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2018-026 - Grant Appeal To Construct A New Two-Story Office Building At 401-409 Alberto WayRESOLUTION 2018 -026 RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS GRANTING AN APPEAL OF A DECISION OF THE PLANNING COMMISSION DENYING A REQUEST TO DEMOLISH THREE EXISTING OFFICE BUILDINGS AND CONSTRUCT A NEW, TWO -STORY OFFICE BUILDING WITH BELOW GRADE AND AT GRADE PARKING ON PROPERTY ZONED CH. APN: 529 -23 -018 ARCHITECTURE AND SITE APPLICATION: S -15 -056 CONDITIONAL USE PERMIT APPLICATION U -15 -009 ENVIRONMENTAL IMPACT REPORT EIR -16 -001 PROPERTY LOCATION: 401 -409 ALBERTO WAY PROPERTY OWNER: LP ACQUISITIONS, LLC APPLICANT: SHANE ARTERS, LP ACQUISITIONS, LLC WHEREAS, on August 10, 2016, August 24, 2016, October 26, 2016, January 11, 2017, March 22, 2017, April 12, 2017, and May 10, 2017, the Planning Commission held public hearings and considered a request to demolish three existing office buildings for the purpose of constructing a new two -story office building with below grade and at grade parking on property zoned CH. WHEREAS, on May 10, 2017, the Planning Commission denied the Architecture and Site and Conditional Use Permit applications. WHEREAS, on May 19, 2017, the applicant filed an appeal of the decision of the Planning Commission denying a request to demolish three existing office buildings, construction of a new two -story office building with below grade and at grade parking. WHEREAS, on September 19, 2017 and October 3, 2017 the Town Council held public hearings. WHEREAS, on October 3, 2017, the Town Council remanded the Architecture and Site and Conditional Use Permit applications to Planning Commission due to new information. WHEREAS, on December 13, 2017, January 10, 2018, and February 14, 2018, the Planning Commission held public hearings on the revised project submitted in response to the Town Council's resolution to remand. 1 of 32 Resolution 2018 -026 May 1, 2018 WHEREAS, on February 14, 2018, the Planning Commission denied the Architecture and Site and Conditional Use Permit applications. WHEREAS, on February 23, 2018, the applicant filed an appeal of the decision of the Planning Commission denying a request to demolish three existing office buildings, construction of a new two -story office building with below grade and at grade parking. WHEREAS, this matter came before the Town Council for public hearing on March 20, 2018, April 3, 2018, and May 1, 2018 and was regularly noticed in conformance with State and Town law. WHEREAS, the Town Council received testimony and documentary evidence from the appellants and all interested persons who wished to testify or submit documents. The Town Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report for their meetings on March 20, 2018, April 3, 2018, and May 1, 2018, along with any and all subsequent reports and materials prepared concerning this application. WHEREAS, Council made the following finding, in accordance with Town Code section 29.20.300: New information was submitted to the Council during the appeal process that was not readily and reasonably available for submission to the Commission. NOW, THEREFORE, BE IT RESOLVED: 1. The appeal of the decision of the Planning Commission denying a request to demolish three existing office buildings and construction of a new two -story office building with below grade and at grade parking on property zoned CH is granted. 2. The Town Council hereby adopts all findings, considerations, and conditions of approval, and development plans set forth in the documents attached as Exhibits A, B and C. 3. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by state and federal Law. 2 of 32 Resolution 2018 -026 May 1, 2018 PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 1'` day of May, 2018, by the following vote: COUNCIL MEMBERS: AYES: Marcia Jensen, Marico Sayoc, Barbara Spector, Mayor Rob Rennie NAYS: Steve Leonardis ABSENT: None. ABSTAIN: None. W rk ", MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA DATE: S116 he ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA, DATE: LPI Is: 3 of 32 Resolution 2018 -026 May 1, 2018 TOWN COUNCIL - May 1, 2018 REQUIRED FINDINGS & CONSIDERATIONS: 401 -409 Alberto Way Architecture and Site Application 5 -15 -056 Conditional Use Permit Application U -15 -009 Environmental Impact Report EIR -16 -001 Requesting approval to demolish three existing office buildings and construct a new, two -story office building with underground parking on property zoned CH. APN 529- 23 -018. APPLICANT: Shane Arters, LP Acquisitions, LLC PROPERTY OWNER: CWA Realty FINDINGS Required finding for CEQA: ■ An Environmental Impact Report (EIR) was prepared for the proposed development. The Town Council certified the EIR, made findings of fact, and adopted the Mitigation Monitoring and Reporting Program. Required findings for a Conditional Use Permit: ■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specifically authorized by the provisions of the Town Code if it finds that: (1) The proposed use would be considered desirable in that the office buildings would replace the existing office buildings on -site and provide necessary uses and services for the community; and (2) The proposed application will continue to provide office uses in one of the few small mixed -use commercial areas of Town and the zone allows office; and (3) The existing and proposed office use are not detrimental to public health, safety or general welfare; and (4) The proposed use is in harmony with the General Plan and Town Code. EXHIBIT A 4of32 Resolution 2018 -026 May 1, 2018 Commercial Design Guidelines: ■ The proposed buildings are consistent with applicable provisions of the Commercial Design Guidelines. Required finding for the demolition of an existing structure: ■ As required by Section 29.10.09030(e) of the Town Code for the demolition of an existing structure: 1. The Town's housing stock will be maintained as the demolition does not include any residential buildings. 2. The existing structures have no architectural or historical significance. 3. The property owner does not desire to maintain the structures as they exist. 4. The economic utility of the structures are diminished because of age. CONSIDERATIONS Required considerations in review of Architecture & Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. 5 of 32 Resolution 2018 -026 May 1, 2018 TOWN COUNCIL - May 1, 2018 CONDITIONS OF APPROVAL 401 -409 Alberto Way Architecture and Site Application 5 -15 -056 Conditional Use Permit Application U -15 -009 Environmental Impact Report EIR -16 -001 Requesting approval to demolish three existing office buildings and construct a new, two -story office building with underground parking on property zoned CH. APN 529- 23 -018. APPLICANT: Shane Arters, LP Acquisitions, LLC PROPERTY OWNER: CWA Realty TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and /or business operation shall be approved by the Community Development Director, DRC or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department must be obtained prior to any changes to existing signs or installation of new signs. 4. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy from the Los Gatos Community Development Department must be obtained prior to commencement of use. 5. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department must be obtained prior to the commencement of any new or change of use. 6. LAPSE FOR DISCONTINUANCE: If the activity for which the Conditional Use Permit has been granted is discontinued for a period of one (1) year, the approval lapses pursuant to Section 29.20.340 of the Zoning Ordinance. 7. VIEW GLASS: View glass, or comparable product, shall be used in all second floor windows on the northern facing facade INIOnw. 6 of 32 Resolution 2018 -026 May 1, 2018 8. LEED CERTIFICATION: Prior to issuance of building permits and prior to final occupancy, the applicant shall provide documentation showing progress towards LEED Gold certification. 9. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 10. TREES: Trees shall not interfere with views of the hillsides as measured from the east side of the sidewalk. 11. MAXIMUM FLOOR AREA: Floor area shall be no more than 69,000 square feet. 12. SETBACK: Setback between the proposed office building and the northern property line shall be no less than 75 feet. 13. OPEN SPACE ACCESS: The open space shown in the development plans shall be made available for use by the public. 14. SURFACE PARKING ACCESS: The surface parking spaces shown in the development plans shall be made available for use by the public outside of the stated normal business hours of 7 AM to 6 PM, Monday through Friday. 