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Attachment 11ORDINANCE NO. Draft Ordinance: subject to modification by Town Counci l based on deliberations and direction ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE FROM CH TO CH:PD FOR PROPERTY AT 16212 LOS GATOS BOULEVARD (APNs 523-06-010 AND 523-06-011) THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS : SECTION I The Town Code of the Town of Los Gatos is hereby amended to change the zoning on property at 16212 Los Gatos Boulevard (Santa Clara County Assessor Parcel Numbers 523-06- 010 and 523-06-0 11 ) as shown on the map attached hereto as Exhibit A , and is part of this Ordinance, from CH (Restricted Highway Commercial) to CH:PD (Restricted Highway Commercial, Planned Development). SECTION II The PD (Planned Development Overlay) zone established by thi s Ordinance authori zes the following construction and use of improvements: 1. Removal of existing site improvements. 2. Construction of 10 market rate s ingle-family detached residences . 3. Provi sion of one low income BMP unit. 4. Landscaping, private street, parking and other improvements shown and required on the Official Development Plans. 5. Uses permitted are those specified in the CH (Restricted Highway Commercial) zone by Sections 29.60.420 (Permitted Uses) and 29.20.185 (Conditional Uses) of the Zoning Ordinance, as those sections exist at the time of the adoption of thi s Ordinance, or as they may be amended in the future. However, no u se li sted in Section 29.20.185 is allowed unless specifically authorized by this Ordinance, or by a Conditional Use Permit. ATTACHMENT 11 Page 1 of23 SECTION III COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS All provisions of the Town Code apply, except when the Official Development Plan specifically shows otherwise. SECTION IV Architecture and Site approval is required before construction and site improvement construction work is performed, whether or not a permit is required for the work and before any permit for construction is issued. Construction permits shall only be in a manner complying with Section 29.80.130 of the Town Code. SECTION V The attached Exhibit A (Map), and Exhibit 8 (Official Development Plans) noted as Attachment 10 of the report to the Town Council for the meeting of April 19 2016, are part of the Offici al Development Plan. The following performance standards must be complied with before issuance of any grading, or construction permits: TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are conceptual in nature. Final building footprints and building designs shall be determined during the Architecture and Site approval process. Colors and building materials shown on the Official Development Plan are not approved and shall be reviewed during the Architecture and Site approval process. 2. 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. Page 2 of23 3. ARCHITECTURE AND SITE APPROVAL REQUIRED . Separate Architecture and Site (A&S) application approval will be required for each of the new residences. Architectural details, shall be refined as part of this process with input from the Town's Architectural Consultant. The Development Review Committee shall be the deciding body for the Architecture and Site applications. 4. SUBDIVISION REQUIRED. A tentative map application shall be approved and recorded for the project prior to the issuance of building permits. The Development Review Committee may be the deciding body of the tentative map. 5. BELOW MARKET PRICE (BMP) UNITS. The developer shall provide one (1) BMP unit , within the project. The BMP unit will be sold to one low income recipient through the Town's BMP Program. 6. DEED RESTRICTION . A deed restriction shall be recorded prior to the issuance of any building permits, stating that the BMP residence must be purchased and maintained as a below market price unit pursuant to the Town 's BMP Ordinance and requirements. The developer shall enter into a Below Market Price Agreement with the Town prior to issuance of building permits . 7. FINAL LANDSCAPE PLAN. A final landscape plan shall be reviewed by the Town's Consulting Landscape Architect and approved as part of the Architecture and Site process. Minimum tree size at time of planting shall be 24-inch box. 8. WATER CONSERVATION ORDINANCE REQUIREMENT. The proposed landscaping 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 prior to the issuance of a building permit. 9. SETBACKS. Minimum setbacks are as shown on the Official Development Plans. Setbacks may not be reduced to less than what is shown on the Official Development Plans. 10. BUILDING HEIGHT. The maximum height of the new residences shall be 30 feet. Page 3 of23 11. HOUSING SIZE. No additional square footage shall be permitted for any of the new residences. 12. GREEN BUILDING. The new residences shall be designed to achieve compliance with GreenPoint Rated Standards for green building certification. The GreenPoint checklist shall be completed by a Certified Green Building Professional and submitted to the Town prior to issuance of a building permit. 13. ACCESSORY STRUCTURES. Any accessory structures shall be governed by Section 29.40.015 of the Town Code. 14. OUTDOOR LIGHTING. All exterior building and outdoor lighting shall be shielded and directed away from neighboring properties, to shine on the project site only. Lighting shall be the minimum needed for pedestrian safety and security. Lighting specifications shall be reviewed as part of the Architecture and Site process. 15. AESTHETICS MITIGATION MEASURE AES-1. Prior to approval ofthe Planned Development, the applicant shall review the design review comments prepared by Canon Design Group and revise the project plans to comply with the Town's Residential Design Guidelines and General Plan goals and policies. Revised project plans will be subject to the Town's design review process . 16. AIR QUALITY MITIGATION MEASURE AQ-1. To limit the project's construction- related dust, criteria pollutant, and precursor emissions, the following BAAQMD- recommended Basic Construction Mitigation Measures shall be implemented: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas , and unpaved access roads) shall be watered two times per day. b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered. c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. e. All roadways , driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. Page 4 of23 f. Idling times shall be minimized either by shutting equipment off when not in u se or reducing the maximum idling time to 5 minutes (as required by the California g. airborne toxics control measure Title 13 , Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. h . All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. 1. A publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints shall be posted at the site. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. 17 . BIOLOGICAL RESOURCES MITIGATION MEASURE BI0-1. If noi se generation, ground disturbance, vegetation removal , or other construction activities begin during the nesting bird season (February 1 to August 31 ), or if construction activities are suspended for at least two weeks and recommence during the nesting bird season, then the project developer shall retain a qualified biologi st to conduct a pre-construction survey for nesting bird s. The survey shall be performed within suitable nesting areas o n and adjacent to the site to ensure that no active nests would be disturbed during project implementation. This survey shall be conducted no more than two weeks prior to th e initiation of construction activities. A report documenting survey results a nd plan for active bird nest avoidance (if needed) shall be completed by the qualified bi olog ist and submitted to the Town of Los Gatos for approval prior to initiation of construction activities. • If no active bird nests are detected during the survey, then construction activities can proceed as scheduled. However, if an active bird nest of a native s pecies is detected during the survey, then a plan for active bird nest avo idance shall b e prepared to determine and clearly delineate a temporary protective buffer area around each active nest, with buffer area size depending on the nesting bird species, existing s ite conditions, and type of proposed construction activities. The protective buffer area around an active bird nest is typicall y 75-250 feet , Page 5 of23 determined at the discretion of the qualified biologist and in compliance with any applicable project permits. • To ensure that no inadvertent impacts to an active bird nest will occur, no construction activities shall occur within the protective buffer area(s) until the juvenile birds have fledged (left the nest), and there is no evidence of a second attempt at nesting, as determined by the qualified biologist. 