appropriate fee etc. The map shall be recorded before any permits are issued. 79, DEDICATIONS, The following shall be dedicated on the final map. The dedication shall be recorded before any permits are issued. a. Widening along Blossom Hill Rd as required. b. Public Service Easement (PSE) as required. c. Ingress -egress, storm drainage and sanitary sewer easements, as required. d. Emergency Access Easement. Twenty (20) feet wide, as required TBD. 80. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the Town prior to recordation of a map. The joint trench plans shall include street and/or site lighting and associated photometrics. A letter shall be provided by PG&E stating that public street light billing will by Rule LS2A, and that private lights shall be metered with billing to the homeowners association. Pole numbers, assigned by PG&E, shall be clearly delineated on the plans. 81. WATER DESIGN. Water plans prepared by SJWC must be reviewed and approved prior to issuance of any permit. 82. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the developer. Plans for those improvements shall be prepared by a .California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of a building permit or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. a. All public improvements required along Blossom Hill Rd, Los Gatos Blvd and Placer Oaks Rd. as determined upon subsequent plan submittals. Curb, gutter, sidewalk, street lights, tie-in paving, half street grind and overlay, signing, striping, ston7n drainage and sanitary sewers, as required. 83. FRONTAGE IMPROVEMENTS. Applicant shall be required to improve the project's public frontage to current Town Standards. These improvements may include curb, gutter, sidewalk, driveway approaches, curb ramps, street lighting (including replacing existing street light fixtures with LED fixtures), modifications to existing traffic signals, 17 signage, striping etc. Proposed species and location of street trees will be reviewed during the permit phase. Magnolias will not be permitted due to damage their root system does to adjacent sidewalk. 84. PERIMETER STREET RESURFACING. Existing half streets along project perimeter will be required to be resurfaced/slurried and restriped at the completion of the project. 85. DESIGN CHANGES. The Applicant's registered Engineer shall .notify the Town Engineer, in writing, at least 72 hours in advance of all differences between the proposed work and the design indicated on the plans. Any proposed changes shall be subject to the approval of the Town before altered work is started. Any approved changes shall be incorporated into the final "as -built" drawings. 86. TRAFFIC IMPROVEMENTS'. Traffic signal improvements shall include upgrading existing video' detection systems and cameras to current standard, replacing incandescent signal indication with LED modules, replacing 8" signal heads with 12", and replacing safety lighting with LED luminairs. Modification of existing pork chop island at the NW corner of Los Gatos Blvd and Blossom Hill Rd will be required to accommodate additional pedestrian traffic. All relocation/replacement of existing improvements including high voltage overhead poles, traffic controller boxes and any other impacted facilities will be required of the applicant. 87. TRAFFIC STUDY RECOMMENDATIONS. All recommendations included in the TJKM Traffic Study including adding additional turning lane on east bound Blossom Hill Rd, extending existing southbound second left -turn lane on Los Gatos Blvd and installing signs and pavement markings for driveway access control. This condition shall include modification or installation of uriprovements including but not Iunited to pavement, curb, gutter, sidewalk, street' lights, traffic signals (and associated interconnect) required to accommodate these recommendations. 88. TRAFFIC IMPACT MITIGATION FEE (NET COMBINED COMMERCIAL & RESIDENTIAL). The developer shall pay a fee proportional to the project's share of transportation improvement needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit application is made. The fee shall be paid before the building permit is issued. The traffic impact mitigation fee for this project, using the current fee schedule and the preliminary plans is estimated at $320,000. The final fee shall be calculated from thefinalplans using the rate schedule in effect at the time of the 1s building permit application, using a trip generation rate based on the final project use mix. 89. PRECONSTRUCTION PAVEMENT SURVEY Prior to issuance of a Grading Permit, the project Applicant shall complete a pavement condition survey documenting the extent of existing pavement defects using a 35-mm or digital video camera. The limits of the survey shall be determined by the Town Engineer. In addition, a pavement deflection analysis conforming to the same limits as the photographic survey shall be performed to determine pavement strength. The results shall be documented in a report and submitted to the Town for review. 