1998-020 - Reformatted "Standards for the Review of Aruchitecture and Site Applications in the Los Gatos Hillside Areas"PASSED AND ADOPTED at a regular meeting of the Town Council of the Town
of Los Gatos, California, held on the 16th day of March 1998 by the following vote.
TOWN COUNCIL MEMBERS:
AYES: Randy Attaway, Joanne Benjamin, Steven Blanton, Jan Hutchins,
Mayor Linda Lubeck
NAYS: None
ABSENT: None
ABSTAIN: None
SIGNED:
LINDA LUBECK, MAYOR
LOS GATOS TOWN COUNCIL
ATTEST:
MARIAN V. COSGROVE
C
LOS GATOS TOWN CLERK
TOWN OF LOS GATOS
PLANNING DEPARTMENT
STANDARDS FOR THE REVIEW
OF ARCHITECTURE AND SITE APPLICATIONS
IN THE LOS GATOS HILLSIDE AREAS
Recommended by the Planning Commission 1/23/80
Adopted by the Town Council 2 /4/80
Amended by the Town Council 5/21/90
10 it' T
Hillside Standards Page 2
The Town has adopted specific objectives and standards to be used in the review of applications for development
in the Los Gatos hillsides. These standards should be used in combination with the Considerations required for
review of Architecture and Site applications, Town Code Section 29.20.150.
1. OBJECTIVES:
I . To preserve the natural terrain and landscape.
2. To achieve harmony with natural and built environments.
3. To achieve appropriate siting of structures.
4. To ensure safe access, slope protection and fire prevention.
S. To avoid projection of structures above the ridge view protection line.
6. To maximize contiguous and usable open space and minimize grading and roads in Planned
Developments.
7. To preserve and provide hillside trails and open space.
IL STANDARDS:
A. SITING THE STRUCTURE
1. Selecting the building site
a. On heavily wooded lots, an arborist should be retained to advise the builder. The builder
and arborist should also meet with the Parks Department on the site prior to the design of
the house to consider a site that best preserves the natural terrain and landscape.
b. During building siting, consideration should be given to fireplaces. They cannot be located
within 10 feet of the dripline of any existing trees.
2. Relationships to Other Structures
a. The plans for each house shall show the location and schematic elevation of the houses on
each adjoining lot. If there is no house existing or approved for the adjoining lot, then a
sketch showing the most likely site for the house with a possible building envelope should
be included on the plans. (This requirement may be waived by the DRC where the terrain
makes the requirement inappropriate.)
3. Open Space
a. Open space shall be contiguous to open space from adjacent parcels and shall provide an
uninterrupted band of useable segments for wildlife habitat and the recreational use of
others.
Hillside Standards Page 3
4. No projection Above Ridgelines
a. Projection above the ridge view protection line is prohibited. The plans for each house
shall indicate its height in relationship to the ridge view protection line when viewed from
specified vantage points.
b. Vantage point(s) shall be determined for each existing or proposed lot at the time an
application for a tentative map or Architecture and Site is considered. The vantage point (s)
will be chosen by the staff in consultation with the subdivider or designer, subject to
confirmation by the Planning Commission.
c. Each vantage point will be from a specific geographic location, a road, intersection, or
other location from which the property is visible.
d. The ridge view protection line shall be determined by using the formula demonstrated on
Attachment "A" of these standards. Projection above the ridge view protection line is
prohibited.
e. Projection above the ridge view protection line is only one of the standards to be used in
review of applications, and the Planning Commission will use their judgement considering
each application on an individual basis when there is a conflict between any of the
standards.
5. Grading and Drainage
a. Minimize exposed cuts and fills.
b. All plans shall include provisions for restoration of cuts and fills and erosion control plans
including, but not limited to, silt basins, planting plans, soil preparation and irrigation
plans.
c. Between October 1 and April 1 interim provisions for erosion and sedimentation control
shall be in place within 20 days of the date the grading is begun.
i. Provide erosion protection for any concentrated drainage discharge, including channel
lining, energy dissipators, and erosion control planting.
ii. An erosion /sedimentation control plan shall be included with all site plans and/or
grading plans. The erosion /sedimentation control plan shall provide interim (during
construction) and ultimate plans for control of erosion and sedimentation or show in
detail why this is not necessary.
d. Short retaining walls should be substituted for long graded slopes whenever possible.