18. CULTURAL RESOURCES MITGATION MEASURE CR-1. In the event that any potentially significant archaeological resources (i.e., potential historical resources or unique archaeological resources) are discovered, the contractor shall stop work within 50 meters (about 160 feet) of the find until the find can be evaluated by a qualified archaeologist. If the find is determined to be significant, notification shall be made and appropriate mitigation measures shall be developed and implemented with the concurrence of the Town. 19. CULTURAL RESOURCES MITGATION MEASURE CR-2. Ifhuman remains are found during construction activities, no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the archeological monitor and the coroner of Santa Clara County are contacted. If it is determined that the remains are Native American, the coroner shall contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendent (MLD) from the deceased Native American. The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and associated grave goods as provided in Public Resources Code section 5097.98. The landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not s ubject to further disturbance if: a. The Native American Heritage Commission is unable to identify a MLD or the MLD failed to make a recommendation with-in 24 hours after being notified b y the Commission; Page 6 of23 b. The descendent identified fails to make a recommendation; or c. The landowner or his authori zed representative rejects the recommendation of the descendent, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner. 20 . HAZARDS AND HAZARDOUS MATERIALS MEASURE HAZ-1. The applicant shall retain a qualified contractor to conduct a visual inspection/pre-demolition survey, and sampling if determined necessary by the qualified contractor, prior to the demolition of the structure, to determine the presence of asbestos-containing materials . All potentially friable asbestos-containing materials, if present, shall be removed under a permit from the Bay Area Air Quality Management District in accordance with National Emissions Standards for Hazardous Air Pollutants guidelines prior to building demolition or renovation that may disturb the materials. All demolition activities shall be undertaken in accordance with Cal/ OSHA standards, contained in Title 8 of the California Code of Regulations, Section 1529. Materials containing more than one percent asbestos are also subject to air district regulations contained in air district Regulation 11, Rule 2. 21. TREE REMOVAL PERMIT . A Tree Removal Permit shall be obtained for trees approved for removal prior to the issuance of demolition or grading permits. 22 . REPLACEMENT TREES. New trees shall be planted to mitigate the loss of trees being removed. The number of trees shall be determined using the canopy replacement table in the Tree Protection Ordinance. New trees shall be double staked and shall be planted prior to final inspection and issuance of occupancy permits. If the required number of replacement trees cannot be accommodated on the project site, the applicant may pay an in-lieu fee for any trees that are not planted. 23. TREE FENCING . Protective tree fencing shall be placed at the drip line of existing trees that are to be retained , and shall remain through all phases of grading and 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. Include a tree protection fencing plan with the construction plans. 24. CC&R's. A copy of the CC&R's shall be submitted for review and approval by the Town Attorney, Engineering Division and Planning Division prior to map recordation. Page 7 of23 25. RECYCLING. All wood, metal, glass and aluminum materials generated from demolition work 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 demolition inspection. 26. FINAL UTILITY LOCATIONS. The applicant shall submit plans 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 plans shall be submitted for review and approval prior to issuance of building permits for new construction. 27. NOISE MITGATION MEASURE NOl-l. The applicant shall have an acoustical consultant review the construction design details and materials to ensure that appropriate noise control measures are incorporated into the project so noise levels in exterior living areas and interiors of all proposed residences would be reduced to "normally acceptable" levels , as determined by the Town's Noise Element. The acoustical consultant shall review the construction plans, building elevations, and floor plans prior to construction to calculate expected interior and exterior noise levels and ensure compliance with Town policies and state noise regulations . • If determined necessary by the construction-level acoustical analysis , appropriate building construction techniques including sound-rated windows, doors, and building fayade treatments including sound rated wall construction, acoustical caulking, etc., shall be required for residential units facing public streets. Building sound insulation requirements shall include the provision of forced-air mechanical ventilation for all residential units, so that windows could be kept closed at the occupant 's discretion to control noise. 28. NOISE MITGATION MEASURE NOI-2 . The following language shall be included on any permits issued for the project site. a. Noise-generating construction activities shall be limited to weekdays between 8 AM and 8 PM and weekends and holidays between 9 AM and 7 PM; b. Equip all internal combustion engine-driven equipment with mufflers , which are in good condition and appropriate for the equipment; Page 8 of23 c. Prohibit all unnecessary idling of internal combustion engines; and d. Utilize "quiet" models of air compressors and other stationary noise sources where feasible technology exists. Building Division 29. PERMITS REQUIRED. A Demolition Permit is required for any demolition work necessary for the project and a Building Permit is required for construction of each of the new residences and detached garages. Separate permits are required for electrical, mechanical , and plumbing work as necessary. 30. SIZE OF PLANS. Submit four sets of construction plans, maximum size 24 " x 36". 31. CONDITIONS OF APPROVAL. The Performance Standards and any subsequent 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 will be addressed. 32. DEMOLITION REQUIREMENTS. Obtain a Building Department Demolition Application and a Bay Area Air Quality Management Application from the Building Department Service Counter. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed form to the Building Department Service Counter with the J# Certificate, PG&E verification, and three (3) sets of site plans to include all existing structures, existing utility service lines such as water, sewer, and PG&E . No demolition work shall be done without first obtaining a permit from the Town. 33. STREET NAMES & HOUSE NUMBERS. Requests for new street name and house numbers must be submitted to the Building Division prior to application for building permits . 34. 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. 35. SHORING. Shoring plans and calculations will be required for all excavations which exceed four (4) feet in depth or which remove lateral support from any existing building, Page 9 of23 adjacent property or the public right-of-way. Shoring plans and calculations shall be prepared by a Californi a licensed engineer and shall conform to the Cal/OSHA regulations. 36 . FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and that the building pad elevation, on-site retaining wall locations, and elevations have been prepared according to approved plans . Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items : a. Building pad elevation b. Finish floor elevation c. Foundation comer locations d. Retaining Walls 37. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS. The residences shall be designed with adaptability features for multiple family residences per Town Resolution 1994-61: a. Wood backing (2 " x 8" minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs located 34-inches from the floor to the center of the backing, suitable for the installation of grab bars. b. All passage doors shall be at least 32-inches wide on the accessible floor. c. Primary entrance shall a 36-inch wide door including a 5 'x5' level landing , no more than 1/2-inch out of plane with the immediate interior floor level with an 18- inch clearance at interior strike edge. d. Door buzzer, bell or chime shall be hard wired at primary entrance. 38. TITLE 24 ACCESSIBILITY. On-site parking facilities shall comply with the latest California Title 24 Accessibility Standards. Work shall include, but not be limited to, on- site general path of travel accessibi lity to building entrances from parking facilities and sidewalks. 39. TITLE 24 ENERGY COMPLIANCE. All required California Title 24 Energy Compliance Forms must be blue-lined on the plans. Page 10 of23 40. BLUEPRINT FOR CLEAN BAY. The Town standard Santa Clara County Valley Nonpoint Source Pollution Control Program Sheet (24x36) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of$2 or at San Jose Blue Print for a fee or online at www.losgatosca.gov/building. 41 . 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 in stallation. 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 ofthe next upstream manhole. 42. PLANS. The construction plans shall be prepared under the direct supervision of a licensed architect or engineer. (Business and Professionals Code Section 5538). 