Los Altos Hills City Council
June 18, 2025

Silver Oaks Senior Living Community Class 32 Exemption Memo Response to Comments / Page 5
Utilities
The Exemption Memo, section 3(e), commencing on page 45, considers whether the Project can be adequately served by all required utilities and public services. As stated above, this discussion considers emergency response services, including fire and police protection, and finds that existing services are adequate to serve the Project. The examination of utilities includes a consideration of adequacy of water supply, sanitary sewer, wastewater treatment, storm sewer, gas and electric, telecommunications facilities, and solid waste and recycling services and facilities. Based on substantial evidence cited in the Exemption Memo, the memo concludes that the Project can be adequately served with existing utilities. The scope of the analysis and the methodologies used meet current standards of practice for CEQA reviews, and are typical of higher-level reviews, such as an Initial Study or EIR. The Town in its comments provides no evidence that the Project would result in an impact related to utilities.

Energy
A finding of less than significant for energy impacts is not a qualification for a Class 32 exemption pursuant to CEQA Guidelines section 15332, nor are potential energy impacts an exception that would disqualify a Project from use of a categorical exemption pursuant to CEQA Guidelines section 15300.2.

Furthermore, energy impacts are not among the siting criteria contained in Government Code Sections 65589.5(h)(6)(I)(i) and 65913.4 that must be met for a Builder’s Remedy project to qualify for a categorical exemption. Therefore, energy impacts are not considered in the Exemption Memo.

Nevertheless, the Project would not be expected to have a significant impact on energy, pursuant to the two questions posed in CEQA Guidelines Appendix G pertaining to energy:
a) would the project result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
b) would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
The Project will be subject to California Code of Regulations Title 24, the Green Building Code, and so will be required to meet the State’s standards for energy conserving design and construction. Furthermore, multi-story, multi-family residences are inherently more energy efficient than single-family construction.

The Project includes energy-conserving features that will reduce operational energy use, including a shuttle van that will help minimize vehicles miles traveled (see VMT analysis in Exemption Memo section 3(d)(1)(b)); limited parking, which will encourage use of the van service rather than private vehicles; and electric vehicle chargers. The air quality modeling conducted for the Project estimates very low air emissions related to energy use, as shown in Exemption Memo Table 6 on page 32. These points constitute substantial evidence that the Project would not have a significant impact related to energy. The Town has provided no evidence to support their claim to the contrary.

Other Environmental Topics
Comment 2 includes the blanket statement, “…in areas including but not limited to…” to imply that the Project could have significant impacts in areas other than traffic, noise, air quality, utilities, energy, and emergency response services. The Town provides no evidence of the Project’s potential for environmental impacts in other areas. In addition to those discussed above in this response, the Exemption Memo considers the potential for the Project to have significant impacts in the areas of biological resources (section 3(c) commencing on page 18, and sections 5.7, and 5.8 commencing on page 57), water quality (section 3(d)(4), commencing on page 37), cumulative impacts (section 4(b), commencing on page 49), ITEM 2A ATTACHMENT 9

Silver Oaks Senior Living Community Class 32 Exemption Memo Response to Comments / Page 6
impacts on scenic viewsheds (section 4(d), commencing on page 53), seismic hazards (section 5.5, commencing on page 57), hazardous waste sites (section 4(e) on page 54 and section 5.4 on page 57), historical resources (section 4(f) on page 54), impacts on farmland (section 5.2 on page 56), wetlands (section 5.3 on page 57), flood hazards (section 3(d)(4)(d) on page 40 and section 5.6 on page 58), and location within a very high fire hazard severity zone (section 5.10, commencing on page 59).

In all instances, the Exemption Memo, based on substantial evidence cited in the memo, and in some cases included as attachments, concludes that the Project would not have a significant impact in these areas. Conclusions of no significant impact for biological resources and fire hazard are corroborated and further supported by new information contained in Exhibits 1 and 2, attached to this letter.

This covers the majority of the environmental topics included in CEQA Guidelines Appendix G.

Consideration of other topical areas is not required for the Project to qualify for a Class 32 exemption or for any categorical exemption for a Builder’s Remedy project: an initial study is not necessary to confirm that the Project is eligible for a Class 32 exemption.

Comment 3: The Town disagrees with the conclusion in the Exemption Memo that there is substantial evidence in the record to demonstrate that the Project qualifies for a Class 32 in-fill development exemption, that it meets the criteria for an infill exemption under CEQA Guidelines section 15332, and that it is not barred by the Unusual Circumstances exception under section 15300.2 (comment letters, page 4).

Response to Comment 3: The purpose of the Exemption Memo is to consider whether the Project meets the criteria for a Class 32 exemption. The Exemption Memo considers each qualifying and disqualifying criterion, and in all instances, based on substantial evidence cited in the memo, and in many cases attached to it, concludes that the Project is in fact eligible for a Class 32 exemption.

With respect to the “Unusual Circumstances” exception contained in CEQA Guidelines Section 15300.2(c), this topic is thoroughly discussed in Exemption Memo section 4(c), commencing on page 50.

That discussion identifies that the Class 32 exemption has been used for many similar projects in Santa Clara County, as demonstrated in Table 9 on page 51. The discussion also cites a recent letter from the State Department of Housing and Community Development (HCD) that states that lead agencies cannot rely on the “Unusual Circumstances” exception to preclude a project that meets the definition of a Builder’s Remedy project from utilizing a Class 32 infill exemption, since, as stated in the letter, “Pursuant to Government Code section 65589.5, subdivision (f)(6)(D)(iii), a qualifying builder’s remedy project shall be deemed ‘consistent, compliant, and in conformity with an applicable plan…for all purposes, and shall not be considered as a nonconforming lot, use, or structure for any purpose [emphases added.]’ It is HCD’s understanding that clause (iii) also applies to CEQA Guidelines section 15332, subdivision (a).”
Based on HCD’s guidance, because this is a Builder’s Remedy project, its location on parcels with Zoning and General Plan land use designations that would not otherwise allow it, does not constitute an unusual circumstance. HCD’s determination that a Builder’s Remedy project is eligible for a Class 32 exemption forecloses any argument that utilizing the Builder’s Remedy triggers the “Unusual circumstances” exception.

The Town, in its comments, does not acknowledge or attempt to respond to these statements, but instead makes the unfounded and unsupportable claim that the Project is not eligible for a Class 32 exemption.

ITEM 2A ATTACHMENT 9

Silver Oaks Senior Living Community Class 32 Exemption Memo Response to Comments / Page 7
Comment 4: The Town implies that the Project site is not an infill site, because it is located in a suburban area on a site zoned for residential and agricultural uses.

Response to Comment 4: To qualify for a Class 32 exemption, a project must be located within city limits on a project site of no more than five acres substantially surrounded by urban uses. As discussed in Exemption Memo section 3(b), the Project meets these criteria, and so the Project site is considered an infill site. The Town has provided no substantial evidence to conclude that the Project site does not meet these criteria.

Comment 5: The Town disagrees that the Exemption Memo provided substantial evidence to support its conclusions (comment letters, page 4).

Response to Comment 5: As described in the responses above, the Town provides no substantial evidence to counter or refute any of the conclusions in the Exemption Memo, or to impeach or impugn the validity of any of the substantial evidence used in the memo to reach these conclusions. Instead, the Town relies on blanket, conclusory statements not supported by discussion or by factual, substantial evidence. The Exemption Memo comprehensively considers each criterion for eligibility of the Project for a Class 32 exemption, and, supported by substantial evidence cited in the memo and in many instances attached to it, concludes in each case that it does qualify.

New Information
The State Fire Marshall's Fire Severity Zones Map of Los Altos Hills (“Fire Map”) was updated on February 24, 2025, just after the preparation of the Exemption Memo to the Town. We are providing the updated Fire Map as Exhibit 1. The map shows that the Project site is not in a very high fire hazard severity zone; it is located in a high fire hazard severity zone, which is the same zone as the previous map and therefore does not alter the conclusion reached in Exemption Memo section 5.10. This provides additional substantial evidence that the Project qualifies for a categorical exemption.

A Biological Evaluation of the Project site was prepared by Live Oak Associates, Inc., May 28, 2025, and is attached as Exhibit 2. The Biological Evaluation, which is based on database searches and three site visits to the Project site during the period when native plants are in bloom and bumblebees are active, corroborates and provides additional substantial evidence for the conclusions reached in the Exemption Memo section 3(c) commencing on page 18, and sections 5.3, 5.7, and 5.8 (commencing on page 57), that the Project site does not have value as habitat for endangered, rare, or threatened species, is not located in a wetland, and is not on lands identified for conservation.

The Exhibits provide additional substantial evidence in support of a Categorical Exemption in response to the Town’s comment letters.

We appreciate the Town’s comments, and trust that the Town will reconsider its unfounded position regarding the Project’s eligibility for a Class 32 CEQA exemption.

ITEM 2A ATTACHMENT 9

Exhibit 1: New Fire Hazard Severity Zone Map of the Project Site Source: https://osfm.fire.ca.gov/what-we-do/community-wildfire-preparedness-andmitigation/fire-hazard-severity-zones?itid=lk_inline_enhanced-template ITEM 2A ATTACHMENT 9

EXHIBIT 3:

California Attorney General Letter
to Town of Woodside
ITEM 2A ATTACHMENT 9

ROB BONTA State of California
Attorney General DEPARTMENT OF JUSTICE
1300 I STREET, SUITE 125
P.O. BOX 944255
SACRAMENTO, CA 94244-2550
Public: (916) 445-9555
Telephone: (916) 210-7246
Facsimile: (916) 327-2319
E-Mail: [email protected]
February 6, 2022
Kevin Bryant
Town Manager
The Town of Woodside
2955 Woodside Road
Woodside, CA 94062
RE: VIOLATIONS OF GOVERNMENT CODE SECTIONS 65852.21 AND 66411.7

AND THE CALIFORNIA CONSTITUTION
Dear Mr. Bryant:

It has come to our attention that the Town of Woodside has declared itself categorically exempt from SB 9’s requirement that local agencies provide a ministerial approval process for certain housing developments. We have reviewed the January 27, 2022 memorandum by Jackie Young, the Planning Director for Woodside, that attempts to justify the exemption. Addressed to all Woodside residents as well as permit applicants, the memorandum declares that no parcel in Woodside “is currently eligible for an SB 9 project” because “Woodside – in its entirety – is habitat” for mountain lions. Woodside has also adopted an urgency ordinance that appears designed to blunt the impact of SB 9. These positions are contrary to law.

A. Woodside Cannot Categorically Exempt All of Its Parcels from State Law by Declaring Itself a Habitat for Protected Species
Under SB 9, local agencies must provide a ministerial approval process for any proposed housing development consisting of two residential units within a single-family residential zone, and for any proposed subdivision of an existing parcel within a single-family residential zone into no more than two parcels. (Gov. Code, §§ 65852.21, subd. (a), 66411.7, subd. (a).) Both of these provisions apply to parcels satisfying certain requirements identified in section 65913.4 of the Government Code. One requirement is that an eligible parcel cannot constitute habitat “for protected species identified as a candidate, sensitive, or species of special status by state or federal agencies.” (Gov. Code, § 65913.4, subd. (a)(6)(J).) Woodside declared itself exempt from SB 9 after adopting an urgency ordinance that is inconsistent with section 65913.4, subdivision (a)(6)(J). While that statute exempts parcels actually serving as a habitat for protected species from SB 9, Woodside’s ordinance exempts “lands identified as habitat for protected species.” (Municipal Code, § 153.983.A.5, italics ITEM 2A ATTACHMENT 9

February 6, 2022

added.) Woodside’s Planning Director then identified the entire Town of Woodside as habitat for a protected species in her January 27 memorandum.

There is no valid basis to claim that the entirety of Woodside is a habitat for mountain lions, a candidate for protection under the California Endangered Species Act. Habitat is land that has the capacity to support that species, including providing food and shelter. Land that is already developed—with, for example a single-family home—is not, by definition, habitat. That mountain lions appear in Woodside from time to time does not make any of its individual parcels mountain lion habitat. Rather, it demonstrates the range of the mountain lion—where the species may be found in its lifetime. In other words, “habitat” is a separate concept from “range.” The enclosed map, by the California Interagency Wildlife Task Group of the California Department of Fish and Wildlife, shows that the range of mountain lions includes the vast majority of the San Francisco Bay Area. That breadth does not make nearly every single parcel in the San Francisco Bay Area a habitat for mountain lions, nor could the range of mountain lions, or any endangered species, be used to justify a local government’s attempt to categorically prohibit a class of housing development within its local boundaries.

In addition, any exemption under SB 9 requires examination of the attributes of the individual parcel. (Gov. Code, §§ 65852.21, subd. (a)(2), 66411.7, subd. (a)(3)(C).) If a proposed housing development or a lot split under SB 9 is on a parcel that is indeed a habitat for a protected species, however unlikely that may be, a local agency can support that determination with substantial evidence. Of course, the memorandum cites to no evidence indicating that every individual SB 9-eligible parcel in the Town is habitat for mountain lions.

Beyond SB 9, we note that Woodside’s ordinance and memorandum may implicate and/or violate other state housing production laws. We leave that inquiry to the Department of Housing and Community Development, who may be contacting you shortly.

In summary, Woodside’s attempt to exempt itself from SB 9 appears entirely unjustified.

Passing an ordinance ostensibly in the name of wildlife protection, without more, cannot exempt Woodside from state housing laws.

B. Woodside’s Urgency Ordinance Does Not Bear a Real and Substantial Relationship to the Welfare of Those It Impacts
Under the California Constitution, local restrictions that limit the development of housing must bear a real and substantial relationship to the welfare of those whom they affect. (Associated Home Builders etc., Inc. v. City of Livermore (1976) 18 Cal.3d 582, 607.) To satisfy this requirement, any locally imposed limitation on growth must confer a net beneficial impact to the entire region affected by the limitation. (City of Del Mar v. City of San Diego (1982) 133 Cal.App.3d 401, 413.)
By prohibiting project applicants whose properties are not actually mountain lion habitat from supplying more housing, Woodside is deliberately attempting to shutoff the supply of new housing opportunities within its borders. Woodside’s policy is presumed to impact the regional ITEM 2A ATTACHMENT 9

February 6, 2022

supply of housing. (See Evid. Code, § 669.5, subd. (a).) Ironically, by restricting housing production, implementing the policy would increase the likelihood of exurban sprawl that will adversely affect the habitat of mountain lions. This policy does not confer a net beneficial impact on the regional welfare. It can only be assumed that the ordinance is intended to undermine the Legislature’s efforts to combat the crisis-level housing shortage.

As outlined above, we have concluded that Woodside’s policy abrogating the application of SB 9 appears to be in violation of Government Code sections 65852.21, 66411.7, and the California Constitution. We request that you address this matter at the Town Council meeting on February 22, 2022 (if not earlier), amend the urgency ordinance to be consistent with state law, and withdraw the January 27 memorandum.

Sincerely,
MATTHEW T. STRUHAR
Deputy Attorney General
For ROB BONTA
Attorney General
ITEM 2A ATTACHMENT 9

1 Wildland Res Mgt (510) 502-4737
316 California Ave. #68
Reno NV 89509 [email protected]
February 20, 2025
Emailed to:

Dan Sicular
Sicular Consulting
[email protected]
I am writing to summarize our assessment of the CEQA considerations for the proposed projects at 10728 Mora Drive and 10758 Mora Drive, which is that the proposed projects mitigate a high fire hazard severity zone; can be adequately served by all required utilities and public services; do not result in substantial adverse physical impacts or impart undue burden on governmental facilities or services; and do not add negatively to a cumulative impact of successive similar projects.

The attached technical memo addresses the following four CEQA considerations:
1) Is the property within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code? 2) Can the site be adequately served by all required utilities and public services (with regard to fire protection services)?
3) Do the projects result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services?
4) All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time, is significant.

Please do not hesitate to reach out with questions or requests for additional information.

Sincerely,
Carol Rice
C-17
ITEM 2A ATTACHMENT 9

1 CEQA TECHNICAL MEMO

10728 & 10758 MORA DRIVE

LOS ALTOS HILLS

Prepared by:

Wildland Res Mgt
316 California Ave. #68
Reno, NV 89509

Prepared for:

Sicular ConsulƟng
ITEM 2A ATTACHMENT 9

2 Question 1: Is the property… “[w]ithin a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Government Code Section 51178, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code”? Required Fire Hazard Severity Zone Mapping
Fire Hazard Severity Zone maps arose from major destructive fires, prompting the recognition of these areas and strategies to reduce wildfire risks. Legislative response led to mandated mapping across California, starting with those areas for which the State has responsibility for wildfire response, known as State Responsibility Area (SRA).

Government Code Section 51178 states:
“The State Fire Marshal shall identify areas in the state as moderate, high, and very high fire hazard severity zones based on consistent statewide criteria and based on the severity of fire hazard that is expected to prevail in those areas. Moderate, high, and very high fire hazard severity zones shall be based on fuel loading, slope, fire weather, and other relevant factors including areas where winds have been identified by the Office of the State Fire Marshal as a major cause of wildfire spread1.” Public Resources Code 4202 mirrors Section 51178, stating: “The State Fire Marshal shall classify lands within state responsibility areas into fire hazard severity zones. Each zone shall embrace relatively homogeneous lands and shall be based on fuel loading, slope, fire weather, and other relevant factors present, including areas where winds have been identified by the department as a major cause of wildfire spread.” Separately, local jurisdictions, such as Los Altos Hills, must adopt fire hazard severity zones; these areas are known as Local Responsibility Areas (LRA). Section 51178.5 states, “Within 30 days after receiving a transmittal from the State Fire Marshal that identifies fire hazard severity zones pursuant to Section 51178, a local agency shall make the information available for public review and comment. The information shall be presented in a format that is understandable and accessible to the general public, including, but not limited to, maps.2
Area of Interest and VHFHSZ
The two projects encompassed in the Mora Drive development, whose approximate location is shown in Figure 1 below, are located on nearly adjacent parcels in Los Altos Hills, with a small parcel separating the two project parcels. 1hƩps://leginfo.legislature.ca.gov/faces/codes_displaySecƟon.xhtml?lawCode=GOV&secƟonNum=51178 2 hƩps://leginfo.legislature.ca.gov/faces/codes_displaySecƟon.xhtml?lawCode=GOV&secƟonNum=51178.5 ITEM 2A ATTACHMENT 9

3 Figure 1. Area of interest showing the project location and two access/egress routes.

The Office of the State Fire Marshal (OSFM) mapping of fire zones in Local Responsibility Areas (2007) can be found here:
https://experience.arcgis.com/experience/03beab8511814e79a0e4eabf0d3e7247/ Mapping from the California Department of Forestry and Fire Protection OSFM confirms that the project site is not within any state or local designated Fire Hazard Severity Zones. Figure 2 below is an excerpt of this map with the sites identified. The yelloworange color covers the SRA surrounding Los Altos Hills, which does not include the project parcels. An update of this map is expected February 24, 2025.

Approximate
project site
ITEM 2A ATTACHMENT 9

4 Figure 2. State Fire Marshal map of Fire Hazard Severity Zones indicating both Local Responsibility Areas and State Responsibility Areas3. The two sites are identified with blue circles. The sites are in neither High nor Very High Fire Hazard Severity Zones.

The Los Altos Hills Community Wildfire Protection Plan notes that “[f]ormal designation of WUI areas within the Town of Los Altos Hills was removed in 2016.”4 Site Specific Wildfire Hazard Site Assessment
A hazard is an event or physical condition (fire) that has the potential to cause fatalities, injuries, property damage, infrastructure damage, agricultural loss, damage to the environment, interruption of business, or other types of harm or loss. Wildfire hazard is calculated as a combination of hazards from fire behavior, ignition sources, owner 3 hƩps://experience.arcgis.com/experience/03beab8511814e79a0e4eabf0d3e7247/ 4 hƩps://www.lahcfd.org/download/november-21-2023-fire-district-commissionmeeƟng/?wpdmdl=5595&refresh=657756dee03541702319838&ind=1700294092894&filename=20231121_LAHCF D_05H_LAHCFD-CWPP-Annex-4.pdf
ITEM 2A ATTACHMENT 9

5 intervention, and suppression difficulty. Hazard combines fuel characteristics such as the volume, arrangement, moisture, and sizes of fuels, all of which contribute to how fire will burn. Information about the fuels is combined with physical landscape characteristics such as weather, topography, and the distribution of ignitions across the landscape.

A regionally specific wildfire hazard and risk assessment was conducted for the Los Altos Hills Planning Area to supplement the existing countywide risk assessment (Tukman 2022). This assessment incorporated additional inputs that are believed to represent wildfire hazard specifically for the Los Altos Hills Planning Area. Although the project site is not designated as within a high or very high fire hazard severity zone as determined by the Department of Forestry and Fire Protection, the hazard and risk assessment provides as assessment based on local conditions.