Critical retaining walls shall be made of permanent materials, i.e., concrete or concrete
block rather than wood.
6. Roadways and Connections
a. Driveways
i. Driveways must be safe and must allow for access by emergency vehicles.
ii. All driveways shall have an overhead clearance of 15 feet.
Hillside Standards
iii. Driveways must be 18 feet wide unless such width would require excessive grading, in
which case the driveway may be reduced in width to a minimum of 12 feet of
pavement with a 3 -foot shoulder on one side.
iv. Driveway approaches shall be located a safe distance from all intersections and street
furniture and shall be spaced 20 -22 feet minimum apart or immediately adjacent.
v. All driveways must be paved in accordance with Town standards. Steep driveways
shall have a special traction surface when specified by the DRC. All driveways must
be paved prior to occupancy. Driveways must be designed to avoid "bottoming -out"
by vehicles, particularly on curves.
b. Emergency Vehicle Access
1. Driveways that are less than 18 feet wide and more than 150 feet long shall have
turnouts in locations as specified by the Development Review Committee (DRC).
it. If the back of the house is more than 150 feet from the street, the driveway must
include a turnaround area for emergency vehicles. The turnaround area may be any
one of the following: (a) rectangular area 40 feet x 48 feet; (b) circle with a minimum
radius of 32 feet; (c) hammerhead with design and dimensions as specified by the fire
department. In all cases, the turnaround area cannot have a grade exceeding 5%,
iii. Water for fire suppression must be available before any framing.
c. Grading
i. The maximum slope of any driveway cannot exceed 15% unless it can be demonstrated
that a flatter driveway cannot be built without massive grading. Whenever a proposed
driveway will exceed 15% grade, the plans submitted must include a profile of the
driveway and a grade break at the street and at the garage.
THE STRUCTURE
Building Pad
a. Drainage
i. Avoid drainage down graded slopes.
ii. Avoid concentrated drainage from one lot to another.
iii. Avoid drainage across the toe of graded slopes.
b. Grading
The Town has a grading moratorium that affects the Hillside Areas in the Hazardous Fire
Zone (where Class A roof material is required). The grading moratorium is in effect
between October 15 and April 15 and monitored by the Director of Building and
Engineering Services.
Hillside Standards
Design
a. Massing
i. Three story elevations are prohibited in the hillsides.
ii. Two -story houses should be articulated to reduce mass and scale.
iii. On parcels where development may be visible, maximum building height is 25 feet.
b. Finishes, Colors, and Materials
i. Materials and colors shall not visually detract from the natural hillside surroundings
when viewed from off -site, especially from the valley floor.
ii. Exterior colors shall not exceed the reflectivity value of 30 and shall blend with the
natural color of vegetation that surrounds the site.
iii. The use of natural materials such as wood and stone is highly recommended.
iv. Architectural detailing should be continued all around a house and not just on a "false
front."
V. Roof materials shall be fire retardant or special purpose.
c. Style and Harmony
See Town Code Section 29.20.150(b) for Considerations about architectural design and
compatibility.
d. Accessory Buildings
See the Planning Department Administrative Policy for "Accessory Structures ".
C. LANDSCAPE
1. Preserve natural trees and vegetation
a. Preserve existing trees when siting the house, pool and any paved areas. A tree is
considered impacted if there is any construction or grading within the dripline of the tree.
i. When any tree may be impacted by the proposal, information on the size, condition,
actual driplines, elevation of natural ground at the trunk, species and variety of tree
shall be submitted with the plans.
ii. If a tree must be removed, information on the visual impact of the removal as well as
the impact on adjoining trees shall be submitted with plans.
iii. There should be no construction or grading of any kind within the dripline of any
existing trees. However, when work is necessary within the dripline of a tree,
Hillside Standards
information concerning paving materials, foundation (including the use of piers and
grade beams), etc., shall be submitted with the plans, and consideration shall be given
to using retaining walls to maintain natural grades around the base of trees.
b. Plans should specify what type of pruning, if any, will be required on the trees that are to
remain.
