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9goMN of MEETING DATE: 12/16/13 ITEM NO. �0s sat s COUNCIL AGENDA REPORT DATE: December 6, 2013 TO: MAYOR AND TOWN COUNCIL FROM: GREG LARSON, TOWN MANAGER SUBJECT: CONDITIONAL USE PERMIT APPLICATION U -13 -020 ARCHITECTURE AND SITE APPLICATION S -13 -050. PROPERTY LOCATION• 16268 LOS GATOS BOULEVARD. PROPERTY OWNER: FOX CREEK FUND LLC. APPLICANT: GARY KOHLSAAT ARCHITECT. APPELLANT: MARSHALL SMITH. CONSIDER AN APPEAL OF A PLANNING COMMISSION DECISION APPROVING A REQUEST TO DEMOLISH AN EXISTING COMMERCIAL BUILDING AND TO CONSTRUCT A NEW OFFICE BUILDING ON PROPERTY ZONED C -1. APN 532 -06 -060. RECOMMENDATION: After opening and closing the public hearing, it is recommended that: The Town Council adopt a Resolution (Attachment 5) to deny the appeal and uphold the decision of the Planning Commission to approve the subject applications (motion required). ALTERNATIVES: Alternatively, the Council may: 1. Determine that the Planning Commission's decisions should be reversed or modified and find one or more of the following; in accordance with Town Code Section 29.20.300: a. Where there was error or abuse of discretion on the part of the Planning Commission; or b. The new information that was submitted to the Council during the appeal process was not readily and reasonably available for submission to the Commission; or c. An issue or policy over which the Commission did not have discretion to modify or address, but which is vested in the Council for modification or decision. PREPARED BY: SANDY L. BAILY Director of Community Development L Reviewed by: ON) Assistant Town Manager Q-- Town Attorney Finance N:\DEV\TC REPORTS\2013TGB16268 -appe Ldoc Reformatted: 5/30/02 Revised: 12/6/13 8:43 AM PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: Appeal for 16268 Los Gatos Blvd./U- 13- 020/5 -13 -050 December 5, 2013 2. Grant the appeal, and remand the applications to the Planning Commission with specific direction (motion required). 3. Continue the matter to a date certain with specific direction (motion required); or 4. Grant the appeal and deny the applications (motion required). BACKGROUND: The subject property is located on the east side of Los Gatos Boulevard, and is the second parcel south of Shannon Road. The existing 1,988 square foot building on the site was constructed in the 1940's as a single - family residence and has been used for commercial purposes since 1976. The property was annexed into the Town in 1961 so there are no building records showing the actual construction date. County records indicate that the building was modified in 1960 and cites that year as the effective year built. The existing building has been vacant since February 2013 when the applicant purchased the property. Previous tenants included personal service and office uses. There is a 24 foot wide access easement along the north property line. The easement is used to provide access to the adjacent commercial building and will also be used to access the parking for the proposed office building. There are two applications for the proposed project: 1. Conditional Use Permit (CUP) for approval of anew office building in a C -1 zone. 2. Architecture and Site (A &S) application for the new office building. On October 23, 2013, the Planning Commission considered the subject applications. The Commission approved the project with modified conditions. That decision was appealed on November 4, 2013. DISCUSSION: A. Project Summary The applicant is proposing to construct a 7,047 square foot two -story office building. Parking is provided along the south side and rear property lines and beneath a portion of the second floor of the building. The building will be 25 feet 8- inches at the highest point, inclusive of an equipment well to house future roof mounted mechanical equipment. The maximum allowable height in the C -1 zone is 35 feet. General project data is included in Exhibit 5 of Attachment 1. The Town's Architectural Consultant reviewed the plans and visited the site, and met with the project architect, property owner and staff to discuss and refine the building design (see Exhibit 8 of Attachment 1). The architectural style was significantly redesigned to better fit with the buildings in the immediate vicinity of the site. The Architectural Consultant stated that the PAGE MAYOR AND TOWN COUNCIL SUBJECT: Appeal for 16268 Los Gatos Blvd./U- 13- 020/S -13 -050 December 5, 2013 overall design of the building is good and the components of the design are well integrated. The Architectural Consultant's recommendations have all been addressed as discussed on pages 4 and 5 of the Planning Commission report (Attachment 1). The Planning Commission report also includes a full description of the project. B. Planning Commission Action On October 23, 2013, the Planning Commission considered the CUP and A &S applications. The Commission approved the applications on a 6 -1 vote. The Commission added conditions requiring balconies to be added to the second floor to provide more architectural relief and to offset the first and second stories, and to change the roofing material from metal to tile. The plans have been revised to incorporate the changes requested by the Commission (see Attachment 9). Attachment 2 is a verbatim transcript of the Planning Commission meeting. On November 4, 2013, the Planning Commission decision was appealed by Marshall Smith, as discussed below. C. Appeal Marshall Smith, one of the owners of the adjacent commercial building to the north of the project site (16250 Los Gatos Boulevard), appealed the decision of the Planning Commission on November 4, 2013 (see Attachment 3). The appellant states that the Planning Commission erred or abused its discretion based on the following: 1. Project is incompatible with the neighborhood. Staff Response: The design of the building was initially a modern architectural style which the Architectural Consultant felt was not compatible with the buildings in the immediate area. The building was completely redesigned to a style that has more residential character and is a better fit for the Town and this stretch of Los Gatos Boulevard which is transitioning from commercial to residential. The appellant also asserts that there is new information that was not reasonably available at the time of the Planning Commission decision, as follows: 2. Visual renderings of the building show the impact of the building. Staff Response: The Planning Commission received and viewed the visual renderings of the proposed building. The Commission approved the project with added conditions requiring the second floor to be set back from the first story with balconies added, and to change the roofing material from metal to tile. These added conditions were specific and the Commission did not require the applicant to return with revised plans, instead allowing the applicant to work with staff and the Architectural Consultant to make the desired plan changes. PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: Appeal for 16268 Los Gatos Blvd./U- 13- 020/S -13 -050 December 5, 2013 3. There are recently constructed buildings on Los Gatos Boulevard with parking in front of the building. Staff Response: The Commercial Design Guidelines (adopted by Town Council in 2005) state that parking lots shall be located behind or to the side of buildings facing Los Gatos Boulevard whenever possible. The following table shows commercial and office buildings constructed on Los Gatos Boulevard in the 2000's: Address Identifiers Parkin in front Setback (s) 14777 Los Gatos Blvd. Subway, Starbuck's Yes 58' 14830 Los Gatos Blvd. Walker medical building No 15' -25' 14880 Los Gatos Blvd. Ramble Pediatric No 19' 15047 Los Gatos Blvd. Olaff medical building Yes 65' 15200 Los Gatos Blvd. Panera Bread, Verizon No 15' -19' 15780 Los Gatos Blvd. Dr. J.W. Emison No 15' 16185 Los Gatos Blvd. Yoga Source No 15' `Most of the parking for this building is located in a below grade garage. One row of parking and a drive aisle are located between the building and the street. ZMost of the parking is located in a below grade garage. Two rows of parking stalls and a drive aisle are located between the building and the street. Approved projects that have not yet been constructed include the following: • 15400 Los Gatos Boulevard (Gateway medical office building): parking is predominantly within a below grade garage with some surface parking. One wing of the building will be located close to the corner of Los Gatos Boulevard and Gateway Drive. There is limited surface parking located along Los Gatos Boulevard. • 16005 Los Gatos Boulevard (former Swanson Ford Site): one building will front on Blossom Hill Road and Los Gatos Boulevard and one building will front on Placer Oaks Road and Los Gatos Boulevard, with two rows of parking between the building and Los Gatos Boulevard. The first building will be set back 15 feet from the street frontages at the corner of Blossom Hill and Los Gatos Boulevard. The second building will be set back 15 feet from Placer Oaks Road and 75 to 80 feet from Los Gatos Boulevard. 4. There are other proposals before the Town for buildings that will not front on the Boulevard and that will have parking in front. Staff Response: The only pending commercial project is at 15600 Los Gatos Boulevard, the former Chevrolet site. A CVS Pharmacy building is proposed close to the corner of Los Gatos Boulevard and Los Gatos - Almaden Road and a second commercial building is proposed close to Los Gatos Boulevard. Surface parking is proposed to be located behind and between the two buildings. Proposed building setbacks are 15' to 20' from Los Gatos Boulevard. PAGE 5 MAYOR AND TOWN COUNCIL SUBJECT: Appeal for 16268 Los Gatos Blvd. /U- 13- 020/S -13 -050 December 5, 2013 ENVIRONMENTAL ASSESSMENT: The project is categorically exempt pursuant to Section 15303 for construction of a new office building less than 10,000 square feet. CONCLUSION: It is recommended that the Town Council deny the appeal and uphold the decision of the Planning Commission to approve the subject applications, and adopt the resolution in Attachment 5. If the Council determines that the appeal should be granted, specific findings as to how the Planning Commission erred must be incorporated into one of the alternate resolutions (Attachments 6 and 7). FISCAL IMPACT: None. ATTACHMENTS: 1. Report to the Planning Commission dated October 23, 2013 (Exhibit 10, development plans not attached since they were revised as directed by the Planning Commission) 2. Planning Commission meeting verbatim minutes of October 23, 2013 (73 transcribed pages) 3. Appeal Statement, received November 4, 2013 (one page) 4. Required Findings and Considerations (three pages) 5. Draft Resolution for denial of the appeal and approval of the project (three pages), includes Exhibits A and B 6. Draft Resolution to grant the appeal and remand the project to the Planning Commission (three pages) 7. Draft Resolution to grant the appeal and deny the project (three pages) 8. Letter from project architect, received December 10, 2013 (one page with six page attachment) 9. Development plans, received November 22, 2013 (19 sheets) Distribution Cc: Florian Barth, Fox Creek Fund, LLC, 15466 Los Gatos Boulevard, Suites 109 -153, Los Gatos, CA 95032 Gary Kohlsaat, Architect, 51 University Avenue, Suite L, Los Gatos, CA 95032 Marshall Smith, 129 Greendale Drive, Los Gatos, CA 95032 SLB:SA:cgt N:\DEV\TC REPORTS\2013�1,GB16268- appmIAm This Page Intentionally Left Blank #ji TOWN O F LOS ITOS ITEM NO: 2 PLANNING COMMISSION STAFF REPORT eeting Date: October 23, 2013 PREPARED BY: Suzanne Avila, Senior Planner savilaaadosaatosca. eov APPLICATION NO.: Architectural and Site Application S -13 -050 Conditional Use Permit Application U -13 -020 LOCATION: 16268 Los Gatos Boulevard (east side of Los Gatos Boulevard), two lots south of Shannon Road) APPLICANT/PROPERTY OWNERS: Fox Creek Fund, LLC CONTACT PERSON: APPLICATION SUMMARY: RECOMMENDATION: PROJECT DATA: CEQA: Gary Kohlsaat, Architect Requesting approval of a Conditional Use Permit and Architecture and Site application for construction of a new office building on property zoned C -1. APN 532 -06 -060. DEEMED COMPLETE: October 9, 2013 FINAL DATE TO TAKE ACTION: April 9, 2014 Approval, subject to conditions. General Plan Designation: Zoning Designation: Applicable Plans & Standards: Parcel Size: Surrounding Area: Mixed Use Commercial C -1 General Plan Commercial Design Guidelines 18,693 square feet The project is categorically exempt pursuant to Section 15303 for construction of an office building less than 10,000 square feet. ATTACHMENT 1 Existing Land Use General Plan I Zoning - North - -- -- -- ----------- Commercial --- - - - - -- �-------- ..- ...-------------- - - - ; Mixed Use Commercial - -' r C.-1_..._..- East - -- 1 Calvary Church -- .... - - -- ------ - -...— µ Low Density Residential_ R_1:8 South .Calvary Church_ Low Density Residential_ R -1:8 West Single Family PD Mixed Use Commercial CH:PD Office i Mixed Commercial C -1 The project is categorically exempt pursuant to Section 15303 for construction of an office building less than 10,000 square feet. ATTACHMENT 1 Planning Commission Staff Report - Page 2 16268 Los Gatos Boulevard/ S -13 -050, U -13 -020 October 23, 2013 FINDINGS: ■ As required by Section 15303 of the State Environmental Guidelines as adopted by the Town that this project is Categorically Exempt. ■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit. ■ That the project complies with the Commercial Design Guidelines. ■ As required by the Town's Traffic Policy for community benefit. CONSIDERATIONS: ■ As required by Section 29.20.150 of the Town Code for Architecture and Site applications. The decision of the Planning Commission is final unless appealed ACTION: within ten days. EXHIBITS: 1. Location map (one page) 2. Required Findings and Considerations (one page) 3. Recommended Conditions of Approval for CUP (one page) 4. Recommended Conditions of Approval for A &S (10 pages) 5. Project data sheet (one page) 6. Project description and letter of justification (four pages), dated October 17, 2013. 7. Color and material exhibit (one page), dated October 1, 2013 8. Consulting Architect report (seven pages), received July26, 2013 9. Arborist report (29 pages), dated June 7, 2013 10. Development Plans (19 sheets), received October 9, 2013 BACKGROUND: The subject property is located on the east side of Los Gatos Boulevard, and is the second parcel south of Shannon Road. The existing 1,988 square foot building on the site was constructed in the 1940's as a single - family residence and has been used for commercial purposes since 1976. The property was annexed into the Town in 1961 so there are no building records showing the actual construction date. County records indicate that the building was modified in 1960 and cites that year as the effective year built. The building has been vacant since February 2013 when the applicant purchased the property. Previous tenants included personal service and office uses. Planning Commission Staff Report - Page 3 16268 Los Gatos Boulevard/ 5 -13 -050, U -13 -020 October 23, 2013 There is a 24 foot wide access easement along the north property line. The easement is used to provide access to the adjacent commercial building and will also be used to access the parking for the proposed office building. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The project site is located on the east side of Los Gatos Boulevard, one parcel south of Shannon Road. The adjacent properties to the north contain a multi -tenant commercial building located on the corner of Los Gatos Boulevard and Shannon Road and a single - family residence that fronts on Shannon Road. Calvary Church abuts the property on the south (side) and east (rear). Office uses and the Laurel Mews Planned Development are located to the west, across Los Gatos Boulevard. B. Conditional Use Permit A Conditional Use Permit (CUP) is required for a new office building in the C -1 zone. Findings for granting approval of a CUP are included in Exhibit 2. C. Architecture and Site Approval Architecture and Site approval is required for the demolition of the existing commercial building and construction of a new office building. Considerations for the review of Architecture and Site applications are included in Exhibit 2 as required by Section 29.20.150 of the Town Code. D. Zoning Compliance Office activities are a permitted use in the C -1 zone. The proposed project is compliant with parking requirements, maximum height, lot coverage and setbacks. Greater setbacks are required on the south side and east (rear) of the building because the adjacent property is in a residential zone. ANALYSIS: A. Architecture and Site The applicant is proposing to construct a 7,047 square foot two -story office building. Parking is being provided along the south side and rear property lines and beneath a portion of the second floor of the building. The building will be 25 feet 8- inches at the highest point, inclusive of an equipment well that will screen future roof mounted mechanical equipment. The maximum height in the C -1 zone is 35 feet. General project data is included in Exhibit 5. Planning Commission Staff Report - Page 4 16268 Los Gatos Boulevard/ S -13 -050, U -13 -020 October 23, 2013 The Consulting Architect reviewed the plans and visited the site, and met with the project architect, property owner and staff to discuss and refine the building design (see Exhibit 8). The Architect stated that the overall design of the building is good and the components of the design are well integrated, and made the following recommendations for the project (staff comments follow each item): • Provide a direct connection to the fronting sidewalk on Los Gatos Blvd. The applicant has revised the plans to include a front walkway that will connect the front entry to the sidewalk along Los Gatos Boulevard (see sheet A -2 of the development plans, Exhibit 10). • Eliminate a parking space to provide a walkway that aligns with the rear entry. One parking space was deleted from the bank of spaces located along the rear of the first