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Staff Report with Exhibits 1-17.16195 George Street PREPARED BY: RYAN SAFTY Associate Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 07/27/2022 ITEM NO: 3 DATE: July 22, 2022 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Approval for Demolition of an Existing Residence, Construction of Four Condominium Units that Will Exceed the Floor Area Ratio Standards, and Site Improvements Requiring a Grading Permit on Property Zoned R-M:5-12. Located at 16195 George Street. APN 529-18-051. Architecture and Site Application S-20-025 and Subdivision Application M-20-008. PROPERTY OWNER: Robert Bothman, George St. Partners. APPLICANT: Hometec Architecture. PROJECT PLANNER: Ryan Safty. RECOMMENDATION: Denial. PROJECT DATA: General Plan Designation: Medium Density Residential Zoning Designation: R-M:5-12 Applicable Plans & Standards: Residential Design Guidelines Parcel Size: 15,619 square feet Surrounding Area: Existing Land Use General Plan Zoning North Residential Medium Density Residential R-M:5-12 South Residential Medium Density Residential R-M:5-12 East Residential Mixed Use Commercial CH:PD West Residential Medium Density Residential R-M:5-12 PAGE 2 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures, and Section 15332: In-Fill Development Projects. FINDINGS: ▪ The project is Categorically Except pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures, and Section 15332: In-Fill Development Projects. ▪ As required by Section 66474 of the Subdivision Map Act for the condominium Subdivision application. ▪ As required by Housing Element Policy HOU-8.1 for new housing developments of three units or more. ▪ As required by Section 29.10.09030(e) of the Town Code fo r the demolition of an existing residence. ▪ As required by Section 29.40.075(c) of the Town Code for exceeding the single -family residential floor area ratio limitations. ▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations), except in regards to maximum floor area ratio, as noted above. ▪ The project complies with the Residential Design Guidelines. CONSIDERATIONS: ▪ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The subject property is located on the west side of George Street, between Roberts Road and Mitchell Avenue (Exhibit 1). The subject property is 15,619 square feet and has been occupied by a pre-school since 1969. Prior to the pre-school use, the building was used as a single-family residence, with an estimated construction date of 1920. PAGE 3 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 BACKGROUND (continued): On October 23, 2019, the Historic Preservation Committee (HPC) reviewed a request to remove the existing pre-1941 residence on the site from the Town’s Historic Resources Inventory. The HPC approved the request, finding that previous addition and remodel work has compromised the structure’s historic integrity. The meeting minutes are included in Exhibit 4. On February 5, 2020, the Conceptual Development Advisory Committee (CDAC) reviewed a conceptual proposal for four detached single-family condominiums on the property. The meeting minutes are included as Exhibit 5, and the applicant’s response letter to CDAC comments is included as Exhibit 6. On August 13, 2020, the applicant submitted an Architecture and Site application and a Subdivision application for demolition of the existing single-family residence and construction of four detached single-family condominiums. The proposed project requests an exception, as allowed by Town Code Section 29.40.075(c), to exceed the single-family residential floor area (FAR) limitations. PROJECT DESCRIPTION: A. Project Summary The applicant is proposing to construct four detached single-family condominiums, which would be accessed from a shared driveway along George Street (Exhibit 15). The combined floor area for all four units exceeds the single-family residential FAR allowance for the property, and therefore an exception is requested. While the prop erty is not being subdivided into individual lots, a Subdivision application is required for the creation of the four condominiums and the driveway common area. B. Location and Surrounding Neighborhood The subject property is located on the west side of George Street, between Roberts Road and Mitchell Avenue (Exhibit 1). The surrounding neighborhood contains single- and multi- family residential uses with R-M:5-12 zoning to the north, south, and west. Across George Street, to the east, is the Laurel Mews Planned Development with detached single-family residences. Pictures of the subject property and surrounding neighborhood are included as Exhibit 7. A similar proposal to the subject application is located to the northwe st, 16940 Roberts Road, at the corner of Roberts Road and Fisher Avenue. The project at 16940 Roberts Road was approved by Planning Commission on December 11, 2019, and included three detached single-family condominium units that also exceeded FAR standards. PAGE 4 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 PROJECT DESCRIPTION (continued): C. Architecture and Site Application Approval of an Architecture and Site application is required for the construction of a new principal building in any zone, for site improvements requiring a grading permit, and for an exception to exceed the single-family residential FAR allowance. The applicant is proposing to construct four detached single-family condominiums. Site work associated with the construction would require a grading permit. The combined floor area for all four condominiums would be 9,264 square feet, when the single-family residential FAR allowance for the property is 4,140 square feet. D. Subdivision Application Approval of a Subdivision application is required for the approval of the condominium project. The applicant proposes four detached single-family condominiums as a part of this project. No division of land is being proposed as the property would not meet the minimum lot size required for a land subdivision. The Subdivision application is to divide the air space of the property into four residential condominium units with a shared area for access. E. Zoning Compliance Attached multi-family and detached single-family residences are permitted in the R-M:5-12 zone. The proposed project would comply with the setback, height, parking, and lot coverage requirements for detached single-family residences in the R-M zone. Per Section 29.40.075 of the Town Code, the detached single-family condominiums are subject to the single-family residential FAR limitations, while attached multi-family units would not be subject to any FAR limitations. The deciding body may allow an exception to exceed the single-family residential FAR limitations if the findings listed in Section 29.40.075(c) of the Town Code can be made. DISCUSSION: A. Conceptual Development Advisory Committee On February 12, 2020, the CDAC reviewed conceptual plans for demolition of the existing structures on-site and construction of four single-family condominium units. The proposed units were each 2,100 square feet with 440-square foot attached garages. Three separate driveways were proposed, with a shared driveway for rear Units 2 and 3, and individual driveways for Units 1 and 4. The proposal included variance requests for a reduced front setback of 15 feet (when 25 feet are required) and a reduced rear setback of 10 feet (when 20 feet are required), as well as an exception request for maximum allowed lot coverage. PAGE 5 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 DISCUSSION (continued): At the CDAC meeting, members of the public expressed concerns related to privacy with proposed two-story units within reduced rear setbacks; parking associated with the four new units; traffic and congestion due to the three driveways; and density of the proposal as it would be over two times larger than what Town Code allows for floor area on the site. One member of the public spoke in support of the size, floor area, and traffic due to the uniqueness of the neighborhood and that only one neighbor on this side of George Street contains access off George Street. The CDAC discussed the project and provided feedback to the applicant regarding the importance of neighborhood outreach, privacy concerns, maximization of open space, and support for the multiple detached single-family condominium concept in this neighborhood due to housing supply challenges and the adjacent schools in the neighborhood. The meeting minutes are included in Exhibit 5 and the applicant’s responses to comments are included in Exhibit 6. The applicant’s responses (italic font) are summarized below: • Neighborhood outreach: Neighborhood outreach has occurred (Exhibit 8). • Privacy: Privacy impacts are minimized as the second-floor egress windows are located on the front and rear elevations and the rear setback has been increased to the required 20-foot minimum. • Open Space: New trees are shown on the landscape plan (Exhibit 15), and the project was revised to comply with allowable lot coverage and maximize open space. • Housing: By maximizing the number of units per Town Code, the project will help with the Town’s housing needs. • FAR: The detached unit sizes are smaller than what would be allowed by Town Code for attached multi-family units. Home sizes are compatible with the Laurel Mews Planned Development across the street. • Parking and traffic: All homes have two-car garages. The existing pre-school use for 45 children has a higher traffic demand than four residences, and the proposal would reduce the number of driveways from two to one. B. Architecture and Site Analysis The applicant is proposing to demolish the existing single-family residence and detached accessory structures associated with the previous pre-school use and construct four two- story, detached, single-family condominiums. All units will be accessed from a new shared driveway (Exhibit 15). A summary of the proposed development is included in the table below. PAGE 6 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 DISCUSSION (continued): * Denotes an exception requested The proposed condominium project would comply with the setback, height, parking, private open space, and lot coverage requirements for detached single-family residences in the R-M zone. The applicant’s project description and letter of justification is included as Exhibit 9. C. Subdivision Analysis The applicant is requesting approval of a four-unit condominium project. While the property is not being subdivided into individual lots, a Subdivision application is required for the approval of a condominium project. No division of land is being proposed as the property would not meet the minimum lot size required for a standard land subdivision. The Subdivision application is to divide the air space of the property into four residential condominium units with a shared area for access. Conditions of Approval 17 and 53 (Exhibit 3) were included to clarify that the application is for a condominium subdivision of air rights and not a full land division. The State Subdivision Map Act includes seven findings to deny applications for subdivisions (Exhibit 2). If any of the findings can be made, the deciding body must deny the Subdivision application. D. Building Design The four proposed two-story residential units would be of traditional architectural style. The units are similarly designed to appear as one architecturally consistent development, with minor differences in colors and siding materials to provide distinction between each unit. Each unit is oriented so the front entry and garage door faces the shared driveway, and each unit would have composition shingle roofing, double -hung windows, covered entrances, and a mixture of stucco and wood siding (Exhibit 10). Home Floor Area Garage Floor Area Height Private Open Space Parking Town Code Requirement 4,140 s.f. max. 1,098 s.f. max. 30-foot max. Minimum 200 s.f. req. per unit Minimum 2 spaces req. Unit 1 2,152 s.f. 420 s.f. 27’ 939 s.f. 2 covered Unit 2 2,488 s.f. 420 s.f. 27’ 1,157 s.f. 2 covered Unit 3 2,464 s.f. 420 s.f. 27’ 1,201 s.f. 2 covered Unit 3 2,160 s.f. 420 s.f. 27’ 873 s.f. 2 covered Combined 9,264 s.f.* 1,680 s.f. * 4,170 s.f. 8 covered PAGE 7 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 DISCUSSION (continued): The Town’s Consulting Architect reviewed the proposed project within the neighborhood context to provide recommendations regarding the design of the buildings (Exhibit 11). The site is located in an established neighborhood with a large number of new traditional style homes nearby, including the Laurel Mews development immediately across George Street from the site. Nearby homes are largely two-stories in height. In the Issues and Concerns background section of the report, the Consulting Architect noted that the four proposed new homes are well designed, and are similar in height, scale, and character to the Laurel Mews homes immediately across George Street, and to other homes nearby. The Consulting Architect made one recommendation: “Increase the amount of architectural detailing, and refine the details consistent with the tradit ional architectural style.” The Consultant provided examples of architectural detailing from the Laurel Mews project and other similar developments in Los Gatos. The applicant provided a response letter to the Consulting Architect report, provided as Exhibit 12 of this report. The applicant has updated the plans to include window boxes on the front-facing units kitchen windows, front porch posts were increased in size, gable end supports were revised, headers were added to window trim details, and garage doors were recessed seven inches. E. Neighborhood Compatibility The immediate neighborhood is made up of detached single-family and attached multi- family residences, with the Laurel Mews Planned Development single -family residences across George Street. All the residences in the immediate neighborhood are two-stories tall. When removing the Laurel Mews Planned Development and the attached duplex at 16203 and 16205 George Street, the single-family residences in the immediate neighborhood range in size from 1,731 square feet to 2,657 square feet based on Town and County records. The FARs for the single-family residences range from 0.15 to 0.32. The Laurel Mews project across the street was approved as a Planned Development which changed the underlining zoning designation and FAR allowance. When looking at neighborhood compatibility, staff looks at similarly zoned properties in the immediate neighborhood. However, the entire east side of George Street is made up by the Laurel Mews Planned Development, helping to define the neighborhood. The detached single- family residential units in this development range in size from 1,902 square feet to 2,454 square feet, with FARs ranging from 0.59 to 0.64. PAGE 8 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 DISCUSSION (continued): When expanding the immediate neighborhood by two additional properties to the northwest, a similar proposal was approved by the Planning Commission in 2019 at 16940 Roberts Road. The project at 16940 Roberts Road included three detached single-family condominium units that also exceeded FAR standards. These detached single-family residential units range in size from 1,785 square feet to 1,823 square feet, with a total combined floor area of 5,407 square feet and an overall FAR of 0.43 for the development. The proposed detached single-family condominium project would have a combined total floor area of 9,264 square feet, with a total FAR of 0.59, and an average unit size of 2,316 square feet. Pursuant to Town Code, the 15,620-square foot lot, with a total FAR limitation of 0.27, would allow for a combined floor area of 4,140 square feet. The table below reflects the current conditions of the immediate neighborhood: The proposed residences would be the largest in terms of combined square footage and FAR in the immediate neighborhood compared to properties under the same zoning classification. The proposed individual unit sizes would be the second largest when looking at the three other single-family units under the same zoning classification. When expanding the immediate neighborhood to include the Laurel Mews Planned Development, the proposed residences would not be the largest in terms of floor area or FAR. The immediate neighborhood is made up of two-story residences and the proposed residences are each 27 feet tall. As noted in the development plans (Exhibit 15) and per Town records, the building heights in the immediate neighborhood range from 21 feet to 26 feet. The previous three-unit condominium project at 16940 Roberts Road ranges in height from 25 to 26 feet. The proposed residences would be the tallest in the immediate neighborhood by roughly one foot. PAGE 9 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 DISCUSSION (continued): The applicant has reached out to surrounding neighbors during the review process and a summary of that outreach is included as Exhibit 8. F. Floor Area Exception The development is subject to the single-family residential FAR limitations. The proposed detached single-family condominium project would have a combined total floor area of 9,264 square feet, with a total FAR of 0.59, and an average unit size of 2,316 square feet. The garages would each be 420 square feet, for a combined garage floor area of 1,680 square feet. Pursuant to Town Code, the maximum allowed floor area for the 15,620 square foot lot, with an FAR limitation of 0.27 for the residences and 0.070 for the garages, would allow for 4,140 square feet for the residences and 1,098 square feet for the garages. The proposal would exceed the maximum allowed floor area for the residences by 5,124 square feet and 582 square feet for the garages. The applicant is requesting an exception to exceed the single-family residential FAR limitation of 0.27 for the residences and 0.070 for the garages. Per Section 29.40.075(c) of the Town Code, the deciding body may allow an exception to exceed maximum single-family residential FAR if the following findings can be made: 1. The design, theme, sense of scale, exterior materials and details of the proposed project are consistent with the provisions of: a. Any applicable landmark and historic preservation overlay zone; and b. Any applicable specific plan; and c. The adopted residential development standards; and 2. The lot coverage, setbacks, and FAR of the proposed project is compatible with the development on surrounding lots. Regarding the first finding, the Consulting Architect reviewed the project for consistency with the Town’s Residential Guidelines and noted, “the four proposed homes are well designed, and are similar in height, scale, and character to the Laurel Mews homes immediately across George Street, and to other homes nearby.” Additionally, the HPC determined in 2019 that the existing residence is no longer historic. Regarding the second finding, the proposed project complies with maximum allowed lot coverage and setbacks, consistent with development on surrounding lots (Exhibit 9). The proposed FAR is the largest on this side of George Street, but is lower than the FAR of the Laurel Mews Planned Development occupying the entire east side of George Street. PAGE 10 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 DISCUSSION (continued): G. Open Space The Town Code requires that each ground floor single-family detached condominium unit provide a minimum of 200 square feet of outdoor usable open space in the form of a single enclosed patio or deck. Based on the proposed fence locations, each property will have approximately 1,000 square feet of outdoor usable space. Within this outdoor space, each unit has a 204-square foot patio delineated on the plans. H. Tree