90. POSTCONSTRUCTION PAVEMENT SURVEY The project Applicant will complete a pavement condition survey and pavement deflection analysis to determine whether road damage occurred as a result of project construction and whether there were changes in pavement strength. Rehabilitation improvements required to restore the pavement to pre. construction condition and strength shall be determined using State of California procedures for deflection analysis. The results shall be documented in a report and submitted to the Town for review and approval. The Applicant shall be responsible for completing any required road repairs prior to release of the faithful performance bond. 91. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks & Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board for projects disturbing more than, one acre. A maximum of two weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. interim erosion control measures, to be carried out during construction and before installation of the final landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, -fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality duringcwinter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of Order No. R2-2005-0035 of the amended Santa Clara County NPDES Permit. 92. DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of 19 grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non -toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on -site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall. include at least one late -afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25. MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 93. DUST CONTROL (SITES.> 4 ACRES).The following measures should be implemented at construction sites greater than four acres in area: a. Hydroseed or apply (non -toxic) soil stabilizers to inactive . construction areas (previously graded areas inactive for ten days or more). b. Enclose, cover, water twice daily or apply (non -toxic) soil binders to exposed stockpiles (dirt, sand, etc.) c Limit traffic speeds on unpaved roads to 15 mph. Install sandbags or other erosion control measures to prevent silt runoff to public roadways. e. Replant vegetation in disturbed areas as quicldy as possible. 94. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site securityfencing, employee parking, construction staging area, construction trailer, and proposed outhouse locations. 95. CONSTRUCTION STREET PARKING. 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), 96. - SITE DRAINAGE.- Rainwater.. leaders shall be discharged to splash blocks. No through curb drains will be allowed. 20 97. NPDES, On -site drainage systems shall include a filtration device such as a bio-swale or permeable pavement. 98. STORM WATER MANAGEMENT PLAN. A storm water management shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3.d. of Order No. R2-2005-0035 of the amended Santa Clara County NPDES Permit No. CAS029718. The plan shall delineate source control measures and BMP's together with the sizing calculations. The plan shall be certified by a professional pre -qualified by the Town. In the event that storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The .applicant may elect to have the Planning submittal certified to avoid this possibility. 99. AGREEMENT FOR STORMWATER BEST MANAGEMENT •PRACTICES INSPECTION AND MAINTENANCE OBLIGATIONS, The property owner / homeowner's association shall enter into an agreement with the Town for maintenance of the stormwater filtration devices required to be installed on this project by Town's Stormwater Discharge Permit No. CAS029718 and modifed by Order No. R2-2005- 0035. The agreement will specify that certain routine maintenance shall be performed by the property owner / homeowner's association and will specify device maintenance reporting requirements. The agreement will also specify routine inspection requirements, permits and payment of fees. The agreement shall be recorded prior to release of any occupancy permits. 100. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and home owner to make sure that all, dirt tracked into the public eight -of -way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm drains. 