floor and the pedestrian access and entry door are now aligned (see sheet A -2 of the development plans). • It is desirable to add landscaping to the entry gateway. The applicant is proposing an entry element across the driveway (indicated with dashed lines on the site plan, sheet A -2 of the development plans). There is not a way to plant landscaping beneath the entry feature as it will span the driveway, however, the planter on the north side of the driveway provides an area where vines can be planted to grow up the side and across the entry element. The final design of the entry element will be reviewed by staff and the Consulting Architect when construction plans are prepared. • Add landscaping along the north side of the building. Landscape planters were added along the north side of the building and the side of the adjacent commercial building, extending back to the planter along the rear of the property (see sheet L3.0 of the development plans). • Use a combination of solid masonry and open wire fencing with vine landscaping along the south property line; and, if possible, move the wall away from the south property line. The Town Code requires a six foot high masonry wall along property lines that abut residentially zoned properties. See further discussion on this topic under section C of this report. The wall cannot be moved without reducing the required five foot wide landscape buffer along the south property line. Planning Commission Staff Report - Page 5 16268 Los Gatos Boulevard/ 5 -13 -050, U -13 -020 October 23, 2013 Consider integrating opportunities to add planting along the railings and at the upper landing. The applicant would prefer to add potted plants rather than built -in planters. This approach will add decor and planting to soften the building which is the intent. Condition #5 (Exhibit 4) requires this to be implemented when the new building is constructed. Consider visually enhancing stair treads and risers. The applicant has proposed to add stone to the stair risers. Condition #5 requires this change to be incorporated into the construction plans. Consider adding small details to the building columns. A tile detail was added to the top of the pilasters (see sheet A -1 of the development plans, Exhibit 10). The entry canopy should be modified. The design of the entry canopy was changed as recommended. The horizontal shape was further articulated and support beams that are harmonious with the other design elements of the building were added. The canopy may not project more than 30- inches into the front setback so the depth cannot be increased beyond what is proposed. Exterior color should be reviewed on the site prior to painting. Staff will review paint colors with the applicant in the field prior to the building being painted or application of integral stucco (Condition #6, Exhibit 4). Story poles have been placed on the site to aid in the review of the project. The story pole height and location has been certified by a licensed engineer. As required by the new Story Pole Policy, the required project identification sign was installed on the site prior to noticing for the public hearing. B. Parkins Business and professional office uses require one space per 235 square feet. A total of 30 parking spaces are required and have been provided as surface spaces along the rear and south side of the property, and beneath the second floor of the building. The parking is also adequate to support retail uses. Most of the north side of the building will be enclosed to screen the parking and drive aisle from the street. The fence and wall on the south property line will screen the parking spaces from the street and adjacent church property. Medical office is not being proposed and would require an amendment to the CUP if proposed in the future. If medical office was proposed for the entire building 29 parking spaces would be required. The proposed 30 parking spaces would support up to five doctors. Planning Commission Staff Report - Page 6 16268 Los Gatos Boulevard/ 5 -13 -050, U -13 -020 October 23, 2013 C. South Property Line Wall Town Code requires a six foot high masonry wall to be installed on property lines that abut a residential zone. A masonry wall can be located on the portion of the north property line that extends beyond the adjacent commercial building and along the rear property line. An alternate approach has been proposed by the applicant for the south property line in order to preserve the existing trees. There are five mature trees that are located either on or close to the south property line. The applicant has proposed a masonry wall with sections of steel or wood panels that would be installed in the areas where the trees are located (see sheets L1.0 and LLI of the development plans, Exhibit 10). If all masonry construction is required, four of the trees will need to be removed and the fifth will be severely impacted and may not survive the construction. Staff believes there is merit to the applicant's proposal since it would preserve the property line trees and there is not a residential use on the south side of the parcel. In addition, the proposed wall meets the intent of the Code as it will provide a solid barrier between commercial and residentially zoned properties. If the Commission agrees with this approach, the project should be approved with the wall design shown on sheet Ll .1 of the development plans. If the Commission decides to approve the project and that a masonry wall should be installed along the south property line, this requirement should be specified in the motion. The Consulting Architect suggested using an open style fence that can be planted to provide a green screen. While this approach would be attractive, staff feels that it would not meet the intent of the Code to provide a solid wall between the subject commercial property and the adjacent residentially zoned property. D. Trees and Landscaping The development plans were reviewed by the Town's Consulting Arborist, Deborah Ellis, and a report was prepared (see Exhibit 9). The applicant met with the arborist on the site to review the proposed fence and wall design and placement and to ensure that the property line trees can be retained. Three trees are proposed to be removed including a 38 -inch Italian Stone Pine, 20 -inch Deodar Cedar and 4 -inch Avocado. Oak trees #4, #5, #6 and #7 will only be removed if a full masonry wall is required to be installed on the south property line. The landscape buffers along the front, rear, and south side of the property will be fully landscaped. In addition there are planters along the north side of the building and the portion of the north property line that is beyond the access to the adjacent commercial building (see sheet 3.0 of the development plans, Exhibit 10). Planning Commission Staff Report - Page 7 16268 Los Gatos Boulevard/ S -13 -050, U -13 -020 October 23, 2013 E. Traffic The proposed development will not result in a significant increase in traffic. The net increase in floor area is 5,064 square feet which will generate about 51 average daily trips. The project is expected to add nine trips during the a.m. peak period and eight trips during the p.m. peak period. A traffic impact mitigation fee is required (see condition #60, Exhibit 4). As required by the Town's Traffic Policy the applicant is required to demonstrate community benefit since there will be an increase of more than five trips during a peak period. The community benefit is the provision of needed Class A office space, and the property owner is part of the ownership group that is investing in and restoring the Los Gatos Theater. F. General Plan Conformance Applicable goals and policies of the 2020 General Plan include, but is not limited to, the following: • Policy LU -1.8: Commercial development of any type shall be designed in keeping with the small town character of Los Gatos. • Goal LU -4: To provide for well - planned, careful growth that reflects the Town's existing character and infrastructure. • Policy LU -6.1: Protect existing residential areas from the impacts of non - residential development. • Policy: LU -6.3: Protect existing residential areas from adjacent non - residential uses by assuring that buffers are developed and maintained. • Policy LU -6.5: The type, density and intensity of new land use shall be consistent with that of the immediate neighborhood • Policy LU -6.8: New construction, remodels, and additions shall be compatible and blend with the existing neighborhood. • Policy LU -12.8: Uses on Los Gatos Boulevard south of Roberts Road shall be residential or office. • Goal LU -13: To promote appropriate and compatible development along Los Gatos Boulevard that complements the whole Town and serves residents and families. • Policy LU -13.4: New development along Los Gatos Boulevard shall be designed to minimize adverse impacts on adjacent residential areas. • Goal CDA: Preserve and enhance Los Gatos's character through exceptional community design. • Policy CD -1.4: Development on all elevations shall be of high quality design and construction, a positive addition to and compatible with the Town's ambiance. Development shall enhance the character and unique identity of existing commercial and /or residential neighborhoods. • CD -2: To limit the intensity of new development to a level that is consistent with surrounding development and with the Town at large. Planning Commission Staff Report - Page 8 16268 Los Gatos Boulevard/ S -13 -050, U -13 -020 October 23, 2013 CD -3.9: Parking structures and facilities shall have a low profile, be screened from view and be aesthetically pleasing. G. CEOA Determination The project is categorically exempt pursuant to Section 15303 for construction of an office building less than 10,000 square feet. PUBLIC COMMENTS: Public hearing notices were sent to surrounding property owners within 300 feet of the project site. Tenants are noticed in addition to the property owner when the owner does not reside on the premises. As of the date of this report no written correspondence had been received. Staff reviewed the plans with one of the property owners of the adjacent commercial building. The owner stated concerns about facilitation of access to his property and that the proposed building will block views of his property from vehicles traveling north of Los Gatos Boulevard. CONCLUSION AND RECOMMENDATION: A. Conclusion The project complies with applicable zoning regulations and is consistent with applicable provisions of the Commercial Design Guidelines. The building will have high quality architecture and materials and will provide needed Class A office space. If the Planning Commission finds merit with the community benefit and the proposal to install a combination of a masonry wall and wood or metal panels along the south property line, the applications should be approved as outlined in the recommendation section below. If it is decided that a masonry wall should be installed along the south property line, the motion to approve should include that requirement. B. Recommendation Staff recommends that the Planning Commission take the following actions to approve the applications: 1. Find that the project is categorically exempt from CEQA (Exhibit 2); 2. Make the required findings for the granting of a Conditional Use Permit (Exhibit 2); 3. Find that the project is consistent with the Commercial Design Guidelines (Exhibit 2); 4. Find that the project is consistent with the considerations for approval of Architecture and Site applications (Exhibit 2); 5. Find that community benefit is being provided (Exhibit 2); and Planning Commission Staff Report - Page 9 16268 Los Gatos Boulevard/ S -13 -050 U -13 -020 October 23, 2013 6. Approve Conditional Use Permit application U -13 -006 and Architecture and Site application S -13 -050, subject to the conditions in Exhibits 3 and 4 and the development plans (Exhibit 10). Alternatively, the Commission may take one of the following actions: 1. Approve the subject applications with additional and/or modified conditions of approval, including the requirement for the wall on the south property line to be of masonry construction; or 2. Continue the applications to a date certain and provide direction to the applicant and staff on desired plan changes or additional provision of community benefit; or 3. Make findings to deny the Conditional Use Permit and Architecture and Site applications. Prepared by: Suzanne Avila, AICP Senior Planner SLB:SA:ct pproved by: dy L. Baily, P Director of Community Development cc: Fox Creek Fund, LLC, 15466 Los Gatos Boulevard, Suites 109 -153, Los Gatos, CA 95032 Gary Kohlsaat, Kohlsaat & Associates, 51 University Ave., Ste. L, Los Gatos, CA 95030 N: \DEV\PC REPORTS\2013 \LGB 16268- CUP- A&S.dm This Page Intentionally Left Blank 16268 Los Gatos Boulevard EXIIMIT I ofAttachment I, This Page Intentionally Left Blank PLANNING COMMISSION — October 23, 2013 REQUIRED FINDINGS FOR: 16268 Los Gatos Boulevard Architecture and Site Application S -13 -050 Conditional Use Permit Application U -13 -020 Requesting approval of a Conditional Use Permit and Architecture and Site application for construction of a new commercial building on property zoned C -1. APN 532 -06 -060. PROPERTY OWNER: Fox Creek Fund, LLC APPLICANT: Gary Kohlsaat, Architect FINDINGS: California Environmental Quality Act (CEQA): The project is Categorically Exempt pursuant to Section 15303 of the State Environmental Guidelines as adopted by the Town for construction of a new office building less than 10,000 square feet. Granting of a Conditional Use Permit. ■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: 1. The proposed use of the property are essential or desirable to the public convenience or welfare in that the new building will provide needed office space. 2. The proposed use will not impair the integrity and character of the zone in that the use will be in a commercial zone and has an adequate setback from an adjacent residence. 3. The proposed use would not be detrimental to public health, safety or general welfare in that conditions placed on the permit will mitigate potential impacts. 4. The proposed use of the property is in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code as discussed within the October 23, 2013 report to the Planning Commission. Compliance with Commercial Design Guidelines: The project was reviewed by staff and the Consulting Architect and determined to be in compliance with the Commercial Design Guidelines. CONSIDERATIONS: ■ 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. The project includes high quality design and materials, will enhance the streetscape and be compatible with surrounding development. N:WEV\FINDINGS V 013V,GB 16268- A&S.DOC EXHWIT 2 ofAttachment 1 T1, is Page Intentionally Left Blank PLANNING COMMISSION — October 23, 2013 CONDITIONS OF APPROVAL 16268 Los Gatos Boulevard Conditional Use Permit Application U -13 -020 Requesting approval of a Conditional Use Permit for construction of a new commercial building on property zoned C -1. APN 532 -06 -060. PROPERTY OWNER: Fox Creek Fund, LLC APPLICANT: Gary Kohlsaat, Architect 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 listed below and in substantial compliance with the plans approved by the Planning Commission on October 23, 2013, and noted as received by the Town on October 7, 2013. Any changes or modifications to the approved plans shall be approved by the Community Development Director or the Planning Commission, depending on the scope of the changes. 2. EXPIRATION. The Architecture and Site approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval is used prior to expiration. 3. 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. 4. USES. Allowed uses are administrative /professional office, retail and personal service. If medical office is proposed in the future, the CUP shall be amended. 5. WINDOWS. None of the windows visible from the street shall be blacked out. 6. DELIVERY HOURS. Deliveries shall occur between 9:00 a.m. and 7:00 p.m., Monday through Saturday. 7. PARKING. Any proposed parking restriction shall be approved by the Town of Los Gatos Community Development Department. 8. FUTURE STUDIES. Any post project traffic or parking counts or other studies imposed by Planning Commission or Town Council shall be funded by the applicant. N: \DEV\CONDITNS @013U.GH 16268LUP.d., EMBIT 3 ofAttachment I This Page Intentionally Left Blank PLANNING COMMISSION — October 23, 2013 CONDITIONS OF APPROVAL 16268 Los Gatos Boulevard Architecture and Site Application S -13 -050 Requesting approval of an Architecture and Site application for construction of a new commercial building on property zoned C -1. APN 532 -06 -060. PROPERTY OWNER: Fox Creek Fund, LLC APPLICANT: Gary Kohlsaat, Architect 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 listed below and in substantial compliance with the plans approved by the Planning Commission on October 23, 2013, and noted as received by the Town on October 7, 2013. Any changes or modifications to the approved plans shall be approved by the Community Development Director or the Planning Commission, depending on the scope of the changes. 2. EXPIRATION. The Architecture and Site approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval is used prior to expiration. 3. 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. 4. RECYCLING. 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 type and weight of material, shall be submitted to the Town prior to the Towns demolition inspection. 5. ARCHITECTURE. The recommendations of the Consulting Architect shall be incorporated into the construction plans, including enhancement of the exterior stairs through addition of stone on the risers and addition of landscape elements such as potted plants at the exterior stairs. 6. EXTERIOR COLOR. Prior to painting the building or application or integral stucco the exterior color palette shall be reviewed and approved by staff on the project site, with input from the Consulting Architect as needed. 7. OUTDOOR LIGHTING. Building exterior and landscape lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. The final lighting plan will be reviewed during building plan check. Any changes to the lighting plan shall be approved prior to installation. 