2. Plant with indigenous materials
a. Choice of plant materials for erosion control planting should be aesthetic and practical.
b. All planting plans, including erosion control plans, shall emphasize the use of native
plants.
3. Lighting
See Zoning Code Section 29.10.09015 "Control of Outdoor Lighting" and Section 29.10.09035
"Performance Standards as to Glare ", Lighting of court game areas is subject to Architecture
and Site review.
D. PLANNED DEVELOPMENTS
All preceding standards also apply to Planned Development applications as well.
1. An architect, landscape architect, civil engineer, or other professional skilled in the siting of
buildings and roadways in hillside areas should be retained to advise on the siting of each house.
a. The existing natural grade as well as the proposed final grade shall be shown on all elevations
submitted with plans.
2. The design, location and orientation of the house on the lot shall be in harmony with the physical
features of the land. Design elements which shall be considered include appropriate pad and floor
elevations, foundation system, split or multi -level on steeper lots, or flat pad construction on more
level sites, proper orientation relative to the slope of the land, and the location of trees and other
physical features.
3. The least restrictive areas within sub -areas 2 -9 shall be defined as those areas:
a. Below the ridgeview protection line as defined by the military crest zone formula in
Attachment "A ".
b. Outside riparian corridors.
c. With a 30 percent slope or less.
d. Where the impact on the natural habitat including trees, wildlife corridors, cut and fill
slopes and natural watersheds are minimized.
4. Developers are encouraged to consider varying lot sizes, and design and site houses that create the
least disturbance to the natural landscape.
Hillside Standards
5. Within Sub Area One of the Hillside Specific Plan, development outside of the least restrictive
areas, as identified by the Blossom Hill Open Space Study, is prohibited except when all of the
following conditions exist.
a. When the development is clearly in compliance with the other provisions of the Hillside
Development Standards, Hillside Specific Plan and General Plan.
b. When development outside of the least restrictive areas does not result in unnecessary grading,
tree removal or threaten the natural landscape; and is more advantageous as determined by the
Planning Commission to accomplish these goals.
c. When access to a development within a least restrictive area can only be attained by developing
a road outside a least restrictive area.
d. When project visibility from the valley floor will be minimized or will not exist.
6. Within sub -areas 2 -9 in the Hillside Specific Plan, development is also prohibited outside the least
restrictive areas.
a. Since the Blossom Hill Open Space Study did not map the least restrictive area outside sub -area
1, development applications will be required to map the least restrictive areas for their
individual development sites within sub -areas 2 -9.
7. Open space should not consist of remnants "left over" after a developer has chosen building sites.
Development within the hillsides should occur by first identifying the open space plan for the
subdivision and then identifying building sites.
a. A 30 -foot trails corridor shall be provided in easement to ensure development is adequately set
back from the hillside trail system.
b. As a part of any subdivision approval, a maintenance district for the payment of maintenance
of these trails shall be formed.
8. Driveway approaches should be located to maximize on- street parking, especially on curves or
cul -de -sac bulbs.
Attachments:
Figure l: Hillside Specific Plan Map showing Sub -Area boundaries
Figure 2: Building Treatment at Slopes and Ridges, from Blossom Hill Open Space Study
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TOWN OF LOS GATOS
PLANNING DEPARTMENT
Recommended by the Planning Commission 1/23/80
Adopted by the Town Council 214180
Amended by the Town Council 5/21/90
Section 29.20.150 of the Los Gatos Town Code specifies the types of consideration that must be
given to all architecture and site approval applications. The Town has adopted the specific objectives and
standards listed below to be used in the review of applications in the Los Gatos hillsides. The italicized
portions are excerpts from the Los Gatos Town Code.
SEC. 29.20.750: CONSIDEAAT/ONS /N REVIENOFAPPLICAT /ONS
The deciding body shall consider all relevant matter including, but not limited to, the following:
(1) Considerations relating to trafi9r Safety and traffic congestion
The effect of the site development plan on traffic conditions on abutting streets, the layout of the
site with respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives,
and walkways; the adequacy ofoff- street parking facilities to prevent traffic congestion, the location,
arrangement, and dimension of truck loading and unloading facilities; the circulation pattern within
the boundaries of the development, and the surfacing and /igfrtlng of off - street parking facilities.