101. Ul'1LITIES, The developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code §27.50.015(b). Underground conduit shall be provided for cable television service. 102. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic 21 pavement markings, etc, shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 103. SIDEWALK REPAIR. The, developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shell .be constructed per Town Standard Details. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 104. CURB AND GUTTER. The developer shall repair and replace to existing. Town standards any club and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per Town Standard Details, . The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 105. DRIVEWAY APPROACH. The developer shall install Town standard residential and commercial driveway approaches. The new driveway approaches shall be constructed per Town Standard Details. 106. FENCING. Any fencing proposed within 200-feet of an intersection shall comply with Town Code Section §23.10.080. 107. AS -BUILT PLANS. After completion of the construction of all work, the original plans shall have all changes (change orders and field changes) clearly marked. The "as -built" plans shall again be signed and "wet -stamped" by the civil engineer who prepared the plans, attesting to the changes. The original "as -built" plans shalt be review and approved the Engineering Inspector. A Mylar and AutoCAD disk of the approved "as - built" plans shall be provided to the Town before the Faithful Performance Security or Occupancy Permit is released. The AutoCAD file shall include only the following inforniation and shall conform to the layer naming convention:' a) Building Outline, Layer: BLDG-OUTLINE; b) Driveway, Layer: DRIVEWAY; c) Retaining Wall, Layer: RETAINING WALL; d) Swimming Pool, Layer: SWIMMING -POOL e) Tennis Court, Layer: TENNIS -COURT; f) Property Line, Layer: PROPERTY -LINE; g) Contours, - -Layer: NEWCONTOUR. All as -built digital files must be on the same -coordinate -basis as 22 the Town's survey control network and shall be submitted in AutoCAD version 2000 or higher. 108. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. Install a sanitary sewer lateral clean -out at the property line. 109. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood Ievel rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through.. the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 110. OUTDOOR TRASH ENCLOSURES. Outdoor trash enclosures shall be covered and area drains connected to the sanitary sewer system shall be .provided. Temporary trash enclosures are exempt from this condition. 111. GREASE TRAPS. Meet all requirements of the Santa Clara County Health Department and West Valley Sanitation District for the interception, separation or pretreatment of effluent. 112. CONSTRUCTION NOISE. Between the hours of 8:00 a.m.:to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 113. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and/or materials on the sidewalk and/or the street will not be 23 allowed unless a special permit is issued by the Engineering Division, The adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition . may result in the Town performing the required maintenance at the developer's expense. 114. HAULING OF SOIL. Hauling of soil on or off -site shall not occur during the morning or evening peak periods (between 7:00 a,n. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Department Engineering Inspectors to, devise a traffic control plan to ensure safe and 'efficient traffic flow under periods when soil is hauled on or off the project site, This may include, but is not limited to provisions for the developer/owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Cover all trucks hauling soil, sand, and other Ioose debris or require all trucks'to maintain at least two feet of freeboard. 115. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: The applicant shall initiate a weekly neighborhood e-mail notification program to provide project status updates, The e-mail notices will also be posted on a bulletin board placed in a prominent location along the project perimeter. 116. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously, 117. COVERED TRUCKS:. All trucks transporting materials to and from the site shall be covered. 