8. PROPERTY LINE WALLS. A six foot masonry wall shall be installed on the rear property line and a solid six foot high wall with metal or wood panels in areas with existing tree shall be installed on the south side property line as shown on the approved plans. EXHIBIT 4 OfAttachment i Conditions of Approval 16268 Los Gatos Boulevard/S -13 -050, U -13 -020 Page 2 of 10 9. WATER EFFECIENCY LANDSCAPE ORDINANCE. The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. 10. LANDSCAPE PLAN. The approved landscape plan shall be fully installed prior to final inspection. 11. TREE REMOVAL PERMIT. A Tree removal Permit shall be issued for trees to be removed, prior to issuance of a demolition permit. Replacement trees shall be planted based on the Canopy Replacement Table in the Tree Protection Ordinance, prior to final inspection. 12. TREE PRESERVATION. All recommendations of the Town's Consulting Arborist shall be followed throughout all phases of construction. Refer to the report prepared by Deborah Ellis dated June 7, 2013 and addendum dated June 25, 2013 for details. Tree protection specifications shall be printed on the construction plans. 13. TREE FENCING. Protective tree fencing shall be placed at the drip line of the existing trees in the vicinity of construction prior to issuance of a demolition permit and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two -inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. 14. FINAL UTILITY LOCATIONS. The applicant shall submit a plan showing the final locations and screening of all exterior utilities, including but not limited to, backflow preventers, Fire Department connections, transformers, utility boxes and utility meters. Utility devices shall be screened to the satisfaction of the Director of Community Development. The plan shall be submitted for review and approval prior to issuance of building permits and any required screening shall be installed prior to final inspection. 15. STORY POLES. The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. Building Division 16. PERMITS REQUIRED. A building permit is required for the new single family residence. Separate permits are required for electrical, mechanical and plumbing work as necessary. 17. 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. 18. SIZE OF PLANS. Four sets of construction plans, maximum size 24" x 36." 19. DEMOLITION REQUIREMENTS. 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 from to the Building Department Service Counter with the Air District's J# Certificate, PG &E verification, and three (3) sets of site plans that show all existing structures and all 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. Conditions of Approval 16268 Los Gatos Boulevard/S -13 -050, U -13 -020 Page 3 of J0 20. SUITE NUMBERS. Submit requests for suite numbers to the Building Division prior to submitting for the Building Permit applications for the Tenant Improvement projects. 21. 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 (California Building Chapter 18). 22. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer or land surveyor may be required to 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, the building pad elevation, on -site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pad elevation b. Finish floor elevation C. Foundation corner locations d. Retaining Walls 23. TITLE 24 — COMMERCIAL. The building shall comply with the latest California Title 24 Accessibility Standards. 24. BACKWATER VALVE. The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12- inches above the elevation of the next upstream manhole. 25. SPECIAL INSPECTIONS. When a special inspection is required by CBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled -out, signed by all requested parties, and be blue -lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or at www.losgatosca.gov/building. 26. NONPOINT SOURCE POLLUTION STANDARDS. The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program sheet (or 24x36 Clean Bay sheet) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Counter for a fee of $2 or at San Jose Blue Print for a fee. 27. PLANS. The construction plans shall be prepared under the direct supervision of a licensed architect or engineer (Business and Professionals Code Section 5538). 28. APPROVALS REQUIRED. The project requires the following departments and agencies approval before issuing a building permit: a. Community Development - Planning Division: Suzanne Avila (408) 354 -6875 b. Engineering/Parks & Public Works Department: Trang Tu- Nguyen (408) 354 -5236 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. Conditions of Approval 16268 Los Gatos Boulevard /S -13 -050, U -13 -020 Page 4 of 10 29. ADVISORY COMMENTS. a. The minimum number of required plumbing fixtures shall be calculated using California Plumbing Code Table 4 -1, Office Buildings — for Employee use. b. The sidewalk to the main entrance must connect to the public sidewalk, not the driveway, have a slope of less than 5% (otherwise it is considered a ramp), and a cross slope that does not exceed 2 %. TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 30, GENERAL. All public improvements shall be made according to the latest adopted Town Standard Drawings and the Town Standard Specifications. All work shall conform to the applicable Town ordinances. The adjacent public right -of -way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and /or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right -of -way according to this condition may result in the Town performing the required maintenance at the developer's expense. 31. APPROVAL. This application shall be completed in accordance with all the conditions of approvals listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 32. 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 applicant/developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG &E), SBC, Comcast, Santa Clara Valley Water District, California Department of Transportation. Copies of any approvals or permits must be submitted to the Town Engineering Department prior to releasing of any permit. 33. PUBLIC WORKS INSPECTIONS. The developer or representative shall notify the Engineering Inspector at least 24 -hours before starting any work pertaining to on -site drainage facilities. Grading or paving, and all work in the public right -of -way. Failure to do so will result in rejection of work that went on without an inspection. 34. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk - through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 35. SITE SUPERVISION. The general contractor shall provide qualified supervision on the job site at all times during construction. Conditions of Approval 16268 Los Gatos Boulevard/S -13 -050, U -13 -020 Page 5 of 10 36. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to plan review at the Engineering Division of the Parks and Public Works Department. 37. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of any Permit or recordation of the Final Map. 38. DESIGN CHANGES. Any proposed changes to the approved plans shall be subject to the approval of the Town prior to start of altered work. The applicant or project engineer shall notify the Town Engineer in writing at least 72 hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final "as- built" plans. 39. PARKING. Any proposed parking restriction must be approved by The Town of Los Gatos Community Development Department. 40. PLANS AND STUDIES. All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California, and submitted to the Town Engineer for review and approval. 41. GRADING PERMIT. Grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of the Town Grading Ordinance. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E. Main Street is needed for grading within the building footprint. 42. CONSTRUCTION EASEMENT. Prior to the issuance of any permit, it shall be the sole responsibility of the owner /applicant to obtain any and all proposed or required easements and /or permissions necessary to perform the improvements herein proposed. Proof of agreement/approval is required prior to issuance of any Permit. 43. DRAINAGE STUDY. Prior to the issuance of any grading permits, the following drainage studies shall be submitted to and approved by the Town Engineer: a. A drainage study of the project including diversions, off -site areas that drain onto and/or through the project, and justification of any diversions. b. A drainage study evidencing that proposed drainage patterns will not overload existing storm drains. C. Detailed drainage studies indicating how the project grading, in conjunction with the drainage conveyance systems including applicable swales, channels, street flows, catch basins, storm drains, and flood water retarding, will allow building pads to be safe from inundation from rainfall runoff which may be expected from all storms up to and including the theoretical 100 -year flood. 44. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to issuance of a grading permit. 45. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall - -top of wall elevations and locations b. Toe and top of cut and fill slopes Conditions of Approval 16268 Los Gatos Boulevard /S -13 -050, U -13 -020 Page 6 of 10 46. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 47. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre - construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters. b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project sub - contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. 48. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 49. DEDICATIONS. The following shall be dedicated by separate instrument. The dedication shall be recorded before any permits are issues: a. Sidewalk Easement. Approximately seven (7) feet wide, as shown on the plans. 50. SOILS REPORT. One copy of the soils and geologic report shall be submitted with the application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design, and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 51. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design -level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing should be documented in an "as- built" letter /report prepared by the applicants' soils engineer and submitted to the Town before final release of any occupancy permit is granted. 52. SOIL RECOMMENDATIONS. The project shall incorporate the geotechnical /geological recommendations contained in the project specific soils report and any subsequently required report or addendum. Subsequent reports or addendum are subject to peer review by the Town's consultant and costs shall be borne by the applicant. 53. WATER DESIGN. Water plans prepared by SJWC must be reviewed and approved prior to issuance of any permit. 54. FRONTAGE IMPROVEMENTS. Applicant shall be required to improve the project's public frontage to current Town Standards. These improvements include but not limited to curb, gutter, sidewalk, driveway approaches, curb ramps, traffic signal, street lighting (upgrade and/or repaint) etc. Conditions of Approval 16268 Los Gatos Boulevard/S -13 -050, U -13 -020 Page 7 of 10 55. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 56. CURB AND GUTTER. The developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 57. DRIVEWAY APPROACH. The developer shall install one (1) Town standard commercial driveway approach. The new driveway approach shall be constructed per Town Standard Details. 58. AS -BUILT PLANS. An AutoCAD disk of the approved "as- built" plans shall be provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall include only the following information and shall conform to the layer naming convention: (a) Building Outline, Layer: BLDG - OUTLINE; (b) Driveway, Layer: DRIVEWAY; (c) Retaining Wall, Layer: RETAINING WALL; (d) Swimming Pool, Layer: SWIMMING -POOL; (e) Tennis Court, Layer: TENNIS - COURT; (f) Property Line, Layer: PROPERTY -LINE; (g) Contours, Layer: NEWCONTOUR. All as-built digital files must be on the same coordinate basis as the Town's survey control network and shall be submitted in AutoCAD version 2000 or higher. 59. CONSTRUCTION TRAFFIC. All construction traffic and related vehicular routes shall be submitted for review and approval by the Town Engineer prior to issuance of permit. 60. TRAFFIC IMPACT MITIGATION FEE. The developer shall pay a fee proportional to the project's share of transportation improvement needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit application is made. The fee shall be paid before the building permit is issued. The traffic impact mitigation fee for this project, using the current fee schedule and the preliminary plans is $9,060. The final fee shall be calculated from the final plans using the rate schedule in effect at the time of the building permit application, using a trip generation rate based on office use. 61. CONSTRUCTION STREET PARKING. No vehicle having a manufacture's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior to approval from the Town Engineer. 62. 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.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the developer /owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand, and other loose debris or require all trucks to maintain at least two feet of freeboard. Conditions of Approval 16268 Los Gatos Boulevard /S -13 -050, U -13 -020 Page 8 of 10 63. TRAFFIC CONTROL PLAN. The project sponsor will be required to work with the Engineering Division of the Parks and Public Works Department to develop a traffic control plan for incorporation into the construction bid documents (specifications), and this plan will 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. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays; and 9:00 a.m. to 7:00 p.m., weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty -five (85) dBA at twenty -five (25) feet. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty -five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty -five (85) dBA. 65. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, construction trailer, and proposed outhouse locations. 66. SHARED PRIVATE ACCESS. The private access easement shall be kept open and in a safe, drive -able condition throughout construction. If temporary closure is needed, then formal written notice shall be provided at least one week in advance of closure. 67. SANITARY SEWER LATERAL. Sanitary sewer laterals shall be televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. A sanitary sewer clean-out shall be installed at the property line. 68. 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 Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. Conditions of Approval 16268 Los Gatos Boulevard/S -13 -050, U -13 -020 Page 9 of 10 69. BEST MANAGEMENT PRACTICES (BMP's). The applicant is responsible for ensuring that all contractors are aware of storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be placed and maintained for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Temporary removal of BMPs during construction activities shall be placed at the end of each working day. Failure to comply with the construction BMP's will result in the issuance of correction notices, citations, or stop work orders. 70. SITE DESIGN MEASURES. All projects must incorporate the following measures to the maximum extent practicable: a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas. C. Direct roof downspouts to vegetated areas where feasible. d. Use permeable pavement surfaces where feasible. e. Use landscaping to treat stormwater. 71. SOURCE CONTROL MEASURES. The project must incorporate the following measures: a. Beneficial landscaping (drought tolerant and/or native plants) in order to minimize over - irrigation and the use of pesticides on the landscaping. b. Storm drain inlet labeling. 72. DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non- toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on -site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late - afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 73. 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 ABAG Manual of Standards for Erosion & Sediment Control Measures, 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. 74. SILT AND MUD IN PUBLIC RIGHT -OF -WAY. It is the responsibility of contractor and home owner to make sure that all dirt tracked into the public 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. Conditions of Approval 16268 Los Gatos Boulevard/S -13 -050, U -13 -020 Page 10 of 10 75. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and/or materials on the sidewalk and /or the street will not be allowed unless a special permit is issued by the Engineering Division. The adjacent public right -of -way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right -of -way according to this condition may result in the Town performing the required maintenance at the developer's expense. 76. 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 dry wells are to be used they shall be placed 10' minimum from adjacent property line and /or right of way. 77. PERMIT ISSUANCE. Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 78. COVERED TRUCKS. All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 79. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire sprinkler system is required for the building, hydraulically designed per National Fire Protection Association (NFPA) Standard #13D. A State of California (C -16) Fire Protection contractor shall submit plans, calculations, a completed permit application and appropriate fees to the Fire Department for approval, prior to beginning their work. 80. POTABLE WATER SUPPLIES. Potable water supplies shall be protected from contamination caused by fire protection water supplies. The applicant shall contact the providing water purveyor and shall comply with all requirements of that purveyor. The fire sprinkler system shall be designed in compliance with water purveyor requirements; final approval of the system will not be granted by the Fire Department until written confirmation is received from the water purveyor. 