43. SPECIAL INSPECTIONS. When a special inspection is required by CBC Secti on 1704, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 44. APPROVALS REQUIRED. The project requires the following departments and agencies approval before issuing a building permit: a. Community Development -Planning Division b. Engineering/Parks & Public Works Department c. Santa Clara County Fire Department d . West Valley Sanitation District e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. f. Bay Area Air Quality Management District 45. HOUSING ACCESSIBILITY. The project shall comply with the Housing Accessibility requirements of2007 California Building Code Chapter 11A. Page 11 of23 TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 46. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related 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 str~et will not be allowed unless an encroachment 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. 47 . APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer. 48. ENCROACHMENT PERMIT: All work in the public right-of-way will requtre 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), AT&T, Comcast, Santa Clara Valley Water District, and California Department of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering Division of the Parks and Public Works Department prior to releasing a building permit. 49. PUBLIC WORKS INSPECTIONS : The Developer or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in rejection of work that went on without inspection. 50. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Developer's operations. Improvements such as , but not limited to : curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, Page 12 of23 thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete s hall be free of stamps, logo s, names , graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor's so le expense and no additional compensation shall be allowed therefore. Existing impro vement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. The Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 51. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial .closure of the street and/or sidewalk requires an encroachment permit. Special provi sions such as limitations on works hours , protective enclosures, or other means to facilitate public access in a safe manner may be required. 52. 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. 53. INSPECTION FEES: Inspection fee s shall be deposited with the Town prior to the issuance of any permits or recordation of the Final Map. 54. PLANS AND STUDIES: All required plans and studies shall be prepared b y a Regi stered Professional Engineer in the State of California, and s ubmitted to the Town Engineer for review and approval. 55. GRADING PERMIT: A grading permit is required for all s ite grading and drainage work except for exemptions listed in Section 12.20.015 of the Town Code (Grading Ordinance). The grading permit application and plans shall be made to the Engineering Divi sion of the Parks and 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 li st earthwork quantities and a tabl e 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. Page 13 of23 56. DRAINAGE STUDY: Prior to the issuance of any grading permits, submit drainage calculation for the proposed onsite storm drainage system and connection to the public mam. 57 . TREE REMOVAL: A tree removal permit is required prior to the issuance of a grading or building permit, whichever comes first. 58. RETAINING WALLS : A building permit, issued by the Building Department at 110 E . Main Street, may be required for on-site retaining walls. On-site walls are not reviewed or approved by the Engineering Division ofParks and Public Works. 59 . FINAL MAP: A final map is required. Two copies of the final map shall be submitted to the Engineering Division of the Parks & Public Works Department for review and approval. Submittal shall include closure calculations, title reports and the appropriate fee. The map shall be recorded before any permits for new construction are issued. 60. WEST VALLEY SANITATION DISTRICT: All sewer connection and treatment plant capacity fees shall be paid either immediately prior to the recordation of any subdivision or tract maps with respect to the subject property or properties, or immediately prior to the issuance of a sewer connection permit, which ever event occurs first. Written confirmation of payment of these fees shall be provided prior to map recordation. 61. DEDICATIONS: The following shall be dedicated on the final map. The dedication shall be recorded before any permits are issued: a. Sidewalk Easement to cover the new proposed sidewalk. b. Public Utility Easement , Private Utility Easement, Private Ingress/Egress Easement, and Private Storm Drainage Easement as shown on the map. c. Emergency Access Easement for access onto the private road. 62. DEMOLITION: The existing building shall be demolished prior to recordation of the parcel map affected by this existing building. 63. 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. Page 14 of23 64. SOILS MITIGATION MEASURE: The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections . All recommendations of the investigation shall be incorporated into project plans. 65. SOILS REVIEW: Prior to issuance of any permit, the applicant's engineers shall prepare and submit a design-level geotechnical/geological investigation for review and approval by the Town. The applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. The applicant's soils engineer 's approval shall then be conveyed to the Town either by letter or by signing the plans. 66. 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. 67. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the Geotechnical Feasibility Proposed Residential Development 16212 Los Gatos Boulevard by Milstone Geotechnical, dated June 9, 2014, 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. 68 . JOINT TRENCH PLANS: Joint trench plans shall be reviewed and approved by the Town prior to recordation of a map. The joint trench plans shall include street and/or site lighting and associated photometries . A letter shall be provided by PG&E stating that public street light billing will by Rule LS2A, and that private lights shall be metered with billing to the homeowners association . Pole numbers, assigned by PG&E, shall be clearly delineated on the plans. Page 15 of23 69. PUBLIC IMPROVEMENTS: The following improvements shall be installed by the Developer. Plans for those improvements shaH be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of a building permit or the recordation of a map. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued . a. Los Gatos Boulevard: Construct new curb, gutter, and detached sidewalk with park strip. b. Shannon Road: 1. Construct new curb, gutter, driveway, and detached sidewalk with park strip. n. Re-stripe to maintain existing right turn lane, provide an extended left turn lane, and add a green bike lane along the frontage from property line to Los Gatos Boulevard. A sidewalk easement near the corner of the intersection may be required to accommodate these improvements. c. Los Gatos Boulevard/Shannon Road Intersection: 1. Modify the northeast corner of the intersection and instaH pedestrian crosswalk signal for crossing from the pork-chop island to the sidewalk at the project corner. u. Construct a curb ramp in compliance with ADA standards. 70. SUBDIVISION IMPROVEMENT AGREEMENT: The Applicant shall enter into an agreement to construct public improvements in accordance with Town Code Section 24.40.020. The applicant shaH supply suitable securities for aH public improvements that are part of the development in a form acceptable to the Town in the amount of 100% (performance) and 100% (labor and materials) prior to issuance of any permit. Applicant shall provide two (2) copies of documents verifying the cost of the public improvements to the satisfaction of the Engineering Division of the Parks & Public Works Department. 71. WATER DESIGN : Water plans prepared by SJWC must be reviewed and approved prior to issuance of any permit. 72 . UTILITIES: The Developer shaH install all new, relocated, or temporarily removed utility services, including telephone , electric power and aH other communications lines Page 16 of23 underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 73. FENCING: Any fencing proposed within 200-feet of an intersection shall comply with Town Code Section §23 .1 0.080. 74. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080, 26.10.065, and 29.40.030. 75. TRAFFIC IMPACT MITIGATION FEE: The Developer shall pay the project's proportional share of transportation improvements needed to serve cumulative development within the Town of Los Gatos . The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. The fee shall be paid before issuance of a building permit. The traffic impact mitigation fee for this project shall be calculated from the final plans using the current fee and rate schedules in effect at the time the building permit is issued, using a trip generation rate based on the comparison of existing and proposed uses. 76. CONSTRUCTION STREET PARKING: No vehicle having a manufacture 's rated gross vehicle weight exceeding ten thousand (1 0 ,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. 77. 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 6:00p.m.). Prior to the issuance of a building permit, the Developer shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off of the project site. This may include, but is not limited to provisions for the Developer/Owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination Page 17 of23 with other significant projects in the area may also be required. All trucks transporting materials to and from the site shall be covered. 