118. FUTURE STUDIES, Any post project traffic or parking counts, or other studies imposed by Planning Commission or Town Council shall be funded by the applicant. TO ME SATISFACTION OF TN H; SANTA CLARA COUNTY FIRE DEPARTMENT: 119. PUBLIC FIRE HYDRANT(S). The developer shall provide public fire hydrant(s) at location(s) to be determined jointly by the Fire Department and the San Jose Water Company. Maximum hydrant spacing shall be 400 feet, with a minimum single hydrant flow-of-1,500.GPM at.20 psi residual. If.area:fire hydrants exist, reflect their location on 24 the civil drawings included with the building permit submittal. To prevent building permit delays, the developer shall pay all required fees to the water company ASAP. 120. PRIVATE ON -SITE FIRE HYDRANT(S). As an alternative to Performance Standard 119 above, provide 3 private on -site fire hydrants installed per NFPA Std. #24, at locations to be determined by the Fire Department. Maximum hydrant spacing shall be 250 or 500 feet, with a minimum acceptable flow of 1,500 GPM at 20 psi residual pressure. Prior to design, the project civil engineer shall meet with the fire department water supply officer to jointly spot the required fire hydrant locations. 121. FIRE APPARATUS (ENGINE) ACCESS ROADS. The developer shall provide access roadways with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet-6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conforvi to Fire Department Standard Details and Specifications sheet A71. 122. EMERGENCY GATE/ACCESS GATE. Gateinstallations shall conform with Fire Department Standard Details and Specifications G-1 and, when open shall not obstruct any portion of the required width for emergency access road way or driveways. Locks, if provided, shall be fire department approved prior to installation. Gates across the emergency access road way shall be equipped with approved access devices. If the gates are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed. Gates providing access from a road to a driveway or other roadway shall be at least 30 feet from the road being exited. 123. FIRE SPRINKLERS. Approved. automatic sprinklers are required in all new and existing modified buildings when gross floor area exceeds 3,600 square feet or that are 3 or more stories in height. Exception: one-time additions to existing buildings made after 1/01/2008 that do not exceed 500 gross square feet. Note: covered porches, patios, balconies, and attic spaces may require firs sprinkler coverage. A state of California licensed (C-1.6) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. 124. POTABLE WATER. Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility for the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be 25 incorporated into the, design of any water -based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor or record. Final approval of the system(s) under consideration will not be granted by the Fite Department until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 125. PREMISES IDENTIFICATION. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. 126. EMERGENCY ESCAPE/RESCUE. Ground -ladder rescue from second and thud floor rooms shall be made possible for fire department operations. With the climbing angle of seventy-five degrees maintained, an approximate walkway width along either side of the building shall be no less than seven feet clear. Landscaping .shall not be allowed to interfere with the required access. 127. TIMING OF ROADWAY INSTALLATIONS. Required access roads, up through first lift of asphalt, shall be installed and accepted by the Fire Department prior to the start of combustible construction. Bulk combustible materials shall not be delivered to the site until installation is complete. During construction, emergency access roads shall be maintained clear and unimpeded. Note that building permit issuance may be withheld until installations are completed. Temporary access roads may be approved on a case by case basis. 128. TIMING OF REQUIRED WATER SUPPLY HYDRANTS. Installations of required;file service(s) and fire hydrant(s) shall be tested and accepted by the Fire Department, prior to the start of framing or delivery of bulk combustible materials. Building permit issuance may be withheld until required installations are completed, tested and accepted. TO TIIE SATISFACTION OF THE TOWN ATTORNEY 129. .TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from. the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a .condition of approval' of all such permits and entitlements whether or not expressly set forth in the approval. 