The wildfire hazard assessment is an informational document that sought to identify areas of concern and priority areas for wildfire risk mitigation efforts. The hazard model relies on eight spatial input datasets, five of which are related to wildfire intensity, and 3 related to wildfire probability. The input datasets were each scaled from 0-3 to reflect the range of influence on wildfire hazard. For example, areas experiencing flame lengths greater than 11 feet would be scaled at 3, whereas non-burnable areas would be scaled at 0. Each input value was then assigned a weighting value of 1-4 to account for the input’s relative influence on wildfire hazard, with some inputs (i.e., flame length) influencing wildfire hazard more than others (i.e., Proximity to WUI Buildings). Overall wildfire hazard was calculated at a 5-meter raster environment. The diagram in Figure 3 below depicts the framework for calculating wildfire hazard.

ITEM 2A ATTACHMENT 9

6 Figure 3. Wildfire Hazard Index inputs and model.

As shown in the following screen captures from the Santa Clara County CWPP story map of wildfire hazard and risk5, wildfire hazard on the project sites is labeled as High.

There are no areas of Very High (as indicated in red) in the immediate area of the project. The yellow color indicates high hazard, due to the vegetation types such as the highly flammable coyote brush that currently cover the property, The current vegetation is predicted to produce high flame lengths (an indicator of high fire intensity) in the event of ignition. The first map shows the site without the colored hazard designation along with the ratings at that location, and the second map covers the site location with the yellow hazard designation. The opacity of the color reflects the population density, and the Wildfire Risk to Structures.
5 hƩps://storymaps.arcgis.com/stories/ff0cd22f286e48faa9ĩ67b8c51d8400 ITEM 2A ATTACHMENT 9

0 Figure 4. Screen capture from the Santa Clara County CWPP story map of wildfire hazard and risk6 indicating the Hazard rating at the project site, within the turquoise hexagon.
6 hƩps://storymaps.arcgis.com/stories/ff0cd22f286e48faa9ĩ67b8c51d8400 ITEM 2A ATTACHMENT 9

1 Figure 5. Screen capture from the Santa Clara County CWPP story map of wildfire hazard and risk7indicating the Hazard rating at the project site.
7 hƩps://storymaps.arcgis.com/stories/ff0cd22f286e48faa9ĩ67b8c51d8400 ITEM 2A ATTACHMENT 9

2 Although the wildfire hazard on the project sites is currently mapped as High, the project will convert the vacant lots into a built environment and will create defensible space for the entire parcel. By converting these vegetative fuel types, the project would reduce the wildfire hazard on the project sites due to a reduction of predicted flame lengths in event of ignition. Using the same hazard and risk rating methodology, the hazard rating would fall to be moderate.

Wildfire Risk
Risk is the potential for realization of adverse consequences to valued resources or assets. Wildfire risk considers not only the potential for hazardous wildfire, but also the values exposed to hazard. Hence, wildfire hazard can be very high, but if no resources or assets are exposed to the hazard, there is no risk.

Community Risk Assessment: As described in the Los Altos Hills annex to the Santa Clara County CWPP, a community area risk assessment was conducted for Los Altos Hills in 2019. This community hazard and risk assessment includes ratings of community conditions compared to best practices for WUI fire mitigation. Community hazard ratings include consideration of applicable state codes, local ordinances, and recognized best practices guidelines.

The National Fire Protection Association Standard 1144 (NFPA 1144) defines WUI hazards and risks at the community and parcel level. The community risk assessment in the Los Altos Hills annex utilized components of NFPA 1144, as well as California laws and local ordinances to evaluate neighborhood WUI hazard and risk. California PRC 4290 and 4291 sections address WUI community design and defensible space standards.

The community risk assessment reflected average risk to communities for the Los Altos Hills Planning Area. The NFPA 1144 community risk assessment completed for the Los Altos Hills Community assigned the WUI community a risk rating of High with a score of 88 (<40= low, >40 = moderate, >70 = High, >112 = Extreme, shown in Figure 5 below).

Factors that contributed to the risk are illustrated below. Averages are taken across the community for each of these parameters. Note that the elimination of the WUI map by the Town of Los Altos Hills does not change the basis for assessing fire risk and development of subsequent fire mitigation measures.

ITEM 2A ATTACHMENT 9

3 Figure 6. Community Area Risk Assessment for the Los Altos Hills Planning Area.

Genasys Assessment: To provide a spatial assessment of community wildfire risk, the Los Altos Hills Planning Area was divided into segments based on Genasys Protect boundaries. Genasys Protect is a newly emerging evacuation planning software which defines geographically defined evacuation zone boundaries. Local emergency planners work in partnership with Genasys Protect to establish zones. In times of emergencies, first responders rely on this program to assist them in making crucial decisions regarding the necessity, timing, and specific areas for issuing evacuation orders or warnings.

In total, 24 Genasys Protect Zones comprise the Planning Area. Community wildfire risk for each zone was determined through determining the proportional area of High and Very High hazard areas as pictured in Figure 2 above. It was assumed that zones with greater proportional areas of High and Very High hazard also correspond to higher risk areas due to increased community exposure to wildfire. While this assessment does not include the long list of community risk factors as listed in Figure 5 above, it provides a general representation of community area wildfire risk based on nearby wildfire hazard.

Wildfire risk for each Zone was classified according to the class breaks provided below in Figure 7, and the community area wildfire risk map is presented graphically in Figure

8. ITEM 2A ATTACHMENT 9

4 Figure 7. Community Area Wildfire Risk Rating Classification.

Figure 8. Community Wildfire Risk in the project sites’ vicinity.

The sites are identified with blue circles.

As shown in Figure 8, the project sites fall within the Genasys US-CA-XSC-LAH-E016 Project Zone, which is classified as a High-Risk Zone. The project’s implementation of vegetation conversion and defensible space around the proposed development areas will reduce the relative level of risk on the project sites as well as the level of wildfire hazard.

Areas of Concern: As part of the assessment of hazards to the county, the Santa Clara County CWPP addressed areas of concern, based on the Risk-Hazard Assessment and Advisory Team Sites
ITEM 2A ATTACHMENT 9

5 input8. The advisory team included representaƟves of fire departments, offices of emergency services, County staff and community members. There were several areas of concern idenƟfied, but the project sites were not among them.

Project sites are noted by blue dots and are outside the idenƟfied Areas of Concern.

Figure 9. The Santa Clara County CWPP addressed areas of concern, based on the Risk-Hazard Assessment and Advisory Team input9 Project sites are noted by blue dots and are outside the idenƟfied Areas of Concern.

Summary
As demonstrated above, the sites are not within a Very High Fire Hazard Severity Zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178, nor are they within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code.
8 hƩps://storymaps.arcgis.com/stories/ff0cd22f286e48faa9ĩ67b8c51d8400 9 hƩps://storymaps.arcgis.com/stories/ff0cd22f286e48faa9ĩ67b8c51d8400 ITEM 2A ATTACHMENT 9

6 In addition, the sites are not identified in the Los Altos Hills CWPP as being located in an extreme hazard, as measured by the Wildfire Hazard and Risk to Structures, the community risk assessment, the Genasys Project, or within an Area of Concern.

ITEM 2A ATTACHMENT 9

7 Question 2: “The site can be adequately served by all required utilities and public services.”
This addresses whether the two project sites can be adequately served by available fire and emergency services including water for fire suppression and emergency vehicles and services.

Los Altos Hills County Fire District contracts its fire suppression, prevention, emergency medical response, apparatus, and equipment from Santa Clara County Fire Department10. The contracted services provide 24/7 coverage by three shifts, each of at least one company of four firefighters and a Battalion Chief. Two additional Santa Clara County Fire Department fire stations are within five miles of the project sites.

Through mutual aid agreements at the federal, state, and local levels allow for the closest forces to respond to an incident as quickly as possible regardless of jurisdiction.

A description of the staffing and facilities follows11.

El Monte Fire StaƟon
12355 El Monte Rd., Los Altos Hills, CA 94024
Ownership: Los Altos Hills County Fire District
(structure) and Foothill/De Anza Community College
District (land)
On Duty Staffing: 5 Personnel, Rescue 74 (4), Truck 74
(Select Call), Engine 374 (Select Call), Batallion 74 (1) Built: 1996 (Original locaƟon: 1963)
Size: 9, 650 sq. Ō., 2-bay double-deep, drive-through
apparatus bay
Los Altos Fire StaƟon
10 Almond Ave., Los Altos, CA 94022
Ownership: City of Los Altos
On Duty Staffing: 3 Personnel, Engine 75 (3), Engine 675 (Select Call), Engine 175 (Reserve), 1929 Model A
(AnƟque)
Built: 1968
Size: 9,350 sq. Ō., 3-bay double-deep, drive-through
apparatus bay
10 hƩps://www.lahcfd.org/download/november-21-2023-fire-district-commissionmeeƟng/?wpdmdl=5595&refresh=657756dee03541702319838&ind=1700294092894&filename=20231121_LAHCF D_05H_LAHCFD-CWPP-Annex-4.pdf
11 hƩps://www.sccfd.org/about-sccfd/faciliƟes-and-fire-staƟons/ ITEM 2A ATTACHMENT 9

8 Loyola Fire StaƟon
765 Fremont Ave., Los Altos CA 94024
Ownership: City of Los Altos
On Duty Staffing: 3 Personnel, Engine 76 (3), Engine 176 (Reserve)
Built: 1953
Size: 2,400 sq. Ō., 2-bay, single-deep, drive-through
apparatus bay
Figure 10. Location, staffing, and facility description of the three nearest fire stations to the project sites.

The response times from these fire stations to the project sites span seven to eleven minutes.

Table 1. Fire department response times and distance from the project site. Response times are based on Google map travel routes and times,
Nearest Fire Station Fire Station Address Distance Estimated Time Loyola Fire Station 765 Fremont Ave, Los Altos 2 miles 7 minutes Los Altos Fire Station 10 Almond Ave, Los Altos 4.5 miles 11 minutes El Monte Fire Station 12355 El Monte Rd, Los Altos 3.5 miles 8 minutes Figure11. The Loyola Fire Station is two miles or seven minutes from the project sites.

ITEM 2A ATTACHMENT 9

9 Figure 12. The Los Altos Fire Station is 4.5 miles or eleven minutes from the project sites.

ITEM 2A ATTACHMENT 9

10 Figure 13. The El Monte Fire Station is 3.5 miles or eight minutes from the project sites.

New Fire Turn Around at Mora Drive: The projects meet the California Fire Department Access and Egress requirements per Title 19, as the buildings are proposed to be accessible to a public street (Mora Drive and Sunhills Drive) by an unobstructed allweather hard-surfaced right-of-way not less than 20 feet in width. It must be noted that the projects will improve upon the safety of the area by providing a fire turn-around for aerial trucks at the top of Mora Drive, which currently is not served by aerial fire trucks.

Mora Drive was deemed suitable for fire response by the Santa Clara Fire Department in 201212 and verified by Stevens, Ferrone, and Bailey, a Geotechnical Engineering firm.13 The improved fire department access and turn around increases fire safety and represents a benefit for the entire neighborhood.

Water Service
12 LeƩer dated September 20, 2012, from Doug Harding, DFM II to Cynthia Richardson, regarding the consideraƟon of Mora Drive for annexaƟon.
13 LeƩer dated June 9, 2023, from Kenneth Farrone to Forrest Linebarger regarding fire truck access weight bearing.

ITEM 2A ATTACHMENT 9

11 California Water Service provides water supply to the project sites. Attachment 2 indicates the fire flow is adequate.

Figure 14. Water service provider for project sites is California Water Service14.

New Hydrant on Mora Drive: The Fire Department approved an additional hydrant for the project on Mora Drive, and found flow of water to the hydrant at the top of Mora Drive - and therefore the hydrants below it - suitable for the project. See Attachment 2 for the approved Hydrant Spotting Plan, which also approves the fire flow. This hydrant increases fire safety and represents a benefit for the entire neighborhood.

Two Evacuation Routes: In addition, there are two Town-maintained evacuation routes.

The route down Mora Drive is shown on figure 8 below. The route at Sunhills is shown in Attachment A. Both routes are designated and maintained by the Town. The Notice of Exemption from CEQA for the Interstate 280 Frontage Road Evacuation Routes states, “The treatment area of Sunhills Drive, from the intersection of Mora Drive to the intersection of W. Loyola Drive, is 0.2 miles, 0.4 miles for treatment on both sides of the roadway.”15
The two routes are graphically shown on Figure 1 above. 14 hƩps://valleywater.maps.arcgis.com/apps/webappviewer/index.html?id=0f05e5c2956b49da940b62b0313ae142 15 Los Altos Hills County Fire District file to the County Clerk Recorder, NoƟce of ExempƟon from CEQA, Interstate 280 Frontage Road EvacuaƟon Routes
ITEM 2A ATTACHMENT 9

12 Figure 15. Evacuation Route Fuels Reduction Priority Areas within Los Altos Hills, including Mora Drive. Sites identified by blue circles. This shows the Mora Drive evacuation route.

Public Services
This project is an infill development within the incorporated Town of Los Altos Hills. The population of the Town of Los Altos Hills has been shrinking. According to the US Census Bureau, The Town had a population of 8,513 in 2020 and a population of 8,189 in 2023 for a loss of 324 residents The two sites, if 100% occupied, are expected to add 112 occupants and 13 staff members. The project addition of 125 people will stabilize the population of Los Altos Hills, partially offsetting the loss of residents. Emergency services such as fire and police will therefore not be burdened by an increased ITEM 2A ATTACHMENT 9

13 population. Population shrinkage can also burden emergency services, and this project will offset population loss which will help stabilize the Towns emergency services.

Figure 16. The US Census Bureau shows Los Altos Hills has lost 324 residents between 2020 and 2023
ITEM 2A ATTACHMENT 9

14 Project Fits With Los Altos Hill’s Planned Growth: This project is expected to add 88 units with 112 occupants if 100% occupied. In addition there are expected to be 13 staff members.

Housing Elements of a General Plan identify barriers to providing housing, as a way to develop strategies that can remove those limitations and therefore promote adequate housing. The Town’s Housing Element16 has planned for growth of 489 new units in the next 8 years. The projects’ 88 units represent 18% of the total planned growth for the Town, well within the Town’s planned growth.

In the 6th Cycle Los Altos Hills Housing Element,17 completed in mid- 2023, the Town was required by the State of California to evaluate possible constraints to adding 489 new housing units in the next 8 years. These constraints include governmental constraints and infrastructure constraints among others. On pages 195 and 196 of the Housing Element, the Town of Los Altos Hills found the only fire related constraints were the areas of Town identified as Very High Fire Hazard Severity Zones. The Town did not find any service-related constraints for emergency responders such as fire and medical responders. The Town also felt that applying WUI construction standards would adequately mitigate fire hazard risks for their new units. The project proposed is only 88 units, 18% of their housing allotment, it is not in a Very High Fire Hazard Severity Zone and it has incorporated WUI construction standards. By the Town’s own Housing Element analysis, this project does not suffer from any infrastructure or service-related constraints.

Summary of the Adequacy of Emergency and Fire Services
Considering the above facts, the project can be adequately served by fire and emergency services.
16 https://www.hcd.ca.gov/housing-elements/docs/los-altos-hills-6th-draft102722.pdf 17 hƩps://losaltoshills.ca.gov/DocumentCenter/View/6251/General-Plan---5-Housing-Element-PDF ITEM 2A ATTACHMENT 9

15 Question 3: Would the project “[r]esult in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services”?
The Mora Drive projects will not require changes to government facilities and would be served by existing Los Altos Hills County Fire District and Santa Clara County Fire Department fire stations. The physical changes to the Los Altos Hills’ right of way would entail maintenance of the tree branches overhanging the road to facilitate access and egress by aerial trucks. As discussed above, the vegetation along Mora Drive is already identified in the Santa Clara County CWPP as a highest priority project within the Evacuation Route Fuel Reduction Priority Areas (depicted in Figure 8 above). The Town of Los Altos Hills was already maintaining Mora Drive to this standard, involving periodic tree trimming along the roadway. The Santa Clara County FireSafe Council and Los Altos Hills County Fire District have also been performing evacuation route maintenance and flammable vegetation reduction along public streets and have found that such routine maintenance is exempt from CEQA as minor alterations to land and maintenance of existing streets and vegetation.18 Hence, the Mora Drive projects do not require the Town to expend any effort or take any actions that would result in any physical impacts beyond what the Town had already designated toward Mora Drive as a highest priority evacuation route fuel reduction project.

The following letter from Berry & Associates Civil Engineering Services describes the condition of Mora Drive near the project sites, attesting that Mora Drive overall met the requirements for the aerial fire apparatuses, save for a degree of branch incursion from growth between trimmings, as well as some low voltage lines that had fallen from a utility pole:

Berry & Associates Civil Engineering Services
Mora Drive Aerial Truck Survey
PROJECT: 10758 & 10728 Mora Drive
JOB NUMBER: 2923
DATE: November 23, 2023
ROAD HEIGHT: The roadway appears to be being maintained at a height of at least 13’-6” high x 20’ wide. Evidence of branch clearing can be seen.

Some new growth has encroached within the 13’-6’ h. x 20’ w. road clearance. Generally, these encroachments are less than 2” diameter new growth branches. In two places, moderate sized branches of between 3” and 5” diameter encroached modestly (less than 12”) on the required clearance. These locations are identified on the attached maps. 18 hƩps://files.ceqanet.opr.ca.gov/304283-
1/aƩachment/G0q_cyj0JCRF1M_MbPSP8eQix6VNrjPnnTStSb3oT19nVexV2mYs2CZPmedLv2DncwJDRpzw3G0X19b0 0 ITEM 2A ATTACHMENT 9

16 In two locations, the low voltage lines encroach on the required height clearances. See attached maps Sheets 1 through 3 for identification of all encroachments within the 20’wide x 13’6” high road clearance requirements.

In the location identifie[d] by note #4, adjacent to 11001 Mora Drive, the low voltage lines are visibly damaged and hang as low as 8-7’ above the paved road. This damaged area is slated to be repaired by the utility company under work order PM-35070182. Final repaired height per the specification is greater than 13’-6” above the roadway.

In the location identified by note #5, adjacent to 10728 Mora Drive, the low voltage utility wires hang down to 9’10” above the adjacent grade. This location in the required roadway clearance, but is above the aerial truck turn out, and will require 13’-6” height clearance. These low voltage lines are proposed in the current development proposal to be placed underground. Undergrounding these power lines will resolve the clearance issue.

CONCLUSION: Upper Mora Drive is less than 15% grade, has outside turning radius’ at curves in excess of 60’, is greater than 20’ wide, and substantially meets the height requirements except in the locations identified in this report. Minor tree trimming is required, as well as repair of a damaged low voltage overhead line that is already slated for repair. An additional location, adjacent to the proposed construction, requires undergrounding of the overhead lines.

Since the Berry and Associates survey was conducted, the project developers successfully requested that Xfinity and AT&T raise the low-voltage lines to above 14 feet from the roadway. Meanwhile, the Town of Los Altos Hills evacuation route fuels reduction project will continue to maintain the branches on Mora Drive.

Summary
The Mora Drive projects will not require changes to government facilities, or require construction of new or upgraded fire stations. The road width, grade, radius and surface are all compliant with codes and standards, and enable response. The Town already identified vegetation maintenance along the access and evacuation routes; the project does not require additional treatments.

ITEM 2A ATTACHMENT 9

17 Question 4: “Cumulative Impact – All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time, is significant.”
The Mora Drive projects are not of the same category of development that characterizes the surrounding area. The near vicinity of 10728 and 10758 Mora Drive is zoned singlefamily dwelling uses. Hence, these two parcels are the only multifamily senior housing projects of this type expected to be built in this area. Therefore, no cumulative impact of successive projects of the same type in the same place over time is expected beyond these two sites is expected.

Attachments:

Attachment A: Sunhills Evacuation Route
Attachment B: Hydrant Spotting Plan
…….

ITEM 2A ATTACHMENT 9

1 Tower Investment LLC ATTACHMENT #3
151 Cervantes Rd.

Portola Valley, CA 94028
May 29, 2025
Building Department
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Response to March 24, 2025 Building Department Plan Review Comments by CSG Consultants Multifamily Residential Development Project
10758 Mora Drive, Los Altos Hills, CA 94024
Permit No. CDP23-0002
CSG No. 4502651
Ted Mirzakhanian, PE, CASp,
Thank you for your Plan Review Comments letter dated March 24, 2025. Thank you for clarifying comments and the acceptable solutions you provided in our telephone meeting on May 7, 2025. In this response letter we have addressed each item in your preliminary plan review comments below using the same sections and numbering order of your comment letter and, where applicable, our answers correspond to our telephone discussion. Please note, these responses are voluntary as this review is for planning level approvals, not a building permit application. These responses are only intended to prove feasibility, not to meet all the requirements of the California Building Code.

Building Department Review Comments

1. Electronic Submittal
We have submitted this response electronically including a full set of revised plans and additional submittal documents.

2. Written Responses
Please review the written responses below addressing each plan review comment, including a description of the change, where the correction was implemented, and a specific sheet or detail reference where the revision can be found.