Impacts The Town’s Consulting Arborist reviewed the proposed project and provided an arborist report dated August 9, 2021 (Exhibit 13). The report identified 12 protected trees on the project site and abutting properties. Two of the trees are located on a neighboring property and are considered Large Protected Trees. The Consultant recommended design modifications and tree fencing to protect these trees. The applicant updated the plans per the Consultant’s recommendation as noted in their response letter (Exhibit 14), and these recommendations are included as a condition of approval (Exhibit 3). The ten existing trees on the subject property have poor suitability for preservation and are all proposed for removal. Per Town Code, 30 24-inch box trees, or in-lieu fees, are required as replacement trees to offset the removals. The project plans show that 28 new trees are proposed, 12 of which meet the 24-inch box size requirement while the remaining would be 15-gallon in size. The applicant will need to revise the landscape plans prior to building permit submittal or pay in-lieu fees to satisfy the replacement requirement. F. General Plan Compliance The Medium Density Residential General Plan Designation, “provides for multiple -family residential, duplex, and/or small single-family homes,” and allows five to 12 dwelling units per acre. The applicant proposes a density of approximately 11 dwelling units per acre with four detached single-family condominiums on a 0.36-acre site. I. Environmental Review The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures, and Section 15332: In-Fill Development Projects. PAGE 11 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 PUBLIC COMMENTS: Story poles and signage were installed on the site and written notice was sent to property owners and tenants located within 300 feet of the subject property. The applicant has conducted neighborhood outreach and has provided a summary whi ch is included as Exhibit 8. One public comment has been submitted in opposition to certain aspects of the proposal, included as Exhibit 16. The public comment highlights concerns related to the Tentative Map, the proposed FAR, private open space within front setbacks, and proposed building height. The applicant responded to the public comment, provided as Exhibit 17. The applicant’s responses to each of the four concerns are summarized below. • Tentative Map: The proposed project is a single-family condominium with separated air space and is not a full land division. Notes were added to the project plans (Exhibit 15) and project letter (Exhibit 9) to this effect. • FAR: The CDAC preferred the appearance of detached single-family units, and supported the number of units due to the current housing shortage. If the units were attached instead of detached, no FAR exception would be needed. The Laurel Mews Planned Development has a larger FAR. • Private Open Space: Town Code Section 29.10.065-1 states, “[…] Private open space shall be suitably screened for privacy of the occupant. Location and screening is subject to review by the deciding body,” and Section 29.10.065-3 states, “Private open space and community recreation space may be located in required yard provided the location is approved by the deciding body […].” • Building Height: Project plans were updated to show accurate building heights per Town records. The proposed residences would be three feet under the maximum height allowance for the zone. CONCLUSION: A. Summary The applicant is proposing to demolish the existing single-family residence and detached accessory structures and construct four detached single-family condominiums and detached garages that would exceed floor area limitations. B. Recommendation Based on the analysis above, staff recommends denial of the Architecture and Site application and Subdivision application based on the concerns related to the FAR exception as the proposed FAR would be the largest in the immediate neighborhood for properties under the same zoning classification, as discussed in this report. PAGE 12 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 CONCLUSION (continued): C. Alternatives Alternatively, the Commission can: 1. Approve the applications by taking the following actions: a. Make the finding that the proposed project is categorically exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures, and Section 15332: In-Fill Development Projects (Exhibit 2); b. Find that required findings to deny a subdivision pursuant to the State Subdivision Map Act cannot be made and make affirmative findings (Exhibit 2); c. Make the finding as required by Housing Element Policy HOU-8.1 for new housing developments of three units or more; d. Make the finding as required by Section 29.10.09030(e) of the Town Code for the demolition of an existing structure; e. Make the finding as required by Section 29.40.075(c) of the Town Code for exceeding the single-family residential floor area ratio limitations; f. Make the finding that the project complies with the Town’s Residential Design Guidelines (Exhibit 2); and g. Approve Architectural and Site application S-20-025 and Subdivision application M- 20-008 with the conditions contained in Exhibit 3 and the development plans in Exhibit 15. 2. Approve the application with additional and/or modified conditions; or 3. Continue the matter to a date certain with specific direction. PAGE 13 OF 13 SUBJECT: 16195 George Street/S-20-025 and M-20-008 DATE: July 22, 2022 EXHIBITS: 1. Location Map 2. Required Findings and Considerations 3. Recommended Conditions of Approval 4. October 23, 2019, Historic Preservation Committee Meeting Minutes 5. February 12, 2020, Conceptual Development Advisory Committee Meeting Minutes 6. Applicant’s Response Letter to Conceptual Development Advisory Committee Meeting comments, received March 21, 2022 7. Property Pictures, received June 6, 2022 8. Applicant’s Summary of Neighborhood Outreach, received June 6, 2022 9. Project Description and Letter of Justification, received July 13, 2022 10. Material Board, received June 6, 2022 11. Consulting Architect Report, dated August 11, 2021 12. Applicant’s Response to Consulting Architect Report, received June 6, 2022 13. Consulting Arborist Report, dated August 9, 2021 14. Applicant’s Response to Consulting Arborist Report, received April 7, 2022 15. Development Plans, received July 13, 2022 16. Public Comments received prior to 11:00 a.m., Friday, July 22, 2022 17. Applicant’s response to public comments, received July 13, 2022 This Page Intentionally Left Blank RO B E R T S R D FISHER AVLOS GATOS BLMITC H E L L A VGEORGE STSHANNON RD VILLA D E L O S G A T O S GRANT BISHOP LN16195 George Street 0 0.250.125 Miles ° EXHIBIT 1 This Page Intentionally Left Blank PLANNING COMMISSION – July 27, 2022 REQUIRED FINDINGS AND CONSIDERATIONS: 16195 George Street Architecture and Site Application S-20-025 Subdivision Application M-20-008 Requesting Approval for Demolition of an Existing Residence, Construction of Four Condominium Units that Will Exceed the Floor Area Ratio Standards, and Site Improvements Requiring a Grading Permit on Property Zoned RM:5-12. APN 529-18-051. APPLICANT: Hometec Architecture PROPERTY OWNER: Robert Bothman, George St. Partners FINDINGS Required Finding for CEQA: ■ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures, and Section 15332: In-Fill Development Projects. Required findings to deny a Subdivision application: ■ As required by Section 66474 of the State Subdivision Map Act the map shall be denied if any of the following findings are made: None of the findings could be made to deny the application. Instead, the Planning Commission makes the following affirmative findings: a. That the proposed condominium map is consistent with all elements of the General Plan. b. That the design and improvement of the proposed condominium subdivision is consistent with all elements of the General Plan. c. That the site is physically suitable for the type of development. d. That the site is physically suitable for the proposed density of development e. That the design of the condominium subdivision and the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat f. That the design of the condominium subdivision and type of improvements is not likely to cause serious public health problems. g. That the design of the condominium subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. EXHIBIT 2 Required findings by Housing Element Policy HOU-8.1: ■ The proposed development is consistent with the Town’s Housing Element and addresses the Town’s housing needs as identified in the Housing Element. Required finding for the demolition of a single-family residence: ■ As required by Section 29.10.09030(e) of the Town Code for the demolition of a single- family residence: 1. The Town's housing stock will be maintained as the previous single-family residence will be replaced with four residential units and the most recent use of the building was a pre-school and has not been used as a residence since 1969. 2. The existing structure has no architectural or historical significance. 3. The property owner does not desire to maintain the structure as it exists; and 4. The economic utility of the structures was considered. Required findings for exceeding the maximum Floor Area Ratio (FAR): ■ As required by Section 29.40.075(c) of the Town Code, the deciding body may allow a FAR in excess of the FAR derived by the formulas in subsections (b)(1), (2), and (3) above if it makes the following findings: (1) The design theme, sense of scale, exterior materials and details of the proposed project are consistent with the provisions of: a. Any applicable landmark and historic preservation overlay zone; and b. Any applicable specific plan; and c. The adopted residential development standards; and (2) The lot coverage, setbacks, and FAR of the proposed project is compatible with the development on surrounding lots. Required compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations), except in regard to maximum FAR, as noted above. Required Compliance with the Residential Design Guidelines: ■ The project is in compliance with the Residential Design Guidelines for single -family residential unit development not in hillside residential areas and was reviewed by the Town’s Consulting Architect. The recommendations listed in the Consulting Architect Report have been addressed. CONSIDERATIONS Required considerations in review of Architecture and Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. S:\PLANNING COMMISSION REPORTS\2022\07-27-2022\ITEM 3 - 16195 GEORGE STREET\EXHIBIT 2 - REQUIRED FINDINGS AND CONSIDERATIONS.DOCX This Page Intentionally Left Blank PLANNING COMMISSION – July 27, 2022 CONDITIONS OF APPROVAL FOR: 16195 George Street Architecture and Site Application S-20-025 Subdivision Application M-20-008 Requesting Approval for Demolition of an Existing Residence, Construction of Four Condominium Units that Will Exceed the Floor Area Ratio Standards, and Site Improvements Requiring a Grading Permit on Property Zoned RM:5-12. APN 529-18-051. APPLICANT: Hometec Architecture PROPERTY OWNER: Robert Bothman, George St. Partners 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. PUBLIC ART FEE: Pursuant to Town Code Section 25.70.030, public art fee is required at time of building permit submittal as the application includes more than three new residential units. 4. 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. 5. 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. 6. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 7. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. 8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 9. LANDSCAPE PLANTING PLAN: Prior to issuance of a Building Permit the Landscape Planting Plan be updated to adequately address the tree replacement requirements of the Town Code . 10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 11. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report for the project, on file in the Community Development Department. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. A Compliance Memorandum EXHIBIT 3 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. 12. WATER EFFICIENT 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. 13. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit, the developer shall provide the Community Development Director with written notice of the company that will be recycling the building materials. All wood, metal, glass, and aluminum materials generated from the demolished structure shall be deposited to a company which will recycle the materials. Receipts from the company(s) accepting these materials, noting the type and weight of materials, shall be submitted to the Town prior to the Town’s demolition inspection. 14. SOLAR. During the Architecture and Site application process all new residences, to the extent feasible, shall be designed to take full advantage of passive solar opportunities. Each residence shall be pre-plumbed for solar hot water heating and shall comply with the Town’s Conservation Element of the General Plan. 15. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 16. CC&RS: CC&Rs must be approved by the Town and recorded with the County prior to building permit issuance. 17. CONDOMINIUM MAP: The final map must be approved and recorded prior to building permit issuance. The Condominium map will show division of air space and not land division. 18. 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. 19. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 20. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing structures. A separate Building Permit is required for the construction of each new single -family residence and attached garage. An additional Building Permit will be required for the PV System if the system is required by the California Energy Code. 21. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2020, are the 2019 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes. 22. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 23. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 24. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 25. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application from the Building Department Service Counter. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed form to the Building Department Service Counter with the Air District’s J# Certificate, 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. 26. 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. 27. SHORING: Shoring plans and calculations will be required for all excavations which exceed five (5) 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 confirm to the Cal/OSHA regulations. 28. 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 ve rtical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining wall(s) locations and elevations 29. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet. 30. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the future. b. All passage doors shall be at least 32-inch wide doors on the accessible floor level. c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18-inch clearance at interior strike edge. d. A door buzzer, bell or chime shall be hard wired at primary entrance. 31. 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 backwat er valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 32. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 33. 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 Ins pection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 34. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at ARC Blueprint for a fee or online at www.losgatosca.gov/building. 35. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 36. 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 ma terials 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 Owner and/or Applicant'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 Owner and/or Applicant's expense. 37. APPROVAL: This application shall be completed in accordance with all 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 plan s or conditions of approvals shall be approved by the Town Engineer. 38. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website. 39. 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 Owner/Applicant 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. 40. PUBLIC WORKS INSPECTIONS: The Owner and/or Applicant 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 any work that occurred without inspection. 41. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner and/or Applicant or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner and/or Applicant or their representative'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 restoration of all improvements identified by the Engineering Construction Inspector shall be completed before the issuance of a certificate of occupancy. The Owner and/or Applicant or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 42. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 43. 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. 44. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner and/or Applicant’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 45. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Prof essional Engineer in the State of California and submitted to the Town Engineer for review and approval. Additionally, any studies imposed by the Planning Commission or Town Council shall be funded by the Owner and/or Applicant. 46. 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). After the preceding Architecture and Site Application has been approved by the respective deciding body, the grading permit application (with grading plans and associated required materials and plan check fees) 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 Own er/Applicant’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, located at 110 E. Main Street, is needed for grading within the building footprint. 47. DRIVEWAY: The driveway conform to existing pavement on George Street shall be constructed in a manner such that the existing drainage patterns will not be obstructed. 48. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the Owner and/or Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit. 49. DRAINAGE IMPROVEMENT: Prior to the recordation of a subdivision map (except maps for financing and conveyance purposes only) or prior to the issuance of any grading/improvement permits, whichever comes first, the Owner and/or Applicant shall: a) design provisions for surface drainage; and b) design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and c) provide a recorded copy of any required easements to the Town. 50. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a grading permit/building permit. 51. PRECONSTRUCTION MEETING: Prior to the commencement of any site work, the general contractor shall: a. Along with the Owner and/or 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 proje ct conditions of approval will be posted on-site at all times during construction. 52. GENERAL: The Owner and/or Applicant shall comply with all Town, County, State and Federal laws and regulations applicable to this land division. No other proposed development is included in this particular application of the Final Map. Issuance of a Final Map will acknowledge the Town’s acceptance of the parcel as legally created in accordance with the Subdivision Map Act. Any subsequent development will be required to demonstrate compliance with the Town Development Standards and Codes. 