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#7 - Attachments 2-12m H N N y 3 O H M H N ro H '(Ay1 Ox U a t9 � H Z m Q � u � w w m Y o H (a9 O H ro N N Y ro N H U I 9 G m r+ N N N N I lP Y f' U .H H H H O O w Y m 1 G N u N O O •i N t 1 O N N R U N O C Y b a Z a G O W I O R W N D O c a W o > w v .A W F U Y U E [P b � Y U { .NI Z N E a o N [ w x - ro vi w a N G 00 w o 1 U a H IP N I 1 1 'O O1 N U H G m o { W N C .I Y J H Z N I U U 'H N .H rn E R 'I 1 O 1 U H W R � W N Y G m H N N y 3 O H M H N ro H '(Ay1 Ox U a t9 � H Z m Q � u � w w m Y o H (a9 O H N N Y ro H U N N N F U U .H H C m O F N O m 1 O N N N O N O C R N ✓1 ty rV N u0i O W I W N D O N 01 H Rl D w r ro J N 2 .NI a £ A � 1 'O O1 N 41 2 W H Z N rn E � 1 O 1 U H W O W N Y G ro N O W N U H C N OI T E' N D ro T p 1 O Y O N .1 n G N Y N N W A w N O N 1 d G d A N H N b Y C d ✓ N M 0 N $ N O .i O H O C Un N O Y N Y 1 H O ro ro T O F C 3 H Y ro O N N O ro N L 3 T C 4 p p y H 4 b G O F A C N m ai V '•i T G 1 Y N W A W H N P £ • W O N N N X N T N Y +1 'O U ro 3 H .i 1 'J O .0 N Fl VI .N Y O d W N N p I H O al rC N- a+ N Y 'yW 4C .i 3 m F N a m v C G N v o y ✓ N 1 O m O O 0 G N N N ^ N ry 4{ W N O d N m H N N y 3 O H M H N ro H '(Ay1 Ox U a t9 � H Z m Q � u � w w m Y o H (a9 O H N ro H U N N N F U U .H H C m O F N O m X- O .i U C R N ✓1 ty N N� b G T N u0i O W I W N D O N 01 H Rl D w r ro J .0 2 a £ A � O x w � o 2 W H Z N rn E � N O H y y U H C N OI T E' N D ro T p G N O O T £ H O W A w H N N N Y C N F( 9 U N M 0 N $ N O .i O H N ATTACHMENT 2 N N N N N 0 yi1 N N F W 41 C T 4 N .i C C N N N b+ v Y .[ Y v p E •+ -N o 3 v E 9 9 O • y N N O N N O b• [ d 41 O .i 4 .fl W W H W Cl N 7 N b+ W N N N Q N U R Y 0 Y N C !P rl N J O O U rn rn N c u v o ro L 'N a N > c G C C h Y O U u U N N W L O 5 D 9 W U O N •• G Q N H N Y >+ T N • C v G G v o ro t N N N 'N V1 N C O N 9 Y Y N W N N O G N G N O N O N > ro N O N G > H N N b+ W bt y N H C O N T H W W Y N O1 N a N L H U' G N O L A G o T 'N W Y N '•i 9 ro N A O O Y .i ✓ Y [L 9 N N 3 N Y N W N N W O N D O Y N O v W N N .i O fl y H 7 W N N C 4 > W C W M v 9 R W N N O U N N G 9N 9 a N tG O 2 O 'N O '1 O H N F N D• H W tP W .0 bt N .G pN m W N] a H Y 41 'N 'ri a '•1 W N Y G b+ N N A W C k H ✓ .J O N y C W y 0 G 9 9 N a 7 N N FG O £ N O > Y Si U O u U 9 N W W O O G •-i 'N C N Y £ T N Vl U U '.1 F. Y O H N N H N W Y H y W N > N N N G Y N 3 N T d• O a O > G N W 9 U Y O- Y O G .i O N N N N 9 '•1 .N N .0 'N A Y G N N R 41 C.i U N C R a X C C .0 N H Y Y N F w O N LG U N £ E F D W W y N N N L 9 Y N E G G N N O Y N N N N W D O Y O w N Y 3 > C N N L • N N N N a h 'N ro 9 .N A Y ro 9 C- H N YN ro a D W N N W Y C O [ 'O b• E 'N '•i N O Y Y U ,C Y 'N H > N Y YN N F. T O N •y .4 O W W .i Y C N bt T N F N Y Y N W C Y O N H H W N O C Y Y C H Q O U 'N C N ^ N W 'N '•1 'N N N G N U 41 'O Y T N 9 Y N E N W Y O N L [ N C A N N N ti 3 N N F U H O Y F G 'N S Y N O A O N 4 N .N T U Y 41 W N 9 '•i N Y N .N N Y O ,G N Y Y N N O N O G O U O 'N N N G C 'r o E •+ 3 .i N 'N 3 H a 'N .N u C L Y N L H D a ro U 9 v b A Y W N N Y H W N Y U a > 0 A N L O D• T U N F C W N O u G N N O A 7 N F J C Y L Y U G C O .-1 N O 'N Y Y O N Y N a L N N N N O H A N N N N N 0 O Y N £ Y H N T 'O y ro Ot Y N N N .0 N N N O N 9 Y w L C H > S1 m N Y O N m 'i L N L N O N n U O Y N N H p Y > N N N N ✓ H N N N D G O N O H C ro 9 N A C N N E N N Ot L N rl G 'N C N .0 N N y a O L 'N N O a y p N N W H U ] O 9 N O1 W N Y D. Y H N O N N Ot Y G Y 9 ro N '3 W N C .N O H U N N 'N '•1 N D NN N H > C U N N N 'N O N C O •i �N �N O 1 N N y 9 E A N Y 0 N 0 0 0 O a N N 7 O G' O N O U Y Q N H a Y A 0 U N N U H � N Y N � T N Z & O y H ti N ro H A £ A O o Z H Z N Q � N � a v VI y O� Q l9 O O O r >' N 2 Z d N H H N N % A H L £ y O 2 U N 2 � H 2 n Q � a w N Y O O a I ro v u D Y Y N R Y R Y N R 4 N v W R N Y Y C L O w Y 3 Y v G H LL O Y Y W N W N N Y N A N G} v N L�• V R � 'N C U O Y N C N E m N O 3 W ul 3 T O C Y m b v O R L O Y D N N Y N N R .GI C E G v O N U H C N U O Y O W C L T R D N Q G U U N Q U > W D d N C G ro > H v ro N O O N v N .. vl U O H n N Y R G R v S H .0 D Y to 3 v H N E O N R H H R 7 N N Y S O Or W ,G Y 2 0 O N L U N Y .0 R W N N D Y N O W 0' C F .N N O N N Y O W 3 D v N N q T o ro G T U n ro E o 3 d N L v o d y 6 L 0.l O N N U R W {J O l0 Y O N N W y U W G iQ-1 G"1 N Y H L N N U CN H Q d C W O H d > D N L T W O U ,C 7 N H Y " R O D W L Q b d N Y 7 N N U W v II D T d Y h ro H � v Y W O A £ O Q N H O O RNy M tP Y Y m m N O W o v N p 3 E U G G N tP b H W p U O 7 C N v O Y C p D C A U C O b b+ yNy .Gi V p .D-I D w R d o y � m rvi u v O N O .G d y O I ro N Y 3 C � R G' d -i vOi' o "U v N ] N N G T G Y � E O v v C O ! N O C h U R R U v D v N v N > i N V O A D 7 .i ro i J b •1 N I N � W A R N G Y Y N O E C 6� O N D R 1 H O Y U Y I 0 O N N N d I ro m u vC O Y N TS O N N 1 C N I E v R i N W U N v N I Y u p I 1 R T 1 H 1 N N L D O O N N .N ro N N O R O E k E v Y v C N 1 .T -•1 � � R N v N W W v O N 1 y v 1roJ U� Y ro H N N H Y C X H C D A C H ro a N 1Li .GI N X v v 1 O 1 L D Y v N m N C ti v ✓ u 3 1 v U U N pp a N .N u II O N G G R X bl N v N W Y N Y N ro t v N F p O C 1 N Y G V 1/1 •J U V1 N 3 H Al N E 3 d N 3 C i d D U D R II L O C O N ON v b C Y Y OJ a t G �-t U Y fL Fl W v D N Yl y O U R R v 3 V`• H N Y W W H W W W v Y H G to E O U a Y ro O O D S 0 N v v R v H C Q O N Z In rn N Z !n v v v Z o H .y �N N N v 7 £ G L N £ Y N L N,y T W H R O v Y N (J v v Y O O .l U W E E y T a, N ro o 1 N N Y a D OO N Y Y W p1 ed N Y N G vO N H D W W to Y E N E O v E b G F N C 1. 7 ro Y O W G O N v D p v v H C N U 0 0 3 > JL.! N G [ ui H O N N N � T N 2 O l H H H vl p H A E O U o z N Z H ym a � w N Y Q H Q O N 'i r T ro y 3 O H N N H O H p £ y O W U HN 2 N �] E a w N Y O H C7 O w Y v v o C 1 N H c o 0 E 4 H O 'N N Y Y ro W C C D N N N V C N @ W v F N N H E Y E L Y U 0 N U W N N 0 O Y � N H O ro d T @ H H Y N N E ] v U v N X @ C F Y N O D Y ] S F C O CP U Y O N Y C ] N d Y H v N @ v Y N Y W V H O 1 Y 3 N E N v P. v O v [L 4N NN N Y v D• 'N O v v W D O F N U @ X C u C ro ] O O Y u v N d m C o .N v o Y W v v d Y N E Y U y N Y d v Y S T Y H N G v Cl Y VI N v Y H G @ Y v v N F G tl y D N y N U .N W G 'N W N d @ •N F L C O v E y @ O N W Y Z F 3 N U @ p O N W U .. N .vi 3 O Y •• U v � S y D N @ Y O ] Y G 2 N U .0 .•I N Q Y N H 'N C N O O W Y N v Q O @ ✓ N F @ v d ✓ O @ v u H a d 3 w O Y W .0 L O N > Y E v Z O+ ✓ ✓ C v N H 'O @ H H a d m H Y H N D• ] N Y G N Y v 'N C 'N ] G Fi Q L v a D N O 5 N ✓ O O v N @ ✓ N D F v N v 3 b > D m b 3 ✓ ai v @ G Y ✓ A 3Yi > U v .N O N > v N d >+ T Y N Y G N % v N Y • v L fi O W v D .-� •N M v 3 N D U N @ Y D A U N O 0 O N @ v D v G O N Y H W Y N N 3 O H Y Y C @ N F Y v d S w N v S C ro C w S v D y X b+ '• .N 'tl H N v v Y N Y Y U Y N 'N O H v Y ] G N N @ N O W N 7 Y b O O v G M @ Q• N 3 v U ✓ tr` O N N O 'J @ 0 'N p• y ry W v H T ❑ ^ ro X Y .i N D O 7 D T H F u D v o @ v u D G v N v ] Y D O X O D H O S G v y p y 3 D H G V ] L v O Y ] O> > H T N W 'O Y "O G •i D F C H O O C T @ .i T O Y 'N M % NN 'i '•I D .-I v TN Y '1 v N N v M U F E v Y T H d 3 w 3 C •i v L W Z W A % N ? b 3 � v U O ON O n d v > 'N v v v T L ✓ O p ❑ D• F Y v LN C T T S Y T N O Y 7 W O Y C Y O Y H N v 3 F E 4 N N m W O GN 'N d Y N v D F. F N v E O v Z v N N ] E O Y N a O N v O T D v v N W m W d C N C N ] C v @ O U W N O N p• ,C Y Y P v O W O T E U O N v W U ] b• W H Y C Y E > v R G H @ H v L @ C 4 A ro O c d G D U O % vi A m m S ✓ v D G N v v Y O -i N A m Y @ 3 d v u 3 H £ Q £ v @N @ @ v Y T v O v O O O C L H ] F S L O Y • u v N N @ v H W > 3 U U U O Y v O F F C N @ Y O v @ N H T Y Y d v C 4 N d Y N d v @ G N @ v O C H O v v D ro @ H v @ v v % v 3 % D v 3 • H Y Y T N > H N > x ✓ d N v Y Y N Y 0 0 1 3 P. Y N U U . 'i W A % H N W Y N N N \ T r @ o 3 O N H I N v r A O Z U ('l N Z H 2 ri Q � N E w w N Y O H t9 O 0 0 N \ T r @ Z 3 O H H N m v h A H A ox U p (� w Z H Z M Q � a E a � N Y U O y N ro x v N B w Y H G o N m a v o N O 3 a G V L T Y N N .i W b• N µl N a 'N 0 N b N H G m N O N a A Y N O H m O OOT b JLi a Y N L N yF. t11 � Y V H T O O v v I 7 0. O L o v o C > U a v0i T Ste'. 3 3 N O w O y m m C N N Y 01 O J. y U O p L Q •i N W N Y m N .N .0 O•N O L G L O 1 W O W N O O A a E a N N y L Y L a N N Y N y O N Y N N N N y YN W O N y u v m 3 C T 3 H Y .. .N N N .0 yJ N N .. X � •• 'N O o 0 W 0 H W m w b` [ x '� •i .i Y T .0 �N p E O b N •i Y L a O 2 Z O O N v H 'N .N 2P N L Y U O G O u y w v a m a C Y rn a N q •• .. w L A FN w C C H O 0 O N d a Y v H Q > O GN a Y O Z 4 O Z N N O L O L N .0 H H fJ L O Y N u Y Y a W E W Y N N N y v) W m C W t] q o z ❑ L a Y a W L a ✓ 3 N G v W O O Q E m Q Y O IT a ip O O Y W b` 'N F W H W E H W W 1p N o VI l7 3 N A b N a C C H N H N N u1 U V1 L N Y N W m a N N a .-1 ro a H VI H N E 0 a S R w T U U F U S U U Y 3 N N O 'N i0 L G O H W N L m Y a p. Y -•1 Y Y a U V 'p v S JJ N N N N x a Y H p N C N N a p H ID u Y a p L 3 O L C a O m v G i > H N S O a N C N N N O S a a N Y O a O N a O C m c m N o N Y Y A a N •.7 b` H O N Y W N N N O N L X C y v L ✓ .i N L N H > { y a m o Y m Y.G1N N ro N H v N W N G L Y N N U Y 4 N N U N O a O N N H ro rn a Y rn I W C G W m F u T m W W H m 0 a 3 y o v a T N u O U• L C N W z.' G O X 'p A I L G F w O U I L I Ul O W N b > 91 C N H N N O E .0 L E N G 3 I N N N m Y tT a y o u u N N a H o N F y u O C J N O Y N a N a N rt N N p O O L H y A 3 U N > > a O O � F O E v O 1N m m N ru .y v o b` a O L Y N L Y L m b C a O O N a a N o C O N '6 m N N O L ~ G C y N m N F 1 N Y Y m 5 m m U U '•'1 3 Y H N N C O C L ✓ N N 1 C N O 1 'N N p N y N O Y O a L' J E L W Q � � U N b• p E 1 O a > G v a G N O 'N G H u > a a N L a O H a YN G a N 3 N H •-pl 9 a N +4 l p, p 3 O 0 0 .J � T r m 2 � O y H � N y W A H R E a O Z U o U � Z � H Q ''4 a � w m V) y O H l9 O ti 0 0 r T y 3 O y H N N m y A H p £ U O T` U o � N Z H Q � w m N Y O H (�9 O F] O N C N N N p O ID Y p L 3 O L T N a O m v H 3 C a3i N N rn a a N Y O a O N a O C m c m N o N Y Y T U N N y N N N H G N a o u N C v N I H a N N L Y L Y N U Y 4 N N U N O a O N N H ro rn a Y rn I W C G W m F u T m W W H m 0 a 3 y o v a y u A I L S C N H H N N A u ' o A N a w O 7 I L I Ul O W N a U 91 C N H W C W O I N b lU Y •i rl a N F F N N p N N L F U O H N O Y N a N a N rt N N p 0 0 .J � T r m 2 � O y H � N y W A H R E a O Z U o U � Z � H Q ''4 a � w m V) y O H l9 O ti 0 0 r T y 3 O y H N N m y A H p £ U O T` U o � N Z H Q � w m N Y O H (�9 O F] O N W W c o � a D N n 4 N N � N E N ] N Y N N N 'OO O T N o 3 C 3 N v .N .•a N W y ry T O N N O p1 O N U G D N C T G N 3 N F E •iJ N D x U L w ] O N L N T L T ro v N O � X N O N 'N v C v d ✓ v y .. Y • O � v N F 'N X N H b' N a O D` a � W '� v L H % Y N •i � H W L d W U O x O U O H L v C N O U F H C U' Q O z O v ro Z O Z O C O U O ] 1 H W O z } c 2 ❑ Z x Z U ro •y d Z x Z £ O N rt O Q O W O Q % 'u O W O H E N W H w H Z H w N O 'N ] v W H G Y H .N v N 41 v !7 VI N v Y lA p.' H N .0 C .0 fn d H U VI H {G H V1 .0 rl b• v H H [L Y o O W x X O D 5 O Y• O 2 u C i� 3 O Y O > O� U C O U U 'N U U U U U O N U v L v C T N W A 1 H N ✓ H H H ] v 4 X O N v H N O u L' A yi W N T Y Y d O ✓ i O v u ro ro v W v a ] p p p (L y O H VN1 O U C• Y ~ N v N ro e � u N i [ N .. U• y O o Q w W x U u H Y N Y N n N d E O G N L Y v N 4 v N L Y rt .. '] a O O - O W Z O H N O U D v 3 O T r O N •N T •4 '•� T n N W C .. U' H ❑ w N x U O " N a ❑ - O W H H O U v '•w N O Y 'N •• l'l H ❑ VI Y U W ro u 'O U ] O v N ••i ] A v N Y .i C ] N Y v G Y G v .0 Y v 'N H •i a G N N N N H u X O F v L N .• r] a ❑ - O 6 N U C N F C E L Y L ✓ Y T N G O Y u N N C X O C O U' Z O N U O '•� m b O w .. a a W O O �' U C• W X -i ',HU v D N ] O U' H ❑ N U T I A '.1 O v v F o N D b '•' ry .. a a W O O C £ O U m L b• 'a 'tl -i N '•� O 4 N v V C % O D O N C N v N N U' 2 ❑ O Q N '•� T U H 3 L 0 N N r T ro y 3 O ti N v y A £ A O Z U � (7 � Z H 2 n Q k a w N Y p H L! O 0 � T .y 3 O •y H � N v N A H A x O o U' N 2 H Z m Q � w v N Y O H Q U O r� N O NH f1 'N N N 'O N O X N Y N N N N N .•1 •-I 'O .0 N L L a N H N O ~ 04• 7 R .C{ H H U G IP v y R ro T ro A a O T A o Y W (L Sn' x W N a F H N ro O y y y H > F W bt Y O O N N L H N � v } 3 C 'tl N N N N N T C w ,Ci •i Y O N W Y N y N O a Y Y C y U O VI O Z1U N "(5 L C '.i N O W P H N ? T X G N O O C H Y 3 X U N 9 G F y N 4 X H N N O y u 3 0 N O a l9 � H n Y C X > ✓ Hj L W Z H O y y W Y Z H •• U N G N HH O Y U O O y R L d O T W O 1 VI r1 C W G Y 3 V H i.] N x o ro x D v o x 7 N o r a y T v u m v W Q J o A w > Q W R N O b U v N LL 4L .•i N G Y H W w W > �' 'H N N H H W N b 3 > b U W a0 O W N N H O N N L 3 N ,aC • Y vyi y p H H U N .�' W H H H N 2 .•T r� W L T N o Qq x W Q W Z Z Y v C 3 C N N x x N Y L a x C u x O W 'N F O u .1 'H m U U N C W a v R .0 N O N W O O O ro Y H Y U C O Y T N O N N R N ri N v b• H Y N G L G y > a G ro N O O H N T X 0 N y a N N U N P O •i 'tl y H N G O N N G N N N N .H N 'O y . q C Y H H Y > v A N y L aH W O H G U N 3 N R a W W YOU N N '6 L Y A N W T b• O O 0 3 C y N y 'U Y N N y ro ro O N .H H G C L O Y U (y Y W O N Y E G 'tl H N In O N O N N A N W R {i 0 y a N T O Y Y 'O N N N O N G > G v N N .G O H N NA1 R O a •i N y N H N N b Z 3 O u O 'O G G W NR N A N H E 0 o q O O T X H N N Jai p�j N Z U W Z 0 H O 3 N N Y N O O L x ✓ N O Fi l7 H Y H O Y Y N O W N N O O W O C G O P U W N O � 'O O N � � T U U U G N H1 3 C N N 7 N .G O O O j Y N N A A P ✓• v N 3 v N W N y Y y w a a N Y 4J N v H Y N N N y N N O O N W W H F! 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LL D N X G 3 O O N Q 4 N N .Ni .NG 3 U U o A N H Q b� D V u N R L J N N N t` T Z `l O H M N UJ ro H Ox U O 0 N z H Z M rC � a E w w W Y O H O M N N � T o 3 O H N N N N R H R £ G oz V O O N tZi 2 M FC � a E w m N y O H O m m M N 0 N � T y 3 O y H N N v y A H A £ J 5 O o Z 2 m Q � a e w v M y O a M 4 T N N N J C N 0 w O N N 4 N O ro 4 H w 0 O U C p H C E T v A y N N Q u U E U W d w y 9 C C T O O O N Y i N v O ✓ L T N v E y m v u E O Z O O N T VI x e N N N a N J o ro c a v v ro u G z A L U N J O Y N Yu N U 7 W N N C 9 W O O U U 4 D i T N O C ro N T N N 0 N � T y 3 O y H N N v y A H A £ J 5 O o Z 2 m Q � a e w v M y O a M WX � WoTOWN OF LOS GATOS ITEM NO: 1 PLANNING COMMISSION STAFF REPORT o Meeting Date: September 11, 2013 PREPARED BY: Suzanne Avila, Senior Planner savila@losgatosca.gov APPLICATION NO.: Conditional Use Permit Application U -13 -005 Subdivision Application M -13 -001 Architecture and Site Applications S -13 -008 through S -13 -011 LOCATION: 550 Hubbell Way (north side of Hubbell Way, east of University Avenue) APPLICANT/PROPERTY OWNERS: 17230 Buena Vista Partners, LLC CONTACT PERSON: Gregory Howell APPLICATION SUMMARY: Requesting approval of a Conditional Use Permit to allow construction of four condominiums on property zoned RM:12 -20. APN 529 -09 -036. DEEMED COMPLETE: June 5, 2013 FINAL DATE TO TAKE ACTION: a. Subdivision Application: July 24, 2013 b. Conditional Use Permit and Architecture and Site applications: December 5, 2013 RECOMMENDATION: Denial, since the direction and concerns of the Planning Commission have not been fully met. PROJECT DATA: General Plan Designation: Zoning Designation: Applicable Plans & Standards: Parcel Size: Surrounding Area: High Density Residential R- M:12 -20 General Plan Subdivision Map Act 15,165 square feet Existing Land Use General Plan 1 Zoning North Multi- Family Residential - - -- -- ----- - - - - -- -- High Density Residential { - - -- -------....-=-------- I RM:12 -20 East ; Multi- Family Residential - -- High Density Residential - -- --- RM:12 -20 South `Multi _Family Residential ...... -- ...----- High Density Residential ..— ... -. -. - RM:12-20 West 1 Single Family Residence High Density Residential ! RM:12 -20 A& EAC°sMENT �s Planning Commission Staff Report - Page 2 550 Hubbell Way — U -13 -005. M -13 -001 S -13 -008 through S -13 -011 September 11, 2013 CEQA: The project is categorically exempt pursuant to Section 15315 for minor land division and Section 15303 for construction of a multi- family development with six or fewer units. FINDINGS: n As required by Section 15315 and 15303 of the State Environmental Guidelines as adopted by the Town that this project is Categorically Exempt. • As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit. • As required by Section 29.40.635 of the Zoning Ordinance for the specific density for a building site in a RM zone. • As required by Section 29.40.075(c) of the Zoning Ordinance to allow an increase in FAR. • As required by Policy HOU -9.1 of the Housing Element for new housing developments of three units or more. • That the project complies with the Residential Design Guidelines. • As required by Section 66474 of the Subdivision Map Act if the Planning Commission denies the subdivision application. CONSIDERATIONS: u As required by Section 29.20.150 of the Town Code for Architecture and Site applications. ACTION: The decision of the Planning Commission is final unless appealed within ten days. EXHIBITS: Previously Received with July 10 2013 Staff Report 1. Location map (one page) 2. Required Findings and Considerations (three pages) 3. Recommended Conditions of Approval (11 pages) 4. Project data sheet (one page) 5. Project description and letter of justification (one page), received May 2013. 