81. CONSTRUCTION FIRE SAFETY. The construction site shall comply with applicable provisions of the California Fire Code, Chapter 14 and Fire Department Standard Detail and Specification SI -7. 82, PREMISE IDENTIFICATION. Approved addresses shall be placed on the new building that is clearly visible and legible from Los Gatos Blvd. Numbers shall be a minimum of four inches high and shall contrast with their background. N.DEV\COMD S\2013LLGB1626 &A&S . 16268 LOS GATOS BLVD. - COMMERCIAL PROJECT DATA EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITTED Zoning district C -1 same office is a permitted use Land use Office (former SFR) new office building Lot size: • Square feet/acres 18,695 same no minimum Exterior materials: • siding wood ledgestone veneer, metal, stucco - • trim wood metal - • windows aluminum frame - • roofing composition shingle flat roof membrane /standing seam - Building floor area: • firstfloor 1,296 1,372 • second floor 687 5,675 • total 1,988 7,047 Setbacks (ft.): • front 60' 15' 15 feet minimum • rear 87'6" 20' 20 feet minimum • side (left) 26' 24' none required • side (right) 27'4" 20' 20 feet minimum Maximum height (ft.) 23' 24'10" 35 feet maximum Floor Area Ratio (%) • total building 1,988 7,737 no maximum Parking 11 29 one space /235 sq. ft. Sewer or Septic sewer same Landscaping • Property line buffers 10' 5' (2,167 sq. ft.) 5 feet side and rear • Site total 7,229/38.7% 6,252/33.5% Tree Removals 3 canopy replacement NSDEVS UZANNET RC\ PROJECTS \LGB 1626MLGBI 6266 -DATA. DOC EKRTBIT 5 retAttachment 1 This Page Intentionally Left Blank A R C H I T E C T U R E Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 Re: 16268 Los Gatos Boulevard Project Description/ Letter of Justification To Whom it May Concern: Rev. October 17, 2013 The proposed project includes the demolition of an office building, formerly a residence, and the construction of an office building and on -grade parking. We are requesting approval for Architecture and Site as well as a Conditional Use Permit. The property is located at the southern end of Los Gatos Boulevard, just south of Shannon Road and north of the Cavalry church and on the eastern side of the street. The property and the majority of the neighboring properties are zoned commercial, with the exception of the church which is zoned residential. The property across the street is zoned commercial, but is being developed as a Planned Development with single family and town homes. The existing building was retrofitted as an office building from a two story residence. The site is almost completely level with paved parking areas both in the front and rear of the building. The remainder of the lot at its perimeter is undeveloped planter. There is a 24' wide ingress /egress easement at the northern side of the property for access to the shopping center parking lot at the north. There are 4 large oak trees along the southern property line, as well as a couple large conifers. There are two large Deodor Cedars near the sidewalk. One of the Cedar trees is in the front right of way, where the sidewalk was built to curve around it. EXISTING BUILDING DESCRIPTION The current building to be removed is a 2,000 square foot two -story home built in the 1940's that was converted and heavily modified for a commercial office use in 1976. It is a craftsman style residential building with stacking gable end roofs at the first floor and a simple horizontal eave line at the second floor roof. The exterior materials include painted wood horizontal siding, composition shingle roofing, painted white wood trim and knee braces at the gable end eaves. While much of the exterior finishes and surrounding deck are in need of repair, the main issue with retaining the building and /or adding on is the design and layout is not conducive to commercial office use. As well, the architectural style of the building is not strong or particularly noteworthy enough to save. Please see attached inspection reports. 51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395 -2555 EXEIBIT g of Attachment 1 16268 LOS GATOS BOULEVARD PAGE 2 of 4 The proposal includes the demolition of a commercial office building and the construction of a new 7,050 SF commercial office building with an on -grade parking area behind, under and to the rear of the structure. A concrete podium will support the majority of the office space on the second floor. This configuration is both budget conscious and an efficient use of space for parking. A primary advantage to this strategy is that the building effectively hides 90% of the parking area from street view. Before the owners "closed" on this property, they retained us to prepare a feasibility study. We did numerous studies for the most efficient parking layouts, including several attempts for subterranean parking. We determined that due to several limiting factors of the site, most notably the existing ingress/ egress easement on the North side, that there was just Iri not enough room for this to be a practical solution. We concluded that on grade parking was the only way to go, and proceeded to design the project in this direction. We met with staff, submitted a conceptual package with a site plan with parking and building footprints as well as a conceptual building facade and asked for staff comments. It is important to point out some of the restraints on this property, both physical and per zoning. For typical interior commercial lots in a C -I zone, no side or rear setbacks are required. This property is not typical. The southern and eastern sides that abut the residentially zoned properties require 20 foot setbacks. The northern side abutting another C -1 zoned lot, has an easement 24 feet wide. The lot is not very wide to begin with, so these factors greatly hamper the building envelope and scope of the project. The feedback we received was mostly positive, but there was some concern expressed about the on grade parking solution. The staff seemed split on the architectural flavor presented. We only heard positive remarks about keeping the project commercial, with no thoughts about rezoning or applying for a planned development. The first `official' application did not vary much from the initial conceptual package that was submitted to staff. The building had a modern, contemporary style, with the front facade providing an entrance to the office building while blocking the parking. The front elevation was primarily a one -story facade with a two -story glass and metal stair tower and bisecting stone wall. The structure was primarily stucco and metal finished with stone accents. 16268 LOS GATOS BOULEVARD PAGE 3 of 4 After submittal to Site & Architecture in June, the plans were sent for peer review to Larry Cannon and Associates, architectural consultant. Mr. Cannon expressed several concerns about the design, both with the architectural style and layout of the garage and office space above. In his review, he felt the style was not appropriate for this particular location. Mr. Cannon also had the same preconceptions about subterranean parking as we had, and made several suggestions. Unfortunately, he was unaware of all the limitations we faced, and that we had already exhausted all attempts at this. Mr. Cannon's comments were significant enough to warrant calling for a sit down meeting with him. We ended up having a very productive meeting with him to discuss all of his concerns and decide how best to address them. First on the agenda was the parking. After explaining the situation, he realized the situation and agreed with our conclusion. Next up, the architectural style. The examples he provided were more residential in nature, but we wanted this building to retain an "office look ". After going through several new designs and conversations with the him, we came up with an architectural style we liked. The new design can be described as transitional- residential and commercial, traditional and contemporary. We concur this style fits better with the surrounding neighborhood, while still clearly defining its identity as an office building and not a house. The darker toned stucco base and pilasters that wrap the building ground it by utilizing a "Prairie Style" technique. The sloped roofs address the residential aspect. Metal brackets, awnings and accent tiles add details with contemporary feel. To disguise the open ground floor garage, an exit staircase and covered balcony partly enclose the more visible side. This is one of many design changes that were made to alleviate the concerns of the architectural consultant. Some of the other revisions include: • Realignment of the rear entry doors by shifting some interior parking stalls, which actually required the elimination of one parking space (and thus 235 available square feet) • Added additional planter boxes on the North side of the building and along the easement fence • Addition of tile details at the columns and the main entrances • Modified the entry awning • Modified the parking garage walls to allow for vines and greenery to grow. • Added front path from sidewalk to main doors. This would have necessitated the addition of railings but the modification of the bio -swale alleviated this requirement SITE WORK The landscaped area at the front will have lush tall grasses. New purple leaf plums will be planted at the rear property line along with many natives shrubs in the perimeter planters. Extra planting 16268 LOS GATOS BOULEVARD PAGE 4 of 4 areas have been created per the consultants suggestion along the Northern elevation. A parking space was removed to accomplish this. There are many mature oak trees directly on the Southerly property line. Special care has been taken to provide the required solid fencing while not damaging the trees roots. Solid metal fencing with periodic posts are proposed to be placed near the trees. This will not only protect the trees roots but will add interest to the long straight concrete wall that is required. Parking layouts were meticulously designed to have the least amount of impact upon these trees. Two trees are proposed to be removed; one deodar cedar near the front sidewalk and one conifer on the right. This project has been conceived of from the start to adhere to the Town's General Plan and its intentions for the area. The scale and proportions are in keeping with the neighborhood and we feel it will enhance the community. We have worked tirelessly with both staff and Mr Cannon to achieve a project that not only is an asset to the community but will be enjoyable for the users. Sincerely, Gary Kohlsaat Architect C19245 s� A R C H I T E C T U R E COLOR SAMPLES BOARD 16268 LOS GATOS BOULEVARD i STUCCO (UPPER): INTEGRAL COLOR COAT STUCCO - RANGE: BENJAMIN MOORE - STONINGTON GRAY, SILVER CHAIN & NIMBUS STUCCO (LOWER): INTEGRAL COLOR COAT STUCCO - RANGE: BENJAMIN MOORE - PLATINUM GRAY, GRAYSTONE & WILLOW CREEK TILE ACCENTS: GRAY LIMESTONE IN VARIED TONES ROOFING: CONCRETE ROOF TILE BRACKETS, GUTTER, FASCIA, & DOORIWINDOW FRAMES: ANODIZED ALUMINUM EXWBIT 7 of Attachment I ARCHITECTURE PLANNING URBAN DESIGN CDG CANNON DESIGN GROUP October 1, 2013 Ms. Suzanne Avila Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 16265 Los Gatos Blvd. Dear Suzanne: I reviewed the drawings, visited the site, met with you and the applicant to discuss the project, and provided a prelimi- nary review letter on July 26. The applicant's responded to that letter, and my updated comments and recommendations are as follows: Neighborhood Context The site is a narrow and deep parcel located at a transition point between the commercial and residential portions of Los Gatos Blvd. It is bordered on the south by smaller church residential -scale buildings and on the east by the church parking lot and a utility structure. An existing structure to the north contains a convenience store (now vacant) and a nail salon. The new Laurel Mews residential development and a single family neighborhood are located across Los Gatos Blvd. Photographs of the site and surrounding area are shown below. 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 TEL: 415.331.3795 CDGPLAN @PACBELL.NET EXHIBIT 8 of Attachment 1 View to Site and adjacent parcel to the so: View to rear of the site 16268 Los Gatos Blvd. Design Review Comments October 1, 2013 Page 2 „y Nearhv church residential structure to the south 7 Nearby church to the south View across adjacent convenience center parking lot to the site Laurel Mews streetscape across Los Gatos Blvd. (under constructi0n) CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 16268 Los Gatos Blvd. Design Review Comments October 1, 2013 Page 3 Concerns and Recommendations The design is much improved over the initial version that I examined, and that we met with the applicant's team to dis- cuss. The second floor no longer appears isolated over an open parking area, and the second floor and first floor are now better integrated into an overall design. My concerns are limited as follows. SITE PLAN Desirable to enhance driveway view with landscaping on entry gateway (e.g., flowering vines) Soften appearance by adding as much landscaping along this edge as possible (e.g_ bamboo or outer tali plants) -7 - — ..... .I Solid corrugated metal x1i fence seems harsh Recommendation Pull wall in from property line to < i allow vine landscaping, access 7 for maintenance, and �- irrigation if possible. r 7. Eliminate ;ider enhancing treads and risers r Relationship between r_ I access lane and entry .. doors is auestionable a walk & door. entry drive. _ - IAccess to entry via the access drive is undesirable walkway to front entry. 1. Access to the front entry currently would require walking down the entry driveway to reach the walkway. No direct access is provided from the fronting sidewalk on Los Gatos Blvd. Recommendation: • Provide a direct connection to the fronting sidewalk on Los Gams Blvd. I appreciate the problem of integrating a sidewalk into the bioswale area, but since I think that we are going to be seeing many more bioswales proposed in the front setback of parcels to comply with storm water runoff regulations, I believe that there needs to be a solu- tion to this problem. One example is at the new Safeway store on North Santa Cruz Avenue, 2. The pedestrian access aisle between the two handicap parking spaces does not align well with the entry doors from the garage to the lobby. Recommendation: • Eliminate one interior parking space, and shift the remaining puking spaces to align the access walk with the entry. 3. Some landscaping is shown along the north edge of the first floor, but it could be stronger given the large expanse of paving related to the entry drive and adjacent parking lot which allow unobstructed views of the full north elevation. Recommendation: • Modify the wall at the edge of eliminated north parking space to allow exterior landscaping along the entry drive. • Add as much landscaping along the north side of the ground floor as possible (e.g., tall bamboo or other vertical plantings). CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 16268 Los Gatos Btvd. Design Review Comments October 1, 2013 Page 4. I dolt believe that the solid metal fence along the south property line will be very attractive since it will be seen for its full length from the fronting sidewalk and Los Gatos Blvd. (see photo below). It is rather harsh, and not in keeping with the street character. Recommendation: • If possible, move the wall away from the property line to allow vine landscaping, access for maintenance, and ir- rigation.'Me photo example below shows the ability to provide lush green landscaping within a limited space. View from Los Gatos Blvd. to fence location at south property line 5. the stair from the garage to the second floor seems to work well. However, looking out from the stair would not be particularly attractive now, and it is impossible to predict what the future view will be if and when the adjacent property is redeveloped. Recommendation: • Consider visually enhancing the stair treads and risers. One example is shown in the photo below. Slate or other stone surfacing material could also be considered for the stair tread and risers. CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 16268 Los Gatos Blvd. Design Review Comments October 1, 2013 Page 5 • Consider integrating opportunities to add planting along the railings and at the upper landing. Some examples are shown on the following page. CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR , CA . 94939 +c _ i CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR , CA . 94939 16268 Los Gatos Blvd. Design Review Comments October 1, 2013 Page 6 BUILDING I. The overall design of the building looks good, and the components of the design are well integrated. I was a bit disappointed, however, with the canopy element at the entry. I think one could make an argument for understating it, as it is shown on the perspective sketch below. However, I would suggest taking another look at this feature to see if this works the best for the design and for the marketing of the building. Some enhancement of the current canopy is one option, but I also think that a more modern approach could also work well. Some examples are shown below. CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 16268 Los Gatos Blvd, Design Review Comments October 1, 2013 Page 7 2. Again, a suggestion that the applicant might consider some small amount of visual detail at the columns (e.g., inset tiles or decorative cast stone elements). A cast stone example is shown below. Special decorative lights at the columns framing the entry should also be considered. 3. Color could be a significant issue. The lighter color tone on the second floor, and its interlocking with the darker ele- ments of the first floor looks good, but I would be a very concerned about the very dark gray color of the first floor. 