15. PUBLIC SHUTTLE: Shuttle service shall be provided and shall meet the following minimum conditions: a. Shuttle service shall be available for use by office tenants, visitors, and members of the Los Gatos Community. b. Shuttle capacity shall be a minimum of 28 passengers. c. Shuttle shall be provided free of charge to users. d. Shuttle shall be active Monday— Friday, from 10:30 am to 3:30 pm. e. Shuttle service shall be provided for at least three one -day public events each year. f. Shuttle frequency shall be at least once per hour, and a schedule shall be posted. g. Shuttle route shall generally be in a loop starting at 405 Alberto Way, along E. Main Street in front of Los Gatos High School, and through downtown, and shall include stops at Los Gatos High School, at least one downtown public parking lot, and at least one drug store and /or grocery store, and then returning to 405 Alberto Way. 16. GENERAL: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 17. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 18. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations made by Deborah Ellis, identified in the Arborist's report dated September 26, 2015, on file in the Community Development Department. A Compliance 7 of 32 Resolution 2018 -026 May 1, 2018 Memorandum shall be prepared by the applicant and submitted with the building permit application detailing how the recommendations have or will be addressed. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 19. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Refer to tree fencing requirements and other protection measures identified in the Arborist Reports prepared by Deborah Ellis dated September 26, 2015, on file in the Community Development Department. Include a tree protection plan with the construction plans. 20. TREE STAKING: All newly planted trees shall be double- staked using rubber tree ties. 21. WATER EFFECIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. 22. LANDSCAPING: Prior to issuance of a Certificate of Occupancy all landscaped must be complete. 23. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 24. AIR QUALITY 1: Final plans for the proposed buildings on the site shall be amended to include a requirement for low NOX heating systems to be installed in new buildings on the site. 25. AIR QUALITY 2: Final plans shall be amended to include a requirement for the installation of at least four electric charging stations prior to occupancy, with parking restricted to electric or plug -in hybrid vehicles, and at least one handicapped space shall be provided with access to a charging station. 26. AIR QUALITY 3: The project contractor shall implement basic dust control measures at all on -site and off -site locations where grading or excavation takes place. The project contractor shall implement additional dust control measures at all on -site and off -site locations where grading or excavation takes place within 200 feet of residential properties. Basic dust control measures: 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; 8 of 32 Resolution 2018 -026 May 1, 2018 b. All haul trucks transporting soil, sand, or other loose material off -site shall be covered; c. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping 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; and f. The project contractor shall designate a "disturbance coordinator" responsible for responding to any local complaints regarding dust complaints. The project contractor will post a publicly visible sign with a contact telephone number for the disturbance coordinator. The disturbance coordinator shall respond and take correction action for any complaint received with 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. g. All excavation, grading, and /or demolition activities shall be suspended when average wind speeds exceed 20 mph; h. Vegetative ground cover (e.g., fast - germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established; and i. Unpaved roads shall be treated with a three to six inch compacted layer of wood chips, mulch, or gravel. 27. BIOLOGY 1: If noise generation, ground disturbance, vegetation removal, or other construction activities begin during the nesting bird season (February 1 to August 31), or if construction activities are suspended for at least two weeks and recommence during the nesting bird season, then the project developer shall retain a qualified biologist to conduct a pre- construction survey for nesting birds. The survey shall be performed within suitable nesting habitat areas on and adjacent to the site to ensure that no active nests would be disturbed during project implementation. This survey shall be conducted no more than two weeks prior to the initiation of disturbance /construction activities. A report documenting survey results and plan for active bird nest avoidance (if needed) shall be completed by the qualified biologist and submitted to the Town of Los Gatos for review and approval prior to disturbance and /or construction activities. If no active bird nests are detected during the survey, then project activities can proceed as scheduled. However, if an active bird nest of a native species is detected during the survey, then a plan for bird nest avoidance shall be prepared to determine and clearly delineate an appropriately- sized, temporary protective buffer area around each active nest, depending on the nesting bird species, existing site conditions, and type of proposed disturbance and /or construction activities. The protective buffer area around an active bird nest is typically 75 -250 feet, determined at the discretion of the qualified biologist and in compliance with applicable project permits. 9 of 32 Resolution 2018 -026 May 1, 2018 To ensure that no inadvertent impacts to an active bird nest will occur, no disturbance and /or construction activities shall occur within the protective buffer area(s) until the juvenile birds have fledged (left the nest), and there is no evidence of a second attempt at nesting, as determined by the qualified biologist. 28. CULTURAL RESOURCES 1: Prior to the issuance of a grading permit, the project's grading plan shall indicate the requirement for a qualified archaeologist to be present at all times during grading and excavation activities on the project site. If archaeological resources are uncovered, work will not continue until the resources have been removed and /or recorded. The Planning Division of the Community Development Department shall be responsible for ensuring the implementation of these mitigation measures. Costs shall be the responsibility of the developer(s). 29. CULTURAL RESOURCES 2: If human remains are found during construction activities, no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains shall occur until the archeological monitor and the coroner of Santa Clara County are contacted. If it is determined that the remains are Native American, the coroner shall contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendent (MLD) from the deceased Native American. The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and associated grave goods as provided in Public Resources Code section 5097.98. The landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance if: a) the Native American Heritage Commission is unable to identify a MILD or the MILD failed to make a recommendation within 24 hours after being notified by the commission; b) the descendent identified fails to make a recommendation; or c) the landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner. The Planning Division of the Community Development Department shall be responsible for ensuring the implementation of these mitigation measures. Costs shall be the responsibility of the developer(s). 10 of 32 Resolution 2018 -026 May 1, 2018 30. GEOLOGY & SOILS 1: Prior to the approval of building permits for the project site, the applicant shall be responsible for demonstrating to the approval of the Building Official that proposed design plans are in conformance with all current California Building Code standards and that all design measures and site preparation recommendations as suggested in the project's geotechnical exploration report prepared by ENGEO (2015) have been incorporated into the project's final design 31. HAZARDS AND HAZARDOUS MATERIALS 1: Prior to any demolition activities on the project site, an asbestos and lead -based paint survey shall be performed to determine if any additional waste removal activities would be required. The selected project contractor shall implement all site specific measures and recommendations identified within the site's asbestos and lead -based survey. Compliance with the asbestos and lead -based paint survey during site demolition activities shall be demonstrated to the satisfaction of the Town Engineer. 