6. Color and material exhibits (four pages), received June 12, 2013 7. Consulting Architect report (four pages), received February 28, 2013 8. Arborist report (25 pages), received March 6, 2013 9. Development Plans (10 sheets), received May 8 and June 5, 2013 Received with this Staff Report 10. Required findings (three pages) 11. Recommended Conditions of Approval (l I pages) Planning Commission Staff Report - Page 3 550 Hubbell Way —U -13 -005 M -13 -001 S -13 -008 through S-13-011 September 11, 2013 12. Planning Commission Minutes of July 10, 2013 (10 pages) 13. Applicant's letter (two pages), received August 15, 2013 14. Revised development plans (nine sheets), received August 27, 2013 BACKGROUND: On July 10, 2013 the Planning Commission considered the subject applications. The Commission continued the matter to this agenda, directing the applicant to provide additional information on the private portions of Hubbell Way and to consider plan changes to address concerns about bulk and mass, lack of community open space and use of shared driveways. ANALYSIS: The Planning Commission expressed concern about the following elements of the project: 1. Consider shared driveways rather than having a separate driveway for each unit. The applicant has not made any changes to the driveways. The applicant believes that shared driveways would cause issues between homeowners. Individual driveways will allow on -site parking for guests and residents whereas shared driveways would not. 2. Bulk and mass. The architecture of the rear units was changed to Craftsman style to better blend the units and to reduce the apparent bulk and mass presented by the previous Mediterranean architecture. The applicant maintains that the proposed FAR is similar to that of existing developments on Avery Lane (see page 1 of Exhibit 13) and that the location of two units behind the two street fronting units reduces the bulk and mass as viewed from Hubbell Way. 3. Lack of community open space. The applicant has not added a community open space area. The Town Code requires a minimum of 100 square feet per unit (a minimum of 400 square feet should be provided based on the proposal for four units). The applicant believes that ample private yards have been provided for each unit and that a small community space would serve only to reduce the size of the private yards. Yard sizes are as follows: Unit 1 — 1,060 square feet Unit 2 — 1,080 square feet Unit 3 - 624 square feet Unit 4 - 660 square feet Planning Commission Staff Report - Page 4 550 Hubbell Way— U -13 -005 M -13 -001 S -13 -008 through S -13 -011 September 11, 2013 4. Ownership type (condominium versus single-family). The proposed project is for four separate buildings rather than a single building containing four units (four -plex) and is a condominium. A condominium is an ownership type rather than a building type. While condominiums are typically attached, they can also be detached units. The applicant indicates that this type of project is becoming more common and is a more desirable form of ownership than an attached housing product. 5. Ambiguity of the Ffubbell Way right -of -way. The applicant provided detailed title information for properties with access rights to Hubbell Way. Based on record information, Hubbell Way is a private driveway from University Avenue for approximately 170 feet until it becomes public right -of -way (ROW). An easement for ingress and egress purposes exists from the center line of the street 25 feet in both directions for the 50 foot wide easement. The properties with ingress /egress easements are as follows: 0 550 University Avenue (529 -09 -005) 0 556 University Avenue (529 -09 -004) 0 560 University Avenue (529 -09 -006) 0 550 Hubbell Way (529 -09 -036) Once Hubbell Way begins to bend around the apartment complexes (APN 529 -09 -037 and 038), the name changes to Avery Lane. Avery Lane intersects with Towne Terrace, a public ROW. As properties are redeveloped, such as the proposed project at 550 Hubbell Way, the Town will require dedications in fee title to complete the public ROW connection to University Avenue. The Town cannot require ROW dedications for the remaining projects without a development proposal. The property has access from Avery Lane in addition to Hubbell Way, so in the event of the road being blocked as it was years ago when planters were located in the roadway, residents could still reach their homes. PUBLIC COMMENTS: This is a continued public hearing and was not re- noticed. As of the date of this report no written correspondence has been received. Two residents spoke at the July 10, 2013 Planning Commission meeting and voiced concerns about construction impacts and street parking. Since the hearting two University Avenue residents reviewed the proposed plans. Both of these neighbors expressed concern about privacy impacts from second story windows facing their properties. Planning Commission Staff Report - Page 5 550 Hubbell Way —U -13 -005, M -13 -001, S -13 -008 through S -13 -011 September 11, 2013 CONCLUSION AND RECOMMENDATION: A. Conclusion Although the application has made some architectural changes to reduce the apparent bulk and mass and title information was submitted to clarify the public versus private portions of Hubbell Way, staff believes that the direction of the Planning Commission has not been fully met. No changes were made to the driveways, no community open space has been included, and the location and massing of the units has not changed. B. Recommendation For the reasons stated above, staff recommends that the Commission make the required findings to deny the subdivision (Exhibit 10) and deny the applications. If the Planning Commission finds merit with the revised architecture and the information submitted by the applicant and determines that the concerns have been adequately addressed the Commission should take the following actions to approve the applications: 1. Find that the project is categorically exempt from CEQA (Exhibit 10); 2. Make the required findings for the granting of a Conditional Use Permit (Exhibit 10); 3. Make the required findings for density (Exhibit 10); 4. Make the required findings for a residential project with three or more units (Exhibit 10); 5. Make the required findings for an increase in FAR (Exhibit 10); 6. Find that the project is consistent with the Residential Design Guidelines (Exhibit 10); 7. Find that the project is consistent with the considerations for approval of Architecture and Site applications; and 8. Approve Conditional Use Permit application U -13 -005, Tentative Map application M -13 -001 and Architecture and Site applications S -13 -008 through S- 13 -011, subject the conditions in Exhibit 11 and the development plans (Exhibit 14). � O Prepared by: Approved by: Suzanne Avila, AICP Sandy L. B AICP Senior Planner Director of Community Development SLB:SA:ct cc: Gregory Howell, 410 N. Santa Cruz Avenue, Los Gatos, CA 95030 Mark DeMattei, DeMattei Construction, 1794 The Alameda, San Jose, CA 95126 N: \DEV\PC REPORTS \2013 \Hubbe11550- TM2- A &S.doc This Page Intentionally Left Blank PLANNING COMMISSION — September 11, 2013 REQUIRED FINDINGS & CONSIDERATIONS FOR: 550 Hubbell Way Conditional Use Permit U -13 -005 Subdivision Application M -13 -001 Architecture and Site Applications S -13 -008 through S -13 -011 Requesting approval of a Conditional Use Permit to allow construction of four condominiums on property zoned RM:12 -20. APN 529 -09 -036. PROPERTY OWNER: 17230 Buena Vista Partners, LLC APPLICANT: Gregory Howell FINDINGS: Required findings for CEQA: The project is categorically exempt pursuant to Section 15315 and 15303 of the State Environmental Guidelines as adopted by the Town in that the project consists of a minor land division for condominium purposes and consists of a multi - family development with six or fewer units. Required findings for a Conditional Use Permit: As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: 1. The proposed uses of the property are essential or desirable to the public convenience or welfare in that the redevelopment of the property will provide new housing units; 2. The proposed uses will not impair the integrity and character of the zone. The project is at the low end of the allowable density range, will fit in with surrounding residential uses and will improve the appearance of the site; 3. The proposed uses would not be detrimental to public health, safety, or general welfare as appropriate conditions of approval have been included; and 4. The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code as detailed in the July 10, 2013 Planning Commission report. Required findings for density in an RM zone: As required by Section 29.40.635 of the Town Code, the deciding body shall determine the specific density for a building site when issuing a Conditional Use Permit: 1. The use will be adequately accommodated by streets serving the development in its existing configuration and the development will not overburden the existing streets or other public improvements and the provision of public services to the general area will not be impaired. EXHIBIT 1 0 Of Attachment 3 The architectural design of the development, the site planning and the characteristics of the lot will not result in adjacent properties being adversely affected. The individual dwelling units will be serviced by light, air, off - street parking, open space, privacy and other such amenities that are normally incident to well- designed residential development. Required findings required by Housing Element Policy HOU -9.I: The proposed development is consistent with the Town's Housing Element and addresses the Town's housing needs as identified in the Housing Element. Required findings to exceed the Floor Area Ratio: As allowed by Section 29.40.075(c) of the Town Code for an increase of the FAR: 1. The property is not subject to a specific plan and there is not an applicable historic designation or LHP overlay. The proposed structures are consistent with the adopted Residential Design Guidelines. 2. The lot coverage, setbacks and proposed FAR are similar to those in the immediate neighborhood. Compliance with Residential Design Guidelines: The project was reviewed by staff and the Consulting Architect and determined to be in compliance with the Residential Design Guidelines. Subdivision Map Act findings for denial: In order to deny the application, the deciding body must make one or more of the following findings, as required by Section 66474 of the State Subdivision Map Act: a. That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451. b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. C. That the site is not physically suitable for the type of development. d. That the site is not physically suitable for the proposed density of development. C. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. f. That the design of the subdivision or type of improvements is likely to cause serious public health problems. g. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. CONSIDERATIONS: Required considerations in review of applications: As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. The houses are well designed, are of an appropriate size for the neighborhood, and will be compatible with the surrounding residential uses. N:-DEV,FINDINGS�2013 HUBBELLM -CUP. DOC This Page Intentionally Left Blank PLANNING COMMISSION —September]], 2013 CONDITIONS OF APPROVAL 550 Hubbell Wav Conditional Use Permit U -13 -005 Subdivision Application M -13 -001 Architecture and Site Applications S -13 -008 through S -13 -011 Requesting approval of a Conditional Use Permit to allow construction of four condominiums on property zoned RM:12 -20. APN 529 -09 -036. PROPERTY OWNER: 17230 Buena Vista Partners, LLC APPLICANT: Gregory Howell TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL. This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the plans approved by the Planning Commission on September 11, 2013, and noted as received by the Town on May 8, 2013 and June 5, 2013. Any changes or modifications to the approved plans shall be approved by the Community Development Director or the Planning Commission, depending on the scope of the changes. 2. EXPIRATION. The Conditional Use Permit, Tentative Map and Architecture and Site approvals will expire two years from the approval date pursuant to Section 29.20320 of the Town Code, unless the approval is used prior to expiration. 3. TOWN INDEMNITY. Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney. 4. RECYCLING. All wood, metal, glass and aluminum materials generated from the demolished structure shall be deposited to a company which will recycle the materials. Receipts from the company(s) accepting these materials, noting type and weight of material, shall be submitted to the Town prior to the Towns demolition inspection. 5. 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. 6. OUTDOOR LIGHTING. House exterior and landscape lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. The outdoor lighting plan will be reviewed during building plan check. Any changes to the lighting plan shall be approved prior to installation. 7. TREE REMOVAL PERMIT. A Tree removal Permit shall be issued for the remaining trees to be removed. Replacement trees shall be planted based on the Canopy Replacement Table in the Tree Protection Ordinance, prior to final inspection. )Fgtl3illIT 1 I Of Attachment 3 Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, 5 -13 -008 through S -13 -011 Page 2 of I I 8. TREE FENCING. Protective tree fencing shall be placed at the drip line of the existing trees in the vicinity of construction prior to issuance of any permits and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two -inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. 9. TREE PRESERVATION. All recommendations of the Town's Consulting Arborist shall be followed throughout all phases of construction. Refer to the report prepared by Deborah Ellis dated March 6, 2013 for details. Tree protection specifications shall be printed on the construction plans. 10. STORY POLES. The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. Building Division 11. PERMITS REQUIRED. A demolition permit is required for the demolition of the existing building and building permits are required fox the construction of the. four new residences. Separate permits are required for electrical, mechanical and plumbing work as necessary. 12. CONDITIONS OF APPROVAL. The Conditions of Approval must be blue -lined in full on the cover sheet of the construction plans. A compliance memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 13. SIZE OF PLANS. Four sets of construction plans, maximum size 24" x 36." 14. BUILDING ADDRESSES. Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 15. DEMOLITION REQUIREMENTS. Obtain a Building Division Demolition Application and a Bay Area Air Quality Management Application from the Building Division service counter. Once the demolition form has been completed, all signatures obtained, and written verification from PG &E that all utilities have been disconnected, return the completed from to the Building Division service counter with the Jff 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. 16. 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 pennit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics (California Building Chapter 18). 17. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer or land surveyor may be required to be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report; and, the building pad elevation, on -site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pad elevation b. Finish floor elevation C. Foundation comer locations d. Retaining Walls Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, 5 -13 -008 through S -13 -011 Page 3 of 11 18. TITLE 24. ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CF- 1R, MF -IR, and WS -5R must be blue -lined on the plans. 19. TOWN FIREPLACE STANDARDS. New wood burning fireplaces shall be an EPA Phase II approved appliance as per Town Ordinance 1905. Tree limbs within 10 feet of chimneys shall be cut. 20. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS. The residence shall be designed with adaptability features for single family residences per Town Resolution 1994 -61: a. Wooded backing (2 -inch x 8 -inch 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 -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 21. BACKWATER VALVE. The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12- inches above the elevation of the next upstream manhole. 22. SPECIAL INSPECTIONS. When a special inspection is required by CBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled -out, signed by all requested parties, and be blue -lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or at wwwdosgatosca.gov/building. 23. NONPOINT SOURCE POLLUTION STANDARDS. The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program sheet (or 24x36 Clean Bay sheet) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Counter for a fee of $2 or at San Jose Blue Print for a fee. 24. APPROVALS REQUIRED. The project requires the following departments and agencies approval before issuing a building permit: a. Community Development - Planning Division: Suzanne Avila (408) 354 -6875 b. Engineering/Parks & Public Works Department: Mazier Bozorginia (408) 395 -3460 G. Santa Clara County Fire Department: (408) 378 -4010 d. West Valley Sanitation District: (408) 378 -2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. f Bay Area Air Quality Management District: (415) 771 -6000 Conditions of Approval 550 Hubbell Way. — U -13 -005, M -13 -001, S -13 -008 through S-13 )-011 Page 4 o ' I I TO THE SATISFACTION OF THE DIRECTOR OF PARKS &. PUBLIC WORKS: Engineering Division 25. GENERAL. All public improvements shall be made according to the latest adopted Town Standard Drawings and the Town Standard Specifications. All work shall conform to the applicable Town ordinances. The adjacent public right -of -way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and /or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the developer's expense. 26. ENCROACHMENT PERMIT. All work in the public right -of -way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the applicant /developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG &E), SBC, Comeast, Santa Clara Valley Water District, California Department of Transportation. Copies of any approvals or permits must be submitted to the Town Engineering Department prior to releasing of any permit. 27. PUBLIC WORKS INSPECTIONS. The developer or representative shall notify the Engineering Inspector at least 24 -hours before starting any work pertaining to on -site drainage facilities. Grading or paving, and all work in the public right -of -way. Failure to do so will result in rejection of work that went on without an inspection. 28. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk- through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 29. SITE SUPERVISION. The general contractor shall provide qualified supervision on the job site at all times during construction. 30. STREET /SIDEWALK CLOSURE. Any proposed blockage or partial closure of the sidewalk requires an encroachment permit. Special provisions such as limitations on work hours, protective enclosures or other means to facilitate public access in a safe manner may be required. 31. 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. 32. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of any Permit or recordation of the Final Map. 33. DESIGN CHANGES. Any proposed change(s) to the approved plans is /are subject to approval of the Town prior to start of altered work. The project engineer shall notify the Town Engineer in writing at least 72 hours in advance of proposed changes. Any approved changes shall be incorporated in the "as- built" plans. Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, S -13 -008 through S -13 -011 Page 5 of 11 34. PARKING. Any proposed parking restriction must be approved by the Town of Los Gatos Community Development Department. 35. PLANS AND STUDIES. All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California, and submitted to the Town Engineer for review and approval. 36. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Division on E. Main Street is needed for grading within the building footprint. 37. DRAINAGE IMPROVEMENTS. Prior to the recordation of a subdivision map (except maps for financing and conveyance purposes only) or prior to the issuance of any grading/improvenent permits, whichever comes first, the applicant shall: a) Design provisions for surface drainage; and b) Design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and c) provide recorded copy of any required easements to the Town. 38. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to issuance of a grading permit. 39. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall - top of wall elevations and locations b. Toe and top of cut and fill slopes 40. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 41. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre - construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters. b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project Sub - contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. 42. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. Conditions of Approval 550 Hubbell Way — U -13 -005, M -13 -001, S -L3 -008 through S -13 -011 Page 6 of 11 43. PARCEL MAP. A parcel map shall be recorded. Two copies of the final parcel snap shall be submitted to the Engineering Division of the Parks and Public Works Department for review and approval. Submittal shall include closure calculations, title report and appropriate fees. The map shall be recorded prior to issuance of permits for new construction. 44. DEMOLITION. The existing building shall be demolished prior to recordation of the parcel map affected by the building. 45. DEDICATIONS. The following shall be dedicated on the parcel map. The dedication shall be recorded prior to issuance of any permits: a. Hubbell Way. A 25 -foot half street right -of -way. b. Public Services Easement (PSE). Ten (10) feet wide, next to the Hubbell Way right -of -way. 46. WEST VALLEY SANITATION DISTRICT. All sewer connection and treatment plant capacity fees shall be paid either immediately prior to recordation of the parcel map or immediately. prior to issuance of sewer connection. permits, whichever occurs first. Written confirmation of payment of these fees shall be provided prior to recordation of the parcel map. 47. 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. 48. SOILS REVIEW. Prior to issuance of any permit, 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. 49. 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 backfrll 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. 50. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical /geological recommendations contained in the Geotechnical Investigation by JF Consulting, Inc. Geotechnical Services, dated February 25, 2013, 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. 51. FRONTAGE IMPROVEMENTS. The applicant shall improve the project's public frontage to current Town standards. These improvements may include but are not limited to curb, gutter, sidewalk, driveway approaches, curb ramps, street lighting (upgrade and/or paint), etc. Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, 5 -13 -008 through S -13 -011 Page 7 of 11 52. UTILITIES. The Developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 53. UTILITY SETBACKS. House foundations shall be set back from the utility lines a sufficient distance to allow excavation of the utility without undermining the foundation. The Town Engineer shall determine the appropriate setback based on the depth of the utility, input from the soils engineer and the type of foundation. 54. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. 55. CURB AND GUTTER. The developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per Town Standard Details. 56. DRIVEWAY APPROACH. The developer shall install two (2) Town standard residential driveway approaches. The new driveway approach shall be constructed per Town Standard Details. 57. FENCING. Any fencing proposed within 200 -feet of an intersection shall comply with Town Code Section §23.10.080. 58. SIGHT TRIANGLE AND TRAFFIC VIEW AREA. Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Section 23.10.080, 26.10.065, 29.40.030. 59. AS -BUILT PLANS. An AutoCAD disk of the approved "as- built" plans shall be provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall include only the following information and shall conform to the layer naming Traffic Control Devices (MUTCD), 2003, and standard construction practices. Final construction plans and specifications shall be approved by the Town Engineer and released for construction prior to the issuance of the encroachment permit. 60. TRAFFIC IMPACT MITGATION FEE. The developer shall pay a proportional the project's share of transportation improvements needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. The fee shall be paid before issuance of a building permit. The traffic impact mitigation fee for this project using the current fee schedule is $22,968. The final fee shall be calculated form the final plans using the rate schedule in effect at the time the building permit is issued. 61. PRE - CONSTRUCTION PAVEMENT SURVEY. Prior to issuance of a Grading Permit, the project Applicant shall complete a pavement condition survey documenting the extent of existing pavement defects using a 35 -mm or digital video camera. The survey shall extend the full length of Hubbell Way between the project site and University Avenue. The results shall be documented in a report and submitted to the Town for review. Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, 5 -13 -008 through 5 -13 -011 Page 8 of II 62. POST - CONSTRUCTION PAVEMENT SURVEY. The project applicant shall complete a pavement condition survey to determine whether road damage occurred as a result of project construction. Rehabilitation improvements required to restore the pavement to pre - construction condition shall be documented in a report and submitted to the Town for review and approval. The applicant shall be responsible for completing any required road repairs prior to release of any certificate of occupancy. 63. TRAFFIC CONTROL PLAN. The project sponsor will be required to work with the Engineering Division of the Parks and Public Works Department to develop a traffic control plan for incorporation into the construction bid documents (specifications), and this plan will include, but not be limited to, the following measures: a. Construction activities shall be strategically timed and coordinated to minimize traffic disruption for schools, residents, businesses, special events, and other projects in the area. The schools located on the haul route shall be contacted to help with the coordination of the trucking operation to minimize traffic disruption. b. Flag persons shall be placed at locations necessary to control. one -way traffic flow. All flag persons shall have the capability of communicating with each other to coordinate the operation. C. Prior to construction, advance notification of all affected residents and emergency services shall be made regarding one -way operation, specifying dates and hours of operation. 64. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays; and 9:00 a.m. to 7:00 p.m., weekends and holidays construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty -five (85) dBA at twenty -five (25) feet. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty -five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty -five (85) dBA. 65. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, construction trailer, and proposed outhouse locations. 66. HAULING OF SOIL. Hauling of soil on or off -site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m., and between 4:00 p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the developer /owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand, and other loose debris or require all trucks to maintain at least two feet of freeboard. 67. SANITARY SEWER LATERAL. Sanitary sewer laterals shall be televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. A sanitary sewer clean -out shall be installed at the property line. Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, S -13 -008 through S -13 -011 Page 9 of 11 68. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and /or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall be provided prior to issuance of a building permit. 69. BEST MANAGEMENT PRACTICES (BMP's). Best Management Practices (BMPs) shall be placed and maintained for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Temporary removal of BMPs during construction activities shall be placed at the end of each working day. 70. SITE DESIGN MEASURES. All projects must incorporate the following measures to the maximum extent practicable: a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas. C. Direct roof downspouts to vegetated areas where feasible. d. Use permeable pavement surfaces where feasible. C. Use landscaping to treat stormwater. 71. CONSTRUCTION ACTIVITES. All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the ABAG Manual of Standards for Erosion & Sediment Control Measures, the Town's grading and erosion control ordinance and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 72. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Department of the Parks & Public Works Department. A maximum of two weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, and erosion control plans shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of most current Santa Clara County NPDES MRP Permit. The Town of Los Gatos Engineering and Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, S -13 -008 through 5 -13 -011 Page 10 of 11 73. 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 sheets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on -site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late - afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered. 74. CONSTRUCTION ACTIVITIES. All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the ABAG Manual of Standards for Erosion & Sediment Control Measures, the Town's grading and erosion control ordinance and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 75. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drain inlets (public or private) directly connected to public storm system shall be stenciled/signed with appropriate "NO DUMPING - Flows to Bay" NPDES required language. On -site drainage systems for all projects shall include one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to be used they shall be placed 10' minimum from adjacent property line and /or right of way. 76. SILT AND MUD IN PUBLIC RIGHT -OF -WAY. It is the responsibility of contractor and home owner to make sure that all dirt tracked into the public right -of -way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm drains. 77. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and /or materials on the sidewalk and /or the street will not be allowed unless a special permit is issued by the Engineering Division. The adjacent public right -of -way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and /or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right -of -way according to this condition may result in the Town performing the required maintenance at the developer's expense. Conditions of Approval 550 Hubbell Way— U -13 -005, M -13 -001, S -13 -008 through S -13 -011 Page 11 of]] 78. COVERED TRUCKS. All trucks transporting materials to and from the site shall be covered. 79. 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. 80. ABOVE GROUND UTILITIES. The applicant shall submit a 75- percent progress printing to the Town for review of above ground utilities including backflow prevention devices, fire department connections, gas and water meters, off - street valve boxes, hydrants, site lighting, electrical /communication/cable boxes, transformers, and mail boxes. Above ground utilities shall be reviewed and approved by Community Development prior to issuance of any permit. 81. PRIVATE EASEMENTS. Agreements detailing rights, limitations, and responsibilities of involved parties shall accompany each private easement. The easements and associated agreements shall be recorded simultaneously with the final map. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 82. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire sprinkler system is required for the new residence, hydraulically designed per National Fire Protection Association (NFPA) Standard #13D. A State of California (C -16) Fire Protection contractor shall submit plans, calculations, a completed permit application and appropriate fees to the Fire Department for approval, prior to beginning their work. 83. POTABLE WATER SUPPLIES. Potable water supplies shall be protected from contamination caused by fire protection water supplies. The applicant shall contact the providing water purveyor and shall comply with all requirements of that purveyor. The fire sprinkler system shall be designed in compliance with water purveyor requirements; final approval of the system will not be granted by the Fire Department until written confirmation is received from the water purveyor. 84. CONSTRUCTION FIRE SAFETY. The construction site shall comply with applicable provisions of the California Fire Code, Chapter 14 and Fire Department Standard Detail and Specification SI -7. 85. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings so they are clearly visible and legible from Hubbell Way. Numbers shall be a minimum of four inches high and shall contrast with their background. N: DEV,CONDIC�S ^_013 -H.b 11550- CUP- ABSA.c Th is Page Intentionally Left Blank R\delibera hank a ted his family loves trees and only six are being removed. Con closed the public input portion of the hearing and returned to the Commission fons. Commissioner urgeios ® A sked for clan cation that once this existing second unit is torn down it could not be replaced. Suzanne Avila a Commented that while thi roperty is in the Hillside Area it is not zoned H -R (Hillside Residential), a zoning that doe not permit second units. However, this property is zoned R- 1, which does allow second units. Motion by Commissioner O'Donnell an "e, Architecture and Site Application S -13 -042 — staff report dated July 10, 2013. The required staff report dated July 10, 2013. d by Commissioner Bourgeois to approve to the conditions as noted in Exhibit 3 of the 1gs were made as noted in Exhibit 2 of the Commissioner Bourgeois • Commented it's clear from data provided by staff that t housing stock would be maintained and the Town is adding new second units at a much faster to than it is being asked to demolish them. • Commented that the owner does not have any desire to retain \tructlire, s it exists. a Commented that from a Hillside sensiti vity standpoint, the fodecreased on the hillside slope by pulling that building out. a Commented this is a well - designed project that is sensitive to are a lot of sensitive conditions here including traffic, habitat, creeks, an'ons. Chair Erekson a Agreed with Commissioner Bourgeois' comments. Motion carried 5 -0. 3. 550 Hubbell Way - Conditional Use Permit Application U -13 -005; Subdivision Application M -13 -001; Architecture and Site Applications S -13 -003 through S -13- 011. Requesting approval of a Conditional Use Permit to allow construction of four condominiums on property zoned RM:12 -20. APN 529 -09 -036. PROPERTY OWNER: 17230 Buena Vista Partners, LLC. APPLICANT: Gregory Howell. PROJECT PLANNER: Suzanne Avila. Chair Erekson opened the public hearing. Planning Commission Minutes Pa-c 10 July 10, 2013 Of Attachment 3 Suzanne Avila presented the staff report. Commissioner Bourgeois ® Asked for clarification on the term condominiums, since he's heard this development referred to as condos. Asked if that is because the plot is not being subdivided so the property itself will be communally owned, while the individual structures would be separately owned. Asked for verification that is the only reason and that there is nothing in the Code that requires attached versus detached units here. Asked if there was no problem using both terms for the same project, because the plans refers to them as single- family residences and at other times as townhouses. Suzanne Avila • Commented that they are considered to be condos both with an appearance of and operating as single - family residences. They will essentially be single- family homes that are being built as four independent units. They will look like single - family residences with two in front and two behind. There are air -space rights with these units. • Commented that these are not townnhomes technically because they will not have subdivided owned lots with them. Commissioner Bourgeois o Asked staff if there is a requirement for common open space in the condo definition. Suzanne Avila o Commented that the Town Code does suggest 100 square feet per unit for common area. © Commented staff addresses this in the report and felt each unit had adequate yard area so might not be necessary to have common yard area, as was the case with two previous projects. o Commented that requiring common open space is something that could be required if the Planning Commission felt it was necessary to do so. Commissioner Bourgeois © Asked if there was not a policy regarding the limitation of curb cuts. ® Commented he had concerns regarding the four separate driveway entrances and asked if they could be consolidated. Suzanne Avila • Commented that two shared driveways would be more appropriate than four and staff did suggest shared driveways; however, the property owners preferred to keep them separate as they feel it would be less contentious among the future property owners if each had their own driveway. • Commented that they could not incorporate a private street with this project because that wouldn't be permitted. Planning Commission Minutes Page t 1 July 10, 2013 Commissioner O'Donnell • Commented that after viewing the story poles he's concerned it will look monolithic since there are to be four separate units, all at the same height, bearing down on the street, and having four driveways. • Commented that it backs up onto something that is quite high. • Commented that these homes may not be "condos" because of legal footwork, but they're really condos. To the people who live across the street or down the block, they are going to see four residences that are really imposing. Suzanne Avila • Commented that the consulting architect felt that, with the preponderance of apartment buildings and the higher density developments in this area, this proposal was appropriate. • Commented the units could be designed in a different manner if bulk and mass is of concern. Chair Erekson opened the public portion. Chris Spaulding, Project Architect, presented the project, Commissioner O'Donnell • Asked the applicant if there would typically be an HOA (Homeowners' Association) for a development such as this. • Asked if there is anything that the HOA would share in expenses, for example: landse ping. • Asked if as a condo, there is only air space granted, and what defines it. • Asked if the exterior of the building is commonly owned. Chris Spaulding • Commented the technically yes, there would be an HOA and added that there is no common ground with this project. • Commented the air space is defined. The Tentative Map actually defines the structures and the three - dimensional air space that encompasses the structure. • Commented the exterior of the building in not necessarily commonly owned. If this development consisted ofjust one shared building the answer would be yes, but when it is four separate buildings each owner can be made responsible for their own maintenance for their exterior as well interior structure. • Commented there is almost nothing that the HOA shares in expenses. There would be individual responsibility for landscaping. just like living in town. Commissioner Sayoc ® Asked who actually owns the land in this situation. Suzanne Avila • Commented that it is a condominium so you buy your share and your share's share is defined. Technically, all four owners own their quarter share or whatever their percentage is. • Stated that share includes the building, the exclusive use of the outside space that is within their fence, and their driveway. Planning Commission Minutes Page 12 July 10, 201 Vice Chair Smith • Commented that this is a very creative plan. • Commented that one issue Mr. Cannon (architectural consultant) raised is that the siting of the buildings at Towne Terrace managed to give some view to the buildings at the back. • Asked Clods Spaulding if he had thought about the issue Mr. Cannon (architectural consultant) raised regarding the siting of the buildings at Towne Terrace managing to give some view to the buildings at the back She asked him to explain to the Commission why that is not possible, whether it is and, if so, why the owners have chosen not to do it. Chris Spaulding • Commented that the owner wanted to do that and they had looked into how possibly to do that, but the big difference between this property and that property was that property was narrower and they could not get four units onto it, but rather only three units. • Commented that if there are three units, there's a front unit with two back units off set to either side of the front unit in order to make them all visible to the street. • Commented that with this property, unless they eliminated an entire unit there's no way to really move the back units enough from side to side to make the rear units visible from the street. • Commented that if he were to move the front units over, he would have to shift the driveway, which wipes out another street parking space. • Commented that when it comes to the back buildings, he would have to push them apart to make the turning area let them access their garages, which once again pushes them back behind the front buildings. • Commented that whatever design used, the back buildings end up hidden behind the front ones. • Commented they are cognizant of trying to keep the curb cuts in such a way that they kept as much street parking as possible. For the front units the driveways are pushed to the sides leaving almost an 80 -foot stretch of curb area without curb cuts. Dennis Moore, Resident on University Avenue • Commented his concern is the impact on street parking in that area. • Commented that four residents privately own Hubbell Way, which means the parking in front of their houses is their parking. That would basically reduce parking for other visitors. • Commented that another concern is adding perhaps 16 or more people to Hubbell. • Informed that when one comes out of Hubbell onto University, there is no stop sign there. Vice Chair Smith a Asked Dennis Moore if he is one of the owners of Hubbell Way. Is he responsible for the maintenance of that street as well. Dennis Moore D Replied, technically, yes. Planning Commission Minutes Pagc 13 July 10; 2013 Commissioner Bourgeois ® Asked whether Hubbell is open all the time, since he's seen planters blocking access to Hubbell from University from time to time. Asked Dennis Moore how long he has lived on Hubbell Way. Dennis Moore Commented that as far as he is aware Hubbell has always been left open. Commented he has lived on Hubbell Way about 10 years. Commissioner Bourgeois Elizabeth McCoy, Representative, Mira Loma Apartments ® Commented that Mira Loma Apartments are right next door to this project site. Commented her concern is street parking, since it's a crowded street with many apartments. o Commented that the sound level from construction is another concern. a Commented that the Riviera Terrace, which abuts their property to the east, has started construction. A series of 40 to 50 feet high trees have been removed, leaving 11 bedrooms to view the parking lot that's under construction and an ugly building on the right. ® Commented her tenants have been through a lot this year with the graffiti (both pornographic and gang), cars being vandalized, and bicycles being stolen. Now they are being asked to put tip with this new project, which includes weekend construction over the next year. Chris Spaulding • Commented the Town has a strict construction work hour schedule, which he doesn't think allows working on Sunday. • Commented that if such work does occur after hours, neighbors can call the Building Department for assistance. • Commented Mira Loma's tenants shouldn't be impacted much, because the site is on the far side of the parking lot, away from the buildings, and not directly in view of the tenants. Commissioner O'Donnell Asked if the street is owned by the Town or not. Asked Chris Spaulding if he had checked on the ownership of the street. Chris Spaulding • Commented he asked the surveyors about ingress and egress rights and was told this parcel has an easement for ingress and egress rights from the whole frontage of this parcel. He stated he assumed that meant it is a private drive. • Commented he does not known the legalities of it and has not seen the document. Vice Chair Smith • Referenced the draft conditions of approval, where condition 64 indicates construction is allowed between the hours of 9 a.m. and 7 p.m., on weekends and holidays; and from 8 a.m. to 8 p.m. on weekdays. • Asked if his clients would consider not having any construction occur on Sundays. Planning Commission Minutes Page 14 July 10, 2013 Chris Spaulding e Commented that if his clients agreed, yes. Chair Erekson closed the public input portion of the hearing and returned to the Commission for deliberations. Commissioner O'Donnell o Asked staff for the status of that street. Commented on the condition of the street when making a right hand turn onto Hubbell from University and asked if the Town is taking care of the street. Maziar Bozorgina • Stated that this was originally a private street. • Added that when you come from Town Terrace, it has been dedicated and up to this property it is dedicated as a public street. However, past Hubbell and a portion of Hubbell itself will be dedicated in the future as part of the parcel map. Everything going toward University is still private at this time. • Commented the section where University and Hubbell meet is still private and the responsibility of the homeowners that still own it, but they are not taking care of it. • Commented staff can look into the care of the street, but it is the Town's intention as these properties are redeveloped to take the right -of -way dedications. • Added that it is just that at this point it is not the Town's responsibility to take care of this private street. Commissioner Bourgeois ® Asked if a privately owned street can be closed, since he distinctly remembers that road being closed for a period of time with access blocked by planters. He asked what happens if more homes are put in here and that access gets cut off. Joel Paulson o Commented he cannot confirm the planters but depending on if the subject property has ingress and egress rights to reach University via Hubbell Way, then that would become a civil issue to make them remove any barriers that prevent that. Commissioner O'Donnell a Asked if anyone has seen the easement document everyone is referring to, who is the grantor, and ,vvhether this is long- standing easement that is benefitting not only the subject parcel but other properties as well. Maziar Bozorgina o Commented he has but it does not have a maintenance piece to it. It allows for ingress and egress purposes. Each property owner is a grantor and it is a long- standing easement that benefits several properties. The easement does not have maintenance provisions. Planning Commission Minutes Page 15 July 10; 2013 Maziar Bozorginia responded to questions from Commissioner Sayoc • Commented the Town would obtain right -of -way of Hubbell in front of this property, • Commented the Town would only maintain in the frontage of the subject property, and not to the west of Town Terrace. • Commented Town received right -of -way with the Town Terrace project, but it is not vet continuous, even with this project's dedication. There are still a few properties that are adjacent to University that will not have been dedicated. • Commented one way to secure dedication is when those properties are developed. • Commented since it is private property, there is not much staff can do from a Town perspective if people complain about access to Hubbell. It is a civil matter, given that there are ingress and egress easements for the benefit of the common properties. Commissioner Savoc • Asked about the Subdivision Map and if it is subdividing this land. If not, why is the Commission considering Subdivision Map Act findings? • Commented for all intents and purposes, these are four single - family homes. • Commented they don't have the appropriate land required by the General Plan per single- family home. • Asked how the