26 SECTION VI This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on , 2011, and adopted by the following vote as an ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on effect 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: ATTEST: CLERK OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:\DEV\ORDS116005 LGB-Ordinance.doc MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA 27 1 6OO5Los Gatos/ .B utevard TOWN OF LOS GATOS Application No. PD-07-145 A.P.N. # 529-16-025, 053 Change of zoning map amending the Town Zoning Ordinance. E Zone Change From: CH To: CH:PD El Prezoninq Action by Planning Commission Approved by Town Council Date: Clerk Administrator Mayor Date: - Ord: Exhibit A of EXHIBIT 15 MIXED US_E. PROJECT BLOSSOM HILL ROAD LOS GATOS BOULEVARD VICINITY MAP 10-04-2010 CONTACTS DEVELOPER Send Hill Property Company CHL Ventures, LP 489 South El Camino Real San Mateo, CA 94402 ARCHITECT Kenneth Rodrigues 8 Partners, Inc. 445 N. Whisman Road, Sulfa 200 ' Mountain View, CA 94043 Hunt Hale Jones 444 Spear Street, Suite 200 San Francisco, CA 94105 LANDSCAPE ARCHITECT Lauderheugh Assocletes 425 Clyde Avenue Mountain View, CA 94043 CIVIL ENGINEER Sandia 650 Castro Street Mountain View, CA 94041 Phone: 050.344.1500 Fax: 050.344.0662 Contact: Karin Core Phone: 850.905.0700 Fax: 660.960.0707 Contact: Kennolh Rod/lovee Phone: 415.512.1300 Fax: 415.288.0288 Contact: Dan Halo Phone: 850.691.9711 Fax: 650.691.9713 Contact: Jim Lauderbau9h Phone: 650.989.6900 Fox: 880.909.6472 Contact: Ken 0leott Lance Takohera Al A2 A3 AR A5 AS.1 A6 A7 AS AD A10 All AI2 A13 RECEIVED AUG 10 2010 TOWN OF LOS GATOS PLANNING DIVISION SHEET INDEX SITE PLAN BUILDING ONE EXTERIOR ELEVATIONS BUILDING TWO EXTERIOR ELEVATIONS OVERALL EXTERIOR ELEVATIONS BUILDINGS ONE FLOOR PLANS 1 ROOF PLAN BUILDING TWO FLOOR PLANS I ROOF PLAN ENLARGED SECTIONS & ELEVATIONS ENLARGED SECTION & ELEVATION ENLARGED, SECTIONS & ELEVATIONS SITE SECTIONS RESIDENTIAL FLOOR PLANS & ELEVATIONS -PLAN i RESIDENTIAL FLOOR PLANS & ELEVATIONS -PLAN 2 RESIDENTIAL FLOOR PLANS & ELEVATIONS -PLAN 3 RESIDENTIAL FLOOR PLANS & ELEVATIONS -PLAN 4 Lt PRELIMINARY LANDSCAPE PLAN • C-1.0 ,: TOPOGRAPHIC AND BOUNDARY SURVEY C-2.0 - SCHEMATICGRA0ING S. DRAINAGE PLAN C-3.0 SCHEMATIC UTILITY PLAN C-4.0 AUTOTURN EXHIBIT C-5.0 SITE SECTIONS C-6.0 STORMWATER CONTROL PLAN C-7.0 LOS GATOS BLVD (BLOSSOM HILL ROAD OFFSITE IMPROVEMENTS C-8.0 INTERIM EROSION CONTROL PLAN TMI TENTATIVE MAP PD-07-145 ND-07-148 EXHIBIT H SINGLE FAMR.Y COMMERCIAL/SENIOR HOUSING TABULARON SITE AREA 2AACRES VESA SF) LOT AREA 2S LOTS DENSITT 12LOTS/ACRE PARKING 4j SPACES GUEST. 18 SPACES SINGLE FAMILY GARAGES IG BPAGESPe+�>aKai PARKING RATIO 2b3PACE81LOf RESIOENIW.LOT AREA S8,422 SF OVUM CROWD FLRAREA 3&012 SF(349%) TOTAL LMAISCAPING&OPEN 41,59E SF(4STB%) SPACE (INCLUDING LANDBCAPING PARKING&DRIVEIAYS 20,7236F(NEB4%) IYPCALLOT SIZE 34K 75.2,450 SF(O.O6 AC). FIRST FLOOR AREA 1,7186E (WLYLONG GARAGE) TOTAL FLOOR AREA &471 BF LANDSCAPE AND OPEN SPADE 1.222 SF COVERAGE 80% FAR. 1D1 Iwo R ORV •.-- P.ESIDETTIAYt PLACEROAKS RD. TABULATION PAN MINA 2AACRESKim 8F) BUBDING'AREA. BLS35 SF RETAIL 23,287SF BENIORHOUSING BMEP(6 UNITS) PAR SETO % PARKING NO SPACES - RETAIL 104 SPACES(4N1000 SF) (AMOR HOUSING 6SPACES (1MNR) BUILDINGCOVERAEE 23,XTSF(28.09%) LANDSCAPING & PATIO 28,405 SF (31135 %) PARKING & DRIVEWAYS 31,663 SF (42BB %) FASTING OFFICE ZONE NEW MUNI TO IR4KRfN6TlM°13m PIACFAnN0 LOIMMITIACF yms BEN-.�� r.Gnn E01141O CH ZONE PROPG9®POLE MOUMEO UOIR FPOURE OWOOD FENCE DETAIL LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CAUFORNIA SAND HILL PROPERTY COMPANY OVERALL. TABULATION SITE AREA 4.4OACREB BUILDING AREA CO&0/ERGAL • RETAIL 23,267 SF SINGLE FAMILY NOOSING 29 LOTS BEVIO R HOUSING ABOVE RETAIL. 8 UNITS I8,628 SF PARKING • 18SSPACES • SINGLE FAMILY GUEST EARNING 1BBPACE6 SINGLE EMILYPARKING P m AvE SPACES SENIOR HOUSING SPACES (VW) COMMERCIAL 104 SPACES(4.N1000 EF) R0811NG 81AU0 UAESTOTMIHO 30p71 BFTO BE REMOVED SITE PLAN Al KENNETH RODRIGUES &PARTNERS, INC.. ler 01.14.10 00.01.10 111.01,1 120.0bl 4517 NORTH ELEVATION ALONG PLACER OAKS ROAD SOUTH ELEVATION At MAIN ENTRY DRIVEWAY WEST ELEVATION AT PARKING LOT n m n;m mm n".^a• n 111 111111110EII ST ELEVATION ALONG LOS GATOS BOULEVARD PAI § 4 m.:t 1 Ciaa ,.r, wu m. rt.sax ..rxym LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CAUFORNIA SAND HILL PROPERTY COMPANY LEGEND 1. CLAYTILE ROOF 2. PAINTED METAL GUTTER 9. WOOD RAFTER 4. PRECAST CORNICE 6. VENT 6. SUSPENDED GLOBAL LIGHT FIXTURE 7. LIGHT FIXTURE 6. WOOD LINTEL 9. PAINTED WOOD SHUTTER 10. WROUGHT IRON 11. CLEAR GLASS SET IN ALUMINUM STOREFRONT WINDOW SYSTEM 12. CANVAS AWNING 13. WOOD TRELLISWITH CONCRETE BASE 14. WOOD LATTICE 15. STONE VENEER 16. EXTERIOR PLASTER SYSTEM ' 17. PRECAST TRIM 16. LOW STONE SEAT WALL 19. WROUGHT IRON BRACKET 20, MAIN ENTRY DRIVE 21. METAL ROLL -UP DOOR 22, WHITE OPAQUE GLASS KENNETH RODRIGUES & PARTNERS, INC. SolJd:ill° 111.01{ BUILDING ONE EXTERIOR ELEVATIONS "2 I I 111111111111111111111111111111111111 1 111111111111111110 m.nawJdiB 1 Tm �l1�llIIIIII �IIIuIII IIII11111I'IIIIIIiI IIIIII 111 WI !IIIIIIIIIIIIIII IIIIIIIIII@I'Ill1 � �P 1.y �5 S .i' rl NORTNELEVATION AT MAIN ENTRY DRIVEWAY 1111111111111111111111111111111111111 ---_-.