'This darker color would, in my judgment, tend to increase the visual bulk of the structure - a particular concern as the build- ing currently sits in relative isolation from other nearby structures. the dark colors may not be as good as lighter colors. I believe that staff should take a very active role in working with the applicant to select a color palette that works well in the context of this site. Recommendation: • Request some larger color samples applied to a material with a texture similar to that proposed for the walls, and review those with the applicant under outdoor daylight at the project site. Prior to final approval of the colors and the painting of the structure, request and review color swatches painted on the building for final review and approval. Suzanne, please let me know if you have any questions, or if there are specific issues of concern that I did not address. Sincerely, CANNON DESIGN GROUP Larry Cannon CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . 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Main St., Los Gatos CA 95030 APPEAL OF PLANNING COMM I, file undersigned, do hereby appeal a decision at follows: (PLEASE TYPE OR PRINT NEATLY) DATE OF PLANNING COMMISSION DECISION: — October- 23,_2013 PROJECT 1 APPLICATION NO: ADDRESS LOCATION: _1b2581.tzs_Gatos.BlYd. Lns Gatnc __ : Commission as TOWN OF LOS GATO,S CLERK DEPARTMENT Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission decision in most manors if the Council finds that one of three (3) reasons exist for granting the appeal by a vote oral least three (3) Council members. Therefnn. please specify how one of those reasons exists in the appeal: L The Planning Commission erred or abused its discretion because IUQMu1U a with the neighborh�tQd. —^ - - - -- Olt 2. There is new information that was not reasonably available at the time of the Planning Commission decision, wbich is _V10ALReaderings Df licluildingon.sitr,_showing -the mpaLtQII the. dghb9zhoDd -and ho it -will destroy the look and feel of that area of Los Gatos Boulevard. In addition it appears there are other recently constructed buildings with parking in the front of the buildings on the boulevard Furthermore, we un ors an ere are o er proposa7slie of re the Town' or ut togs tfiggt will -not f{'ront on t I roll1 ev r _and7RStead'tiTCpark lr, (please"anacii the nca ini'ormanon I possible) t wiH-be- infronr- - ---.._ - ----- 77 not have discretion to modify or address the following policy or issue that is vested in the'rown C uncil:—PAID TOWN Or IFINOR SPACE IS NEEDED, PLEASE ATTACH ADDITIONAL SHEETS. IMPORTANT: 1. Appellant is responsible for fees for transcription or minutes. A 5500:00 deposit is required at the lime of filing. 2. Appeal must be filed within ten (10) calendar days of Planning Commission Decision accompanied by the required filing ice. Deadline is 5:00 p.m. on the 10' day following the decision. If the 10" day is a Saturday, Sunday, or Town holiday, then it may be filed on the workday immediately following the 10" day, usually a Monday. 3. The Town Clerk will set the hearing within 56 days of the date of the Planning Commission Decision (Touin Ordinance No. 1967) 4. An appeal regarding a Change or7one application or a suhdivision map only must he riled within the time limit specified in the Toning or Subdivision Code, as applicable, which is different from other appeals. 5. Once filed, the appeal will be heard by the Town Council, 6. If the reason for granting an appeal is the receipt of new information, the application will usuallyAe rer toil lannine Commission for reconsideration. - ' 7. PRINT NAME: arshalj Smith SIGNATURE: - DATE: _11/04/2013 ADDRESS: 129 Greendale Drive PHONE: 408 -888 -0002- -- ---- — Los Gatos CA 95032 * ** OFFICIAL USE ONLY * *� DATE OF PUBLIC HEARING: _ — CONFIRMATION LETTER SENT: Date: Pending Planning Department Confirmation TO APPLICANT & APPELLANT 6Y' DATE TO SEND PUBLICATION: ._— DATE OF PUBLICATION: - 5tD �a.�s i'a Ia�U(13, L \r�St TG (��nc i t�eCei���' 2 (ic> 3o13.r.rr This Page Intentionally Left Blank ti N r� 4' N N r m m N � H M ti ry ti N N N N N N N H 0 N 'U \ N N > \ W N 0 O m H m N O W Y H N U O a zm N a . N W yG Q H J H 0 m N � N ° 7 o t0 H m v, o N L H N €N O m U O N a zm a . N YF O a w c� Y H O N ATTACHMENT 2 N W U m .ti ro F H U vl H ❑ W W O a N »' Y X u v 3 O Z x a� W N'•� ii 7 to! 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Y O Y H m b N 3 N .Oi W b @ Y ro W @ H p U N @ Y Y rom v ro E W H O W N ry .�i N W O b C Y b ro Y @ U 7. W O m m G .i Y N a C m aL+ T m +1 C O .0 O W T N tl @ L Y m H @ m @ 7 0 C O .0 O w Y C O -0 O C O Y Y m U N @ C �f F4 U W OH H o U m Ho N O m@ O N H 0 Z D) H W W Y H ro C� •j, N .r'jj_i'm •-� W• W # !J Y s H v A N A Y Y yN E C N ti N N W a a s, ro o N W ri N H N w ai ro u .1 W N -N w o v N � A x H Y N ro ^� C U b F R1 A W u u M ti X v u A 3 ro .a m � a ro w ro m .i O N 'O \ s, m 0 \ W O r-I ti 0 zm° 0 H 0 UJ O m u H ro Em u o a U' zm H b .N�9yi N a ~ N ma Q m t9 Y O M tii m r This Page Intentionally Left Blank FILING FEES $343.00 Residential 51,376.00 per Commercial, Multi- family or Tentative Map Appeal Town of Los Gatos Office of the Town Clerk 110 E. Main St., Los Gatos CA 95030 APPEAL OF PLANNING 1, the undersigned, do hereby appeal a decision of the follows: (PLEASE TYPE OR PRINT NEATLY) DATE OF PLANNING COMMISSION DECISION: October 23,2013 -� PROJECT /APPLICATION NO; nditional Use Permit ApplZCation U -1 ADDRESS LOCATION: 162681m- Gato& -B1Yd 1 tic Catoc F �`/ E t Commission as CLERK Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commission decision in ntnst matters if the Council rinds that one ofthree (3) reasons exist for granting the appeal by a vote of at least three (3) Council member,. Therefore. Please specify how one of those reasons exists in the appeal: I. The Planning Commission erred or abused its discretion because IncQDalpattble with the nei bortim 2. There is new information that was not reasonably available at the time of the Planning Commission decision, ,which is YisnaLl3endering� of�h bu lfln sites chayt,tbeymnast nn the neighbb9rhossiand how-it_will destroy the look and feel of that area of Los Gatos Boulevard. In addition it appears there are . o.t. her ._ r. _ e- ce-n- t y constructed buildings with parking in the front of —the b- uilding—s o— n he bevard- Furthermore, _. we un ers n t ere are o er proposalii>e o -T r�Te Town fort- iu(P1wins i� Fi tt- wiill-if �}ero -m It on t ieTi- eva -gild instead'th"arltlttgwiH l E in'front. -- - __ - - -- i puss ble is l) 3. TI ' not have discretion to modify or address the following policy or issue that is vested in the - ['own C4 until- PAID n` „.`,” 16NidSt SPACE IS NEEDED, PLEASE ATTACH ADDITIONAL SHEETS. IMPORTANT: I. Appellant is responsible for fees for transcription of minutes. A $500.00 deposit is required at the time of flin Ly. 2. Appeal must be filed within ten (10) calendar days of Planning Commission Decision accompanied by the required Fling Ice. Deadline is 5:00 p.m. on the 10'h day following the decision. If the 10" day is a Saturday, Stmday, or Town holiday. then it may be filed on the workday immediately, following the 100 day, usually a Monday. 3. The Town Clerk will set the hearing within 56 days of the date oflhe Planning Commission Decision (Town Ordinance No. 1967) d" An appeal regarding a Change of Zone application or a subdivision map only must be tiled within the time limit specified in the Zoning or Subdivision Code, as applicable, which is different Rom other appeals. 5. Once filed, the appeal will be heard by the Town Council. 6. If the reason for granting an appeal is the receipt of new information. the application will usuall he ret toll Igniting Commission for reconsideration. ` 7. K PRINT NAME: Marshall Smith SIGNATURE: C DATE: 11104/2013. __. ADDRESS: 129.GreendaleDrive PIIONE: 408- 888 -0002 - - — Los Gatos CA 95032 * ** OFFICIAL USE ONLY **' DATE OF PUBLIC NEARING: _ CONFIRMATION LETTER SENI'; Date' Pending Planning Department Confirmation TO APPLICANT & APPELLANT BY: DATE TO SEND PUBLICATION: ._ DATE OF PUBLICATION: S(G Q�ag-5 t`,a 4 (fir(Ij LVDse;ak- - 'c, ATTACHMENT 3 i This Page Intentionally Left Blank TOWN COUNCIL — December 11, 2013 REQUIRED FINDINGS FOR: 16268 Los Gatos Boulevard Architecture and Site Application S -13 -050 Conditional Use Permit Application U -13 -020 Requesting approval of a Conditional Use Permit and Architecture and Site application for construction of a new commercial building on property zoned C -1. APN 532 -06 -060. PROPERTY OWNER: Fox Creek Fund, LLC APPLICANT: Gary Kohlsaat, Architect FINDINGS: California Environmental Quality Act (CEQA): ■ The project is Categorically Exempt pursuant to Section 15303 of the State Environmental Guidelines as adopted by the Town for construction of a new office building less than 10,000 square feet. Granting of a Conditional Use Permit: ■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: 1. The proposed use of the property are essential or desirable to the public convenience or welfare in that the new building will provide needed office space. 2. The proposed use will not impair the integrity and character of the zone in that the use will be in a commercial zone and has an adequate setback from an adjacent residence. 3. The proposed use would not be detrimental to public health, safety or general welfare in that conditions placed on the permit will mitigate potential impacts. 4. The proposed use of the property is in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code as discussed within the October 23, 2013 report to the Planning Commission. Compliance with Commercial Design Guidelines. ■ The project was reviewed by staff and the Architectural Consultant and determined to be in compliance with the Commercial Design Guidelines. CONSIDERATIONS: ■ 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. The project includes high quality design and materials, will enhance the streetscape and be compatible with surrounding development. N:%DEVVMDMGS @013V GBI6268- A &S.DOC ATTACHMENT 4 This Page Intentionally Left Blank RESOLUTION 2013- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DENYING AN APPEAL OF A PLANNING COMMISSION DECISION AND UPHOLDING THE DECISION APPROVING A REQUEST TO CONSTRUCT A NEW OFFICE BUILDING ON PROPERTY ZONED C -1 APN: 532 -06 -060 CONDITIONAL USE PERMIT: U -13 -020 ARCHITECTURE AND SITE APPLICATION S -13 -050 PROPERTY LOCATION: 16268 LOS GATOS BOULEVARD PROPERTY OWNER: FOX CREEK FUND, LLC APPLICANT: GARY KOHLSAAT, ARCHITECT APPELLANT: MARSHALL SMITH WHEREAS, this matter came before the Town Council for public hearing on December 11, 2013, and was regularly noticed in conformance with State and Town law; and WHEREAS, Council received testimony and documentary evidence from the appellant, applicant, and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Planning Commission Report dated October 23, 2013, along with subsequent reports and materials prepared concerning this application; and WHEREAS, the applicant requested approval of a Conditional Use Permit and Architecture and Site application to construct a new office building. Surrounding properties on Los Gatos Boulevard are developed with a commercial building and single family residence (north), church and ancillary facilities (south and east) and single - family homes and offices (west); and ATTACHlNENT 5 WHEREAS, the Planning Commission considered the applications on October 23, 2013, and voted to approve the Conditional Use Permit and Architecture and Site applications, making required findings and subject to the Planning Commission amended conditions of approval (Exhibits A and B); and WHEREAS, the appellant appealed the decision of the Planning Commission based on his belief that the Planning Commission erred in its decision because the proposed building will not be compatible with surrounding development, other commercial buildings have been approved with parking in front of the building, and proposed commercial buildings would have parking between the building and street; and WHEREAS, the Council has determined that the Planning Commission did not err in its decision in that the proposed office building is appropriately located on the site, is consistent with the Commercial Design Guidelines, will enhance the Los Gatos Boulevard streetscape, and will provide needed Class A office space. NOW THEREFORE, BE IT RESOLVED, that the appeal of the decision of the Planning Commission on Conditional use Permit application U -13 -020 and Architecture and Site application S -13 -050 is hereby denied and the approval stands. BE IT FURTHER RESOLVED, the decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 11 th day of December 2013, by the following vote: COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N: \DEV \RESOS\2013 \LGB 16268- dmyappeal.rtf This Page Intentionally Left Blank TOWN COUNCIL — December 11, 2013 CONDITIONS OF APPROVAL 16268 Los Gatos Boulevard Architecture and Site Application S -13 -050 Requesting approval of an Architecture and Site application for construction of a new commercial building on property zoned C -1. APN 532 -06 -060. PROPERTY OWNER: Fox Creek Fund, LLC APPLICANT: Gary Kohlsaat, Architect 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 listed below and in substantial compliance with the plans approved by the Town Council on December 11, 2013, and noted as received by the Town on November 22, 2013. Any changes or modifications to the approved plans shall be approved by the Community Development Director or the Planning Commission, depending on the scope of the changes. 2. EXPIRATION. The Architecture and Site approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval is used prior to expiration. 3. 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. 4. RECYCLING. 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 type and weight of material, shall be submitted to the Town prior to the Towns demolition inspection. 5. ARCHITECTURE. The recommendations of the Consulting Architect shall be incorporated into the construction plans, including enhancement of the exterior stairs through addition of stone on the risers and addition of landscape elements such as potted plants at the exterior stairs. The roofing material shall be changed to tile and the second floor shall be recessed and balconies shall be added. 6. EXTERIOR COLOR. Prior to painting the building or application or integral stucco the exterior color palette shall be reviewed and approved by staff on the project site, with input from the Consulting Architect as needed. 7. OUTDOOR LIGHTING. Building exterior and landscape lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. The final lighting plan will be reviewed during building plan check. Any changes to the lighting plan shall be approved prior to installation. 8. PROPERTY LINE WALLS. A six foot masonry wall shall be installed on the rear property line and a solid six foot high wall with metal or wood panels in areas with existing tree shall be installed on the south side property line as shown on the approved plans. EMBIT A of Attachment 5 Conditions of Approval 16268 Los Gatos Boulevard /S -13 -050, U -13 -020 Page 2 of 10 9. WATER EFFECIENCY LANDSCAPE ORDINANCE. The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. 10. LANDSCAPE PLAN. The approved landscape plan shall be fully installed prior to final inspection. 11. TREE REMOVAL PERMIT. A Tree removal Permit shall be issued for trees to be removed, prior to issuance of a demolition permit. Replacement trees shall be planted based on the Canopy Replacement Table in the Tree Protection Ordinance, prior to final inspection. 12. TREE PRESERVATION. All recommendations of the Town's Consulting Arborist shall be followed throughout all phases of construction. Refer to the report prepared by Deborah Ellis dated June 7, 2013 and addendum dated June 25, 2013 for details. Tree protection specifications shall be printed on the construction plans. 13. TREE FENCING. Protective tree fencing shall be placed at the drip line of the existing trees in the vicinity of construction prior to issuance of a demolition permit and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two -inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. 14. FINAL UTILITY LOCATIONS. The applicant shall submit a plan showing the final locations and screening of all exterior utilities, including but not limited to, backflow preventers, Fire Department connections, transformers, utility boxes and utility meters. Utility devices shall be screened to the satisfaction of the Director of Community Development. The plan shall be submitted for review and approval prior to issuance of building permits and any required screening shall be installed prior to final inspection. 15. STORY POLES. The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. Building Division 16. PERMITS REQUIRED. A building permit is required for the new single family residence. Separate permits are required for electrical, mechanical and plumbing work as necessary. 17. 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. 18. SIZE OF PLANS. Four sets of construction plans, maximum size 24" x 36." 19. DEMOLITION REQUIREMENTS. 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 from to the Building Department Service Counter with the Air District's J# Certificate, PG &E verification, and three (3) sets of site plans that show all existing structures and all 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. Conditions of Approval 16268 Los Gatos Boulevard/S -13 -050, U -13 -020 Page 3 of 10 20. SUITE NUMBERS. Submit requests for suite numbers to the Building Division prior to submitting for the Building Permit applications for the Tenant Improvement projects. 21. 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 (California Building Chapter 18). 22. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer or land surveyor may be required to 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, the building pad elevation, on -site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pad elevation b. Finish floor elevation C. Foundation corner locations d. Retaining Walls 23. TITLE 24 — COMMERCIAL. The building shall comply with the latest California Title 24 Accessibility Standards. 24. BACKWATER VALVE. The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12- inches above the elevation of the next upstream manhole. 