78. CONSTRUCTION HOURS: All subdivision improvements and site improvements construction activities, including the delivery of construction materials, labors , heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 8:00 p .m ., weekdays and 9:00a.m. to 7:00p.m. weekends and holidays. The Town may authorize, on a case-by-case basis, alternate construction hours . The Applicant/Subdivider shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 79. CONSTRUCTION NOISE: Between the hours of 8:00a.m. to 8:00p.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 from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 80. 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. 81. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. A sanitary sewer clean-out is required for each property at the property line or location specify by the Town. 82 . SITE DESIGN MEASURES: All projects shall incorporate one or more of the following measures : a. Protect sensitive areas and minimize changes to the natural topography. b . Minimize impervious surface areas. c. Direct roof downspouts to vegetated areas. d. Use permeable pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater. Page 18 of23 83. LANDSCAPING: In finalizing the landscape plan for the biotreatment area, it is recommended that the landscape architect ensure that the characteristics of the selected plants are similar to those of the plants listed for use in bioretention areas in Appendix D of the SCVURPPP C.3 Storm water Handbook. 84. 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 minimi ze the effects of blowing dust. All public streets so iled 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. 85. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinance and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 86. 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 Page 19 of23 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 1 0' minimum from adjacent property line and/or right of way. 87. STORM WATER MANAGEMENT PLAN: A storm water management shall be included with the grading permit application per the amended provisions C .3 of the Municipal Regional Stormwater NPDES Permit, Order R2-2015 -0049, NPDES Permit No. CAS612008. The p lan shall delineate source control measures and BMPs together with the sizing calculations. The plan shall be certified by a professional pre-qualified by the Town. In the event that the storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The Applicant may elect to have the Planning submittal certified to avoid this possibility. 88. STORM WATER MANAGEMENT PLAN CERTIFICATION: Certification from the biotreatment so ils prov ider is required and shall be given to Engineering Division Inspection staff a minimum of thirty (30) days prior to delivery of the material to the job site. Additionally deliver tags from the soil mix shall also be provided to E ngineering Division Inspection staff. Sample Certification can be found here: h ttp ://www.scvurppp-w2k.com/nd wp.shtml ?zoo m highlight=BIOTREA TMENT +SOIL 89. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES INSPECTION AND MAINTENANCE OBLIGATIONS: The property owner/homeowner's association shall enter into an agreement with the Town for maintenance of the stormwater filtration devices required to be installed on this project by the Town's Stormwater Discharge Permit and all current amendments or modifications. The agreement shall specify that certain routine maintenance shall be performed by the property owner/homeowner's association and shall s pecify device maintenance reporting requirements. The agreement shall also specify routine inspection requirements, permits and payment of fees. The agreement shall be recorded, and a copy of the recorded agreement shall be submitted to the Engineering Divi s ion of the Parks and Public Works Department, prior to the release of any occupancy permits. Page 20 of23 90 . SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of contractor and homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT washed into the Town 's storm drains . 91. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours . The storing of goods and /or materials on the sidewalk and/or the street will not be allowed unle ss an encroachment permit is issued by the Engineering Division . The adjacent public right-o f - 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 an encroachment 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. 92. UTILITY COMPANY REVIEW: Letters from the electric, telephone, cable, and trash companies indicating that the proposed improvements and easements are acceptable shall be provided prior to recordation of the final map. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 93 . AUTOMATIC FIRE SPRINKLER SYSTEM. Approved automatic fire sprinklers are required for all new residences. A State of California licensed (C-16) fire protection contractor shall submit plans , calculations a completed permit application and appropriate fees to the Fire Department for review and approval, prior to beginning work . 94 . POT ABLE 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. Page 21 of23 95. PUBLIC FIRE HYDRANT(S) REQUIRED. Provide public fire hydrant(s) at location(s) to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be 600 feet , with a minimum single hydrant flow of 1,500 GPM at 20 psi , residual. Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets. 96. FIRE LANE MARKING. Fire apparatus roads, driveways and access ways shall not be marked as fire lanes without first obtaining Fire Department approval. Fire lanes shall be identified by red curb marking, signage or roadway surface marking. 97 . TIMING OF WATER SUPPLY INSTALLATIONS. Installations ofrequired fire services and fire hydrant(s) shall be tested and accepted by the Fire Department prior to the start of framing or delivery of combustible materials, except when approved alternate methods of protection are provided . Temporary street signs shall be installed at each street intersection when construction of roadways allows passage by vehicles . 98. PREMISE IDENTIFICATION. Approved numbers or addresses shall be placed on all new and buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background . Page 22 of23 SECTION VI This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on ____ , 2016, and adopted by the following vote as an ordinance of the Town of Los Gatos at a meeting of the Town Counci l of the Town of Los Gatos on ____ , 2016 and becomes effective 30 days after it is adopted. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: ATTEST: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ' DFV ()J l>S 2(ilh l ( fli(2J::.<! lC~ Page 23 of23 This Page Intentionally Left Blank This Page Intentionally Left Blank N PROJECT NO.13-016 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013PRELIMINARY PLANNING REVIEW 06.28.2013PD PERMIT SUBMITTAL 06.10.2014PD PERMIT RESUBMITTAL 07.10.2014PD PERMIT RESUBMITTAL 08.11.2014PD PERMIT RESUBMITTAL 05.01.2015PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT TRUEEXTERIOR PERSPECTIVES A0.3 3 -ENTRY STREET 6 - SH A N N O N R O A D 5 - LO S G A T O S B L V D A T S H A N N O N R D C O R N E R 2 -LOS GATOS BLVD AT SHANNON RD CORNER1 -LOS GATOS BLVD AT SHANNON RD CORNER 4 - LO S G A T O S B O U L E V A R D N PROJECT NO.13-016 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013PRELIMINARY PLANNING REVIEW 06.28.2013PD PERMIT SUBMITTAL 06.10.2014PD PERMIT RESUBMITTAL 07.10.2014PD PERMIT RESUBMITTAL 08.11.2014PD PERMIT RESUBMITTAL 05.01.2015PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT TRUESOLAR STUDY JUNE 21ST A0.4a 4 1" = 5 0 ' SO L A R S T U D Y J U N E 2 1 S T , 9: 0 0 A M - S I T E P L A N 5 1" = 5 0 ' SO L A R S T U D Y J U N E 2 1 S T , 1 2 : 0 0 P M - S I T E P L A N 6 1" = 5 0 ' SO L A R S T U D Y J U N E 2 1 S T , 3: 0 0 P M - S I T E P L A N 1 -SOLAR STUDY JUNE 21ST, 9:00 AM - PERSPECTIVE 2 -SOLAR STUDY JUNE 21ST, 12:00 PM - PERSPECTIVE 3 -SOLAR STUDY JUNE 21ST, 3:00 PM - PERSPECTIVE N PROJECT NO.13-016 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013PRELIMINARY PLANNING REVIEW 06.28.2013PD PERMIT SUBMITTAL 06.10.2014PD PERMIT RESUBMITTAL 07.10.2014PD PERMIT RESUBMITTAL 08.11.2014PD PERMIT RESUBMITTAL 05.01.2015PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT TRUESOLAR STUDY DECEMBER 21ST A0.4b 4 1" = 5 0 ' SO L A R S T U D Y D E C E M B E R 2 1 S T , 9 : 0 0 A M - S I T E P L A N 5 1" = 5 0 ' SO L A R S T U D Y D E C E M B E R 2 1 S T , 1 2 : 0 0 P M - S I T E P L A N 6 1' = 5 0 ' SO L A R S T U D Y D E C E M B E R 2 1 S T , 3 : 0 0 P M - S I T E P L A N 1 - SO L A R S T U D Y D E C E M B E R 2 1 S T , 9 : 0 0 A M - P E R S P E C T I V E 2 - SO L A R S T U D Y D E C E M B E R 2 1 S T , 1 2 : 0 0 P M - P E R S P E C T I V E 3 - SO L A R S T U D Y D E C E M B E R 2 1 S T , 3 : 0 0 P M - P E R S P E C T I V E x x x x x x x x x x x x x x x x x x x x x x x x x x x 2 9 9 2 s f 2 0 6 8 s f 2 0 6 8 s f 2 0 6 8 s f 2 0 6 8 s f 2 5 1 9 s f 1 9 7 4 s f 5 6 7 5 s f 6 5 1 1 s f 5 6 4 9 s f 3 5 2 1 s f 3 9 1 6 s f A 1 A 2 A 3 A 4 A 5 B D 1 C 1 D 2 C 2 C 3 Z B M P 5 6 7 5 s f - L A N D U S E P L A N A 1 . 