We have also included a summary of changes for additional modifications, see Attachment

4. ITEM 2A ATTACHMENT 9

2 Building Department Review Comments
A1. Commentary, no response necessary.

A2. Building above the podium: Occupancy groups areas have been revised (A-2, B, S-2) to fall within the 10% ‘Accessory Occupancies’ allowances per 2022 CBC Sec 508.2. The main occupancy of the building is now R-2. Please note that all the A2.1 occupancies are eliminated from the building. The building above the podium is now a single occupancy building with unseparated ‘Accessory Occupancies’ with an aggregate area of 10% or less of the building floor area per story.

Below the podium: We are a mixed use building with separated occupancies (S-2 and R-2).

See ‘Floor Area Square Footage Tabulation’ table on sheet CO Cover Sheet, see revised occupancy sizes and locations on sheet A5.1 Occupancy & Egress Plans.

A3. The dining areas have all been reclassified as A-2 occupancies and relocated to other floors, see sheet A5.1 Occupancy & Egress Plans and sheet CO Cover Sheet.

A4. A list of occupancy groups above and below the podium has been provided on sheet CO Cover Sheet and sheet A5.2 Code Analysis & Allowable Area.

A5. ‘Wildland Urban Interface Notes’ have been added to sheet A1.2 Floor Plans. The building is in a Wildland Urban Interface Area and shall comply with the requirements of Chapter 7A of the 2022 CBC, see ‘Wildland Urban Interface Notes’ #1. on sheet A1.2 Floor Plans.

The applicable sections of Chapter 7A have been incorporated into the drawing set, see ‘Wildland Urban Interface Notes’ on sheet A1.2.

A6. We revised the ‘Construction Type’ section to show the Mezzanine Level as Type I-A construction and revised the ‘Building Area’ section to show the Mezzanine Level area below the podium, see sheet A5.2 Code Analysis & Allowable Areas.

The vertical offset in the podium has been removed. The podium is now in a continuous horizontal configuration with the Mezzanine Level entirely below the podium, see sheet A3.1 Sections.

A7. (a.) The podium has been modified to remove the vertical offset. The podium is now a continuous horizontal 3-hour separation with no vertical offset, see sheet A3.1 Sections. (b.) The entire occupied roof deck is now shown as group A occupancy, The occupant load calculations have been revised per Table 1004.5 to reflect this correction. Dining, seating, fire pit, kitchen, etc. have been revised to show an occupant load factor of 15 sf/occupant.

The number of occupants shown at the exits have been revised to reflect the adjusted ITEM 2A ATTACHMENT 9

3 number of occupants exiting. See Level 5 / Roof Plan on sheet A5.1 Occupancy & Egress Plans.

The 5th level residential units (R-2, Type III-A) are allowed per Table 504.3 Allowable Building Height in Feet Above Grade Plane. Our R-2 occupancy is allowed up to 85’ for R-2 occupancy with sprinklers, Type III-A construction. Table 504.4 Allowable Number of Stories Above Grade Plane allows for 5 stories with sprinklers without an area increase.

The project utilizes special provisions sec. 510.2, therefore the number of stories is measured from the podium, not the grade plane. Therefore, the 5th level residential units are allowable as they are 5 stories above the podium.

The rooftop A occupancies (A-2, A-3) are allowed at 4 stories (per Table 504.4, w/ sprinklers, w/o area increase S=4) measured from the podium (special provisions 510.2) with an allowable height of 85’ (Table 504.3 w/ sprinklers, without area increase, S=85’). 5th level A occupancies are allowable per sec. 508.2.2 Allowable Building Heights which states, “ The allowable height and number of stories of the building containing accessory occupancies shall be in accordance with Section 504 for the main occupancy of the building.” This code section allows for A occupancy (accessory) at the 5th level, since we reduced our aggregate accessory occupancies (per sec 508.2.4) to 10% or less of the floor area of the story in which they are located and did not exceed the tabular values for nonsprinklered buildings for each such occupancy (NS=14,000).

The 5th level occupied roof is allowable per sec 503.1.4 Occupied Roofs, which states, “A roof level or portion thereof shall be permitted to be used as an occupied roof provided the occupancy of the roof is an occupancy that is permitted by Table 504.4 for the story immediately below the roof.” After the Podium modification to a continuous horizontal plane, our 5th level roof deck is now just one level above the allowed A occupancy at the 4th level above the podium.

In addition a new occupied roof deck at the 6th level has been incorporated into the design to offset the loss of area in the lower roof deck. This modification is allowable per sec 503.1.4 exception 1. which states, “The occupancy located on an occupied roof shall not be limited to the occupancies allowed on the story immediately below the roof where the building is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2 and occupant notification in accordance with Sections 907.5.2.1 and 907.5.2.3 is provided in the area of the occupied roof. Emergency voice/alarm communication system notification per Section 907.5.2.2 shall also be provided in the area of the occupied roof where such system is required elsewhere in the building.” The new roof deck meets all of these requirements. (c.) We added ‘Grade Plane Diagram & Calculation’ showing the calculation of the grade plane elevation and also showed the grade pane elevation line and called out the height, see sheet A3.1 Sections. The grade plane elevation line and height have also been shown on the elevations. We revised the building height dimensions to be shown from this line, see sheet A2.1 & 2.2 Elevations.

ITEM 2A ATTACHMENT 9

4 A8. We revised the arrow location to show ‘UP’ on the left side of stairway #2, see Podium / Garage Building Plan on sheet A5.1 Occupancy & Egress Plans.

A9. We provided gridlines with section and elevation references on the floor plans, see sheet A5.2 Code Analysis & Allowable Area.

A10. We removed ‘accessory use pool’ from the ‘Proposed Occupancy’ section of the Code Analysis, see sheet A5.2 Code Analysis & Allowable Area.

A11. The Santa Clara County Fire Department has determined the lowest level of Fire Department access is less than 75’ above the lowest level of human occupancy. The Fire Department addressed this issue directly until their ‘High Rise Requirements’ comment was dropped from their comment letter dated 1-31-2024.

A12. The R2.1 occupancy has been removed from the building entirely, see sheet CO Cover Sheet, sheet A5.1 Occupancy & Egress Plans, and sheet A5.2 Code Analysis & Allowable Area.

A13. (a.) We removed the vertical fire separation wall between buildings A & B, so we now only have one building above the podium and one building below the podium, see ‘Code Analysis’ and ‘Floor Areas’ on sheet A5.2. We removed the coverings over the A-2/A-3 occupancies on the 5th level above podium roof deck. We reconfigured the podium to be continuously horizontal, thus 4th level A-2/A-3 occupancies are allowed at this level with a covered roof (now 4 stories above podium). Since A-2/A-3 occupancies are allowed at the 4th level above podium, they are allowed (uncovered) on the 5th level occupied roof per sec. 503.1.4 which states, “A roof level or portion thereof shall be permitted to be used as an occupied roof provided the occupancy of the roof is an occupancy that is permitted by Table 504.4 for the story immediately below the roof.” This allows the 5th level uncovered occupied roof deck.

A small area of covered A-2/A-3 occupancy has been added at the 5th level, which is allowable per sec 503.1.4 exception 1. “The occupancy located on an occupied roof shall not be limited to the occupancies allowed on the story immediately below the roof where the building is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2 and occupant notification in accordance with Sections 907.5.2.1 and 907.5.2.3 is provided in the area of the occupied roof. Emergency voice/alarm communication system notification per Section 907.5.2.2 shall also be provided in the area of the occupied roof where such system is required elsewhere in the building.” The 5th level covered A-2/A-3 occupancy meets all these requirements as well as the 10% aggregate accessory occupancies per floor requirements of sec. 508.2.3.

The new 6th level roof deck (uncovered) is allowed due to the accessory occupancy classification (10% or less aggregate accessory occupancies) per sec 508.2.2 which states, “ The allowable height and number of stories of the building containing accessory occupancies shall be in accordance with Section 504 for the main occupancy of the ITEM 2A ATTACHMENT 9

5 building.” Furthermore, sec 503.1.4 exception 1. states, “The occupancy located on an occupied roof shall not be limited to the occupancies allowed on the story immediately below the roof where the building is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2 and occupant notification in accordance with Sections 907.5.2.1 and 907.5.2.3 is provided in the area of the occupied roof. Emergency voice/alarm communication system notification per Section 907.5.2.2 shall also be provided in the area of the occupied roof where such system is required elsewhere in the building.” The 6th level occupied roof deck meets all these requirements.

See sheet A3.1 for podium revision and locations of occupied roof decks. See sheet A5.2 ‘Proposed Occupancy’ for uses by level.
(b.) We revised the notes and callout to clarify that stairway and elevator shafts are included in the CBC floor area. Vent shafts that were excluded from CBC floor area are labeled. We revised the building area calculations to include the area of all enclosed shafts.

See sheet A5.2 Allowable Area & Code Analysis.
(c.) The Type III-A building above the podium has been revived to a single occupancy building with no more than 10% accessory occupancies per floor. Per sec. 508.2.3 “The allowable area of the building shall be based on the applicable provisions of Section 506 for the main occupancy of the building. Aggregate accessory occupancies shall not occupy more than 10 percent of the floor area of the story in which they are located and shall not exceed the tabular values for non sprinklered buildings in Table 506.2 for each such accessory occupancy.” The allowable area of the building is calculated using the building’s main occupancy of R-2, which yields a tabular value of SM=24,000 with height increase.

We determined that Equation 5-2 was the correct formula for our single occupancy building (10% max aggregate accessory occupancies per floor), with sprinklers per 903.3.1.1, and being more than 3 stories above grade plane. The Sa value for equation 5-2 is 2 due to the building containing A and R occupancies. Additionally, we determined that Equation 5-1 shall be used for the maximum allowable area for any single story. The calculations have been revised and the equation types clearly indicated, see ‘Allowable Building Area Per Floor (Type III-A)’ and ‘Total Allowable Building Area (Type III-A)’ on sheet A5.2 Code Analysis & Allowable Areas.
(d) R2.1 occupancy has been eliminated from the building entirely, see sheet CO Cover Sheet and sheet A5.1 Occupancy & Egress Plans. R-2 has been shown as the most restrictive occupancy group, see ‘Code Analysis’ sections ‘Proposed Occupancy’ and ‘Allowable Building Area per Floor (Type I-A)’ on sheet A5.2 Code Analysis & Allowable Areas.

A14. We added a note stating, “Note: fire-retardant-treated wood is required for wood framing and sheathing in exterior walls per sec 602.3 and in accordance with sec. 2303.2 for type III-A construction.” See details 1/ A4.1 and detail 6/A4.1 ITEM 2A ATTACHMENT 9

6 A15. We removed the firewall between buildings A & B and no longer have separate buildings above the podium, see sheets A3.1 Sections and A5.2 Code Analysis & Allowable Area.

A16. Balconies and eaves are labeled and dimensioned on sheet C1 Site Plan. The “Identifiers” boxed #2 calls-out typical roof overhangs and eaves and the boxed #4 calls-out typical deck projections. These projections are dimensioned at 1’-8” while the building is dimensioned at 5’-0” from the property line. This leaves 3’-4” (40”) from the property line to the deck/eave projections. Table 705.2 Minimum Distance of Projection with a Fire Separation Distance of ‘5 or greater’ allows for 40” minimum distance from line used to determine FSD, which allows these projections.

Table 705.8, with a Fire Separation Distance of ‘5 to less than 10’, and a degree of opening protection of ‘Unprotected, Sprinklered (UP,S), yields a maximum allowable area of exterior openings of 25%. Our openings cover 23% of a typical story, with 2,390 sf of entire surface area and a combined opening area of 550 sf. Our calculation yields: 550 sf / 2,390 sf = 23%
We added a 3’-4” dimension from the deck projection to the property line on the middle North and South side of the building to better illustrate the 40” distance from the deck / projection to the line used to determine the Fire Separation Distance (Property Line), see sheet C1 Site Plan.

A17. (a.) We revised the occupant load factors for the rooms and spaces per Table 1004.5, see sheet A5.1 Occupancy & Egress Plans.
(b.) We removed the corridor doors, horizontal exits, and firewall separation. The building above the building above the podium is now a single occupancy building with less than 10% aggregate accessory occupancies per floor, see sheet A5.1 Occupancy & Egress Plans, sheet A5.2 Code Analysis & Allowable Area, and sheets A1.1 & A1.2 Floor Plans. (c.) The rooms and spaces that had 50+ occupants have been reduced in size to allow for a single exit with less than 50 occupants, see sheet A5.1 Occupancy & Egress Plans. (d.) We added ‘Convergence @ Stairway #2’ calculation showing the increased stair and other component widths required based on convergence, see ‘Convergence @ Stairway #2’ calculation on sheet A5.1 Occupancy & Egress Plans.
(e.) We determined the grade plane per 2/A3.1 Grade Plan Diagram & Calculation. We added the grade plane height / elevation line and called out the elevation on sheet A3.1 Sections and sheets A2.1 & A2.2 Elevations. We do not believe the determination of the grade plane elevation will require two exits per the discussion below.

We reconfigured the occupancies in this part of the building to only include R-2 occupancy / uses. We are providing one exit per sec.1006.3.4 which states; ITEM 2A ATTACHMENT 9

7 “A single exit or access to a single exit shall be permitted from any story or occupied roof where one of the following conditions exists:

1. The occupant load, number of dwelling units and exit access travel distance do not exceed the values in Table 1006.3.4(1) or 1006.3.4(2).” The phrase ‘from any story’ in sec. 1006.3.4 provides and exception to complying with the story / grade plane requirements of Table 1006.3.4(1), as the building also complies with Occupancy, Maximum Number of Dwelling Units, and Maximum Exit Access Travel Distance sections of the table. The building complies R-2 occupancy, 4 dwelling units, and a max exit access travel distance of 125’.

We will also comply with sec 1006.3.2 exception 1. which states; “Exception: The path of egress travel to an exit shall be permitted to pass through more than one adjacent story in any of the following:

1. In Group R-1, R-2 or R-3 occupancies, exit access stairways and ramps connecting four stories or less serving and contained within an individual dwelling unit, sleeping unit or live/work unit.

Our stairs for the path of egress travel from the lower level / levels are contained within the individual dwelling units and should therefore be allowed to egress through ‘more than one adjacent story’.

Sec 1031.2 exception 1. allows that emergency escape and rescue openings are not required for R-2 occupancy with Type III-a construction.

See revised occupancy and exit access travel distance on sheet A5.1 Occupancy & Egress Plans.

Table 1006.2.1 allows for one exit or exit access doorway for R-2 occupancy with a max occupant load of space at 49 people, with a max common path of egress travel of 125’ (with sprinkler system per 903.3.1.1).
(f.) We provided a generator for the elevator, see Upper Roof Plan on sheet A1.2 Building Floor Plans & Roof Plans.
(g.) Horizontal exits have been removed and the building has been classified as a single occupancy building above the podium (with 10% max aggregate accessory occupancies per floor). See sheet A5.1 Occupancy & Egress Plans, sheet A5.2 Code Analysis & Allowable Area, and sheets A1.1 & A1.2 Floor Plans.

ITEM 2A ATTACHMENT 9

8 (h.) An Exterior Area of Assisted Rescue has been added at the exit discharge just North of the rear interior exit stairway #2, see ‘Lower Podium building Plan’ on sheet A5.1 Occupancy & Egress Plans and sheet A1.1 Floor Plans.
(i.) The ramp was removed from the hallway leading to the laundry room and utility room, see Mezzanine level on sheet A3.1 Sections and ‘Mezzanine Building Plan’ on sheet A1.1 Floor Plans.
(j.) The central exit access aisles per sec 1018 are not fire rated corridors, and have been relabeled to reflect that fact. There are no open intermediate rooms, although some spaces are open at the end of the exit access aisles, which are allowable. The Lobby meets the requirements of sec. 1020.7, exception 1, see sheet A5.1 Occupancy & Egress Plans. (k.) Window openings less than 10’ above the walking surface along the North side along the egress court have been eliminated. A note has been added to the trash room double doors indicating doors are to have a minimum ¾ hour fire protection rating, see North Elevation on sheet A2.2 Elevations.

The remaining exterior walkways from the North side rear exit stairway around the East and South side of the building are not part of the exit discharge or egress court, they are provided for fire department access and building maintenance. (l.) All R2.1 occupancies have been removed from the building. see sheet CO Cover Sheet, sheet A5.1 Occupancy & Egress Plans, and sheet A5.2 Code Analysis & Allowable Area.

A18. We have verified the elevator can accommodate a stretcher 84” long x 24” wide with a maximum of 5” radiused corners, see dashed outline of stretcher on sheets A1.1 & A1.2 Floor Plans.

Disabled Access Plan Review Comments
DA1. We added a note stating, “No public funding is granted for the construction of the residential units”, see ‘Disabled access notes #1 on sheet CO Cover Sheet. We removed all of the R2.1 occupancy assisted living from the project. All of our residential units and associated common areas will comply with chp. 11A.

DA2. We added an Exterior Area of Assisted Rescue at the exit discharge just North of the rear interior exit stairway #2, see ‘Lower Podium building Plan’ on sheet A5.1 Occupancy & Egress Plans and sheet A1.1 Floor Plans. We did revise the location of the ADA parking spaces and our site slopes per the ‘note’ at the end of sec 1110A.1., so we are meeting the requirements of the ‘vehicular route’, see sheet C3 Grading, Drainage & Utility Plan.

There are no common areas, amenities, or exterior facilities accessed by the exterior walkways / stairways around the East and South side of the building. The North side stairways / walkways are for egress only, and have been provided with an Exterior Area of ITEM 2A ATTACHMENT 9

9 Assisted Rescue discussed above. The West side of the building has an exterior accessible route to the building’s entrance.

DA3. A note has been added stating, “The building is an elevator building, thus all units are covered multifamily dwellings. All units shall be adaptable”, see ‘Disabled access notes #2 on sheet CO Cover Sheet. We have designed all of the dwelling units to be adaptable, see sheets A1.3 & A1.4 Unit Plans.

DA4. The location and configuration of the ADA parking spaces have been revised to comply with the requirements of sec 1109A.7, see sheet C3 Grading, Drainage, & Utility Plan and/or sheet A1.1 Building Floor Plans (level Garage/Podium).

DA5. A note was added stating, “Parking accessibility for EV spaces shall be in accordance with the Green Building Code. See exception of sec 4.106.4.2.2 for parking lifts.”, see ‘Disabled access notes #3 on sheet CO Cover Sheet.

DA6. All common use amenities from all levels without elevator access have been eliminated..

The sub basement level is now part of a multi-story dwelling unit with an interior stairway contained inside the unit, see sheets A1.2 Floor Plans and sheet A5.1 Occupancy & Egress Plans.

DA7. We added a note stating, “All common use facilities shall be accessible. (CBC 1127A)”, see ‘Disabled access notes #4 on sheet CO Cover Sheet. All common use facilities will be accessible, see revised sheets A1.1 & A1.2 Floor Plans. Please note the laundry room on the Mezzanine level is for staff use only, laundry facilities are provided inside the units.

ITEM 2A ATTACHMENT 9

Revisions to Plans
Not Noted in Comment Responses

1. The Podium has been raised at the rear of the structure to be continuous on one level. See Section AA on sheet A3.1.

2. On the upper two levels the floor heights have been slightly raised to accommodate roof drains. See section AA on sheet A3.1.

3. The density has been reduced, and the units and accessory spaces have been adjusted in size and relocated within the building, primarily due to building code comments. See sheets A1.1 & A1.2. Data has been updated throughout to reflect alterations. Note: The footprint of the structure and its position on the lot have not been changed.

4. Window sizes and locations, deck sizes and locations, colors and other minor changes on the elevations A2.1 & A2.2 have been adjusted to match the floor plan changes discussed in item #3 above.

5. The roof features on sheet C1 have been removed so as not to be duplicative or inconsistent with those features as shown on roof plans shown on sheet A1.2. A occupied roof has been added to the upper roof due to reduction in size of the roof terrace on the level below.

6. The location of the electrical and MPOE lateral utilities and mains have been adjusted on INT-1

7. A storage room has been added at the Basement level under the Garage. See sheets A1.1 and C1

8. Note 14 on sheet C3 has been adjusted to 44” to match other dimensions on the plans.

9. The roof over the typical 6-foot-deep decks has been removed and replaced by an open trellis. See Sheet A1.2 roof plans.

10. The rendering on the Cover Sheet CO have been updated. Note: The renderings are for artistic purposes only and not intended to be architecturally accurate. Utilize the elevations on sheet A2.1 and A2.2 for the most technically accurate representation of the exterior of the building.