Objective 1.1: Driveways must be safe and must allow for acce s by em rgencv vehicles
tandards:
1.1.1 The maximum slope of any driveway cannot exceed 15% unless it can be demonstrated that a flatter
driveway cannot be built without massive grading. Whenever a proposed driveway will exceed 15%
grade, the plans submitted must include a profile of the driveway and a grade break at the street
and at the garage.
1.1.2 Driveways must be 18 feet wide unless such width would require excessive grading, in which case
the driveway may be reduced in width to a minimum of 12 feet of pavement with a 3 -foot shoulder
on one side.
1.1.3 Driveways that are less than 18 feet wide and more than 150 feet long shall have turnouts in
locations as specified by the Development Review Committee (DRC).
1.1.4 All driveways shall have an overhead clearance of 15 feet.
1.1.5 AII. driveways must be paved in accordance with Town standards. Steep driveways shall have a
special traction surface when specified by the DRC. All driveways must be paved prior to
occupancy.
1.1.6 If the back of the house is more than 150 feet from the street, the driveway must include a
turnaround area for emergency vehicles. The turnaround area may be any one of the following: (a)
rectangular area 40 feet x 48 feet; (b) circle with a minimum radius of 32 feet; (c) hammerhead with
design and dimensions as specified by the fire department. In all cases, the turnaround area cannot
have a grade exceeding 5 %.
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Dhj%_ ive 4.1:
a. Within Sub Area One of the Hillside Specific Plan, development outside of the least
restrictive areas, as identified by the Blossom Hilt Open Space Study, is prohibited
except when all of the following conditions exist
• When the development is dearly in compliance with the other provisions
of the Hillside Development Standards, Hillside Specific Plan and General
Plan.
• When development outside of the least restrictive areas does not result in
unnecessary grading, tree removal or threaten the natural landscape; and
is more advantageous as determined by the Planning Commission to
accomplish these goals.
• When access to a development within a least restrictive area can only be
attained by developing a road outside a least restrictive area.
• When project visibility from the valieyfloorwill be minimized orwill not exist.
(Amended by Resolution No. 1990-112)
Standards:
4.1.1 it is strongly recommended that an architect, landscape architect, civil engineer, or other
professional skilled in the siting of buildings and roadways in hillside areas be retained to advise
on the siting of each house.
4.12 The existing natural grade as well as the proposed final grade shall be shown on all elevations
submitted with plans.
_4.1.3 The design, location and orientation of the house on the lot shall be in harmony with the physical
features of the land. Design elements which shall be considered include appropriate pad and floor
elevations, foundation system, split or multi -level on steeper lots, or flat pad construction on more
level sites, proper orientation relative to the slope of the land, and the location of trees and other
physical features.
Obiective 4.2 Within sub -areas 2 -9 within the Hllsidp Snprifir Pion rra „el.,r,..nt s.
Since the Blossom Hill Open Space Study did not map the least restrictive area outside sub -area
1, development applications will be required to map the least restrictive areas for their individual
development sites within sub -areas 2 -9.
tan and
4.2.1 The least restrictive areas within sub -areas 2 -9 sfiali be defined as those areas:
a. Below the ridgeview protection line as defined by the military crest zone formula in
Attachment "A ".
b. Outside riparian corridors.
C. With a 30 percent slope or less.
d. Where the impact on the natural habitat including trees, wildlife corridors, cut and
fill slopes and natural watersheds are minimized.
4.2.2 The exceptions to developing outside the least restrictive areas are noted in Objective 4.1
l27 \report s \Ad5 q
Objective 5.2: Preserve tha ^atural terrain.
Stands
521 Minimize exposed cuts and fills.
5-22 All plans shall include provisions for restoration of c and fills and erosion control plans includin
uts g,
but not limited to, silt basins, planting Plans, $ol preparation and irrigation plans
523 Between October 1 and April 1 interim provisions for erosion and sedimentation within 20 days of
the date the grading is begun.
a. Provide erosion protection far any concentrated drainage discharge, including
channel lining, energy dlssipators, and erosion control planting.
b. An erosion /sedimentation control plan shall be included with all site plans and /or
grading plans. The erosion /sedimentation control plan shall provide interim (during
construction) and ultimate plans for control of erosion and sedimentation or show
in detail why this is not necessary.