-._-_ _ _ = j•r__'_-I;•r_ alb_--� - _ __ i'igilli iqui ii pitu liliuuiiiul lmll ull117111 lll1i1111111..:Mulllm • SOUTH ELEVATION ALONG BLOSSOM HILL ROAD. E EIMME /AV1111P 1,IIIllliI 111111IIIIII111111Il1ff Ili!IA WEST ELEVATION AT PARKING LOT ..- • ❑ 1 T❑ EAST ELEVATION ALONG LOS'•GATOS BOULEVARD BUILDING TWO EXTERIOR ELEVATIONS 14AL.MRRxa LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LDS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY LEGEND 1. CLAYTILE.ROOF 2. PAINTED METALGUTT6R 3. W000 RAFTER 4. PRECAST CORNICE - 'EL SUSPENDED GLOBAL LIGHT FIXTURE UGHT FIXTURE WOOD LINTEL 9.: ` PAINTEDW000 SHUTTER .:: :10., ':WROUGHT IRON 11. CLEAR GLASS SET IN ALUMINUM STOREFRONT WINDOW SYSTEM 12 CANVAS AWNING 13. WOOD TRELLIS WITH CONCRETE BASE 14. WOOD LATTICE- 16 STONEVENEER 18; EXTERIO-TRIM RSYSTEM 17,.'PRECASTTRIM 18. LOW STONE SEAT WALL 10. WROUGHT IRON BRACKET 20. MAIN ENTRY DRIVE 21. METAL ROLL -UP DOOR 22. WHITE OPAQUE GLASS KENNETH RODRIGUES & PARTNERS, INC. 11.11.1010' M ,aYS. i 1LUI A3T SOUTH ELEVATION ALONG BLOSSOM HILL ROAD LOS GATOS BOULEVARD RETAILI SENIOR HOUSING PARKING NORTH ELEVATION ALONG PLACER OAKS ROAD EXISTING SINGLE FAMILY HOUSES EXISTING *RETAIL SHOPS I BLOSSOM HILL RD. EAST ELEVATION ALONG LOS GATOS BOULEVARD BUILDING ONE EXISTING OFFICE SURFACE PARKING LOT . RETAIL BURRING TWO IMAIN ENTRY DRIVE EXISTING 2-STORY OFFICE RETAIL ISENIOR HOUSING IPLACER OAKS ROAD BUILDING ONE OVERALL EXTERIOR ELEVATIONS LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY EXISTING 2 STORY OFFICE KENNETH RODRIGUES & PARTNERS, INC, a�.Ie ii )o i:u 12..034 A4TIT T BUILDING ONES- FIRST FLOOR PLAN WROUGHT IRON FRAME wRouc15T IRON BAR_ IRON PINTO FIX GATE IN OPENP05RION - - IIiIIflIfluIIiIiiiIIIllHIOl FIXED IRON GATE DETAIL BUILDING ONE SECOND FLOOR PLAN LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA • SAND HILL PROPERTY COMPANY LEGEND 1. CLAY 11LE ROOF 2. CLEAR GLASS SET IN ALUMINUM STOREFRONT WINDOW SYSTEM 3. CANVAS AWNING ABOVE 4.-..W000TRELUS 6: EXTERIOR WALL SYSTPM. 6. . BALCONY (PRIVATE SPACE, 4303'424 SF MINIMUM) 7.,. RETAIL SPACE', 6. ELECJMEOH. ROOM - 6. - HOUSING LOBBY I OPEN TO ABOVE 10. LMNG ROOM' 11: DINING ROOM 12. KITCHEN 13. BEDROOM 14. BATHROOM 15. LAUNDRY ROOM 18. MECHANICAL EQUIPMENT 17. VERTICAL CIRCULATION 18. EXTERIOREXIT STAIR 10. BUILT-UP ROOF 20. COVERED PARKING SPACES 21. PARKING SPACES 22 LANDSCAPED PATIO 23. LOW STONE SEAT WALL 24.. ROOF VENT 25, TRASH ROOM. 26.. METAL R00L-UP DOOR 27... WHRE OPAQUE GLASS 28. 'OPEN TO BELOW KENNETH RODRIGUES & PARTNERS, INC. BUILDING ONE - ROOF PLAN BUILDING ONE FLOOR PLANS / ROOF PLAN /� " 5 ( ', lit0�:01' e 1 FIXED IRON GATE DETAIL BUILDING ONE SECOND FLOOR PLAN LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA • SAND HILL PROPERTY COMPANY LEGEND 1. CLAY 11LE ROOF 2. CLEAR GLASS SET IN ALUMINUM STOREFRONT WINDOW SYSTEM 3. CANVAS AWNING ABOVE 4.-..W000TRELUS 6: EXTERIOR WALL SYSTPM. 6. . BALCONY (PRIVATE SPACE, 4303'424 SF MINIMUM) 7.,. RETAIL SPACE', 6. ELECJMEOH. ROOM - 6. - HOUSING LOBBY I OPEN TO ABOVE 10. LMNG ROOM' 11: DINING ROOM 12. KITCHEN 13. BEDROOM 14. BATHROOM 15. LAUNDRY ROOM 18. MECHANICAL EQUIPMENT 17. VERTICAL CIRCULATION 18. EXTERIOREXIT STAIR 10. BUILT-UP ROOF 20. COVERED PARKING SPACES 21. PARKING SPACES 22 LANDSCAPED PATIO 23. LOW STONE SEAT WALL 24.. ROOF VENT 25, TRASH ROOM. 26.. METAL R00L-UP DOOR 27... WHRE OPAQUE GLASS 28. 'OPEN TO BELOW KENNETH RODRIGUES & PARTNERS, INC. BUILDING ONE - ROOF PLAN BUILDING ONE FLOOR PLANS / ROOF PLAN /� " 5 ( ', lit0�:01' e 1 BUILDING TWO - FIRST FLOOR PLAN BUILDING TWO - ROOF PLAN LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY LEGEND 1. CLAY TILE ROOF 2. CLEAR GLASS SET IN ALUMOIUM STOREFRONT WINDOW SYSTEM 3. CANVAS AWNING ABOVE 4. WOOD TREWS 6. EIRERIORWALL SYSTEM S. BALCONY (PRIVATE SPACE, 4'XO'=24 SF MINIMUM) 7. RETAIL SPACE 8. ELECJMECH. ROOM S. HOUSING LOBBY 10. LIVING ROOM 11. DINING ROOM 12. KITCHEN 13. BEDROOM . 14. BATHROOM 16. LAUNDRY ROOM 1B. MECHANICAL EQUIPMENT 17. VERTICAL CIRCULATION 18. EXTERIOR EXIT STAIR 19. BUILT-UP ROOF 20. COVERED PARKING SPACES 21. PARKING SPACES 22. LANDSCAPED PATIO 23. LOW STONE SEATWALL 24. ROOF VENT 26. TRASH ROOM 26. METAL ROIL -UP DOOR 27. WHITE OPAQUE GLASS KENNETH RODRIGUES & PARTNERS, INC. Lk, 111111 . I1e.u. vav BUILDING TWO FLOOR PLAN / ROOF PLAN A5.1 I I I T WALL SECTION A -A WALL SECTION B-B MY RE aymouniseruiutnn. rx. ENLARGED BUILDING ONE PARTIAL NORTH ELEVATION B ©ENLARGED BUILDING ONE PARTIAL EAST ELEVATION ENLARGED SECTIONS & ELEVATIONS LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY KENNETH RODRIGUES & PARTNERS, INC. oi:oi;l8 A6► r r ,I �1.