32. TRANSPORTATION & TRAFFIC 1: Prior to the issuance of a building permit for construction of the proposed project on the site, the applicant shall enter into a construction agreement with the Town of Los Gatos to implement improvements for the restriping of Alberto Way to include a dedicated right -turn lane and a shared left- through lane. Costs for these improvements will be determined by the Town's traffic consultant. 33. TRANSPORTATION & TRAFFIC 2: Prior to the issuance of a building permit for construction of the proposed project on the site, the applicant shall enter into a construction agreement with the Town of Los Gatos to provide a bike box on Alberto Way at the intersection with Los Gatos - Saratoga Road, as well as the detached sidewalks with a landscape buffer on Alberto Way along the project site frontage, and on the north side of Los Gatos - Saratoga Road between Alberto Way and the State Route 17 northbound on- ramp. 34. TRANSPORTATION & TRAFFIC 3: Off -site improvement plans shall show that parking on southbound Alberto Way between the two project driveways shall be prohibited to ensure sight distance is not obscured. 35. 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, and may be secured to the satisfaction of the Town Attorney. 11 of 32 Resolution 2018 -026 May 1, 2018 36. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 37. PERMITS REQUIRED: A separate Building Permit will be required for the two level Parking Garage podium structure and a separate Building Permit shall be required for each office /commercial building. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 38. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on the second 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. 39. SIZE OF PLANS: Four sets of construction plans, size 24" x 36" minimum, 30" x 42" maximum. 40. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 41. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics. 42. DEMOLITION REQUIREMENTS: Obtain Building Department Demolition Applications and Bay Area Air Quality Management District Applications from the Building Department Service Counter. Once the Demolition Forms have been completed, all signatures obtained, and written verification from PG &E that all utilities have been disconnected, return the completed Forms to the Building Department Service Counter with the Air District's J# Certificate(s), PG &E verification, and three (3) sets of Site Plans showing all existing structures, existing utility service lines such as water, sewer, and PG &E. No demolition work shall be done without first obtaining a Permit from the Town. 43. 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 and shall conform to Cal /OSHA regulations. 44. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and that the building pad elevations and on -site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical 12 of 32 Resolution 2018 -026 May 1, 2018 controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pad elevation b. Finish floor elevation C. Foundation corner locations d. Retaining Walls 45. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue -lined (sticky- backed) onto a sheet of the plans. 46. 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. 47. FIRE ZONE: This project will require Class A Roof Assemblies. 48. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled -out, 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 49. NONPOINT SOURCE POLLUTION STANDARDS SHEET: The Town standard Santa Clara County Valley Nonpoint Source Pollution Control Program Sheet (or Clean Bay Sheet 2436) shall be part of the plan submittal as the second or third page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at San Jose Blue Print for a fee. 50. NPDES-C.3 DATA FORMS: Copies of the NPDES C.3 Data Forms (updated based on the final construction drawings) must be blue -lined in full onto the Plans. In the event that this data differs significantly from any Planning approvals, the Town may require recertification of the project's storm water treatment facilities prior to release of the Building Permit. 51. GREEN BUILDING STANDARDS: This project must, at a minimum, be in compliance with the Nonresidential Mandatory Measures of the current California Green Building Standards Code ( CGBSC) and all subsequent Amendments. a. Bicycle Parking: Per CGBSC Section 5.106.4.1.1 provide twenty (20) permanently 13 of 32 Resolution 2018 -026 May 1, 2018 anchored bicycle racks (= 5% of motorized vehicle parking) for short -term bicycle parking or ten (10) two -bike capacity racks. Per CGBSC Section 5.106.4.2 provide secure bicycle lockers for twenty (20) bicycles (= 5% of motorized vehicle parking). Note: Providing showers, changing rooms, and clothes lockers in each building is a voluntary amenity to be considered. b. Designated Parking: Per CGBSC Section 5.106.5.2 provide designated parking for any combination of low- emitting, fuel- efficient, and carpool /van pool vehicles as shown in Table 5.106.5.2 which equals 8% of the proposed parking or a minimum of 32 spaces. c. Electric Vehicle Charging Stations: Per CGBSC Section 5.106.5.3, during construction provide electric vehicle supply equipment and electrical components as listed to facilitate the future installation of (or provide for during construction) electric vehicle charging stations. Per CGBSC Table 5.106.5.3.3, 12 electric vehicle charging stations spaces are required for this project or 3% of the total parking spaces. 52. SITE ACCESSIBILITY: At least one accessible route within the boundary of the site shall be provided from public transportation stops, accessible parking and accessible passenger loading zones and public streets or sidewalks to the accessible building entrance that they serve. The accessible route shall, to the maximum extent feasible, coincide with the route for the general public. At least one accessible route shall connect all accessible buildings, facilities, elements and spaces that are on the same site. If access is provided for pedestrians from a pedestrian tunnel or elevated walkway, entrances to the buildings from each tunnel or walkway must be accessible. 53. ACCESSIBLE PARKING: The parking lots, as well as the parking structure, where parking is provided for the public as clients, guests or employees, shall provide handicap accessible parking. Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible entrances. 54. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development /Planning Division: Jennifer Armer at (408) 399 -5706 b. Engineering/Parks & Public Works Department: Mike Weisz at 395 -5340 c. Santa Clara County Fire Department: (408) 378 -4010 d. West Valley Sanitation District: (408) 378 -2407 e. Bay Area Air Quality Management District: (415) 771 -6000 f. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. 14 of 32 Resolution 2018 -026 May 1, 2018 55. ADVISORY COMMENTS: a. Allowable Area calculations shall be provided for each building per California Building Code Chapter 5. b. Per California Building Code Section 1027.5 Exit Discharge Access to a public way, from the Shared Courtyard Amenity Area, it appears that there will be difficulty providing a direct and unobstructed access to the public way or the ability to provide a safe dispersal area in compliance with the Exception requirements. c. For the balconies, the occupant load will be calculated at 15 square feet per occupant. Please consider dividing the balconies with permanent railings to limit the balcony areas to less than 750 square feet in order to avoid the requirement for two compliant exits in anticipation of unknown future tenant improvement layouts. TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 56. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right -of -way shall be kept clear of all job - related mud, silt, concrete, dirt and other construction 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 an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. 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 issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Developer's expense. 57. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 58. ENCROACHMENT PERMIT: All work in the public right -of -way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG &E), AT &T, Comcast, Santa Clara Valley Water District, California Department of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering Division of the Parks and Public Works Department prior to releasing any permit. 15 of 32 Resolution 2018 -026 May 1, 2018 59. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to the Town on a yearly basis. In addition to general coverage, the policy must cover all elements encroaching into the Town's right -of -way. 60. PUBLIC WORKS INSPECTIONS: The Developer or their 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 penalties and rejection of work that went on without inspection. 61. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. 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. The Developer shall request a walk- through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 62. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT -OF -WAY (INDEMNITY AGREEMENT): The property owner shall enter into an agreement with the Town for all existing and proposed private improvements within the Town's right -of -way. The Owner shall be solely responsible for maintaining the improvements in a good and safe condition at all times and shall indemnify the Town of Los Gatos. The agreement must be completed and accepted by the Director of Parks and Public Works, and subsequently recorded by the Town Clerk at the Santa Clara County Office of the Clerk- Recorder, prior to the issuance of any permits. Please note that this process may take approximately six to eight (6 -8) weeks. 63. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 64. STREET /SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and /or 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. 16 of 32 Resolution 2018 -026 May 1, 2018 65. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan review at the Engineering Division of the Parks and Public Works Department. 66. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any permits. 67. PUBLIC WORKS INSPECTOR: The Developer shall fund a full time public works inspector, selected by the Town of Los Gatos, for the duration of the grading operations. The Applicant will be charged on a time and materials basis. A deposit for the full amount, to be estimated by the Town based on the Contractor's approved schedule, shall be paid prior to issuance of the demolition permit. 68. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California, and submitted to the Town Engineer for review and approval. Additionally, any post - project traffic or parking counts, or other studies imposed by the Planning Commission or Town Council shall be funded by the Applicant. 69. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks and Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location(s), 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). Prior to Engineering signing off and closing out on the issued grading permit, the Developer's soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department on E. Main Street, is needed for grading within the building footprint. 70. DRIVEWAY: The driveway conforms to existing pavement on Alberto Way shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 71. DRAINAGE STUDY: Prior to the issuance of any grading permits, a drainage study of the project evidencing that the proposed drainage patterns will not overload the existing storm drain facilities shall be submitted to and approved by the Town Engineer. 72. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading /improvement permits, whichever comes first, the Applicant shall: a) design provisions for surface drainage; and b) design all necessary storm drain facilities extending to a satisfactory point of disposal 17 of 32 Resolution 2018 -026 May 1, 2018 for the proper control and disposal of storm runoff; and c) provide a recorded copy of any required easements to the Town. 73. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a grading permit /building permit. 74. 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. 75. PRECONSTRUCTION MEETING: Prior to issuance of any permit or the 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 as well prior to commencing any work, and that a copy of the project conditions of approval will be posted on -site at all times during construction. 76. ON -SITE CONSTRUCTION ACTIVITIES: The Applicant shall make accommodations within their construction documents to provide sufficient area for construction staging area(s), materials storage area(s), construction trailer(s), and activities and materials pertaining to construction staging, phasing, sequencing and shoring to occur to the greatest extent possible within the boundary of the subject property. A plan for the layout of these items shall be prepared as a part of the construction management plan for review and approval by the Town prior to the issuance of any grading or building permits. 77. 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 review process. 78. DEDICATIONS: The following shall be dedicated by separate instrument. The dedication shall be recorded before any permits are issued: a. Alberto Way: Right -of -way within Alberto Way for public street purposes as delineated on the plans prepared by Kier & Wright shall be dedicated in fee. b. Public Service Easement (PSE): Five (5) feet wide, along the Alberto Way frontage. 79. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the application. The soils report shall include specific criteria and standards governing site 18 of 32 Resolution 2018 -026 May 1, 2018 grading, drainage, pavement design, retaining wall design, and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 80. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted for the project to determine the surface and sub - surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab -on -grade construction, excavation, drainage, on -site utility trenching and pavement sections. All recommendations of the investigation shall be incorporated into project plans. 81. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare and submit a design -level geotechnical /geological investigation for review and approval by the Town. 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 recommendations and the peer review comments. Approval of the Applicant's soils engineer shall then be conveyed to the Town either by letter or by signing the plans. 82. 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 shall be documented in an "as- built" letter /report prepared by the Applicant's soils engineer and submitted to the Town before final release of any occupancy permit is granted. 83. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical /geological recommendations contained in the project's design -level geotechnical /geological investigation as prepared by the Applicant's engineer(s), and any subsequently required report or addendum. Subsequent reports or addendum are subject to peer review by the Town's consultant and costs shall be borne by the Applicant. 84. SETTLEMENT MONITORING AND MITIGATION PLAN: The Applicant shall prepare and implement a Settlement Monitoring and Mitigation Plan which specifies monitoring and mitigation measures to avoid damage to the adjacent residential community (foundations, utilities, etc.) as a result of the project's subterranean excavation, dewatering and subsequent construction activities, and include any supplemental geotechnical and hydrologic plans and studies that are needed for the development of 19 of 32 Resolution 2018 -026 May 1, 2018 said plan. Measurements are to be made in accordance with the best testing practices and utilize appropriate data - gathering devices Approved monitoring protocols shall be reviewed by the Town's geotechnical and geological peer review consultant and the Town Engineer, and subsequently approved by the Town Engineer and in place prior to issuance of any grading or building permits for the project. 85. IMPROVEMENTS AGREEMENT: The Applicant shall enter into an agreement to construct public improvements that are part of the development in a form acceptable to the Town in the amount of 100% (performance) and 100% (labor and materials) prior to issuance of any permit. The 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. A copy of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any permit. 86. 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. 87. WATER DESIGN: Water plans prepared by San Jose Water Company must be reviewed and approved prior to issuance of any permit. 88. WATER METER: The existing water meters, currently located within the Alberto Way right - of -way, shall be relocated within the property in question, directly behind the public right - of -way line. The Applicant shall repair and replace to existing Town standards any portion of concrete flatwork within said right -of -way that is damaged during this activity. 89. 