25. SPECIAL INSPECTIONS. When a special inspection is required by CBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled -out, signed by all requested parties, and be blue -lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or at wwwdosgatosca.gov /building. 26. NONPOINT SOURCE POLLUTION STANDARDS. The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program sheet (or 24x36 Clean Bay sheet) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Counter for a fee of $2 or at San Jose Blue Print for a fee. 27. PLANS. The construction plans shall be prepared under the direct supervision of a licensed architect or engineer (Business and Professionals Code Section 5538). 28. APPROVALS REQUIRED. The project requires the following departments and agencies approval before issuing a building permit: a. Community Development - Planning Division: Suzanne Avila (408) 354 -6875 b. Engineering/Parks & Public Works Department: Trang Tu- Nguyen (408) 354 -5236 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. Conditions of Approval 16268 Los Gatos Boulevard /S -13 -050, U -13 -020 Page 4 of 10 29. ADVISORY COMMENTS. a. The minimum number of required plumbing fixtures shall be calculated using California Plumbing Code Table 4 -1, Office Buildings — for Employee use. b. The sidewalk to the main entrance must connect to the public sidewalk, not the driveway, have a slope of less than 5% (otherwise it is considered a ramp), and a cross slope that does not exceed 2 %. TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 30. GENERAL. All public improvements shall be made according to the latest adopted Town Standard Drawings and the Town Standard Specifications. All work shall conform to the applicable Town ordinances. The adjacent public right -of -way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and /or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right -of -way according to this condition may result in the Town performing the required maintenance at the developer's expense. 31. APPROVAL. This application shall be completed in accordance with all the conditions of approvals listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 32. 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 applicant/developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG &E), SBC, Comcast, Santa Clara Valley Water District, California Department of Transportation. Copies of any approvals or permits must be submitted to the Town Engineering Department prior to releasing of any permit. 33. PUBLIC WORKS INSPECTIONS. The developer or representative shall notify the Engineering Inspector at least 24 -hours before starting any work pertaining to on -site drainage facilities. Grading or paving, and all work in the public right -of -way. Failure to do so will result in rejection of work that went on without an inspection. 34. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk- through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 35. SITE SUPERVISION. The general contractor shall provide qualified supervision on the job site at all times during construction. Conditions of Approval 16268 Los Gatos Boulevard/5 -13 -050, U -13 -020 Page S of 10 36. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to plan review at the Engineering Division of the Parks and Public Works Department. 37. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of any Permit or recordation of the Final Map. 38. DESIGN CHANGES. Any proposed changes to the approved plans shall be subject to the approval of the Town prior to start of altered work. The applicant or project engineer shall notify the Town Engineer in writing at least 72 hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final "as- built" plans. 39. PARKING. Any proposed parking restriction must be approved by The Town of Los Gatos Community Development Department. 40. PLANS AND STUDIES. All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California, and submitted to the Town Engineer for review and approval. 41. GRADING PERMIT. Grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of the Town Grading Ordinance. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Department on E. Main Street is needed for grading within the building footprint. 42. CONSTRUCTION EASEMENT. Prior to the issuance of any permit, it shall be the sole responsibility of the owner /applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the improvements herein proposed. Proof of agreement/approval is required prior to issuance of any Permit. 43. DRAINAGE STUDY. Prior to the issuance of any grading permits, the following drainage studies shall be submitted to and approved by the Town Engineer: a. A drainage study of the project including diversions, off -site areas that drain onto and/or through the project, and justification of any diversions. b. A drainage study evidencing that proposed drainage patterns will not overload existing storm drains. C. Detailed drainage studies indicating how the project grading, in conjunction with the drainage conveyance systems including applicable swales, channels, street flows, catch basins, storm drains, and flood water retarding, will allow building pads to be safe from inundation from rainfall runoff which may be expected from all storms up to and including the theoretical 100 -year flood. 44. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to issuance of a grading permit. 45. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall - -top of wall elevations and locations b. Toe and top of cut and fill slopes Conditions of Approval 16268 Los Gatos Boulevard/5 -13 -050, U -13 -020 Page 6 of 10 46. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 47. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre - construction meeting with the Town Engineer to discuss the project conditions of approval, working hours and days, coordination with local schools and neighboring property owners, site maintenance and other construction matters. b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project sub - contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. 48. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 49. DEDICATIONS. The following shall be dedicated by separate instrument. The dedication shall be recorded before any permits are issues: a. Sidewalk Easement. Approximately seven (7) feet wide, as shown on the plans. 50. SOILS REPORT. One copy of the soils and geologic report shall be submitted with the application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design, and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 51. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design -level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing should be documented in an "as- built" letter /report prepared by the applicants' soils engineer and submitted to the Town before final release of any occupancy permit is granted. 52. SOIL RECOMMENDATIONS. The project shall incorporate the geotechnical /geological recommendations contained in the project specific soils report and any subsequently required report or addendum. Subsequent reports or addendum are subject to peer review by the Town's consultant and costs shall be borne by the applicant. 53. WATER DESIGN. Water plans prepared by SJWC must be reviewed and approved prior to issuance of any permit. 54. FRONTAGE IMPROVEMENTS. Applicant shall be required to improve the project's public frontage to current Town Standards. These improvements include but not limited to curb, gutter, sidewalk, driveway approaches, curb ramps, traffic signal, street lighting (upgrade and/or repaint) etc. Conditions of Approval 16268 Los Gatos Boulevard/5 -13 -050, U -13 -020 Page 7 of 10 55. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 56. CURB AND GUTTER. The developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. 57. DRIVEWAY APPROACH. The developer shall install one (1) Town standard commercial driveway approach. The new driveway approach shall be constructed per Town Standard Details. 58. AS -BUILT PLANS. An AutoCAD disk of the approved "as- built" plans shall be provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall include only the following information and shall conform to the layer naming convention: (a) Building Outline, Layer: BLDG - OUTLINE; (b) Driveway, Layer: DRIVEWAY; (c) Retaining Wall, Layer: RETAINING WALL; (d) Swimming Pool, Layer: SWIMMING -POOL; (e) Tennis Court, Layer: TENNIS- COURT; (f) Property Line, Layer: PROPERTY -LINE; (g) Contours, Layer: NEWCONTOUR. All as-built digital files must be on the same coordinate basis as the Town's survey control network and shall be submitted in AutoCAD version 2000 or higher. 59. CONSTRUCTION TRAFFIC. All construction traffic and related vehicular routes shall be submitted for review and approval by the Town Engineer prior to issuance of permit. 60. TRAFFIC IMPACT MITIGATION FEE. The developer shall pay a fee proportional to the project's share of transportation improvement needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit application is made. The fee shall be paid before the building permit is issued. The traffic impact mitigation fee for this project, using the current fee schedule and the preliminary plans is $9,060. The final fee shall be calculated from the final plans using the rate schedule in effect at the time of the building permit application, using a trip generation rate based on office use. 61. CONSTRUCTION STREET PARKING. No vehicle having a manufacture's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior to approval from the Town Engineer. 62. 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.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the developer /owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand, and other loose debris or require all trucks to maintain at least two feet of freeboard. Conditions of Approval 16268 Los Gatos Boulevard/5 -13 -050, U -13 -020 Page 8 of 10 63. TRAFFIC CONTROL PLAN. The project sponsor will be required to work with the Engineering Division of the Parks and Public Works Department to develop a traffic control plan for incorporation into the construction bid documents (specifications), and this plan will 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. 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., week-ends Saturdays and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty -five (85) dBA at twenty -five (25) feet. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty -five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty -five (85) dBA. 65. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, construction trailer, and proposed outhouse locations. Advance notice shall be provided to neighboring property owners and schools of heavy construction activities and heavy construction shall not start before 8:30 am on days when schools are in session. No construction is allowed on Sundays. 66. SHARED PRIVATE ACCESS. The private access easement shall be kept open and in a safe, drive -able condition throughout construction. If temporary closure is needed, then formal written notice shall be provided at least one week in advance of closure. 67. SANITARY SEWER LATERAL. Sanitary sewer laterals shall be televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. A sanitary sewer clean-out shall be installed at the property line. 68. 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 Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. Conditions of Approval 16268 Los Gatos Boulevard/S -13 -050, U -13 -020 Page 9 of 10 69. BEST MANAGEMENT PRACTICES (BMP's). The applicant is responsible for ensuring that all contractors are aware of storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be placed and maintained for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Temporary removal of BMPs during construction activities shall be placed at the end of each working day. Failure to comply with the construction BMP's will result in the issuance of correction notices, citations, or stop work orders. 70. SITE DESIGN MEASURES. All projects must incorporate the following measures to the maximum extent practicable: a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas. C. Direct roof downspouts to vegetated areas where feasible. d. Use permeable pavement surfaces where feasible. e. Use landscaping to treat stormwater. 71. SOURCE CONTROL MEASURES. The project must incorporate the following measures: a. Beneficial landscaping (drought tolerant and /or native plants) in order to minimize over - irrigation and the use of pesticides on the landscaping. b. Storm drain inlet labeling. 72. DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non- toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on -site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late - afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 73. 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 ABAG Manual of Standards for Erosion & Sediment Control Measures, 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. 74. SILT AND MUD IN PUBLIC RIGHT -OF -WAY. It is the responsibility of contractor and home owner to make sure that all dirt tracked into the public 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. Conditions of Approval 16268 Los Gatos Boulevard/S -13 -050, U -13 -020 Page 10 of 10 75. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and/or materials on the sidewalk and/or the street will not be allowed unless a special permit is issued by the Engineering Division. The adjacent public right -of -way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right -of -way according to this condition may result in the Town performing the required maintenance at the developer's expense. 76. 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 dry wells are to be used they shall be placed 10' minimum from adjacent property line and /or right of way. 77. PERMIT ISSUANCE. Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously. 78. COVERED TRUCKS. All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 79. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire sprinkler system is required for the building, hydraulically designed per National Fire Protection Association (NFPA) Standard #13D. A State of California (C -16) Fire Protection contractor shall submit plans, calculations, a completed permit application and appropriate fees to the Fire Department for approval, prior to beginning their work. 80. POTABLE WATER SUPPLIES. Potable water supplies shall be protected from contamination caused by fire protection water supplies. The applicant shall contact the providing water purveyor and shall comply with all requirements of that purveyor. The fire sprinkler system shall be designed in compliance with water purveyor requirements; final approval of the system will not be granted by the Fire Department until written confirmation is received from the water purveyor. 81. CONSTRUCTION FIRE SAFETY. The construction site shall comply with applicable provisions of the California Fire Code, Chapter 14 and Fire Department Standard Detail and Specification SI -7. 82. PREMISE IDENTIFICATION. Approved addresses shall be placed on the new building that is clearly visible and legible from Los Gatos Blvd. Numbers shall be a minimum of four inches high and shall contrast with their background. N IDEV \CONDI NS\2013\LGB16268-A &S.doc TOWN COUNCIL — December 11, 2013 CONDITIONS OF APPROVAL 16268 Los Gatos Boulevard Conditional Use Permit Application U -13 -020 Requesting approval of a Conditional Use Permit for construction of a new commercial building on property zoned C -1. APN 532 -06 -060. PROPERTY OWNER: Fox Creek Fund, LLC APPLICANT: Gary Kohlsaat, Architect 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 listed below and in substantial compliance with the plans approved by the Town Council on December 11, 2013, and noted as received by the Town on November 22, 2013. Any changes or modifications to the approved plans shall be approved by the Community Development Director or the Planning Commission, depending on the scope of the changes. 2. EXPIRATION. The Architecture and Site approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval is used prior to expiration. 3. 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. 4. USES. Allowed uses are administrative /professional office, retail and personal service. If medical office is proposed in the future, the CUP shall be amended. 5. WINDOWS. None of the windows visible from the street shall be blacked out. 6. DELIVERY HOURS. Deliveries shall occur between 9:00 a.m. and 7:00 p.m., Monday through Saturday. 7. PARKING. Any proposed parking restriction shall be approved by the Town of Los Gatos Community Development Department. 8. FUTURE STUDIES. Any post project traffic or parking counts or other studies imposed by Planning Commission or Town Council shall be funded by the applicant. N ?DEVCONDJII S2013V,GB16368- CUP.