53. FINAL/PARCEL MAP FOR CONDOMINIUM PURPOSES: A parcel/final map shall be recorded to subdivide the air space of one property into four residential condominium units with a shared space for access. Two (2) copies of the parcel/final map and an electronic copy of the map and all associated materials shall be submitted to the Engineering Division of the Parks and Public Works Department for review and approval. Submittal shall include closure cal culations, title reports and the appropriate fee. The map shall be recorded prior to the issuance of any grading or building permits. The Applicant shall provide the Engineering Division with an electronic copy (in PDF format) of the signed recorded map along with a CAD drawing of the Parcel Map after it is recorded. 54. WEST VALLEY SANITATION DISTRICT: All sewer connection and treatment plant capacity fees shall be paid either immediately prior to the recordation of any subdivision or tract maps with respect to the subject property or properties. Written confirmation of payment of these fees shall be provided prior to map recordation. 55. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the project’s design-level geotechnical/geological investigation as prepared by the Owner and/or 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 Owner and/or Applicant. 56. WATER METER: Water meters shall be relocated within the subdivision in question, directly behind the public right-of-way line. The Owner and/or 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 prior to issuance of a certificate of occupancy. 57. 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 any grading or building permits or the recordation of a map. Plans for the improvements must be approved by the Town prior to the issuance of any grading or building permits. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued unless otherwise allowed by the Town Engineer. a. George Street: Curb, gutter, separated sidewalk, with landscape strip, removal of the utility pole near the northeastern corner of the property, signing, striping and sanitary sewers, as required. b. Existing signs located along the project frontage which limits on -street parking are to be removed by the proposed development and replaced with proper signage as directed by Town. c. Remove and replace the existing pavement section along the project frontage with a traffic - appropriate engineered structural pavement section from centerline to the lip of gutter on the project western side, or alternative pavement rehabilitation measures as approved by the Town Engineer. 58. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate of Occupancy until all required improvements within the Town’s right -of-way have been completed and approved by the Town. 59. 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. 60. UTILITIES: The Owner and/or Applicant 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 Owner and/or 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 final alignment or design of these facilities. 61. DRIVEWAY APPROACHES: The Owner and/or Applicant shall install three (3) Town standard residential driveway approaches. The new driveway approaches shall be constructed per Town Standard Plans and must be completed and accepted by the Tow n 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. Depending on the location of the driveway, the Applicant may be required to submit an exhibit to the Town Traffic engineer in order to analyze sight constraints. 62. 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. 63. TRAFFIC CONTROL PLAN: A traffic control plan is required and must be submitted and approved by the Town Engineer prior to the issuance of an encroachment, grading or building permit. 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. 64. 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 an encroachment, grading or building permit, the Developer or their representative 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 the project site. This may include, but is not limited to provisions for the D eveloper 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. 65. 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., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, holidays excluded. The Town may authorize, on a case-by-case basis, alternate construction hours. The Owner and/or 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. 66. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repai r 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. 67. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any encroachment, grading or building permits, the Developer’s design consultant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at a minimum the Earth Movement Plan, Project Schedule, site security fencing, employee parking, construction staging area, materials storage area(s), concrete washout(s) and proposed outhouse location(s). Please refer to the Town’s Construction Management Plan Guidelines document for additional information. 68. COMMON PRIVATE DRIVEWAY: The common private driveway accessing the Project Site shall be kept open and in a safe, drive-able condition throughout construction and in perpetuity after construction has been completed. If temporary closure is needed, then formal written notice shall be provided at least one (1) week in advance of closure. 69. WVSD (West Valley Sanitation District): 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. 70. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Building Official. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and maintain such device in a functional operation condition. Evidence of West Sanitation District’s decision on whether a backwater device is needed shall be provided prior to the issuance of a building permit. 71. BEST MANAGEMENT PRACTICES (BMPs): The Owner and/or 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. 72. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following measur es: 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 porous or pervious pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater. 73. 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 George Street frontage located within the public right-of-way. The agreement must be completed and accepted by the Town Attorney prior to the issuance of any encroachment, grading or building permits. 74. 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 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 c arried 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 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. 75. 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 us e 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, 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 (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 76. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)-recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust-free. b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site. c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be covered. d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e. 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, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on -site track-out control device is also recommended to minimize mud and dirt-track-out onto adjacent public roads. f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. g. All 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. h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty- eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24 - hour toll-free hotline at 1-800-334-ODOR (6367). i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour. j. 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. 77. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management fa cilities, 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 Pu blic Works Department, and approved for implementation. 78. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinance, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 79. 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 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 stormwater treatment facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and/or right-of-way. Alternatively, the facility may be located with an offset between 5 and 10 feet from the adjacent property and right-of-way lines if the responsible engineer in charge provides a stamped and signed letter that addresses infiltration and states how facilities, improvements and infrastructure within the Town’s right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will not be adversely affected. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 80. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor 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. 81. 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 Owner and/or Applicant'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 Owner and/or Applicant's expense. 82. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 83. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. 84. SUBDIVISION IMPROVEMENT AGREEMENT: The Owner and/or Applicant shall enter into an agreement to construct public improvements in accordance with Town Code Section 24.40.020. The Owner and/or Applicant shall supply suitable securities for all 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 the issuance of any encroachment, grading or building permit. The Owner and/or 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 executed agreement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any en croachment, grading or building permit. 85. PRIVATE EASEMENTS: Agreements detailing rights, limitations, and responsibilities of involved parties shall accompany each private easement. The easements and associated agreements shall be recorded simultaneously with the final map. An electronic copy (PDF) of the recorded agreement(s) shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any permit. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 86. Fire Sprinklers Required: (As noted on Sheet T-1) An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: 1) In all new one- and two-family dwellings and in existing one- and two-family dwellings when additions are made that increase the building area to more than 3,600 SF whether by increasing the area of the primary residence or by creation of an attached Accessory Dwelling Unit. 2) In all new basements and in existing basements that are expanded by more than 50%. 3) In all attached ADUs, additions or alterations to an existing one- and two-family dwelling that have an existing fire sprinkler system. Exceptions: 1) One or more additions made to a building after January 1, 2011 that does not total more than 1,000 square feet of building area and meets all access and water supply requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code. 87. Fire Apparatus (Engine) Access Driveway Required: (As noted on Sheet A-1) Provide an access driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, and a maximum slope of 15%. Installations shall conform to the Fire Department Standard Details Specifications D-1 and CFC Section 503. 88. Required Fire Flow: The minimum require fireflow for this project is 500 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3] Letter shall be provided during building permit phrase. Provide a fire flow letter from a local water purveyor confirming the required fire flow of 500 GPM @ 20 psi residual from a fire hydrant located within 600' of the farthest exterior corner of the structure is required. Contact your local water purveyor (San Jose Water) for details on how to obtain the fire flow letter. 89. Water Supply Requirements: (As noted on Sheet T-1) Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 90. Address identification: (As noted on Sheet T-1) New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 91. Construction Site Fire Safety: (As noted on Sheet T-1) All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1 -7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. S:\PLANNING COMMISSION REPORTS\2022\07-27-2022\Item 3 - 16195 George Street\Exhibit 3 - Recommended Conditions of Approval.docx 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OCTOBER 23, 2019 The Historic Preservation Committee of the Town of Los Gatos conducted a Regular Meeting on October 23, 2019, at 4:00 p.m. ROLL CALL Present: Vice Chair Robert Cowan, Committee Member Nancy Derham, Committee Member Thomas O’Donnell Absent: Chair Matthew Hudes MEETING CALLED TO ORDER AT 4:00 PM VERBAL COMMUNICATIONS None. CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) 1.Approval of Minutes – September 25, 2019 MOTION: Motion by Committee Member Thomas O’Donnell to approve the consent calendar. Seconded by Committee Member Nancy Derham. VOTE: Motion passed 3-0-1, Chair Matthew Hudes absent. PUBLIC HEARINGS 2. 16195 George Street (Heard out of order) Historic Resources Inventory Removal Requesting approval to remove a pre-1941 property from the Historic Resources Inventory for property zoned R-M:5-12. APN 529-18-051. PROPERTY OWNER: Aguiar Family Trust APPLICANT: Sandra Paim PROJECT PLANNER: Sean Mullin EXHIBIT 4 PAGE 2 OF 3 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF OCTOBER 23, 2019 N:\DEV\HISTORIC PRESERVATION\HPC minutes\2019\10-23-19 Mins Signed.docx 11/14/2019 11:07 AM Opened the Public Comment. Applicant presented the condition of the property. Closed the Public Comment. Committee members discussed the matter. MOTION: Motion by Committee Member Nancy Derham to approve the removal of a pre-1941 property located at 16195 George Street from the Historic Resource Inventory. The property has been removed from the inventory and no further action by the Committee is required. Seconded by Committee Member Thomas O’Donnell. VOTE: Motion passed 3-0-1, Chair Matthew Hudes absent. 3. 10 Charles Street (Formerly 268 Los Gatos Boulevard. Heard out of order) Requesting approval for removal and replacement in kind of cement plaster siding on a pre-1941 single-family residence on property zoned R-1:D. APN 532-36-022. PROPERTY OWNER: Pradhan 2019 Living Trust APPLICANT: Firoz Pradhan PROJECT PLANNER: Sean Mullin Opened the Public Comment. Chris Spaulding, architect, presented the proposed project. Closed the Public Comment. Committee members discussed the matter. MOTION: Motion by Committee Member Thomas O’Donnell to recommend approval of the above request with the condition to salvage or recast the existing medallions and columns. Seconded by Committee Member Nancy Derham. VOTE: Motion passed 3-0-1, Chair Matthew Hudes absent. PAGE 3 OF 3 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF OCTOBER 23, 2019 N:\DEV\HISTORIC PRESERVATION\HPC minutes\2019\10-23-19 Mins Signed.docx 11/14/2019 11:07 AM 4. 50 University Avenue *Requesting approval for demolition and replacement of a structure in the university Edelen Historic District (OLD TOWN) on property zoned C-2:LHP:PD. APN 529-02-044. PROPERTY OWNER: SRI Old Town LLC APPLICANT: Federal Realty PROJECT PLANNER: Sally Zarnowitz Sally Zarnowitz, Planning Manager, presented the staff report. Opened and closed the Public Comment. Committee members discussed the matter. MOTION: Motion by Committee Member Thomas O’Donnell to recommend approval of the requested demolition and replacement with a similar structure to the satisfaction of the Community Development Director. Seconded by Committee Member Nancy Derham. VOTE: Motion passed 3-0-1, Chair Matthew Hudes absent. OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following items.) 5. Special Meetings on November 13, 2019 at 3:00 p.m. and December 11, 2019 at 3:00 p.m. MOTION: Motion by Committee Member Thomas O’Donnell to approve the dates and times. Seconded by Committee Member Nancy Derham. VOTE: Motion passed 3-0-1, Chair Matthew Hudes absent. 6. Opening on the HPC Committee. Deadline to apply is Friday, December 25 at 4:00 p.m. ADJOURNMENT The meeting adjourned at 5:00 p.m. This is to certify that the foregoing is a true and correct copy of the minutes of the October 23, 2019 meeting as approved by the Historic Preservation Committee. /s/ Jocelyn Fong, Administrative Assistant This Page Intentionally Left Blank 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832 www.losgatosca.gov TOWN OF LOS GATOS CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE REPORT MINUTES OF THE CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING FEBRUARY 12, 2020 The Conceptual Development Advisory Committee of the Town of Los Gatos conducted a Regular Meeting on February 12, 2020, at 4:30 p.m. MEETING CALLED TO ORDER AT 4:30 PM ROLL CALL Present: Chair Mary Badame, Council Member Rob Rennie, Council Member Marico Sayoc, Planning Commissioner Jeffrey Barnett, Planning Commissioner Melanie Hanssen. Absent: None. PLEDGE OF ALLEGIANCE VERBAL COMMUNICATIONS -None. CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) 1.Approval of Minutes – January 8, 2020 MOTION: Motion by Council Member Rob Rennie to approve the consent item. Seconded by Planning Commissioner Melanie Hanssen. VOTE: Motion passed unanimously. 3-0-2. Council Member Marico Sayoc and Planning Commissioner Jeffrey Barnett abstained PUBLIC HEARINGS 2.16195 George Street Conceptual Development Advisory Committee Application CD-20-001 Requesting preliminary review of a proposal for demolition of a primary structure and construction of four single-family condominium units on property zoned R-M:5-12. APN 529-18-051. EXHIBIT 5 PAGE 2 OF 3 MINUTES OF CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING OF FEBRUARY 12, 2020 N:\DEV\CDAC\CDAC MINUTES\2020\2-12-20 Mins.docx PROPERTY OWNER: Aguiar Family Trust APPLICANT: Holly Hartman PROJECT PLANNER: Ryan Safty Ryan Safty, Associate Planner, available to answer questions. Applicant presented the proposed project. Opened Public Comment. Roger Robins • Concerned about windows facing onto neighbors’ windows. The variance is two times the floor area ratio. Marshall Robins • Concerned about construction, fencing, and parking challenges. Sandra Payne • The proposed homes would be close in size and floor area to the surrounding homes. The neighborhood is unique in that only one other property on this side of George Street actually faces George Street. Lauren Keen • The prior preschool caused parking congestion. Concerned about traffic density. Closed Public Comment. Committee members discussed the matter and provided the following questions and comments: • Neighborhood outreach is important. • Will there be additional trees? • Address privacy issues. • Need more multi-family housing. Prefer smaller and more units. • The General Plan update process is discussing a State requirement for housing density and the need for more units. • Elementary and middle schools are nearby. If there were more single-family homes, families living there could walk instead of drive to the schools. • Maximize open space and limit paving. PAGE 3 OF 3 MINUTES OF CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE MEETING OF FEBRUARY 12, 2020 N:\DEV\CDAC\CDAC MINUTES\2020\2-12-20 Mins.docx OTHER BUSINESS 3. Election of Chair and Vice Chair Committee members discussed the matter. MOTION: Motion by Council Member Marico Sayoc to approve the nomination of Council Member Rob Rennie as new CDAC Chair. Seconded by Chair Mary Badame. VOTE: Motion passed unanimously 5-0. MOTION: Motion by Council Member Rob Rennie to approve the nomination of Planning Commissioner Jeffrey Barnett as new CDAC Vice Chair. Seconded by Chair Mary Badame. VOTE: Motion passed unanimously 5-0. ADJOURNMENT The meeting adjourned at 5:10 p.m. This is to certify that the foregoing is a true and correct copy of the minutes of the February 12, 2020 meeting as approved by the Conceptual Development Advisory Committee. /s/Jocelyn Fong, Administrative Assistant This Page Intentionally Left Blank CDAC Review Roger Robins – Concerned with neighbor’s windows and unit size 1.Second floor egress windows not on side yards, foot prints maintained setbacks to limit impact on neighbors. 