=f4Te11 � I�c�il � 1 �I-1��11= ^-•-11=rr el 'll`-1f�11=1�-��psit=i11�11= " WALL SECTION C-C CATTLE roll E ITOOR A telnmty LOS GATOS -BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CAUFORNIA SAND HILL • PROPERTY COMPANY emu rTl cave otr, r• r.I C ©ENLARGED BUILDING ONE PARTIAL WEST ELEVATION ENLARGED SECTIONS & ELEVATION KENNETH RODRIGUES & PARTNERS, INC. I10.004 Af i 41 111111111111111 iWL WALL SECTION D-D WALL SECTION E-E MIIIML WCKOTAILISIVIMIVIJES ME MASMEMVI MOI IMMUltOMMKMMTOM CAMMIAMM4 • • IIENLARGED BUILDING 2 PARTIAL NORTH ELEVATION • rzl�xa��4 E ®ENLARGED BUILDING PARTIAL EAST ELEVATION ENLARGED SECTIONS & ELEVATIONS LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY A8i KENNETH RODRIGUES & PARTNERS, INC. .u. r oifei: 1 r.:a PARKING LOT RETAIL / SENIOR HOUSING LOS GATOS BLVD. SITE SECTION A - AT BUILDING ONE SITE SECTION B - AT BUILDING TWO PLACER OAKS ROAD 4Lw ,w1 RETAIL I SENIOR HOUSING LOS GATOS BLVD. RETAIL/ SENIOR HOUSING SITE SECTION C - ALONG LOS GATOS BOULEVARD RETAIL 1 BLOSSOM HILL RD. nrOWe: anonnape ane.,mnro,re u LOS GATOS '-----BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY KENNETH RODRIGUES & PARTNERS, INC. 1111.13 ia°:ui:ii 120.054 SITE SECTIONS A9 I I I FRONT ELEVATION WO m.ernwl RIGHT ELEVATION wnm•aFnnl FRONT ELEVATION UPPER FLOOR PLAN pAY IC-sNx41 'Lenuee 121180.FT. wwlc.ruxalmlmm REAR ELEVATION nH110•SPN.1 MPJN FLOOR PLAN • M/1We+We11 ).WHIPS Iro TMALININT 0.13V4 108w.FL WlmneslBE R eN0.o1310,. 1 x 880E x tprnn8ru*>et M ramwsaa III:VIC 11eIn i PANI ILIEN lw YC MmWwe v IL 1 .e Bor3Esuu 4neLYnlf 01,11. TV LEFT ELEVATION IVEIc•stvnnx LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CAIJFORNIA SAND HILL PROPERTY COMPANY HUNT HALE JONES RESIDENTIAL FLOOR PLAN S & ELEVATIONS - PLAN 1 A 10 I I Architectural PlsnnI g I Interiors e I. I f.I'0 ce:ii:10 il°IF::� FRONT ELEVATION n.xEs ewlaewepvnss,110M FRONT ELEVATION ruvm.lwalnw.pmrmme • FRONT ELEVATION wwlw.o+vISUww FRONT ELEVATION wx20.Hoc. mLmnrsax:Rwnan LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY UPPER FLOOR PLAN . L =OEM ilRRV EE e. MCC glUWrtal 11 Z1 COIALLKI L PNnm GLUM in. iuv>tm UP MHO M IwNO.MiNGIxiES0na wsea u muV0...4aEooan RESIDENTIAL FLOOR PLAN S & ELEVATIONS - PLAN 2 A 1 1 Archttedurel Plaming I interiors UIJ s e:oi:lo FRONT ELEVATION : 1:71111Id.`• -:'A�%n I[IIIPIIIf(I{IIIIIIU '+��: FRONT ELEVATION NNW WN41 UPPER FLOOR PLAN wcateramorsa Fr. roeaa. WAR I. 1 .61E1c i n msamel i mCcoaraNl1101 II I. :111.0001 W WhLKafl{MirtY la ...res MIm 10. au+vm11W1 wconaays:. • to. mcasmusom LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS SATOS, CAIJFORNIA SAND HILL PROPERTY COMPANY HUNT 1-1ALE IONES ArtNtedurel FNanning'Interiors RESIDENTIAL FLOOR PLAN S & ELEVATIONS - PLAN 3 A 12 11 I I I FRONT ELEVATION MN OUFlSUW N.LI.rse,wmxim UPPER FLOOR PLAN nwv.a-man�m�nn uve��es w5m5r: LOS GATOS -BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS, CALIFORNIA SAND HILL PROPERTY COMPANY MAIN FLOOR PLAN nnvm.wamiwenm wxuu x wuo.M 10 oww3e m�a. i wniee'narvs u+QuO nmi VIIIT eu0011/011BIomi l MOO IMP' IL .03 POW II. a..snm1St. • IL KMrCen um.omeaxrenx u wanvmn u Le011.hsvna. mww REARELEVATION LEFT ELEVATION HUNT HALE IONFS vuH®.rnaoimum; Ar hitecwreI Manning 'Interiors e;:1ai'8 e ea a RESIDENTIAL FLOOR PLAN S & ELEVATIONS - PLAN 4 Al 3 i $ RleM1fi9p1 7R49SiLL0ATOT • MICA WO6 W leeNERAL••LANDSCAtR 113Rf4,ATO NO1 8 1.u.c mino mu Az Am= so swam AAA so row meows. mw 3311adnaaUM.• 1. at Axiom. nueirma .nr:re.mmarrsurt at rat Arm nom Si RIM P.O. MAO Me MOMS, 03SIOICt F13.1 TM non OF 1:013 MS EXIATIN0 R12 ZONE • mamma OFFICE g auman*mrtnrmo ratagratra I —as r:v .. TO aa'�w'a00 Orla Al=" Ef�'A':. �- - EXISTWO CNZONe .+ nNkaE - CAM. LOS GATOS BOULEVARD AND BLQSSOM HILL ROAD LOS GATOSe CAUFORNIA SAND HILL • '' PROPERTY COMPANY i-E LIMIRAl31`. L+h1 itigt(P,E, BALE 1`> v I.xmo. uTococAme �i.eiAonea _ till 013 l b rlv7 11301.1 p •rtfactomonar mown., a. AA tA.A Ammo otoneuxon Se Oct li = 14. Ott !1 o..e. ii er. 33333.1 6121403 WOO egi=r MAW • y t ilbli0113 Ammon ..Arsrm.I rA:Aliimiaal�b n`un`tivmmlul �tum°„J00 AI:J i nA Am..m o e mt' n:imruuawi 't'nu lt,en.1,'xv.eemrp PRELIMINARY LANDSCAPE PLAN • y.N4,6:3;.,,r.yN Li • r '!�"l.' 1.MME•110,i'1119. �"iu 1-. f l t a l 11 _ ABBREVIATIONS LEGEND w Pa :*+nrcue M,PV9aai • III vuaur pop ourtP. PI PP 0 WI II plapP24101 ICY w PP .wananae IC IP A aP marl ® Smceu s tram cc AC p 1881E O SANDISIa an: 06-33-10 su�larvaLe ._HOSEVILLE MOM IC Ll• .,21011.31 CPC TOPOGRAPHIC SURVEY tam kir vv/as SP9.11.410 UMW PINUP tear GP PPP lam WA pre PP PP I POPP MI PPM PM WIPP az 'muck as war PR PM. P. Vol PM. alE1 Mama an mat. appar WPM PI Pat as PI Pi PO UPI IIPPIOP UM OPPlif Nbitar NOTES COMM AC IS II lardeflea Ira jar Iv, cr.