524 Choice of plant materials for erosion control planting shall be based on aesthetics as well as
practicality.
5.2.5 Short retaining wails should be substituted for Iona graded slopes wheneve_ r possible.
5.2.6 Critical retaining walls shall be made of permanent materials, i.e., concrete or concrete block rather
than wood.
(6) Considerations relating to the exterior architectural design of buildings and structures:
The effect of the height, width, shape and exterior construction and design of buildings and
structures as such factors relate to the exfsring and future character of the neighborhood
and purposes of the zone in which they are situated, and the purposes of architecture and
site approval.
9biective 6.1: Harmonious development
Standards:
6.1.1 Materials and colors shall not visually detract from the natural hillside surroundings when viewed
from off -site, especially from the valley floor. Exterior colors shall not exceed the reflectivity value
of 30 and shall blend with the natural color of vegetation that surrounds the site. The use of natural
materials such as wood and stone is highly recommended.
6.12 Architectural detailing should be continued all around a house and not just on a "false front'
6.1.3. Three story elevations are prohibited in the hillsides and two -story houses should be articulated to
reduce mass and scale. On parcels where development may be visible, maximum building height
Is 25 feet
(Amended by Resolution No. 1990 -112)
Objective 6.2- Safety.
tandards:
6.2.1 Roof materials shall be fire retardant or special purpose.
6.2.2 There shall be spark arrestors on all chimneys, and branches of trees must be trimmed back 10
feet from all chimneys. Therefore, fireplaces cannot be located within 10 feet of the dripline of any
existing trees.
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TOWN OF LOS GATOS
PLANNING DEPARTMENT
STANDARDS FOR THE REVIEW
OF ARCHITECTURE AND SITE APPLICATIONS
IN THE LOS GATOS HILLSIDE AREAS
P� d
Recommended by the Planning Commission 1/23/80
Adopted by the Town Council 2/4/80
Amended by the Town Council 5 /21/90
Standards
} ; °,
a Gpen Open space shall be
contiguous to open space from adjacent ar¢els and shall provide an uninterrupted band of
useable segments for wildlife habitat/ and the recreational use of others.
31Wke plans for each house shall indi
b. Vantage point(s) shall be determined for each existing or proposed lot at the time an
application for a tentative map or Architecture and Site is considered. The vantage point(s)
will be chosen by the the subdivider or designer in consultation with stafF;�ject tv
C. Each vantage point will be from a specific geographic location, a road, intersection, or other
location from which the property is visible.
d. The ridge view protection line shall be determined by using the formula demonstrated on
Attachment W of these standards. Projection above the ridge view protection line is
prohibited
e. Projection above the ridge view protection line is onl one of the standards to be used in
review of applications, and the will use their judgement
considering each application on an individual basis when there is a conflict between any of the
standards.
a. Minimize exposed cuts, -and fills, 6W r �' "
b. All plans shall include provisions for restoration of cuts and fills and erosion control plans
including, but not limited to, silt basins, planting plans, soil preparation and irrigation plans,
wa n n aN
a
c. Between October 1 and April 1 interim provisions for erosion and sedimentation control shall
be in place within 20 days of the date the grading is begun.
i. Provide erosion protection for any concentrated drainage discharge, including channel
lining, energy dissipators, and erosion control planting.
ii. An erosion/sedimentation control plan shall be included with all site plans and/or grading
Plans. The erosion/sedimentation control plan shall provide interim (during
construction) and ultimate plans for control of erosion and sedimentation or show in
detail why this is not necessary.
Standards
iii. Avoid drainage across the toe of graded slopes.
i. Three story elevations are prohibited in the hillsidesw
and Two-story houses should be articulated to reduce mass and scale.
On parcels where development may be visible, maximum building height is 25 feet.
i. Materials and colors shall not visually detract from the natural hillside surroundings when
viewed from off -site, especially from the valley floor.
Exterior colors shall not exceed the reflectivity value of 30 and shall blend with the
natural color of vegetation that surrounds the site.
The use of natural materials such as wood and stone is highly recommended.
iv. Architectural detailing should be continued all around a house and not just on a "false
front."