2.Homes are smaller than if they were attached, which is allowed under current zoning. Marshall Robins – Concerned with Parking 1.All homes have 2 car garages, currently we have 2 curb cuts, new project is designed with one approach. Sandra Payne 1.Agreed home size is compatible with neighborhood. Lauren Keen – Concerned with parking, Previous use traffic 1.New use would decrease street traffic. To address public concerns: 1.We contacted adjacent neighbors, emails previously submitted 2.Trees were added on landscape plan. 3.Limited side yard windows, obscured stairwells and baths. 4.Assisting need for more housing. Maximizing units per current zoning. 5.Single Family homes provided, good to be close to schools, parks, shopping to reduce driving. 6.Project has maximized open space by not exceeding allowable lot Coverage. EXHIBIT 6 This Page Intentionally Left Blank EXHIBIT 7 16915 George Street, Project Description PROJECT DESCRIPTION Subject property is 15,620 square feet. There is currently one Single Family home and a one bedroom cottage on the property. Current Zoning is RM: 5-12, which will allow for up to four units. Project conforms to zoning standards. Project is adjacent to a duplex and single family residences. Project across the street is a higher density PD, with reduced setbacks. Proposed project consists of four single family condos, with separated air space on a private drive. Project is not a land division and Condo map will be updated to reflect this. Project meets all setback, height requirements and exceeds rear yard square footage requirements. Homeowners will own their lots and will maintain rear and front yards. Private Drive will be owned by Unit 2 and will serve as a Public Utility Easement and an Ingress and Egress Easement. All owners will be responsible for maintenance, through a Maintenance Agreement in CCRs. CCRs would include garages must be used for parking by owners. Final CCRs will be drafted when Conditions of Approval are complete. Project conforms to lot coverage, but exceeds FAR. FAR is compatible with adjacent PD. We considered attaching units which would have no FAR, however along with neighbors and CDC we believe Single Family Home appearance is more favorable for neighborhood. Proposed project is close to mass transit and walking distance to shopping, schools and parks. DESIGN FEATURES Units consist of four bedrooms with four baths, 2100 to 2200 square feet. All units have two car garages. EXHIBIT 9 Garages are oriented toward private drive and front doors are visible from the street. Windows were placed with intention to limit impact on neighbors, when possible. Obscure glass will be used in bathrooms All units have a mix of stucco and siding with Farm house details. Units have Carriage Style garage doors and windows with grids. Applicant is happy to work with staff to finalize design details. COMMUNITY OUTREACH Project was taken to CDC with similar design and received support for Single Family appearance. CDC members thought location would be great for families with proximity to parks and schools. Neighbors were happy with appearance. We have reached out to neighbors and have gathered some support. Covid restricted our access to community meetings, however we have been in contact with adjacent neighbors and have taken note of concerns with current design. Project was reviewed with staff on Zoom call and Staff meeting with current design, this design reflects items discussed; conforming to setbacks, reducing hardscape and increasing landscape areas. RICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com16195 GEORGE STREET, LOS GATOS, CA.GEORGE STREET PARTNERS, LLC4 UNITS FOR:MAX. BUILDING HEIGHT ROOF HEIGHT BOARD & BATT. "HARDIE" SIDING OVER (1) LAYER OF TYPE I. NO. 15 ASPHALT SATURATED FELT COMPLYING TO ASTM D 226. CERTAINTEED "WEATHERED WOOD" COMPOSITION SHINGLE ROOF WITH 2 LAYERS 15 LB. FELT UNDERLAYMENT, CLASS 'A', INSTALL PER C.R.C. 905.2 7/8'' (3) COAT STUCCO ( PER C.R.C. R702.2.2 & TABLE R702.1(1)) OVER METAL LATH OVER (2) LAYERS GRADE "D" BUILDING PAPER . (PER C.R.C. 703.7.3) COLOR: SHERWIN- WILLIAMS # 6189 "SENSIBLE HUE" VINYL CLAD WOOD WINDOWS BY "ANDERSON" UNIT #1 EXHIBIT 10 RICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.comSTONE VENEER BY "EL DORADO STONE, ALDERWOOD COMPOSITION SHINGLE, CERTAINTEED, WEATHERED WOOD STUCCO = 26 GA. GALV. WEEP SCREED, 4" MIN. ABOVE GRADE, 2" MIN ABOVE CONCRETE (TYP.) PER C.R.C. R703.6.2.1 UNIT #2 WINDOWS = ANDERSON 100 WHITE TRIM SIDING = HARDIE-PLANK TRIM, FASCIA, GUTTERS = GEORGE STREET PARTNERS, LLC16195 GEORGE STREET, LOS GATOS, CAALL MATERIALS & COLORS ARE "OR SIMILAR" RICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com"HARDIE PLANK" SHINGLE COMPOSITION SHINGLE ROOF, CERTAINTEED, WEATHERED WOOD STONE VENEER BY EL DORADO STONE, ALDERWOOD UNIT #3 ANDERSON WINDOWS, BLACK TRIM GEORGE STREET PARTNERS, LLC16195 GEORGE STREET, LOS GATOS, CAALL COLORS & MATERIALS OR 'OR SIMILAR'TRIM, GUTTERS, FASCIA 4'' LAP "HARDIE PLANK" SIDING RICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.comGEORGE STREET PARTNERS, LLC16195 GEORGE STREET, LOS GATOS, CA26 GA. GALV. WEEP SCREED, 4" MIN. ABOVE GRADE, 2" MIN ABOVE CONCRETE (TYP.) PER C.R.C. R703.6.2.1 8'' LAP "HARDIE PLANK" SIDING STONE VENEER BY EL DORADO STONE, ALDERWOOD UNIT #4 COMPOSITION SHINGLE ROOF , CERTAINTEED, CHARCOAL BLACK STUCCO, TRIM, FASCIA, GUTTERS ALL COLORS & MATERIALS ARE "OR SIMILAR"WINDOWS = ANDERSON, BLACK TRIM August 11, 2021 Mr. Ryan Safty Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 16195 George Street Dear Ryan: I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows: NEIGHBORHOOD CONTEXT The site is located in an established neighborhood with a large number of new traditional style homes nearby, including the new Laurel Mews development immediate across George Street from the site. I have previously reviewed all of these new homes. Nearby homes are largely two-stories in height. The site is shown on the photos of the site and its surroundings on the following page. EXHIBIT 11 16195 George Street Design Review Comments August 11, 2021 Page 2 16195 George Street Design Review Comments August 11, 2021 Page 3 THE SITE Approved home to the immediate right Nearby home to the left Nearby homes across George Street Home to the immediate left THE SITE: Left side of parcel THE SITE: Right side of parcel Nearby homes across George Street 16195 George Street Design Review Comments August 11, 2021 Page 4 ISSUES AND RECOMMENDATIONS The four proposed new homes are well designed, and are similar in height, scale and character to the Laurel Mews homes immediately across George Street, and to other homes nearby - see street front elevation, streetscape section illustration and unit elevations below. UNIT 1 ELEVATIONS 16195 George Street Design Review Comments August 11, 2021 Page 5 UNIT 2 ELEVATIONS UNIT 3 ELEVATIONS 16195 George Street Design Review Comments August 11, 2021 Page 6 I reviewed the drawing carefully, and found only one item worthy of concern and further discussion. 1. Architectural Details As noted above, the units are well designed, but the graphic elevations and sketches show very simple and limited details - see examples on the sketch below. UNIT 4 ELEVATIONS 16195 George Street Design Review Comments August 11, 2021 Page 7 Recommendations Increase the amount of architectural detailing, and refine the details consistent with the traditional architectural style. Details may vary, but the examples shown below from the Laurel Mews project and elsewhere in Los Gatos would be a good starting point for consideration of type and quality of detailing. Gable end supports Gable end supports Projecting windows and bays supports Projecting windows and bays supports Window trimPorch beams and columns 16195 George Street Design Review Comments August 11, 2021 Page 8 Ryan, I have no other recommendations for change. Sincerely, CANNON DESIGN GROUP Larry L. Cannon Recessed garage doors Wood columns and beam Response to Consulting Architect / 16195 George St. CDG Letter dated 8-11-21 The following items were adjusted on plans. Items are clouded on floorplans and elevations. Applicant will work with staff on adjusting any small details as needed. 1.Window Boxes on Front units Kitchen Windows. 2.Front porch posts were increased to 10x10. 3.Alter detail to Rear Units Gable and projection supports. 4.2x6 Header placed on exterior window trim. 5.Garages are Recessed 7.5 inches. EXHIBIT 12 This Page Intentionally Left Blank Tree Inventory, Assessment, and Protection Report 16195 George Avenue, Los Gatos Los Gatos, CA 95032 Prepared for: Town of Los Gatos August 9, 2021 Prepared By: EXHIBIT 13 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Table of Content Summary 1 ............................................................................................................... Introduction 1 ........................................................................................................... Background 1 ............................................................................................................ Assignment 1 ............................................................................................................. Limits of the assignment 1 ........................................................................................ Purpose and use of the report 2 ................................................................................ Observations 2 ......................................................................................................... Tree Inventory 2 ......................................................................................................... Plans 2 ....................................................................................................................... Analysis 4 ................................................................................................................. Discussion 5 ............................................................................................................. Condition Rating 5 ..................................................................................................... Suitability for Conservation 6 .................................................................................... Expected Impact Level 6 ........................................................................................... Mitigation for Removals 7 .......................................................................................... Tree Protection 8 ....................................................................................................... Conclusion 8 ............................................................................................................ Recommendations 9 ............................................................................................... Bibliography 10 ........................................................................................................ Glossary of Terms 11 ............................................................................................... Appendix A: Tree Inventory Map and Site Plan 13 ................................................ Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 A2: Site Plan/Grading 14 ......................................................................................... Appendix B: Tree Inventory and Assessment Tables 15 ...................................... Appendix C: Photographs 17 .................................................................................. C1: Black walnut #875 and sweetgum #885 17 ........................................................ C2: Mulberries 18 ...................................................................................................... C3: Mulberries 19 ...................................................................................................... C5: Coast redwood #884 and #886 20 ..................................................................... Appendix D: Tree Protection Guidelines 21 ........................................................... D1: Plan Sheet Detail S-X (Type I) 21 ........................................................................ D2: Plan Sheet Detail S-Y (Type III) 22 ...................................................................... D3: Section 29.10.1005. - Protection of Trees During Construction 23 .................... Tree Protection Zones and Fence Speciﬁcations 23 ................................................. All persons, shall comply with the following precautions 24 ..................................... Prohibited Activities 24 .............................................................................................. Monitoring 25 ............................................................................................................ Root Pruning 25 ......................................................................................................... Boring or Tunneling 25 ............................................................................................... Tree Pruning and Removal Operations 25 ................................................................. Appendix E: Tree Protection Signs 26 .................................................................... E1: English 26 ............................................................................................................ E2: Spanish 27 ........................................................................................................... Qualiﬁcations, Assumptions, and Limiting Conditions 28 ................................... Certiﬁcation of Performance 29............................................................................. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Summary The plans indicate all the trees and structures are to be demolished and a four unit residential housing complex is to be constructed. The inventory contains twelve (12) trees comprised of four (4) different species. Two coast redwoods (Sequoia sempervirens) originate on the adjacent sites and are considered Large Protected and there are no Exempt trees. Walnut (Juglans nigra) #875 and sweetgum (Liquidambar styraciflua) #885 are both poor condition while the mulberries are in fair shape, and the two adjacent coast redwoods #884 and #886 are in good condition. None of the trees originating on the site have good suitability for preservation. All the trees on the site are expected to be highly impacted and removed (8 mulberries, 1 walnut, and 1 sweetgum). The storm drain and connection near coast redwood #884 should be moved closer to the interior to avoid the tree. No other impacts are expected. The applicant will be required to replace 10 protected trees according to the ordinance or pay an in lieu fee. Tree protection will be focussed around the adjacent coast redwood #884 and fence will need to placed at the property boundary at a radius of 30 feet. If not possible construction monitoring and bridging will be required for activity under the tree. There were 12 trees appraised for a rounded depreciated value of $51,220.00 with the two adjacent coast redwoods accounting for $44,600 of that total. The value of the trees originating on the site is $6,620.00. Introduction Background  The Town of Los Gatos asked me to assess the site, trees, and proposed footprint plan, and to provide a report with my findings and recommendations to help satisfy planning requirements. Assignment •Provide an arborist’s report including an assessment of the trees within the project area and on the adjacent sites. The assessment is to include the species, size (trunk diameter), condition (health, structure, and form), and suitability for preservation ratings. Affix number tags on the trees for reference on site and on plans. •Provide tree protection specifications, guidelines, and impact ratings for those affected by the project. •Provide appraised values using the Trunk Formula Technique. Limits of the assignment •The information in this report is limited to the condition of the trees during my inspection on July 16, 2021. No tree risk assessments were performed. •Tree heights and canopy diameters are estimates. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 •The plans reviewed for this assignment were as follows (Table 1) Purpose and use of the report The report is intended to identify all the trees within the plan area that could be affected by a project. The report is to be used by the Town of Los Gatos and the property owners as a reference for existing tree conditions to help satisfy planning requirements. Observations Tree Inventory The inventory consists of trees protected by the Town of Los Gatos located on site and those in close proximity on neighboring properties. Sec. 29.10.0960. - Scope of protected trees. All trees which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk, when removal relates to any review for which zoning approval or subdivision approval is required. (Appendix A and B). Los Gatos Town Ordinance 29.10.0970 Exceptions (1) states the following: “A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference). Plans Plans are to demolish all the trees and structures on site and build a four unit housing complex for residential occupancy. Table 1: Plans Reviewed Checklist Plan Date Sheet Reviewed Source Existing Site Topographic 04/22/21 C2 Yes Mission Engineers, Inc. Proposed Site Plan 05/21/21 A-10 Yes Hometec Architecture, Inc. Erosion Control Grading and Drainage 04/22/21 C3 Yes Mission Engineers, Inc. Utility Plan and Hook-up locations Exterior Elevations Landscape Plan 04/05/21 L1, L2 Yes Greg Mussallum Irrigation Plan T-1 Tree Protection Plan Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 The inventory contains twelve (12) trees comprised of four (4) different species (Chart 1). Two coast redwoods originating on the adjacent sites are considered Large Protected and no trees are Exempt . 1 2 Large protected tree means any oak (Quercus spp.), California buckeye (Aesculus californica), or Paciﬁc madrone (Arbutus menziesii) which has a 24-inch or 1 greater diameter (75-inch circumference); or any other species of tree with a 48-inch or greater diameter (150-inch circumference). A fruit or nut tree that is less than eighteen (18) inches in diameter (ﬁfty-seven-inch circumference).2 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 29 Quantity 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Analysis Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 10th Edition, 2019 (CLTA) along with Western Chapter International Society of Arboriculture Species Classification and Group Assignment, 2004. The trees were appraised using the “Cost Approach” and more specifically the “Trunk Formula Technique” (Appendix B). “Trunk Formula Technique” is calculated as follows: Basic Tree Cost = (Unit tree cost x Appraised trunk area), Appraised Value = (Basic tree cost X functional Limitations (percentage) X Condition (percentage) X External Limitations (percentage)). The trunk formula valuations are based on four tree factors; size (trunk cross sectional area), condition, functional limitations, and external limitations. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and unit tree cost. Unit tree cost is calculated by dividing the nursery wholesale cost of a 24 inch box specimen and its replacement size (cost per square inch trunk caliper) which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The cost of the 24 inch box wholesale specimen was determined through personal communications with BrightView and Normans nurseries in Farmington and Central Wholesale in San Jose for an average of $214.00. The second part is to depreciate the tree’s Basic Cost through an assessment of condition, functional limitations, and external limitations. The condition assessment guidelines and percentages are defined in the “Condition Rating” section of this report. Functional limitations are based on factors associated with the tree’s interaction to its planting site that would affect condition, limit development, or reduce the utility in the future and include genetics, placement, and site conditions for the individual tree. External limitations are outside the property, out of control of the owner and also affect condition, limit development, or reduce the utility in the future (i.e power lines, municipal restrictions, drought adaptations, or species susceptibility to pests). There were 12 trees appraised for a rounded depreciated value of $51,220.00 with the two adjacent coast redwoods accounting for $44,600 of that total. The value of the trees originating on the site is $6,620.00. Appraisal worksheets are available upon request Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Discussion Condition Rating A tree’s condition is a determination of its overall health, structure, and form. The assessment considered all three criteria for a combined condition rating. •100% - Exceptional = Good health and structure with significant size, location or quality. •61-80% - Good = Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site. •41-60 % - Fair = Reduced vigor, damage, dieback, or pest problems, at least one significant structural problem or multiple moderate defects requiring treatment. Major asymmetry or deviation from the species normal habit, function and aesthetics compromised. •21-40% - Poor = Unhealthy and declining appearance with poor vigor, abnormal foliar color, size or density with potential irreversible decline. One serious structural defect or multiple significant defects that cannot be corrected and failure may occur at any time. Significant asymmetry and compromised aesthetics and intended use. •6-20% - Very Poor = Poor vigor and dying with little foliage in irreversible decline. Severe defects with the likelihood of failure being probable or imminent. Aesthetically poor with little or no function in the landscape. •0-5% - Dead/Unstable = Dead or imminently ready to fail. Walnut #875 and sweetgum #885 are both poor condition. The mulberries are in fair shape and the two adjacent coast redwoods #884 and #886 are in good condition. The mulberries are all pollarded (type of pruning system that removes all annual growth to “knuckles”). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 29 Quantity 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Suitability for Conservation A tree’s suitability for preservation is determined based on Functional and External Limitations (ISA, 2019). 3 •Good = Trees with good health, structural stability and longevity. •Fair = Trees with fair health and/or structural defects that may be mitigated through treatment. These trees require more intense management and monitoring, and may have shorter life spans than those in the good category. •Poor = Trees in poor health with significant structural defects that cannot be mitigated and will continue to decline regardless of treatment. The species or individual may possess characteristics that are incompatible or undesirable in landscape settings or unsuited for the intended use of the site. None of the trees originating on the site have good suitability for preservation and all the mulberries, walnut, and sweetgum do not add to the site or community in any significant measurable way. The two coast redwoods originate on the adjacent sites and have the greatest benefit to the community. Expected Impact Level Impact level defines how a tree may be affected by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating: •Low = The construction activity will have little influence on the tree. •Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems. •High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope. Ten trees on the site are expected to be highly impacted and removed. Two trees, coast redwoods #884 and #886, originate on the adjacent site. The storm drain and connection near coast redwood #884 should be moved closer to the interior or plans revised to avoid the tree. The impact is moderate to high in this location around this particular tree. No other impacts are expected. Functional Limitations are based on factors associated with the tree’s interaction to its planting site affecting plant condition, limiting plant 3 development, or reducing the utility in the future and include genetics, placement, and site conditions for the individual tree (ISA, 2019). External Limitations are outside the property, out of control of the owner and also affect plant condition, limit plant development, or reduce the utility in the future (i.e power lines, municipal restrictions, drought adaptations, or species susceptibility to pests) (ISA, 2019). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Mitigation for Removals The table below indicates the recommended replacement values (Table 2). The applicant will be required to replace 10 protected trees according to the ordinance. Alternatively it may be possible to create an approved landscape plan or provide an in- lieu payment. The plans indicate three replacement species including crape myrtle (Lagerstroemia indica), Chinese pistache (Pistacia chinensis), and plum (Prunus sp.). All three of these are small replacement species which will add little value to the site or community in the future. 1To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size. 2Often, it is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of both the Tree Canopy Replacement Standard and in-lieu payment in an amount set forth by Town Council resolution paid to the Town Tree Replacement Fund. 3Single Family Residential Replacement Option is available for developed single family residential lots under 10,000 square feet that are not subject to the Town’s Hillside Development Standards and Guidelines. All 15-gallon trees must be planted on-site. Any in-lieu fees for single family residential shall be based on 24” box tree rates as adopted by Town Council. 4Replacement Trees shall be approved by the Town Arborist and shall be of a species suited to the available planting location, proximity to structures, overhead clearances, soil type, compatibility with surrounding canopy and other relevant factors. Replacement with native species shall be strongly encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and Guidelines Appendix A and Section 29.10.0987 Special Provisions—Hillsides. Table 2: Town of Los Gatos Tree Canopy - Replacement Standard Canopy Size of Removed Tree (1) Replacement Requirement (2)(4) Single Family Residential Replacement Option (3)(4) 10 feet or less Two 24 inch box trees Two 15 gallon trees More than 10 feet to 25 feet Three 24 inch box trees Three 15 gallon trees More than 25 feet to 40 feet Four 24 inch box trees or two 36 inch box trees Four 15 gallon trees More than 40 feet to 55 feet Six 24 inch box trees; or three 36 inch box trees Not available Greater than 55 feet Ten 24 inch box trees; or ﬁve 36 inch box trees Not available Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Tree Protection Typically there are three different tree protection schemes which are called Type I (Appendix D1), Type II and Type III (Appendix D2) trunk protection only. Tree protection focuses on avoiding damage to the roots, trunk, or scaffold branches (Appendix D). The most current accepted method for determining the TPZ is to use a formula based on species tolerance, tree age/vigor, and trunk diameter (Matheny, N. and Clark, J. 1998) (Fite, K, and Smiley, E. T., 2016). Preventing mechanical damage to the trunk from equipment or hand tools can be accomplished by wrapping the main stem with straw wattle or using vertical timbers (Appendix D). Tree protection will be focussed around adjacent coast redwood #884 and any associated grading or utilities nearby. The protection fence will need to placed at the property boundary at a radius of 30 feet where possible. If not possible construction monitoring and bridging will be required for activity under the tree. Conclusion The plan is to demolish all the trees and structures and build a four unit residential housing complex. The inventory contains twelve (12) trees comprised of four (4) different species including eight mulberry, two coast redwoods, one walnut, and one sweetgum. The two coast redwoods originate on the adjacent sites and are considered Large Protected and there are no trees Exempt. Walnut #875 and sweetgum #885 are both poor condition while the mulberries are in fair shape, and the two adjacent coast redwoods #884 and #886 are in good condition. None of the trees originating on the site have good suitability for preservation and all the mulberries, walnut, and sweetgum do not measurably add to the site or community. The two coast redwoods originate on the adjacent properties and have the greatest benefit to the community, however they must be preserved regardless. All the trees on the site are expected to be highly impacted and removed (8 mulberries, 1 walnut, and 1 sweetgum). The storm drain and connection near coast redwood #884 should be moved closer to the interior or revised to avoid the tree. No other impacts are expected and #886 is far enough from the proposed improvements to be affected. The applicant will be required to replace 10 protected trees according to the ordinance. The selected replacement species are all small growing trees and will add little value. Alternatively it may be possible to create an approved landscape plan or provide an in-lieu payment. Tree protection will be focussed around the adjacent coast redwood #884. The protection fence will need to placed at the property boundary at a radius of 30 feet where possible around this tree. If not possible construction monitoring and bridging will be required for activity under the tree. There were 12 trees appraised for a rounded depreciated value of $51,220.00 with the two adjacent coast redwoods accounting for $44,600 of that total. The value of the trees originating on the site is $6,620.00. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Recommendations 1.Place tree numbers on all the plans. Make sure the trees are clearly indicated for removal on all the plans. The trees should also be very clearly marked on site prior to removal. 2.Place tree protection fence around #884 at a radius of 30 feet. Move the storm drain adjacent tot he is tree closer to the center of the property and avoid grading within 30 feet of the outer trunk. Install temporary irrigation or soaker hoses in all tree protection zones and provide supplemental watering during construction within all TPZ areas. Monitor watering times or amounts to ensure adequate soil saturation. (A 5/8” soaker hose requires about 200 minutes to deliver one inch of water to a garden. This number is affected by the length of the hose and the overall rate of flow from the faucet. A good rule of thumb is to expect about ½ GPM as a standard faucet flow rate.). Infrequent deeper watering is preferred. 3.Consider planting larger growing species on the site such as coast live oak (Quercus agrifolia), Chinese zelkova (Zelkova serrata), Atlantic cedar (Cedrus atlantica “Glauca”) or other draught adapted species that grow to at least 40 feet. Tall. 4.All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. All maintenance is to be performed according to ISA Best Management Practices. 5.Refer to Appendix D for general tree protection guidelines including recommendations for arborist assistance while working under trees, trenching, or excavation within a trees drip line or designated TPZ/CRZ. 6.Place all the tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Alternatively create a separate plan sheet that includes all three protection measures labeled “T-1 Tree Protection Plan.” 7.Provide a copy of this report to all contractors and project managers, including the architect, civil engineer, and landscape designer or architect. It is the responsibility of the owner to ensure all parties are familiar with this document. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 8.Arrange a pre-construction meeting with the project arborist or landscape architect to verify tree protection is in place, with the correct materials, and at the proper distances. Bibliography American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management : Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction)(Part 5). Londonderry, NH: Secretariat, Tree Care Industry Association, 2019. Print. Fite, Kelby, and Edgar Thomas. Smiley. Managing trees during construction, second edition. Champaign, IL: International Society of Arboriculture, 2016. ISA. Guide For Plant Appraisal 9th Edition. Savoy, IL: International Society of Arboriculture, 2000. Print. ISA. Guide For Plant Appraisal 10th Edition. Savoy, IL: International Society of Arboriculture, 2018. Print. ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. Western Chapter ISA Matheny, Nelda P., Clark, James R. Trees and development: A technical guide to preservation of trees during land development. Bedminster, PA: International Society of Arboriculture 1998. Smiley, E, Matheny, N, Lilly, S, ISA. Best Management Practices: Tree Risk Assessment: International Society of Arboriculture, 2017. Print Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Glossary of Terms Basic Tree Cost: The cost of replacement for a perfect specimen of a particular species and cross sectional area prior to location and condition depreciation. Cost Approach: An indication of value by adding the land value to the depreciated value of improvements. Defect: An imperfection, weakness, or lack of something necessary. In trees defects are injuries, growth patterns, decay, or other conditions that reduce the tree’s structural strength. Diameter at breast height (DBH): Measures at 1.4 meters (4.5 feet) above ground in the United States, Australia (arboriculture), New Zealand, and when using the Guide for Plant Appraisal, 9th edition; at 1.3 meters (4.3 feet) above ground in Australia (forestry), Canada, the European Union, and in UK forestry; and at 1.5 meters (5 feet) above ground in UK arboriculture. Drip Line: Imaginary line defined by the branch spread or a single plant or group of plants. The outer extent of the tree crown. Form: describes a plant’s habit, shape or silhouette defined by its genetics, environment, or management. Health: Assessment is based on the overall appearance of the tree, its leaf and twig growth, and the presence and severity of insects or disease. Mechanical damage: Physical damage caused by outside forces such as cutting, chopping or any mechanized device that may strike the tree trunk, roots or branches. Scaffold branches: Permanent or structural branches that for the scaffold architecture or structure of a tree. Straw wattle: also known as straw worms, bio-logs, straw noodles, or straw tubes are man made cylinders of compressed, weed free straw (wheat or rice), 8 to 12 inches in diameter and 20 to 25 feet long. They are encased in jute, nylon, or other photo degradable materials, and have an average weight of 35 pounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Structural evaluation: focused on the crown, trunk, trunk flare, above ground roots and the site conditions contributing to conditions and/or defects that may contribute to failure. Tree Protection Zone (TPZ): Defined area within which certain activities are prohibited or restricted to prevent or minimize potential injury to designated trees, especially during construction or development. Tree Risk Assessment: Process of evaluating what unexpected things could happen, how likely it is, and what the likely outcomes are. In tree management, the systematic process to determine the level of risk posed by a tree, tree part, or group of trees. Trunk: Stem of a tree. Trunk Formula Technique: Method to appraise the monetary value of trees considered too large to be replaced with nursery or field grown stock. Based on developing a representative unit cost for replacement with the same or comparable species of the same size and in the same place, subject to depreciation for various factors. Contrast with replacement cost method. Volunteer: A tree, not planted by human hands, that begins to grow on residential or commercial property. Unlike trees that are brought in and installed on property, volunteer trees usually spring up on their own from seeds placed onto the ground by natural causes or accidental transport by people. Normally, volunteer trees are considered weeds and removed, but many desirable and attractive specimens have gone on to become permanent residents on many public and private grounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 12 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Appendix A: Tree Inventory Map and Site Plan Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 13 29 875 876 877 878 879 880 881 882883 884 885 886 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 A2: Site Plan/Grading Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 29 884 886 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Appendix B: Tree Inventory and Assessment Tables Table 3: Inventory and Assessment Summary Tree Species I.D. #Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition Suitability Expected Impact Protection Status Rounded Depreciated Value black walnut (Juglans nigra)875 24 20 Poor Poor High/ Remove Protected $1,530.00 mulberry (Morus albą)876 8 15 Fair Poor High/ Remove Protected $350.00 mulberry (Morus albą)877 8 15 Fair Poor High/ Remove Protected $350.00 mulberry (Morus albą)878 11 15 Fair Poor High/ Remove Protected $670.00 mulberry (Morus albą)879 12 15 Fair Poor High/ Remove Protected $800.00 mulberry (Morus albą)880 13 15 Fair Poor High/ Remove Protected $930.00 mulberry (Morus albą)881 10 15 Fair Poor High/ Remove Protected $550.00 mulberry (Morus albą)882 12 15 Fair Poor High/ Remove Protected $800.00 mulberry (Morus albą)883 10 15 Fair Poor High/ Remove Protected $550.00 coast redwood (Sequoia sempervirens) 884 60 40 Good N/A Moderate Large Protected $22,300.00 sweetgum (Liquidambar styraciﬂua) 885 4 10 Poor Poor High/ Remove Protected $90.00 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 coast redwood (Sequoia sempervirens) 886 60 40 Good N/A Low Large Protected $22,300.00 Tree Species I.D. #Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition Suitability Expected Impact Protection Status Rounded Depreciated Value Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Appendix C: Photographs C1: Black walnut #875 and sweetgum #885 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 17 29 #875 #885 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 C2: Mulberries  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 C3: Mulberries Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 19 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 C5: Coast redwood #884 and #886 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 20 29 #884 #886 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Appendix D: Tree Protection Guidelines D1: Plan Sheet Detail S-X (Type I)  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 21 29 TREE PROTECTION Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment.4'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE Tree protection fence: Fencing shall be comprised of six- foot high chain link mounted on eight- foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground. Minimum 4” thick mulch layer Crown diameter drip line distance equal to the outer most limit of foliage.Notes: •All tree maintenance and care shall be performed by a qualiﬁed arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be speciﬁed in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. •All maintenance is to be performed according to ISA Best Management Practices. Notes: The Tree Protection Zone (TPZ) may vary in radius from the trunk and may or may not be established at the drip line distance. See arborist’s report and plan sheet for speciﬁcations of TPZ radii.6’-0”Modiﬁed by Monarch Consulting Arborists LLC, 2019 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 D2: Plan Sheet Detail S-Y (Type III)  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 22 29EVCHARGINGONLYEVCHARGINGONLYNOPARKINGNOPARKINGCLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.327 328 329329327328E1E1E1E5E5AE5CC ?W ?W ?WPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANS GUSHEE STREET PLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPARKING AND BUILDING BYTEALL MESSER ARCHITECTSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSLIBRARY LANDSCAPE PLAN BYJONI JANECKI & ASSOCIATES L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.BULL CREEK FLOWLINEFUTURELIBRARY XXXXXXXXXXXXXXXXX X X X X X X X X X X KIRBY STREETXXXSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTSSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTS (E) CHAINLINK FENCE AND GATE TO REMAIN APPROXIMATE LIMIT OF WORK (L.O.W.)LEGEND (E) TREE TO BE PROTECTED(E) TREE TO REMAINNOTE:1.SEE C3.0 EROSION CONTROL PLAN FOR TREEPROTECTION IN EXISTING RIPARIAN AREA.2.TREE SURVEY PROVIDED BY IFLAND SURVEY, 10/09/18.3.CONTRACTOR SHALL PROTECT ALL TREES WHICH ARELOCATED WITHIN 10' OF EQUIPMENT MOVEMENT.1L1.0(E) FENCE TO BE REMOVEDARBORIST NOTES:1.ALL TREE MAINTENANCE AND CARE SHALL BEPERFORMED BY A QUALIFIED ARBORIST WITH AC-61/D-49 CALIFORNIA CONTRACTORS LICENSE. TREEMAINTENANCE AND CARE SHALL BE SPECIFIED INWRITING ACCORDING TO AMERICAN NATIONALSTANDARD FOR TREE CARE OPERATIONS: TREE, SHRUBAND OTHER WOODY PLANT MANAGEMENT: STANDARDPRACTICES PARTS 1 THROUGH 10 AND ADHERE TO ANSIZ133.1 SAFETY STANDARDS AND LOCAL REGULATIONS.ALL MAINTENANCE IS TO BE PERFORMED ACCORDING TO ISA BEST MANAGEMENT PRACTICES. 