Attachment # 4
to the May 29, 2025
Plan Submittal
ITEM 2A ATTACHMENT 9

ITEM 2A ATTACHMENT 9

ITEM 2A ATTACHMENT 9

ITEM 2A ATTACHMENT 9

ITEM 2A ATTACHMENT 9

PATTERSON & O’NEILL, PC
235 Montgomery Street, Suite 950
San Francisco, CA 94104
Telephone: (415) 907-9110
Facsimile: (415) 907-7704
www.pattersononeill.com
February 24, 2025
VIA E-MAIL AND U.S. MAIL
Suzanne Avila
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Re: 10758 Mora Drive (File No. CDP23-0002) Housing Development Application 90-Day Notice Pursuant to AB 1633 (Gov. Code § 65589.5(h)(6)(E)(vi)(I)) Dear Ms. Avila:

Our office represents Forrest Linebarger, owner of 10758 Mora Drive in Los Altos Hills. Our client submitted a housing development project application for the construction of a multi-unit housing development project on 10758 Mora Drive. The proposed project is a 45-unit, 72,848 square-foot multifamily residential development with a parking garage. The proposed building height to finish grade would be 59 feet 7 inches on the west elevation facing Mora Drive, and 80 feet 1 inch on the east elevation. The garage would provide 27 total spaces and 7 long-term bicycle spaces. The proposed building would include a variety of accessory uses including roof decks, a covered terrace, activity rooms, gift shop, and nursing station. The site is currently vacant.1
Pursuant to AB 1633, PLEASE TAKE NOTICE that the Town has committed an abuse of discretion because there is substantial evidence in the record to demonstrate that the project qualifies for a Class 32 in-fill development exemption, but the City has failed to determine that the project is exempt from CEQA. The City has 90 days of this written notice to correct this abuse of discretion and if the City fails to do so, this action will constitute an unlawful disapproval of the project pursuant to the Housing Accountability Act (“HAA”). (Gov. Code § 65589.5.1(a).)2
1 This paragraph provides the information specified in paragraphs (1), (2), (5), and (6) of subdivision (a) of Section 15062 of Title 14 of the California Code of Regulations. 2 Please be advised that the Town must post this notice on the Town’s website, provide a copy of the notice to any person who has made a written request for notices pursuant to subdivision (f) of Section 21167 of the Public Resources Code, and file the notice with the county clerk within five working days of receiving this notice.

ITEM 2A ATTACHMENT 9A

Suzanne Avila
Town of Los Altos Hills
February 24, 2025

The Project Site is Located in an Area that is Subject to AB 1633 As demonstrated by the attached memorandum by RCH Group and Sicular Environmental Consulting, there is substantial evidence that the housing development project is not located on a site specified in subparagraphs (A) to (C) or subparagraphs (E) to (K) of paragraph (6) of subdivision (a) of Section 65913.4. Specifically, the property is not located within the coastal zone; is not prime farmland or farmland of statewide significance; is not wetlands; is not a hazardous waste site; is not within a delineated earthquake fault zone; is not within a special flood hazard area or regulatory floodway; is not within a land identified for conservation in an adopted natural community conservation plan; is not habitat for protected species, and is not under a conservation easement. In addition, the project site is not within a very high fire severity zone.

As such, there is substantial evidence that the housing development project is located on a site that is subject to AB 1633. (See Gov. Code § 65589.5.1(a)(1).) The Project Site is Located in an Urbanized Area that is Subject to AB 1633 The housing development project is located on a legal parcel within an urbanized area as defined by Public Resources Code § 21071. Specifically, Los Altos Hills is an incorporated city that is contiguous with not more than two incorporated cities (Palo Alto and Los Altos), that have a combined population that exceeds at least 100,000 persons. (See PRC § 21071(a)(2).3 3 According to most recent data from the U.S. Census Bureau, the population of Palo Alto is 68,572
(https://data.census.gov/profile?q=population%20palo%20alto&g=160XX00US0640998), the population of Los Altos is 31,625 (https://data.census.gov/all?q=los%20altos%20population), and the population of Los Altos Hills is 8,489
(https://data.census.gov/all?q=los%20altos%20hills%20population) for a total population of 108,686 persons.

ITEM 2A ATTACHMENT 9A

Suzanne Avila
Town of Los Altos Hills
February 24, 2025

In addition, parcels that are developed with urban uses adjoin three sides of the four-sided parcel.

Specifically, the parcels to the north, east, and west sides of the four-sided project site are developed with residential uses, which meet the definition of a qualified urban use pursuant to Pub. Resources Code § 21072.

As such, the project site is located within an urbanized area that is subject to AB 1633. (See Gov.

Code § 65589.5.1(a)(2).)
The Project Meets the Minimum Density to Qualify for AB 1633 The density of the housing development project exceeds 15 dwelling units per acre. Specifically, the project site is approximately .77 acres in size and proposes 88 units, a density of approximately 114 units per acre. As such, the Project meets the minimum density to qualify for AB 1633. (See Gov. Code § 65589.5.1(a)(3).)
The Project Meets the Criteria for a CEQA Class 32 Exemption Where a project is categorically exempt, the project is not subject to CEQA requirements and “may be implemented without any CEQA compliance whatsoever.” (Working Fams. of Monterey Cnty. v. King City Plan. Comm’n (2024) 106 Cal. App. 5th 833.) Thus, if a project fits within an exemption, a local agency is required to find that the project is exempt from CEQA regardless of any purported environmental impact because such projects are those that the Governor’s Office of Planning and Research and the Secretary of the Natural Resources Agency “have already determined do not, in fact, ‘have a significant effect on the environment.’” (Berkeley Hillside Pres. v. City of Berkeley (2015) 60 Cal. 4th 1086, 1108.) This exemption ITEM 2A ATTACHMENT 9A

Suzanne Avila
Town of Los Altos Hills
February 24, 2025

process carries out the Legislature’s intent that CEQA and the CEQA Guidelines shall not be interpreted “in a manner which imposes procedural or substantive requirements beyond those explicitly stated.” (Pub. Res. Code § 21083.1.)
AB 1633 was enacted to address the fact that “[s]ome local agencies conduct redundant environmental review to avoid CEQA lawsuits from neighbors or interest groups at best, or to delay a project indefinitely in the hopes of shrinking or killing it at worst.” To that end, AB 1633 added provisions to the HAA that broaden the scope of a housing project “disapproval” to include instances where a local government requires more environmental review than legally necessary and provides applicants with a legal process to challenge such actions in court. (Gov.

Code § 65589.5.1.)
In enacting AB 1633, the Legislature recognized that the “HAA and CEQA take different approaches to housing development. The intersection of these two Acts therefore can result in gray areas or conflict.” The purpose of AB 1633 was to clarify this gray area and put a thumb on the scale in favor of housing by requiring a local government to end environmental review and adopt certain CEQA documents when housing projects are involved.

AB 1633 does more than simply reiterate how CEQA applies to housing projects; it adds an entirely new framework for judicial review of a local government’s CEQA decisions in the specific context of housing. Courts have recognized that when the Legislature enacts an amendment to clarify how two parts of state law interact, such as the interplay between the HAA and CEQA, “it is logical to regard the amendment as a legislative interpretation of the original act — a formal change.” (Carter v. Department of Veterans Affairs (2006) 38 Cal.4th 914, 923.) The Legislature recognized that the HAA “generally puts the burden of proof on the local agency to demonstrate that its decisions meet the HAA’s requirements.” The Legislature has also made clear that if there is any ambiguity in the law, the HAA must “be interpreted and implemented in a manner to afford the fullest possible weight to the interest of, and the approval and provision of, housing.” (Gov. Code § 65589.5(a)(2)(L).) Thus, in any decision a local government makes involving housing — now including CEQA decisions — the Legislature has directed local governments to err on the side of approving housing or run the risk of severe penalties. (See Gov. Code § 65589.5(k)(1)(A)-(B).) And importantly, courts have confirmed that decisions under the HAA are different, and therefore “it is inappropriate” for courts to defer to local agency decisions. (Cal. Renters Legal Advocacy & Educ. Fund v. City of San Mateo (2021) 68 Cal.App.5th 820, 844 (Cal. Ct. App. 2021)
The Legislature has made clear that any failure to find a qualifying project exempt is an abuse of discretion and constitutes a project disapproval. (Gov. Code § 65589.5.1(a).) AB 1633 states that it is an abuse of discretion if there is “substantial evidence in the record before the local agency that the housing development project is eligible for an exemption sought by the applicant.” (Gov.

Code § 65589.5.1(a)(4)(A).) Substantial evidence is defined as “enough relevant information and reasonable inferences from this information that a fair argument can be made to support a ITEM 2A ATTACHMENT 9A

Suzanne Avila
Town of Los Altos Hills
February 24, 2025

conclusion, even though other conclusions might also be reached.” (Cal. Code Regs. tit. 14 § 15384.)
Thus, in the context of AB 1633, the only question is whether there is enough relevant information that a fair argument can be made that this Project qualifies for a Class-32 Exemption regardless of whether there is contrary evidence that a project does not so qualify. (See Pocket Protectors v. City of Sacramento (2004) 124 Cal.App.4th 903, 927.) Nor is the question whether substantial evidence supports whatever conclusion the Town decides to make. The Town has enough relevant information to make a fair argument that the Project qualifies for a Class-32 Exemption and therefore must do so.

The Legislature has limited the protections of AB 1633 to those projects that meet the site criteria of Gov Code § 65913.4 (“SB 35”) – which the Legislature has already determined should be entirely exempt from CEQA. The Legislature has therefore created a higher bar to subject qualifying housing projects to more in-depth CEQA review, including because the Legislature has also recognized the housing crisis “is a critical problem” that “threatens the economic, environmental, and social quality of life in California.” (Gov. Code § 65589.5 (a)(1)(A).) The housing crisis is “hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state’s environmental and climate objectives.” (Gov. Code § 65589.5(a)(2)(A). The Legislature has recognized that the environmental cost of not approving housing, particularly high density housing in areas that meet SB 35’s environmental criteria, clearly outweighs any purported impact from approving housing.

There can be no question that the applicant has provided enough relevant information that a fair argument can be made that the project qualifies for a Class 32 In-fill Exemption. In the extensive memorandum prepared by RCH Group and Sicular Environmental Consulting, who together have more than 50 years of CEQA compliance experience, the evidence demonstrates that the project meets the five criteria for a Class 32 Exemption.

Moreover, this project now qualifies as a “builder’s remedy” project pursuant to the recently enacted AB 1893 that went into effect January 1, 2025. The explicit purpose of AB 1893 was to “moderniz[e] the builder’s remedy to make it clear, objective, and easily usable.” The bill analysis states that the Legislature’s “message to local jurisdictions is clear — when it comes to housing policy, the days of shirking your responsibility to your neighbors are over.” In short, AB 1893 was intended to ensure that builder’s remedy projects will be constructed. Were there any doubt that a builder’s remedy project can qualify for a Class 32 Exemption, that doubt was laid to rest when the California Department of Housing and Community Development stated emphatically that a builder’s remedy project does qualify for a Class 33 Exemption. (See Exhibit A)
The HAA now explicitly allows an applicant for a housing development project deemed complete before January 1, 2025 to revise their application so that the project meets the new ITEM 2A ATTACHMENT 9A

Suzanne Avila
Town of Los Altos Hills
February 24, 2025

definition a builder’s remedy project. (Gov. Code § 65589.5(f)(7).) The applicant has chosen to utilize this provision and has submitted revisions to the existing application to qualify as a builder’s remedy project as defined in HAA subd. (h)(11).

The Town had previously indicated that the previous higher-density version of this project did not qualify for an exemption. The Town made this conclusory statement without any analysis, or any evidence, at all. Despite multiple requests by the applicant to begin CEQA review, the Town simply refused to take any steps to begin the CEQA process for over 12 months, arguing that the scope of the project could change based on erroneous interpretations by the Los Altos Hills County Fire District regarding site access. Now the scope of the project has substantially changed due to the revisions the applicant has made to qualify as a builder’s remedy project. The Town’s prior statements do not preclude a later determination that the project is eligible for an exemption following the submission of supplemental environmental information. (Hilltop Grp. v.

Cnty. of San Diego (2024) 318 Cal. Rptr. 3d 336.)
The Class 32 Exemption is Not Barred by an Exception
For projects that seek a Categorical Exemption, a project must also demonstrate that there is “substantial evidence in the record before the local agency that the application of that categorical exemption is not barred by one of the exceptions set forth in Section 15300.2 of those guidelines.” (Gov. Code § 65589.5.1.(a)(5)(B).) Again, in the context of AB 1633, the question is not whether there is contrary evidence, nor is the question whether there is substantial evidence to support whatever conclusion an agency’s conclusion. The only question is whether there is substantial evidence that the project is not barred by an exception. The answer to that question is clearly yes.

As explained in the CEQA memorandum, there are no scenic resources, hazardous waste sites, or historical resources in the vicinity of the project. The surrounding area is nearly fully developed or designated as open space, so there is no potential for cumulative impacts of successive projects of the same type in the same place. Further, there is nothing unusual about the project site that meets all of the site criteria in SB 35, nor is there anything unusual about a project that meets the statutory definition of a builder’s remedy project. The project is similar in scope to other Class 32 exempt projects, and the Town routinely exempts residential development on sites with similar characteristics. In short, there is substantial evidence that the project is not barred by one of the exemption exceptions.

The Project Must Be Approved
As thoroughly explained in our January 30, 2025 letter to the City Council and prior correspondence, the builder’s remedy significantly limits the Town’s ability to disapprove this project. AB 1893 only strengthens the Legislature’s clear intent that local governments must approve builder’s remedy projects.

ITEM 2A ATTACHMENT 9A

Suzanne Avila
Town of Los Altos Hills
February 24, 2025

Town staff previously erroneously recommended disapproval of the project based on purported public health and safety impacts due to inconsistency with Section 503 of the California Fire Code. As explained below, Section 503 is not an adopted part of the California Fire Code.

Moreover, the local fire code has not been properly adopted, is not in effect, and therefore cannot be used as a basis to disapprove the project.

Section 503 Was Not Adopted as Part of the California Fire Code The State Fire Marshal establishes fire safety rules and regulations for buildings, also known as the California Fire Code, which are published in Part 9 of the California Building Standards Code (Cal. Code Regs., Title 24). The California Fire Code is based off the International Fire Code, a model code that is published triennially by the International Code Council (“ICC”).

Every three years, the State Fire Marshal reviews the International Fire Code and adopts amendments to the ICC’s model code, which then becomes that California Fire Code. In addition, the State Fire Marshal also adopts minimum standards for the general prevention of fire and the protection of life and property against fire, explosion, and panic that is published in Title 19 of the California Code of Regulations.

The California Fire Code is only published by the ICC. The ICC chooses to print the California Fire Code embedded within its own “model code.” In other words, the California Fire Code is not available as a separate stand-alone document. The ICC publishes its International Fire Code with various notations to explain the amendments to model code that were adopted by the State Fire Marshal. Each chapter begins with a “matrix adoption table” that shows users which sections of the model code have been adopted, repealed, amended or added. California amendments to the model code are shown in italics throughout the published document.

Chapter 5 of the California Fire Code provides requirements for buildings and occupancies regarding access roads, building openings, roof, water supply, equipment, and other fire service features. The State Fire Marshal has adopted all sections of Chapter 5, with the exception of Sections 503 and 510.3, as shown is the Chapter 5 matrix adoption attached as Exhibit B.

Section 503 addresses Fire Apparatus Access Roads.

The State Fire Marshal has not adopted this section and instead relies on the requirements for fire department access and egress in Section 3.05(a) of Title 19. This section states:

Roads. Required access roads from every building to a public street shall be all-weather hard-surfaced (suitable for use by fire apparatus) right-of-way not less than 20 feet in width. Such right-of-way shall be unobstructed and maintained only as access to the public street.

EXCEPTION: The enforcing agency may waive or modify this requirement if in his opinion such all-weather hard-surfaced condition is not necessary in the interest of public safety and welfare.

ITEM 2A ATTACHMENT 9A

Suzanne Avila
Town of Los Altos Hills
February 24, 2025

In short, Section 503 of the ICC model code is not a part of the California Fire Code and the Town’s attempt to disapprove the project on this basis was erroneous The Local Fire Code is Not in Effect
Each fire protection district is provided with the authority to adopt building standards relating to fire and panic safety, so long as the standards are more stringent than those building standards adopted by the State Fire Marshal and contained in the California Building Standards Code.

Health and Safety Code Section 13869.7 provides a process wherein a fire protection district may recommend amendments to the California Fire Code to a city or county, and the city or county may ratify, modify, or deny the amendments proposed by a fire district. Any amendments proposed by a fire district are not effective within a particular jurisdiction unless ratified by the city or county.

In addition, Health and Safety Code Section 13869.7 states that when local amendments to the California Fire Code are adopted, a city or county “shall file a copy of the findings of the district, and any findings of the city, county, or city and county, together with the adopted ordinance expressly marked and identified to which each finding refers, with the Department of Housing and Community Development.” The Department of Housing and Community Development has made clear through administrative guidance, attached as Exhibit C, that local amendments to the California Fire Code are not effective until the amendments are filed with the Department as required by state law.

During the last California Fire Code update in 2022, the Santa Clara County Fire Department (“SCCFD”) recommended local amendments to the Town of Los Altos Hills pursuant to its authority under Health and Safety Code Section 13869.7, ss explained in the Town’s staff report attached as Exhibit D. After SCCFD and the Town agreed on modifications to the local amendments, the Town took an action to adopt local amendments to the California Fire Code.

The local amendments included adoption of Section 503 of the International Fire Code, with further amendments.

However, after further research, the Town has not taken the steps necessary to make the local amendments to the California Fire Code effective. Specifically, the Town has not filed the amendments with the Department of Housing and Community Development. It appears that the Town attempted to file the amendments with the Building Standards Commission in December 2022. In a letter dated April 5, 2023, attached as Exhibit E, the Building Standards Commission specifically informed the Town that fire protection district ordinances must be filed with the Department of Housing and Community Development rather than the Commission.

In response to a Public Records Act request, attached as Exhibit F, the Department of Housing and Community Development states that it has no records showing that the Town has filed its local amendments to the California Fire Code with the Department. As a result, the Town’s Local Fire Code is still not in effective within the jurisdiction. The only fire safety standards that ITEM 2A ATTACHMENT 9A

ITEM 2A ATTACHMENT 9A

Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8

LOS ALTOS HILLS, CALIFORNIA

SILVER OAKS

PROJECT TEAM SITE MAP

CIVIL ENGINEER & DESIGNER

BERRY & ASSOCIATES
2149 AVY AVE.

MENLO PARK, CA 94025
1 (650) 400-9003

ARBORIST

KIELTY ARBORIST SERVICES, LLC
P.O. BOX 6187.

SAN MATEO, CA 94403
1 (650) 532-4418

PROJECT INFORMATION
ADDRESS: 10758 MORA DRIVE
ZONING: R-A
APN: 331-15-062
LOT AREA: 17,325 SF .397 ACRE
FLOOR AREA RATIO: 4.26 73,944 SF*(TOTAL BUILDING SQ. F.T) 280

EASTBROOK
MORA DR. SUNHILLS
DR.

THIS IS A "BUILDER'S REMEDY" PROJECT PER GOV. CODE
§65589.5(h)(11)(C). THE LOCAL AGENCY'S DEVELOPMENT

STANDARDS CANNOT BE USED TO DISAPPROVE OR RENDER
INFEASIBLE THIS HOUSING DEVELOPMENT PROJECT WITH 9%

OF UNITS ARE RESERVED FOR EXTREMELY-LOW INCOME

HOUSEHOLDS BEFORE THE ADDITION OF DENSITY BONUS
LAW GOV. CODE §65915
BUILDER'S REMEDY NOTE:

A2.2 ELEVATIONS
C0 COVER SHEET
C1 SITE PLAN

DRAWING INDEX
R-2
PRIMARY OCCUPANCY CLASSIFICATION:

RESIDENTIAL
A-3
S-2 PARKING GARAGE
GARAGE
TYPE OF CONSTRUCTION:

I-A

RESIDENTIAL TYPE III-A
NFPA 13 SPRINKERS
LEVEL

SUB BASEMENT
R-2.1

PODIUM /GAR
A-3 S-2

MEZZANINE
LEVEL 1
LEVEL 2
LEVEL 5/ ROOF

ACCESSORY TOTALS PER FLOOR
TOTALS
2,687
879
2,370 7,590 1,131

SUB BASEMENT, BASEMENT, LOWER PODIUM,

PODIUM /GARAGE, MEZZANINE
LEVEL 1-5
(5 STORIES)
CBC 510.2 PODIUM LEVEL TERMINATES AT TOP OF

PODIUM/GARAGE AND MEZZANINE
C2 EXISTING TOPOGRAPHY
C3 GRADING, DRAINAGE & UTILITY PLAN
C4 GRADING & DRAINAGE DETAILS
A1.1 BUILDING FLOOR PLANS

UNIT FLOOR PLANS
A3.1 SECTIONS
A4.1 DETAILS
B
9,305

B EXERCISE, MEDIA, LAUNDRY, MAIL, TV, DINING, LOBBY, TRASH, SITTING

RM, LEASING OFFICE, MUSIC ROOM

PROPOSED
PARKING:

VEHICLES:

BIKES:

LONG TERM 7
SHORT TERM 0
REGULAR SPACES 24 (.53/UNIT)
ACCESSIBLE SPACES 2

BASEMENT
7,590
LEVEL 3
LEVEL 4

ROOF DECKS, COVERED TERRACE, MULTIPURPOSE ROOM, CRAFT ROOM, ART ROOM 645
2,271
563
A2.1 ELEVATIONS
ACCESSORY OCCUPANCY USES:

PM-1 PARCEL MAP PAGE 1
PM-2 PARCEL MAP PAGE 2

SCOPE OF WORK
(N) 45 UNIT MULTIFAMILY RESIDENTIAL DEVELOPMENT PROJECT WITH PARKING GARAGE. THIS DRAWING SET TO INCLUDE

APPLICATION FOR AND APPROVAL OF THE FOLLOWING PERMITS
FOR THE WORK OUTLINED BELOW. SEE NOTES ON SHEETS C1 SITE PLAN & C3 GRADING & DRAINAGE PLAN.