&c ffiIBIT B of Attachment 5 This Page Intentionally Left Blank RESOLUTION 2013- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS GRANTING AN APPEAL OF A PLANNING COMMISSION DECISION APPROVING A REQUEST TO CONSTRUCT A NEW COMMERCIAL BUILDING ON PROPERTY ZONED C -1 AND REMANDING THE MATTER TO THE PLANNING COMMISSION FOR FURTHER CONSIDERATION APN: 532 -06 -060 CONDITIONAL USE PERMIT: U -13 -020 ARCHITECTURE AND SITE APPLICATION S -13 -050 PROPERTY LOCATION: 16268 LOS GATOS BOULEVARD PROPERTY OWNER: FOX CREEK FUND, LLC APPLICANT: GARY KOHLSAAT, ARCHITECT APPELLANT: MARSHALL SMITH WHEREAS, this matter came before the Town Council for public hearing on December 11, 2013, and was regularly noticed in conformance with State and Town law; and WHEREAS, Council received testimony and documentary evidence from the appellant, applicant, and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Planning Commission Report dated October 23, 2013, along with subsequent reports and materials prepared concerning this application; and WHEREAS, the applicant requested approval of a Conditional Use Permit and Architecture and Site application to construct a new office building. Surrounding properties on Los Gatos Boulevard are developed with a commercial building and single family residence (north), church and ancillary facilities (south and east) and single - family homes and offices (west); and ATTACHMENT 6 WHEREAS, the Planning Commission considered the applications on October 23, 2013, and voted to approve the Conditional Use Permit and Architecture and Site applications, making required findings and subject to amended conditions of approval; and WHEREAS, the appellant appealed the decision of the Planning Commission based on his belief that the Planning Commission erred in its decision because the proposed building will not be compatible with surrounding development, other commercial buildings have been approved with parking in front of the building, and proposed commercial buildings would have parking between the building and street; and WHEREAS, Council has determined that the Planning Commission erred in its decision in that the proposed office building will not be compatible with existing buildings in the immediate area. NOW, THEREFORE, BE IT RESOLVED, the appeal of the decision of the Planning Commission on Conditional Use Permit U -13 -020 and Architecture and Site application 5 -13- 050 is hereby granted and the applications are remanded to the Planning Commission for further consideration of the setback of the commercial building from the front property line and possible reduction of the building size. BE IT FURTHER RESOLVED, the decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the I 1 th day of December, 2013, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N: \DEV\RESOS\ 2013 \LGB16268- gontappeal &mmand.i f This Page Intentionally Left Blank RESOLUTION 2013- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS GRANTING AN APPEAL OF A PLANNING COMMISSION DECISION APPROVING A REQUEST TO CONSTRUCT A NEW OFFICE BUILDING ON PROPERTY ZONED C -1 AND DENYING THE PROJECT. APN: 532 -06 -060 CONDITIONAL USE PERMIT: U -13 -020 ARCHITECTURE AND SITE APPLICATION S -13 -050 PROPERTY LOCATION: 16268 LOS GATOS BOULEVARD PROPERTY OWNER: FOX CREEK FUND, LLC APPLICANT: GARY KOHLSAAT, ARCHITECT APPELLANT: MARSHALL SMITH WHEREAS, this matter came before the Town Council for public hearing on October 23, 2013, and was regularly noticed in conformance with State and Town law; and WHEREAS, Council received testimony and documentary evidence from the appellant and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Planning Commission Report dated October 23, 2013, along with subsequent reports and materials prepared concerning this application; and WHEREAS, the applicant requested approval of a Conditional Use Permit and Architecture and Site application to construct a new office building. Surrounding properties on Los Gatos Boulevard are developed with a commercial building and single family residence (north), church and ancillary facilities (south and east) and single - family homes and offices (west); and WHEREAS, the Planning Commission considered the applications on October 23, 2013, and voted to approve the Conditional Use Permit and Architecture and Site applications, making ATTAcmMENT 7 required findings and subject to amended conditions of approval; and WHEREAS, the appellant appealed the decision of the Planning Commission based on his belief that the Planning Commission erred in its decision because the proposed building will not be compatible with surrounding development, other commercial buildings have been approved with parking in front of the building, and proposed commercial buildings would have parking between the building and street; and WHEREAS, Council has determined that the Planning Commission erred in its decision in that the proposed office building will not be compatible with the existing buildings in the immediate area; and WHEREAS, Council incorporates the findings for denial as stated at the December 11, 2013 Council meeting. NOW, THEREFORE, BE IT RESOLVED THAT the appeal of the decision of the Planning Commission on Conditional Use Permit U -13 -020 and Architecture and Site application S -13 -050 is hereby granted and the applications are denied. BE IT FURTHER RESOLVED that the decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California on the 11th day of December 2013, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:\DEV\RESOS\2013 \LGB 1 6268- gmntappea1&.deny.ctf This Page Intentionally Left Blank A R C H I T E C T U R E December 10, 2013 Town Council Community Development Department, Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 Re: 16268 Los Gatos Boulevard Dear Honorary Mayor, Members of the Town Council: On October 23, after careful study and deliberation, the Planning Commission voted 6 -1 in favor of the new office building to be constructed at 16268 Los gatos Blvd. An appeal of this nearly unanimous decision was filed on Nov. 4, claiming the Planning Commission erred in its findings for approval. The appellate feels the proposed building is incompatible with the neighborhood and will "destroy" the look and feel of the area. We obviously disagree with the appellate's opinion, and have prepared additional graphic information for your use in judging the merit of this appeal. 1. See before and after photos of the site and neighborhood. These images clearly show how the new building will be seen along the boulevard and what impact it will have. Set within its true surroundings, the proposed building is dwarfed by the existing vegetation and obstructs no views to the hills beyond. In addition, the balconies that were a condition of approval by the Planning Commission have been incorporated into the architectural model for these renderings. 2. See attached aerial site plan. The commercially zoned properties are shaded in teal and residential uses have been shaded white. The majority of commercial buildings along both sides of Los Gatos Boulevard between Blossom Hill and Spencer do in fact provide parking at the side or rear of the building and have minimal front setbacks. You will also notice that even the majority of the residences are within 20' from the front property line. Thank you for your consideration on this matter. 6VAO�-� Gary Koh t, Architect 51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395 -2555 ATTACHMENT 8 BEFORE AFTER SOUTHEAST VIEW FROM ACROSS STREET BEFORE AFTER EAST VIEW FROM ACROSS STREET N BEFORE AFTER NORTHEAST VIEW FROM SECOND LANE D BEFORE NORTHEAST VIEW FROM ACROSS STREET N BEFORE AFTER NORTH VIEW FROM SECOND LANE a A GHURGH OWNED BUILDING CALVARY GHURGH .1 4 APPELLANTS BUILDING PRIVATE RESIDENCE ON GOMMERIGALLY ZONED PROPERTY 2 -STORY OFFICE BUILDING P 1 3 .:, RETAIL BUILDING? (NEW DEVELOPMENT PROPOSED) PRIVATE RESIDENCE RESTAURANT VICINITY MAP - r � J t r t SITE 4' F f , a PROJECT DATA PROJECT A0012E95: 16]68 LOS 6AT05 6LVG LOS bAT05, GA 95053 OVSI@[: PoX GRESK FUND, LLG 13466 L03 GCVO SUITc9 109 -139 155 09 GATM, U (650)815 -8000 a_ SS3O6O60 IGNMG: OCEVPANGY GROUPS (G) < M): 0 GONSTRULTGN TYPE (E) 6 (NA VM 5RE AREA: IB,695 SF PPAKINE SPACES: 3B SPACES � 2 K.GESSI6LE _ 90 TOTAL SPACES ................................................................ ............................... ALLOYI'O FLO.'R ARE4 = 90 P/RKME SPADES X 295 5f/SPAGG = t,050 9F FLOOR. FROPOSGD ETbTNb FIRST FVJGK tytS 9F 1296 9F BRlNJi p FLOOR B St9 SF bBt 9P TTO A��A &�4i -SF 1989 SF STR:KNRAL LOVBEAGE: 6315 SP (538 %5F) 1.391 SF (BS %SP) .............................................................. ............................... IMPERVIOUS PRFAV' FROP03E0 EWSTING FIRST FLOOR AAFA 1,3Y2 SF 1]96 SF PARKING PAE4 (IMOER POONM) 4,941 SF O 9P GRNFYIhY PNO PAINS 5643 9F SF10168 SF MPO1�P' p AfEE4 1 =55 (69 a %) 11964 BF (619 %SF) PROJECT DIRECTORY A ITELT: UVIL eN6NMM 43URVEYOR: KJML3MT 4 ASSOCIATES HANNA I fiRUNETII, GNIL ENGINEERS 51 UNN IT AYE., 5VIT£ L 1651 EIG! E6ERRY STREET L� GAT05, LA 95050 GILFOY, SA 95020 TEL: f408) 995 -2555 TEL (406) 942 -2115 FpX: (408)842 -9662 LhW'J9C.4PE ARCHITECT SOILS SNGII OAVO FOX RFYV GEOTEGHINGAL 50 LNVEF5T' AVENVE ENGINMIKiNG, INC. SURE 5142 1450 RNLROPD 5TREET VJS GATOB, CA 95090 GIIAOY, LA 95020 :i M, 7506) 3544577 TEL: (408) 849-6009 J SCOPE OF WORK A, '-' e 945 SF OFFISF BUILDING AND GROUND FLOOR, OP=J PARKING GARAGE. j SHEETINDEX `' A -? DOVER SHEET RECEly 1 A -2 517E PLAN Cl CIVIL COVER SHEET ^ BLUEPRINT FOR A GLEAN BAY NOV 2 2 C5 STANDARD GRADING NOTES C4 DEMOLITION PLAN C5 PRELIMINARY GRADING 6 DRNLLOF LO C6 STORM WATER MANAGEMENT �ANNING DI Cl EROSION CONTROL PLAN Li.O PERIMETER PENCE LAYOUT ' L11 FENCE DETAILS 6 ELEVATIONS S L2.0 IRRIGATION PLAN LS.1 PLANTING 8 IRRIGATION DETAILS ' A-5 FIRST B SECOND FLOOR PLANS A -4 ELEVATIONS A -5 ROOF PLAN 4 CRO55 SECTIONS A -6 5TREETSCAPES A -T 51HADOW 5TVOIES ATTACHMENT 9 L4109GAPE BUFFER PERME>bLE PERMEiER 5PPL29 M) SOUV cMU BIACK FENCE PLPNTER I 1 I — I I, I I I I IyyR I I I 1 ,! m' riE (FJ GMU BLOLK iOLID FENCE , I `M) AS HALT PAVING - i N I - - -_ PROPOS r H e I R y LIE EGRESS EASEMENT � a 16250 LOS GATOS BOULEVARD E T.CASH ENCLOSURE � �/ / fly / M, STAIR YV STONE ARI41 �GAAAGE _ ! s I FLOOR OVE ,(E Bu�l>�oBEteEMw PARKING LOT I- 1��,111f I (N) ASPHALT PAVING (E) GROUND SIGN TO EE REMOVED/ M) PAVES I MGM 6MET 1<I () PL4NTER 1(Y e (E) LURB3 M P PAVMG TO BE REMOVED BUFFER I 0 REVISIONS A 6/06/13 8. 10/02/13 0. 11/21/13 p� 3 8 r, ¢a 0 ,D Z O Q P: v W � O O � O Q Ol B) BE R@IOJED f0ro BE 54 34 Ins 8�L iYB y AA �^ Y, d4 2b %: xY3�'6 oYkO Jig ._ SIDEWALK ___ SITE PLAN DATE 5/15/13 SALE A3 SHOWN __ SCALE: V = 10 JOBNO, SHEET O A -2 OF VICINITY MAO' NU STALE 9-]!lAl9'1(il $l Preliminary Cirading & Drainage Planq for AC #SGHALT CxHCBETE ft gMJN€ $r1+a STANDARD AN XAE"W VA U Cr.5 UNE SW RiEWA% AD AEA MAN N d GAS am T I�SEPHU.E WE BC BEaNIM10 OF CWF 0 :FADE BREAK: W TMPCgARr 8ENLWNARt 0DG RLNIDNP W, WY WIR f R PQ£ Ta RW w WIW W HI'v OF CURB a, GALE VICW 1W TOP GF OANN W "W0 HP Nfw "I Ta; TOE OF 8W BAT R>Fa'1*a ma WY WVSaI CF PWE M TWHCA. CAW GBIE R]£N§ESi P WON RK W WATER UNL ® WGRtao, .!' AftL v WATER NIVER a cmaO INIET a .F,WfTVN10 NY WATER ax* a t&IIEO.RIE tv HLw "T .. v.RD2A araa OW IXJGATED 4FAL M LAC INLAI M UJ4i ?I3HCi W KUM WT UN WINNOW .. ZNER L IEEiI I CIXNC (T)NODI£ Kit NOT. WNTRA IaRUNC11i IN Mm H4T PNJ TaRREAD M`Y OP WCME NNa1 PPVE. PR NU BON OAT 44£WAY F, P RW L.E E N.E048C UNE PSE. P.18tlC MN EASEMZ4T EC END U CIA\E P5D£ PAVATP UM CFA. EmBADIT E, E, IVJG WADE PM PgNT 6 cRTCA INIERYCMF W pfvAilaN W praa f0 C1DH[REIE .x FF E CF PAVEHENT R/W RW CF NAY ER rND W RERSiN Z am CRAW AM LE) MRNG A S ARY SE'AER aK R FIRST 0.008 SIR ST] m4N WA FG NaSN CNADE Sow swtw srAa. AAwa.E FN H HamMT 'P iyS P0.. 141 In the Town of Loa Gatos Santa Clara County, California 1. m4t0 �tr co NO ti `V ~ 7 � C J .'f ` apn 53�- 06 -06b a a s Disturbed„,Area b �< A. � 18,760 s.f. x _ A isCI % OVERALL SITE PLAN Z51 SLU`@ 1'a'lE L11 VM THE PDL M RWNA 4 DtAw RON NOT ANNX C MCiNw SIANTS, SAa 8RN W4 ASSJYE NO>EiPWSMHiY YAAISRI£R DER IN9ROtEWN15 CRNS3RUCItA P1cTfTRp1. NOTE TO CONTRACTOR CCNTRACIm AUXES THAT HE S I,U- AS4 E � AND ODWNETE Utt RW A 4TE aNIRRGV5 axamm W a Cai410it x M5 PR T' NQIAING. S*i . OF AA pUTM AND PROffFTY: THAT ¶9S R OYREYENT 911E t Y W NUDlN.Y AND NOT TIE LWA EA TO KMNL'6 G HtlJP3 AIR THAT aN CD{IR't SHALL Dcmo4 WOELNn AND NOD as OMNER AN0 THE EN6NEFR H`INk 8 ifiOW YWY NRD W UA8R4t' REAL CW AIEG.D. W GNNECTIM KM THE PFIEpbANL1 T YRMM ai'HIS P T. ETAPMHG FOR UAW W ARNNS fa DR` SGE NEt IODA E OF THE 0M' OR ENmalk OA 7c 13 LEGEND JWINA Jt BR WN E%STNG @RO'tl5[D ETEVaDOt A2N,Di Fl:Ei i4 a'g Na NnDa == CCYI0UR T3E RM - — WATER N!N . f mrEm�XaxH52IXNN'W INIEMEZRM CF tWA ALT, AVENUE AS CROM WAY twtaesvaWSAMRRY3 RX. OF CAS B AT .. . MINVRT DJmA1Nb « arse KR OMAIETE ELtIk1)YN .. ROWDE ELENABDN .. .. ASRALTCaM l EI£JATOH >.. TV OF MW AF/ATW ..... n,su> 1A" OF WALL ELEVAWN 80!191 W WALL E AIXIw -G �-NE FlECI e:Ra ADw arTUST IS . GACP WI£F (g1 (f} LkNHIXE ❑ ■ CURB P9L5 WATBI WAR 'd V E Hi 6 R 1xW WATER VALAE —a Mack ... .. v.RD2A araa ... CURB k CUTTER UJ4i ?I3HCi . :. :.... :..�,... :..�:�. W'.TINWG'NALL .. ZNER L IEEiI I IEEE TJ BE R[i10>ED IaRUNC11i ROCOa R11-RAP 141 In the Town of Loa Gatos Santa Clara County, California 1. m4t0 �tr co NO ti `V ~ 7 � C J .'f ` apn 53�- 06 -06b a a s Disturbed„,Area b �< A. � 18,760 s.f. x _ A isCI % OVERALL SITE PLAN Z51 SLU`@ 1'a'lE L11 VM THE PDL M RWNA 4 DtAw RON NOT ANNX C MCiNw SIANTS, SAa 8RN W4 ASSJYE NO>EiPWSMHiY YAAISRI£R DER IN9ROtEWN15 CRNS3RUCItA P1cTfTRp1. NOTE TO CONTRACTOR CCNTRACIm AUXES THAT HE S I,U- AS4 E � AND ODWNETE Utt RW A 4TE aNIRRGV5 axamm W a Cai410it x M5 PR T' NQIAING. S*i . OF AA pUTM AND PROffFTY: THAT ¶9S R OYREYENT 911E t Y W NUDlN.Y AND NOT TIE LWA EA TO KMNL'6 G HtlJP3 AIR THAT aN CD{IR't SHALL Dcmo4 WOELNn AND NOD as OMNER AN0 THE EN6NEFR H`INk 8 ifiOW YWY NRD W UA8R4t' REAL CW AIEG.D. W GNNECTIM KM THE PFIEpbANL1 T YRMM ai'HIS P T. ETAPMHG FOR UAW W ARNNS fa DR` SGE NEt IODA E OF THE 0M' OR ENmalk OA 7c 13 `` .E JWINA Jt BR WN jj ssep�'. IRT"NLAF(u: LGn ETEVaDOt A2N,Di Fl:Ei i4 a'g Na NnDa == ARNQ6 F_ eRGNEtR ACE 17FM rxmp� 6-10-13 1.. BENCHMARK `` .E )titer ra4s aAE ease aH WE max or LDS:cATDS eENaNAax. IRT"NLAF(u: LGn ETEVaDOt A2N,Di Fl:Ei DESRNRpi: SET RAS M w NHFNAENT W STAMPED UW 1.. ISICAPON: INIEMEZRM CF tWA ALT, AVENUE AS CROM WAY BASIS OF BEARINGS MLQ % MS aASm CN RR. TEm W 9lRSi✓ REN.uEO N N0t£NWR 0!, f366 W ¢0O( 218 7 NA PA'.E 12 THE C91F.a _"NE a" n GATOS @ Vx^-D AS S m AS NaRTR "'A wM EA55. OODZONE STATEMENT CCWRCtt PANEL NL'WAER memaOJJTI NAB ff413D' YAT It RW9 f VTMLO RTINM% RI,4 N Am K am ANNUAL CHANGE 11000; AREAS OF it maux a1UX£ fYIXA MM AS£FAff 6T[XS CF tFSS AaMt 1 FCDT 4F MM 9FNNAQ AREAS i£SS SNkt I aIARME MIlC A. AREA$ PR TOMI 4Y UE E$ ,R IF ANINDA. (HANOE £aOW. OWNER 1516.: LOS a"M KW. RAV 11N -i.0 INS CAM Ch man IA.3N@S. 650 AN 4!RA RZIFURMITU NAAA A BRNCtR 9851 E0.3WNIY SWET k.k3Y. CAA`iM DYKE A08 W -DI]J rAC A BA2 -36t ELMS WYIFEPoN:A1URikflfWIER UYA SHEET INDEX 2 a.VEPNMT OF A CHWI BAY 3 9MARB CRADWD NOTES 4 OEMOUPON PLAN 3 GRADMO AND DRAINAGE PLAN B STORM WATER NANAC WNT PLAN 7 LRRDSION CONTROL PLAN z� 3c o0 4" czR< F1� p U' (w, `W U W' c� W.�./�e N V M c O (Z C7 L tD co 0 CD C N � o c lu Ory z % w w I I Ni P 4 V mow. H 3a�o M �Rv •fi C3 ¢? €1s oV'v 1 2µ cr ORIVJN2R Oc THETry Cf taaiSl Enadrtwmva. krgtM!eaEMS Fore g+anB WATdk eauuraw CGrons!u. B c+m a...xw. yy W*,.• :m 0.wr4+s a^Y rgagn IX Fry pq¢rn R ^n y1 wx ?. aYwrt.�.wa..s m`.i,�,afP1r u.'. ww+w.w dew 4 SMtl ay usteebWn Jnl flww.: M na0 N»w Ntllc aNt as c,+n FvYamM iUwN 9i IM yEi� 0 � CwJUlry R. mn R.ur w w•'s+ aAUim aWeankmy dM kYa'T Lv du w ,u.]ssa Ys Bluteptint for Bay (tabor" Runoff e In Sna one VaDe . B est Management practices eba 4mvdirodly to C u( C7tStfUCiEOn Activities 40431 riceks Bed San RanCbcp Bev —wN: nP oo wr ]toes IX1 rite # at pn: kBn !Y ormia: W11 eye "ad m Fact is tuck at pit ccnc*ate. and soft. m;,tean railer cites nave io'nmd "eh,, wade Sams rAe. Canty ad Santa Jena Ve eY Wale omw to edecna aa!d "age bw3 ,e 41d8,e"txbe,'o yre en, IPA mbar; yw pl A by VPs; Me you wars loin Vc 4y obit, fray p,agices desnl!apd lrp:J SPili R %avow Agonciea Vat SAA Nvapa,vaxwtN s«w e,wa vaNr wow ca.slw Pmnammnwcarryrwana. Fr wx' o-.a i4.res.ms sw 6 IA CWt CONrtY P914pnhwY+1 re. roar. adww,btlen an Maw Cpkti•wNiNiBMdea 3itfad eNOw Pwuarem�n•� � uwr IF^vB:SXl.:SO Sea Rea Cu Oraca nr'Ta. &a arse Aoee Waaaawp . ixWr4:aa8 aawacs CaiY yN�ew /ro NaNm (�5Y „y'aNia (I Jmw'fartu Ctnn X11m PoMm 1bvYUI PIa„ t69rgpiL'JCC ewpu CV,s.Valy Wave NUrmd Yetl,tllon Pnvan9m A <4:'M tors. wzaei Nanny Brunetti 'a lY .nor r+iM tend Sur+ags.• veer. 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J Never seen bautxAI &]b']XMnt In iVR 4tyen. eo @pr, Y+war nwner Fact J Nava pbo, SOrvw;'3. worst: wotiei to"Id, I. s!fBe; guY,$r ail alai" e• ueac J .YeYar FV,v 11 kac.V Wan*., netarwit $ =.si:wi,t, pu,ten.a !Cp(S.Rnet TO W.V OF LOS 0A r05 MAY 20 r3 d Earth - Moving Activities Heavy Equipment Operation Adv rc9tl Plua,{ag eurntg GBnsbUClion 6 aelladuk AttavaVa(and 4 Rrvbetaoa"Va .,J ^'abra,i ti`rc VeaGf:CaF. ktaRWV'p onln w`al waxtw r.'trtn ba?GCtE'.ry A Train torn e10"', � Pratan ,e:. aztniabrc ore: fAw•agakananr; t -uaM Cmtm'er 1 Det,4n ,00. to ar:aroa awzV 1,oa ofatah+c+n=sn roravn IXfdR 1'B.'T anw:rnms • iw ores pssasa..ert �m .+ OWUrt i,,an watwnow Ild n,.mm fact pa+R 3•'4 assossu,c sa all c'W:.? 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At am Pmt a tldtl! thy a m . . bohh, al cPrtMaY h dada eca .1. mabriaF59PPU M WdE` ha.vh wMk'nl dbW ib I.b Er hb,f bb3 waaaM N $/.;M1 d WNg@ti Ihme Sb9A ECB9 iKKCal!Y SCe. �wgea a by mm qFa ttgn st4 m 1 d Gmi!Atitaa sweat as autivPAsetl br an hvtrkidMazl raircAal pPlmlarlM1 1tK9YIe bN. tbcvNlryl m: ni {a.]'d e!romVYJ apWkj wns169 h«n mbA6 5be6, aealarns, hhh x, C9k 0 wNOa ima, pxdktlOP, tunGaaps. fervsurs, wam pesavacroa ard asreNas fbns, pinQ tNkes « bl x PtSIXIr@n•S; fa0k, i 15. tit�bmaa. ma rtyskaYlc rAm®r « Wpery h1dn: kneels aM ramba tuttLq w aAi9 reahiea: ib'aiaNb waAez: waNm ham aPgiBe/BRYymanl bmdm a@adnP x aw5r -'ref qp�T: wesma eom �m ciaam�q: arc+ wpr.cttimrwtea 0 thm wamr /ran tine Man mMMg. (Tnkw WPgNC;ea, cfsPoHN d ng4«els stwtl amt in a sp0G14a a1d anebmlevsrY are a rv.i0 rEr ab`b» dwa 1e M Fa w h khodt Pfmmtaahamygmrk'al diMnwalm wwX, $tale old lMerN /geNIV a'9alz 8 flieM«QJg eonlvnsrnled 4TIn::h'aler GrmYLW by tlew812Y"'IA P«adN'a1Pt araf hd9 NIRI31a/ /MC IW pMInKhbbtm 2 Pmhaaletl. d�eala�Naataa 9aas W surtam aovon R a w Pfahbgh1 h immamtamfriaxa BU' hr ffi sy df IN dmwwn rl a`l :h lmWVai Shbe kh; ma OHn9+Atn0 Ey Cohht n UoxA 4NP6F$} ggrcrs (rmA fiR tns(»ctivf Slse N¢$AON Weler QYMiY CoNroF Boar) im u/M+IM %[81X+[1 V24 Drain Box 18” x 19 -112" Pl- Standard Grading Notes T O a' N 0 R L a s C A r 0 s 1626B Los Gatos Blvd - ap€i 532 -06 -060 M A Y 2 01 3 SAN r CLARA COUNTY CALIFORNIA m CRAPEVC SCALE M zR ) SInc1 Hanna - Brunetti BORE1.�A" . LmW. Ga llEMGNEU BV CHCCHBP BY: t4., oW S i existing ottsite sidewalk F t. '.: ,,.. rytS _'ivY3 am _% arid CIA porter to remain � R sraus.; '' A 1,4 ;� $a -' - 0 Existing e6f;* and gas male r€ 6. �w be removed'tiy6h_ =rs'.. f�/to F t a ; atistingpavemeaYand ojih 10 be removed Nu Ex s!t8 °tree to be removed see plumbing plains :• _ .. . - IoTCOlptedVOnpoiLd exist 4 "tree :.. - - E� into new building g to be removed � existing twi�mg , _•. /// for existme ss lateral - to be redtoved -X oa existing sidewA nr7 '"' t` • to remain \ existing section of ss lateral -. \` existpalm tree to be removed as required X or 21 r. �'venNy Iaoaton of existing storm drem pips ,: - to be removed per mair�g Plane ' ne exist tree to remain ,. - "tee .. i- ..... exist 14' tree exist 2a " .....; b b@ remised to be removeG :..._ _. axisling pavement and Curb _ r .., _.. be removed r. z €� r� must tree to remain -""—aa ''0YT exist tree .., to remain 0 -- n is n - W. acw exist tree =z 011IM" LOCKI,MW MaR, R irA5 !BPlApV1T ME CAp EN AA MNn EI FREPRATI AvMAB.E 30 aSSRi4 AT SN'c ➢uE to remain exl$ti(eE -. 