2.TREE PRUNING - IF TREE PRUNING FOR OVERHEAD CLEARANCE IS REQUIRED OR NECESSARY PRUNING SPECIFICATIONS SHALL BE IN WRITING PRIOR TO ANY CUTTING. CUTTING SHALL BE PERFORMED BY A QUALIFIED TREE CARE PROFESSIONAL OR SUPERVISED BY THE PROJECT ARBORIST. NO LIMBS GREATER THAN FOUR INCHES (4”) IN DIAMETER SHALL BE REMOVED WITHOUT APPROVAL. 3.ROOT MANAGEMENT - PRIOR TO REMOVING ROOTS GREATER THAN TWO INCHES (2”) IN DIAMETER EACH TREE SHALL BE EVALUATED BY THE PROJECT ARBORIST TO HELP DETERMINE ITS LIKELIHOOD OF FAILURE AFTER ROOT LOSS. IF ROOTS OVER TWO INCHES IN DIAMETER ARE ENCOUNTERED THEY SHOULD BE PRUNED BY HAND WITH LOPPERS, HANDSAW, RECIPROCATING SAW, OR CHAIN SAW RATHER THAN LEFT CRUSHED OR TORN. ROOTS SHOULD BE CUT BEYOND SINKER ROOTS OR OUTSIDE ROOT BRANCH JUNCTIONS AND BE SUPERVISED BY THE PROJECT ARBORIST. WHEN COMPLETED, EXPOSED ROOTS SHOULD BE KEPT MOIST WITH BURLAP OR BACKFILLED WITHIN ONE HOUR. NO ROOTS SHALL BE CUT WITHIN SIX TIMES THE TRUNK DIAMETER DISTANCE IN FEET ON ONE SIDE WITHOUT ARBORIST APPROVAL. 4.TRUNK PROTECTION - PREVENTING MECHANICAL DAMAGE TO THE MAIN STEMS FROM EQUIPMENT OR HAND TOOLS CAN BE ACCOMPLISHED BY WRAPPING THE MAIN STEM WITH STRAW WATTLE. 5.SITE OCCUPANCY - HAVE A QUALIFIED ARBORIST PERFORM A LEVEL 2: BASIC TREE RISK ASSESSMENT AS DESCRIBED IN BEST MANAGEMENT PRACTICES: TREE RISK ASSESSMENT: INTERNATIONAL SOCIETY OF ARBORICULTURE, 2017 TO HELP IDENTIFY ANY NEW RISK FACTORS AFTER CONSTRUCTION UPON NEW SITE OCCUPANCY. DEMOLITION AND TREE PROTECTION PLAN L1.0 1"= 20' LANDSCAPE ARCHITECTBASE LANDSCAPE ARCHITECTUREPROJECT TEAMPROJECT NAME & ADDRESSFELTON LIBRARYDISCOVERY PARKGUSHEE STREETFELTON, CA, 95018REVISION#Date Description STAMP SHEET TITLE Scale: Date: Drawn by: Checked by: Project No.: PHASE BID SET No. 5579 Ren. 9/30/2020LICENSED A R CHI TECTST A TEOF CA L IF O RNIAAL E N DA CS P 1802 PA / AS NM 04/19/2019 CIVIL ENGINEERMME CIVIL + STRUCTURAL ENGINEERINGSAN FRANCISCO / PORTLANDwww.baselandscape.comIRRIGATION DESIGNRMA IRRIGATIONCLIENTSANTA CRUZ COUNTY DEPARTMENT OF PARKS,OPEN SPACE, AND CULTURAL SERVICES 0 feet40 1" = 20' 20 60 80 NORTHSECTION TREE TRUNK 12" Ø STRAW FILLED BURLAP WATTLES TREE PROTECTION WITHOUT FENCE 3/8" = 1'-0"4'-0"ROOT PROTECTION ZONE. SEE SPECS FOR REQUIREMENTS 1 SCHEDULE TREES TO BE PROTECTED: 20 TREES TO BE REMOVED: 0 04-19-20191 Planning Review Comments1 SECTION VIEW TRUNK PROTECTION WITH WATTLES-Y 6’-0” Excavation Trenches: 1. When any roots are cut or torn during construction, it is critical that you sharply cut all the ends of any exposed roots immediately. Failure to do so will leave crushed and torn roots. This leads to decay and inhibits growth of new roots. 2. Pile soil on the side of the trench opposite the tree. If this is not possible, place the soil on a plastic tarp, plywood or a thick bed of mulch. 3. Do not compact the backfill on the trench more than its original firmness. 4. Water the backfill to allow the roots to begin healing. Trenching near a tree can kill as much as 40%-50% of the tree’s roots. If the tree you are working around is in a confined space and your equipment will be coming close, it is important for you to protect the trunk. Wrap the tree trunk in old tires or place 2” x 4” studs around the tree and rope or band them together. ROOT PRUNING DETAIL PLEASE KEEP THIS SHEET FOR REFERENCE 2” x 4” or 2” x 2” Dimensional Lumber Sturdy Strap (steel, nylon, or synthetic rope) 2” x 4” ’or 2” x 2” - 6 to 8 Feet Tall Dimensional Lumber Spaced 3” Apart Sturdy Strap (steel, nylon, or synthetic rope) Bridge With 4” - 6” Deep Course Woody Debris or 4” x 4” Dimensional Lumber and 3/4” Plywood or Steel Road Plate. Note: See Local Ordinance Requirements and Arborist’s Report for Additional Protection Speciﬁcations and Guidelines. Trunk Protection Vertical Timber Detail 6’ MIN. 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 D3: Section 29.10.1005. - Protection of Trees During Construction Tree Protection Zones and Fence Speciﬁcations 1.Size and materials: Six (6) foot high chain link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more than ten-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base. 2.Area type to be fenced: Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with two-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches. 3.Duration of Type I, II, III fencing: Fencing shall be erected before demolition, grading or construction permits are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence. 4.Warning Sign: Each tree fence shall have prominently displayed an eight and one-half-inch by eleven-inch sign stating: "Warning —Tree Protection Zone—This fence shall not be removed and is subject to penalty according to Town Code 29.10.1025.” Text on the signs should be in both English and Spanish (Appendix E).   Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 23 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 All persons, shall comply with the following precautions 1.Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the encroachment of the construction. 2.Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of the tree unless approved by the Director. 3.Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected tree. 4.Prohibit the attachment of wires, signs or ropes to any protected tree. 5.Design utility services and irrigation lines to be located outside of the dripline when feasible. 6.Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits. 7.The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered. Prohibited Activities The following are prohibited activities within the TPZ: •Grade changes (e.g. soil cuts, fills); •Trenches; •Root cuts; •Pedestrian and equipment traffic that could compact the soil or physically damage roots; •Parking vehicles or equipment; •Burning of brush and woody debris; •Storing soil, construction materials, petroleum products, water, or building refuse; and, •Disposing of wash water, fuel or other potentially damaging liquids. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 24 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Monitoring Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented. The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. Root Pruning Roots greater than two inches in diameter shall not be cut. When roots over two inches in diameter are encountered and are authorized to be cut or removed, they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour. Boring or Tunneling Boring machines should be set up outside the drip line or established Tree Protection Zone. Boring may also be performed by digging a trench on both sides of the tree until roots one inch in diameter are encountered and then hand dug or excavated with an Air Spade® or similar air or water excavation tool. Bore holes should be adjacent to the trunk and never go directly under the main stem to avoid oblique (heart) roots. Bore holes should be a minimum of three feet deep. Tree Pruning and Removal Operations All tree pruning or removals should be performed by a qualified arborist with a C-61/D-49 California Contractors License. Treatment, including pruning, shall be specified in writing according to the most recent ANSI A-300A Standards and Limitations and performed according to ISA Best Management Practices while adhering to ANSI Z133.1 safety standards. Trees that need to be removed or pruned should be identified in the pre-construction walk through. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 25 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Appendix E: Tree Protection Signs E1: English  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 29 Warning Tree Protection Zone This Fence Shall Not Be Removed And Is Subject To Penalty According To Town Code 29.10.1025 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 E2: Spanish Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 27 29 Cuidado Zona De Arbol Pretejido Esta valla no podrán ser sacados Y está sujeta a sanción en función de Código Ciudad del 29.101025 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Qualiﬁcations, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 28 29 16195 George Street, Los Gatos Tree Inventory, Assessment and Protection Report August 9, 2021 Certiﬁcation of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist®. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Copyright © Copyright 2021, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 29 29 16195 George Street, Los Gatos Bridging for Tree/Soil Protection April 1, 2022 April 1, 2022 Ryan Safty Associate Planner Community Development Department 110 E. Main Street Los Gatos CA 95030 Regarding recommendations for bridging for tree and soil protection. Below are the specifications for performing this type of protection scheme when fence is not practical or encroachment is with in the typical TPZ radius. The neighbor fence will protect the trunk. Tree protection will be focussed around the adjacent coast redwood #884. The protection fence will need to placed at the property boundary at a radius of 30 feet where possible around this tree. If not possible construction monitoring and bridging will be required for activity under the tree. For bridging place at least four inches of mulch, bark, or wood chips in the TPZ encroachment area or use 4 x4 timers (dimensional lumber) on the soil surface. Place three quarter inch plywood or steel road plate on the lumber or mulch to create a soil compaction barrier within the Tree Protection Zone. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 2 FIGURE 1: BRIDGING FOR ROOT PROTECTION 16195 George Street, Los Gatos Bridging for Tree/Soil Protection April 1, 2022 Certiﬁcation of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist® and Tree Risk Assessor Qualified. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Copyright © Copyright 2022, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 2 April 7, 2022 Planning Department, Town of Los Gatos RE: Response to Consulting Arborist / 16195 George Street Based on the suggestions from the consulting arborist expressing a desire for larger drought tolerant trees, I made the following changes based on available planting locations, proximity to structures, overhead clearances, seasonal interest, screening ability, WUCOLS "Low" water requirements, canopy size, and ease of maintenance. Instead of Chinese Pistache for the street trees (which would match the trees across the street), these have been changed to Quercus suber (Cork Oak). The Cork Oak was selected over the Coast Live oak, as it will be more manageable in size and still provide a large evergreen canopy to shade the paving at the street and sidewalk. For the shade trees inside the property have been changed to Chinese Pistache. The Pistachia chinensis was selected over Zelkova serrata because it has more seasonal interested and is rated as Low-water use, as opposed to the Zelkova which is Moderate-water use. For the screening/privacy planting along the sides of the property, the plants have been changed from Prunus carolinana 'Compacta' to Prunus caroliniana. We are looking for evergreen trees that will be appropriate for screening in narrow areas. The Prunus caroliniana is also Low-water use. The remainder of the trees are Lagerstroemia x 'Natchez' to add more shade, flowering species, and seasonal interest where we have smaller planter beds. The replacement requirements count equals to 27 each, 24" box trees. Current plan proposes 28 trees, consisting of 12 each, 24" box (Quercus suber, Pistachia chinensis 'Keith Davey', and Lagerstroemia x 'Natchez') and 16 each, 15 gallon (Prunus caroliniana) I tried to fit as many trees on the properties, where it made sense. Let me know if this helps. As noted on Grading and Drainage plan, existing tree #884 will require bridging for tree protection and observation during grading. Chinese Pistache and Cork Oak trees grow from 30 to 60 feet. Table located on L-3. Trees 1,4,5,8,16,17,18,19. Thanks, Natalie Tan Landscape Architect NTLA Design P.O. Box 972 Ben Lomond, California 95005 www.ntladesign.com natalie@ntladesign.com M: 408.605.7228 EXHIBIT 14 This Page Intentionally Left Blank 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMANA.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 T-1 16195 GEORGE STREET, LOS GATOS, CA 4 UNIT CONDOMINIUM PROJECT FOR: GEORGE STREET PARTNERS. LLC SHEET INDEX T-1 TITLE PAGE T-2 TREE PROTECTION REQUIREMENTS A-1 SITE PLAN A-2 UNIT #1 - FLOOR PLANS A-3 UNIT #1 - ELEVATIONS A-4 UNIT #1 - SECTIONS, ROOF PLAN A-5 UNIT #2 - FLOOR PLANS A-6 UNIT #2 - ELEVATIONS A-7 UNIT #2 - SECTIONS, ROOF PLAN A-8 UNIT #3 - FLOOR PLANS A-9 UNIT #3 - ELEVATIONS A-10 UNIT #3 - SECTIONS, ROOF PLAN A-11 UNIT #4 - FLOOR PLANS A-12 UNIT #4 - ELEVATIONS A-13 UNIT #4 - SECTIONS, ROOF PLAN A-14 AREA PLAN, PARCEL MAP A-15 SHADOW STUDY - SUMMER A-16 SHADOW STUDY - WINTER A-17 STREET SCAPE, SECTION A-18 SECOND FLOOR SITE PLAN A-19 BUILD IT GREEN CHECKLIST T1 TENTATIVE MAP T2 NOTES & LEGEND T3 TOPO & DEMOLITION PLAN T4 GRADING & DRAINAGE PLAN T5 SECTIONS T6 STORMWATER MANAGEMENT PLAN T7 BLUEPRINT FOR A CLEAN BAY L-1 SCHEMATIC DESIGN L-2 PLANTING SCHEMATIC STREET PERSPECTIVE OWNER AGUIAR FAMILY TRUST 1492 HOLLY COURT GILROY, CA 95020 408-666-0466 CIVIL ENGINEER DANIEL NUNES, RCE MISSION ENGINEERS 2355 DE LA CRUZ BLVD SANTA CLARA, CA 95050 408-727-8262 mission@missionengineersinc.com LANDSCAPE ARCHITECT NATALIE TAN, LA POB 972 BEN LOMOND, CA 95005 408-605-7228 natalie@ntladesign.com PROJECT MANAGER GREG MUSSALLEM POB 8305 SAN JOSE, CA 95155 408-499-0276 greg@gbmbuilder.com ARCHITECT RICHARD A HARTMAN, AIA HOMETEC ARCHITECTURE 555-B MERIDIAN AVENUE SAN JOSE, CA 95126 408-995-0496 hometecarch@gmail.com THIS RESIDENCE WILL COMPLY WITH THE TOWN'S ALL ELECTRIC APPLIANCE, ELECTRIC VEHICLE, AND ENERGY STORAGE SYSTEM REQUIREMENTS IN ACCORDANCE WITH TOWN CODE SECTION 6.70.020 AND 6.120.020. PLANNING 11-22-21 11 ARBORIST MONARCH CONSULTING ARBORISTS RICHARD GESSNER P.O. BOX 1010 FELTON, CA. 95018 www.monarcharborists.com PLANNING 2-28-22 22 PLANNING 7-12-22 33 EXHIBIT 15 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 PLANNING 11-22-21 11 T-2TREE PROTECTION REQUIREMENTS PLANNING 2-28-22 22 PLANNING 7-12-22 33 N12" LATTICE REDWOOD FENCE BOARDS 4 X 4 P.T. POSTS12"6'-0"DEMODEMODEMO DEMODEMO DEMODEMO DEMO DEMODEMODEMODEMODEMODEMODEMODEMODEMODEMOEXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXIST EXIST EXISTEXISTEXIST EXIST EXISTEXIST EXIST EXIST EXIST EXIST EXISTEXIST EXIST EXISTEXIST EXISTEXIST EXISTEXISTEXIST EXIST EXIST EXIST 30'-1"5'-4"8'-0" 7'-1"20'-0"20'-3"8'-0" 8'-4" 8'-0" 8'-4"25'-0"25'-3"18'-2" 2'-6"2'-6"28'-0"5'-4"20'-0"29'-9"12'-0"17'-0"12'-0"17'-0"12'-0"17'-0"12'-0"17'-0" G E O R G E S T. GARAGE UNIT #1 UNIT #2 UNIT #3 UNIT #4 PORCH PORCH PORCH REAR YARDREAR YARD PRIVATE DRIVEWAY PRIVATE DRIVEWAYGARAGE GARAGEGARAGE FF=374.53 PAD=373.53 FF=374.00 PAD=373.00 FF=373.50 PAD=372.50 FF=374.00 PAD=373.00 LOT #1 AREA=3,395± S.F. LOT #2 AREA=3,475± S.F. LOT #3 AREA=3,514± S.F.LOT #5COMMONAREA=1,848± S.F.N20° 33' 10"E 118.64'N65° 23' 15"W131.99'N65° 23' 15"W131.99'N20° 33' 10"E 118.64' TREE #884 60" COAST REDWOOD REQ'D. SIDE SETBACK PROPOSED PROPOSEDPROPOSED REQ'D. FRONT SETBACKSIDEWALK PATIO PATIO PORCH PROPOSEDPATIO PATIO PRIVATE OPEN PATIO SPACE: UNIT #1 - 204 S.F. UNIT #2 - 204 S.F. UNIT #3 - 204 S.F. UNIT #4 - 204 S.F. EXISTING 2-STORY DUPLEX REQ'D. SIDE SETBACKREQ'D. REAR SETBACKAVERAGE SLOPE OF PARCEL = 1% APPROVED 2-STORY HOUSE NEW (6'+1'=)7'-0" TALL WOOD FENCE 1 A-1 16900 ROBERTS ROAD 16900 & 169010 ROBERTS ROAD 16205 GEORGE STREET 16203 GEORGE STREET 16194 FISHER AVENUE 2-STORY HOUSE 28' TALL 16926 ROBERTS ROAD 2-STORY HOUSE 28' TALL 25' TALL 28' TALL EXISTING 1-STORY HOUSE 18' TALL 36" FRONT FENCE 36" FRONT FENCETRASH BINSTRASH BINSTRASH BINSTRASH BINSSECOND FLOOR LINE SECOND FLOOR LINE BUILDING LINE 1st FLOOR LINE 2nd FLOOR LINE EX. GRADE=373.48'EX. GRADE=373.21' EX. GRADE=373.28' EX. GRADE=373.57' EX. GRADE=373.65'EX. GRADE=373.42' EX. GRADE=373.35'EX. GRADE=373.70'EX. GRADE=373.48'EX. GRADE=373.42' EX. GRADE=372.80' EX. GRADE=372.38' EX. GRADE=372.98' EX. GRADE=372.98' EX. GRADE=372.53'EX. GRADE=375.42' TREE #886 60" COAST REDWOOD TREE #885 4" SWEETGUM (TO BE REMOVED) TREE #875 24" BLACK WALNUT (TO BE REMOVED) TREE #876 8" MULBERRY (TO BE REMOVED)TREE #877 8" MULBERRY (TO BE REMOVED) TREE #878 11" MULBERRY (TO BE REMOVED) TREE #879 12" MULBERRY (TO BE REMOVED) TREE #880 13" MULBERRY (TO BE REMOVED) TREE #881 10" MULBERRY (TO BE REMOVED) TREE #882 12" MULBERRY (TO BE REMOVED) TREE #883 10" MULBERRY (TO BE REMOVED) LOT #4 AREA=3,388± S.F. NEW (6'+1'=)7'-0" TALL WOOD FENCE NEW (6'+1'=)7'-0" TALL WOOD FENCE 1 A-1 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 529 - 18 - 051 RM : 5-12 15,619 S.F. 15,620 X .40 = 6248 S.F.LOT COV. ALLOWED: PROPOSED: A-1 A.P.N. : ZONING: OCCUPANCY GROUP: R-3, U TYPE OF CONSTRUCTION: VB LOT SIZE: VICINITY MAP SITE DATA SITE PLAN 1" = 10'-0" THIS PROJECT SHALL COMPLY WITH 2019 CBC, CRC, CMC, CPC, CEC, CFC, CAL GREEN, CAL ENERGY CODE, AND LOCAL ORD. 1" = 10'-0" GARAGES:4 X 420 = 1,680 S.F. PORCHES:163.6 S.F. 6,101.6 = 39 % 2,144 S.F.EXISTING BUILDING: YEAR BUILT: BUILDING HEIGHT: 1910 17'-0" PARKING: 2 CARS COVERED PER UNIT 11 NEW WOOD FENCE PLANNING 11-22-21 11 UNIT #1 UNIT #2 UNIT #3 UNIT #4 FIRST FLOOR:SECOND FLOOR:TOTAL: 1,218934 1,2861,202 1,190 932 1,228 2,152 S.F. 2,488 S.F. 2,160 S.F. TOTAL:4,258 5,006 9,264 S.F. 1,274 2,464 S.F. LOT SIZES LOT #1 3,395 S.F. LOT #2 3,475 S.F. LOT #3 3,514 S.F. LOT #4 3,388 S.F. LOT #5 1,847 S.F. TOTAL 15,619 S.F. 15,620 = 4,140 S.F.F.A.R. ALLOWED: PROPOSED:9,264 = 59.3 % 15,620 = 1,098 S.F.F.A.R. GARAGE ALLOWED: PROPOSED:1,680 = 10.7 % PLANNING 2-28-22 22 PLANNING 7-12-22 33 33 33 33 N2040DH 2040DH 3080 28803080 160702040DH3050DH3050DH308028806080 28802060DH 6080 30702040DH2040DH 266826682060DH 3060DH3060DHUP 13'-1"19'-6"6'-2" 38'-9" 11'-8"2'-4"15'-0"6'-0"5'-2"5'-4"4"4'-0"17'-0"14'-0" 1'-11"1'-10"5'-4"13'-2"2'-4"5'-0"17'-6"5'-4"38'-0"20'-6"12'-0"20'-1"20'-0 1/2"BEDROOM #4 BATH HALL GARAGE DINING PORCHSHOWER9'-0" CEILING 9'-0" CEILING 9'-0" CEILING ENTRY CLOSET 42" REF PANTRY D/W36" INDUCTIONCOOKTOP, OVENBELOWSEATKITCHEN 1 A-4 2 7.5" RECESSED GARAGE DOORS 10" WOOD PORCH POST 3 3 WINDOW PLANTER BOX LIVING DN 3050DH3050DH2040DH2040DH 3050DH3050DH2040DH2030DH2030DH 60802880 2480 2030DH2030DH 28801680 2880268060802050DH 2050DH 210802030DH 2030DH 3050DH3050DH2680 2668 26802880 2680 26807'-0"7'-2"15'-10" 13'-1"1'-11"5'-5"6'-0"12'-4" 38'-9" 1'-10"34'-11"2'-0"2'-6"12'-0"3'-6"2'-5 1/2"8'-0"4'-6 1/2"35'-0"3'-0"2'-0"2'-0"16'-9"10'-0"8'-2" 2'-0"4'-0"7'-8"3'-6"5'-4"4'-4"13'-2"38'-0"5'-4"7'-4"1'-5 1/8" MASTER BATH BEDROOM #3 MASTER BDRM LAUNDRY CLOSET BATH BEDROOM #2 OPEN BELOW 8'-0" CEILING 10'-0" CEILING SLOPED CEILING CLOSET BATH HALL HALL CLOSET TOILET SHOWER SLOPED CEILING9'-0" SOFFITS 1 A-4 2 A-4 1 2 3 4 GARAGES: 1,680 S.F. 420 420 420 420 UNIT #1 UNIT #2 UNIT #3 UNIT #4 FIRST FLOOR:SECOND FLOOR:TOTAL: 1,218934 1,2861,202 1,190 932 1,228 2,152 S.F. 2,488 S.F. 2,160 S.F. TOTAL:4,258 5,006 9,264 S.F. 1,274 2,464 S.F.16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 A-2SECOND FLOOR PLAN FIRST FLOOR PLAN UNIT #1 UNIT #1 - FRONT PERSPECTIVEUNIT #1 - SIDE PERSPECTIVE PLANNING 11-22-21 11 PLANNING 2-28-22 22 PLANNING 7-12-22 33 12 5 12 5 9'-0"6'-10"27'-0"9'-0"30'-0"MAX. BUILDING HEIGHT 374.13'FIN. FLOOR384.38' FIN. FLOOR 383.13' TOP PLATE 393.38' TOP PLATE 400.20' ROOF HEIGHT 373.20 ' FIN. G R A D E 5'-4"27'-0"10" WOOD PORCH POST (TYP.) 3 7'-8"9'-0"6'-10"27'-0"9'-0"30'-0"MAX. BUILDING HEIGHT 374.13'FIN. FLOOR384.38' FIN. FLOOR 383.13' TOP PLATE 393.38' TOP PLATE 400.20' ROOF HEIGHT 373.20 ' FIN. G R A D E26'-7 9/16"16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 A-3 SOUTH ELEVATIONWEST ELEVATION EAST ELEVATION NORTH ELEVATION UNIT #1 7/8'' (3) COAT STUCCO ( PER C.R.C. R702.2.2 & TABLE R702.1(1)) OVER METAL LATH OVER (2) LAYERS GRADE "D" BUILDING PAPER .