1. ENCROACHMENT PERMIT FOR WORK IN THE RIGHT OF
WAY INCLUDING BUT NOT LIMITED TO:

A. (N)DRIVEWAY & (N) APRON

UTILITY CONNECTIONS, EXCAVATION, &
BACKFILL.

FIRE ENGINE TURNAROUND ON MORA
DRIVE

TEMPORARY CONSTRUCTION FENCING

TEMPORARY CONSTRUCTION PARKING
B.

C.

D.

E.

2. ALL REQUIRED LANDSCAPING PERMITS INCLUDING BUT
NOT LIMITED TO:

TREE REMOVAL AND REPLACEMENT, INCLUDING

HERITAGE TREES
A.

B. (N) LANDSCAPE INSTALLATION
(N) LANDSCAPE IRRIGATION SYSTEM

AND CONNECTION TO WATER MAIN
C.

3. INSTALLATION OF (N) 6' TALL SOLID REDWOOD

FENCE ALONG SITE PERIMETER AS SHOWN ON
SITE PLAN SHEET C1

4. GRADING AND DRAINAGE PERMITS
VISITOR SPACES 1
TOTAL SPACES 27 (.60/UNIT)
A5.1 OCCUPANCY & EGRESS PLANS
A5.2 CODE ANALYSIS & ALLOWABLE AREA
A1.2 BUILDING FLOOR PLANS & ROOF PLAN

UNIT FLOOR PLANS
552
R-2.1 RESIDENTIAL ASSISTED LIVING OR MEMORY CARE
NO. OF UNITS

RESIDENTIAL
PROPOSED LAND USES:

SQUARE FOOTAGE 73,944
45 NON RESIDENTIAL
0 0

ALL DEVELOPMENT IS IN THE RESIDENTIAL ZONING CATEGORY
2,190
THE EXISTING PARCEL IS BARE LAND WITH NO CURRENT USAGE. THE

PROPOSED PROJECT IS A SENIOR LIVING COMMUNITY PROVIDING HOUSING

FOR PEOPLE OF RETIREMENT AGE WHO WANT TO ENJOY THE REDUCED

MAINTENANCE AND UPKEEP AVAILABLE, AND ENJOY A COMMUNITY OF PEOPLE OF SIMILAR AGE. d,/^WZK:
dD

d^d,

&/E/d/KEK&͞h/>
ZΖ^
Z
D
z͟WZK:
dhE
Zd,
,Kh^/E'KhEd/>/dzd(GOV. CODE
§65589.5(h)(11)(C). RESIDENTIAL DEVELOPMENT PROJECT THAT HAS AT LEAST 9% OF ITS UNITS RESERVED FOR EXT-LOW INCOME HOUSEHOLDS. THE PROJECT CONSISTS OF 45 UNITS OF HOUSING WITH 3 UNITS (9%) RESERVED FOR EXTREMELY-LOW INCOME HOUSEHOLDS. THE PROJECT PROPOSES 27 PARKING SPACES. THIS PROJECT UTILIZES BONUS DENSITY LAW §65915.

PROJECT DESCRIPTION:

DEVELOPMENT AREA: 14,396 SF* 83.1 % OF LOT AREA
LOWER PODIUM 126
180
743
ALL PARKING TO BE "UNBUNDLED" FROM UNITS & PROVIDED

INDEPENDENTLY EXCEPT ACCESSIBLE SPACES WHICH WILL MEET ALL STATE & FEDERAL LAWS.

FEMA FLOOD ZONE: D
FLOOR AREA SQUARE FOOTAGE TABULATION:

NOTE: ALL USES ARE RESIDENTIAL OR ACCESSORY TO THE PRIMARY RESIDENTIAL USE R-2
2,902
4,789
6,303
50,861
9,979
10,518
2,452
948
C5 STORMWATER MANAGEMENT PLAN
A5.0 FIRE ACCESS PLAN
CO

COVER SHEET
C6 SOIL EROSION AND SEDIMENT CONTROL PLAN
& CONSTRUCTION OPERATION PLAN
ARTISTIC RENDERING. SEE SHEETS A2.1 & A2.2 FOR PROPOSED ELEVATIONS 126
2,452
2,687

GEOTECHNICAL ENGINEER
STEVENS, FERRONE & BAILEY ENGINEERING COMPANY, INC.

P.O. BOX 815
CONCORD, CA 94522-0815
OWNER

FORREST LINEBARGER
151 CERVANTES ROAD
PORTOLA VALLEY, CA 94041
1 (650) 324-0688
3,054
DENSITY CALCULATIONS :

DENSITY CALCULATION PER GOV. CODE 6589.5 (h)(11)(C)
(h)(11)(C)(i)(I) 65583.2(c)(3)(B)(iv) 30 Units/Acre +50% = 45 Units/ Acre (h)(11)(C)(ii) 45 Units/Acre + 35 Units/Acre 80 Units/ Acre 10758 MORA x 80 Units/ Acre = 32 Base Units
Bonus Density Law Gov. Code 65915(f)(2)
9% Ext.-Low Inc. Units (38.75% Bonus) 32 Base Units x 9% = 3 Bonus Units 32 x 38.75% =
Total Units 32 + 13 =
Total Market Rate Units
45 45

0.397 Acre
13 Total Extremely-Low Income Units 3

FIRE PROTECTION CONSULTANT

WILDLAND RESOURCE MANAGEMENT
316 CALIFORNIA AVE #68
RENO, NV 89509
1 (510) 502-4737
INT-1 JOINT TRENCH
2,578 SF
6,123 SF
11,261 SF
11,261 SF
5,341 SF
11,261 SF
73,944 SF
1,593 SF
10,722 SF
11,226 SF
2,578 SF
10,518 743
734
ITEM 2A ATTACHMENT 9A

560 562
558
554
550
548
560
534
532
520
562
560
558
548
℄ ℄568 566 564 562 560 558 556 554 552 550 548 546 544 542 540 538 536 534 532 530 528 526 524 522 520 520 520 518 516 514 512 512 514 516 518 520 522 524 528 530 532 534 536 538 540 542 544 546 548 550 552 554 556 558 560 564 566 568 526 510 508 506 506 508 510 562 546
538
552
528
534
538
542
550
552
554
556
564
536
526
568
556
542
540 520 522 524
530
532
522
524
526
528
530
536
540
546
544
Property Line
Concrete Pavers
Footprint of Structure
Not In Use
Setback Line
Geological Zone
Footprint of
Structure

TREE TO BE REMOVED, SEE 'TREE INVENTORY'
ON THIS SHEET. NO TREE REPLACEMENT ARE
PROVIDED. HOWEVER, SCREEN TREES ARE BE
PROVIDED AS ALLOWABLE. SEE NOTE 4

DRIVEWAY APPROACH TO BE A MAXIMUM OF
20' WIDE . THE SURFACE SHALL BE ASPHALT

FROM EDGE OF MORA DRIVE FOR A MINIMUM
OF 5' DEEP.
48" H BOLLARD LIGHTS
AC UNITS ON ROOF, TYP.
3'-11" WIDE STABILIZED DECOMPOSED
GRANITE PATH, TYP.

RETAINING WALL, TYP

INSTALL CONCRETE PAVERS FOR PATIOS AND

WALKWAYS PER GEO TECHNICAL
REQUIREMENTS.
13 1

CONCRETE CURB
Asphalt

UPPER FLOOR BUILDING OUTLINE

BUILDING ENVELOPE

ROOF OVERHANG ,EAVES & TRELLIS
1 2
3 4
6 7
9 10
11 12
13 METAL SILVER OAKS SIGN 72"W x 48"H ON 2'
HIGH POSTS (72"H TOTAL). SIGN TEXT TO
INCLUDE "SILVER OAKS 10725 MORA DRIVE,
LOS ALTOS HILLS" W/ ADDRESS LETTERS AT
LEAST 4" HIGH. TO BE ILLUMINATED BY TWO
GROUND MOUNTED LIGHTS. NUMBERS SHALL
BE IN BRONZE, ALPHABETICAL OR ARABIC.

NUMBERS SHALL BE A MIN. OF 4" HIGH WITH
A MIN. STROKE WIDTH OF 0.5". CFC SEC 505.1
CONCRETE LANDING, 36" MIN. DEPTH, SLOPE
MIN. 1/4" AWAY FROM BUILDING
14 DRIVEWAY
MORA DRIVE 25' ROW TO CENTERLINE
PROPERTY LINE 62.81'
PROPERTY LINE 62.50'
15 VISITOR PARKING, 10' x 20'
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8

DEVELOPMENT CALCULATIONS

2. MFA:

3. MDA:

PROPOSED
FLOOR AREA: 71,745 sq.ft.
71,745 sq.ft.

GROSS LOT AREA: .397 ACRES
+ 7,500 sq.ft.

TOTAL MDA: 7,500 sq.ft.

PROPOSED
SQUARE FOOTAGE:

4. SQ. FT. OF CONSTRUCTION: 73,944 sq.ft.

SUB BASEMENT: 1,593 sq.ft.

BAEMENT: 2,578 sq.ft.
(MAX FLOOR AREA)
(MAX DEVELOPMENT AREA)

5. PROPOSED DEVELOPMENT AREA (MDA):

DRIVEWAY & PARKING : 703 sq.ft.

PATIO & WALKWAYS: 2,467 sq.ft.
703 sq.ft.
2,467 sq.ft.

1. LOT SIZE:

DECK: 5,350 sq.ft.

RESIDENTIAL BUILDING & DECKS*: 11,226 sq.ft. 11,226 sq.ft. 17,325 sq.ft.
5,000 sq.ft.*
7,500 sq.ft.*

GROSS CREDIT NET
14,396 sq.ft.

ZONING CATEGORY

PRIMARY DWELLING

PRIMARY DWELLING

ACCESSORY USE
(PER SECTION 10-1.502(c))

6. NEW LANDSCAPE AREA: 2,929 sq.ft.

PROPOSED DEVELOPMENT AREA: 14,396 sq.ft.
* = MEASURED ON HORIZONTAL PLANE PER SECTION 10-1.503(c) LEGEND

IDENTIFIERS

WORK NOTES

SITE PLAN
10'0' 20' 40' SCALE:
1"=20'
NORTH
PREPARED ON: 9/10/2024
280

EASTBROOK
MORA DR. SUNHILLS
DR.

VICINITY MAP

LOCATION OF

PROPERTY
CONTOUR INTERVALS: 2'
NET LOT AREA: .397 ACRES 17,325 sq.ft.

Owner Registered Civil Engineer
Forrest Linebarger
151 Cervantes Road
Portola Valley, CA 94041
Phone: (650) 324-0688
Berry & Associates
John C. Berry
785 Castro Street, Suite A
Mountain View, CA 94041
Developer same as Owner Phone: (650) 324-0688
(E) 8" SANITARY

SEWER MAIN
(E) IRON PIN
(PER SECTION 10-1.503(c))

MORA DRIVE

PROPOSED DEVEVELOPMENT AREA LEGEND
Decomposed
Granite

EXISTING STREET
& AIR CONDITIONING LOCATION PLAN
Eave & Roof Overhang
Sanitary Sewer
Fence
16 14

BEARING AND DISTANCES DETERMINED BY
PLAT & LEGAL DESCRIPTION DATED 8-12-06,
SEE SHEET PM-2
17 LEGEND
4B
5A
5B
5C

NEW LANDSCAPE
AREA
LEGEND

FLOOR AREA

COUNTED FOR MFA

APPROXIMATE LOCATION & DISTANCE OF
SANITARY SEWER LATERAL 18
18 E.P.
(N) APARTMENT

BUILDING
APN 331-15-062
TYP 25'-0" 50'-0" 21'-10"
1 A3.1
1 A3.1
ELEV
STAIRS
ELEV
STAIRS
11 25'-0"
2 10
10 10
10 10
15 17 PROPERTY LINE 280.33' PROPERTY LINE 274.06' 17
TYP 1
A2.1
3 A2.2
2 A2.1
4 A2.2
5'-0"
5'-0"
TYP
PRMY.DWELLING/GARAGE PODIUM /GARAGE: 11,226 sq.ft.

PRIMARY DWELLING LEVEL 4: 10,722
PRIMARY DWELLING LEVEL 1: 11,261
PRIMARY DWELLING MEZZANINE: 5,341
PRIMARY DWELLING LEVEL 3: 11,261
PRIMARY DWELLING LEVEL 2: 11,261
sq.ft.
sq.ft.
sq.ft.
sq.ft.
sq.ft.
2,386 sq.ft.
10,949 sq.ft.
10,432
10,971
5,194
10,971
10,971
sq.ft.
sq.ft.
sq.ft.
sq.ft.
sq.ft.

FLOOR AREA
4D
4F
4G
4H
4I
4E
3 AIR CONDITIONING UNIT
LOCATION, TYP.

NOT IN USE

NOT IN USE
6 935'-7 3/4" 41'-0"
1'-8" DECK & EAVE PROJECTION, TYP.
1'-8"
DECK & EAVE PROJECTION, TYP.
6 9

DECK PROJECTION
10 20'-0"
5'-0"
5J

SPECIES STATUS

TREE TO BE REMOVED
1 2
5 6
7 8
#

TREE INVENTORY
SEE SHEET C3 FOR SITE PLAN
FEATURES "THAT" RELATE

TO GRADING & DRAINAGE,

INCLUDING GRADING

SPECIFICATIONS &
DRAINAGE STRUCTURES.

R=28'-0"
9 10
(E) IRON PIN
Pinus canariensis X
Quercus douglasii
Magnolia grandiflora
REMAIN
X
X
X
X
X

RESIDENTIAL FIRE

TURNAROUND PER SANTA

CLARA COUNTY FIRE

DEPARTMENT, SEE SHEET
A5.0 FIRE ACCESS PLAN 30'-0"
60'-0" 5'-0" 30'-0"
X
X

EXPAND PAVEMENT IN

EXISTING MORA DRIVE
R.O.W. AS SHOWN TO

ACCOMMODATE FIRE

ACCESS ROAD
(E) E.P.
(N) E.P.
(E) E.P.
2 2
2 2
2 2
5'-0"
PUMP

SERVICE
AREA
Concrete
Laurus nobilis X
2 THIS IS A "BUILDER'S REMEDY" PROJECT PER GOV. CODE 65589.5(d). THE

LOCAL AGENCY'S DEVELOPMENT STANDARDS CANNOT BE USED TO

DISAPPROVE OR RENDER INFEASIBLE THIS HOUSING DEVELOPMENT PROJECT WITH 20% OF UNITS ARE RESERVED FOR LOW-INCOME HOUSEHOLDS. *BUILDER'S REMEDY NOTE:

ROOF 6,123 sq.ft.

PRIMARY DWELLING LOWER PODIUM : 2,578 sq.ft. 2,386 sq.ft. 4C 1,505 sq.ft. 4A
LEVEL 5 / ROOF TERRACE: 5,980 sq.ft. 4I
5C
5A
5B
5C 5C
5C
5C
5C
5C
5C
5C
5C
5C
5C
5C
5C
5C SEE SHEET C3 FOR

INFORMATION ON

ENCROACHMENT PERMITS

AND WORK BEING DONE IN

THE RIGHT-OF-WAY
SEE SHEET C3 FOR

INFORMATION ON TRAFFIC

CONTROL, TEMPORARY

CONSTRUCTION FENCING,

STAGING, & PARKING
5C
5C
5C

NOT IN USE
9 9
6' TALL SOLID

REDWOOD FENCING,
SEE DETAIL 2/A4.1
TYP
(N) E.P.
(E) E.P.

C1
SITE PLAN 22'-10"
TYP
VENT
10 1. ALL WORK AND MATERIAL SHALL BE IN ACCORDANCE WITH THE FOLLOWING:
a) APPLICABLE SECTIONS OF THE STATE OF CALIFORNIA DEPARTMENT

OF TRANSPORTATION STANDARD SPECIFICATIONS, LATEST EDITION, HEREIN REFERRED TO AS ‘CALTRANS’.
b) TOWN OF LOS ALTOS HILLS AND COUNTY OF SANTA CLARA STANDARD

SPECIFICATIONS AND DETAILS FOR PUBLIC WORKS CONSTRUCTION WHERE APPLICABLE.
c) STANDARDS OF THE UNITED STATES DEPARTMENT OF LABOR

OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION, OFFICE OF

STANDARDS AND RULES OF THE STATE OF THE STATE DIVISION OF INDUSTRIAL SAFETY.

2. SEE TOWN OF LOS ALTOS HILLS STANDARD SPECIFICATIONS AND NOTES WHERE APPLICABLE FOR GENERAL NOTES NOT SHOWN.

NOISE
CONSTRUCTION NOISE: 1. DISTURBANCE COORDINATOR. PRIOR TO CONSTRUCTION ACTIVITIES, THE PROJECT APPLICANT OR CONTRACTOR SHALL DESIGNATE A “DISTURBANCE COORDINATOR” WHO WOULD BE RESPONSIBLE FOR

RESPONDING TO ANY LOCAL COMPLAINTS ABOUT CONSTRUCTION
NOISE. THE CONSTRUCTION NOISE COORDINATOR SHALL DETERMINE

THE CAUSE OF THE COMPLAINT AND SHALL REQUIRE THAT

REASONABLE MEASURES WARRANTED TO CORRECT THE PROBLEM BE IMPLEMENTED. THE TELEPHONE NUMBER FOR THE CONSTRUCTION

NOISE COORDINATOR SHALL BE CONSPICUOUSLY POSTED AT THE
CONSTRUCTION SITE.

2. LIMIT CONSTRUCTION ACTIVITY TO THE HOURS LISTED IN THE CITY NOISE ORDINANCE. (8:00 AM TO 5:30 PM MONDAY THROUGH SATURDAY, WITH NO CONSTRUCTION ALLOWED ON SUNDAYS AND PUBLIC HOLIDAYS). EXCEPTIONS TO THESE HOURS MAY BE APPROVED BY THE BUILDING OFFICIAL THOUGH THE STANDARD CITY PROCESS.
a) EQUIP INTERNAL COMBUSTION ENGINE-DRIVEN EQUIPMENT WITH

ORIGINAL FACTORY (OR EQUIVALENT) INTAKE AND EXHAUST
MUFFLERS WHICH ARE MAINTAINED IN GOOD CONDITION. b) PROHIBIT AND POST SIGNS PROHIBITING UNNECESSARY IDLING OF INTERNAL COMBUSTION ENGINES. c) LOCATE ALL STATIONARY NOISE-GENERATING EQUIPMENT SUCH AS

AIR COMPRESSORS AND PORTABLE GENERATORS AS FAR AS
PRACTICABLE FROM NOISE-SENSITIVE LAND USES. d) UTILIZE “QUIET” AIR COMPRESSORS AND OTHER STATIONARY EQUIPMENT WHERE FEASIBLE AND AVAILABLE.

CONSTRUCTION VIBRATION:

1. THE DISTURBANCE COORDINATOR SHALL REGISTER AND
INVESTIGATE CLAIMS OF EXCESSIVE VIBRATION. THE CONTACT

INFORMATION OF SUCH PERSON SHALL BE CLEARLY POSTED ON THE CONSTRUCTION SITE.

2. WHENEVER POSSIBLE, CONSTRUCTION OR EQUIPMENT ACTIVITY

GENERATING RELATIVELY HIGH LEVELS OF VIBRATION MUST NOT

OCCUR AT THE SAME TIME AND SHALL BE SPACED AS FAR APART IN TIME AS POSSIBLE FROM ONE ANOTHER. IN GENERAL, THE MOST

SEVERE ACTIVITIES MUST BE RESERVED FOR THE MIDDLE OF THE DAY (NOON). IF ACTIVITIES MUST OCCUR SIMULTANEOUSLY, THEY

SHALL BE PERFORMED AS FAR AWAY FROM ONE-ANOTHER AS
POSSIBLE WITHIN THE CONSTRUCTION ZONE.

3. ALL DELIVERIES OF MATERIAL AND EQUIPMENT MUST OCCUR

DURING DAYTIME HOURS, INCLUDING QUEUEING OF CONSTRUCTION VEHICLES OUTSIDE THE SITE. VEHICLES DELIVERING MATERIALS AND

EQUIPMENT MUST BE OPERATED IN STRICT CONFORMANCE WITH

REGULATIONS ESTABLISHED BY THE UNITED STATES DEPARTMENT OF TRANSPORTATION AND ALL STATE AND LOCAL REQUIREMENTS.