26 w 3 OF' THESE ours: LBCAnx WAY NOT �AV£s¢:r worm . E MEN IN fl4 rmA AND NO W.WNRL 5. WOE as is We ACr!W.+cr M mwLETE I� rs ME XF mRATCe MOM. � cMril ,._. io remain .. � - exist tree a - sw. xonrr umin cxn®mrcs a LOO' MYUA'T OF CGUSfWCWM t0 etCO A). usua(i to remain i `n Z_ .& IT l HE i ME SERN� NFRt (ME CO IN A t IOR 1012 -34R WE r'ErIEPCE ABB L OF P um M OR TESE n� INIMAT X ME RES, BY tOGGLYB SERNCES M EwpaKE BY Hanna - Brunetti BORE1.�A" . LmW. Ga llEMGNEU BV CHCCHBP BY: TOWN Or L 0 S CATCS NAY 20]- Demolition Plan 16266 Los Gatos Blvd -1 532 -06 -060 SANTA CL AAA COUNTY C AL I FO F NIA 0 p- M I � r I Z GRAPHIC SCALE F7 (MW �Lk.A`ER 9 PA�F T m����PA'k Mav M "S 71�, DR" TO w � v CC UAS 6* CL k AM EASE - - !L/6ALrE 4 . ESK ,FaDWAFE LCCAROR --- ------ ryq 41t*14 MML�LA�& U5 PAO paoi t II x Em Di X- 70, Oka a PV ="S N' 0 pl,mo p- M I � r I GRAPHIC SCALE F7 (MW �Lk.A`ER 9 PA�F T m����PA'k Mav M "S 71�, DR" TO w � v CC UAS 6* CL k AM EASE - - !L/6ALrE 4 . ESK p- M I � r I LANDSCAPED SWALE MAIL No Hanna • Brunetti How. scADEj" DMONM PLAN n 34E RVA VALLEY GUTTER DETAIL VERWAL CM NORMS UMT ,..E if ORB Evs`G HNCE ME t5.Y4 �tANEY+Pf LOND PERREA PAi1AS Eats- Preliminary Grading & Drainage Plan 1 TO WN OF J L, a OA TOD 16268 Los Gatos Blvd - apn 532-06-060 5ANTA CLARA COUN TY C T a a ER 2013 CA,)FCPNiA �Lk.A`ER 71�, DR" TO p'- ,FaDWAFE LCCAROR --- ------ MML�LA�& U5 PAO paoi x Em Di X- 70, Oka a PV ="S N' 0 pl,mo ",,aE L., 0N [UliLF1 -FO �,Vrlrmwkii 11-7 ORT M 70i%XF, p RM v MRS k, 0 0 kmDOw LxATO: CAs n Si R. MAL- F%l IF FE, W 2'l D; .,3 El JILi'l `XZ lC 3hz F, im R D FEE '0 C<Tll DEC M Dn Y, - ts i"FlIV v TO 54l j Pam 1v tl. OPE40c" Ift r. tF,7, LANDSCAPED SWALE MAIL No Hanna • Brunetti How. scADEj" DMONM PLAN n 34E RVA VALLEY GUTTER DETAIL VERWAL CM NORMS UMT ,..E if ORB Evs`G HNCE ME t5.Y4 �tANEY+Pf LOND PERREA PAi1AS Eats- Preliminary Grading & Drainage Plan 1 TO WN OF J L, a OA TOD 16268 Los Gatos Blvd - apn 532-06-060 5ANTA CLARA COUN TY C T a a ER 2013 CA,)FCPNiA C? er Cy a. Ph e< W7 GRAPHIC SCALE Mt 4: t. Told E'16 ELI, RWL H .;�W. �L OWO ac - g, Di,Ur 0 C? er Cy zU iJ sN JI Noet! Rairiwaier leaders (RWL) to drain to splash books. 9 N, NO, Si STpE' MESS iARIES WTq MM 6. Ow —) Nf — MIVENE ORE4-q BRB sm SDd(NArk'� r TYPIC& E&MEML PAVER DETAIL U0FkE K24W: N MAAWRT VNF CM M y TA aARA VRIEY ULAN RVNW P=IN MERTV PROOR. C3 ORMAAM KQLS K ATTA68kiiT Al-L PERADUS M3 tuPERNOUS SURFACES C PNMSCN TADLE a. Ph e< W7 FF Mt 4: t. Told E'16 ELI, RWL H .;�W. �L ac - Di,Ur zU iJ sN JI Noet! Rairiwaier leaders (RWL) to drain to splash books. 9 N, NO, Si STpE' MESS iARIES WTq MM 6. Ow —) Nf — MIVENE ORE4-q BRB sm SDd(NArk'� r TYPIC& E&MEML PAVER DETAIL U0FkE K24W: N MAAWRT VNF CM M y TA aARA VRIEY ULAN RVNW P=IN MERTV PROOR. C3 ORMAAM KQLS K ATTA68kiiT Al-L PERADUS M3 tuPERNOUS SURFACES C PNMSCN TADLE a. Ph e< W7 C. T� Stka Mt 4: t. Told E'16 ELI, d, Tota Area of Ske H .;�W. �L - Di,Ur Roar I.N6 tm 70 0 1504 Z015 Total .I Periws Soeac et: 11-:64 7,E9! t, z0ts C P�. d, T.h F2771-1- 1 R TCta Pmopaed ReaIvic.d £ }k 6,982 F P,t-t or _Rw-1 .1 ..... . . pre sets %I (.2 / a - 5001: 68'83 me RR REFERENCTS DATE DESCRU'TION er, HORia SCALE eHanno.Brunetti Storm Water Management Plan 6 carer tenf�mly f^66) 6c2. 2 7'S 16268 Los Gatos Blvd - an 532-06-060 T O W N OF L O S 6 A 7 05 S A N T A C t A R A C0 V N YdDR DMOw gy TM OCTOBER 2 0 13 CALIFORNIA x0 �Y iS SE -5 Fiber r� Hanna, Brunetti GRAPHIC SCALE .C'..m. Fn9Xiwrs LanM Surer -�• ® y(p PeP.f /6. P' .Can)tNCtlm MRne1RXry. :t.eY t^Iltcm{ (A08i BA2 -PL)3 1 bcN e m fG SE -5 Fiber r� Hanna, Brunetti 1OW. -c .C'..m. 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MPSLAIIN A ARM VAM AS S M: M 1185 P.W. SAID WAN CONSTRUCTION ENTRANCE /EAT PER DETAIL TC -1 PAM 4fAU NE CCCURI01 W W SXAEE$ A . MLET ARM Mc E a �arA D am F C VDRv M C5YS w ,S ECU AiiER tMARNG. N€ Nk1EA MU ITYE AND AND/ W SiHANc PFKR m OS rN ro y : SUE SIWM W4M N& By ¶15 RE N0,EMI MAY HEa54TAtE THE IMF W NRIURM AIR /W MEIIUNCAI DFSRRNR N[TxS5. A aw.rM S9 AFPROtiM BY Ad ph FIYbNEYR W100100010 FIBER POLL BARRIER PER DETAIL SE -5 11 e ARSE DDDEoN mama. M&WRE eamE W.NFOD.AIG $ww M= TACRBYR, MD A VwA. xroasEwNC MAY M /'... STORK DRAIN INLET PROTECTION PER DETAIL SE -10 xmerv�m tAR I HEN SSKJ ME r91RLW A X5 A?MRfi fl2WAtAR S5 15 FERa<ARA Ece 10 nuaR > -za ws FMFR IP.&W Yq] ;ACmPER +m Stabilized Construction Entrance /Exit TC -1 SE -10 Storm Drain Inlet Protection TOWN OF LOS GAT 0S V A V 201: Storm brain Inlet Protection SE -10 � 1 1 _ 1 1 i � 1 - 1 TOWN OF LOS GAT 0S V A V 201: Storm brain Inlet Protection SE -10 Erasion Control Plan 16266 Los Gatos Blvd - apn 532 -06 -060 5 A N TA C L A RA COUNT C AL1FpR Ht 7 � 1 1 _ 1 Erasion Control Plan 16266 Los Gatos Blvd - apn 532 -06 -060 5 A N TA C L A RA COUNT C AL1FpR Ht 7 RENS:ONS BY 10-03 -13 I _xIt", cwu wa!DO mmai Reference Note Schedule m SYMBOL DESCRIPTION QTY DETAIL 9y9 _ Q Split -face CMU wall section I I -----3 Steel or wood panel fence section � e 6islin9 tree e ° — {� Lu 2' i.hida overhang line LLtC —� 4 tn- $ Q Curb spa C—i I if- TT1 I 2 - I � f II I I �. 0) t LL CD CD I if ij ji f r �� o --u m o \� ❑ m of CD O m o 5 -25 -13 D— oar _ L1.0 or . sh- 6" dia post footings will have minimal impact to tree roots when compared to a continuous concrete -Tree trunks CMU wall footing Existing oak trees V ' Steel panel fence ' Split -face CMU wall O Planter area t �_C .. - Curb c I � I�Parking spaces d E a K Plan View- ,a" =,' -0" Steel Panel Fence M x 1 F4 rebar. 10- dla p a' Wood Panel Fence steel panel,ence Split -Face CMU Wall Elevation - V2 =1 Steel panel fence shown, either wood or steel panel can be used. panel sc , S P O 1608 -13 egH 5e �o a e � e N N c � ,o o > U W C a N O LL @ CU(0 0 U m � 6 m m o U) 6 o p V � (4 J � J ume 5-25 -13 sne.� o� L1.1 1 "' .✓ IRRIGATION SCHEDULE VALVE SCHEDULE o -03 -13 SYMBOL MANUFACTURERIMODEIIDESCRIPTION OTY PSI NUMBER MODEL SIZ TYPE WIRE. PSI PSI li POC GPM PRECIP K„ 1 Rain Bid PER 1" SNUG Spiny 103.3 31.41 43.12 1.76 1.08 iNb 44" e e m eve Raln Bid 1812- SAM -PRS SO Series 66 30 2 Rain Bid PEB 1' Shrub Spray 1D0.4 34.05 45.78 3.52 3.01 Irm K _ Shrub Spray 12.0" P7 F.o Sprinkler with Co-. With 3 Rain Bid PEB P Shot Spray 98.2 33.92 45.63 2.36. 1.95 io h ' n u x r Wiper Seal. 1 heckVFemale Thressue Inlet With 4 Rain Bid FEB 1" Shrub Spray 40.0 34.41 46.]0 ]43 1.43 inlh II II Seal- A -Matic Check Valve, and Pressure Regulating 5 Rain Sid PER 1" Shrub Spray 3].] 3,L02 45.86 3.54 0.87 ofth Device. 6 Rain Bid PEB 1" Bubbler 35.6 24.05 45.96 4.00 ].]]into 12 7 Rain Bid PER 1" Shrub Spray 33A 34.13 45.96 4.26 0.99 Into ' I p % �� ®® Rain Rirtl 1812SAMPRS tS Strip Series 9 30 8 Rain Bid FEB 1 -112' Shrub Spray SA 34.35 4].51 10.1] 1.65 rush Shmb Spray 12Z' Pop-Up Sprinkler with Co-Molded 9 Rain Bid PER 1 -112' Shrub Spray 146.4 35.76 50.30 11.04 1.81 man t" Wiper Seal. 112" NPT Female Threaded Inlet. With 10 Rain Bid PEB 1 -112' Shrub Spray 142.0 36.60 53.71 1565 2.41 iron 'Y2. 10 _ e 10 Seral-A -Matic Check Valve, and Pressure Regulating 11 Rain Bird FEB 1 -112' Shrub Spray 144.2 34.09 48.43 10.66 1.781mh t tiF:' 15 7 Device. 12 Rain Bird PES 1' Bubhkr 146.4 24.19 35.14 3.50 7 .78 imb S g 13 Rain Bird PEE 1° Shrub Spray 1922 3632 50.55 14.10 4.05 orb inn a Y<^ ,.. O m 0 Rain Bid 1812- SAM -PRS 5 Series MPR 27 30 14 Rain Bid FEES 1' Shrub Spray 187.5 33.91 45.66 2.28 1.96 iNO a 1)2'11.0 tk'8 I Shrub Spray 12.0" Popp Sprinklerwith Co-Molded Common Wire 3489 m =° Wiper Seal. 12' NPT Female Thmatled Inlet. With aE® SeaM�vtatle Check Valve, and Pressure Regulating 9g` Device. ag a� ®® Rain Bird 1812SA Pop-Up 8Sedes MPR 22 30 - - -- in Shrub Seal 120 "Pop -UpalSprinkler braaded Co-. With _ Wiper aLA -Mal. v2' NPT FemalemressureRet With CRITICAL ANALYSIS g: -- - - - - -- .. Seal -A -MaBC Check Valve, and Pressure Regulating e.8 Demce. _ Gerteatm. 2613 -1664 1626 ein� ®��Q4 Rain Bid 1812- SAM -PR512 Sedes MPR 14 30 d °a J.,- Shrub Spray 12.0- Pop-Up Sprinkler with Co-Molded P.O.C. NUMBER91 Wiper Seal. 12" NPT Female Threaded Inlet. With Water Source kdormakeri Seats -Mari[ Check Valve, and Pressure Regulating o.9° 1N' Device. FLOW AVAILABLE Water Melare: 1' _ ®� Rain Bid 1812SAM -PRS ADJ > 30 Flow Available: 1820 gpm ry sv .w Shrub Spray 12.0" Pop -Up Spdnkler with Co-Molded - - - -- PRESSURE AVAILABLE - m SeiperSeal. Check V Female Threaded Inlet With Seats -Marl[ Check Valve, and Pressure Regulating 6lalic Pressure at POC: 51 psi tio -. Device . Elevation Change: 1 1.0000 R M ® Service f Se 5lze: 1' O�.i -11 Rain Bid 1812SAMop -U ADO 5 30 Lenpih of Service line: 20,001 h Is ioxr- vmlCsii:me -vw Pressure Available: 6200 psi Shrub Spray 12. Pop-Up ale nkleaded Co-Molded Wit Wiper Seal. 112" hck V Female Pressure Regulating DESIGN ANALYSIS 13 �-- Device. Maximum able at Flow: 1&65 gpm Flow Available al POC: 2.55 or. 1 14'1 H" reilr ra8s Raln Bird RWS -B -C 31 20 Residual Flow Available: 2.55 gpm 1N" a Root Watering System with 4A' diameter x 36.0' long -- 14 i4 with locking grata, semi-dgid mesh tube, and check Pressure Rep. at Cu l Station: 36.660 psi j -- -- valve Rain Bird bubbleroption as indicated: 1401 0,35 psi Loss for Drum 1' 228 yr' ggpdr. gpm, 1402 0.5 gpm 1404 1.0 gpm, 1408 2.0 Loss for POC ic. Valve Eevation 0 00 pal Loss for Ba,kfl.a 11 6a psi LI 1 Loss for Water Mete,. 1.33 psi SYMBOL MANUFACTURERIMODELTESCRIPTION QTY Critical Station Pressure al POC: 5371 psi I'i Pressure Available: 62.00 psi Rain Bird PER 14 Residual Pressure Available: 8.29 psi Q. 1i�4„ y,•• 1', 1- 12',2" Plastic Industrial Valves. Low Flow C Operating Capability, Globe Configuration. O - - - 6l Wilkins 975XL 1" 1 N' .� Reduced Pressure Backkas device 0) Inilml MG 18E 1 i� 18 Station Oculmollintloor Council., Heavy Grade, Lockable, Cabinets antl Pedestals 7d1'r1,`,,rm' `� z ® Indhol RE 1000 1 1N'� Wireless Rain Sensor. Mount as noted or approved, • I use contrier power or optimal transformer. Rlace ppno on 4u[ �� 43 Irrigation Lateral Line: PVC Class 200 1,366 Lt. w- �j Irtgation Mainline: PVC Schedule 60 348.911. @ W., Pipe Sleeve: PVC Class 200 70.O Lt E 1" 0 Typical pipe sleeve for irrigation pipe. Pipe sleeve 12 " sBe shall allow for irrigation piping and their related ♦� � 2 1" 26 45 141 cwupgngs to easily slide through sleeving material. "6 3 I ' Extend sleeves 18 inches beyond edges of paving or 1" 3.52 # 5 construction, 3 1" 3 vae "kit "> P 2.36 xK. vae cumer O -m O as m O ❑ r4 a" a wzNe Fow as 1� ].43 0 N (Q 00 O p I 1" 1.76 S" __�_ #. g• �° � Ur 112 0 Y.' y`' 35.. -i4- Y.' p.le 5 -25 -13 y smle 11-10' -0' [� N•• P1N?CAFE ♦.. Drarvn DRa -'�0 �•SOPrt r/�m,FO.f.NA 3V � Job Lof Gable BFA 4 sw.t LOS GA -- DI . ..b Bamboo root barrier, see Detail 2, this 3'xT cal le basin. 2x header and 3-4" cobble �l Tree Protection Fencing Note: Tree protective fencing to be in place before start NTS demolition and is to remain in place throughout construction m `o L-D ma mU 15 I.rr. R6B aarMeotlump > ED ca Rppt Bell m O ,ar ROpreU.le,,., N waxNraaamwbeme. Pv.aa0blmmea ba Glanl O CI saml, as lra., PpoSLA to m No4. .alder to ba Ileceon atl lour Aas /6 J ofmoaallrrwapirmyeaala. V m v / MNaawa, see plenaas plan ran DO Ur bra -lbam na J aa J oae 5 -25 -13 sael•-10• -0•• BAMBOO ROOT BARRIER \L/ r2 =w rca.l=uwrot �e sab tn: calpsawe sneer sneer, Posts REwsllyu5 f PLANT SCHEDULE PLANT SCHEDULE r F Fence to be at drip line 0 -03 -13 TREES CODE QTY COMMON NAME /BOTANICAL NAME CONT SHRUB AREAS CODE OW COMMON NAME I BOTANICAL NAME CONT SPACING \ \ CE > Eastern Redbud Multi -tmnk/ Ceres conadensis Whox AP 73 Rimini Glossy Abelia l Abelia x grandiMre Pmstmta' 1gal 3P o.c. - PV 9 Puryle Leaf Plum /Pmnus western amour VasnAus' 24'box i DE 56 Autumn Fern I Dryopteris epMmsora 1gal 24 -o.c. eJ SHRUBS CODE QTY COMMON NAME I BOTANICAL NAME CONT "`❑" Construction mesh - 1 " 4, a •• A 0 0 �I AR 10 all Cataluna /Acacia noolens 1gal L82 99 Big Blue LOYtudl LldoPe musrari ' Big Blue' 1961 12 "e.c. 5 BL 20 Lime Glow Batberryl Berbedstthunba,fi Lina Glow 1gal Pi BA 56 Leather Leaf Fern I Rumob2 adianlifonnis i gal 24" D.c. p -pp / t� BR 9 Royal Burgundy Barberry /BeNeris thuBurgundy' bergii' Royal Burgundy' 5gal 2 u a BS 26 American Boxwood / Buxus sempery revs 1 gal GROUND COVERS CODE QTY COMMON NAME I BOTANICAL NAME CONT SPADING m$ - 9 In HH 659 Hahn 'a English ivy/ Haderu helix'Hahn's variegated flat 8'o.c. �s CT2 9 Bailey Red Twiggad Dogwood/ Uranus stukrJgma'B.iIayi` 1gal a- CF 4 Yellcvflg Dogwood/ Came stolonifera'Flaarramea 5gal TA 133 Star Jasmine l Trachelospermum astabcum 1gal 16 cc. gip' DA J Tasmanian Tree Fern / Dicksonia antam4ca 5.gal `s 5 FM3 6 Creeping Fig/ Flcus pumila minima 5Sol - & FA FB 10 13 Dwad Forsythia/ Forsyth'axnlennedia' Arnold a Dwarf Goldenb11sl Forsythiaxntermedla' 9eatrx Farrand' 1gal 5 a t F LG t] GrossoL omolin/ Lavandula x intermedia'Gmsso' 5 a PF 18 Boston ivy/ PaMenocissus Vicuspidata 'Fenway Park 5gal PB 53 Bronze Baby New Zealand Flax l Phomtium tenax'Bmnze Baby Igal - - - -- Tsob ewa bapb PH 21 Henn Bamboo /PhyllostaGlysnigra'Hail 5ga1 �P��d o`vt' er PI 23 Holly Leaf Cheery / Pmnus ilic'Ifolia llidlolia 5 gal C iea v�.ke a¢s3 3 aw v.ae 14� RS 24 Spdrl Indian Hawthorne! Rhaphloill mciw'SpringOme' 5ga1 _ IL /n ll Q) n, RF 66 Rosa /Rosax' Flower Carpet Red' Igal chi 1 9 TJ 22 Chinese Star Jasmine/ Trachelospemnum lasminoides Igal IL 3'xT cal le basin. 2x header and 3-4" cobble �l Tree Protection Fencing Note: Tree protective fencing to be in place before start NTS demolition and is to remain in place throughout construction m `o L-D ma mU 15 I.rr. R6B aarMeotlump > ED ca Rppt Bell m O ,ar ROpreU.le,,., N waxNraaamwbeme. Pv.aa0blmmea ba Glanl O CI saml, as lra., PpoSLA to m No4. .alder to ba Ileceon atl lour Aas /6 J ofmoaallrrwapirmyeaala. V m v / MNaawa, see plenaas plan ran DO Ur bra -lbam na J aa J oae 5 -25 -13 sael•-10• -0•• BAMBOO ROOT BARRIER \L/ r2 =w rca.l=uwrot �e sab tn: calpsawe sneer sneer, Posts D I� w f r F Fence to be at drip line f- less than 5x trunk dia. i i Orange plasbc 1 4 Construction mesh - 1 4, a •• A 0 0 �I Pi _ .__ f f 3'xT cal le basin. 2x header and 3-4" cobble �l Tree Protection Fencing Note: Tree protective fencing to be in place before start NTS demolition and is to remain in place throughout construction m `o L-D ma mU 15 I.rr. R6B aarMeotlump > ED ca Rppt Bell m O ,ar ROpreU.le,,., N waxNraaamwbeme. Pv.aa0blmmea ba Glanl O CI saml, as lra., PpoSLA to m No4. .alder to ba Ileceon atl lour Aas /6 J ofmoaallrrwapirmyeaala. V m v / MNaawa, see plenaas plan ran DO Ur bra -lbam na J aa J oae 5 -25 -13 sael•-10• -0•• BAMBOO ROOT BARRIER \L/ r2 =w rca.l=uwrot �e sab tn: calpsawe sneer sneer, 10-03-13 7. ILIFF HIII tIIII)l Vp M�M_FILL, r IEYE 0, ,,1, F , . .. .... .. .. 2 Eill IODI v",E Z 11.L F_ "J fR %: 11'�101- , l—IFY I-11E III T L .1 V, I FA.I NI "I 11111;1u -IF 11 11i4 IuLL ......... I. . . qs 'T" �T FALLFIN IiiNG DETIL. . .. .... . .... lILL 171 N. 5 1171 SHRUB PLANTING STAKINC DEI 'EF 1a ,AL: CVFOIN P;I I SIDI YJC761L FOP, F11.1,E DI NE I -,,I ELI 'I; F.I % AIV, 10 )rFl- 1"LL .1 I 10. ­11T. � IF m;L.: AFE. 71 F, FV1, lAiEl I'LL. 1:72 1ppp z F IlNL I NV.L IF T 1"I In L -Ic', C 1J1 F, so­ AT A,� I FL rol", SE , IF I PLANT PEI DETAIL NATIVE SHRUB PLANTING TREE PLANTING DOUBLE STAKE `o C) In "6 > CO o 0 C) o ` o co CD ­ m _j ;2 3 .1. 5-25-13 Fv/ 01 E, REVISIONS E) 18888. N78-4500W -7 - - - - - -- - - - ----- ------- ---- � 5-6 Tp FIRST FLOOR & PARKING PLAN NW46al OFFICESPACE 11 OFFICE SPACE LANDING &W OFFICE SPACE N' OFFICESPACE z .H OFFICE SPACE m II SCALE A5 5HOM JOBNO, SECOND FLOOR PLAN SHEET A-✓ OF PLUM. FRN�ED WMWWSI / \9NCGlJ J J PIL45TEfi5 �PORTPL TO PARKING PRG TILE ABOVE PARKNG ENTRY SMOOTH STUGGO FINISH 6 CAP REAR ELEVATION SCALE: v5" = V -0" �07 TILE PARKNG ENTRY TILE V5fA1L Q Fp TI P UPPER \ PILP9TFR5 ALUM. FRAMED YUNE 3FCNTA HIGHEST— �2HI2649T FONT .� Ry CEILING HM*HT� Elrv�7y x +..saa.r ->:: •• .� �u ��.hznriw /c��� <�:r.>rarrra PLUM. FRN�ED WMWWSI / \9NCGlJ J J PIL45TEfi5 �PORTPL TO PARKING PRG TILE ABOVE PARKNG ENTRY SMOOTH STUGGO FINISH 6 CAP REAR ELEVATION SCALE: v5" = V -0" �07 TILE PARKNG ENTRY TILE V5fA1L Q Fp TI P UPPER \ PILP9TFR5 ALUM. FRAMED YUNE 3FCNTA HIGHEST— REVISIONS 8/06/19 10/02/13 11/21/19 HE* Hr LIMIT �EQVA4E METAL GUTTE49 �'M'FRAMEp WINCOW3 �5M00TN 51V L FINISH I LpRp_yryG �; • —I, I �'_ M.TH STUCCO FINI5H GATES FOR TftfaH ENGLOSNiE `TILE ABOVE PARKING ENTRY \\ VJUVEftED METAL VENTS LEFT ELEVATION SCALE: 1/5" = 1' -0' .5 IElHT LIMIT 35 HEIGHT LIMIT RIGHT ELEVATION SCALE: 1/5' = V -C" 11SH A P4 Q z � QM W � O w O � � o z � O 00 N ti jllF £ gE 0 33 n n i6 y;Eb ss H m$_'e° 36 DATE. 5/15/19 SCALF,. AS SHOWN JOB NO STIEFT A -4 OI' �07 TILE Q .� Ry TILE PETAL UPPER El EO. rr rr� i 5m, Tr FRONT ♦ , HE* Hr LIMIT �EQVA4E METAL GUTTE49 �'M'FRAMEp WINCOW3 �5M00TN 51V L FINISH I LpRp_yryG �; • —I, I �'_ M.TH STUCCO FINI5H GATES FOR TftfaH ENGLOSNiE `TILE ABOVE PARKING ENTRY \\ VJUVEftED METAL VENTS LEFT ELEVATION SCALE: 1/5" = 1' -0' .5 IElHT LIMIT 35 HEIGHT LIMIT RIGHT ELEVATION SCALE: 1/5' = V -C" 11SH A P4 Q z � QM W � O w O � � o z � O 00 N ti jllF £ gE 0 33 n n i6 y;Eb ss H m$_'e° 36 DATE. 5/15/19 SCALF,. AS SHOWN JOB NO STIEFT A -4 OI' (SEE STREETSCAPE BELOW) STREETSCAPE -PLOT PLAN SG E: 1" = 5 STREETSCAPE REVISIONS 8/06/19 10/02/15 11/21/15 �A W Qa z � A Qa U W � O � O Q o a a 00 N b F69 %p �Edd §o fps£ a9 L¢p" toN IDATE 5/15/15 1 A -6 OF REVJS DNS .� i blC6 /13 _ Q ( p FQR�GNURGj ( p FOR GHUR I _ a t LY '. Lx - 4 , rF F (NEIGHBORING (NEIGHBORING OMMERGIAL BUILDIN OMMERGIAL BUILDIN�f O x y w iLLL i M/y� � l R nE Ev 9p15 i � n I °- H, SHADOW STUDY: DECEMBER 21 CC 9:00am SHADOW STUDY. DECEMBER 21 @ 3:00pm DATE 5/15/15 SCALE_ A5 5HOM JOB NO *NOTE: SHADOW STUDIES FOR JUNE 21 SHOW NO SHADOW ON NEIGHBORING STUDIES -K11FET G PROPERTIES. SC A _7 ALE: Vib" = T ti -0" DF