finding can be made that this proposal is applicable to both the General and Specific Plans. Senior Planner Suzanne Avila • Commented that this property cannot be subdivided because the minimum lot sizes required for these particular units would not be met. • Commented that a Tentative Map is being processed, as they need a Condominitun Map that will be filed. As part of this project, the Planning Commission is approving a Tentative Map. After that, a Final Map is prepared and recorded. • Commented that the project falls within the density range in terms of the number of units per acre. • Commented that the Planning Commission has the discretion on the size of the units if it feels that the homes are too large. • Commented that the maximum number of units allowed on this site if the density was mated out would be six. • Commented that they would, however; have to be sure the site could provide adequate on -site parking and provide the minimal required open space area for those units, but they could potentially have up to six units on this site. Commissioner Thomas O'Donnell o Said that if the grantors have granted access to owners of property, why does the public have access? Or should we have accessed this private drive? Maziar Bozorginia © Commented that the immediate neighbors have ingress and egress access. It's not access for everyone. He agreed that technically the way the easement is documented only those with rights should use this private street Planning Commission Minutes Page 16 July 10, 2013 Principal Planner Joel Paulson G Referenced Exhibit 1. He pointed out Town Terrace. It comes into Avery Lane. As one goes into Avery Lane, at some point it becomes Hubbell Way. Up to the subject property, where it is black on the exhibit. one can see there's no real road right -of -say through those parcels except there's this little leg in front of the applicant's parcel that will also be dedicated and those other three properties, should they come forward to redevelop, those same legs would then get dedicated all the way out to University. V Concluded that these actions would then complete the right -of -way and public ownership of the street. Commissioner O'Donnell 6 Asked who would be responsible for the island. Joel Paulson 6 Commented the island would be the Tow'n's responsibility. Commissioner O'Donnell 6 Commented the Town might have to pave and be responsible for a portion of this road. Joel Paulson U Commented that is possible. Commissioner O'Donnell ® Commented that he has never seen something quite like this. ® Commented that it is clear that the condo development proposed here is not in the spirit of a condo. o Commented that it is simply a device to allow a density, bulk and size here in an island of property, which has no maintenance for getting in and out. o Commented that the Commission has to make certain findings on a number of things and he doesn't see how it can do so. e Commented that unless you can make all of those findings of the Subdivision Map Act, you can't approve the Tentative Map. a Commented that when Finding C states that the site is suitable for the type or density of the development, it is difficult to make that finding. e Commented that Finding 1 for the Conditional Use Permit states that the "proposed uses of the property are essential and desirable to the public convenience or welfare." Although the development of the property will provide new housing units, he questioned at what cost. a Commented that Finding 2 for the Conditional Use Permit states that, "the proposed use will not impair the integrity or character of the zone." © Commented that he does not know why the Commission would approve a project now that has no street access nor does he know why the Town would want the bulk, mass, density and access issues present with this proposal. Planning Commission Minutes Page 17 July 10, 201 3 Chair Erekson Commented that under the first requirement for density it reads, "The use will be adequately served by streets serving the development to its consisting configuration." Commented that it would be difficult to see how that is being accomplished. Commissioner Bourgeois • Commented that this is a transition lot going from single - family on one side to higher density developments on the other. • Commented that he is in favor of being creative in trying to make that transition a little more elegantly than just having an abrupt transition from one use to the next. • Commented that is why the property on Town Terrace got approved. The Commission saw it as a stepping -stone from single - family residential to the older block, multi - residential housing developments. • Commented that he is open to something creative here but this seems like they want single - family homes but our Codes won't let us subdivide and provide the lot coverage for that type of unit. This is just a creative way to get around that. • Commented that this development doesn't feel like a condo development. There's no common open space. There's no shared drive. There's nothing shared. These are four single- family homes. • Commented that the whole point of zoning this area as high density is to create more affordable units. • Commented that by going with this type of development, the underlying goal of the zoning is not being achieved. ` • Commented that he shares Commissioner O'Donnell's concerns about approving this request. • Commented that the question now becomes, does it get sent back or denied. • Commented that he'd like to hear from the other Commissioners on that. Commissioner O'Donnell o Commented that in this case it is that this street situation is such a big mystery that should first be solved. o Commented that he is not sure that the applicants could solve that my_ stew. m Commented that he has no objection sending this back for redesign. a Commented that with the types of problems the Commission has identified with this development, he doesn't see them solved in a few months' time. s Commented that he would not oppose a continuance by someone else but he personally might simply move to deny this. He will wait to see. Vice Chair Smith Commented she prefers to continue rather than deny. Commented she doesn't see this simply as an applicant's issue. The Town itself doesn't seem to be clear about the street situation and we are imposing some of that ambiguity onto the applicant. Commented that she would like to see this continued so that the applicant does address the issues that have been stated including bulk, mass, and driveway cuts. Planning Commission Minutes Pale 18 July 10, 20133 Commented that she would also like to seethe Town -eta better handle on that street and figure out what's happening with it. Commented that she is also concerned about construction vehicles driving over that hump in the road. motion by Vice Chair Smith and seconded by Commissioner Sa)'oc to continue Architecture and Site Application S -12 -094 to September 11, 2013; with direction to address concerns on mass and scale, condo units, driveway access, and private street. Motion carried 5 -0. Report from Director of Community Development Principal Planner Joel Paulson Reported the Development Review Committee approved two projects on July 9 I) 111 Andre Court — Architecture and Site Application (S -13 -030) -6i a single -story addition to an existing residence in an existing PD (Planned De elopment). 2) 331 Johnson Avenue — Architecture and Site App licatio, • (S -13 -029). Construction of a single- family residence on property zoned R -1:8. Commission Matters - None ADJOURNMENT Meeting was adjourned at 5:45 p.m. TOWN OF LOS G OS PLANNNG COMMISSION '\zi dnesday, July 10, 2013 Charles Erekson, Chair APPROVED AS'TO FORM AND ATTEST: Paulson, Principal Planner Planning Commission Minutes Page 19 July 10, 2013 Commentary on the design of 550 Hubbell Way, Los Gatos By Chris Spaulding, architect 8 -14 -13 Ownership type: The project is a multi - family project in 4 separate buildings rather than a single 4 -plex, and is a condominium. (A condominium is an ownership type, rather than a building type - for example, many houses in San Francisco were built as large single - family homes, were converted to flats and sold separately under Tenant -in- Common ownership and then converted to condominium ownership once that form was permitted by the city). For smaller sites and density zones, it is now very common to build separate residences rather than attached. I have 2 such projects under construction in Palo Alto and Menlo Park, both with three detached homes on a common parcel. Road Access: According to the Title Company and Surveyor, the site is served via a public street (Avery Lane) as well as easements over the private portion of Hubbell. The portion of the private street in front of this parcel will be dedicated to the Town, so approval of the project will improve the situation. Once development takes place on the three remaining parcels with the private portion of the street, the street will become entirely public. Mass & Bulk: Dividing the project into separate buildings reduces bulk and mass in comparison to a single building of equal square footage. Furthermore, the perception of mass and bulk is further reduced by the fact that the rear buildings are partially concealed by the front buildings. The rear homes have been changed to be Craftsman style in order to reduce the perception of mass and bulk. By making the 4 homes all the same material and color palette, the rear buildings will "blend" better and reduce the sense of density. Neighborhood scale and compatibility: The project is in the multi - family zone district, but is a parcel that transitions from single family houses on separate parcels on one side to multi - family apartment blocks on the other sides. Dividing the project into separate buildings creates a nice visual transition from the smaller single - family homes to the larger apartment buildings, while also fulfilling the intent of the multi - family zoning district (providing 5 -20 units per net acre). Furthermore, the project is compatible with the FAR of the existing multi - family projects in the neighborhood. The proposed project has a FAR of 0.47. Going south on Avery, the FAR's are: 225 Avery Lane 0.34 222 Avery Lane 0.33 219 Avery Lane 0.53 218 Avery Lane 0.54 215 Avery Lane 0.56 214 Avery Lane 0.45 205 Avery Lane 0.44 570 University Avenue (the apartments directly behind this project) FAR = 0.71 106 -112 Towne Terrace (recent similar project) FAR = 0.43 The design of the rearhouses has been revised to be Craftsman style like the front homes in order to make the project more compatible with the adjacent buildings (which are a variety of styles, but none are Mediterranean). Shared versus private driveways: The shape of the parcel (wide street frontage and relatively shallow depth) lends itself to private driveways. Shared driveways have inherent issues with homeowners - maintenance, improper parking and blockage, oil stains and damage, children's safety, and fender - benders. In contrast, private driveways maximize guest parking, as individual homeowner's can let their guests park in EXHMIT 1 3 Of Attachment 3 their driveways (and block the required 2 spaces for each home, which can not be done with shared drives). In this project, the private driveways provide at least 2 guest spaces per unit (12 total), where shared driveways would provide zero. Also, any damage and maintenance costs are clearly the responsibility of each homeowner, so no conflicts are created between the neighbors. Of less import to the Town, but of vital interest to the owners, the private driveways allow each home to feel more like a real single - family home (still part of the "American dream ") and to provide more outdoor hardscape for children's games such as basketball, hopscotch and wheeled toys. Neighborhood desires: The feedback the owner's and I have received from the project neighbors concern parking and construction noise. The project as designed will result in the loss of 1 street parking space, but the amount of parking provided on -site should be enough to provide parking for the new homeowners and their guests (there are 4 street parking spaces in front of the parcel now, and there would be 3 remaining). The project should not impact the street parking availability for the rest of the neighborhood. Revising the design to include shared driveways would at best replace 2 street spaces, but the lack of guest parking would ultimately have a greater impact on the street parking. As for construction noise, the owner's have agreed to not work on Sundays and will work with the neighbors to lessen any impact on the other days. Common Open Space: The project as designed has ample usable outdoor space for each unit. It is not feasible to provide shared amenities that you would find in large projects, such as a clubhouse, swimming pool or fitness center in a small project such as this one. Any shared open space would therefore just diminish the private outdoor space for each unit (the intent of shared open -space requirements in multi - family projects is to provide adequate outdoor living space for the inhabitants, where often the units only have a balcony or small enclosure for private use). Visibilty of the rear homes: The rear homes will be partially visible behind the front homes, both down the driveways accessing the rear houses, and also between the front homes. They will be visible enough for persons on the street to be aware that they are there. They will also be more visible than the entry to the rear units would be if the project were to be designed as a foufplex. The fact that the rear units are partially obscured will reduce the perception of mass and bulk of the total project. M N N F O N V) Z H M' E N q Y C O O N O d C Y H m C N N •� O C E OE U Y O .0 'N QN �• d a W C O O I I O U ` N N � N O 1 I O U o O G O N '> O 3 d % % T w N G p. 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N O N N O x N D R C 41 O W O d) F 'U 'N Y F U+ C Y 'N E •U N Y T N Y N w Cl .N Y C P •-� 'N R R H Y U N 2 3 W W u+ 1 W N N L iU y O W d D y C 41 t 41 C L [ N N y 3 Y E u O C C O ] D Y 3 N J c a Y A a ro Y G H - ro u, w N ro a R m v C a a .[ F o a Y •+ E v O Z X N N a -O Y d R d O p D Y OJ W N U N N Y N 3 U N N N N N C L D E O O N v ry b p N O N G a A N "i U C O O T a N G C U W O Fl d Y N W T p L Y o v 'N N N G Y N c Q ro v D w a F G O Y y y > w Fl O) U N -N O 1 d N C O N U O N 3 a1 D ro N N C N J C E U T v p > O Y Y Y N y Y T a L H [ .N N N H 3 Y Q N C 'N • U C N G Y J Y L > Y � E '• .N Y N "D H 'N v J U E F y ul R H N T Q N O Z 3 'N N N N p O 4 O > H ❑ N m % N d 'N N D O 'N Y. 3 'N N O '•] L N Y C IG N Y O N '� > W .N F W D •A f4 Y D a Y d p w J VI Y 3 L N C O E O N A Y O O R w � O m C ✓+ iU 0 W C a N G A 3 v x ro w u y v x N u v C Q w c .i 'N C R v a o 3 N 4 d H A U O H O a Y p O .+ Y U O O T y T W A Y N F 3 y Y W N a R Y Y Y N N O E G U o N u 9 v 'N y 3 W N W J a R pU N N R N O E N n H p L N d T O d E 41 IT y J 3 G a N L N c R 'O N L CT n N L Y x ip A T v N P 'N G W O N ] O U C o N N N a v A N > N W p y fn N Y N Q £ ] R L '• Z N W 5 H Q ?. U O .N E O W E L y ✓ W ro N Y 4 O W Y X W W '•'I H w VI .] F W O £ £ O U W 1/1 D p T O > A D C R 'N L ] O T N R G O O N N N v ] O Y N 3 N O N a E H a b G N J Y L Y O N N d N Y E O Y G N N N u R D R rt N N Y R W N ro m U u W 4 N L T N W v L Q Q Z Q N U N N v T H C vN C H v > G N T J N A A a x N N N 41 A a W o E ro N 41 3 T N W O 1 ✓ y p C N A $j W O G Y w O a O O1 N N 41 E T Y 4 O N O a T 'N H W E p w N U W N N Y ] A N Y U pl N O C O O N 'O N N 3 C F T o o I N y G b R H E v Y H p N Y N R D Y C A N O N O R O N M1S o N E o N O O Y N N N H N C O C G C D N > [ { R a a I m T ro Z 3 O H N VI N N W H 9 o x U O Z u+ H • Z N Z 't a E d W Y (P H Q U' O N N •i D\ T ro Z 3 O H N N N N N H A E a O x l7 N Z �n 2 .+ Q a E w v Y O H U O N N W ro N ,y y N N O• O N W N T T O O X C N N a H W N ✓ N N % y �Q C N V F L O N ro T Y O n N N N @ H y y ly A N N N N m U b O N W N ] G U G O .N v H A N .� U N .i •O £ � % C ✓ T @ N % % O W O N O O ro N C N A N W a U L C v L m 2 N .i D• T U O U,Y % W � C O. H O. 