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. Alberto Way: i. Install new curb, gutter, detached sidewalk with landscaped planting strip, street lights, signing, striping, and storm drainage as directed by the Town Engineer. ii. Remove and replace the existing pavement section along the project frontage with a traffic - appropriate engineered structural pavement section from centerline to 20 of 32 Resolution 2018 -026 May 1, 2018 M 91. the lip of gutter on the project (west) side. iii. Provide a 2 -inch grind and overlay from centerline to the east side of the street /lip of gutter. iv. Provide two (2) travel lanes, an exclusive right -turn lane 210 feet in length and a shared left -thru lane, and a bike lane exiting Alberto Way. v. Provide a green bike lane between the two travel lanes on southbound Alberto Way. vi. Install a green bike box on Alberto Way at the intersection with Los Gatos - Saratoga Road. vii. Install ADA- compliant curb ramps at the intersection of Alberto Way and Los Gatos - Saratoga Road. b. Los Gatos - Saratoga Road: i. Install new curb, gutter, detached sidewalk with landscaped planting strip, street lights, signing, striping, and storm drainage as directed by the Town Engineer. ii. Install ADA - compliant curb ramps for the pedestrian crosswalk on Los Gatos - Saratoga Road at the SR -17 northbound on -ramp. Install high visibility crosswalk stripes and pedestrian warning lights as approved by Caltrans. iii. Provide a 2 -inch grind and overlay from the median island to the new lip of gutter along the project frontage. iv. Widen the north side of Los Gatos - Saratoga Road and remove & replace the existing median island along Los Gatos - Saratoga Road to provide for a future bike lane and a left -turn pocket, 250 feet in length, for eastbound Los -Gatos Saratoga Road traffic turning onto northbound Alberto Way. v. Provide pedestrian crosswalk improvements crossing the California State Route 17 northbound on -ramp, such as high - visibility crosswalk stripes, rectangular rapid flashing beacons, a yield line and /or appropriate signage, etc. as approved by Caltrans and the Town Engineer. GREEN INFRASTRUCTURE MEASURES: Projects which propose work within the Town's right -of -way, including but not limited to pavement restoration, street widening, construction of curb, gutter and /or sidewalk, right -of -way dedication, etc., will be evaluated by Staff to determine its potential for the implementation of Green Infrastructure measures and associated improvements. FRONTAGE IMPROVEMENTS: The Applicant shall be required to improve the project's public frontage to current Town Standards. These improvements may include but not limited to curb, gutter, sidewalk, driveway approach(es), curb ramp(s), traffic signal(s), street lighting (upgrade and /or repaint) etc. The improvements must be completed and 21 of 32 Resolution 2018 -026 May 1, 2018 accepted by the Town before a Certificate of Occupancy for any new building can be issued. 92. BICYCLE FACILITIES: The Applicant shall install bike lanes and bike boxes in directions of improved streets and intersections as directed by the Town Engineer. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 93. ADA COMPLIANCE: The Applicant shall be required to meet all ADA standards, which must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. This may require additional construction measures as directed by the Town. 94. ON- STREET PARKING: On- street parking along the project's Alberto Way frontage shall be prohibited after the construction and installation of public improvements. Additionally, new red curb shall be painted along the eastern curb of Alberto Way (northbound direction) at the Best Western frontage. 95. UNDERGROUND PARKING GARAGE DRAINAGE: Water from the underground parking garage shall not be discharged onto the public street. The Applicant shall design a floor drainage system for the garage that collects all drainage and conveys runoff to the sanitary sewer system. Connecting said drainage system to the storm drain system is not permitted. 96. PARKING LOTS: Parking lots and other impervious areas shall be designed to drain stormwater runoff to vegetated drainage swales, filter strips, and /or other treatment devices that can be integrated into required landscaping areas and traffic islands prior to discharge into the storm drain system and /or public right -of -way. The amount of impervious area associated with parking lots shall be minimized by utilizing design features such as providing compact car spaces, reducing stall dimensions, incorporating efficient parking lanes, and using pervious pavement where feasible. The use of permeable paving for parking surfaces is encouraged to reduce runoff from the site. Such paving shall meet Santa Clara County Fire Department requirements and be structurally appropriate for the location. 97. UTILITIES: 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 Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for 22 of 32 Resolution 2018 -026 May 1, 2018 final alignment or design of these facilities. 98. SIDEWALK REPAIR: The Developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. All new and existing adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 99. CURB AND GUTTER REPAIR: The Developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards. New curb and gutter shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 100. DRIVEWAY APPROACH: The Developer shall install two (2) Town standard commercial driveway approaches. The new driveway approaches shall be constructed per Town Standard Plans and must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. 101. CURB RAMPS: The Developer shall construct one (1) curb ramp in compliance with ADA Standards which must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's sole expense and no additional compensation shall be allowed therefore. 102. CALTRANS APPROVAL: The Developer shall be responsible for obtaining design approval(s) and construction encroachment permit(s) from Caltrans for any improvements within the 23 of 32 Resolution 2018 -026 May 1, 2018 Caltrans right -of -way. 103. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080, 26.10.065, and 29.40.030. 104. FRONTAGE IMPROVEMENTS (SIGNALIZED INTERSECTION): The Applicant shall upgrade existing traffic signals to current Town standards including, and may not be limited to: a. LED vehicular and pedestrian signal indication b. LED safety and intersection lighting c. ADA- compliant pedestrian push buttons d. 12" signal heads e. Emtrac fire preemption device f. Service pedestal g. New service pedestal at intersection (remove the existing service pedestal at the south end of the Best Western and install new conduit from the existing service to the new service pedestal) h. Video detection system and cameras i. Signal controller j. Traffic signal interconnect The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 105. FRONTAGE IMPROVEMENTS (STREET LIGHTS): The Applicant shall replace existing street light poles with new street light poles and LED light fixtures. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 106. TRAFFIC IMPROVEMENTS (LOS GATOS - SARATOGA ROAD / ALBERTO WAY INTERSECTION IMPROVEMENT): Extend the left turn lane in eastbound Los Gatos - Saratoga Road to 250 feet in length. Re- construct the median island and necessary roadway configuration to accommodate the extended left turn lane and to provide for future bike lane. Plans shall be prepared by developer's design consultants and submitted to Town Engineer for approval prior to construction. Applicant is required to designate necessary right of way for the required widening. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 107. TRAFFIC IMPROVEMENTS (SIGNAL INTERCONNECT FROM ALBERTO WAY TO LOS GATOS BOULEVARD): Install signal interconnect conduit from Alberto Way to the existing empty conduit approximately 300 feet east of Alberto Way. Repair said existing empty conduit if necessary and as directed by the Town Engineer. Install conduits at Los Gatos 24 of 32 Resolution 2018 -026 May 1, 2018 Boulevard /Los Gatos - Saratoga Road as needed for entering existing controller cabinet. Install new signal interconnect cable in the new and existing conduits from Alberto Way /Los Gatos - Saratoga Road to the existing signal controller cabinet at Los Gatos Boulevard /Los Gatos - Saratoga Road. Install necessary communication equipment inside existing controller cabinets at Alberto Way /Los Gatos - Saratoga Road and Los Gatos Boulevard /Los Gatos - Saratoga Road for transmitting controller data and live video. Install necessary signal interconnect equipment to complete functional signal communication. 