1 - PROJECT NO. REVISION C S T U D I O S S Q U A R E D A R C H I T E C T U R E , I N C . 13-011 1 9 N . 2 n d S t . , S t e . 2 0 5 S a n J o s e , C A 9 5 1 1 3 P : ( 4 0 8 ) 9 9 8 - 0 9 8 3 F : ( 4 0 8 ) 9 9 8 - 0 9 8 2 06.11.2013 DESCRIPTIONDATE PRELIMINARY PLANNING REVIEW IL VICINATO 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC N 11 NEW SINGLE FAMILY RESIDENCES T R U E "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION" A COMMUNITY PROJECT BY STEM DEVELOPMENT 06.28.2013 PRELIMINARY PLANNING REVIEW 06.10.2014 PD PERMIT SUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 PD PERMIT RESUBMITTAL 1 / 1 6 " feet 24 324 8 16 N T S P R I V A T E S T R E E T S S I D E W A L K S , W A L K S , P A T H S A N D P O R C H E S P A R K I N G A R E A S P R I V A T E L A N D S C A P E A R E A S - - S E E L A N D S C A P E P L A N S B U I L D I N G F O O T P R I N T L A N D S C A P E A R E A S ( S H A R E D W I T H A L L H O M E O W N E R S ) - - S E E L A N D S C A P E P L A N S N PROJECT NO.13-011 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013 PRELIMINARY PLANNING REVIEW 06.28.2013 PD PERMIT SUBMITTAL 06.10.2014 PD PERMIT RESUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"A3.011/8"WEST ELEVATION A & B BUILDINGS 2 1/8"SOUTH ELEVATION B & D BUILDINGS 3 1/8"SOUTH ELEVATION C BUILDINGSELEVATIONS A1 A2 A3 A4 A5 B B D1 D2 C1 C2 C3 BM P N PROJECT NO.13-011 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013 PRELIMINARY PLANNING REVIEW 06.28.2013 PD PERMIT SUBMITTAL 06.10.2014 PD PERMIT RESUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1 1/ 4 " WE S T E L E V A T I O N B U I L D I N G S A 1 & A 2 ( F R O N T ) 2 1/ 4 " WE S T E L E V A T I O N B U I L D I N G S A 3 & A 4 ( F R O N T ) A3.2ELEVATIONS= NUMBER OF KEYNOTE BELOW #- -KEYNOTES1 ASPHALT COMPOSITION ROOF SHINGLE 2C L A Y R O O F T I L E S 3 MULTI-WIDTH COMPOSITE SHAKE ROOF TILES 4 STANDING SEAM METAL ROOF 5 LIGHTWEIGHT BRICK VENEER 6 LIGHTWEIGHT STONE VENEER 7 STAIN GRADE CLEAR CEDAR SHIPLAP SIDING 8 CEMENT FIBER SHINGLE TONGUE AND GROOVE SIDING 9 CEMENT FIBER LAP SIDING 10 CEMENT FIBER BOARD AND BATTEN SIDING 11 PAINTED SMOOTH STUCCO 12 STUCCO REVEAL 13 STAIN GRADE WOOD GARAGE DOOR 14 PAINT GRADE WOOD GARAGE DOOR 15 STAIN GRADE WOOD ENTRY DOOR 16 WOOD CLAD WINDOW/DOOR WITH SIMULATED DIVIDED LITES 17 ALUMINUM WINDOW/DOOR 18 FIBER GLASS COLUMN 19 PAINTED STEEL COLUMN 20 STAIN GRADE CURVED GLULAM POST 21 STEEL CANOPY W/ CABLE INFILL 22 STAMPED CONCRETE STEPS 23 STONE TILE STEPS OVER CONCRETE SLAB 24 EXTERIOR LIGHT FIXTURE 25 ADDRESS SIGNAGE CLEARLY VISIBLE FROM ADJACENT STREETS OR ROADS 26 42" HIGH MIN. CABLE RAILING SYSTEM 27 42" HIGH MIN. WOOD RAILINGS AND CAP 28 42" HIGH MIN. WROUGHT IRON GUARDRAIL 29 BUSH HAMMERED CONCRETE 30 SHINGLE MOLD OVER BARGE BOARD 31 PAINTED METAL GUTTER 32 PAINT GRADE FASCIA 33 STONE OGEE MOLDING 34 STONE OGEE WINDOW SILL 35 STONE TRIM 36 PAINTED WOOD TRIM 37 STAIN GRADE WOOD TRIM 38 PAINTED HALF TIMBERS 39 PAINT GRADE WOOD BRACKET 40 STAIN GRADE SHAPED WOOD CORBEL 41 CLAY TILE ACCENTS 42 PAINT GRADE SHUTTERS 43 PLANTER BOX 44 (N) A/C UNIT CONDENSER PAD(S)--PROVIDE EL ECTRICAL TO THIS LOCATION AS REQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. A/C UNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE A2 A1 A4 A3 +/ - 3 6 9 . 4 5 ' (E ) F I N I S H G R A D E +/ - 3 6 9 . 7 5 ' (E ) F I N I S H G R A D E UN I T 3 S H O W N O N 2 / A 3 . 2 UN I T 5 S H O W N O N 1 / A 3 . 4 UN I T 2 S H O W N O N 1 / A 3 . 2 BM P 4 TY P . 7 TY P . 11 TY P . 12 TY P . 15 TY P . 17 TY P . 19 TY P . 21 TY P . 6 TY P . 6 TY P . 23 TY P . 24 TY P . 26 TY P . 27 TY P . 29 TY P . 31 TY P . 32 TY P . 35 TY P . 37 TY P . 4 ' - 6 " 1 0 ' - 3 " 9 ' - 0 " + / - 2 8 ' - 8 " ( < 3 0 ' A . F . G . ) + / - 2 9 ' - 8 " ( < 3 0 ' A . F . G . ) 4 ' - 6 " 1 0 ' - 3 " 9 ' - 0 " + / - 2 8 ' - 8 " ( < 3 0 ' A . F . G . ) + / - 2 9 ' - 8 " ( < 3 0 ' A . F . G . ) 25 TY P . N PROJECT NO.13-011 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013 PRELIMINARY PLANNING REVIEW 06.28.2013 PD PERMIT SUBMITTAL 06.10.2014 PD PERMIT RESUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1 1/ 4 " EA S T E L E V A T I O N B U I L D I N G S A 1 & A 2 ( F R O N T ) 2 1/ 4 " EA S T E L E V A T I O N B U I L D I N G S A 3 & A 4 ( F R O N T ) A3.3ELEVATIONS= NUMBER OF KEYNOTE BELOW #- -KEYNOTES A1 A2 A3 A4 1 ASPHALT COMPOSITION ROOF SHINGLE 2C L A Y R O O F T I L E S 3 MULTI-WIDTH COMPOSITE SHAKE ROOF TILES 4 STANDING SEAM METAL ROOF 5 LIGHTWEIGHT BRICK VENEER 6 LIGHTWEIGHT STONE VENEER 7 STAIN GRADE CLEAR CEDAR SHIPLAP SIDING 8 CEMENT FIBER SHINGLE TONGUE AND GROOVE SIDING 9 CEMENT FIBER LAP SIDING 10 CEMENT FIBER BOARD AND BATTEN SIDING 11 PAINTED SMOOTH STUCCO 12 STUCCO REVEAL 13 STAIN GRADE WOOD GARAGE DOOR 14 PAINT GRADE WOOD GARAGE DOOR 15 STAIN GRADE WOOD ENTRY DOOR 16 WOOD CLAD WINDOW/DOOR WITH SIMULATED DIVIDED LITES 17 ALUMINUM WINDOW/DOOR 18 FIBER GLASS COLUMN 19 PAINTED STEEL COLUMN 20 STAIN GRADE CURVED GLULAM POST 21 STEEL CANOPY W/ CABLE INFILL 22 STAMPED CONCRETE STEPS 23 STONE TILE STEPS OVER CONCRETE SLAB 24 EXTERIOR LIGHT FIXTURE 25 ADDRESS SIGNAGE CLEARLY VISIBLE FROM ADJACENT STREETS OR ROADS 26 42" HIGH MIN. CABLE RAILING SYSTEM 27 42" HIGH MIN. WOOD RAILINGS AND CAP 28 42" HIGH MIN. WROUGHT IRON GUARDRAIL 29 BUSH HAMMERED CONCRETE 30 SHINGLE MOLD OVER BARGE BOARD 31 PAINTED METAL GUTTER 32 PAINT GRADE FASCIA 33 STONE OGEE MOLDING 34 STONE OGEE WINDOW SILL 35 STONE TRIM 36 PAINTED WOOD TRIM 37 STAIN GRADE WOOD TRIM 38 PAINTED HALF TIMBERS 39 PAINT GRADE WOOD BRACKET 40 STAIN GRADE SHAPED WOOD CORBEL 41 CLAY TILE ACCENTS 42 PAINT GRADE SHUTTERS 43 PLANTER BOX 44 (N) A/C UNIT CONDENSER PAD(S)--PROVIDE EL ECTRICAL TO THIS LOCATION AS REQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. A/C UNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE BM P 9 ' - 6 " 1 0 ' - 3 " 9 ' - 0 " + / - 3 3 ' - 8 " + / - 3 4 ' - 8 " ( < 3 0 ' A . F . G . ) + / - 2 8 ' - 8 " ( < 3 0 ' A . F . G . ) 4 ' - 6 " 1 0 ' - 3 " 9 ' - 0 " +/ - 3 6 9 . 4 5 ' (E ) F I N I S H G R A D E +/ - 3 6 9 . 4 5 ' (E ) F I N I S H G R A D E + / - 2 9 ' - 8 " ( < 3 0 ' A . F . G . ) UN I T 2 S H O W N O N 1 / A 3 . 3 UN I T 5 S H O W N O N 1 / A 3 . 5 UN I T 3 S H O W N O N 2 / A 3 . 3 44 44 44 44 N PROJECT NO.13-011 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013 PRELIMINARY PLANNING REVIEW 06.28.2013 PD PERMIT SUBMITTAL 06.10.2014 PD PERMIT RESUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1 1/ 4 " WE S T E L E V A T I O N B U I L D I N G A 5 (F R O N T ) & B U I L D I N G B ( L E F T ) 2 1/ 4 " SO U T H E L E V A T I O N B U I L D I N G B ( F R O N T ) A3.4ELEVATIONS= NUMBER OF KEYNOTE BELOW #- -KEYNOTES B A5 B 1 ASPHALT COMPOSITION ROOF SHINGLE 2C L A Y R O O F T I L E S 3 MULTI-WIDTH COMPOSITE SHAKE ROOF TILES 4 STANDING SEAM METAL ROOF 5 LIGHTWEIGHT BRICK VENEER 6 LIGHTWEIGHT STONE VENEER 7 STAIN GRADE CLEAR CEDAR SHIPLAP SIDING 8 CEMENT FIBER SHINGLE TONGUE AND GROOVE SIDING 9 CEMENT FIBER LAP SIDING 10 CEMENT FIBER BOARD AND BATTEN SIDING 11 PAINTED SMOOTH STUCCO 12 STUCCO REVEAL 13 STAIN GRADE WOOD GARAGE DOOR 14 PAINT GRADE WOOD GARAGE DOOR 15 STAIN GRADE WOOD ENTRY DOOR 16 WOOD CLAD WINDOW/DOOR WITH SIMULATED DIVIDED LITES 17 ALUMINUM WINDOW/DOOR 18 FIBER GLASS COLUMN 19 PAINTED STEEL COLUMN 20 STAIN GRADE CURVED GLULAM POST 21 STEEL CANOPY W/ CABLE INFILL 22 STAMPED CONCRETE STEPS 23 STONE TILE STEPS OVER CONCRETE SLAB 24 EXTERIOR LIGHT FIXTURE 25 ADDRESS SIGNAGE CLEARLY VISIBLE FROM ADJACENT STREETS OR ROADS 26 42" HIGH MIN. CABLE RAILING SYSTEM 27 42" HIGH MIN. WOOD RAILINGS AND CAP 28 42" HIGH MIN. WROUGHT IRON GUARDRAIL 29 BUSH HAMMERED CONCRETE 30 SHINGLE MOLD OVER BARGE BOARD 31 PAINTED METAL GUTTER 32 PAINT GRADE FASCIA 33 STONE OGEE MOLDING 34 STONE OGEE WINDOW SILL 35 STONE TRIM 36 PAINTED WOOD TRIM 37 STAIN GRADE WOOD TRIM 38 PAINTED HALF TIMBERS 39 PAINT GRADE WOOD BRACKET 40 STAIN GRADE SHAPED WOOD CORBEL 41 CLAY TILE ACCENTS 42 PAINT GRADE SHUTTERS 43 PLANTER BOX 44 (N) A/C UNIT CONDENSER PAD(S)--PROVIDE EL ECTRICAL TO THIS LOCATION AS REQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. A/C UNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE 4 7 11 12 15 17 19 20 21 6 23 24 TY P . 26 27 29 31 32 25 37 4 ' - 6 " 1 0 ' - 3 " 9 ' - 0 " + / - 2 9 ' - 1 1 " ( < 3 0 ' A . F . G . ) + / - 2 9 ' - 8 " ( < 3 0 ' A . F . G . ) 4 ' - 6 " 1 0 ' - 3 " 9 ' - 0 " + / - 2 9 ' - 1 1 " ( < 3 0 ' A . F . G . ) +/ - 3 7 0 . 0 5 ' (E ) F I N I S H G R A D E +/ - 3 7 0 . 