(PER C.R.C. 703.7.3) 4" MIN. TALL STREET ADDRESS NUMBERS TO CONTRAST WITH BACKGROUND, CLEARLY VISIBLE FROM THE STREET BOARD & BATT. "HARDIE PLANK" SIDING OVER (1) LAYER OF TYPE I. NO. 15 ASPHALT SATURATED FELT COMPLYING TO ASTM D 226. COMPOSITION SHINGLE ROOF WITH 2 LAYERS 15 LB. FELT UNDERLAYMENT, CLASS 'A', INSTALL PER C.R.C. 905.2 6" "HARDIE PLANK" SIDING OVER (1) LAYER OF TYPE I. NO. 15 ASPHALT SATURATED FELT COMPLYING TO ASTM D 226. UNIT 1 ROOF = COMP SHINGLE, CERTAINTEED, WEATHERED WOOD HORIZONTAL SIDING = SHERWIN-WILLIAMS, MINDFUL GRAY, SW 7016 (188-183-173) VERTICAL SIDING, FRONT DOOR = SHERWIN-WILLIAMS, SEA SERPENT, SW 7615 (62-75-84) LOWER STUCCO = SHERWIN-WILLIAMS DOVETAIL, SW 7018 (145-140-133) TRIM, FASCIA, GUTTERS = SHERWIN-WILLIAMS, SW 7005, PURE WHITE (237-236-230) WINDOWS = WHITE, ANDERSON 100 PLANNING 11-22-21 11 EX. GRADE = 373.48' EX. GRADE = 373.48' EX. GRADE = 373.21'EX. GRADE = 373.21'EX. GRADE = 373.28' EX. GRADE = 373.28'EX. GRADE = 373.57'EX. GRADE = 373.57' PLANNING 2-28-22 22 PLANNING 7-12-22 33 GABLE CORBEL 4 A-7 4 A-7 33 WINDOW TRIM 4 A-4 4 A-4 33 12 59'-0"6'-10"27'-0"9'-0"30'-0"MAX. BUILDING HEIGHT 374.13'FIN. FLOOR384.38' FIN. FLOOR 383.13' TOP PLATE 393.38' TOP PLATE 400.20' ROOF HEIGHT 373.20 ' FIN. G R A D E 6'-4"9'-0"6'-10"27'-0"9'-0"30'-0"MAX. BUILDING HEIGHT 374.13'FIN. FLOOR384.38' FIN. FLOOR 383.13' TOP PLATE 393.38' TOP PLATE 400.20' ROOF HEIGHT 373.20 ' FIN. G R A D E 5 : 12 5 : 125 : 125 : 12 5 : 125 : 12 5 : 125 : 125 : 12 5 : 125 : 12 5 : 125 : 125 : 125 : 125 : 121'-6"TYP. ROOF OVERHANG 2 x 6 STUDS 2 X 4 WINDOW FRAME BLOCK (ALL SIDES) WINDOW SILL & APRON SHEAR PLY PER STRUCT. CEMENTUS LAP SIDING - SEE ELEVATIONS PROVIDE WINDOW FLASHING/ SEALANTS PER MANUF. INSTRUCTIONS 1/2" GYP. BD. WOOD SILL AND APRON HEADER PER STRUCT. 2x4 WOOD TRIM - SEE ELEVATIONS FLASHING WINDOW CASING 2x6 WOOD LINTEL - SEE ELEVATIONS 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 11 22 SECTION SECTION A-4UNIT #1 ROOF PLAN PLANNING 11-22-21 11 EX. GRADE = 373.28'EX. GRADE = 373.57' EX. GRADE = 373.48' EX. GRADE = 373.21' PLANNING 2-28-22 22 PLANNING 7-12-22 33 33 WALL LAMP 44 TYPICAL WINDOW TRIM 33 NDN 2040DH 2040DH 2050DH 2050DH 2030DH 2030DH 3050DH 3050DH 2050DH2050DH3040DH3030FX3050DH3050DH2030DH2880 248026802680 2480288026802668 28802080 2040DH3050DH3050DH206826802880 7'-0"7'-2"15'-10" 4'-10"5'-0"17'-4"8'-0"9'-3"8'-1"42'-8"8'-8"5'-10"6'-4"15'-8" 37'-10" 2'-0" 1'-4"12'-6"2'-10"5'-2"11'-10"10'-4"42'-8"4'-6 1/2"2'-0"2'-0"16'-9"10'-0"8'-2"4'-0"5'-4"7'-4"BATH MASTER BDRM BEDROOM #3 BATH CLOSET SHOWER OPEN BELOW BEDROOM #2 LAUNDRY CLOSET CLOSET MASTER BATH SHOWER CLOSET TOILET LINEN SHOWER LINENLINEN9'-0" CEILING 9'-0" CEILING SLOPED CEILINGSLOPED CEILINGSLOPED CEILING HALL 1 A-7 2 A-7 2040DH 2040DH 3080 307026803280 3060DH3060DH3080 2060DH 2050DH2040DH 2040DH 3060DH 3060DH 10080 2050DH 2880608028802880 6068288024803050DH3050DH2040DH3060FX266816070UP 11'-8"2'-4"15'-0"6'-0" 2'-10"10'-0"5'-4"2'-10"7'-7 1/2"36'-0 1/2" 46'-6" 1'-4" 4'-0"17'-0"14'-0"13'-4"4'-0"8'-0"5'-4"12'-0"5'-4"5'-4"20'-1"20'-0 1/2"GARAGE BEDROOM #4 BATH HALL ENTRY PORCH CLOSET PANTRY SEAT9'-0" CEILING LIVING SHOWER KITCHEN DINING 42" REF36" INDUCTIONCOOKTOP, OVENBELOWD/W 9'-0" CEILING CLOSET 1 A-7 2 A-7 7.5" RECESSED GARAGE DOORS 10" WOOD PORCH POST 3 3 1 2 3 4 GARAGES: 1,680 S.F. 420 420 420 420 UNIT #1 UNIT #2 UNIT #3 UNIT #4 FIRST FLOOR:SECOND FLOOR:TOTAL: 1,218934 1,2861,202 1,190 932 1,228 2,152 S.F. 2,488 S.F. 2,160 S.F. TOTAL:4,258 5,006 9,264 S.F. 1,274 2,464 S.F.16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 SECOND FLOOR PLAN FIRST FLOOR PLAN UNIT #2 A-5 UNIT #2 - FRONT PERSPECTIVE UNIT #2 - REAR PERSPECTIVE PLANNING 11-22-21 11 PLANNING 2-28-22 22 PLANNING 7-12-22 33 12 5 12 5 5'-4" BOARD & BATT. "HARDIE" SIDING OVER (1) LAYER OF TYPE I. NO. 15 ASPHALT SATURATED FELT COMPLYING TO ASTM D 226. CERTAINTEED "WEATHERED WOOD" COMPOSITION SHINGLE ROOF WITH 2 LAYERS 15 LB. FELT UNDERLAYMENT, CLASS 'A', INSTALL PER C.R.C. 905.2 7/8'' (3) COAT STUCCO ( PER C.R.C. R702.2.2 & TABLE R702.1(1)) OVER METAL LATH OVER (2) LAYERS GRADE "D" BUILDING PAPER . (PER C.R.C. 703.7.3) COLOR: SHERWIN- WILLIAMS # 6189 "SENSIBLE HUE" VINYL CLAD WOOD WINDOWS BY "ANDERSON" 9'-0"6'-10"27'-0"9'-0"30'-0"MAX. BUILDING HEIGHT 374.63'FIN. FLOOR384.79' FIN. FLOOR 383.63' TOP PLATE 393.79' TOP PLATE 400.55' ROOF HEIGHT 373.55 ' AVE. F I N . G R A D E 7'-8"27'-2 3/8"9'-0"6'-10"27'-0"9'-0"30'-0"MAX. BUILDING HEIGHT 374.63'FIN. FLOOR384.79' FIN. FLOOR 383.63' TOP PLATE 393.79' TOP PLATE 400.55' ROOF HEIGHT 373.55 ' AVE. F I N . G R A D E 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 A-6SOUTH ELEVATION WEST ELEVATION EAST ELEVATION NORTH ELEVATION UNIT #2 4" MIN. TALL STREET ADDRESS NUMBERS TO CONTRAST WITH BACKGROUND, CLEARLY VISIBLE FROM THE STREET UNIT 2 ROOF = COMP SHINGLE, CERTAINTEED, WEATHERED WOOD VERTICAL SIDING = SHERWIN-WILLIAMS, ILLUSIVE GREEN, SW 9164 (146-148-141) STUCCO = SHERWIN-WILLIAMS. SENSIBLE HUE, SW 6198 (182-181-171) TRIM, FASCIA, GUTTERS = SHERWIN-WILLIAMS, OYSTER WHITE, SW 7637 (226-221-208) FRONT DOOR = SHERWIN-WILLIAMS, THUNDER GRAY, SW 7645 (87-83-76) WINDOWS = WHITE, ANDERSON 100 PLANNING 11-22-21 11 EX. GRADE = 373.65' EX. GRADE = 373.65'EX. GRADE = 373.42'EX. GRADE = 373.42' EX. GRADE = 373.48' EX. GRADE = 373.48' EX. GRADE = 373.35'EX. GRADE = 373.35' PLANNING 2-28-22 22 PLANNING 7-12-22 33 GABLE CORBEL4 A-7 4 A-7 33 WINDOW TRIM 4 A-4 4 A-4 33 12 5 12 59'-0"6'-10"27'-0"9'-0"30'-0"MAX. BUILDING HEIGHT 374.63'FIN. FLOOR384.79' FIN. FLOOR 383.63' TOP PLATE 393.79' TOP PLATE 400.55' ROOF HEIGHT 373.55 ' AVE. F I N . G R A D E5'-3"27'-2 3/8"1'-8"9'-0"6'-10"27'-0"9'-0"30'-0"MAX. BUILDING HEIGHT 374.63'FIN. FLOOR384.79' FIN. FLOOR 383.63' TOP PLATE 393.79' TOP PLATE 400.55' ROOF HEIGHT 373.55 ' AVE. F I N . G R A D E 4'-7"5 : 12 5 : 125 : 125 : 125 : 12 5 : 125 : 125 : 12 5 : 125 : 12 5 : 125 : 12 5 : 125 : 125 : 12 5 : 125 : 12 1'-6"TYP. ROOF OVERHANG 1'-8"16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 11 22 SECTION SECTION A-7UNIT #2ROOF PLAN EXISTING GRADE PLANNING 11-22-21 11 EX. GRADE = 373.65' EX. GRADE = 373.35' PLANNING 2-28-22 22 PLANNING 7-12-22 33 4 x 8 CORBEL WITH BOTTOM CLIP (TYP.) 33 WALL LAMP 44 GABLE CORBEL 33 3080 3050DH 3050DH160703060DH3060DH2060DH 30802050DH 2050DH 10080 3060DH 3060DH 2040DH 2040DH 288060803280 22682880288060682880 24803060FX2040DH3050DH3050DH26683070UP 5'-4"3'-9"3'-8"4'-6" 2'-6" 2'-6"12'-0" 10'-0" 1'-6"5'-4"12'-0"5'-4"7'-5"4'-7"13'-4"86'-0"5'-4"36'-6"7'-6"2'-6" 46'-6" 14'-6" 4'-5"5'-0"4'-0"5'-0"8'-2"20'-6"5'-4"85'-8"20'-0 1/2"20'-0 1/2" 20'-6" 20'-6" GARAGE BEDROOM #4 BATH HALL ENTRY PORCH CLOSET PANTRYSEAT9'-0" CEILING LIVING SHOWER KITCHEN DINING 42" REF 36" INDUCTIONCOOKTOP, OVENBELOWD/W 9'-0" CEILING 1 A-10 2 A-10 7.5" RECESSED GARAGE DOORS 10" WOOD PORCH POST 3 3 NDN 2050DH 2050DH 2030DH 2030DH 2040DH 2040DH 3050DH 3050DH 2050DH2050DH3030FX3040DH3050DH3050DH2030DH2880 248026682668 2468286826682668 28802068 2040DH3050DH3050DH2068 286826688'-6"9'-6"17'-0"2'-0" 37'-0"2'-0"4'-0 1/16"15'-6"7'-2 1/8"7'-3 7/8" 30'-0" 5'-0"2'-0" 1'-6"10'-4"11'-10"5'-2"2'-10"12'-6"42'-8"16'-0"6'-4"6'-0"8'-2" 36'-6" 2'-0"8'-1"9'-3"7'-5"17'-11"42'-8"7'-4"5'-4"BATH MASTER BDRM BEDROOM #3 BATH SHOWER OPEN BELOW BEDROOM #2 LAUNDRY CLOSET CLOSET MASTER BATH SHOWER CLOSET TOILET LINEN SHOWER LINENLINEN9'-0" CEILING SLOPED CEILINGSLOPED CEILINGSLOPED CEILINGHALL 1 A-10 2 A-10 1 2 3 4 GARAGES: 1,680 S.F. 420 420 420 420 UNIT #1 UNIT #2 UNIT #3 UNIT #4 FIRST FLOOR:SECOND FLOOR:TOTAL: 1,218934 1,2861,202 1,190 932 1,228 2,152 S.F. 2,488 S.F. 2,160 S.F. TOTAL:4,258 5,006 9,264 S.F. 1,274 2,464 S.F.16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 SECOND FLOOR PLAN FIRST FLOOR PLAN UNIT #3 A-8 UNIT #3 - FRONT PERSPECTIVEUNIT #3 - REAR PERSPECTIVE PLANNING 11-22-21 11 PLANNING 2-28-22 22 PLANNING 7-12-22 33 9'-0"6'-10"27'-0"9'-0"30'-0"374.40'FIN. FLOOR384.65' FIN. FLOOR 383.40' TOP PLATE 393.65' TOP PLATE 400.40' ROOF HEIGHT 373.40 ' AVE. F I N . G R A D E MAX. BUILDING HEIGHT9'-0"6'-10"27'-0"9'-0"30'-0"27'-5"374.40'FIN. FLOOR384.65' FIN. FLOOR 383.40' TOP PLATE 393.65' TOP PLATE 400.40' ROOF HEIGHT 373.40 ' AVE. F I N . G R A D E MAX. BUILDING HEIGHT 12 5 12 5 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 A-9 SOUTH ELEVATION WEST ELEVATION EAST ELEVATION NORTH ELEVATION UNIT #3 8'' LAP "HARDIE PLANK" SIDING OVER (1) LAYER OF TYPE I. NO. 15 ASPHALT SATURATED FELT COMPLYING TO ASTM D 226. 7/8'' (3) COAT STUCCO ( PER C.R.C. R702.2.2 & TABLE R702.1(1)) OVER METAL LATH OVER (2) LAYERS GRADE "D" BUILDING PAPER .(PER C.R.C. 703.7.3) 4" MIN. TALL STREET ADDRESS NUMBERS TO CONTRAST WITH BACKGROUND, CLEARLY VISIBLE FROM THE STREET COMPOSITION SHINGLE ROOF WITH 2 LAYERS 15 LB. FELT UNDERLAYMENT, CLASS 'A', INSTALL PER C.R.C. 905.2 BOARD & BATT. "HARDIE PLANK" SIDING OVER (1) LAYER OF TYPE I. NO. 15 ASPHALT SATURATED FELT COMPLYING TO ASTM D 226. UNIT 3 ROOF = COMP SHINGLE, CERTAINTEED, WEATHERED WOOD HORIZONTAL SIDING = SHERWIN-WILLIAMS, INTELLECTUAL GRAY, SW 7045 (168-160-147) VERTICAL SIDING, FRONT DOOR = SHERWIN-WILLIAMS, IRON ORE, SW 7069 (67-67-65) STUCCO = SHERWIN-WILLIAMS, GOSSAMER VEIL, SW 9165 (211-203-196) TRIM FASCIA, GUTTERS = SHERWIN-WILLIAMS, PURE WHITE, SW 7005 (237-236-230) WINDOWS = BLACK, ANDERSON 100 7' WOOD FENCE PLANNING 11-22-21 11 EX. GRADE = 372.98' EX. GRADE = 372.80'EX. GRADE = 372.98' EX. GRADE = 372.80' EX. GRADE = 373.42'EX. GRADE = 373.42' EX. GRADE = 373.70' EX. GRADE = 373.70' PLANNING 2-28-22 22 PLANNING 7-12-22 33 GABLE CORBEL 4 A-7 4 A-7 33 WINDOW TRIM 4 A-4 4 A-4 33 5 : 125 : 125 : 125 : 12 5 : 125 : 125 : 125 : 125 : 12 5 : 125 : 125 : 125 : 125 : 121'-6"TYP. ROOF OVERHANG 9'-0"6'-10"27'-0"9'-0"30'-0"374.40'FIN. FLOOR384.65' FIN. FLOOR 383.40' TOP PLATE 393.65' TOP PLATE 400.40' ROOF HEIGHT 373.40 ' AVE. F I N . G R A D E MAX. BUILDING HEIGHT 6'-5"9'-0"6'-10"27'-0"9'-0"30'-0"374.40'FIN. FLOOR384.65' FIN. FLOOR 383.40' TOP PLATE 393.65' TOP PLATE 400.40' ROOF HEIGHT 373.40 ' AVE. F I N . G R A D E MAX. BUILDING HEIGHT 4'-7 7/8"12 5 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 11 22 SECTION SECTION A-10UNIT #3ROOF PLAN PLANNING 11-22-21 11 EX. GRADE = 373.70'EX. GRADE = 373.42' EX. GRADE = 373.42' EX. GRADE = 372.80' PLANNING 2-28-22 22 PLANNING 7-12-22 33 NDN 3050DH3050DH2040DH2040DH 3050DH3050DH 2040DH2030DH2030DH6080 2468 2030DH2030DH 2868 2880266860682050DH 2050DH 210682030DH 2030DH 3050DH3050DH2668 2668 28682680 2880 2668 268012'-4"5'-6"5'-6"2'-4"13'-0" 40'-0" 2'-0" 1'-4" 8'-6"9'-6"17'-0"2'-0" 37'-0" 5'-0"4'-6"8'-0"2'-6"3'-7"11'-11"2'-6"33'-0"2'-0"3'-0"13'-2 1/2"3'-6 1/2"6'-1"3'-6"7'-7 15/16"4'-0 1/16"38'-0"15'-6"7'-2 1/8"7'-3 7/8" 30'-0"8'-1"7'-4"5'-4"MASTER BATH BEDROOM #3 MASTER BDRM LAUNDRY CLOSET BATH BEDROOM #2 OPEN BELOW 8'-0" CEILING 9'-0" SOFFITS SLOPED CEILINGSLOPED CEILINGCLOSET BATH HALL HALL CLOSET TOILET SHOWER CLOSET 10'-0" CEILING A-13 2 A-13 3080 3050DH 3050DH 2880160702040DH2040DH30803060DH3060DH60802880 3068 186828806080 2050DH 26682040DH2040DH 26683070UP5'-4"6'-2"19'-6"13'-0" 38'-8" 1'-4" 2'-6" 2'-6"12'-0"16'-9 1/2"5'-5 3/4"2'-6"13'-2 3/4"5'-4"86'-0"5'-4"14'-6" 4'-5" 5'-0"5'-4"20'-7"11'-11"5'-2"85'-8"4"20'-1 1/2"20'-0 1/2" 20'-6" 20'-6" BEDROOM #4 BATH HALL GARAGE KITCHEN PORCH LIVING SHOWER 9'-0" CEILING 9'-0" CEILING 9'-0" CEILING DINING ENTRY CLOSET 42" REF 36" INDUCTIONCOOKTOP, OVENBELOWD/W 1 A-13 2 7.5" RECESSED GARAGE DOORS 10" WOOD PORCH POST 3 3 WINDOW PLANTER BOX 1 2 3 4 GARAGES: 1,680 S.F. 420 420 420 420 UNIT #1 UNIT #2 UNIT #3 UNIT #4 FIRST FLOOR:SECOND FLOOR:TOTAL: 1,218934 1,2861,202 1,190 932 1,228 2,152 S.F. 2,488 S.F. 2,160 S.F. TOTAL:4,258 5,006 9,264 S.F. 1,274 2,464 S.F.16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 SECOND FLOOR PLAN FIRST FLOOR PLAN UNIT #4 A-11 UNIT #4 - FRONT PERSPECTIVEUNIT #4 - SIDE PERSPECTIVE PLANNING 11-22-21 11 PLANNING 2-28-22 22 PLANNING 7-12-22 33 9'-0"6'-10"27'-0"9'-0"30'-0"373.80'FIN. FLOOR384.95' FIN. FLOOR 382.80' TOP PLATE 393.95' TOP PLATE 399.80' ROOF HEIGHT 372.80 ' AVE. F I N . G R A D E MAX. BUILDING HEIGHT 9'-0"6'-10"27'-0"9'-0"30'-0"373.80'FIN. FLOOR384.95' FIN. FLOOR 382.80' TOP PLATE 393.95' TOP PLATE 399.80' ROOF HEIGHT 372.80 ' AVE. F I N . G R A D E MAX. BUILDING HEIGHT 12 5 12 5 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 A-12 SOUTH ELEVATION WEST ELEVATION EAST ELEVATION NORTH ELEVATION UNIT #4 7/8'' (3) COAT STUCCO ( PER C.R.C. R702.2.2 & TABLE R702.1(1)) OVER METAL LATH OVER (2) LAYERS GRADE "D" BUILDING PAPER .(PER C.R.C. 703.7.3) 4" MIN. TALL STREET ADDRESS NUMBERS TO CONTRAST WITH BACKGROUND, CLEARLY VISIBLE FROM THE STREET COMPOSITION SHINGLE ROOF WITH 2 LAYERS 15 LB. FELT UNDERLAYMENT, CLASS 'A', INSTALL PER C.R.C. 905.2 BOARD & BATT. "HARDIE PLANK" SIDING OVER (1) LAYER OF TYPE I. NO. 15 ASPHALT SATURATED FELT COMPLYING TO ASTM D 226. UNIT 4 ROOF = COMP SHINGLE, CERTAINTEED, CHARCOAL BLACK VERTICAL SIDING = SHERWIN-WILLIAMS, SPALDING GRAY, SW 6074 (141-127-117) STUCCO, TRIM, FASCIA = SHERWIN-WILLIAMS, ORIGAMI WHITE, SW 7636 (229-226-218) GUTTER = SHERWIN-WILLIAMS, IRON ORE, SW 7069 (67-67-65) FRONT DOOR = SHERWIN-WILLIAMS, PEWTER GREEN, SW 6208 (94-98-89) WINDOWS = BLACK, ANDERSON 100 EXISTING GRADE PLANNING 11-22-21 11 PLANNING 2-28-22 22 PLANNING 7-12-22 33 GABLE CORBEL 4 A-7 4 A-7 33 2x4 WINDOW TRIM WITH SILL & APRON & 2x6 LINTEL WINDOW TRIM 4 A-4 4 A-4 33 5 : 125 : 125 : 125 : 125 : 125 : 125 : 125 : 125 : 12 5 : 12 5 : 125 : 12 5 : 125 : 125 : 125 : 125 : 121'-6"TYP. ROOF OVERHANG 9'-0"6'-10"27'-0"9'-0"30'-0"373.80'FIN. FLOOR384.95' FIN. FLOOR 382.80' TOP PLATE 393.95' TOP PLATE 399.80' ROOF HEIGHT 372.80 ' AVE. F I N . G R A D E MAX. BUILDING HEIGHT 4'-0"27'-3 1/4"9'-0"6'-10"27'-0"9'-0"30'-0"373.80'FIN. FLOOR384.95' FIN. FLOOR 382.80' TOP PLATE 393.95' TOP PLATE 399.80' ROOF HEIGHT 372.80 ' AVE. F I N . G R A D E MAX. BUILDING HEIGHT 6'-4"12 5 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 11 22 SECTION SECTION A-13UNIT #4ROOF PLAN EXISTING GRADE PLANNING 11-22-21 11 PLANNING 2-28-22 22 PLANNING 7-12-22 33 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 A-14 SUBJECT POOL 2-STORY2-STORY2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 2-STORY 1-STORY 2-STORY 2-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 1-STORY 2-STORY PROPOSED 2-STORY AREA SITE PLAN PLANNING 11-22-21 11 PLANNING 2-28-22 22 PLANNING 7-12-22 33 NDEMODEMODEMO DEMO DEMODEMODEMODEMODEMODEMODEMODEMO DEMODEMODEMO DEMODEMODEMODEMODEMO DEMO DEMO DEMO DEMO DEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMONEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXISTEXISTEXISTEXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXISTEXISTEXIST EXIST EXIST EXIST EXISTEXISTEXIST EXIST EXIST EXIST EXIST EXIST EXISTEXISTEXIST EXIST EXIST EXIST EXIST EXISTEXISTEXIST EXIST EXIST EXIST EXIST EXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXISTEXIST EXIST EXISTEXIST EXIST EXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXIST EXISTEXISTEXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXIST EXISTEXISTEXISTEXIST EXIST EXISTEXISTEXISTEXIST EXISTEXISTEXISTEXISTEXIST EXIST EXIST EXISTEXISTEXIST EXISTEXISTEXIST EXISTEXISTEXISTEXISTEXIST EXISTEXISTEXISTEXIST EXIST EXIST EXIST EXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXIST EXIST EXIST EXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST SUMMER 9:00 AM 6/21/20213:00 PM 6/21/2021 12:00 P M 6 / 2 1 / 2 0 2 1 WINTER 9:00 AM 12/21/20213: 0 0 P M 1 2 / 2 1 / 2 0 2 1 12:0 0 P M 1 2 / 2 1 / 2 0 2 1 NEW APPROVED HOUSE EXISTING 2-STORY DUPLEX 2-STORY HOUSE 16900 & 169010 ROBERTS ROAD 16194 FISHER AVENUE 2-STORY HOUSE 28' TALL 16926 ROBERTS ROAD 2-STORY HOUSE 28' TALL 25' TALL 28' TALL EXISTING 1-STORY HOUSE 18' TALL A-15SUMMER SHADOW STUDY 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 PLANNING 11-22-21 11 SEE PAGE A-16 1" = 10'-0" PLANNING 2-28-22 22 PLANNING 7-12-22 33 NDEMODEMODEMO DEMO DEMODEMODEMODEMODEMODEMODEMODEMO DEMODEMODEMO DEMODEMODEMODEMODEMO DEMO DEMO DEMO DEMO DEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMODEMONEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXISTEXISTEXISTEXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXISTEXISTEXIST EXIST EXIST EXIST EXISTEXISTEXIST EXIST EXIST EXIST EXIST EXIST EXISTEXISTEXIST EXIST EXIST EXIST EXIST EXISTEXISTEXIST EXIST EXIST EXIST EXIST EXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXISTEXIST EXIST EXISTEXIST EXIST EXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXIST EXISTEXISTEXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXIST EXISTEXISTEXISTEXIST EXIST EXISTEXISTEXISTEXIST EXISTEXISTEXISTEXISTEXIST EXIST EXIST EXISTEXISTEXIST EXISTEXISTEXIST EXISTEXISTEXISTEXISTEXIST EXISTEXISTEXISTEXIST EXIST EXIST EXIST EXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXIST EXIST EXIST EXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST SUMMER 9:00 AM 6/21/20213:00 PM 6/21/2021 12:00 P M 6 / 2 1 / 2 0 2 1 WINTER 9:00 AM 12/21/20213: 0 0 P M 1 2 / 2 1 / 2 0 2 1 12:0 0 P M 1 2 / 2 1 / 2 0 2 1 NEW APPROVED HOUSE EXISTING 2-STORY DUPLEX 2-STORY HOUSE 16900 & 169010 ROBERTS ROAD 16194 FISHER AVENUE 2-STORY HOUSE 28' TALL 16926 ROBERTS ROAD 2-STORY HOUSE 28' TALL 25' TALL 28' TALL EXISTING 1-STORY HOUSE 18' TALL 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 A-16 WINTER SHADOW STUDY PLANNING 11-22-21 11 SEE PAGE A-15 1" = 10'-0" PLANNING 2-28-22 22 PLANNING 7-12-22 33 8'-0"26'-9"8'-0"23'-0"16'-6"27'-0"10" WOOD PORCH POST (TYP.) 28'-0" 20'-3"28'-0"15'-3"27'-0"A-17 STREET SCAPE 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 16890 ROBERTS RD. (PRE-SCHOOL)16203 & 16205 GEORGE ST. UNIT #1 STREET SECTION SUBJECT16212 GEORGE ST. REAR UNIT FRONT UNIT 16194 FISHER AVE. STREET SCAPE EAST SIDE OF GEORGE