V. Roof materials shall be fire retardanrarspccizl,�.
MR se - P natt __ ees.an sgg ! �Sr
eve existing trees when siting the house, pool and any paved
areas. A tree is considered impacted if there is any construction or grading within the dripline
of the tree.
Hillside Standards Page 7
b. Outside riparian corridors.
c. With a 30 percent slope or less.
d. Where the impact on the natural habitat including trees, wildlife corridors, cut and fill slopes
and natural watersheds are minimized.
4. Developers are encouraged to use smaller than one acre lot sizes. The houses shall be designed and sited
to create the least disturbance to the natural landscape.
5. Within Sub Area One of the Hillside Specific Plan, development outside of the least restrictive areas,
as identified by the Blossom Hill Open Space Study, is prohibited except when all of the following
conditions exist.
a. When the development is clearly in compliance with the other provisions of the Hillside
Development Standards, Hillside Specific Plan and General Plan.
b. When development outside of the least restrictive areas does not result in unnecessary grading, tree
removal or threaten the natural landscape; and is more advantageous as determined by the Planning
Commission to accomplish these goals.
c. When access to a development within a least restrictive area can only be attained by developing a
road outside a least restrictive area.
d. When project visibility from the valley floor will be minimized or will not exist.
6. Within sub -areas 2 -9 in the Hillside Specific Plan, development is also prohibited outside the least
restrictive areas.
a. Since the Blossom Hill Open Space Study did not map the least restrictive area outside sub -area 1,
development applications will be required to map the least restrictive areas for their individual
development sites within sub -areas 2 -9.
7. Open space should not consist of remnants "left over" after a developer has chosen building sites.
Development within the hillsides should occur by first identifying the open space plan for the
subdivision and then identifying building sites.
a. A 30 -foot trails corridor shall be provided in easement to ensure development is adequately set
back from the hillside trail system.
b. As a part of any subdivision approval, a maintenance district for the payment of maintenance of
these trails shall be formed.
8. Driveway approaches should be located to maximize on- street parking, especially on curves or
cul-de -sac bulbs.
Attachments:
Figure 1: Hillside Specific Plan Map showing Sub -Area boundaries
Figure 2: Building Treatment at Slopes and Ridges, from Blossom Hill Open Space Study
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RESOLUTION 1998 - 3
RESOLUTION OF THE PLANNING COMMISSION
OF THE TOWN OF LOS GATOS
RECOMMENDING ADOPTION OF THE REFORMATTED
"STANDARDS FOR THE REVIEW OF ARCHITECTURE
AND SITE APPLICATIONS IN THE LOS GATOS HILLSIDE AREAS"
WHEREAS, the Los Gatos Town Council and Planning Commission referred this
matter to the Architectural Standards Committee in February 1997; and
WHEREAS, the Council and Planning Commission requested the Standards to be
refined to afford more user - friendliness; and
WHEREAS, the Architectural Standards Committee examined and compared
Hillside Residential Development Standards from other cities such as Los Altos Hills, Oakland
Portola Valley and Santa Barbara: and
WHEREAS, the Architectural Standards Committee carefully reviewed the
existing Standards for the Review of Architecture and Site Applications in the Los Gatos
Hillside Areas in order to reformat the text without revising the intent of the document.
RESOLVED, that the Town Council finds that the reformatted Standards is not a
project subject to CEQA pursuant to Section 15061(b)(3) of the California Environmental
Quality Act Guidelines.
FURTHER RESOLVED, that the Planning Commission recommends that the
reformatted Standards for the Review of Architecture and Site Applications in the Los Gatos
Hillside Areas, which is attached hereto, marked Exhibit A, should be adopted by the Town
Council.
n
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town
of Los Gatos, California, held on the 25th day of February 1998 by the following vote.
PLANNING COMMISSION MEMBERS:
AYES: Paul A. Bruno, Marcia Jensen, Kathryn Morgan, Laura Nachison,
Leonard Pacheco, Joe Pirzynski, Chair Sandy Decker
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SIGNED: /s/ Sandy Decker
SANDY DECKER, CHAIR
LOS GATOS PLANNING COMMISSION
/s/ Lee E. Bowman
LEE E. BOWMAN
SECRETARY
N ADEV\RESOS \HILLSIDE. STN