3 0 ' (E ) F I N I S H G R A D E 44 35 N PROJECT NO.13-011 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013 PRELIMINARY PLANNING REVIEW 06.28.2013 PD PERMIT SUBMITTAL 06.10.2014 PD PERMIT RESUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1 1/ 4 " EA S T E L E V A T I O N B U I L D I N G A 5 (F R O N T ) & B U I L D I N G B ( L E F T ) 2 1/ 4 " NO R T H E L E V A T I O N B U I L D I N G B ( F R O N T ) A3.5ELEVATIONS= NUMBER OF KEYNOTE BELOW #- -KEYNOTES1 ASPHALT COMPOSITION ROOF SHINGLE 2C L A Y R O O F T I L E S 3 MULTI-WIDTH COMPOSITE SHAKE ROOF TILES 4 STANDING SEAM METAL ROOF 5 LIGHTWEIGHT BRICK VENEER 6 LIGHTWEIGHT STONE VENEER 7 STAIN GRADE CLEAR CEDAR SHIPLAP SIDING 8 CEMENT FIBER SHINGLE TONGUE AND GROOVE SIDING 9 CEMENT FIBER LAP SIDING 10 CEMENT FIBER BOARD AND BATTEN SIDING 11 PAINTED SMOOTH STUCCO 12 STUCCO REVEAL 13 STAIN GRADE WOOD GARAGE DOOR 14 PAINT GRADE WOOD GARAGE DOOR 15 STAIN GRADE WOOD ENTRY DOOR 16 WOOD CLAD WINDOW/DOOR WITH SIMULATED DIVIDED LITES 17 ALUMINUM WINDOW/DOOR 18 FIBER GLASS COLUMN 19 PAINTED STEEL COLUMN 20 STAIN GRADE CURVED GLULAM POST 21 STEEL CANOPY W/ CABLE INFILL 22 STAMPED CONCRETE STEPS 23 STONE TILE STEPS OVER CONCRETE SLAB 24 EXTERIOR LIGHT FIXTURE 25 ADDRESS SIGNAGE CLEARLY VISIBLE FROM ADJACENT STREETS OR ROADS 26 42" HIGH MIN. CABLE RAILING SYSTEM 27 42" HIGH MIN. WOOD RAILINGS AND CAP 28 42" HIGH MIN. WROUGHT IRON GUARDRAIL 29 BUSH HAMMERED CONCRETE 30 SHINGLE MOLD OVER BARGE BOARD 31 PAINTED METAL GUTTER 32 PAINT GRADE FASCIA 33 STONE OGEE MOLDING 34 STONE OGEE WINDOW SILL 35 STONE TRIM 36 PAINTED WOOD TRIM 37 STAIN GRADE WOOD TRIM 38 PAINTED HALF TIMBERS 39 PAINT GRADE WOOD BRACKET 40 STAIN GRADE SHAPED WOOD CORBEL 41 CLAY TILE ACCENTS 42 PAINT GRADE SHUTTERS 43 PLANTER BOX 44 (N) A/C UNIT CONDENSER PAD(S)--PROVIDE EL ECTRICAL TO THIS LOCATION AS REQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. A/C UNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE 4 ' - 6 " 1 0 ' - 3 " 9 ' - 0 " + / - 2 9 ' - 1 1 " ( < 3 0 ' A . F . G . ) +/ - 3 6 9 . 4 5 ' (E ) F I N I S H G R A D E + / - 2 9 ' - 8 " ( < 3 0 ' A . F . G . ) +/ - 3 6 9 . 4 5 ' (E ) F I N I S H G R A D E B A5 A4 S H O W N O N 2 / A 3 . 3 B + / - 2 9 ' - 1 1 " ( < 3 0 ' A . F . G . ) 9 ' - 0 " 1 ' - 3 " 9 ' - 0 " 6 ' - 2 " 1 ' - 3 " 8 ' - 3 " 4 ' - 6 " A5 C R O S S S E C T I O N 44 N PROJECT NO.13-011 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013 PRELIMINARY PLANNING REVIEW 06.28.2013 PD PERMIT SUBMITTAL 06.10.2014 PD PERMIT RESUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1 1/ 4 " SO U T H E L E V A T I O N B U I L D I N G S C 1 & C 2 ( F R O N T ) 2 1/ 4 " SO U T H E L E V A T I O N B U I L D I N G C 3 ( F R O N T ) A3.6ELEVATIONS= NUMBER OF KEYNOTE BELOW #- -KEYNOTES C2 C1 1 ASPHALT COMPOSITION ROOF SHINGLE 2C L A Y R O O F T I L E S 3 MULTI-WIDTH COMPOSITE SHAKE ROOF TILES 4 STANDING SEAM METAL ROOF 5 LIGHTWEIGHT BRICK VENEER 6 LIGHTWEIGHT STONE VENEER 7 STAIN GRADE CLEAR CEDAR SHIPLAP SIDING 8 CEMENT FIBER SHINGLE TONGUE AND GROOVE SIDING 9 CEMENT FIBER LAP SIDING 10 CEMENT FIBER BOARD AND BATTEN SIDING 11 PAINTED SMOOTH STUCCO 12 STUCCO REVEAL 13 STAIN GRADE WOOD GARAGE DOOR 14 PAINT GRADE WOOD GARAGE DOOR 15 STAIN GRADE WOOD ENTRY DOOR 16 WOOD CLAD WINDOW/DOOR WITH SIMULATED DIVIDED LITES 17 ALUMINUM WINDOW/DOOR 18 FIBER GLASS COLUMN 19 PAINTED STEEL COLUMN 20 STAIN GRADE CURVED GLULAM POST 21 STEEL CANOPY W/ CABLE INFILL 22 STAMPED CONCRETE STEPS 23 STONE TILE STEPS OVER CONCRETE SLAB 24 EXTERIOR LIGHT FIXTURE 25 ADDRESS SIGNAGE CLEARLY VISIBLE FROM ADJACENT STREETS OR ROADS 26 42" HIGH MIN. CABLE RAILING SYSTEM 27 42" HIGH MIN. WOOD RAILINGS AND CAP 28 42" HIGH MIN. WROUGHT IRON GUARDRAIL 29 BUSH HAMMERED CONCRETE 30 SHINGLE MOLD OVER BARGE BOARD 31 PAINTED METAL GUTTER 32 PAINT GRADE FASCIA 33 STONE OGEE MOLDING 34 STONE OGEE WINDOW SILL 35 STONE TRIM 36 PAINTED WOOD TRIM 37 STAIN GRADE WOOD TRIM 38 PAINTED HALF TIMBERS 39 PAINT GRADE WOOD BRACKET 40 STAIN GRADE SHAPED WOOD CORBEL 41 CLAY TILE ACCENTS 42 PAINT GRADE SHUTTERS 43 PLANTER BOX 44 (N) A/C UNIT CONDENSER PAD(S)--PROVIDE EL ECTRICAL TO THIS LOCATION AS REQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. A/C UNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE 2 1 3 5 23 6 8 9 22 11 11 13 13 14 15 15 15 16 16 16 18 18 22 10 6 24 24 24 25 25 25 28 30 31 31 31 32 35 36 38 39 41 42 43 1 ' - 3 " 1 1 ' - 3 " 9 ' - 0 " +/- 28'-7" (< 30' A.F.G.) + / - 2 9 ' - 2 " ( < 3 0 ' A . F . G . ) 1 ' - 3 " 1 1 ' - 3 " 9 ' - 0 " 1 ' - 3 " 1 1 ' - 3 " 9 ' - 0 " + / - 2 8 ' - 7 " ( < 3 0 ' A . F . G . ) +/ - 3 6 9 . 1 0 ' (N ) F I N I S H G R A D E +/ - 3 7 0 . 0 4 ' (E ) F I N I S H G R A D E +/ - 3 6 9 . 5 5 ' (N ) F I N I S H G R A D E +/ - 3 7 0 . 2 5 ' (E ) F I N I S H G R A D E N PROJECT NO.13-011 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013 PRELIMINARY PLANNING REVIEW 06.28.2013 PD PERMIT SUBMITTAL 06.10.2014 PD PERMIT RESUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1 1/ 4 " SO U T H E L E V A T I O N B U I L D I N G D 1 ( F R O N T ) 2 1/ 4 " SO U T H E L E V A T I O N B U I L D I N G D 2 ( F R O N T ) A3.7ELEVATIONS= NUMBER OF KEYNOTE BELOW #- -KEYNOTES1 ASPHALT COMPOSITION ROOF SHINGLE 2C L A Y R O O F T I L E S 3 MULTI-WIDTH COMPOSITE SHAKE ROOF TILES 4 STANDING SEAM METAL ROOF 5 LIGHTWEIGHT BRICK VENEER 6 LIGHTWEIGHT STONE VENEER 7 STAIN GRADE CLEAR CEDAR SHIPLAP SIDING 8 CEMENT FIBER SHINGLE TONGUE AND GROOVE SIDING 9 CEMENT FIBER LAP SIDING 10 CEMENT FIBER BOARD AND BATTEN SIDING 11 PAINTED SMOOTH STUCCO 12 STUCCO REVEAL 13 STAIN GRADE WOOD GARAGE DOOR 14 PAINT GRADE WOOD GARAGE DOOR 15 STAIN GRADE WOOD ENTRY DOOR 16 WOOD CLAD WINDOW/DOOR WITH SIMULATED DIVIDED LITES 17 ALUMINUM WINDOW/DOOR 18 FIBER GLASS COLUMN 19 PAINTED STEEL COLUMN 20 STAIN GRADE CURVED GLULAM POST 21 STEEL CANOPY W/ CABLE INFILL 22 STAMPED CONCRETE STEPS 23 STONE TILE STEPS OVER CONCRETE SLAB 24 EXTERIOR LIGHT FIXTURE 25 ADDRESS SIGNAGE CLEARLY VISIBLE FROM ADJACENT STREETS OR ROADS 26 42" HIGH MIN. CABLE RAILING SYSTEM 27 42" HIGH MIN. WOOD RAILINGS AND CAP 28 42" HIGH MIN. WROUGHT IRON GUARDRAIL 29 BUSH HAMMERED CONCRETE 30 SHINGLE MOLD OVER BARGE BOARD 31 PAINTED METAL GUTTER 32 PAINT GRADE FASCIA 33 STONE OGEE MOLDING 34 STONE OGEE WINDOW SILL 35 STONE TRIM 36 PAINTED WOOD TRIM 37 STAIN GRADE WOOD TRIM 38 PAINTED HALF TIMBERS 39 PAINT GRADE WOOD BRACKET 40 STAIN GRADE SHAPED WOOD CORBEL 41 CLAY TILE ACCENTS 42 PAINT GRADE SHUTTERS 43 PLANTER BOX 44 (N) A/C UNIT CONDENSER PAD(S)--PROVIDE EL ECTRICAL TO THIS LOCATION AS REQUIRED, VERIFY SIZE AND QUANTITY WITH HVAC CONTRACTOR. A/C UNITS TO COMPLY WITH JURISDICTION'S NOISE ORDINANCE 1 22 9 10 4 15 24 11 18 8 18 16 25 30 31 32 36 39 1 ' - 0 " 1 1 ' - 3 " 9 ' - 0 " + / - 2 9 ' - 1 " ( < 3 0 ' A . F . G . ) 1 ' - 0 " 1 1 ' - 3 " 9 ' - 0 " + / - 2 8 ' - 1 1 " ( < 3 0 ' A . F . G . ) +/ - 3 6 9 . 5 5 ' (N ) F I N I S H G R A D E +/ - 3 6 9 . 0 5 ' (N ) F I N I S H G R A D E +/ - 3 6 9 . 5 0 ' (E ) F I N I S H G R A D E +/ - 3 6 9 . 8 0 ' (E ) F I N I S H G R A D E 25 34 41 23 15 11 28 37 16 40 2 24 31 33 43 N PROJECT NO.13-016 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013PRELIMINARY PLANNING REVIEW 06.28.2013PD PERMIT SUBMITTAL 06.10.2014PD PERMIT RESUBMITTAL 07.10.2014PD PERMIT RESUBMITTAL 08.11.2014PD PERMIT RESUBMITTAL 05.01.2015PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT TRUESCHEMATIC ELEVATIONS A4.01 1" = 3 0 ' SH A N N O N R O A D 5 1" = 3 0 ' ST R U C T U R E S I N A D J A C E N T P R O P E R T I E S - -KEYPLAN2 1" = 3 0 ' SH A N N O N R O A D 3 1" = 3 0 ' LO S G A T O S B O U L E V A R D 4 1" = 3 0 ' LO S G A T O S B O U L E V A R D ST R U C T U R E AC R O S S T H E ST R E E T ST R U C T U R E I N AD J A C E N T PR O P E R T Y LO S G A T O S BO U L E V A R D ST R U C T U R E AC R O S S T H E ST R E E T ST R U C T U R E AC R O S S T H E ST R E E T ST R U C T U R E I N AD J A C E N T PR O P E R T Y ST R U C T U R E AC R O S S T H E ST R E E T ST R U C T U R E AC R O S S T H E ST R E E T ST R U C T U R E AC R O S S T H E ST R E E T ST R U C T U R E I N AD J A C E N T PR O P E R T Y ST R U C T U R E I N AD J A C E N T PR O P E R T Y ST R U C T U R E I N AD J A C E N T PR O P E R T Y ST R U C T U R E I N AD J A C E N T PR O P E R T Y ST R U C T U R E AC R O S S T H E ST R E E T 1/A4.02/A4.0 3/A4.0 4/A4.05/A4.0 N PROJECT NO.13-016 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013PRELIMINARY PLANNING REVIEW 06.28.2013PD PERMIT SUBMITTAL 06.10.2014PD PERMIT RESUBMITTAL 07.10.2014PD PERMIT RESUBMITTAL 08.11.2014PD PERMIT RESUBMITTAL 05.01.2015PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT TRUESECTIONSA5.01 1" = 3 0 ' LO S G A T O S B O U L E V A R D S E C T I O N 2 1" = 3 0 ' SH A N N O N R O A D S E C T I O N - -KEYPLAN1/A5.0 2/A5.0 N PROJECT NO.13-016 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013PRELIMINARY PLANNING REVIEW 06.28.2013PD PERMIT SUBMITTAL 06.10.2014PD PERMIT RESUBMITTAL 07.10.2014PD PERMIT RESUBMITTAL 08.11.2014PD PERMIT RESUBMITTAL 05.01.2015PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT TRUESECTIONSA5.11 1/ 1 6 " SE C T I O N T H R O U G H A 3 & C U N I T S 2 1/ 1 6 " SE C T I O N T H R O U G H A & B U N I T S - -KEYPLAN1/A5.1 2/A5.1AUNIT C 1ST FLOOR FINISH FLOOR = +/- 370.35'B UNIT C 1ST FLOOR CEILING HT (U.N.O.) = +/- 380.35'C UNIT C 2ND FLOOR FINISH FLOOR (U.N.O.) = +/- 381.60'D UNIT C 2ND FLOOR PLATE HEIG HT (U.N.O.) = +/- 389.60'E UNITS C2 & C3 PROPOSED BUIL DING HEIGHT = +/- 397.68'F UNIT C1 PROPOSED BUILDING HEIGHT = +/- 398.28'G MAX BUILDING HEIGHT ALLOWED = 30'-0" +/- 399.12'H UNIT C BASEMENT CEILING HT (U.N.O) = +/- 369.10'I UNIT C BASEMENT FINISH FLOOR = +/- 360.10' ABCDEF b acdefg G H I a UNIT A3 BASEMENT FINISH FLOOR = +/- 364.10'b UNIT A3 BASEMENT CEILING HT (U.N.O.) = +/- 372.35'c UNIT A3 1ST FLOOR FINISH FLOOR = +/- 373.60'd UNIT A3 1ST FLOOR CEILING HT (U.N.O.) = +/- 382.60'e UNIT A3 2ND FLOOR FINISH FLOOR (U.N.O.) = +/- 383.85'f UNIT A3 2ND FLOOR PLATE HEIGHT (U.N.O.) = +/- 392.85'g UNIT A3 PROPOSED BUILDING HEIGHT = +/- 398.54' b acdefgG 1 0 ' - 0 " 1 ' - 3 " 8 ' - 0 " 8 ' - 0 " 8 ' - 8 " 2 8 ' - 7 " 2 9 ' - 2 " 8 ' - 3 " 1 ' - 3 " 9 ' - 0 " 1 ' - 3 " 9 ' - 0 " 2 9 ' - 8 " 3 4 ' - 8 " 5 ' - 1 0 " 8 ' - 3 " 1 ' - 3 " 9 ' - 0 " 1 ' - 3 " 9 ' - 0 " 2 9 ' - 8 " 3 4 ' - 8 " 5 ' - 1 0 " +/ - 3 6 9 . 