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O E G N N R N O 1 C a 11 W x 'a C 2 E N O O+ W 'tl Y i " y H •• H N T T C a x N N F U 0 £ .ti F D U ro F Y b G Z C W 2 F E to W 2 O 1 L Y C m y•i C O H Y N y tl y O H T 3.i T O C. 0 U W a O Y a U m Y O a a E H y E y U Y Z U '•i T H 2 N ❑ a '-I O Q a ro O N Q a p E y a O H N } N H fn N M y N Vl L m L a M y 7 N N m H N b Y y v C Y F R F x O E W N T O O Y b+ N F O H .1 £ H y G N £ '•1 H a O a D F m O L W x U O x L Y O m x Y U U U Y • U U U a N } m y N N .i O T C N C O N N y Y N a y N Y 1 D O a O a A m 'tl C m O Ip y ✓ U x Y Y Y G N i i Y D F m a O O E G N F O O O m � N O a C FI L '•4 H m O R Y ti N T A W 2 G U R Y 3 E U N W T C O Y V i N w ti D x W Y N N N y N N i W a c a a a L o D ro y o O E y 1 H O Y F O H N N U H H lT R U y U D N Q N O O Y m a } m E Ui D a F N a C N Y a T O m O a O N E U N Y1 L U N N H Y N J A E m ti L c o a O N H J N Y U O D a R m H G O N N N N m R •'• 'N A y a 1 W m N i a a 1 W R,l C N Q Y m U H Y m .N E '•1 E V Y V U H O '•1 O H N Y N Y 1 U O C G 1 Y E N b C C A W R m U Y a F U N 4 N R Y Y H E N a C U d Y F G O O U $ � Y Y E O. 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W ] Y O O y C N W N ] O X Y N Y W N G b• G L ro N N N O y N N O NN F W ✓ N Y O 9 'N D` N ] E T O Y Y N N G n C N O w L Y 9 G ro b D N Y N O V L U Y ✓ N E' G N y Y N N N H W G T L O N y W y' N L W b O 4l C N O O .Ni N H O) O .G N 9 NU O 4 H 1 Y o v C U] 7 O L7 N O Y 6+ Y Y W L b L Z O T 4C L D v N Y C N O v C D O U N N NN G Y T 'N O N H N VI Y O N � Y U F E ✓ �/1 N H .N Y O VI pi�� r/1 A N v Y v ro E N 3 H D U O O U 4 i N Y V N O ] fl E ro u Y a Y Y o o p) ro y N N N 'N UI N N 9 F -N 3 +� D U' F N •-i 9 N C U O Y ,C .N W .0 O O X Y O U• N 'N E Y 9 C• N Y O N ✓ 3 -� •H L v b ro .0 T N N ro O W C F Y T W W L N T 'N O 3 v ro > Y 9 3 .N N•i N .1 Y G > '•i 4 W G N N -N X N N N W N E N N O N N -.i u U T N > W N ry N 7 N H W N 'N 9 N A 3 ro F v I O H C •-I G O F D L 'N 9 C Y N Y D• O N U U U v N ] C .i L T C N N N N T Y N H NN n L N 'N N R L N O Y O L Y N N 'r Ot O ] N N D N N N H F U W 9N G O L Y,N w GN L O N Y U E $ > Y D G +1 > H O N .N 9 o O N C !T N N ] N W X O 9 W N N Y F N N ON U 9 O N W O W N 'H 9 N U p. 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H N O N C Y 2 G O Z W 4 O ❑ p Z O .G Z D 2 v p G y H O �N C a O O O a Y O a O L a N O @ H W w H @ @ w @ T w H w H Y w N H N 'O R ✓1 .0 'O N VI U N b H N N @ H H Vl H O In G O H Y H N £ L x £ Y T @ x Y E x £ x £ x 3 £ 0 O Y H x O @' L x O x O x O v x @ O O U C U U x AN N U G U U q U U U H U C. @ U w ro Y % o o m C v G H L N O C N H u 'iJ Y G ✓ F. 7 N D NU H U T ti a u @ ro 3 N @ s Y v 0 N N N 'i m T 2 3 O � l0 N H L O x U O O N Z �n H . Z N a S a 8 w v Y l7 H a U O m I m � Z 3 O H .-I W N E ? o x U O 2 �n 2x a � w v Y mH Q Ua m v H m v O Y N m N 4 C @ Y A @ N oN y L v L 0 brn @ O O Y o T Z w 0.' w N rn ri b x U @ O ri1 O l0 N O U Z Q w [q U b - Y O m ON H VI VI O U u H N - v p H @ Z Q w N 5 U v Y C O o In U H VI ul O U u a V „ b� H a O U GI @ 3 C L' Y W O O Y v N N Y 2 fC 01 vl U v o p Y U N O W N Y H F N R o Y .� .N J N N N N T N U o O H W W pU ul F O A! m > L Y H wN uI U H Y W a @ o a al H N O u w M W U H u N O O tR/1 W o H t/1 VI O Y v 7 0 'IJ U . H 0 H - a U N @ „ Q vl U Y Y L � N N N 'i m T 2 3 O � l0 N H L O x U O O N Z �n H . Z N a S a 8 w v Y l7 H a U O m I m � Z 3 O H .-I W N E ? o x U O 2 �n 2x a � w v Y mH Q Ua m Y •O T U m N u u u v W C v D H i Y N H N O N N L O N w N O O Y 'N N O1 N x N y N E O O > O N O C E Y N Y N y H W a N q p y L O x O+ O N Vi D N 3 X N L O O H N N G� 4 G G N N rl U1 N i N F G Y W T O O m U L d m v C o - v ❑ N v F C b 4 U w ro D O 'O b d H C Y H c a N v N a p N N H s x o D ..1 W x L W Y L N H C W y T W U N "O • O C N ll O .O N Y T Y D 3 Y A N N V N N W UI W Y Y T H N H C Y 9 Y N 4 C O r y O N N N N y A L F 11 D N Y q Y N N N N > N N f1 IU i N H H U N O w H aY N W O 3 O 9 N D R N O F. IS O Y C D O N O 3 Y O U N 3 N N Y C 3 T a Y 1 S v 3 O C C NN N Q H Y T U H D ON 3 Y F W N A O N Cl O L Y Y N W N Y $ W N O Y F S N Y W N N m T N a H C x v C Y 6+ rl 't1 F Y v m O v W >� U H H O N '< v N G N 3 y 3 O 'N .P. 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O U O O w 3 N R O N x a y m o L m Y a m m N O Y N O N I m T N Z 3 O N N N H 9 O T U z N Z �n H • Z.1 Q� a E a v Y 0 H Q O a M N I N >� m 0 3 Vl N ul N H A O x U U � 2 �p Z Z �[ a E a v 0 H O U 0 N N R H v N N H N m N x 7 N 3 v o x v S N O u F Y N N R N L A x v A u O N G N O N O N N m N T Q y N Y IAi O N O 'tl F N 'O N W m A a a A ro a Y i b O .0 O ✓ N O 'N lyJ T I _.CI x O 3 O a 41 N H N v L R N 4 ro b H a O C O v L C E H R U O H T y T 1 N y M Yn N H E v ro p • a { Y N a a L 9 N 3 v H Q m m Y N w O o 3 v H v > o O N a N C m m N D N N H C O Y m U L N N W C q W 2 H W N W W U N L H O E E N Q > a F H 1 x 3 FO Y E Y N C U u O H 1 R N N O N C G T N Y Y i Q 1 A a 3 F N y T v G a 1 ] N y Y N m H O O n v F m H D D H y m Y N D w ro L D m m oN F 1 Y 0 G Y N U Y N m O N I m T N Z 3 O N N N H 9 O T U z N Z �n H • Z.1 Q� a E a v Y 0 H Q O a M N I N >� m 0 3 Vl N ul N H A O x U U � 2 �p Z Z �[ a E a v 0 H O U 0 N O N O v l/1 H N E U D O L N L N U M N 3 .Gi N N y P y y Ol c u ro N U N ~ H N M1 N G N H N W • O G .i N U D .i N O Y Y N O Y O G N O N V H N Y N N N w F L H N v N O y F -i H w C G r• O P N y C Y L Y T N N O Y O U N W N 0 H N Y y Y N N L H W L A p P H N E N N O Y-1 V y ✓ N G O N H y W rl .0 W y N c u a g v N N N IP N T N W N O y P W L N N Y Y O 0 H W R N �' C• ,G y� y N N P O G N A N A Y W H N W L °• N ,0 O W N U L N O a °• y O Y N W '•i Y W N P .0 W N 3 N L rl N N O N T y P y > N y Y W U b U G N 7 Y N C O R H 3 L A N G V H T O 0 R a U W O u N O O y O N O G N O P X N O O N 1 N N U ro N F. ° >N P• ul Y O W O y U O C N P O y v H X C U H L C Y.1 L U R N N T Rn u C W T Y U O N N Y P O N T N 1 3 N N N C N N O G N P O C N C W G R N P Y O U N N N a N N N L O N Y (9 N T Y N Y C G N N F. 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E v F N N .+ w y v H .N � y U v N N .i b• O T E E a N O N U 1 •y 'N h T N N U E E W 41 C Y .i N N N ro C O ro O y U• O 41 N W O O d O C VI N N 3 O W E N G N U 3 H N N £ M Y M C y T N A T N Q d J C U N N E U d O y Y N o O p S N ✓ O O N " N P y D• N O L a1 Y N N N O W O D u U G V 9 O N ✓ C y N G NN LN 3 O > NN N 9 y N O O O N tPN N E ON 'N C U N Y Y W C U y T G Y > G C Y E N Y N W N D N W N G 41 u c v .N CN Y W N P Y N u u .N O v E `� D• y 0 0 P, 0 9 L ✓ U 0 0 voi F 1 O N m m O 3 H N !n N v N £ A O Y U l9 vii 2 �n H . 2 s a E w i OH 4 N O i 4 N m T N O 3 H N N rl lU N H A £ 7 ox 11 � H N Z N Q � a E w v Y N H rC L) O N R N N 3 N Y 1 U N C .i D N L N i1 G ✓ O R O N Y E L w G D• N Y R a D D G � N .i 3 T F H rl C R T D Jl O Y G rd o N E G .y .y Y 'N Y W Y vl O.V N U N ,. W O• F H ✓ 0 F L C Y -N v Y F. O H wN C O G O } N Y ON F O C N W N O ..i V GN 4 } N .F U T C. N Y G W 1J O Y C Y O E N Y O L } O W O U 0• N N H N ro N w '� W N 's .+ R R N O U G O N N Y Y N N W Y E O N U N O• O Y N G N Y O C H C n1 D U N O O P' >.' m U N N N N C W m O a £ O U D N R H v v N T } N Y w o D a u m N U T Y -H N W ✓ -N N N 'J ro .N Y o L O fG O x x a H T G G G D N O O R N L N R N K N ro W Z O W L Y W U N Y L F C Y F E i-JN H O G N W R N Y R W o O L O O N N W N C R N w N T m N N m T N Z 3 O U1 H l/} W OS U l� �n Z ul 2 � S � .l E w v r m 0 O N This Page Intentionally Left Blank FILING FEES ,$343.00 Residential $1,376.00 per Commercial, Multi- family or Tentative Map Appeal Town of Los uatos Office of the T 110 E. Main St., Los APPEAL OF PLANNING 4TI §APN I, the undersigned, do hereby appeal a decision of ttic Planning Commission as follows: (PLEASE TYPE ORPRINT NEATLY) TOWN OF LOS QATOS DATE OF PLANNING COMMISSION DECISION: ( f %G l 3 CI FRK DEPARTMENT PROTECT / APPLICATION NO: �� �J • f)i7 l L� • 1 � DO I 2j , aje) _ 0i ADDRESS LOCATION: °J"JO t'u_)�A Pursuant to the Town Code, the Town Council may only grant an appeal of a Planning Commtssion decision in most matters if the Council foods that one of three (3) reasons exist for granting the appeal by a vote of at least three (3) Council members. Therefore, please specify how one of those reasons exists in the appeal: , / // e r The 1. PlanninF�otnmission etreit or abused its discretion because vV 4" Gy /�G , �i��� JAY' MR 2, There is new information that was not reasonably available at the time of the Planning Commission decision, which is (please attach the new information if possible): OR 3. The Planning Commission did not have discretion to modify or address the following policy or issue that is vested in the Town Council: IF MORE SPACE IS NEEDED, PLEASE ATTACH ADDITIONAL SHEETS. IMPORTANT: 1. Appellant is responsible for fees for transcription of minutes. A $500.00 deposit is required at the time of filing. 2. Appeal must be filed within ten (10) calendar days of Planning Commission Decision accompanied by the required filing fee. Deadline is 5:00 p.m. on the 10" day following the decision. If the 10" day is a Saturday, Sunday, or Town holiday, then it may be filed on the workday immediately following the 10`h day, usually a Monday, 3. The Town Clerk will set the hearing within 56 days of the date of the Planning Commission Decision (Town Ordinance No. 1967) 4. An appeal regarding a Change of Zone application in a subdivision map only must be filed within the time limit specified in the Zoning or Subdivision Code, as applicable, which is different f-om other appeals, 5. Once filed, the appeal will be heard by the Town Council. 6. If the reason for granting an appeal is the receipt of new information, the applicT"V116W ill usually be returned to the Planning Commission for reconsideratimr,7. PRINT NAME: (- )r\0_o C)V V �Ao('k)QA I SIGNATURE: DATE: �i (�— (�) ADDRESS: PHONE: << ob • C, 9 1 ) cos Cic3{"Q� CA 9�-76� I * ** OFFICIAL USE ONLY * ** DATC OF PUBLIC HEARING: CONFIRMATION LETTER SENT: Date: Pending Planning Department Confirmation TO APPLICANT & APPELLANT BY: DATE TO SEND PUBLICATION: DATE OF PUBLICATION: c�Cv al r) P_ r_�o'z' t AT'TAC14MENT 5 This Page Intentionally Left Blank September 24, 2013 Dear Suzanne, There are two main reasons why the Planning Commission erred in denying our project. First, was their thinking that the project has to look like an attached "condo complex ". The multi- family district is for higher densities, (which our project provides) and is not necessarily limited to multi - family attached buildings. A prime recent example of this is the project on Town Terrace which the town council approved within the last couple of years. Our project was designed to mimic the Town Terrace project. Secondly, we were asked if we could reduce the density to three units. Per the current zoning, we are at the lowest possible density at four units. For the planning commission to ask us to a lower density would not meet the requirements spelled out in the current zoning. Regards, i 1 / rl' �yZu regory Howell Howell Development & Investments, Inc. 410 N. Santa Cruz Avenue Los Gatos, CA (408) 691 -9550 Greggr howelldevei.com ATTACHMENT C This Page Intentionally Left Blank TOWN COUNCIL — October 7, 2013 REQUIRED FINDINGS & CONSIDERATIONS FOR: 550 Hubbell WE Conditional Use Permit U -13 -005 Subdivision Application M -13 -001 Architecture and Site Applications S -13 -008 through 5 -13 -011 Requesting approval of a Conditional Use Permit to allow construction of four condominiums on property zoned RM:12 -20. APN 529 -09 -036. PROPERTY OWNER: 17230 Buena Vista Partners, LLC APPLICANT: Gregory Howell FINDINGS: Required findings for CEQA: The project is categorically exempt pursuant to Section 15315 and 15303 of the State Environmental Guidelines as adopted by the Town in that the project consists of a minor land division for condominium purposes and consists of a multi - family development with six or fewer units. Required findings for a Conditional Use Permit: As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: 1. The proposed uses of the property are essential or desirable to the public convenience or welfare in that the redevelopment of the property will provide new housing units; 2. The proposed uses will not impair the integrity and character of the zone. The project is at the low end of the allowable density range, will fit in with surrounding residential uses and will improve the appearance of the site; 3. The proposed uses would not be detrimental to public health, safety, or general welfare as appropriate conditions of approval have been included; and 4. The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of the Town Code as detailed in the July 10, 2013 Planning Commission report. Required findings for density in an RM zone: As required by Section 29.40.635 of the Town Code, the deciding body shall determine the specific density for a building site when issuing a Conditional Use Permit: The use will be adequately accommodated by streets serving the development in its existing configuration and the development will not overburden the existing streets or other public improvements and the provision of public services to the general area will not be impaired. A, TAcffmRNT 7 The architectural design of the development, the site planning and the characteristics of the lot will not result in adjacent properties being adversely affected. The individual dwelling units will be serviced by light, air, off - street parking, open space, privacy and other such amenities that are normally incident to well- designed residential development. Required findings required by Housing Element Policy HOU -9.1: The proposed development is consistent with the Town's Housing Element and addresses the Town's housing needs as identified in the Housing Element. Required findings to exceed the Floor Area Ratio: As allowed by Section 29.40.075(c) of the Town Code for an increase of the FAR: 1. The property is not subject to a specific plan and there is not an applicable historic designation or LHP overlay. The proposed structures are consistent with the adopted Residential Design Guidelines. 2. The lot coverage, setbacks and proposed FAR are similar to those in the immediate neighborhood. Compliance with Residential Design Guidelines: The project was reviewed by staff and the Consulting Architect and determined to be in compliance with the Residential Design Guidelines. Subdivision Map Act findings for denial: In order to deny the application, the deciding body must make one or more of the following findings, as required by Section 66474 of the State Subdivision Map Act: a, That the proposed map is not consistent with applicable general and specific plans as specified in Section 6545 L b. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. C. That the site is not physically suitable for the type of development. d. That the site is not physically suitable for the proposed density of development. e. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. f That the design of the subdivision or type of improvements is likely to cause serious public health problems. g. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. CONSIDERATIONS: Required considerations in review of applications: As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. The houses are well designed, are of an appropriate size for the neighborhood, and will be compatible with the surrounding residential uses. N: \DE V \FINDINGS\2013 W UBB ELL550- CUP.DOC This Page Intentionally Left Blank TOWN COUNCIL — October 7, 2013 CONDITIONS OF APPROVAL 550 Hubbell Way Conditional Use Permit U -13 -005 Subdivision Application M -13 -001 Architecture and Site Applications S -13 -008 through S -13 -011 Requesting approval of a Conditional Use Permit to allow construction of four condominiums on property zoned RM:12 -20. APN 529 -09 -036. PROPERTY OWNER: 17230 Buena Vista Partners, LLC APPLICANT: Gregory Howell TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL. This application shall be completed in accordance with all of the conditions of approval listed below and in substantial compliance with the plans approved by the Town Council on October 7, 2013, and noted as received by the Town on August 27, 2013. Any changes or modifications to the approved plans shall be approved by the Community Development Director or the Planning Commission, depending on the scope of the changes. 2. EXPIRATION. The Conditional Use Permit, Tentative Map, and Architecture and Site approvals will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval is used prior to expiration. 3. TOWN INDEMNITY. Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and maybe secured to the satisfaction of the Town Attorney. 4. RECYCLING. All wood, metal, glass, and aluminum materials generated from the demolished structure shall be deposited to a company which will recycle the materials. Receipts from the company(s) accepting these materials, noting type and weight of material, shall be submitted to the Town prior to the Towns demolition inspection. 5. 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. 6. OUTDOOR LIGHTING. House exterior and landscape lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. The outdoor lighting plan will be reviewed during building plan check. Any changes to the lighting plan shall be approved prior to installation. 