STREET WEST SIDE OF GEORGE STREET LOOKING SOUTH 16897 MITCHELL AVE.16220 GEORGE ST.16218 GEORGE ST.16212 GEORGE ST.16208 GEORGE ST.16204 GEORGE ST.16200 GEORGE ST.16870 ROBERTS ROAD 20' TO 25' TALL GEORGE ST. 16225 GEORGE ST. PLANNING 11-22-21 11 SUBJECT 16194 FISHER AVE. UNIT #2 UNIT #1 UNIT #2 1" = 10'-0" PLANNING 2-28-22 22 20' TO 25' TALL 20' TO 25' TALL 20' TO 25' TALL 20' TO 25' TALL 20' TO 25' TALL 20' TO 25' TALL 20' TO 25' TALL PLANNING 7-12-22 33 NEW 2-STORY 25'-5" TALL 33 33 DEMODEMODEMO DEMODEMO DEMODEMO DEMO DEMODEMODEMODEMODEMODEMODEMODEMODEMODEMOEXISTEXISTEXISTEXISTEXISTEXIST EXIST EXIST EXIST EXIST EXISTEXISTEXIST EXIST EXIST EXIST EXISTEXIST EXIST EXIST EXIST EXIST EXISTEXIST EXIST EXISTEXIST EXIST EXIST EXIST EXIST EXISTEXIST EXISTEXISTEXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST EXIST30'-1"5'-4"8'-0" 7'-1"20'-0"20'-3"8'-0" 8'-4" 8'-0" 8'-4"25'-0"25'-3"18'-2" 2'-6"2'-6"28'-0"5'-4"20'-0"29'-9"12'-0"17'-0"12'-0"17'-0"12'-0"17'-0"12'-0"17'-0" G E O R G E S T. GARAGE UNIT #1 UNIT #2 UNIT #3 UNIT #4 PORCH PORCH PORCH REAR YARDREAR YARD PRIVATE DRIVEWAY PRIVATE DRIVEWAYGARAGE GARAGEGARAGE FF=374.53 PAD=373.53 FF=374.00 PAD=373.00 FF=373.50 PAD=372.50 FF=374.00 PAD=373.00 LOT #1 AREA=3,395± S.F. LOT #2 AREA=3,475± S.F. LOT #3 AREA=3,514± S.F.LOT #5COMMONAREA=1,848± S.F.N20° 33' 10"E 118.64'N65° 23' 15"W131.99'N65° 23' 15"W131.99'N20° 33' 10"E 118.64' TREE #884 60" COAST REDWOOD REQ'D. SIDE SETBACK PROPOSED PROPOSEDPROPOSED REQ'D. FRONT SETBACKSIDEWALK PATIO PATIO PORCH PROPOSEDPATIO PATIO PRIVATE OPEN PATIO SPACE: UNIT #1 - 204 S.F. UNIT #2 - 204 S.F. UNIT #3 - 204 S.F. UNIT #4 - 204 S.F. EXISTING 2-STORY DUPLEX REQ'D. SIDE SETBACKREQ'D. REAR SETBACKAVERAGE SLOPE OF PARCEL = 1% APPROVED 2-STORY HOUSE NEW (6'+1'=)7'-0" TALL WOOD FENCE 1 A-1 16900 ROBERTS ROAD 16900 & 169010 ROBERTS ROAD 16205 GEORGE STREET 16203 GEORGE STREET 16194 FISHER AVENUE 2-STORY HOUSE 28' TALL 16926 ROBERTS ROAD 2-STORY HOUSE 28' TALL 25' TALL 28' TALL EXISTING 1-STORY HOUSE 18' TALL 36" FRONT FENCE 36" FRONT FENCETRASH BINSTRASH BINSTRASH BINSTRASH BINSSECOND FLOOR LINE SECOND FLOOR LINE BUILDING LINE 1st FLOOR LINE 2nd FLOOR LINE EX. GRADE=373.48'EX. GRADE=373.21' EX. GRADE=373.28' EX. GRADE=373.57' EX. GRADE=373.65'EX. GRADE=373.42' EX. GRADE=373.35'EX. GRADE=373.70'EX. GRADE=373.48'EX. GRADE=373.42' EX. GRADE=372.80' EX. GRADE=372.38' EX. GRADE=372.98' EX. GRADE=372.98' EX. GRADE=372.53'EX. GRADE=375.42' TREE #886 60" COAST REDWOOD TREE #885 4" SWEETGUM (TO BE REMOVED) TREE #875 24" BLACK WALNUT (TO BE REMOVED) TREE #876 8" MULBERRY (TO BE REMOVED)TREE #877 8" MULBERRY (TO BE REMOVED) TREE #878 11" MULBERRY (TO BE REMOVED) TREE #879 12" MULBERRY (TO BE REMOVED) TREE #880 13" MULBERRY (TO BE REMOVED) TREE #881 10" MULBERRY (TO BE REMOVED) TREE #882 12" MULBERRY (TO BE REMOVED) TREE #883 10" MULBERRY (TO BE REMOVED) LOT #4 AREA=3,388± S.F. NEW (6'+1'=)7'-0" TALL WOOD FENCE NEW (6'+1'=)7'-0" TALL WOOD FENCE 1 A-1 16195 GEORGE STREET, LOS GATOS, CAA-184 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 SECOND FLOOR SITE PLAN PLANNING 11-22-21 11 1" = 10'-0" PLANNING 2-28-22 22 PLANNING 7-12-22 33 16195 GEORGE STREET, LOS GATOS, CA4 UNIT CONDOMINIUM PROJECT FOR:GEORGE STREET PARTNERS. LLCRICHARD A. HARTMAN A.I.A.HOMETECARCHITECTURE, INC.555 #B MERIDIAN AVENUE, SAN JOSE, CA 95126408/995-0496 HometecArch@Gmail.com19-029 RAH 1/4" = 1'-0" A-19 Date Scale Drawn Job Sheet of Sheets REVISIONS BY 5 - 10 - 21 PLANNING 11-22-21 11 PLANNING 2-28-22 22 PLANNING 7-12-22 33 GEORGE STREET (56' WIDE)MITCHELL AVENUE ROBER T S R O A D ABBREVIATIONSVICINITY MAPLEGENDSHEET INDEXTM1 TENTATIVE MAPTM2 NOTES & LEGENDTM3 TOPOGRAPHIC/ DEMOLITION PLANTM4 GRADING & DRAINAGE PLANTM5 SECTIONSTM6 STORM WATER MANAGEMENT PLANTM7 BLUEPRINT FOR A CLEAN BAY SHEET ABBREVIATIONSTOWN OF LOS GATOS STANDARD GRADING NOTES1. ALL WORK SHALL CONFORM TO CHAPTER 12 OF THE CODE OF THE TOWN OF LOS GATOS,THE ADOPTED CALIFORNIA BUILDING CODE AND THE LATEST EDITION OF THE STANDARDSPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION EXCEPT AS SPECIFIED OTHERWISEON THESE PLANS AND DETAILS.2. NO WORK MAY BE STARTED ON-SITE WITHOUT AN APPROVED GRADING PLAN AND AGRADING PERMIT ISSUED BY THE TOWN OF LOS GATOS, PARKS AND PUBLIC WORKSDEPARTMENT LOCATED AT 41 MILES AVENUE, LOS GATOS, CA 95030.3.A PRE-JOB MEETING SHALL BE HELD WITH THE TOWN ENGINEERING INSPECTOR FROMTHE PARKS AND PUBLIC WORKS DEPARTMENT PRIOR TO ANY WORK BEING DONE. THECONTRACTOR SHALL CALL THE INSPECTIONS LINE AT (4080 399-5771 AT LEASTFORTY-EIGHT (48) HOURS PRIOR TO ANY GRADING OR ONSITE WORK. THIS MEETINGSHOULD INCLUDE:a. A DISCUSSION OF THE PROJECT CONDITIONS OF APPROVAL, WORKING HOURS, SITEMAINTENANCE AND OTHER CONSTRUCTION MATTERS;b. ACKNOWLEDGEMENT IN WRITING THAT CONTRACTOR AND APPLICANT HAVE READAND UNDERSTAND THE PROJECT CONDITIONS OF APPROVAL, AND WILL MAKECERTAIN THAT ALL PROJECT SUB-CONTRACTORS HAVE READ AND UNDERSTANDTHEM PRIOR TO COMMENCING WORK AND THAT A COPY OF THE PROJECTCONDITIONS OF APPROVAL WILL BE POSTED ON SITE AT ALL TIMES DURINGCONSTRUCTION.4. APPROVAL OF PLANS DOES NOT RELEASE THE DEVELOPER OF THE RESPONSIBILITY FORTHE CORRECTION OF MISTAKES, ERRORS, OR OMISSIONS CONTAINED THEREIN. IF,DURING THE COURSE OF CONSTRUCTION OF THE IMPROVEMENTS, PUBLIC INTERESTAND SAFETY REQUIRES A MODIFICATION OR DEPARTURE FROM THE TOWNSPECIFICATIONS OR THESE IMPROVEMENT PLANS, THE TOWN ENGINEER SHALL HAVEFULL AUTHORITY TO REQUIRE SUCH MODIFICATION OR DEPARTURE AND TO SPECIFY THEMANNER IN WHICH THE SAME IS TO BE MADE.5. APPROVAL OF THIS PLAN APPLIES ONLY TO THE GRADING, EXCAVATION, PLACEMENT,AND COMPACTION OF NATURAL EARTH MATERIALS. THIS APPROVAL DOES NOT CONFERANY RIGHTS OF ENTRY TO EITHER PUBLIC PROPERTY OR THE PRIVATE PROPERTY OFOTHERS AND DOES NOT CONSTITUTE APPROVAL OF ANY OTHER IMPROVEMENTS.6. EXCAVATED MATERIAL SHALL BE PLACED IN THE FILL AREAS DESIGNATED OR SHALL BEHAULED AWAY FROM THE SITE TO BE DISPOSED OF AT APPROVED LOCATION(S).7. IT SHALL BE THE RESPONSIBILITY OF THE PERMITTEE OR CONTRACTOR TO IDENTIFY,LOCATE AND PROTECT ALL UNDERGROUND FACILITIES. PERMITTEE OR CONTRACTORSHALL NOTIFY USA (UNDERGROUND SERVICE ALERT) AT 1-800-227-2600 A MINIMUM OFFORTY-EIGHT (48) HOURS BUT NOT MORE THAN FOURTEEN (14) DAYS PRIOR TOCOMMENCING ALL WORK.8. ALL GRADING SHALL BE PERFORMED IN SUCH A MANNER AS TO COMPLY WITH THESTANDARDS ESTABLISHED BY THE AIR QUALITY MANAGEMENT DISTRICT FOR AIRBORNEPARTICULATES.9. THE CONTRACTOR SHALL COMPLY WITH ALL LOCAL, STATE AND FEDERAL LAWS, CODES,RULES AND REGULATIONS GOVERNING THE WORK IDENTIFIED ON THESE PLANS. THESESHALL INCLUDE, WITHOUT LIMITATION, SAFETY AND HEALTH RULES AND REGULATIONSESTABLISHED BY OR PURSUANT TO THE OCCUPATIONAL SAFETY AND HEALTH ACT ORANY OTHER APPLICABLE PUBLIC AUTHORITY.10. THE GENERAL CONTRACTOR SHALL PROVIDE QUALIFIED SUPERVISION ON THE JOB SITEAT ALL TIMES DURING CONSTRUCTION.11. HORIZONTAL AND VERTICAL CONTROLS SHALL BE SET AND CERTIFIED BY A LICENSEDSURVEYOR OR REGISTERED CIVIL ENGINEER QUALIFIED TO PRACTICE LAND SURVEYING,FOR THE FOLLOWING ITEMS:a. RETAINING WALL: TOP OF WALL ELEVATIONS AND LOCATIONS (ALL WALLS TO BEPERMITTED SEPARATELY AND APPLIED FOR AT THE TOWN OF LOS GATOS BUILDINGDIVISION).b. TOE AND TOP OF CUT AND FILL SLOPES.12. PRIOR TO ISSUANCE OF ANY PERMIT, THE APPLICANT'S SOILS ENGINEER SHALL REVIEWTHE FINAL GRADING AND DRAINAGE PLANS TO ENSURE THAT DESIGNS FORFOUNDATIONS, RETAINING WALLS, SITE GRADING, AND SITE DRAINAGE ARE INACCORDANCE WITH THEIR RECOMMENDATIONS AND THE PEER REVIEW COMMENTS.THE APPLICANT'S SOILS ENGINEER'S APPROVAL SHALL THEN BE CONVEYED TO THETOWN EITHER BY LETTER OR BY SIGNING THE PLANS.SOILS ENGINEER: SILICON VALLEY SOIL ENGINEERINGREFERENCE REPORT NO. SV2255 , DATED SEPT. 14, 2021LETTER NO. __________, DATED ____________, 20 ___, SHALL BE THOROUGHLYCOMPLIED WITH. BOTH THE MENTIONED REPORT AND ALL UPDATES/ADDENDUMS/LETTERS ARE HEREBY APPENDED AND MADE A PART OF THIS GRADING PLAN.13. DURING CONSTRUCTION, ALL EXCAVATIONS AND GRADING SHALL BE INSPECTED BY THEAPPLICANT'S SOILS ENGINEER. THE ENGINEER SHALL BE NOTIFIED AT LEASTFORTY-EIGHT (48) HOURS BEFORE BEGINNING ANY GRADING. THE ENGINEER SHALL BEON-SITE TO VERIFY THAT THE ACTUAL CONDITIONS ARE AS ANTICIPATED IN THEDESIGN-LEVEL GEOTECHNICAL REPORT AND/OR PROVIDE APPROPRIATE CHANGES TOTHE REPORT RECOMMENDATIONS, AS NECESSARY. ALL UNOBSERVED AND/ORUNAPPROVED GRADING SHALL BE REMOVED AND REPLACED UNDER SOILS ENGINEEROBSERVANCE (THE TOWN INSPECTOR SHALL BE MADE AWARE OF ANY REQUIREDCHANGES PRIOR TO WORK BEING PERFORMED).14. THE RESULTS OF THE CONSTRUCTION OBSERVATION AND TESTING SHOULD BEDOCUMENTED IN AN “AS-BUILT” LETTER/REPORT PREPARED BY THE APPLICANTS' SOILSENGINEER AND SUBMITTED FOR THE TOWN'S REVIEW AND ACCEPTANCE BEFORE FINALRELEASE OF ANY OCCUPANCY PERMIT IS GRANTED.15. ALL PRIVATE AND PUBLIC STREETS ACCESSING PROJECT SITE SHALL BE KEPT OPEN AND INA SAFE, DRIVABLE CONDITION THROUGHOUT CONSTRUCTION. IF TEMPORARY CLOSUREIS NEEDED, THEN FORMAL WRITTEN NOTICE TO THE ADJACENT NEIGHBORS AND THETOWN OF LOS GATOS PARKS AND PUBLIC WORKS DEPARTMENT SHALL BE PROVIDED ATLEAST ONE (1) WEEK IN ADVANCE OF CLOSURE AND NO CLOSURE SHALL BE GRANTEDWITHOUT THE EXPRESS WRITTEN APPROVAL OF THE TOWN. NO MATERIAL OREQUIPMENT SHALL BE STORED IN THE PUBLIC OR PRIVATE RIGHT-OF-WAY.16. THE CONTRACTOR SHALL INSTALL AND MAINTAIN FENCES, BARRIERS, LIGHTS AND SIGNSTHAT ARE NECESSARY TO GIVE ADEQUATE WARNING AND/PROTECTION TO THE PUBLICAT ALL TIMES.17. OWNER/APPLICANT: GEORGE ST PARTNERS PHONE: 408-499-027618. GENERAL CONTRACTOR: GREG B. MUSSALLEM PHONE: 408-499-027619. GRADING CONTRACTOR: ROBINSON MORETTI PHONE: 408-842-559320. CUT: 235 CY EXPORT: 200 CYFILL: 35 CY IMPORT: 0 CY16195 GEORGE STREET, LOS GATOS, CA 95032GRADING AND DRAINAGE PLANSGRADING PERMIT APPLICATION NO. GRXX-XXXTOTAL SITE AREA:____________ SFTOTAL SITE AREA DISTURBED: ____________ SF(INCLUDING CLEARING, GRADING OR EXCAVATING)EXISTINGAREA (SF)PROPOSED AREA (SF)REPLACED NEWTOTAL AREAPOST-PROJECT (SF)IMPERVIOUS AREATOTAL NEW & REPLACED IMPERVIOUS AREAPERVIOUS AREAHOUSE FOOTPRINTCUT (CY)MAX CUTHEIGHT (FT)FILL (CY)MAX FILLDEPTH (FT)IMPORT/EXPORT (CY)ATTACHED GARAGEACCESSORY BUILDINGPOOLDRIVEWAY / ACCESSLANDSCAPE / OUTDOORCELLARAREA DESCRIPTIONTABLE OF PROPOSED EARTHWORK QUANTITIESTABLE OF PROPOSED PERVIOUS AND IMPERVIOUS AREASTOTALASSESSORS PARCEL NO. 529-18-05121. WATER SHALL BE AVAILABLE ON THE SITE AT ALL TIMES DURING GRADING OPERATIONSTO PROPERLY MAINTAIN DUST CONTROL.22. THIS PLAN DOES NOT APPROVE THE REMOVAL OF TREES. APPROPRIATE TREE REMOVALPERMITS AND METHODS OF TREE PRESERVATION SHALL BE REQUIRED. TREE REMOVALPERMITS ARE REQUIRED PRIOR TO THE APPROVAL OF ALL PLANS.23. A TOWN ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHIN THE PUBLICRIGHT-OF-WAY. A STATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK WITHINSTATE RIGHT-OF-WAY (IF APPLICABLE). THE PERMITTEE AND/OR CONTRACTOR SHALL BERESPONSIBLE COORDINATING INSPECTION PERFORMED BY OTHER GOVERNMENTALAGENCIES.24. NO CROSS-LOT DRAINAGE WILL BE PERMITTED WITHOUT SATISFACTORY STORMWATERACCEPTANCE DEED/FACILITIES. ALL DRAINAGE SHALL BE DIRECTED TO THE STREET OROTHER ACCEPTABLE DRAINAGE FACILITY VIA A NON-EROSIVE METHOD AS APPROVED BYTHE TOWN ENGINEER.25. IT IS THE RESPONSIBILITY OF CONTRACTOR AND/OR OWNER TO MAKE SURE THAT ALLDIRT 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 THETOWN'S STORM DRAINS.26. GOOD HOUSEKEEPING PRACTICES SHALL BE OBSERVED AT ALL TIMES DURING THECOURSE OF CONSTRUCTION. SUPERINTENDENCE OF CONSTRUCTION SHALL BEDILIGENTLY PERFORMED BY A PERSON OR PERSONS AUTHORIZED TO DO SO AT ALLTIMES DURING WORKING HOURS. THE STORING OF GOODS AND/OR MATERIALS ON THESIDEWALK AND/OR THE STREET WILL NOT BE ALLOWED UNLESS A SPECIAL PERMIT ISISSUED BY THE ENGINEERING DIVISION. THE ADJACENT PUBLIC RIGHT-OF-WAY SHALL BEKEPT CLEAR OF ALL JOB RELATED DIRT AND DEBRIS AT THE END OF THE DAY. FAILURE TOMAINTAIN THE PUBLIC RIGHT-OF-WAY ACCORDING TO THIS CONDITION MAY RESULT INPENALTIES AND/OR THE TOWN PERFORMING THE REQUIRED MAINTENANCE AT THEDEVELOPER'S EXPENSE.27. GRADING SHALL BE UNDERTAKEN IN ACCORDANCE WITH CONDITIONS ANDREQUIREMENTS OF THE PROJECT STORM WATER POLLUTION CONTROL PLAN AND/ORSTORM WATER POLLUTION PREVENTION PLAN (SWPPP), THE TOWN OF LOS GATOSSTORM WATER QUALITY MANAGEMENT PROGRAM, NATIONAL POLLUTANT DISCHARGEELIMINATION SYSTEM (NPDES) AND ANY OTHER PERMITS/REQUIREMENTS ISSUED BYTHE STATE OF CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD. PLANS(INCLUDING ALL UPDATES) SHALL BE ON-SITE AT ALL TIMES. NO DIRECT STORMWATERDISCHARGES FROM THE DEVELOPMENT WILL BE ALLOWED ONTO TOWN STREETS ORINTO THE PUBLIC STORM DRAIN SYSTEM WITHOUT TREATMENT BY AN APPROVEDSTORM WATER POLLUTION PREVENTION DEVICE OR OTHER APPROVED METHODS.MAINTENANCE OF PRIVATE STORMWATER POLLUTION PREVENTION DEVICES SHALL BETHE SOLE RESPONSIBILITY OF THE OWNER. DISCHARGES OR CONNECTION WITHOUTTREATMENT BY AN APPROVED AND ADEQUATELY OPERATING STORMWATER POLLUTIONPREVENTION DEVICE OR OTHER APPROVED METHOD SHALL BE CONSIDERED AVIOLATION OF THE ABOVE REFERENCED PERMIT AND THE TOWN OF LOS GATOSSTORMWATER ORDINANCE.TOWN OF LOS GATOS NPDES NOTES1. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITEUSING STRUCTURAL CONTROLS AS REQUIRED BY THE STATEWIDE GENERALCONSTRUCTION STORMWATER PERMIT.2. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENTPROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND AS REQUIRED BY THESTATEWIDE GENERAL CONSTRUCTION STORMWATER PERMIT.3. APPROPRIATE BEST MANAGEMENT PRACTICES (BMPS) FOR CONSTRUCTION-RELATEDMATERIALS, WASTES, SPILL OR RESIDES SHALL BE IMPLEMENTED TO MINIMIZETRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOININGPROPERTY BY WIND OR RUNOFF AS REQUIRED BY THE STATEWIDE GENERALCONSTRUCTION STORMWATER PERMIT.4. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED ATCONSTRUCTION SITES AND MUST NOT BE DISCHARGED TO RECEIVING WATERS OR TOTHE LOCAL STORM DRAIN SYSTEM.5. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADEAWARE OF THE REQUIRED BEST MANAGEMENT PRACTICES (BMPS) AND GOODHOUSEKEEPING MEASURES FOR THE PROJECT SITE AND ANY ASSOCIATEDCONSTRUCTION STAGING AREAS.6. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRISAND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH ORRECYCLE BINS.7. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT A STORMDOES NOT CARRY WASTE OR POLLUTANTS OFF OF THE SITE. DISCHARGES OF MATERIALOTHER THAN STORMWATER (NON-STORMWATER DISCHARGES) ARE PROHIBITED EXCEPTAS AUTHORIZED BY AN INDIVIDUAL NATIONAL POLLUTANT DISCHARGE ELIMINATIONSYSTEM (NPDES) PERMIT OR THE STATEWIDE GENERAL CONSTRUCTION STORMWATERPERMIT. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUIDCHEMICAL SPILLS; WASTES FROM PAINTS, STAINS, SEALANTS, SOLVENTS, DETERGENTS,GLUES, LIME, PESTICIDES, HERBICIDES, FERTILIZERS, WOOD PRESERVATIVES ANDASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS,AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE AND RELATED CUTTING ORCURING RESIDUES; FLOATABLE WASTES; WASTES FROM ENGINE/EQUIPMENT STEAMCLEANING OR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; ANDSUPERCHLORINATED POTABLE WATER FROM LINE FLUSHING AND TESTING. DURINGCONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED ANDCONTROLLED TEMPORARY AREA ON-SITE PHYSICALLY SEPARATED FROM POTENTIALSTORMWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATEAND FEDERAL REQUIREMENTS.8. DISCHARGING CONTAMINATED GROUNDWATER PRODUCED BY DEWATERINGGROUNDWATER THAT HAS INFILTRATED INTO THE CONSTRUCTION SITE IS PROHIBITED.DISCHARGING OF CONTAMINATED SOILS VIA SURFACE EROSION IS ALSO PROHIBITED.DISCHARGING NON-CONTAMINATED GROUNDWATER PRODUCED BY DEWATERINGACTIVITIES REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM(NPDES) PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROLBOARD.VICINITY MAPGENERAL NOTES1. PROPERTY ADDRESS: 16195 GEORGE STREET2. PROPERTY OWNER: GREG MUSSALLEM3. ASSESSORS PARCEL NUMBER: 529-18-0514. EXISTING USE: NURSERY SCHOOL5. EXISTING ZONING: R-M:5-126. PROPOSED USE: SINGLE FAMILY RESIDENTIAL7. PROPOSED ZONING: MEDIUM DENSITY RESIDENTIAL8. SITE AREA: 15,620 S.F.9. APPLICANT/DEVELOPER: GEORGE ST PARTNERS P.O. BOX 8305 SAN JOSE, CA 95155 (408) 253-490010. CONSULTANTS: DANIEL NUNES R.C.E. 76449 - EXPIRES 12-31-22 MISSION ENGINEERS INC. 2355 DE LA CRUZ BOULEVARD SANTA CLARA, CA 95050 (408) 727-826211. WATER SUPPLY: SAN JOSE WATER COMPANY12. SANITARY SEWER DISPOSAL: WEST VALLEY SANITATION DISTRICT13. GAS AND ELECTRIC: PACIFIC GAS & ELECTRIC (PG&E)14. TELEPHONE: AMERICAN TELEPHONE & TELEGRAPH (AT&T)15. CABLE: COMCAST16. STORM DRAIN: TOWN OF LOS GATOS17. FIRE PROTECTION: SANTA CLARA COUNTY FIRE DISTRICT18. DATUM: LOS GATOS "LG30"19. BASIS OF BEARINGS: THE BEARING N 20°33'10" E OF THE CENTERLINE OF GEORGESTREET AS SHOWN ON THE RECORD OF SURVEY MAP FOR TOWN OF LOS GATOS FILED INBOOK 377 OF MAPS AT PAGE 28, SANTA CLARA COUNTY RECORDS, WAS TAKEN AS THEBASIS OF BEARINGS FOR THIS MAP.20. BENCHMARK INFORMATION: BRASS DISK IN MONUMENT WELL STAMPED "LG#30" ATTHE INTERSECTION OF NINO AVENUE AND FISHER AVENUE.(ELEVATION = 378.98)LEGENDEXISTINGPROPOSED15,62015,62010,778 5,846 2,7368,5824,8422,106 4,9327,0388,58235 0.400.5 35----------------------------------------125 1.400125750.5 3514023535200 GEORGE STREET (56' WIDE) GEORGE STREET (56' WIDE)4.0'3.5'4.0'3.5' GEORGE STREET (56' WIDE) TREE #875REMOVE TREE #886REMAIN TREE #884REMAIN TREE #878REMOVE TREE #879REMOVE TREE #880REMOVE TREE #881REMOVE TREE #876REMOVE TREE #883REMOVE TREE #882REMOVE TREE #877REMOVE TREE #885REMOVE SCHEMATIC LANDSCAPE PLAN issue date description drawn by: reviewed by: approved by: sheet number L1 project number: NATALIE TAN LANDSCAPE ARCHITECTURE P. O. Box 972 Ben Lomond, California 95005 +1 408.605.7228 www.NTLAdesign.com n t l a 4 NEW HOMES16195 GEORGE STREETLos Gatos, CAGEORGE STREET MATERIALS LEGEND:GREG MUSSALLEMUNIT 1 UNIT 2 UNIT 3 UNIT 4 LAG QUERCUSQUERCUSQUERCUSQUERCUS QUE PISPRUPRU LAG PRU PRU QUE PRU PRU PRU PRU PRU PRU LAG PIS PRU PRU PRU PRU PRU PRU LAG PLANTING SCHEMATIC issue date description drawn by: reviewed by: approved by: sheet number L2 project number: NATALIE TAN LANDSCAPE ARCHITECTURE P. O. Box 972 Ben Lomond, California 95005 +1 408.605.7228 www.NTLAdesign.com n t l a 4 NEW HOMES16195 GEORGE STREETLos Gatos, CAGREG MUSSALLEMPROPOSED TREE IMAGES: SHRUBS AND PERENNIAL PLANTING GEORGE STREET UNIT 1 UNIT 2 UNIT 3 UNIT 4 PIS PRU QUE LAG TREE #875REMOVE TREE #886REMAIN TREE #884REMAIN TREE #878REMOVE TREE #879REMOVE TREE #880REMOVE TREE #881REMOVE TREE #876REMOVE TREE #883REMOVE TREE #882REMOVE TREE #877REMOVE TREE #885REMOVE TREE PLAN issue date description drawn by: reviewed by: approved by: sheet number PROPOSED TREE LIST: # COMMON NAME BOTANICAL NAME MATURE HT MATURE W RATE OF NATIVE WUCOLS CONTAINER 1 27 20 16 L3 project number: NATALIE TAN LANDSCAPE ARCHITECTURE P. O. Box 972 Ben Lomond, California 95005 +1 408.605.7228 www.NTLAdesign.com n t l a 4 NEW HOMES16195 GEORGE STREETLos Gatos, CAGREG MUSSALLEMGEORGE STREET UNIT 1 UNIT 2 UNIT 3 UNIT 4 2 3 4 5 6 7 8 9 10 11 12 13 14 15 (FT) (FT) GROWTH Y/N H2O USE SIZE 171819 21 22 23 24 25 26 28 EXHIBIT 16 Town of Los Gatos Planning Re: Response to Public Comment Staff, Please see responses to Public Comments: 1.Project is not a full Land Division. Proposed Project is Single Family Condo with separated air space. 2.On the directions of CDAC to maximize density, and state direction for increased infill housing we designed units. We acknowledge FAR, but under current zoning if units were attached there in no FAR. Applicant and CDAC both felt Single Family appearance fits neighborhood, reduces massing while providing a better living experience. Laurel Mews project has a higher FAR, even without including basements. 3.See Town Code 29.10.065 4.Plans were updated to accurately show Neighboring building heights. 27 feet is 3 feet below Zoning max of 30 feet. Thank you, Greg Mussallem EXHIBIT 17 This Page Intentionally Left Blank