1 0 ' (E ) G R A D E +/ - 3 6 4 . 1 0 ' (N ) G R A D E 1 ' - 3 " 9 ' - 0 " N PROJECT NO.13-016 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013PRELIMINARY PLANNING REVIEW 06.28.2013PD PERMIT SUBMITTAL 06.10.2014PD PERMIT RESUBMITTAL 07.10.2014PD PERMIT RESUBMITTAL 08.11.2014PD PERMIT RESUBMITTAL 05.01.2015PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT TRUESECTIONSA5.21 1/ 1 6 " SE C T I O N T H R O U G H C 3 2 1/ 1 6 " SE C T I O N T H R O U G H C 2 & D 2 - -KEYPLAN1/A5.22/A5.2ELEVATION GRID LINE KEY A UNIT C & D 1ST FLOOR FINISH FLOOR = +/- 370.35'B UNIT C & D 1ST FLOOR CEILING HT (U.N.O.) = +/- 380.35'C UNIT C & D 2ND FLOOR FINISH FLOOR (U.N.O.) = +/- 381.60'D UNIT C 2ND FLOOR PLATE HEIG HT (U.N.O.) = +/- 389.60'E UNITS C2 & C3 PROPOSED BUIL DING HEIGHT = +/- 397.68'F UNIT D PROPOSED BUILDING HEIGHT = +/- 397.96'G MAX BUILDING HEIGHT ALLOWED = 30'-0" +/- 399.12'H UNITS C & D BASEMENT CEILING HT (U.N.O) = +/- 369.10'I UNITS C & D BASEMENT FINISH FLOOR = +/- 360.10' +/ - 3 6 9 . 1 0 ' (E ) G R A D E 9 ' - 0 " 1 0 ' - 0 " 1 ' - 3 " 8 ' - 0 " 8 ' - 0 " 8 ' - 8 " 2 8 ' - 7 " ABCDEG F H I 9 ' - 0 " 2 8 ' - 1 1 " 1 0 ' - 0 " +/ - 3 6 9 . 1 0 ' (E ) G R A D E ABCDEG F H I 9 ' 0 " 9 ' - 0 " N PROJECT NO.13-011 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013 PRELIMINARY PLANNING REVIEW 06.28.2013 PD PERMIT SUBMITTAL 06.10.2014 PD PERMIT RESUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"PROPOSED STORY POLE PLAN P1.1 1 -COTTAGE AND LANDSCAPE INSPIRATION IMAGES 39 8 ' - 5 4 " 39 8 ' - 5 4 " 39 8 ' - 5 4 " 39 8 ' - 5 4 " 39 8 ' - 5 4 " 39 8 ' - 5 4 " 39 8 ' - 1 7 " 39 7 ' - 0 4 " 39 4 ' - 0 8 " 39 4 ' - 8 7 " 39 3 ' - 9 2 " 39 3 ' - 8 7 " 39 6 ' - 5 6 " 39 7 ' - 9 6 " 39 4 ' - 6 7 " 39 8 ' - 2 8 " 39 5 ' - 6 7 " 39 8 ' - 2 8 " 39 6 ' - 1 9 " 39 5 ' - 1 8 " 39 7 ' - 6 8 " 39 5 ' - 3 3 " 39 4 ' - 5 3 " 39 5 ' - 4 4 " 395'-18" 39 7 ' - 1 8 " 397'-68" 39 5 ' - 3 3 " 39 4 ' - 0 8 " POST ORANGE NET N PROJECT NO.13-011 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013 PRELIMINARY PLANNING REVIEW 06.28.2013 PD PERMIT SUBMITTAL 06.10.2014 PD PERMIT RESUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"P1.211/8"WEST ELEVATION A & B BUILDINGS 2 1/8"SOUTH ELEVATION B & D BUILDINGS 3 1/8"SOUTH ELEVATION C BUILDINGSPROPOSED STORY POLE ELEVATIONS +/ - 3 6 9 . 4 5 ' (E ) F I N I S H G R A D E A1 A2 A3 A4 A5 B B D1 D2 C1 C2 C3 BM P POST ORANGE NET POST ORANGE NET POST ORANGE NET+/- 370.05' (E) FINISH GRADE +/ - 3 7 0 . 3 0 ' (E ) F I N I S H G R A D E +/ - 3 6 9 . 1 0 ' (N ) F I N I S H G R A D E +/ - 3 7 0 . 0 4 ' (E ) F I N I S H G R A D E +/- 369.55' (N) FINISH GRADE+/- 370.25' (E) FINISH GRADE +/ - 3 6 9 . 5 5 ' (N ) F I N I S H G R A D E +/ - 3 6 9 . 8 0 ' (E ) F I N I S H G R A D E +/- 369.05' (N) FINISH GRADE+/- 369.50' (E) FINISH GRADE25'-3" ABOVE EXISTING GRADE 2 6 ' - 3 " A B O V E E X I S T I N G G R A D E 2 9 ' - 8 " A B O V E E X I S T I N G G R A D E 2 6 ' - 9 " A B O V E E X I S T I N G G R A D E 2 9 ' - 1 1 " A B O V E E X I S T I N G G R A D E 2 9 ' - 1 " A B O V E E X I S T I N G G R A D E 2 8 ' - 1 1 " A B O V E E X I S T I N G G R A D E 2 9 ' - 2 " A B O V E E X I S T I N G G R A D E 2 8 ' - 7 " A B O V E E X I S T I N G G R A D E 2 8 ' - 7 " A B O V E E X I S T I N G G R A D E 39 8 ' - 5 4 " 39 8 ' - 1 7 " 39 4 ' - 0 8 " 39 7 ' - 0 4 " 39 5 ' - 1 8 " 39 7 ' - 1 8 " 393'-87" 39 8 ' - 5 4 " 39 8 ' - 2 8 " 39 3 ' - 8 7 " 39 6 ' - 5 6 " 39 3 ' - 8 7 " 39 6 ' - 5 6 " N PROJECT NO.13-011 REVISION DATE DESCRIPTION PRELIMINARY PLANNING REVIEW 06.11.2013 PRELIMINARY PLANNING REVIEW 06.28.2013 PD PERMIT SUBMITTAL 06.10.2014 PD PERMIT RESUBMITTAL 07.10.2014 PD PERMIT RESUBMITTAL 08.11.2014 PD PERMIT RESUBMITTAL 05.01.2015 PD PERMIT RESUBMITTAL 11.16.2015 STUDIO S SQUARED ARCHITECTURE, INC.C19 N. 2nd St., Ste. 205 San Jose, CA 95113 P : (408) 998 - 0983 F : (408) 998 - 0982 IL VICINATO 11 NEW SINGLE FAMILY RESIDENCES 16212 LOS GATOS BLVD, LOS GATOS, CA 16212 LOS GATOS BOULEVARD, LLC A COMMUNITY PROJECT BY STEM DEVELOPMENT "FOR PLANNING APPROVAL ONLY--NOT FOR CONSTRUCTION"1 1/8"EAST ELEVATION A & B BUILDINGS 2 1/8"NORTH ELEVATION B & D BUILDINGS 3 1/8"NORTH ELEVATION C BUILDINGSP1.3PROPOSED STORY POLE ELEVATIONS+/- 369.45' (E) FINISH GRADE A1 A2 A3 A4 A5 B BMPPOSTORANGE NET POST ORANGE NET POST ORANGE NET B D1 D2 C1 C2 C3 A +/ - 3 7 0 . 0 5 ' (E ) F I N I S H G R A D E +/ - 3 6 9 . 0 5 ' (N ) F I N I S H G R A D E +/ - 3 6 9 . 5 0 ' (E ) F I N I S H G R A D E +/ - 3 6 9 . 5 5 ' (N ) F I N I S H G R A D E +/ - 3 6 9 . 8 0 ' (E ) F I N I S H G R A D E +/- 370.30' (E) FINISH GRADE +/- 369.10' (N) FINISH GRADE+/- 370.04' (E) FINISH GRADE +/ - 3 6 9 . 5 5 ' (N ) F I N I S H G R A D E +/ - 3 7 0 . 2 5 ' (E ) F I N I S H G R A D E 2 5 ' - 3 " A B O V E E X I S T I N G G R A D E 26'-3" ABOVE EXISTING GRADE 2 9 ' - 8 " A B O V E E X I S T I N G G R A D E 29'-11" ABOVE EXISTING GRADE 2 9 ' - 1 " A B O V E E X I S T I N G G R A D E 2 8 ' - 1 1 " A B O V E E X I S T I N G G R A D E 39 8 ' - 5 4 " 398'-54" 39 7 ' - 9 6 " 39 4 ' - 6 7 " 39 8 ' - 1 7 " 39 4 ' - 8 7 " 39 8 ' - 2 8 " 39 6 ' - 1 9 " 39 7 ' - 9 6 " 39 4 ' - 6 7 " 39 7 ' - 6 8 " 39 5 ' - 3 3 " 29'-2" ABOVE EXISTING GRADE 2 8 ' - 7 " A B O V E E X I S T I N G G R A D E 2 8 ' - 7 " A B O V E E X I S T I N G G R A D E LO S G A T O S B L V D . MATCH LINE MATCH LINEMATCH LINE MATCH LINE 1 2 3 4 5 15 161718 19 2021 BRIDG E MEADOW R R R R R 14" HIGH SEAT WALL CURB CUT TO PROVIDE ACCESS BRIDG E MEADOWCHECK DAMS LO S G A T O S B L V D . MATCH LINE MATCH LINEMATCH LINE MATCH LINE 1 2 3 4 5 15 161718 19 2021 BRIDG E MEADOW R R R R R LO S G A T O S B L V D . MATCH LINE MATCH LINEMATCH LINE MATCH LINE 1 2 3 4 5 15 161718 19 2021 BRIDG E MEADOW R R R R R NEW STREET TREE X r e f U n i t A - f l o o r s 1 , 2 a n d 3 - L o s G a t o s S u b d i v i s i o n . d w g X r e f Z : \ C l i e n t s \ P l a u t z \ D r a w i n g s \ 3 - D e s i g n D e v e l o p m e n t \ X - R e f - A r c h F i l e s \ U n i t A . d w g NEW STREET TREE TREES TO REMOVE CRITICAL GRADE ZONE FOR TREES TREES TO SAVE TREES TO RELOCATE TREES TO REMOVE CRITICAL GRADE ZONE FOR TREES TREES TO SAVE TREES TO RELOCATE TREES TO REMOVE CRITICAL GRADE ZONE FOR TREES TREES TO SAVE TREES TO RELOCATE TREES Name Count WUCOLS SIZE NOTES ACER PALMATUM 'OSHIO BENI'1 M 36" ACER PALMATUM 'RED EMPEROR'3 M 15G JAPANESE MAPLE ARBUTUS 'MARINA'4 L 24"STANDARD ARBUTUS UNEDO 'COMPACTA'4 L 24"STANDARD ARBUTUS UNEDO STANDARD 2 L 36" CERCIS CANADENSIS MULTI 2 M 15G MULTI CITRUS MEYERI (DWARF)1 M 24" CITRUS 'WASHINGTON NAVEL' DWARF 2 M 24" LAGERSTROEMIA INDICA 'NATCHEZ' STD 2 L 24"STANDARD LAGERSTROEMIA 'MUSKOGEE'3 L 24"STANDARD MAGNOLIA 'SUSAN'2 M 24" PRUNUS LAUROCERASUS 'ENGLISH LAUREL'3 M 24"STANDARD QUERCUS ILEX 3 M 24"STANDARD TREES Name Count WUCOLS SIZE NOTES ACER PALMATUM 'OSHIO BENI'1 M 36" ACER PALMATUM 'RED EMPEROR'3 M 15G JAPANESE MAPLE ARBUTUS 'MARINA'4 L 24"STANDARD ARBUTUS UNEDO 'COMPACTA'4 L 24"STANDARD ARBUTUS UNEDO STANDARD 2 L 36" CERCIS CANADENSIS MULTI 2 M 15G MULTI CITRUS MEYERI (DWARF)1 M 24" CITRUS 'WASHINGTON NAVEL' DWARF 2 M 24" LAGERSTROEMIA INDICA 'NATCHEZ' STD 2 L 24"STANDARD LAGERSTROEMIA 'MUSKOGEE'3 L 24"STANDARD MAGNOLIA 'SUSAN'2 M 24" PRUNUS LAUROCERASUS 'ENGLISH LAUREL'3 M 24"STANDARD QUERCUS ILEX 3 M 24"STANDARD TREES Name Count WUCOLS SIZE NOTES ACER PALMATUM 'OSHIO BENI'1 M 36" ACER PALMATUM 'RED EMPEROR'3 M 15G JAPANESE MAPLE ARBUTUS 'MARINA'4 L 24"STANDARD ARBUTUS UNEDO 'COMPACTA'4 L 24"STANDARD ARBUTUS UNEDO STANDARD 2 L 36" CERCIS CANADENSIS MULTI 2 M 15G MULTI CITRUS MEYERI (DWARF)1 M 24" CITRUS 'WASHINGTON NAVEL' DWARF 2 M 24" LAGERSTROEMIA INDICA 'NATCHEZ' STD 2 L 24"STANDARD LAGERSTROEMIA 'MUSKOGEE'3 L 24"STANDARD MAGNOLIA 'SUSAN'2 M 24" PRUNUS LAUROCERASUS 'ENGLISH LAUREL'3 M 24"STANDARD QUERCUS ILEX 3 M 24"STANDARD EXISTING TREES Name NUMBER NOTES LAGERSTROEMIA INDICA 2 TO BE RELOCATED LAGERSTROEMIA INDICA 3 TO BE RELOCATED LAGERSTROEMIA INDICA 6 TO BE RELOCATED LAGERSTROEMIA INDICA 7 TO BE RELOCATED LAGERSTROEMIA INDICA 9 TO BE REMOVED LAGERSTROEMIA INDICA 11 TO BE RELOCATED QUERCUS ILEX 1 TO BE RETAINED QUERCUS ILEX 4 TO BE RETAINED QUERCUS ILEX 8 TO BE RETAINED QUERCUS ILEX 10 TO BE RETAINED QUERCUS ILEX 12 TO BE RETAINED QUERCUS ILEX 14 TO BE REMOVED EXISTING TREES Name NUMBER NOTES LAGERSTROEMIA INDICA 2 TO BE RELOCATED LAGERSTROEMIA INDICA 3 TO BE RELOCATED LAGERSTROEMIA INDICA 6 TO BE RELOCATED LAGERSTROEMIA INDICA 7 TO BE RELOCATED LAGERSTROEMIA INDICA 9 TO BE REMOVED LAGERSTROEMIA INDICA 11 TO BE RELOCATED QUERCUS ILEX 1 TO BE RETAINED QUERCUS ILEX 4 TO BE RETAINED QUERCUS ILEX 8 TO BE RETAINED QUERCUS ILEX 10 TO BE RETAINED QUERCUS ILEX 12 TO BE RETAINED QUERCUS ILEX 14 TO BE REMOVED EXISTING TREES Name NUMBER NOTES LAGERSTROEMIA INDICA 2 TO BE RELOCATED LAGERSTROEMIA INDICA 3 TO BE RELOCATED LAGERSTROEMIA INDICA 6 TO BE RELOCATED LAGERSTROEMIA INDICA 7 TO BE RELOCATED LAGERSTROEMIA INDICA 9 TO BE REMOVED LAGERSTROEMIA INDICA 11 TO BE RELOCATED QUERCUS ILEX 1 TO BE RETAINED QUERCUS ILEX 4 TO BE RETAINED QUERCUS ILEX 8 TO BE RETAINED QUERCUS ILEX 10 TO BE RETAINED QUERCUS ILEX 12 TO BE RETAINED QUERCUS ILEX 14 TO BE REMOVED DE S I G N F O C U S LA N D S C A P E A R C H I T E C T U R E & C O N S T R U C T I O N DESIGN FOCUS PO BOX 485 