7. TREE REMOVAL PERMIT. A Tree removal Permit shall be issued for the remaining trees to be removed. Replacement trees shall be planted based on the Canopy Replacement Table in the Tree Protection Ordinance, prior to final inspection. A TTACUIMENT 8 Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, 5 -13 -008 through 5- 13 -011 Page 2 of II 8. TREE FENCING. Protective tree fencing shall be placed at the drip line of the existing trees in the vicinity of construction prior to issuance of any permits and shall remain through all phases of construction. Fencing shall be six foot high cyclone attached to two -inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. 9. TREE PRESERVATION. All recommendations of the Town's Consulting Arborist shall be followed throughout all phases of construction. Refer to the report prepared by Deborah Ellis dated March 6, 2013 for details. Tree protection specifications shall be printed on the construction plans. 10. STORY POLES. The story poles on the project site shall be removed within 30 days of approval of the Architecture and Site application. Building Division 11. PERMITS REQUIRED. A demolition permit is required for the demolition of the existing building and building permits are required for the construction of the four new residences. Separate permits are required for electrical, mechanical and plumbing work as necessary. 12. CONDITIONS OF APPROVAL. The Conditions of Approval must be blue -lined in full on the cover sheet of the construction plans. A compliance memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 13. SIZE OF PLANS. Four sets of construction plans, maximurn size 24" x 36." 14. BUILDING ADDRESSES. Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process. 15. DEMOLITION REQUIREMENTS. Obtain a Building Division Demolition Application and a Bay Area Air Quality Management Application from the Building Division service counter. Once the demolition form has been completed, all signatures obtained, and written verification from PG &E that all utilities have been disconnected, return the completed from to the Building Division 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. 16. SOILS REPORT. A soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the building permit application. This report shall be prepared by a licensed civil engineer specializing in soils mechanics (California Building Chapter 18). 17. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer or land surveyor may be required to be submitted to the project building inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report; and, the building pad elevation, on -site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. Building pad elevation b. Finish floor elevation C. Foundation corner locations d. Retaining Walls Conditions of Approval 550 Hubbell Way — U -13 -005, M -13 -001, 5 -13 -008 through 5 -13 -011 Page 3 of 11 18. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CF- 1R, MF -1R, and WS -5R must be blue -lined on the plans. 19. TOWN FIREPLACE STANDARDS. New wood burning fireplaces shall be an EPA Phase II approved appliance as per Town Ordinance 1905. Tree limbs within 10 feet of chimneys shall be cut. 20. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS. The residence shall be designed with adaptability features for single family residences per Town Resolution 1994 -61: a. Wooded backing (2 -inch x 8 -inch 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 -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 21. BACKWATER VALVE. The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12- inches above the elevation of the next upstream manhole. 22. SPECIAL INSPECTIONS. When a special inspection is required by CBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permit. The Town Special Inspection form must be completely filled -out, signed by all requested parties, and be blue -lined on the construction plans. Special Inspection forms are available from the Building Division Service Counter or at www.losgatosca.gov / building. 23. NONPOINT SOURCE POLLUTION STANDARDS. The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program sheet (or 24x36 Clean Bay sheet) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Counter for a fee of $2 or at San Jose Blue Print for a fee. 24. APPROVALS REQUIRED. The project requires the following departments and agencies approval before issuing a building penmit: a. Community Development - Planning Division: Suzanne Avila (408) 354 -6875 b. Engineering/Parks & Public Works Department: Mazier Bozorginia (408) 395 -3460 C. Santa Clara County Fire Department: (408) 378 -4010 d. West Valley Sanitation District: (408) 378 -2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. f. Bay Area Air Quality Management District: (415) 771 -6000 Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, 5 -13 -008 through 5 -13 -011 Page 4 of 11 TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 25. GENERAL. All public improvements shall be made according to the latest adopted Town Standard Drawings and the Town Standard Specifications. All work shall conform to the applicable Town ordinances. The adjacent public right -of -way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and /or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right -of -way according to this condition may result in the Town performing the required maintenance at the developer's expense. 26. ENCROACHMENT PERMIT. All work in the public right -of -way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. .It is the responsibility of the applicant/developer to obtain any necessary encroachment permits from affected agencies- and private parties, including but not limited to, Pacific Gas and Electric (PG &E), SBC, Comcast, Santa Clara Valley Water District, California Department of Transportation. Copies of any approvals or permits must be submitted to the Town Engineering Department prior to releasing of any permit. 27. PUBLIC WORKS INSPECTIONS. The developer or representative shall notify the Engineering Inspector at least 24 -hours before starting any work pertaining to on -site drainage facilities. Grading or paving, and all work in the public right -of -way. Failure to do so will result in rejection of work that went on without an inspection. 28. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair- or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic paverment markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Constriction Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk - through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 29. SITE SUPERVISION. The general contractor shall provide qualified supervision on the job site at all times during constriction. 30. STREET /SIDEWALK CLOSURE. Any proposed blockage or partial closure of the sidewalk requires an encroachment permit. Special provisions such as limitations on work hours, protective enclosures or other means to facilitate public access in a safe manner may be required. 31. 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. 32. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of any Permit or recordation of the Final Map. 33. DESIGN CHANGES. Any proposed change(s) to the approved plans is /are subject to approval of the Town prior to start of altered work. The project engineer shall notify the Town Engineer in writing at least 72 hours in advance of proposed changes. Any approved changes shall be incorporated in the "as- built' plans. Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, S -13 -008 through 5 -13 -011 Page 5 of 11 34. PARKING. Any proposed parking restriction must be approved by the Town of Los Gatos Community Development Department. 35. PLANS AND STUDIES. All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California, and submitted to the Town Engineer for review and approval. 36. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading permit application (with grading plans) shall be made to the Engineering Division of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans shall include final grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading plans shall list earthwork quantifies and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). A separate building permit, issued by the Building Division on E. Main Street is needed for grading within the building footprint. 37. DRAINAGE IMPROVEMENTS. Prior to the recordation of a subdivision map (except maps for financing and conveyance purposes only) or prior to the issuance of any grading/iinprovement pen-nits, whichever comes first, the applicant shall: a) Design provisions for surface drainage; and b) Design all necessary stone drain facilities extending to a satisfactory point of disposal for the proper control and disposal of stonn runoff; and c) provide recorded copy of any required easements to the Town. 38. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to issuance of a grading permit. 39. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall - top of wall elevations and locations b. Toe and top of cut and fill slopes 40. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating that the building foundation was constructed in accordance with the approved plans shall be provided subsequent to foundation construction and prior to construction on the structure. The pad certification shall address both vertical and horizontal foundation placement. 41. PRECONSTRUCTION MEETING. Prior to issuance of any pen-nit or the commencement of any site work, the general contractor shall: a. Along with the project applicant, attend a pre - construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters. b. Acknowledge in writing that they have read and understand the project conditions of approval, and will make certain that all project sub - contractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction. 42. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. Conditions of Approval 550 Hubbell Way — U -13 -005, M -13 -001, S -13 -008 through S -13 -011 Page 6 of I I 43. TENTATIVE MAP. A one lot common area parcel shall be created and reserved for the use of a 4- single family unit. All rights and restrictions shall conform to the state law requirements for Common Interest Developments. Covenants, conditions and restrictions (CC &Rs) relating to the development are subject to review for consistency with the Conditions of Approval by the Town prior to approval of the one -lot parcel map. 44. PARCEL MAP. One Lot condominium parcel map shall be substantially the same as the approved tentative map. Copies of the final parcel map along with all related documents, applications and fees shall be submitted to the Engineering Division of the Parks and Public Works Department for review and approval. The map shall be recorded prior to issuance of permits for new construction. 45. DEMOLITION. The existing building shall be demolished prior to recordation of the parcel map affected by the building. 46. DEDICATIONS'. The following shall be dedicated on the parcel map. The dedication shall be recorded prior to issuance of any permits: a. Hubbell Way. A 25 -foot half street right -of -way. - b. Public Services Easement (PSE). Ten (10) feet wide, next to the Hubbell Way right -of -way. 47. WEST VALLEY SANITATION DISTRICT. All sewer connection and treatment plant capacity fees shall be paid either immediately prior to recordation of the parcel map or immediately prior to issuance of sewer connection permits, whichever occurs first. Written confirmation of payment of these fees shall be provided prior to recordation of the parcel map. 48. 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. 49. SOILS REVIEW. Prior to issuance of any permit, 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. 50. 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 recornmend 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. 51. SOIL RECOMMENDATIONS. The project shall incorporate the geoteclmical/geological recommendations contained in the Geotechnical Investigation by IF Consulting, Inc. Geotechnical Services, dated February 25, 2013, 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. Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, 5 -13 -008 through 5 -13 -011 Page 7 of 11 52. FRONTAGE IMPROVEMENTS. The applicant shall improve the project's public frontage to current Town standards. These improvements may include but are not limited to curb, gutter, sidewalk, driveway approaches, curb ramps, street lighting (upgrade and /or paint), etc. 53. UTILITIES. The Developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities. 54. UTILITY SETBACKS. House foundations shall be set back from the utility lines a sufficient distance to allow excavation of the utility without undermining the foundation. The Town Engineer shall determine the appropriate setback based on the depth of the utility, input from the soils engineer and the type of foundation. 55. SIDEWALK REPAIR. The developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. 56. CURB AND GUTTER. The developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per Town Standard Details. 57. DRIVEWAY APPROACH. The developer shall install two (2) Town standard - residential driveway approaches. The new driveway approach shall be constructed per Town Standard Details. 58. FENCING. Any fencing proposed within 200 -feet of an intersection shall comply with Town Code Section §23.10.080. 59. SIGHT TRIANGLE AND TRAFFIC VIEW AREA. Any proposed improvements, including but not limiting to trees and hedges, will need to abide by Town Code Section 23.10.080, 26.10.065, 29.40.030. 60. AS -BUILT PLANS. An AutoCAD disk of the approved "as- built" plans shall be provided to the Town prior to issuance of a Certificate of Occupancy. The AutoCAD file shall include only the following information and shall conform to the layer naming Traffic Control Devices (MUTCD), 2003, and standard construction practices. Final construction plans and specifications shall be approved by the Town Engineer and released for construction prior to the issuance of the encroachment permit. 61. TRAFFIC IMPACT MITGATION FEE. The developer shall pay a proportional the project's share of transportation improvements needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. The fee shall be paid before issuance of a building permit. The traffic impact mitigation fee for this project using the current fee schedule is $22,968. The final fee shall be calculated form the filial plans using the rate schedule in effect at the time the building permit is issued. Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, S -13 -008 through S -13 -011 Page 8 of 11 62. PRE - CONSTRUCTION PAVEMENT SURVEY. Prior to issuance of a Grading Pen-nit, the project Applicant shall complete a pavement condition survey documenting the extent of existing pavement defects using a 35-min or digital video camera. The survey shall extend the full length of Hubbell Way between the project site and University Avenue. The results shall be documented in a report and submitted to the Town for review. 63. POST - CONSTRUCTION PAVEMENT SURVEY. The project applicant shall complete a pavement condition survey to determine whether road damage occurred as a result of project construction. Rehabilitation improvements required to restore the pavement to pre - construction condition shall be documented in a report and submitted to the Town for review and approval. The applicant shall be responsible for completing any required road repairs prior to release of any certificate of occupancy. 64. TRAFFIC CONTROL PLAN. The project sponsor will be required to work with the Engineering Division of the Parks and Public Works Department to develop a traffic control plan for incorporation into the construction bid documents (specifications), and this plan will include, but not.be limited to, the following measures: a. Construction activities shall be strategically timed and coordinated to minimize traffic disruption for schools, residents, businesses, special events, and other projects in the area. The schools located on the haul route shall be contacted to help with the coordination of the trucking operation to minimize traffic disruption. b. Flag persons shall be placed at locations necessary to control one -way traffic flow. All flag persons shall have the capability of communicating with each other to coordinate the operation. C. Prior to construction, advance notification of all affected residents and emergency services shall be made regarding one -way operation, specifying dates and hours of operation. 65. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays; and 9:00 a.m, to 7:00 p.m., weekends and holidays construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty -five (85) dBA at twenty -five (25) feet. 'If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty -five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty -five (85) dBA: 66. 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. 67. HAULING OF SOIL. Hauling of soil on or off -site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m., and between 4:00 p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the developer shall work with the Town Building and Engineering Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the developer /owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all tracks hauling soil, sand, and other loose debris or require all trucks to maintain at least two feet of freeboard: Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, S -13 -008 through S -13 -011 Page 9 of 11 68, SANITARY SEWER LATERAL. Sanitary sewer laterals shall be televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used or reused. A sanitary sewer clean -out shall be installed at the property line. 69. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and /or flushing inlet cover at the public or private sewer system serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional operating condition. Evidence of West Valley Sanitation District's decision on whether a backwater device is needed shall beprovided prior -to issuance of a building permit. 70. BEST MANAGEMENT PRACTICES (BMP's). Best Management Practices (BMPs) shall be placed and maintained for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Temporary removal of BMPs during construction activities shall be placed at the end of each working day. 71. SITE DESIGN MEASURES. All projects must incorporate the following measures to the maximum extent practicable: a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas. C. Direct roof downspouts to vegetated areas where feasible. d. Use permeable pavement surfaces where feasible. e. Use landscaping to treat stormwater. 72. CONSTRUCTION ACTIVITES. All construction shall conform to the latest requirements of the CASQA Stornwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the ABAG Manual of Standards for Erosion & Sediment Control Measures, the Town's grading and erosion control ordinance and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 73. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Engineering Department of the Parks & Public Works Department. A maximum of two weeks is allowed between clearing of an area and stabilizingibuilding on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, and erosion control plans shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of most current Santa Clara County NPDES MRP Permit. The Town of Los Gatos Engineering and Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. Conditions of Approval 550 Hubbell Way —U -13 -005, M -13 -001, 5 -13 -008 through S -13 -011 Page 10 of 11 74. 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 constriction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non- toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with on -site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late - afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept of 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. 75. CONSTRUCTION ACTIVITIES. All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the ABAG Manual of Standards for Erosion & Sediment Control Measures, the Town's grading and erosion control ordinance and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 76. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drain inlets (public or private) directly connected to public storm system shall be stenciled /signed with appropriate 'NO DUMPING - Flows to Bay" NPDES required language. On -site drainage systems for all projects shall include one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to be used they shall be placed 10' minimum from adjacent property line and/or right of way. 77. SILT AND MUD IN PUBLIC RIGHT -OF -WAY. It is the responsibility of contractor and home owner to make sure that all dirt tracked into the public right -of -way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm drains. 78. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and /or materials on the sidewalk and /or the street will not be allowed unless a special permit is issued by the Engineering Division. The adjacent public right -of -way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and /or the street will not allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right -of -way according to this condition may result in the Town performing the required maintenance at the developer's expense. Conditions of Approval 550 Hubbell Way —U -li -005, M -13 -001, S -13 -008 through S -13 -011 Page 11 of]] 79. COVERED TRUCKS. All trucks transporting materials to and from the site shall be covered. 80. 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. 81. ABOVE GROUND UTILITIES. The applicant shall submit a 75- percent progress printing to the Town for review of above ground utilities including backflow prevention devices, fire department connections, gas and water meters, off - street valve boxes, hydrants, site lighting, electrical/communication/cable boxes, transformers, and mail boxes. Above ground utilities shall be reviewed and approved by Community Development prior to issuance of any permit. 82. PRIVATE EASEMENTS. Agreements detailing rights, limitations, and responsibilities of involved parties shall accompany each private easement. The easements and associated agreements shall be recorded simultaneously with the final map. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 83. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire sprinkler system is required for the new residence, hydraulically designed per National Fie Protection Association (NFPA) Standard #13D. A State of California (C -16) Fire Protection contractor shall submit plans, calculations, a completed permit application and appropriate fees to the Fire Department for approval, prior to beginning their work. 84. POTABLE WATER SUPPLIES. Potable water supplies shall be protected from contamination caused by fire protection water supplies. The applicant shall contact the providing water purveyor and shall comply with all requirements of that purveyor. The fire sprinkler system shall be designed in compliance with water purveyor requirements; final approval of the system will not be granted by the Fire Department until written confirmation is received from the water purveyor. 85. CONSTRUCTION FIRE SAFETY. The construction site shall comply with applicable provisions of the California Fire Code, Chapter 14 and Fire Department Standard Detail and Specification SI -7. 86. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings so they are clearly visible and legible from Hubbell Way. Numbers shall be a minimum of four inches high and shall contrast with their background. NdDE V \CONDITNS\20I 3Viubbel1550- CUP -A &S. doe This Page Intentionally Left Blank RESOLUTION 2013- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DENYING APPEALS OF A PLANNING COMMISSION DECISION DENYING A REQUEST TO CONSTRUCT FOUR RESIEDNITAL CONDOMINIUMS ON PROPERTY ZONED RM:12 -20 APN: 529 -09 -036 CONDITIONAL USE PERMIT APPLICATION: U -13 -005 SUBDIVISION APPLICATION M -13 -001 ARCHITECTURE AND SITE APPLICATIONS S -13 -008 THROUGH S -13 -011 PROPERTY LOCATION: 550 HUBBELL WAY PROPERTY OWNER/APPLICANT: 17230 BUENA VISTA PARTNERS, LLC APPELLANT: GREGORY HOWELL WHEREAS, this matter came before the Town Council for public hearing on October 7, 2013, and was regularly noticed in conformance with State and Town law. WHEREAS, Council received testimony and.documentary evidence from the appellant and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Planning Commission Reports dated July 10, 2013 and September 11, 2013, along with subsequent reports and materials prepared concerning this application. WHEREAS, the applicant requested approval of a Conditional Use Permit, Tentative Map and Architecture and Site applications to construct four residential condominiums, Surrounding properties on University Avenue, Hubbell Way and Avery Lane are developed with single - family homes and apartments. ATTACHMENT t1 WHEREAS, the Planning Commission last considered the applications on September 11, 2013, and voted to deny the Conditional Use Permit, Subdivision, and Architecture and Site applications based on concerns about the proposed bulk and mass, detached units with individual driveways, and lack of any community open space. WHEREAS, the applicant appealed the decision of the Planning Commission based on his belief that the Planning Commission erred in its decision in implying that condominiums should be attached units and fewer units would not be appropriate because the proposed project is at the low end of the density range for the RM:12 -20 zone. WHEREAS, the Council has determined that the Planning Commission did not err in its decision in that the proposed condominiums do not comply with the allowable FAR for the property, the bulk and mass of the units was not reduced, no community open space is being provided, and shared driveways would be more appropriate. NOW THEREFOR, BE IT RESOLVED THAT the appeals of the decision of the Planning Commission on Conditional use Permit application U -13 -005, Subdivision application M -13 -001 and Architecture and Site applications S -13 -008 through 5 -13 -011 are hereby denied. BE IT FURTHER RESOLVED the decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of i Los Gatos, California, held on the 7th day of October 2013, by the following vote: COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N: \DE V\ RESOS @013\HubbeII550- denyappeal.r[f This Page Intentionally Left Blank RESOLUTION 2013- RESOLUTION OF THE TOWN COUNCIL OF-THE TOWN OF LOS GATOS GRANTING APPEALS OF A PLANNING COMMISSION DECISION DENYING A REQUEST TO CONSTRUCT FOUR RESIDENTIAL CONDOMINIUMS ON PROPERTY ZONED RM:12 -20 AND REMANDING THE MATTER TO THE PLANNING COMMISSION FOR FURTHER CONSIDERATION APN: 529 -09 -036 CONDITIONAL USE PERMIT: U -13 -005 SUBDIVISION APPLICATION M -13 -001 ARCHITECTURE AND SITE APPLICATIONS S -13 -008 THROUGH S -13 -011 PROPERTY LOCATION: 550 HUBBELL WAY PROPERTY OWNER/APPLICANT: 17230 BUENA VISTA PARTNERS, LLC APPELLANT: GREGORY HOWELL WHEREAS, this matter came before the Town Council for public hearing on October 7, 2013, and was regularly noticed in conformance with State and Town law. WHEREAS, Council received testimony and documentary evidence from the appellant and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Planning Commission Reports dated July 10, 2013 and September 11, 2013, along with subsequent reports and materials prepared concerning this application. WHEREAS, the applicant requested approval of a Conditional Use Permit, Tentative Map and Architecture and Site applications to construct four residential condominiums. Surrounding properties on University Avenue, Hubbell Way, and Avery Lane are developed with single - family homes and apartments. ATTACHMENT 1 0 WHEREAS, the Plarming Commission last considered the applications on September 11, 2013, and voted to deny the Conditional Use Permit and Subdivision and Architecture and Site applications based on concerns about the proposed bulk and mass, detached units with individual driveways and lack of community open space WHEREAS, the applicant appealed the decision of the Planning Commission based on his belief that the Planning Commission erred in its decision because condominiums are not required to be attached units; and reducing the number of units would not be compliant with the existing zoning and General Plan land use designation which supports a minimum of four units on the site; and WHEREAS, Council has determined that the Planning Commission erred in its decision in that condominiums are an appropriate use for the site, the density of the project is at the low end of the density range of 12 to 20 units per acre and is compatible with the densities of adjacent and proximate development on properties in the RM:12 -20 zone, and that community open space is not needed since each unit will have a usable private yard. NOW, THEREFORE, BE IT RESOLVED, the appeal of the decision of the Planning Commission on Conditional Use Permit U -13 -005, Subdivision application M -13 -001 and Architecture and Site applications 5 -13 -008 through 5 -13 -008 is hereby granted and the applications are remanded to the Planning Commission for further reduction of the unit sizes to bring the floor area closer to the allowable FAR, to reduce the bulk and mass, and to consider an alternate site plan that incorporates shared driveways. BE IT FURTHER RESOLVED, the decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 7th day of October 2013, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ^! iD E V \R ESOS\2013 Uiubbe11550- grantappeal &remand. rtf This Page Intentionally Left Btank RESOLUTION 2013- RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS GRANTING APPEALS OF A PLANNING COMMISSION DECISION DENYING A REQUEST TO CONSTRUCT FOUR RESIDENTIAL CONDOMINIUMS ON PROPERTY ZONED RM:12 -20 APN: 529 -09 -036 CONDITIONAL USE PERMIT: U -13 -005 SUBDIVISION APPLICATION M -13 -001 ARCHITECTURE AND SITE APPLICATIONS S -13 -008 THROUGH S -13 -011 PROPERTY LOCATION: 550 HUBBELL WAY PROPERTY OWNER/APPLICANT: 17230 BUENA VISTA PARTNERS, LLC APPELLANT: GREGORY HOWELL WHEREAS, this matter came before the Town Council for public hearing on October 7, 2013, and was regularly noticed in conformance with State and Town law; and WHEREAS, Council received testimony and documentary evidence from the appellant and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Planning Commission Reports dated July 10, 2013, and September 11, 2013, along with subsequent reports and materials prepared concerning this application; and WHEREAS, the applicant requested approval of a Conditional Use Permit, Tentative Map and Architecture and Site applications to construct four residential condominiums on property zoned RM:12 -20. Surrounding properties are developed with single - family residences and apartments and ATTACE1MENT 1 i WHEREAS, the Planning Commission last considered the applications on September 11, 2013, and voted to deny the Conditional Use Permit and Subdivision and Architecture and Site applications based on concerns about the proposed bulk and mass, detached units with individual driveways, and lack of community open space; and WHEREAS, the applicant appealed the decision of the Planning Commission based on his belief that the Planning Commission erred in its decision because condominiums are not required to be attached units, and reducing the number of units would not be compliant with the existing zoning and General Plan land use designation which supports a minimum of four units on the site; and WHEREAS, Council has determined that the Planning Commission erred in its decision in that the proposed condominiums are of an appropriate size and design for the neighborhood, the density of the project is at the low end of the density range of 12 to 20 units per acre and is compatible with the densities of adjacent and proximate development on properties in the RM:12 -20 zone, and that community open space is not needed since each unit will have a usable private yard. WHEREAS, Council incorporates the findings for approval attached as Attachment 7 to the October 7, 2013 report to Council; and NOW, THEREFORE, BE IT RESOLVED THAT the appeals of the decision of the Planning Commission on Conditional Use Permit U -13 -005, Subdivision application M -13 -001, and Architecture and Site applications S -13 -008 through S -13 -011 are hereby granted, subject to the conditions in Attachment 8 to the October 7, 2013 Council Report. BE IT FURTHER RESOLVED that the decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1. 10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California on the 7th day of October 2013, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:\ nEV\ RESOS \2013\Hubbe11550- grantappeal. rtf This Page Intentionally Left Blank 0 w og LL- (.D z Q J CL- CLI 0 0 1 LL_ LL1 0 ATTACHMENT 1 2 Cj)z °o W � o U LL z LU 0 z I� � oIL z Q J CL- CLI 0 0 1 LL_ LL1 0 ATTACHMENT 1 2 0 N d W z Q W R/ O O 0 z N Co W (I� O Z z 0 z z Z Q J