= on name PPP. NW POPPot PPG MOP PtaryppoPpo MAW PPM le I MOP. POpann.ti PEEPS. Pe Mt Mo. MOM SOLI H AWE". Ro-K41.4cam Warn. are PPP PI PPP. PR Parn n WAa.0 +u:aemnru CCM IV IRID PP LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS , __ CALIFORNIA C-1.0 ff e a�a„ SAN DIS I Ella.' A 21GOS1 SANDIS 0444 EARTHWORK OUANTITIES. SHEET NOTES awPAvxn nw BCFEHA11C. GRADING AND'DEAPIAGPLAN IDIPBRVIOUS:ARBAS ABBREVIATIONS mom -0242....2134321,1MRif 1400132.41 LEGEND iem 0030100 .me... PO4/4X Cr WC romm'- arc werpinr WCr=' IC Mba, WICLLms • 2240014104101334 4-44— LOS GATOS BOULEVARD • AND BLOSSOM HILL ROAD C•2.O' LOS GATOS CAUFORNIA > 8 „„, / /, /l / :/ / / / SANDIS�'r"" sYV1091.iirva,41S-Mw. a..ma me-eyo. mc. RittliVIT 41. =210031 ac_roi4 '600. 0-0 LIUEND LE END 119212 M. - SEW 9 °� ne a MO WNW We 7 Lima, LW 06 e WN OK * amb. H< 8q-EMA71C WIRY PLAN 0 H LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS CALIFORNIA C-3.0 SANDISIE:""" Wit u-ol-lo Matila 1.1.41t it 210031 11,4 AUTOTUFW OWBIT 000 eUb] SCCFD—Truck lest Truk I e:SO LS4rrOqock t0 L.a T�.r7 00 50 9 005 CUPERTINO FIRE DEPT. AERIAL LADDER TRUCK NO, 1 (USED FOR ONSITE SIMULATION) 7 f ie.sa WD-50 fart T,ccly Mdth i 800 Lock to Tac_• B.50 StterO0 lAagc he , 00 Tractor Track , MtkW.Lng MOb i 700 /e90 AASHTO STANDARD TRUCK WB-60 (USED FOR OFFSITE SIMULATION) LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS CALIFORNIA C-4.0 n «as -[MA aow Mew OM a ;) SECTION A —A PLACER OAKS ROAD SAHDISJ ry Mt Aar ) 4(11.61 CI;,, SECTION C—C SECTION D—D rear �MtMI I. \.. SAE e,.n..w.l s�+oral.oe,ml.ecvm l...me.r MOI1 111 Ri NM ,.�=vw+o�uww,wo-�aRe.«.o.n=.o-e,.r. �.- - SECTION E—E SECTION H—H LOS GATOS BLVD. am OW) ROADWAY SEOSIONS SECTION KEY MAP rya LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS "" -" """-" CALIFORNIA C-5.0 a 8 six Haan, a STORM WATER TREATMENT PLAN TOWNHOME 51 7E STORMWA7FR CLEANSING CAPACIn OAI CUI A nnim (C-0.72) • 12RAINACE ARFA A. SUDS SF a 0.7J AC S. X Er MIMI 1.07 MAX TRIBUTARY AREA: 0.77 AC Q818181r...AREILL 38,340 a74 AC 8' X 8' FMERRA 0490 MAX TRfOUTARY AREA: 0.77AC 74A8IA. AREA 0 .19,999 SF - 0.92 AC 8' X 10' FICIERRA UW7 MAX TRIBUTARY AREA: 0.97 AC COMMERCIAL PAITCTL 1 CAPACITY CALCUI ARCMS. BIOSWALE 1: 29496 Sr - RES1055CE MIE: 12.34 MIN 8105WALE 37 15,428 Sr - RESIDENCE nue 10.80.18N COMMERCIAL PARCF1 2 CAPACITY CALCUI ATIONS 010SIVAIE .k 34,578 SF - RESDENCE 77NE: 10.08 MIN BIOSIVALE 10.135 SF &wawa Me 1876 MIN • LOS GATOS BOULEVARD, AND BLOSSOM HILL ROAD LOS GATOS CALIFORNIA C-6.0 or Xaaallaartalta,aaa0-33a-f.alltall Ao- •AA• Ne emoVWlyaeplaaanCrsI si.ua 4 mo- moon: ti 111 LOS GATOS BLVD / ELOSSOM FILL ROAD OFFSRE IMPROVEMENTS • LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS CALIFORNIA C-7.0 / qa • LEGEND An num. 141.4.1010 1.111.1411,476.0X it•SC 0.240.071.011.11411 0 fit • SANDISIF,M- teaIu1R.f.ospi OVIt 04-0.1-10 isuni /MON/It LT 210011 NTERM ENOZON CONTRGL FLAN LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD • LOS GATOS CALIFORNIA wcr C-8.0 I. Ve1,2KUMSVIX.I.,60-17.1., edwea - - ft l orfoultamonz oy too ten n, tl,O) *mot too, .101 ® OM .a.m1 OIL ea MOOD= toOMOI LI161.0 OUR OCIDO vaa moat ABBREVIATIONS too aoo. COS Or II MO OM 0.11,001 Oa er WI FM =all LOLO LE IR UV OM oao Oa Oaall 11.1 SIMI OVA tarot IS M. 403 Ls. LYON Ma Imiaaf Mot Um/ r_iono want Mr to 0,10,01113 LEGEND a 111M1 PROPOSED mot, loam MUM WM Om sot an al IX ma a 1 1 MOM MI WO al. CVO 41 Soto 7 x 20 RESIDENTIAL LOTS & I COMMON AREA LOT LMOS OF VALLEY OAS CO. %/late I• 8EU=0400 PRWFR7Y fRE L. (r0 ORM,- RreJ team PRW(RIY (OBE ) lar 1016.1 (I J4 9.55', F I 17i:g BNsmt MI est kbr49 �.,• ate: r , ' ,. r 1 !l III ste 707107EASEMBYT I ll i —tea IE ss Pr l I II PAs>dYPARCEL 2 0.1321.15' L=14147 • A.Ofi1Y21' OWNER: w:."..uwa ENGINEER: w lam. WO CA MP lamizacanamaconal .J I IL KM PRWERIYINE mPa R=R000' 6•41•War FLOOD ZONE 14295 ( ..:>,,Itur um.Yis.mr P. A...%„n,.mm n ZONING: b • SET BACKS: 1; 1 _jd l _ • b l 0 1 'la' 14 1 PROPOSED MOPOilYMMN Mi511IC R.ULOR I(1 s®191 / ifi1.96 1404 _./ / Y .2024 1-ww• 1 .-- R.104.5l'1=32.PB' ' A.OS49H' I LE _-_._ 0,400V ID BE WVKIED 70 DE IOW W lG DS @S SANDISla rEramius MEMO a. 11, 210031 TENTATIVE MAP FOR CONDOMINIUM PURPOSES SERVICES: TITLE REPORT. on no Of MOIOLI Foal IttOalp Nos. OLISLISO Ott OssORE CO le WAVE USE: ACREAGE BENC yMARK NOTE: WA. ars LEGAL e .0coo rta DESORPTION 0mn PARCEL UST: ..®..tiato.,. LOCATION MAP LOS GATOS BOULEVARD AND BLOSSOM HILL ROAD LOS GATOS CALIFORNIA BOIT TM1 or 0 soma THIS PAGE INTENTIONALLY LEFT BLANK