108. THIRD PARTY STREET LIGHTS AND TRAFFIC SIGNAL INSPECTION FEES: The Developer shall pay a fee in the amount of $3,000.00 for Town's inspection of street lights and traffic signal - related work installed by the Developer. The fees shall be due at time of building permit application. 109. TRANSPORTATION MANAGEMENT PLAN (TDM): The Developer shall prepare a Transportation Demand Management Plan for the Town of Los Gatos approval prior to the issuance of a building permit. The TDM shall include the measures such as and not limited to bicycle facility provisions, shower facilities, transit passes and subsidies, carpool incentive, designated car share parking, shower and changing rooms, cash incentives, transit passes and subsidies, carpool incentives, reserved car share parking, guaranteed ride -home, etc., an annual monitoring report, and other measures that may be required by the Town Engineer. The TDM shall also include a TDM coordinator and identify the requirement and targets for an annual TDM effectiveness report to the Town of Los Gatos. 110. TRAFFIC STUDY: Any development of land use that generates greater traffic impacts than those assumed in the traffic study report may require an updated traffic study in accordance with the Town's traffic impact policy. 111. TRAFFIC IMPACT MITIGATION FEE: The developer shall pay the project's proportional share of transportation improvements 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 is issued. The fee shall be paid before issuance of a building permit. The traffic impact mitigation fee for this project using the current fee schedule is estimated at $454,770.00. The final fee with credits for complete street improvements along Los Gatos - Saratoga Road shall be calculated from the final plans using the rate schedule in effect immediately prior to building permit issuance. 112. CONSTRUCTION VEHICLE PARKING: No construction vehicles, trucks, equipment and worker vehicles shall be allowed to park on the portion of any public (Town) streets without written approval from the Town Engineer. 25 of 32 Resolution 2018 -026 May 1, 2018 113. TRAFFIC CONTROL PLAN: A traffic control plan is required and must be submitted and approved prior to any work in the public right -of -way. This plan shall include, but not be limited to, the following measures: a. Construction activities shall be strategically timed and coordinated to minimize traffic disruption for schools, residents, businesses, special events, and other projects in the area. The schools located on the haul route shall be contacted to help with the coordination of the trucking operation to minimize traffic disruption. b. Flag persons shall be placed at locations necessary to control one -way traffic flow. All flag persons shall have the capability of communicating with each other to coordinate the operation. c. Prior to construction, advance notification of all affected residents and emergency services shall be made regarding one -way operation, specifying dates and hours of operation. 114. CALTRANS APPROVAL OF TRAFFIC CONTOL PLANS: The Developer shall be responsible for submitting the proposed traffic control plans to Caltrans for approval for any work within the Caltrans right -of -way or that may affect traffic on Los Gatos - Saratoga Road (California State Route 9). 115. CONSTRUCTION TRAFFIC CONTROL: All construction traffic and related vehicular routes, traffic control plan, and applicable pedestrian or traffic detour plans shall be submitted for review and approval by the Town Engineer prior to beginning of any work. 116. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency services shall be made regarding parking restriction, lane closure or road closure, with specification of dates and hours of operation. 117. HAULING OF SOIL: Hauling of soil on- or off -site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to the issuance of a building permit, the Developer shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off of 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. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand and other loose debris. 26 of 32 Resolution 2018 -026 May 1, 2018 118. CONSTRUCTION HOURS: All subdivision improvements and site improvements construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., Monday through Friday. The Town may authorize, on a case -by -case basis, alternate construction hours. The Applicant shall provide written notice twenty -four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 119. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays, 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 from the source. 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. 120. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any permits, the Applicant shall submit a construction management plan sheet (full -size) within the plan set that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, Truck Haul Route and Management Plan, Construction Phasing Plan, site security fencing, employee parking, construction staging area, materials storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse location(s). Prior to receiving building, demolition, or grading permit issuance, a draft of this plan shall be submitted for review by the Town. Please refer to the Town's Construction Management Plan Guidelines document for additional information. 121. CALTRANS: Prior to the start of any work along or within Caltrans rights -of -way and /or easement, the Developer shall obtain necessary encroachment permits for the proposed work. A copy of approved encroachment permit is required to be submitted to the Engineering Division of the Parks and Public Works Department prior to permit issuance. 122. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. A Sanitary Sewer Clean -out is required for each property at the property line, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. 123. STORMWATER MANAGEMENT: Construction activities including but not limited to clearing, stockpiling, grading or excavation of land, which disturbs one (1) acre or more which are part of a larger common plan of development which disturbs less than one (1) acre are required to obtain coverage under the construction general permit with the State Water Resources Control Board. The Applicant is required to provide proof of WDID# and 27 of 32 Resolution 2018 -026 May 1, 2018 keep a current copy of the storm water pollution prevention plan (SWPPP) on the construction site and shall be made available to the Town of Los Gatos Engineering Division of the Parks and Public Works Department and /or Building Department upon request. 124. BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and /or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders. 125. STORMWATER DEVELOPMENT RUNOFF: All new development and redevelopment projects are subject to the stormwater development runoff requirements. Every Applicant shall submit a stormwater control plan and implement conditions of approval that reduce stormwater pollutant discharges through the construction, operation and maintenance of treatment measures and other appropriate source control and site design measures. Increases in runoff volume and flows shall be managed in accordance with the development runoff requirements. 126. SITE DESIGN MEASURES: All projects shall incorporate the following measures: a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas. c. Direct roof downspouts to vegetated areas. d. Use permeable pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater. 127. LANDSCAPING: In finalizing the landscape plan for the biotreatment area(s), it is recommended that the landscape architect ensure that the characteristics of the selected plants are similar to those of the plants listed for use in bioretention areas in Appendix D of the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP) C.3 Stormwater Handbook. 128. LANDSCAPE MAINTENANCE AGREEMENT: The Developer shall enter into a Landscape Maintenance Agreement with the Town of Los Gatos in which the Developer agrees to maintain the vegetated areas along the project's Alberto Way and Los Gatos - Saratoga Road frontages located within the public right -of -way. The agreement must be completed and accepted by the Town Attorney prior to the issuance of any permits. 28 of 32 Resolution 2018 -026 May 1, 2018 129. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and 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 (1) acre. A maximum of two (2) 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 during winter 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 most current Santa Clara County National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). Monitoring for erosion and sediment control is required and shall be performed by the Qualified SWPPP Developer (QSD) or Qualified SWPPP Practitioner (QSP) as required by the Construction General Permit. Stormwater samples are required for all discharge locations and projects may not exceed limits set forth by the Construction General Permit Numeric Action Levels and /or Numeric Effluent Levels. A Rain Event Action Plan (REAP) must be developed forty -eight (48) hours prior to any likely precipitation even, defined by a fifty (50) percent or greater probability as determined by the National Oceanic and Atmospheric Administration (NOAA), and /or whenever rain is imminent. The QSD or QSP must print and save records of the precipitation forecast for the project location area from (http: / /www.srh.noaa.gov /forecast) which must accompany monitoring reports and sampling test data. A rain gauge is required on -site. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 130. 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 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 (3) times daily, or apply (non- toxic) soil stabilizers on all unpaved access roads, parking areas, 29 of 32 Resolution 2018 -026 May 1, 2018 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 shall 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 (1) 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 twenty -five (25) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 131. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble -ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 132. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the CASCA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinance, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 133. STORMWATER DISCHARGE: New buildings shall provide a covered or enclosed area for dumpsters and recycling containers. The area shall be designed to prevent water run -on to the area and runoff from the area. Areas around trash enclosures and recycling areas shall not discharge directly to the storm drain system. Any drains installed in or beneath dumpsters and compactors shall be connected to the sanitary sewer. The Applicant shall contact the local permitting authority and /or sanitary district with jurisdiction for specific connection and discharge requirements. 134. WATER FEATURES: The proposed fountain feature shall have a connection to the sanitary sewer system, subject to West Valley Sanitation District's authority and standards, to facilitate draining events. Discharges from this feature shall be directed to the sanitary sewer and are not allowed into the storm drain system. 135. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drain inlets (public or private) directly connected to public storm system shall be stenciled /signed with appropriate "NO DUMPING - Flows to Bay" NPDES required language. On -site drainage systems for all projects shall include one 30 of 32 Resolution 2018 -026 May 1, 2018 of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and /or right -of -way. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 136. 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 of the Municipal Regional Stormwater NPDES Permit, Order R2- 2015 -0049, NPDES Permit No. CAS612008. The plan shall delineate source control measures and BMPs together with the sizing calculations. The plan shall be certified by a professional pre - qualified by the Town. In the event that the 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. 137. STORM WATER MANAGEMENT PLAN NOTES: The following note shall be added to the storm water management plan: "The biotreatment soil mix used in all stormwater treatment landscapes shall comply with the specifications in Attachment L of the MRP. Proof of compliance shall be submitted by the Contractor to the Town of Los Gatos a minimum of thirty (30) days prior to delivery of the material to the job site using the Biotreatment Soil Mix Supplier Certification Statement." 138. STORM WATER MANAGEMENT PLAN CERTIFICATION: Certification from the biotreatment soils provider is required and shall be given to Engineering Division Inspection staff a minimum of thirty (30) days prior to delivery of the material to the job site. Additionally deliver tags from the soil mix shall also be provided to Engineering Division Inspection staff. Sample Certification can be found here: http: / /www.scvu rppp- w2k.com /nd_wp.shtml ?zoom_highlight= BIOTREATM ENT +SOIL. 139. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES INSPECTION AND MAINTENANCE OBLIGATIONS: The property owner shall enter into an agreement with the Town for maintenance of the stormwater filtration devices required to be installed on this project by the Town's Stormwater Discharge Permit and all current amendments or modifications. The agreement shall specify that certain routine maintenance shall be performed by the property owner and shall specify device maintenance reporting requirements. The agreement shall also specify routine inspection requirements, permits and payment of fees. The agreement shall be recorded, and a copy of the recorded 31 of 32 Resolution 2018 -026 May 1, 2018 agreement shall be submitted to the Engineering Division of the Parks and Public Works Department, prior to the release of any occupancy permits. 140. SILT AND MUD IN PUBLIC RIGHT -OF -WAY: It is the responsibility of Contractor and homeowner to make sure that all dirt tracked into the public right -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. 141. OUTDOOR TRASH ENCLOSURES: Outdoor trash enclosures shall be covered and provided with area drains connected to the sanitary sewer per current NPDES requirements before a Certificate of Occupancy for any new building can be issued. Temporary trash enclosures are exempt from this condition. Connecting said drainage system to the storm drain system is not permitted. 142. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. 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 penalties and /or the Town performing the required maintenance at the Developer's expense. 143. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: Immediately upon approval of any permit, the Applicant shall initiate a weekly neighborhood email notification program to provide project status updates. The email notices shall also be posted on a bulletin board placed in a prominent location along the project perimeter. 144. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. 32 of 32 Resolution 2018 -026 May 1, 2018 A Planning Application For: 405 ALBERTO WAY LOS GATOS, CA 95032 PROJECT DESCRIPTION PROJECT TEAM PROJECT DATA VICINITY MAP APPLICABLE CODES DRAWING INDEX AND ISSUE DATES MCHIIECNR4 • . . . . . ARC T E C Mmu wramm L — DRAWING INDEX AND ISSUE DATES it! 111111 fill fl, 4 0 as5<4a §a4afiaa °�€ Q IiN0.4C0➢E Q W N •MJ• a C i� e. wn.....u.v . ....... U «.x Q L — 9 VIEWFROM NORTHEAST OF SITE - TREES SCREENED i �ggo '�/ 4 REFERENCE SITE PLAN VIEW FROM NORTHEAST OF SITE - TREES AT INITIAL BUILD -OUT 9 is A T C .mow Q O � N a O m g Lu L V m O 4 � O 1 VIEW FROM NORTHEAST OF SITE - TREES AT FIVE -YEAR GROWTH AO.01 �aE � 3 VIEW FROM EAST OF SITE - TREES SCREENED r 0 o � s ffi -------------------- IL 1 1 1�4 REFERENCE SITE PLAN VIEW FROM EAST OF SITE- TREES AT INITIAL BUILD -OUT 3 A a Y Q spa Lu U m O J a U' a � ° 2 VIEW FROM EAST OF SITE - TREES AT FIVE -YEAR GROWTH AO.02 T �! 1 REFERENCESITEPLAN 4 ,..4 .� VIEW FROM EAST OF SITE • CURRENT CONDITIONS 2 VIEW FROM EAST OF SITE • TREES AT FIVE-YEAR GROWTH ARC T E C MOiIIRPBIL 181MJ10416 wnr. Ytrn Arcacr:..n��a wua- ..iti -w Q ss� Lu VUy m O a c Q � J CEiRY11}I A0.03 ewe ..o ims t I - A.BEWOWA .\ I!1 EXISTING SITE PLAN / rmmwraanxois�rn j�' ,., ,. -. ..., f'�'�---- r�,�.• -7,, oR�INAINAi oE�iG�ry ��1 —� - „,� F �D ; PRENWS REDESIGN PROPOSED REDESIGN- I ! y�f j e e " :_ •-••••Y• •••••���"7�•• �� ueettownr wemx � � a J f YM'M.9VpfpMtlNY t 6 x /\ PROPOSFn RFIIFRN:N SITF PI AN MNPADlQnM KEYNOTES • DEMOLITION ARC T E C MPIfIFC1LML1lD1pWi6 nru.� mn r UKere A � •sa�r.[aw PROJECT DATA COMPARISON BE; m boo ,aa.romv..w m N figr. $ � o svm d L N C 0 rerrrmaaMmsaarg '°ID asm �� NS[VKx KEYNOTES - PREVIOUS DESIGN p 4 A1.00 SYMBOLS LEGENDM� e Z I PROJECT DATA HM 17WR P a- N 170NR l eP 1f IETInN nc CTETC wnuwev nun ron ucUnor/.rinV ncnrre, er iVi ARC T E C AMMIRN0.LL1EtMgIA416 wv�..r�. a+rrrs Q ,e3� W gmN �Qo A1.01 PARKING ANALYSIS M � .mme mwa.exw...� nsus i � nwm vww •.