ALL MATERIALS AND EQUIPMENT MUST BE STORED ON-SITE AND
WITHIN THE CONFINES OF THE CONSTRUCTION BARRICADES.
2022 CALGREEN DEFINITIONS
EV CAPABLE SPACE: A VEHICLE SPACE WITH ELECTRICAL PANEL

SPACE AND LOAD CAPACITY TO SUPPORT A BRANCH CIRCUIT AND

NECESSARY RECEWAYS, BOTH UNDERGROUND AND/OR SURFACE
MOUNTED, TO SUPPORT EV CHARGING.

EV READY SPACE: A VEHICLE SPACE WHICH IS PROVIDED WITH A BRANCH CIRCUIT; ANY NECESSARY RACEWAYS, BOTH UNDERGROUND AND/OR SURFACE MOUNTED; TO ACCOMMODATE EV CHARGING,
TERMINATING IN A RECEPTACLE OR A CHARGER. AN EV READY CIRCUIT CAN BE A STANDARD 120 VOLT RECEPTACLE FOR PLUG-IN BY A
CHARGER TYPICALLY PROVIDED BY THE VEHICLE MANUFACTURER.

THIS CHARGERS MUCH SLOWER THAN A LEVEL 2 EVSE CHARGING
CIRCUIT WHICH RUNS AT 208/240 VOLT.

LOW POWER LEVEL 2 EV CHARGING RECEPTACLE: A 208/240 VOLT 20-AMPERE MINIMUM BRANCH CIRCUIT AND A RECEPTACLE FOR USE

BY AN EV DRIVER TO CHARGE THEIR ELECTRIC VEHICLE OR HYBRID ELECTRIC VEHICLE.

LEVEL 2 EV SUPPLY EQUIPMENT (EVSE): HE 208/240 VOLT 40-AMPERE

BRANCH CIRCUIT, AND THE ELECTRIC VEHICLE CHARGING

CONNECTORS, ATTACHMENT PLUGS, AND ALL OTHER FITTINGS,

DEVICES, POWER OUTLETS, OR APPARATUS INSTALLED SPECIFICALLY

FOR THE PURPOSE OF TRANSFERRING ENERGY BETWEEN THE
PREMISES AND THE ELECTRIC VEHICLE. NOTE THAT THERE ARE
MULTIPLE TYPES OF 240 VOLT RECEPTACLES, DEPENDING ON THE RATED AMPERAGE. THE 40 AMP RATED RECEPTACLE REQUIRED BY THE CALGREEN CODE IS A NEMA 14-50R. THIS RECEPTACLE LOOKS LIKE THIS:

DIRECT CURRENT FAST CHARGERS (DCFC): DIRECT CURRENT FAST CHARGING PROVIDES DC POWER STRAIGHT TO YOUR EV'S BATTERY.

THE AC-TO-DC CONVERSION HAPPENS IN THE CHARGING STATION BEFORE THE ELECTRONS ENTER YOUR VEHICLE. THAT'S WHY DC FAST

CHARGING IS ABLE TO PROVIDE A MUCH FASTER CHARGE THAN LEVEL 1 OR LEVEL 2 CHARGING. A DCFC CHARGER PROVIDES UP TO 10 TIMES FASTER CHARGING THAN A LEVEL 2 EVSE CHARGER. A TESLA
SUPERCHARGER IS AN EXAMPLE OF A DCFC.
2022 CALGREEN CODE RESIDENTIAL TIER 1&2

EV CHARGING REQUIREMENTS
CG A4.106.8.2.2.TIER 2 EV READY
FORTY (40) PERCENT OF THE TOTAL NUMBER OF PARKING SPACES SHALL BE EQUIPPED WITH LOW POWER LEVEL 2 EV CHARGING
RECEPTACLES. FOR MULTIFAMILY PARKING FACILITIES, NO MORE THAN

ONE RECEPTACLE IS REQUIRED PER DWELLING UNIT WHEN MORE

THAN ONE PARKING SPACE IS PROVIDED FOR USE BY A SINGLE
DWELLING UNIT.

EV CHARGERS FOR PROJECTS WITH 20 OR MORE DWELLING UNITS, SLEEPING UNITS OR GUEST ROOMS. FIFTEEN (15) PERCENT OF THE

TOTAL NUMBER OF PARKING SPACES SHALL BE EQUIPPED WITH LEVEL 2 EVSE. WHERE COMMON USE PARKING IS PROVIDED, AT LEAST ONE

EV CHARGER SHALL BE LOCATED IN THE COMMON USE PARKING AREA AND SHALL BE AVAILABLE FOR USE BY ALL RESIDENTS OR GUESTS.

WILDFIRE
STANDARD FIRE HAZARDS: 1. IN ACCORDANCE WITH THE MUNICIPAL/REGIONAL STORM WATER

PERMIT, NO FIRE SPRINKLER SYSTEM DRAIN SHALL DISCHARGE INTO ANY STORM DRAIN SYSTEM. THE SYSTEM SHALL DISCHARGE TO

EITHER A LANDSCAPE AREA LARGE ENOUGH TO CONTAIN THE

OUTFLOW, OR TO THE SANITARY SEWER BY MEANS OF AN INDIRECT CONNECTION. INDICATE THE LOCATION OF THE FIRE SPRINKLER SYSTEM DRAIN ON PLANS SUBMITTED FOR A BUILDING PERMIT.

2. ADDRESS IDENTIFICATION. NEW AND EXISTING BUILDINGS SHALL

HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR

APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS

PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST WITH THEIR
BACKGROUND. ADDRESS NUMBERS SHALL BE ARABIC NUMERALS OR ALPHABET LETTERS. SAID NUMBERS SHALL BE EITHER INTERNALLY OR EXTERNALLY ILLUMINATED IN ALL NEW CONSTRUCTION.

THE FOLLOWING ADDITIONAL CONDITIONS SHALL APPLY TO THE
PROJECT OR SITE DEVELOPMENT PERMIT:

1. ADDRESS NUMBERS. THE APPLICANT SHALL POST TEMPORARY

ADDRESS NUMBERS ON EACH BUILDING AT THE PROJECT SITE THAT MUST BE EASILY VISIBLE FROM THE STREET OR FIRE ACCESS ROAD.

2. DEMOLITION. THE APPLICANT SHALL COMPLY WITH THE CALIFORNIA FIRE CODE CHAPTER 33 DURING ALL PHASES OF THE CONSTRUCTION OF THE PROJECT.

3. FIRE FLOW. THE APPLICANT SHALL PROVIDE FIRE FLOW

INFORMATION TO THE FIRE PLAN CHECKER, WHICH IS SUBJECT TO THE REVIEW OF THE FIRE MARSHAL OR HIS/HER DESIGNEE.

4. CODE CONFORMANCE. THE APPLICANT SHALL INDICATE ON ALL

BUILDING PERMIT PLANS THAT ALL CONSTRUCTION SHALL MEET
APPLICABLE CODE STANDARDS.

5. FIRE DEPARTMENT SUBMITTALS. THE APPLICANT SHALL SUBMIT ALL

PLANS INVOLVING FIRE SYSTEMS (INCLUDING BUT NOT LIMITED TO

FIRE SPRINKLERS, FIRE HYDRANTS, AND FIRE ALARMS) IN

CONJUNCTION WITH THE SUPERSTRUCTURE BUILDING PERMIT PLANS TO THE FIRE DEPARTMENT. THE PLANS ARE SUBJECT TO REVIEW AND APPROVAL BY THE FIRE MARSHAL OR HIS/HER DESIGNEE. 6. FIRE HYDRANTS. THE APPLICANT SHALL INSTALL THE APPROVED

NUMBER OF PUBLIC/PRIVATE FIRE HYDRANT(S) AS SHOWN ON SHEET A5.0

GENERAL NOTES

1. THERE ARE NO FEMA FLOOD PLAINS OR FLOOD HAZARD
AREAS ON THIS SITE.

SITE PLAN NOTES

2. CURRENT USE CONTAINS NO EXISTING DEVELOPMENT
AREA.

1. SCOPE OF WORK TO INCLUDE TREE REMOVAL, TREE

REPLACEMENT, LANDSCAPE INSTALLATION, IRRIGATION SYSTEM

INSTALLATION, IRRIGATION SYSTEM CONNECTION TO WATER
MAIN.

LANDSCAPE NOTES

2. LANDSCAPING TO BE INSTALLED IN ACCORDANCE TO TOWN OF LOS ALTOS HILLS LANDSCAPE DESIGN GUIDELINES PER ARTICLE 8 OF THE SITE DEVELOPMENT ORDINANCE WHERE APPLICABLE.

3. LANDSCAPING TO BE INSTALLED IN ACCORDANCE TO TOWN OF

LOS ALTOS HILLS EFFICIENT LANDSCAPE ORDINANCE (WELO)
WHERE APPLICABLE.

4. ALL TREES TO BE REMOVED AND REPLACEMENT TREES ARE
SHOWN ON THIS PLAN.

1. TRAFIC CONTROL SHALL CONFORM TO CALTRANS AND TOWN
STANDARDS WHERE APPLICABLE.

TRAFIC CONTROL NOTES

2. THE PLANS SHALL BE GENERALLY IN ACCORDANCE WITH THE
ILLUSTRATION INCLUDED IN THE MANUAL OF TRAFFIC CONTROL.

3. A DETAILED TRAFFIC CONTROL PLAN SHALL BE PREPARED BY A

CALIFORNIA LICENSED TRAFFIC ENGINEER OR CIVIL ENGINEER WITH

ADEQUATE EXPERIENCES AND SUBMITTED TO THE ENGINEER FOR
REVIEW AND APPROVAL PRIOR TO START OF CONSTRUCTION.

4. SEE TOWN OF LOS ALTOS HILLS STANDARD SPECIFICATIONS AND NOTES FOR TRAFFIC CONTROL NOTES WHERE APPLICABLE.

1. INSTALL (N) 6' TALL SOLID REDWOOD FENCING AS SHOWN ON THIS PLAN, SEE DETAIL 2/A4.1

FENCING NOTES

2. SEE SHEET C3 FOR INFORMATION ON TEMPORARY CONSTRUCTION FENCING.
12 13
14 X
15 X
16 X
17 X
DBH

10.3 Pinus canariensis 28.4

20.1 Quercus douglasii 18.2
Quercus douglasii
Quercus douglasii 10.7
Quercus agrifolia 32.4

12.2 Quercus douglasii
Quercus douglasii

23.8 19.8

14.9 Laurus nobilis
Laurus nobilis

11.2 19.1
Quercus douglasii 14.7
3 Cedrus deodara 25.3

PROPOSED TREES
20 21 New
22 23
24 25
26 24 box
Quercus douglasii
Quercus douglasii
11 Quercus douglasii 18.9 X
X
# SPECIES SIZE STATUS
New
New
New
New
New
New
Quercus agrifolia
Quercus agrifolia
Quercus agrifolia
Quercus agrifolia
Quercus agrifolia
27 Quercus agrifolia New
28 Quercus agrifolia New
29 Quercus agrifolia New
30 Quercus agrifolia New
(#20)(N)
(#21)(N)
(#22)(N)
(#24)(N)
(#25)(N)
(#26)(N)
(#27)(N)
(#28)(N)
(#30)(N)
(#23)(N)
(#1)
2 (#3)
(#10)
(#2)
(#9)
(#5)
(#6)
(#7)
(#8)
(#11)
(#12)
(#13)
(#14)
(#15)
(#16)
(#17)
2 2
2 2
2 19.9
2 24 box
24 box
24 box
24 box
24 box
24 box
24 box
24 box
24 box
24 box

5. 150' SIGHT VISIBILITY TRIANGLE: PLANTS & OBSTRUCTIONS 3'

MAX TALL, BOTTOM OF TREE CANOPIES TO BE MAINTAINED AT
14' MIN.
5J
TYP.
4A
4B
4C4D
4E4F 4G
5J
TYP.
4H
4I
5J
5J
(#29)(N)
ITEM 2A ATTACHMENT 9A

SS SS SS SS
W
W
W
W
G
G
G
G N 00° 41' 00" E 62.50'
S 06° 24' 40" W 62.81'
S 89° 19' 00" E 280.33'
N 89° 19' 00" W 274.06'

MORA DRIVE
LOS ALTOS HILLS, CA 94024
(50' ROW)
℄

TOPOGRAPHY

MORA DRIVE, LOS ALTOS HILLS,
CA.

APN# 331-15-062
Sanitary sewer
manhole
Sewer line
(E) Overhead
electric line
utility pole
Water line
Underground
Fire hydrant electric line
Property Line
Setback Line
Easment Line
Fence Line
Footprint of Structure
Legend
(E) Contour line

GEOLOGICAL ZONE
toe of slope
Spot Elevation xxx.x
LOT 3
APN# 331-15-062
SCALE: 1"=20'

TOWN BENCHMARK USED FOR THIS MAP DATUM
8-ELEVATION 571.02 (NAVD88)

TOWN OF LOS ALTOS HILLS BENCH MARK LOCATED AT THE NORTHWESTERLY

CORNER OF THE CONCRETE STORM DRAINAGE STRUCTURE THREE FEET FROM

THE SOUTHERLY EDGE OF PAVING OF MAGDALENA AVENUE TWENTY FEET

WESTERLY OF THE EDGE OF PAVING OF CAMINO HERMOSA
CONTOURS SHOWN ARE 2' INTERVALS

ALL TREE DIMENSIONS SHOWN ARE DIAMETER INCHES,
4' ABOVE GROUND
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 10, 2022
NO. DATE REVISION
11/29/2021
2/10/2022
1 2 Revision 1
C2

EXISTING TOPOGRAPHY
ITEM 2A ATTACHMENT 9A

W W

SS SS SS SS
SS SS

5.0%
564.0'
560
563.0'
555.85' 555.0' 548.0'
563.5'

5.0% 20.0% 2.0% 5.0% 8.1%
561.5'
555.85'
570.8' 555.85'

3.0%
570.2'
563.7'
563.4' 563.1'
563.7' WM

W W W W W
W W W
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
VAN

LOADING
1 2 EV 3,4 5,6 7,8
24 23 22
EV 9,10 11,12 13,14 EV

EV EV EV
15 16 EV 18 19 20,21 EV
26 17
P C T
3Y 3Y 3Y 3Y
SPARE
3Y
SPARE
3Y
SPARE
CO
CO CO
CO CO
CO
CO
CO
CO
CO
525.9'
562
562.5'
561.5'
561.4' 558 554 550548 560

6.0% 8.0% 534532 520

7.3%
550.0'
548.2'

6.0% 562 560 558

4.8% 548 20"d OAK 22"d OAK 20"d OAK 10"d OAK 10"d MAGNOLIA 12"d OAK11"d OAK 20"d OAK SS SS SS SS SS SS SS SS SS SS W
W
W
W
W
W
W
W
W
W
℄
G
G
G
G
G
G
G
G
G
G
℄
S
N 89° 19' 00" W 274.06' N 00° 41' 00" E 62.50'
S 06° 24' 40" W 62.81'
568 566 564 562 560 558 556 554 552 550 548 546 544 542540 538 536 534 532 530 528 526 524 522 520 520
516 518 520
514
560 558 556 554 552 550 548 546 544 542 540 538 536 534 532 530 528 524522520 518516 514 512 512 564
566
568
526 510
508
506 506
508
562 510
34"d OAK 6.5' RAMP 8.3%
20' RAMP

8.3% 568.5'
565.7'
566.2'
565.8'
519.7'

2.0% 546 538 552 538 534 528 542564 556 554 552 550

RL RL RL RL RL RL RL RL

RL RL RL RL RL RL RL RL RL RL
AD
513.5'
512.0'
561.5' 558.7' 556.2' 548.9' 531.4'
524.4'

8.0% 8.0% 4.8% 8.0% 4.7%

7.5% 7.8% 519.7'
557.8' 552.4' 548.7' 529.3' 568 536 526 556542 540
516.3' 516.3'
520
522
524 530
532.3' 532
541.1'
519.7'

AD AD AD AD AD AD AD AD

AD AD AD AD AD AD AD
AD 530 528 526 524 522 536
561.7
519.6'
562.0'
541.1' 541.1' 540 546 544
25 27 SWITCHGEAR MPOE

G G G G G

2.0%
519.5'
520.5'
516.5'
519.5'
S
P
(N) Storage perf
pipe
(N) Rock out fall
(see detail)
(N) retaining wall
Property Line
Setback Line
Easement Line
Fence Line
Footprint of Structure
Sewer line
(E) Overhead
electric line

UTILITY POLE
(E) Grade to be altered
Altered Finished grade
Water line
Underground
electric line
FH,Fire hydrant
Solid storm drain line (
(4"Ø PVC SDR-35) TYP. U.N.O. Perforated subdrain
(4"Ø PVC SDR-35) 2% SLOPE TYP. U.N.O. Perforated Collector (E) Contour line
Trench drain (linear drain)

RL, ROOF LEADER

CONNECTION

SUB-SURFACE C/O

CONCRETE
PAVERS

STABILIZED

DECOMPOSED GRANITE
12" Ø WEEP HOLE IN

RETAINING WALL

GEOLOGICAL ZONE

GAS LINE
AD, AREA DRAIN/Clean JOINT TRENCH
out w/inlet protection.
(N) CATCH BASIN

NEW GAS METER
NEW 2" WATER
METER
NEW 200 AMP

ELECTRICAL METER
(N) SANITARY SEWER

LIFT STATION
CO, Clean out
w/inlet protection.
(N) SUMP PUMP

LIGHTWELL

WEEP HOLE

NEW SUBDRAIN
SM, Sanitary
sewer manhole
Direction of surface flow

ROUGHENED

ASPHALT

TOP OF GRADE
INVERT
LEGEND
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8
SCALE: NOTE: CONTOUR INTERVAL IS 2'-0"

EDGE OF

PAVEMENT
(N) SUB-SURFACE

TRANSFORMER,
SEE SHEET INT-1
(N) 4" SCH 40 PVC

DOMESTIC
(N) 4" SCH 40

PVC FIRE

GAS METER, SEE
SHEET INT-1
3 C4
UT-2
C4
TYP. 6
C4
6 C4
7 C4
4" S.S. FORCE MAIN
4" FM
ELEV
STAIRS

TRASH ROOM
(N) ASPHALT

DRIVEWAY

PARKING
GARAGE

PARKING
GARAGE
11 TYP.
11 TYP.
4 C4
UP
UP
UP UP
UP
UP
1 1
1 1
4 C4
TRENCH
DRAIN
TRENCH
DRAIN
10 C4

EDGE OF

PAVEMENT
9 C4
5 C4
12 TW 561.5'
BW 559.0'
TW 563.7'
BW 559.0'
ELEC
ROOM
UP UP 10
10 5
5 7 2
13 UP UP UP 5'-0" 5'-0"
10 C4
RIM/TG 519.6'
INV IN 512.6'
INV OUT 509.7'
12'-3"
TW 519.7'
BW 512.0'
TW 536.3'
BW 535.7'
TW 543.2'
BW 541.0'
TW 527.0'
BW 524.0'
TW 530.0'
BW 529.5'
TW 549.6'
BW 547.0'
TW 555.3'
BW 553.6'
TW 557.0'
BW 556.9'
TW 559.8'
BW 559.3'
TW 561.2'
BW 561.1'
TW 565.0'
BW 563.5'
TW 566.0'
BW 559.9'
TW 570.2'
BW 567.4'
TW 568.5'
BW 568.5'
TW 523.2'
BW 519.9'
TW 531.4'
BW 527.5'
TW 536.4'
BW 533.3'
TW 542.3'
BW 539.3'
TW 549.1'
BW 546.0'
TW 552.6'
BW 552.3'
TW 554.2'
BW 553.8'
TW 556.9'
BW 555.3' TW 560.5'
BW 558.8'
TW 561.5'
BW 560.4'
TW 561.6'
BW 561.4'
TW 570.2'
BW 565.2'
TW 570.8'
BW 563.7'
TYP
TYP
UP
UP UP
DN
TW 570.2'
BW 564.7'
TW 569.0'
BW 565.0'
TW 566.0'
BW 564.8'
TG 560.8'
INV 559.8'
(N) AREA DRAIN
TG 566.1'
INV 565.1'
TG 555.8'
INV 554.8'
TG 553.3'
INV 552.3'
TG 554.9'
INV 553.9'
TG 561.2'
INV 560.2'
TG 561.4'
INV 560.4'
TG 518.0'
INV 517.0'

GRADING DRAINAGE & UTILITY PLAN

EDGE OF

PAVEMENT
(E) 8" S.S.