BEN LOMOND, CA 95005 (831) 336-3100 NE W R E S I D E N C E S A T 16 2 1 2 L O S G A T O S B L V D . LO S G A T O S , C A LA N D S C A P E SI T E P L A N REVISED: 12/17/2014 DESIGN BY: RJD DRAWN BY: OW SCALE: 1"=10'L1.1 MATCH LINE MATCH LINEMATCH LINE MATCH LINE5 6 7 9 8 10 11 12 13 14 841 s.f FLOOR 1 REF REF MATCH LINE MATCH LINEMATCH LINE MATCH LINE5 6 7 9 8 10 11 12 13 14 841 s.f FLOOR 1 REF REF MATCH LINE MATCH LINEMATCH LINE MATCH LINE5 6 7 9 8 10 11 12 13 14 841 s.f FLOOR 1 REF REF 14" HIGH SEAT WALL CURB CUT TO PROVIDE ACCESS NEW STREET TREE TREES TO REMOVE CRITICAL GRADE ZONE FOR TREES TREES TO SAVE TREES TO RELOCATE TREES TO REMOVE CRITICAL GRADE ZONE FOR TREES TREES TO SAVE TREES TO RELOCATE TREES TO REMOVE CRITICAL GRADE ZONE FOR TREES TREES TO SAVE TREES TO RELOCATE TREES Name Count WUCOLS SIZE NOTES ACER PALMATUM 'OSHIO BENI'1 M 36" ACER PALMATUM 'RED EMPEROR'3 M 15G JAPANESE MAPLE ARBUTUS 'MARINA'4 L 24"STANDARD ARBUTUS UNEDO 'COMPACTA'4 L 24"STANDARD ARBUTUS UNEDO STANDARD 2 L 36" CERCIS CANADENSIS MULTI 2 M 15G MULTI CITRUS MEYERI (DWARF)1 M 24" CITRUS 'WASHINGTON NAVEL' DWARF 2 M 24" LAGERSTROEMIA INDICA 'NATCHEZ' STD 2 L 24"STANDARD LAGERSTROEMIA 'MUSKOGEE'3 L 24"STANDARD MAGNOLIA 'SUSAN'2 M 24" PRUNUS LAUROCERASUS 'ENGLISH LAUREL'3 M 24"STANDARD QUERCUS ILEX 3 M 24"STANDARD TREES Name Count WUCOLS SIZE NOTES ACER PALMATUM 'OSHIO BENI'1 M 36" ACER PALMATUM 'RED EMPEROR'3 M 15G JAPANESE MAPLE ARBUTUS 'MARINA'4 L 24"STANDARD ARBUTUS UNEDO 'COMPACTA'4 L 24"STANDARD ARBUTUS UNEDO STANDARD 2 L 36" CERCIS CANADENSIS MULTI 2 M 15G MULTI CITRUS MEYERI (DWARF)1 M 24" CITRUS 'WASHINGTON NAVEL' DWARF 2 M 24" LAGERSTROEMIA INDICA 'NATCHEZ' STD 2 L 24"STANDARD LAGERSTROEMIA 'MUSKOGEE'3 L 24"STANDARD MAGNOLIA 'SUSAN'2 M 24" PRUNUS LAUROCERASUS 'ENGLISH LAUREL'3 M 24"STANDARD QUERCUS ILEX 3 M 24"STANDARD TREES Name Count WUCOLS SIZE NOTES ACER PALMATUM 'OSHIO BENI'1 M 36" ACER PALMATUM 'RED EMPEROR'3 M 15G JAPANESE MAPLE ARBUTUS 'MARINA'4 L 24"STANDARD ARBUTUS UNEDO 'COMPACTA'4 L 24"STANDARD ARBUTUS UNEDO STANDARD 2 L 36" CERCIS CANADENSIS MULTI 2 M 15G MULTI CITRUS MEYERI (DWARF)1 M 24" CITRUS 'WASHINGTON NAVEL' DWARF 2 M 24" LAGERSTROEMIA INDICA 'NATCHEZ' STD 2 L 24"STANDARD LAGERSTROEMIA 'MUSKOGEE'3 L 24"STANDARD MAGNOLIA 'SUSAN'2 M 24" PRUNUS LAUROCERASUS 'ENGLISH LAUREL'3 M 24"STANDARD QUERCUS ILEX 3 M 24"STANDARD EXISTING TREES Name NUMBER NOTES LAGERSTROEMIA INDICA 2 TO BE RELOCATED LAGERSTROEMIA INDICA 3 TO BE RELOCATED LAGERSTROEMIA INDICA 6 TO BE RELOCATED LAGERSTROEMIA INDICA 7 TO BE RELOCATED LAGERSTROEMIA INDICA 9 TO BE REMOVED LAGERSTROEMIA INDICA 11 TO BE RELOCATED QUERCUS ILEX 1 TO BE RETAINED QUERCUS ILEX 4 TO BE RETAINED QUERCUS ILEX 8 TO BE RETAINED QUERCUS ILEX 10 TO BE RETAINED QUERCUS ILEX 12 TO BE RETAINED QUERCUS ILEX 14 TO BE REMOVED EXISTING TREES Name NUMBER NOTES LAGERSTROEMIA INDICA 2 TO BE RELOCATED LAGERSTROEMIA INDICA 3 TO BE RELOCATED LAGERSTROEMIA INDICA 6 TO BE RELOCATED LAGERSTROEMIA INDICA 7 TO BE RELOCATED LAGERSTROEMIA INDICA 9 TO BE REMOVED LAGERSTROEMIA INDICA 11 TO BE RELOCATED QUERCUS ILEX 1 TO BE RETAINED QUERCUS ILEX 4 TO BE RETAINED QUERCUS ILEX 8 TO BE RETAINED QUERCUS ILEX 10 TO BE RETAINED QUERCUS ILEX 12 TO BE RETAINED QUERCUS ILEX 14 TO BE REMOVED EXISTING TREES Name NUMBER NOTES LAGERSTROEMIA INDICA 2 TO BE RELOCATED LAGERSTROEMIA INDICA 3 TO BE RELOCATED LAGERSTROEMIA INDICA 6 TO BE RELOCATED LAGERSTROEMIA INDICA 7 TO BE RELOCATED LAGERSTROEMIA INDICA 9 TO BE REMOVED LAGERSTROEMIA INDICA 11 TO BE RELOCATED QUERCUS ILEX 1 TO BE RETAINED QUERCUS ILEX 4 TO BE RETAINED QUERCUS ILEX 8 TO BE RETAINED QUERCUS ILEX 10 TO BE RETAINED QUERCUS ILEX 12 TO BE RETAINED QUERCUS ILEX 14 TO BE REMOVED DE S I G N F O C U S LA N D S C A P E A R C H I T E C T U R E & C O N S T R U C T I O N DESIGN FOCUS PO BOX 485 BEN LOMOND, CA 95005 (831) 336-3100 NE W R E S I D E N C E S A T 16 2 1 2 L O S G A T O S B L V D . LO S G A T O S , C A LA N D S C A P E SI T E P L A N REVISED: 12/17/2014 DESIGN BY: RJD DRAWN BY: OW SCALE: 1"=10'L1.2 ♥ BX        BX  LO S G A T O S B L V D . MATCH LINE MATCH LINEMATCH LINE MATCH LINE BRIDG E MEADOW NEW STREET TREE NEW STREET TREE EXISTING QUERCUS ILEX #4 EXISTING QUERCUS ILEX #1 DE S I G N F O C U S LA N D S C A P E A R C H I T E C T U R E & C O N S T R U C T I O N DESIGN FOCUS PO BOX 485 BEN LOMOND, CA 95005 (831) 336-3100 NE W R E S I D E N C E S A T 16 2 1 2 L O S G A T O S B L V D . LO S G A T O S , C A LA N D S C A P E PL A N T I N G P L A N REVISED: 12/17/2015 DESIGN BY: RJD DRAWN BY: OW SCALE: 1"=10'L3.1 NOTE: PLANT & TREE LEGEND ARE ON L3.3 c   STONE 8" TALL   c c c c ccc cc c         c ccc c c cc c ccc c c cc c cc c c cc c cc cc SHANNON ROAD MATCH LINE MATCH LINEMATCH LINE MATCH LINE 841 s.f FLOOR 1 REF EXISTING CREPE MYRTLE #11 TO BE RELOCATED HERE EXISTING CREPE MYRTLE #7 TO BE RELOCATED HERE EXISTING CREPE MYRTLE #2 TO BE RELOCATED HERE EXISTING CREPE MYRTLE #3 TO BE RELOCATED HERE EXISTING CREPE MYRTLE #6 TO BE RELOCATED HERE NEW STREET TREEEXISTING QUERCUS ILEX #8 EXISTING QUERCUS ILEX #10 DE S I G N F O C U S LA N D S C A P E A R C H I T E C T U R E & C O N S T R U C T I O N DESIGN FOCUS PO BOX 485 BEN LOMOND, CA 95005 (831) 336-3100 NE W R E S I D E N C E S A T 16 2 1 2 L O S G A T O S B L V D . LO S G A T O S , C A LA N D S C A P E PL A N T I N G P L A N REVISED: 12/17/2015 DESIGN BY: RJD DRAWN BY: OW SCALE: 1"=10'L3.2 NOTE: PLANT & TREE LEGEND ARE ON L3.3 PLANT LEGEND Name Count SIZE WUCOLS NOTES ABUTILON 'PINK SUPREME'1 5G M AEONIUM PSEUDOTABULAFORME 'GREEN PLATTERS'90 1G L AGAPANTHUS 'BABY PETE'300 AGAPANTHUS 'MIDNIGHT BLUE'194 1G M 18"O.C. (1G PLANTS PROPAGATED BY TISSUE) AGAPANTHUS 'STORM CLOUD'151 1G M 2' O.C. ANIGOZANTHOS FLAVIDUS 'DARK RED'10 5G L AZALEA 'RED BIRD'3 5G M BOGAINVILLEA 'BARBARA KARST-TRACHELOSPERMUM JASMINOIDES 7 15G/5G M 15G BOUGAINVILLEA AND 5GJASMINE STAKED BUDDLEIA DAVIDII 'PETITE PLUM'2 5G L BUXUS 'GREEN BEAUTY' 24 2 24"M TOPIARY BALLS CAMELLIA JAPONICA 'NUCCIO'S GEM'2 15G M CAMELLIA JAPONICA 'NUCCIO'S PEARL'15 15G M CAREX DIVULSA 103 1G M CHAMAECYPARIS OBTUSA 2 15G M (HINOKI FALSECYPRESS) CITRUS X MEYERI 1 24"M DWARF MEYER LEMON BUSH CLEMATIS MONTANA 'MAYLEEN'1 M M CLIVIA MINIATA 3 2G M CORDYLINE FESTIVAL GRASS 4 5G L COTONEASTER 'CONGESTUS LIKIANG 36 1G L 36"O.C. DESCHAMPSIA CESPITOSA 18 1G L ECHEVERIA ELEGANS 14 4"L 8" O.C. FICUS PUMIILA 9 5G M REMOVE FROM STAKE & OUT TO GROUND FUCHSIA MAGELLANICA VAR. PUMILA 2 5G M GERANIUM BIOKOVO 464 1G M 15"O.C. GERANIUM LAVENDER IVY 62 1G M GERANIUM 'ROZANNE'31 1G M 18"O.C. GERANIUM X RIVERSLEAIANUM 'MAVIS SIMPSON'193 1G M 18"O.C. HARDENBERGIA VIOLACEA 'HAPPY WANDERER'7 5G M HELLEBORUS ORIENTALIS 'DARK DANCER'5 1G M 18"O.C. HEMEROCALLIS 'CRANBERRY BABY'329 1G M 18" O.C. HEMEROCALLIS 'JOAN SENIOR'16 1G M 18"O.C. HEMEROCALLIS 'LITTLE MISS SUNSHINE'59 1G M 18"O.C. HYDRANGEA ANNABELLE 5 5G M HYDRANGEA MACROPHYLLA 'BAILMER'8 5G M ENDLESS SUMMER IRIS ENSATA 'BENI-BOTAN'28 1G H KERRIA JAPONICA PLENIFLORA 1 5G KNIPHOFIA 'CHRISTMAS CHEER'8 5G M KNIPHOFIA 'THOMPSONII'4 5G M LAVATERA THURINGIACA 'BARNSLEY'1 5G L LOROPETALUM CHINENSE 'RAZZLE DAZZLE'3 5G M MIMULUS GUTTTATUS 34 1G H MUHLENBERGIA CAPILLARIS 9 1G L MUHLENBERGIA RIGENS 9 1G L PENSTEMON GLOXINOIDES 'MIDNIGHT'7 1G M PHORMIUM 'CHOCOLATE BABY'15 5G L PHORMIUM COOKIANUM 'TRICOLOR'5 5G L PHORMIUM 'TOM THUMB'43 5G L PRUNUS CAROLINIANA 9 24"L COLUMN RHAMNUS CALIFORNICA 'LEATHERLEAF'9 5G L RHAMNUS CALIFORNICA 'SEA VIEW'3 5G L NOTES RHAPHIOLEPIS INDICA 'CLARA'1 5G L RHAPHIOLEPIS UMBELLATA 'MINOR'16 5G L RHODODENDRON 'ANNA KRUSCHKE'1 5G M ROSA 'FLOWER CARPET WHITE'32 2G ?30"O.C.  c ♥ BX   2 5G H M JASMINUM POLYANTHUM ANIGOZANTHOS 'ORANGE CROSS'1 5G L 1G L CAMELLIA SASANQUA 'APPLE BLOSSOM' ESPALIER 2 15G M TREES Name Count WUCOLS SIZE NOTES ACER PALMATUM 'OSHIO BENI'1 M 36" ACER PALMATUM 'RED EMPEROR'3 M 15G JAPANESE MAPLE ARBUTUS 'MARINA'4 L 24"STANDARD ARBUTUS UNEDO 'COMPACTA'4 L 24"STANDARD ARBUTUS UNEDO STANDARD 2 L 36" CERCIS CANADENSIS MULTI 2 M 15G MULTI CITRUS MEYERI (DWARF)1 M 24" CITRUS 'WASHINGTON NAVEL' DWARF 2 M 24" LAGERSTROEMIA INDICA 'NATCHEZ' STD 2 L 24"STANDARD LAGERSTROEMIA 'MUSKOGEE'3 L 24"STANDARD MAGNOLIA 'SUSAN'2 M 24" PRUNUS LAUROCERASUS 'ENGLISH LAUREL'3 M 24"STANDARD QUERCUS ILEX 3 M 24"STANDARD ROSA 'MUTABILIS'22 5G L ROSA 'SALLY HOMES'20 5G M SALVIA CHIAPENSIS 11 5G M SALVIA LEUCANTHA 3 SARCOCOCCA RUSCIFOLIA 24 5g L STIPA GIGANTEA 2 1G M SYRINGA VULGARIS 3 5G L THUJA OCCIDENTALIS 'EMERALD GREEN'2 15G M THUJA OCCIDENTALIS 'SMARAGD'15 24"M VIBURNUM OPULUS 3 15G M WISTERIA SINENSIS 'COOKE'S SPECIAL'3 5G M WOODWARDIA FIMBRIATA 9 BIOSWALE GRASS MEADOW 5G M EXISTING TREES Name NUMBER NOTES LAGERSTROEMIA INDICA 2 TO BE RELOCATED LAGERSTROEMIA INDICA 3 TO BE RELOCATED LAGERSTROEMIA INDICA 6 TO BE RELOCATED LAGERSTROEMIA INDICA 7 TO BE RELOCATED LAGERSTROEMIA INDICA 9 TO BE REMOVED LAGERSTROEMIA INDICA 11 TO BE RELOCATED QUERCUS ILEX 1 TO BE RETAINED QUERCUS ILEX 4 TO BE RETAINED QUERCUS ILEX 8 TO BE RETAINED QUERCUS ILEX 10 TO BE RETAINED QUERCUS ILEX 12 TO BE RETAINED QUERCUS ILEX 14 TO BE REMOVED DE S I G N F O C U S LA N D S C A P E A R C H I T E C T U R E & C O N S T R U C T I O N DESIGN FOCUS PO BOX 485 BEN LOMOND, CA 95005 (831) 336-3100 NE W R E S I D E N C E S A T 16 2 1 2 L O S G A T O S B L V D . LO S G A T O S , C A PL A N T & T R E E LE G E N D S REVISED: 12/17/2015 DESIGN BY: RJD DRAWN BY: OWL3.3