� -� � nw.rcr�..womwarurcw KEYNOTES eP 1f IETInN nc CTETC wnuwev nun ron ucUnor/.rinV ncnrre, er iVi ARC T E C AMMIRN0.LL1EtMgIA416 wv�..r�. a+rrrs Q ,e3� W gmN �Qo A1.01 MATERIAL PALETTE O ■ ACCESSIBLE PARKING SPACES Oma aemem � Y - wn 1sys.mmwnwm wruaartmws vrzws O�nu On w msmf = unwnwawn .ate • � wnaswrtr.m rmeronm. vnu�ro PROPOSED EXTERIOR MATERIAL PALETTE -SEE A3.02 FOR FURTHER INFORMATION �� ACCESSIBILRY PARKING SYMBOL 11i — rLESSIBLE PARKING SIGNAGE & UNAUTHORgD VEHICLE SIGNAGE _ENCLOSURE TRASH ENCLOSURE - QNORTH ELEVATION ARC T E C ZZ, 71 MOIRUNAIIIRMIXG.16 Q O O o W V � yVy Q � O TRASH ENCLOSURE - CEAST ELEVATION A1.02 mo'cirw. uw ImTIvL6"` = ;dr ....a. rLESSIBLE PARKING SIGNAGE & UNAUTHORgD VEHICLE SIGNAGE _ENCLOSURE TRASH ENCLOSURE - QNORTH ELEVATION ARC T E C ZZ, 71 MOIRUNAIIIRMIXG.16 Q O O o W V � yVy Q � O TRASH ENCLOSURE - CEAST ELEVATION A1.02 mo'cirw. uw a _ LOS GATOS LODGE 8' GRILL 57 RESTAURANT 5i It p i pI b LOS GATOS LODGE rLREFERENCE SITE PLAN BEST WESTERN 2 STORY HOMWTNI ELEVATED LOBBY SATELLITE HEALTHCARE COMMERCIAL BUILDING PUEBLO DE LOS GATOS 3 STORY TOWNHOUSE COMPLEX .r A R C T E C mow_ Q N Q O Lu L U m O �Q iE M� A1.11 �a A MN9A.M. AUTUMN 12 P.M. &AUTUMN 4 P.M. LINTER 9 A.M. /1 WINTER 12 P.M. 7—-- &SPRING 9 A.M. 0_1 12 P.M. /!lTT9y Y,I l W4 P.M. SPRING4 P.M. S\ UMMER9A.M. &j 11 P.M. 1UMMER4 P.M. Ntrn } O 3 H qp O O m � Q a °v� A1.12 L3 20 2.2 03 V OS O6 Q � (S 0 10 N 0 \ Oi 8 o a d o Fl EL � F..F. F. 336 36'd' Lj 2.7 T^n FIRST FLOOR PLAN S] KEY NOTES 1 mmaodcmnua�u.�uwrtaramuumono �mmw.uuuwn�a..m¢r mrmsunn Oi mowmvertm.w Ommmu Omcmwurvuu«mcnwouw. Oi menwemunwwm O. uewwwmm.ve Owrmuuxu Omar. eun 10 is ARC TEL MOMIFCIIR.LLROM%YA6 • �mrtss�Lw -rs a' o� o� n L U W �m vi a J o c Q � � N A2.11 ... 1. O O O e O C �1i 1.3 2O 23 � a � �di OS O6 � �7i O8 O9 10 11 12 12. I SECOND FLOOR PLAN 0 CurzT E C wrmw N qOq F m Y L U m O c Q G � O cexwmox A2.12 1O 1.3 2O 2.2 3 4 5O OS 7 � O8 O9 10 11 12 12. � LO KEY NOTES O// ARC T E C .YNIIIFl1YRLL1®IpLWl6 ' p {y F O � / e d'.3J - of------------------ ROOF PLAN OF 06 mw � LO KEY NOTES A2.31 KEYNOTES 0 - Owamemuv EAST ELEVATION 1 12 11 10 OS ( 07 O OS WEST ELEVATION 2 O I O O Li SOUTHWEST ELEVATION t1 SOUTH ELEVATION 3 l0� d01 OCL INTRUGUE ADA COMPLIANT EXTERN)R WALL SCONCE 12 YIIIY�I�YYII ■ 1■ 111■ _, NORTH ELEVATION 4 AWNIIF[C T E 6 xr. Q O N $ L U Lu m 0O g A Q U' � o A3.01 MATERIAL PALETTE O O 0 O OE p EAST ELEVATION O W, l-- 0 0 4wouaLlsl Jn ui M III MI! III 111 WEST ELEVATION t SOUTHWEST ELEVATION SOUTH ELEVATION O 1U i0 0 O O In i's ARC T E C YGrtIFCN0.LLImN]ILG16 �araecmn Y Q $ LU m o �Q; wrt owuwnox NORTH ELEVATION a p3.02 mH ,2 0 0 0 O O t s SOUTHWESTELEVATI� O 0 in ■iiim ■iiTS All 0.111. 111 m1 rJ ° - Tj - -% EAST ELEVATON ti WESTELEVATION Z SOUTH ELEVATION 3 NORTH ELEVATION 4 ARC T E C 6WpRMNLMPOlWl6 ertudrc.mn ws�cv�- a"nAra a 3 r o O N Q L U L0 m N m J O €a; a N A3.03 /. —L V —� o�r 16 p a i 0 � ® FF9 FFI� ffiTl F�FR ET-1 8 � L Li ffl�m 11 milli 11 ,2 0 0 0 O O t s SOUTHWESTELEVATI� O 0 in ■iiim ■iiTS All 0.111. 111 m1 rJ ° - Tj - -% EAST ELEVATON ti WESTELEVATION Z SOUTH ELEVATION 3 NORTH ELEVATION 4 ARC T E C 6WpRMNLMPOlWl6 ertudrc.mn ws�cv�- a"nAra a 3 r o O N Q L U L0 m N m J O €a; a N A3.03 O O7 l (6 ) O7 O N I o T O o o gffffififi �, g suurowaoan 1r ,�� i o' A• - � - A us nromns `o BE6i M3RP < _...ire � 33lLAYIg1El r� CAII Bt .. - w . revert n X1.1 U a � J i 4 y Q m N O rL405 ALBERTO WAY SITE SECTION r EgarNCCPILE o ¢� ARC T E C /L ALBERTO WAY SITE SECTION ""^^'em°'u'°°"^°'• °"6 . RM sw saswios 8 � W 8 LL. � � C�� � a sxwraw Rwn 8 W uscnarns � 1 ^?�� -` �• . EMSROrERtt EXISTWGG E -� S OWM1 MAlS4fC i0 21 ALBERTO WAY SITE ELEVATION O O7 l (6 ) O7 O N I BA gffffififi �, g suurowaoan 1r ,�� i o' A• - � - A us nromns `o w . n X1.1 U FGST GG .F ., y Q m N O rL405 ALBERTO WAY SITE SECTION o oasxamx A4.01 mmxcrxo: �sw zsrogvwEeioce wias I ,.. r1 405 ALBERTO WAY SITE ELEVATION Q o o a yzc —. 0 I m 7 - @M11 ,( 9.rmx h 3� io 405 ALBERTO WAY SITE SECTION AA R Cn.utTw C } a g0= � Lu Ln V m 0O €a� 4 � O A4.02 1.3 O 2.2 O3 `s J OS O 72.7 PARKING LEVEL P -1 : 137 PARKING STALLS KEY NOTES 9 is ARC T E C A9fNIRCNNL1fONh0416 nnr.vmerc.mn IMVu } o O N u U U na W rn m O J F Q � a �f° a � � AP2.11 0 (p 0 0 0 I PARKING LEVEL P•2: 123 PARKING STALLS KEY NOTES O. --.-- .a..,.......w O,� L. .au.u... i i �i�m is ARC T E C NI]11RMWtE01Y0L0G16 } N O O Q W U <O7 O < � O M AP2.12 K Highway 17 On - Ramp - -1—_— r iraYe.nm M.+M dywa. rvnlHVerna�� ,� xe� ARC T E C ww' samw.rn.wwn uai. cRlnpcEs nieiwpwbr �'+mn Mr mil sYnefmaumq s¢S Lri�wn3vuH _ �•• _wma.wwwam .r.e. cr.n,Ti.- IM �eww row rmm sanwnm�aqut www°w a i4 LANDSCAPE Cu��bmine� PLLNRE wnmsw�a..unx PLANNING NG roam. —wwwaM Hw o ,- ENNgmNR•rSMNLO2 � m'Yti WN!gw4�wn cwwiwwwwwww �_• LL '8 m \i J `- -- - a a - - -1—_— r iraYe.nm M.+M dywa. rvnlHVerna�� ,� xe� ARC T E C ww' samw.rn.wwn uai. cRlnpcEs nieiwpwbr �'+mn Mr mil sYnefmaumq s¢S Lri�wn3vuH _ �•• _wma.wwwam .r.e. cr.n,Ti.- IM �eww row rmm sanwnm�aqut www°w a i4 LANDSCAPE Cu��bmine� PLLNRE wnmsw�a..unx PLANNING NG roam. —wwwaM PREUMINMV LANDSCAPE PLAN L0.1 iiamill Hw a 90 1 ;.m m W a m o J a a ® a,E a��:.Pnca PREUMINMV LANDSCAPE PLAN L0.1 iiamill A w)- G.,.,. 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Gassy _ Q. i C -a / UJ ABBREVIATIONS � a sr °.. � rrooHmMica eowauv IF w m ® C1.0 .0 LEGEND NOTE: ao .a r ABBREVIATIONS if ffi� LL sa �. wr /moo r �r.r��so. V umr I HIl 17 ,.� r'ar, i rw m ®caEAevm¢ c o � 4 W U CO O • a a � O wrt • mE T OW mlMwyGreainO IT 0.tlngsb UWlly PlOn C2.0 FA t. I. Kid ARC T E C I. II 40SALBERTOWAY FF =336.5 GFF P -7= 324.5 GFF P -2= 315.5 a SG- 31 I W II wrt a.� -yew mlMwyGreainO 0.tlngsb UWlly PlOn C2.0 FA t. I. .�.wmmea.m,. oru Tcm mes rsFio gp STORMWATER CONTROL NOTES n uow rtnun[aw rc euuwa re ww.wuac[ a murv[ve rm nma ✓:4. I a I m¢[vert[swawwcwamq [ gry pnaca n[a.waenm. rur[xw¢ I C F QC N mm.-r ma STORMWATER CONTROL NOTES n uow rtnun[aw rc euuwa re ww.wuac[ a murv[ve rm nma ✓:4. I a I m¢[vert[swawwcwamq [ gry pnaca n[a.waenm. rur[xw¢ I C F QC N BIOTREATMENT MAINTENANCE n ARC T E C AA[Nt�C1IINlifUgylIXJ6 �Glllpp�m .'` E6 max. ®FIER6 WP14M r SOS N � (T n W V m O J r =a< a � y a O Mh wl.�. »n �A� ^°YGbIWbu6 N.Im C3.0 A R C T E C AKWUWMRUWMB Lu 1� In w _j 0 Q ti 0. IImoIII. C3.1 .11, 1. __ _7 , SLOTTED CURB & GUTTER 3 14 - • T_; -j BIORETENTION AREA 15 BUBBLER 4 !RETAINING WALL - ----- - - ----- ---- 17F- FLOW- THROUGH PLANTER 16 hCNCEPTUAL STORM DRAIN PUMP STATION A R C T E C AKWUWMRUWMB Lu 1� In w _j 0 Q ti 0. IImoIII. C3.1 .11, 1. LEGEND NOTE: In A R C T E C W017CTUBL 7C W LWIB KIR I "6w 4 C) < IM to 0 R lo FteaM toned Plan --C4.0 MORLE �masruax oaerw�wrnsnreed �car��ex� n" wv "r'`'r'r CUflBINLET xou�vxxowrtiowxuhmw�uxm. ac�rtaw[¢wnm�n � sv 1— e, ini=INJ SECIIpN aww�`wm'wnv�in� �' w�F'a3 ­TWDEMFS—FF—lWF--FFIMFIV— —TO IF u= Z-7 iz Kid ARC T E C MCFIAMR4IEWA{p415 �4111pn0 ®qES b WAIGM�i Q 0 oe —y W U N a m O =a A �N a � O Q � J wrt mswvno. PrNmlwy Embn CmM1alNmnbONalb C4.1 aas IT, TM IF ­TWDEMFS—FF—lWF--FFIMFIV— —TO IF u= Z-7 iz Kid ARC T E C MCFIAMR4IEWA{p415 �4111pn0 ®qES b WAIGM�i Q 0 oe —y W U N a m O =a A �N a � O Q � J wrt mswvno. PrNmlwy Embn CmM1alNmnbONalb C4.1 aas IT, TM LEGEND �v.an.wEO....aErmmmn iT HIGHWAY 17 w•• w FA 0.nflYOR K QI Xn !mox _1 aeNwxuvnnoN o z FILL MTU , _ 218 CUT I 2.1' CU\ � � 3 'za. cure 1��1� ARC T E C \ — .AOIrt� wmrzu+laLaKs \22.2• \\\ \ �CU\\ \\\IIIIIIIIIIIIIIII Oy \ 111' CUT -.�... . \,, \ \\�T:�•�'� O % \\ \ 22:\ \\ \ it X 1 .^.sSw" .�.".K N 4 \ \ \ \\\ \\ \ 25, 'C I ���T �2�38 CUT �KZa.1 cur KK I I I T I1=1 '�ICUiII III III II I rC _ -III III III= 18acur IIIJH III III II — y, x III 11I III III III I' tl -11I III =11I I' a III � I III III IsA II II I III III =1I1Ili IJ! IIII III =III IN ICI I_II I' 3 ry III III III II1=1 II —III III III III II1=1 II III 111 —III = qa cur K 0 III III III I I I�I I I III III III = III — Ill — III =III III IJJ =III I III III =III III III —III III f l l III III III III III III 18-CUT a W III III III III =III 1111= III —III III =I 111 I'21'Fisl III I1 —III III —III III III -111 rl III III ! m o K I —III III —III III =T III III —III III III —III 8' cuT ' �' Q a _ a ALBERTO WAY su.i -ion Pnfmwy Evuvetlen Plen C5.0 �Tm .I� AA R CI�TpEC Q �3 o0a La � � m m O Q C Q �J C6.0 aouiwnanr,r �I �^�.umrerrv.� env oriiam,nxnwmwe ,wam,w,vn,%owee nw .I co.rtm - of - a... --_f _ T _y aw. .mm yS I I SLOTTED CURB 8 GUTTER 3 I I wGwtmu t�uwYatF i I I. / �t!%Oi�iiac.eiru rtwavhF>W¢ L Ir I . u,. orwr,o.ownw error Rv116rve 8 I : . I .,e, :a I 8w BIORETENTION AREA 5 BUBBLER d RETAINING WALL 1 .er... �11_tl a m.aw I -Y -- mmpn MI ( f J77m 1 1 �..�'.,''. f uex.w.mn.onunu mxmnm.wnw.viuwrt,r,avdmHaro rtv wR. emtN,xusNxiun a nc. ru v.umxwiim wuae.mx,unw [aw,s�u„m. iwvurr Ls. wau5rtt+.�MC•eYm.uv mlumws ®ry �' .vsrvc ne[mucio..0 ni iewew ,cwxn.v,uaavnvm�nvsucun:nnv,uo MUenS. A FLOW- THROUGH PLANTER 6 CONCEPTUAL STORM DRAIN PUMP STATION 2 AA R CI�TpEC Q �3 o0a La � � m m O Q C Q �J C6.0