MAIN LINE

EARTHWORK CALCS
TOTALS

TRENCHING

BUILDING
PAD

DRIVEWAY,

ACCESS ROAD
MAX. DEPTH
CUT(FT.) FILL(FT) FILL
(CUBIC YARDS)
AMOUNT
CUT
(CUBIC YARDS)

TYPE OF USE
52 1462
17'-0"
4'-0"
1,555
IMPORT
EXPORT 1,555
0 0
TOTAL

EARTHWORK
1,555
0 0

CONSTRUCTION

STAGING AREA

FIRE SPRINKLER PROTECTION SYSTEM TO

BE PROVIDED PER CALIFORNIA STATE

STANDARD DETAILS & SPECIFICATIONS

PROVIDED BY SANTA CLARA COUNTY FIRE

DEPARTMENT
Fire Protection Requirements

ROCK OUTFALL
INV 513.0'
UT-1
C4
TYP.

EXTEND PAVEMENT AS REQUIRED FOR FIRE
ACCESS ROAD, SEE C1 SITE PLAN FOR
DIMENSIONS. INSTALL PER TOWN OF LOS
ALTOS HILLS STANDARD DETAIL UT-1/C4

INSTALL NEW UTILITY
CONNECTIONS, TYP.

INSTALL PER TOWN

OF LOS ALTOS HILLS
STANDARD DETAILS, TYP.

S.S. LIFT

STATION
S=2.0% 20' MIN. 24' MIN.
1 2
3 4
5 6
7 8
9 10

GRADING & DRAINAGE WORK NOTES
(E) UTILITY POLE

ROOF LEADERS & DRAINS TO EMPTY INTO FLOW THROUGH
PLANTERS, TYP.

TWO (N) 1.5" WATER METER, PROVIDE SCHED 40 PVC 2"Ø PIPE TO NEW WATER MAIN AS SHOWN. PROVIDE (N) 2"Ø SCHED 40 PIPE
TO BUILDING AS SHOWN.

INSTALL (N) ELECT. CONDUIT PER PG&E STANDARDS & TELEPHONE CONDUIT LINES. INSTALL IN JOINT TRENCH AS SHOWN. INSTALL (N)

GAS LINE FOR SPACE HEATING, WATER HEATING, FIRE PLACE, & FIRE PIT.

LANDING, MIN 36" d. SLOPE 2% AWAY FROM BUILDING.

NEW ASPHALT FOR FIRE ACCESS ROAD & DRIVEWAY APPROACH
IN MORA DRIVE RIGHT OF WAY.

MAINTAIN 3' MIN. CLEARANCE BETWEEN UTILITY TRENCHES FOR WATER, SEWER, AND JOINT TRENCH.

CLEANOUT FOR FORCE MAIN TRANSITION TO GRAVITY SEWER
LATERAL, SEE DETAIL 3/C4, FOR LEVELS 1, PODIUM & BASEMENT.

GRAVITY SANITARY SEWER LATERAL FOR LEVELS 2 AND ABOVE.
4" FORCED MAIN SANITARY SEWER, PROVIDE MIN. 3' CLEAR
BETWEEN SEWER LINES AND WATER LINES.
4" PERF PIPE SUBDRAIN PER GEOTECH REPORT
FIGURE 2, TYP.
11 PARKING LIFT, SEE FIGURE 1.
12 GARBAGE STAGING AREA, 4" DECOMPOSED GRANITE
13 FIRE TURNAROUND PER SANTA CLARA COUNTY STANDARDS
30 ENCROACHMENT PERMIT NOTES

INSTALL RESIDENTIAL FIRE TURNAROUND PER SANTA CLARA
COUNTY FIRE DEPARTMENT, AC TO BE MIN. 4" THICK W/ MIN. 8" THICK CL 2 A.B. BASE.
0 0
41 0 N/A N/A
UT-1
C4
30 31

INSTALL UTILITY CONNECTIONS FOR GAS, WATER, SEWER,

TELEPHONE, CABLE, ELECTRIC LINES & CONDUIT, AND PAD
MOUNTED TRANSFORMERS. SAW CUT ROADWAY FOR

UTILITY CONNECTIONS, BACKFILL & REINSTALL ROADWAY

PAVING PER TOWN OF LOS ALTOS HILLS STANDARD
DETAIL UT-1/C4 TYP. REGRADE AS NECESSARY TO

CONFORM TO EXISTING AC

INSTALL ACCESSIBLE RAMP
& GALV. STEEL RAILINGS TO
PER CBC SEC 1114A
32 INSTALL 6' TEMPORARY CONSTRUCTION FENCING &

CONSTRUCTION STAGING AREA FOR THE DURATION OF
CONSTRUCTION.
31 33 REROUTE PEDESTRIAN & BICYCLE TRAFFIC. PEDESTRIAN
PROTECTION TO BE PROVIDED PER CBC SEC. 3306
34 REROUTE VEHICULAR TRAFFIC. TRAFFIC CONTROL TO BE

PROVIDED PER CALIFORNIA MANUAL ON UNIFORM TRAFFIC
CONTROL DEVICES (CA MUTCD) - CHAPTER 6
14 CONCRETE WALKWAY, TYP. WALK TO BE A MIN. OF 36" WIDE EXCEPT AT FIRE EGRESS, WHERE IT IS TO BE A MIN 48" WIDE, TYP. 15 CONCRETE STAIRS: ALL STAIRS TO HAVE HANDRAIL OR
GAURDRAIL & MAX RISE & RUN TO MEET CBC RQMNT'S, TYP.
16 16 PLANTER BOX
14 48" MIN.
15 MORA DRIVE
32 31

CONSTRUCTION

STAGING AREA
Provide Traffic
Control
32 32
34 33
14 48" MIN.
15 17 NOT IN USE
1B
C5
TW 525.9'
BW 516.3'
TW 541.0'
BW 525.9'

RETAINING WALL BELOW W/

BACKDRAIN, SEE SECTION
A3.1 & DETAIL 4/C4

RETAINING WALL BELOW W/

BACKDRAIN, SEE SECTION
A3.1 & DETAIL 4/C4
6 EDGE OF

PAVEMENT
TW 525.9'
BW 516.3'
TW 541.0'
BW 525.9'
TW 533.9'
BW 525.9'
TW 520.2'
BW 520.0'
1A
C5
14 14 28'-4" 21'-8" 2'-3"
5'-2" 15'-8"
TW 524.7'
BW 516.3'
TW 532.3'
TW 541.0' BW 516.3'
BW 525.9'
TW 533.4'
BW 516.3'
TW 524.1'
BW 516.3'
TW 517.2'
BW 513.5'
TW 514.2'
BW 509.5'
C3

GRADING DRAINAGE & UTILITY PLAN
4" S.S. FORCE MAIN 4" FM
UP
14 1
TW 537.5'
BW 525.9'

SWITCH BOARD

GEOLOGY AND SOILS
GEOTECHNICAL: THE PROJECT APPLICANT SHALL BE REQUIRED

TO IMPLEMENT THE RECOMMENDATIONS, INCLUDING THOSE

PERTAINING TO SITE PREPARATION AND GRADING, SPREAD

FOOTINGS, DRILLED PIERS, RETAINING WALL DESIGN, FLOOR
SLAB DESIGN, 2022 CALIFORNIA BUILDING CODE SITE CLASS AND

SEISMIC DESIGN CRITERIA, EXCAVATION AND SHORING, ASPHALT PAVEMENTS, CONCRETE PAVEMENTS AND EXTERIOR

SLABS, UTILITIES, SITE DRAINAGE, AND CONSTRUCTION

MONITORING, OF THE CURRENT, APPROVED VERSION OF THE

PROJECT-SPECIFIC GEOTECHNICAL REPORT, AND ANY

SUBSEQUENT DETAILED GEOTECHNICAL PLANS, AVAILABLE
UPON ISSUANCE OF BUILDING PERMIT(S). GRADING AND EROSION CONTROL:

1. PRIOR TO ANY GRADING OR CLEARING BEING PERFORMED

ON-SITE, THE OWNER/APPLICANT SHALL SUBMIT A GRADING

PLAN PREPARED BY A CALIFORNIA-REGISTERED CIVIL

ENGINEER IN ACCORDANCE WITH CITY GRADING ORDINANCE,
CHAPTER 9, SECTION 3 OF THE CITY CODE, WITH A GRADING

PERMIT APPLICATION, FOR APPROVAL BY THE DEPARTMENT OF
PUBLIC WORKS AND BUILDING DIVISION. THE PLAN MUST
INCORPORATE THE FOLLOWING RESTRICTIONS:
a) ALL SOILS STOCKPILED ON THE SITE DURING CONSTRUCTION

MUST BE COVERED OR OTHERWISE PROTECTED FROM WIND
AND WATER EROSION. b) DURING CONSTRUCTION, EROSION AND SEDIMENTATION

CONTROL PLANS MUST BE IMPLEMENTED TO RETAIN
SEDIMENTS ON-SITE DURING THE RAINY SEASONS.
c) SITE GRADING AND FINISHED CONSTRUCTION MUST BE

DESIGNED AND EXECUTED IN SUCH A MANNER AS TO
AVOID DIVERTING RUNOFF ONTO OTHER PROPERTIES. d) RESTRICTIONS AND RECOMMENDATION OF THE GEOLOGIC AND SOILS REPORT.

TRANSPORTATION
CONSTRUCTION TRAFFIC: PRIOR TO ISSUANCE OF A BUILDING

OR GRADING PERMIT, THE APPLICANT SHALL PREPARE A

CONSTRUCTION MANAGEMENT PLAN (CMP) FOR REVIEW AND

APPROVAL BY THE PUBLIC WORKS DEPARTMENT IN

CONSULTATION WITH THE COMMUNITY DEVELOPMENT
DEPARTMENT AND POLICE DEPARTMENT. FOR PROPERTIES
LOCATED AT OR IN CLOSE PROXIMITY TO THE CITY BORDERS, THE PLAN SHALL BE ROUTED TO ADJACENT JURISDICTIONS. THE

CMP SHALL INCLUDE A RESPONSE TO CONSTRUCTION-RELATED

CONDITIONS AND REQUIREMENTS IDENTIFIED BY REVIEWING

CITY DEPARTMENTS, AND OUTSIDE AGENCIES FOR INCLUSION IN THE PLAN. THE PLAN SHALL INCLUDE AT LEAST THE FOLLOWING ITEMS:

TRAFFIC CONTROL PLAN: ROUTES FOR
CONSTRUCTION-RELATED TRAFFIC (HAULING, DELIVERIES, WORKS, ETC.) SHALL BE IDENTIFIED. GRADING, HAULING, AND

CONSTRUCTION DELIVERY TRAFFIC SHALL BE TIMED TO AVOID
PEAK HOUR SCHOOL AND WORK COMMUTE TRAFFIC. TRAFFIC
CONTROL MEASURES SHALL BE IDENTIFIED, INCLUDING: ANY

REQUIRED DETOUR SIGNAGE, LANE CLOSURES, AND SIDEWALK
CLOSURES.

TRAINED FLAG PERSONS SHALL BE POSITIONED AT BOTH

ENDS OF BLOCKED TRAFFIC LANES TO ENSURE SAFE
MOVEMENT OF VEHICLES, AND PEDESTRIANS. THE PROPOSED

TRAFFIC CONTROL PLAN MAY REQUIRE REVIEW BY A TRAFFIC

ENGINEER, TO ENSURE AN ADEQUATE

INTERSECTION/DRIVEWAY TURNING RADIUS WOULD BE

PROVIDED FOR LARGE VEHICLES, AND/OR WHEN OTHER
LARGE PROJECTS ARE IN CONSTRUCTION AT THE SAME TIME. EMERGENCY ACCESS:

1.STREET WIDENING, IMPROVEMENTS, AND DEDICATIONS
SHALL BE IN ACCORDANCE WITH CITY STANDARDS.

2. STREETS, SIDEWALKS AND CURBS IN NEED OF REPAIR DUE

TO CONSTRUCTION ACTIVITIES WITHIN AND BORDERING THE

PROJECT SHALL BE REPAIRED AND/OR REMOVED AND

REPLACED IN ACCORDANCE WITH THE DEPARTMENT OF
PUBLIC WORKS APPROVED STANDARDS.

GENERAL NOTES
(N) 6" ABS S.S. S=4.4%
8 (E) SS
TG/RIM 563.6'±
INV 557.6'±
SSCO
TG/RIM 562.7'
INV 558.6' 7 31
SEE SHEET INT-1

FOR JOINT

TRENCH INFO
11'-11"
4'-9"

ROCK OUTFALL
INV 516.0'
TW 521.2'
BW 520.0'
TW 521.2'
BW 519.0'
TW 520.2'
BW 516.5'
TW 521.2'
BW 515.0'
10'-0"
TW 520.2'
BW 515.0'
TW 520.2'
BW 517.8'
TW 519.7'
BW 516.5'
TW 519.7'
BW 519.0'
TYP. 5'-0"
6'-9" 6'-0"
ITEM 2A ATTACHMENT 9A

4" WIDE TRENCH DRAIN SET IN CONCRETE
(DRAIN SHALL BE KLASSIKDRAIN
K100S/KS100S WITH PERFORATED BRASS
GRATE WITH CUSTOM FINISH. COORDINATE

FINISH WITH GENERAL CONTRACTOR
4"
12" MIN. WIDTH LEADER WHERE OCCURES RETAINING WALL HEIGHT PER PLANS VARIES

SEE STRUCTURAL DRAWINGS FOR
CONC. RETAINING WALL & REBAR 4" MIN
4" BELOW BOTTOM

OF SLABS
4" MIN.

PERFORATIONS
4" DIAMETER

PERFORATED PIPE

W/ PERFORATIONS
FACING DOWN. 1%
SLOPE MIN.

BOTTOM OF SLAB
3/4" OPEN GRADED

CLEAN CRUSHED

ROCK WRAPPED

W/ FILTER

WP SEAL

FILTER FABRIC

DRAIN BOARD
4" MIN

WATERPROOF

MEMBRANE
12" DEEP ON-SITE

SOIL COMPACTED

TO SEAL SURFACE

OR SLAB WHERE

OCCURES
Pump
No. Type GPM TDH RPM HP V PH Hz
P-1 NON CLOG 60
P-2 NON CLOG 60
Electrical

STATION OPERATION LEVEL

RISIING LEVEL CYCLE

WATER LEVEL

ELEVATION ACTION PUMPS IN OPERATION
LEAD PUMP TURNS "ON", FS-2 LEAD PUMP "ON"
LAG PUMP TURNS "ON", FS-3 LEAD & LAG PUMPS "ON"
PUMPS "OFF" LEVEL, FS-4 PUMPS "OFF" GRAVITY FLOW
HIGH WATER IN DITCH, FS-4 ALL PUMPS "OFF"

FALLING LEVEL CYCLE
PUMPS "ON" LEVEL, FS-4 PUMPS "ON" PUMPED DISCHARGE
DITCH FLOAT HIGH WATER. FS-5 ALL PUMPS "ON"
PUMPS "OFF" LEVEL, FS-1 ALL PUMPS "OFF" LAG PUMP

SWITCHES TO LEAD PUMP

KEYED NOTES

MARK QTY DESCRIPTION
1 2 LIBERTY PUMP M/N LE41M-2
2 2 2" BASE ELBOWS
3 2 STAINLESS STEEL LIFTING CHAIN
4 1 DUPLEX CONTROL PANEL NEMA 4X (MOUNTED
& WIRED BY CONTRACTOR)
5 4 FLOAT SWITCH
6 1 SS FLOAT HANGER
7 1 48" DIA x 12' DEEP CONCRETE WET WELL
8 1 FIBERGLASS TOP
9 1 24" DIA HATCHWAY (300 PSF)
11 1 4" GALVANIZED VENT
12 2 2" SCH 80 PVC PIPE
13 2 2" SCH 80 PVC 90° ELBOW
14 2 SS UPPER GUIDE BRACKETS
15 BALL CHECK VALVE
16 TRUE UNION BALL VALVE
17 2 36" SQ GALV STEEL BAR GRATE
18 4 SS GUIDE RAILS
19 2 3" CONDUIT
20 - REBAR AS REQ'D
22 1
36" x 36" x 3'-6" DEEP PRECAST CONCRETE

DISCHARGE STRUCTURE
23 1 6" THK DISCHARGE STRUCTURE LID
24 2 RESILIENT RUBBER BOOT
25 - ALL JOINTS MADE WATER-TIGHT w/ PLASTIC

FLEXIBLE GASKET (RAM-NEX)
26 1
NAMEPLATE INDICATING: MFG:

SMITHPUMP 254-776-0377
WWW.SMITHPUMP.COM
MODEL: LE41M-2 DATE

MANUFACTURED
27 1 REMOTE MOUNT DITCH FLOAT (MOUNTED &

WIRED BY OTHERS)
28 1
STORM INLET PIPING SEAL w/ NON-SHRINK

GROUT (BY OTHERS)
29 1 2" ELECTRICAL COUPLING
1 1
230
230
2 2
2900
2900
30 1 2" SCH 40 PVC POOL DRAIN LINE

SITE & DRAINAGE DETAILS

STABILIZED OUTFALL DETAIL
SCALE:1/2"=1'-0"

TRENCH DRAIN
NTS 6

STORM DRAIN &

SUBDRAIN CLEANOUT
NTS 5

JOINT TRENCH DETAIL
NTS 9

ALLEN BLOCK WALL
N.T.S. 10
CONC. BLOCK
UNIT

OPTIONAL

CAPSTONE
GRATE
RETAINING WALL DRAINAGE 4
NTS
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8
SANITARY SEWER LIFT STATION DETAIL 3
SCALE: NOT TO SCALE
NOTES:

1. EFFLUENT FROM PODIUM 2 & BELOW TO DISCHARGE
INTO LIFT STATION.EFFLUENT FROM FLOORS ABOVE TO
GRAVITY FLOW TO STREET.

2. PROVIDE A BACKUP POWER SUPPLY CAPABLE OF
RUNNING EXPECTED FLOW OF 3 DAYS OF USE.

3. EACH PUMP IS SIZED TO HANDLE ALL DISCHARGE &

CONNECTED SO THAT FAILURE OF ONE PUMP WILL NOT
CAUSE SYSTEM FAILURE.

4. THE TANK IS SIZED TO PROVIDE AN ADDITIONAL 3 DAY
OF BACKUP. AN ALARM WILL SOUND IF THERE IS PUMP
FAILURE OR TANK HIGH WATER MARK.

5. A PLAN WILL IN PLACE ON-SITE THAT SHOULD ALL

THREE SAFETY BACKUP METERS FAIL, THE EIGHT

BATHROOMS & ALL OTHER DRAINS BELOW THE TOP
PODIUM WILL BE CLOSED UNTIL SERVICE IS RETURNED.

C4

GRADING & DRAINAGE DETAILS

EXPOSED SUBGRADE TO BE LINED W/
WOVEN GEOTEXTILE MIRAFI FW700
4" PERF 'T' OUTLET PIPE WITH

ENDS CAPPED AT EACH SIDE
LOCATED APROX. MID DEPTH

DIRECTION OF

SURFACE FLOW
3" DIA. MIN. ROCK COBBLES 6'-0" 1'-0" 1'-0"
6'-0"

DISCHARGE

PIPE, PER PLAN
3" DIA. MIN.

ROCK COBBLES
ROCK EXTENDS 1' MIN

BEYOND OUTLET PIPE,
EA. SIDE
7 ITEM 2A ATTACHMENT 9A

W

SS SS SS SS
SS SS

5.0%
564.0'
563.0'
555.85' 555.0' 548.0'
563.5'

5.0% 20.0% 2.0% 5.0% 8.1%
561.5'
555.85'
570.8' 555.85'

3.0%
570.2'
563.7'
563.4' 563.1'
563.7' WM

W W W W W
W W W
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
VAN

LOADING
1 2 EV 3,4 5,6 7,8
24 23 22
EV 9,10 11,12 13,14 EV

EV EV EV
15 16 EV 18 19 20,21 EV
26 17
P C T
3Y 3Y 3Y 3Y
SPARE
3Y
SPARE
3Y
SPARE
CO
CO CO
CO CO
CO
CO
CO
CO
CO
525.9'
562.5'
561.5'
561.4' 6.0% 8.0%

7.3%
550.0'
548.2'

6.0%

4.8%
S 89° 19' 00" E 280.33'
N 89° 19' 00" W 274.06' N 00° 41' 00" E 62.50'
S 06° 24' 40" W 62.81' 6.5' RAMP 8.3%
20' RAMP

8.3% 568.5'
565.7'
566.2'
565.8'
519.7'

2.0%

RL RL RL RL RL RL RL RL

RL RL RL RL RL RL RL RL RL RL
AD
513.5'
512.0'
561.5' 558.7' 556.2' 548.9' 531.4'
524.4'

8.0% 8.0% 4.8% 8.0% 4.7%

7.5% 7.8% 519.7'
557.8' 552.4' 548.7' 529.3'
516.3' 516.3'
541.1' 532.3'
519.7'

AD AD AD AD AD AD AD AD

AD AD AD AD AD AD AD
AD
561.7
519.6'
562.0'
541.1' 541.1'
25 27 SWITCHGEAR MPOE
G G

2.0%
519.5'
520.5'
516.5'
519.5'
SCALE:

STORMWATER

MANAGEMENT PLAN
DMA 2
DMA 4 Mora Drive
1B
---
12'-3 3/8"

JUNCTION BOX /

CLEAN OUT W/ LID
LEGEND

STORM DRAIN

CLEAN OUT
SDCO

SD STORM DRAIN LINE
JB

AD AREA DRAIN

SDBB STORM DRAIN

BUBLER BOX

STORM DRAIN LINE

OFD OVER FLOW DRAIN

CB CATCH BASIN

DRAINAGE

MANAGEMENT
AREA
DMA XX

TREATMENT

CONTROL
AREA
TCM XX

DS DOWN SPOUT
1A FLOW THROUGH PLANTER DETAIL
SCALE: 1"=1'-0"

TREATMENT CONTROL MEASURE SUMMARY

TRERATMENT TYPE

UNLINED BIO RETENTION

DRAINAGE AREA
(SQ.FT.)
5,181

IMPERVIOUS AREA
(SQ.FT.)

PERVIOUS AREA BIO RETENSION AREA
(SQ.FT.)
317
REQUIRED (SQ.FT.) PROVIDED (SQ.FT.)
195 239
AREA
DMA 2
AREA
TCM 2
LID OR

NON LID
LID

SIZING METHOD
2c. FLOW BASED

SELF RETAINING LANDSCAPE AREA
REQUIRED (SQ.FT.) PROVIDED (SQ.FT.)

N/A N/A

OVERFLOW RISER HEIGHT
/ DEPTH OF PONDING (IN.)
6 DMA 3 TCM 3 LID 4,802 180 198
DMA 4 TCM 4 LID 1,074 40 58
2c. FLOW BASED
2c. FLOW BASED
4,864
4,504
994
298
80 N/A N/A

N/A N/A
OFF SITE TOTALS:
6 6
DMA 1 TCM 1 LID 2c. FLOW BASED 7,342 5,304 2,038 212 215 N/A N/A 6 1B UNLINED BIO RETENTION DETAIL
SCALE: 1"=1'-0"
DMA 3
DMA 1

FLOW THROUGH PLANTER

UNLINED BIO RETENTION

UNLINED BIO RETENTION
TCM 2
DETAIL 1B
TCM 1
DETAIL 1B TCM 3
DETAIL 1B
TCM 4
DETAIL 1A
1A
--- 5'-2" 15'-8"
20'-0"
ON SITE TOTALS: 17,325 14,672 2,653

ON SITE AREA

ON SITE AREA

ON SITE AREA

OFF SITE AREA
1,074 994 80
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8
C5

STORMWATER MANAGEMENT PLAN
2 BUBBLER DETAIL
SCALE: 1"=1'-0"
SEAL AROUND 20

MIL IMPERMEABLE
LINER 3"
PLACE 4" DIA. MIN.

APPROVED COBBLES 8"

AROUND BUBBLER &

UNDERLAY WITH FILTER
FABRIC.

BIOTREATMENT

SOIL MIX
3" COMPOSTED MULCH

ON SURFACE OF

BIOTREATMENT SOIL

PER PLAN RUNOFF ENTERS

TREATMENT MEASURE

THROUGH DRAIN PIPE

PER PLAN
POP-UP BUBBLER 1'-0" MIN.

EMITER
2 ---
2 2 ---
---
TYP
TYP
THE EXISTING SITE SOILS CONSIST OF CLAY (TYPED) SOILS.

STORMWATER CONTROL NOTES

THE SITE STORM DRAIN RUNOFF WILL BE FILTERED BY FLOW THROUGH PLANTER AREAS OR BIO RETENTION AREAS. ALL STORM WATER DRAINS TO FLOW THROUGH PLANTERS, BIO RETENTION AREAS, OR SELF RETAINING AREAS.

2. POTENTIAL POLLUTANTS INCLUDE MOTOR VEHICLE LUBRICANTS , COOLANTS , DISC BRAKE DUST , LITTER AND DEBRIS . POLLUTANT SOURCE AREAS INCLUDE THE ASPHALT CONCRETE PARKING LOT AND DRIVE AISLES ,THE ROOF OF THE BUILDING AND THE SITE STORM DRAIN INLETS. ALL INLETS WILL BE MARKED "NO DUMPING-DRAINS TO BAY '. THE PARKING LOT SHALL BE SWEPT REGULARLY TO PREVENT HE ACCUMULATION OF LITTER AND DEBRIS.

3. 4. BIO TREATMENT AREAS SHOWN ARE SCHEMATIC AND WILL BE ADJUSTED DURING FINAL DESIGN.

BIOTREATMENT SIZING IS BASED ON THE FLOW BASED METHOD PER SCVURPPP HANDBOOK CHAPTER 5. FINAL SIZING MAY BE BASED ON EITHER THE FLOW BASED OR COMBINATION FLOW/VOLUME BASED METHOD ALLOWED IN CHAPTER 5.

5. DOWNSPOUTS WILL BE DISCONNECTED AND DISCHARGE TO FLOW THROUGH PLANTERS AT REAR OF BUILDING AS MAIN SOURCE OF TREATMENT FOR ROOF AREAS.

6. SD -10: SITE DESIGN & LANDSCAPE PLANNING

SOURCE CONTROL MEASURES IMPLEMENTED
MAXIMIZED TREES AND PLANTING WITHIN HARDSCAPE AND LANDSCAPE AREAS.

VEGETATED SLOPES FOR ALL LANDSCAPE SLOPES LESS THAN 1:5 SLOPE

1. SD -11: EFFICIENT IRRIGATION
RAIN-TRIGGERED SHUTOFF DEVICES TO PREVENT IRRIGATION AFTER PRECIPITATION.

SYSTEM DESIGNED TO SITE-SPECIFIC WATER DEMANDS AND PLANTING REQUIREMENT.

SD -13: STORM DRAIN SIGNAGE
ALL CATCH BASINS TO BE STENCILED WITH PROHIBITIVE LANGUAGE PER CITY STANDARDS.

MINIMUM IMPACT STREET OR PARKING LOT DESIGN (PARKING LOCATED UNDER BUILDING).

SITE DESIGN MEASURES IMPLEMENTED
CLUSTER STRUCTURE / PAVEMENT.

OVERFLOW
RIM 520.0'

OVERFLOW
RIM 521.0'

OVERFLOW
RIM 517.0'

OVERFLOW
RIM 562.5'
4" DIA. PERFORATED

UNDERDRAIN WITH

HOLES FACING
DOWN 1'-0" 18"
20 MIL

IMPERMEABLE
LINER
12" CLASS II

PERMEABLE ROCK

PER CAL TRANS
SPEC'S
6" CMU BLOCK W/
#4 REBAR @ 16" 9" 6"

WALL CAP
6" PONDING

PLANTS PER SCVURPPP
C.3 STORMWATER

HANDBOOK, APENDIX D

CLEAN OUT W/

CAP AT FINISH
GRADE
PLACE 4" DIA. MIN.

APPROVED
COBBLES 2"
BELOW

DOWNSPOUTS FOR
2' AND UNDERLAY

WITH FILTER
FABRIC.

TOP OF WALL 6"

ABOVE ADJACENT

SIDEWALK

PER PLAN

BLD'G AS
OCCURS
18" BIOTREATMENT SOIL
MIX PER SCVURPPP C3

STORMWATER

HANDBOOK, APPENDIX C
3" COMPOSTED MULCH

ON SURFACE OF

BIOTREATMENT SOIL
OVERFLOW DRAIN 6" ABOVE

BIOTREATMENT SOIL ELEVATION,

SEE PLAN FOR LOCATIONS &

ELEVATIONS

PER PLAN
4" DIA. PERFORATED

UNDERDRAIN WITH

HOLES FACING
DOWN 1'-0"
12" CLASS II

PERMEABLE ROCK

PER CAL TRANS
SPEC'S
6" CMU BLOCK W/
#4 REBAR @ 16" 9"

WALL CAP
6" PONDING

CLEAN OUT W/

CAP AT FINISH
GRADE
PLACE 4" DIA. MIN.

APPROVED
COBBLES 2"
BELOW

DOWNSPOUTS FOR
2' AND UNDERLAY

WITH FILTER
FABRIC.

TOP OF WALL 6"

ABOVE ADJACENT

SIDEWALK

PER PLAN

BLD'G AS
OCCURS

NATIVE SOIL, DO
NOT COMPACT 6"
18" BIOTREATMENT SOIL
MIX PER SCVURPPP C3

STORMWATER

HANDBOOK, APPENDIX C
3" COMPOSTED MULCH

ON SURFACE OF

BIOTREATMENT SOIL
OVERFLOW DRAIN 6" ABOVE

BIOTREATMENT SOIL ELEVATION,

SEE PLAN FOR LOCATIONS &

ELEVATIONS

PER PLAN

PLANTS PER SCVURPPP
C.3 STORMWATER

HANDBOOK, APENDIX D
SANITARY SEWER CONNECTION OR ACCESSIBLE CLEANOUT FOR POOL/SPA/FOUNTAIN.

OPERATIONAL BMPs:

1. ALL PLANS SHALL CONFORM TO THE REQUIREMENTS OF THE CITY NPDES STORMWATER DISCHARGE PERMIT AND THE SANTA CLARA COUNTY PPP. THE PROJECT PLANS SHALL INCLUDE PERMANENT STORM WATER QUALITY PROTECTION MEASURES. THE PROJECT PLANS

SHALL IDENTIFY BEST MANAGEMENT PRACTICES (BMPS) APPROPRIATE TO THE USES TO BE

CONDUCTED ON-SITE TO EFFECTIVELY PROHIBIT THE DISCHARGE OF POLLUTANTS WITH STORM WATER RUN-OFF. A MAINTENANCE AND OPERATION AGREEMENT SHALL BE PREPARED BY THE APPLICANT INCORPORATING THE CONDITIONS OF THIS SECTION. 2. A MAINTENANCE PLAN FOR EVERY STORMWATER TREATMENT CONTROL, AND/OR HYDRO

MODIFICATION MEASURE OR APPLICABLE SITE DESIGN MEASURE, INCLUSIVE OF

MAINTENANCE AND INSPECTION CHECKLISTS AND MAINTENANCE INSPECTION REPORT

FORMS, SHALL BE SUBMITTED TO THE CITY FOR REVIEW AND APPROVAL PRIOR TO ISSUANCE OF A GRADING PERMIT. A COPY OF THE FINAL, APPROVED MAINTENANCE PLAN(S) SHALL BE MADE A PART OF THE MAINTENANCE AGREEMENT. A COPY OF THE FINAL, APPROVED MAINTENANCE PLAN(S) SHALL ALSO BE ON FILE WITH THE PUBLIC WORKS DEPARTMENT.

3. THE DEVELOPER SHALL PROVIDE TO THE FIRST RESIDENTS/OCCUPANTS/TENANTS

PRACTICAL INFORMATION MATERIALS (AS FURNISHED BY THE CITY) ON GOOD

HOUSEKEEPING FOR HAZARDOUS PRODUCTS, PROPER USE AND DISPOSAL OF HAZARDOUS PRODUCTS, AND PROHIBITED DISCHARGE PRACTICES. 4. EFFICIENT IRRIGATION SYSTEMS SHALL BE USED THROUGHOUT ALL LANDSCAPED AREAS IN ACCORDANCE WITH THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE.

5. ALL LANDSCAPING SHALL BE MAINTAINED AND SHALL BE DESIGNED WITH EFFICIENT

IRRIGATION SYSTEMS TO REDUCE RUNOFF, PROMOTE SURFACE FILTRATION, AND MINIMIZE THE USE OF FERTILIZERS, HERBICIDES, AND PESTICIDES. 6. THE PROPERTY OWNER/ASSOCIATION SHALL IMPLEMENT A TRASH MANAGEMENT AND

LITTER CONTROL PROGRAM INCLUDING EMPTYING TRASH RECEPTACLES IN COMMON

AREAS, NOTING TRASH DISPOSAL VIOLATIONS BY HOMEOWNERS OR BUSINESS, AND NOTIFYING VIOLATORS. 7. STREETS AND PARKING LOTS MUST BE SWEPT IMMEDIATELY PRIOR TO AND ONCE DURING THE STORM SEASON. RECORDS OF STREET CLEANING SHALL BE REPORTED TO THE DEPARTMENT OF PUBLIC WORKS ON AN ANNUAL BASIS ON OR BEFORE JUNE 30 OF EACH YEAR. 8. NO WASTEWATER (INCLUDING EQUIPMENT CLEANING WASH WATER, VEHICLE WASH

WATER, COOLING WATER, AIR CONDITIONER CONDENSATE, AND FLOOR CLEANING WASH WATER) SHALL BE DISCHARGED TO THE STORM DRAIN SYSTEM, THE STREET OR GUTTER.

9. INTERIOR LEVEL PARKING GARAGE FLOOR DRAINS, AND ANY OTHER INTERIOR FLOOR

DRAINS, SHALL BE CONNECTED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY'S AUTHORITY AND STANDARDS. 10. SWIMMING POOLS, HOT TUBS, SPAS, AND FOUNTAINS SHALL HAVE A CONNECTION TO

THE SANITARY SEWER, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY'S AUTHORITY AND STANDARDS. THIS CONNECTION COULD BE A DRAIN IN THE POOL TO THE SANITARY

SEWER OR A CLEANOUT LOCATED CLOSE ENOUGH TO THE POOL SO THAT A HOSE CAN READILY DIRECT THE POOL DISCHARGE INTO THE SANITARY SEWER CLEANOUT.

11. BOILER DRAIN LINES, ROOF TOP EQUIPMENT WITH DRAIN LINES, AND/OR EQUIPMENT

FOR WASHING AND/OR STEAM CLEANING ACTIVITIES SHALL BE CONNECTED TO THE

SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY'S AUTHORITY AND STANDARDS. 12. THE DEVELOPER SHALL PROVIDE TO THE FIRST RESIDENTS/OCCUPANTS/TENANTS

PRACTICAL INFORMATION MATERIALS GOOD HOUSEKEEPING FOR HAZARDOUS

PRODUCTS, PROPER USE, AND DISPOSAL OF HAZARDOUS PRODUCTS, AND PROHIBITED DISCHARGE PRACTICES.

13. THE PROPERTY OWNER/ASSOCIATION SHALL IMPLEMENT A TRASH MANAGEMENT AND

LITTER CONTROL PROGRAM INCLUDING EMPTYING TRASH RECEPTACLES IN COMMON

AREAS, NOTING TRASH DISPOSAL VIOLATIONS BY HOMEOWNERS OR BUSINESS, AND NOTIFYING VIOLATORS. 14. OUTDOOR STORAGE AREAS FOR OILS, FUELS, SOLVENTS, COOLANTS, AND OTHER

CHEMICALS SHALL BE DESIGNED TO PROVIDE SECONDARY CONTAINMENT SUCH AS BERMS AND ROOF COVERS. PROCESS EQUIPMENT SITED OUTDOORS SHALL BE PLACED ON AN IMPERMEABLE SURFACE AND COVERED. PROPERTY OWNERS/ASSOCIATIONS

SHALL IMPLEMENT A REGULAR PROGRAM OF SWEEPING AND LITTER CONTROL AT THESE SITES.

15. FIRE SPRINKLER TEST WATER SHALL DISCHARGE TO ONSITE VEGETATED AREAS, OR,

ALTERNATIVELY SHALL BE DISCHARGED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY'S AUTHORITY AND STANDARDS. 16. AIR CONDITIONING CONDENSATE SHALL DRAIN TO LANDSCAPING, OR ALTERNATIVELY

MAY BE CONNECTED TO THE SANITARY SEWER SYSTEM, SUBJECT TO THE LOCAL SANITARY SEWER AGENCY'S AUTHORITY AND STANDARDS.

GENERAL NOTES
11'-11"
10'-0" 11'-6"
4'-9" 2'-3" 21'-8" 28'-4" 5'-0"
5'-4" 6'-0" 17'-0" 13'-0"
TCM 1
DETAIL 1B

OVERFLOW
RIM 514.0'

OVERFLOW
RIM 520.0'
7'-0"
TCM 1
DETAIL 1B
ITEM 2A ATTACHMENT 9A

VAN

LOADING
1 2 EV 3,4 5,6 7,8
24 23 22
EV 9,10 11,12 13,14 EV

EV EV EV
15 16 EV 18 19 20,21 EV
26 17
P C T 3Y 3Y 3Y 3Y
SPARE
3Y
SPARE
3Y
SPARE
CO
CO CO
CO CO
CO
CO
CO
CO
CO
℄
℄

AD AD AD AD AD AD AD AD AD

AD AD AD AD AD AD AD AD
25 Mora Dr.
27 & CONSTRUCTION OPERATION PLAN
10'0' 20' 40' SCALE:
1"=20' NORTH
A
A

SEDIMENT ROLL DETAIL
NTS 1 SILT FENCE DETAILNTS 2

CONCRETE WASHOUT PIT DETAIL
NTS 4
biowattles
tree protection
straw bale barrier
silt fence
concrete washout

TREE PROTECTION FENCE DETAIL
NTS 3

LEGEND VARIES
10'-0"

EROSION CONTROL MEASURES SHALL CONFORM TO ABAG STANDARDS, SCC COUNTY STANDARDS AND

APPROVAL OF THE ENGINEERING DEPARTMENT

1. ALL MATERIALS NECESSARY FOR THE APPROVED EROSION CONTROL MEASURES SHALL BE ON SITE BY OCTOBER 15TH AND IN PLACE BY NOVEMBER 1ST.

2. 3. EROSION CONTROL SYSTEMS SHALL BE INSTALLED AND MAINTAINED THROUGHOUT THE RAINY SEASON.

THE CONTRACTOR SHALL BE RESPONSIBLE FOR CHECKING AND REPAIRING EROSION CONTROL SYSTEMS AFTER EACH STORM.

4. PROJECTS MUST HAVE ALL CUT AND FILL SLOPES PROTECTED BY SEEDING AND PUNCHING THE SLOPES WITH STRAW OR HYDROSEEDING.

5. ANY AREAS OF DISTURBED SOIL SHALL BE SEEDED OR REPLANTED TO THE SATISFACTION OF THE COUNTY ENGINEER PRIOR TO NOVEMBER 1ST, OR FINAL INSPECTION, WHICHEVER IS SOONER.

6. ADDITIONAL EROSION CONTROL MEASURES MAY BE REQUIRED AS DETERMINED BY COUNTY ENGINEERING DEPARTMENT OR BUILDING OFFICIALS.

7. PROJECT SHALL PREVENT ANY ACCUMULATION OR DEPOSIT OF DIRT, MUD, SAND, ROCKS, GRAVEL OR

DEBRIS ON THE SURFACE OF ANY STREET , ALLEY OR PUBLIC PLACE OR IN ANY PUBLIC STORM DRAIN SYSTEM.

8. THE CONTRACTOR SHALL COMPLY WITH THE REQUIREMENTS OF STORM WATER POLLUTION PREVENTION DURING ALL PHASES OF CONSTRUCTION.

9. WORK AREAS THAT HAVE NOT BEEN STABILIZED PRIOR TO ONSET OF WET SEASON SHALL BE GRADED TOWARD TEMPORARY SETTLEMENT BASINS WITHIN SITE. STORM RUNOFF WATER FROM UN-STABILIZED AREAS SHALL BE DIRECTED THROUGH BIOWATTLES PRIOR TO RELEASE FROM THE SITE.

10. INSTALL SEDIMENT
ROLL, SEE DETAIL 1

INSTALL SILT FENCE,
SEE DETAIL 2

CONSTRUCTION ENTRANCE,
INSTALL 2" TO 3" CRUSHED
ROCK 4" THICK 12'-0" 4'-0"

CONSTRUCTION FENCING

CONCRETE WASHOUT,
SEE DETAIL 4

SOIL EROSION AND SEDIMENT CONTROL PLAN DUMPSTER STORAGE CONTAINER NOTE: TEMPORARY CRANE INSTALLATION TO BE ERECTED AND OPERATIONAL FOR DURATION CONSTRUCTION. 4.

LOCATION OF TEMPORARY STORAGE CONTAINERS TO ENCROACH ON TO RIGHT-OF-WAY AT MORA DR. NOT ALL LOCATIONS NOT SHOWN FOR CLARITY. 2

LOCATION OF TEMPORARY DEBRIS BOX / DUMPSTER TO BE PRESENT FOR DURATION OF CONSTRUCTION. 3
1 INSTALL TEMPORARY FENCING TO BE PRESENT FOR DURATION OF CONSTRUCTION. 3 SOIL EROSION & SEDIMENT CONTROL NOTES CONSTRUCTION OPERATION NOTES 2 1
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8
C6

SOIL EROSION AND SEDIMENT CONTROL PLAN
& CONSTRUCTION OPERATION PLAN

HYDROLOGY AND WATER QUALITY
CONSTRUCTION BMPs:

1. GRADING SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY GRADING ORDINANCE, CHAPTER 9 OF THE CITY CODE. SOIL OR OTHER

CONSTRUCTION MATERIALS SHALL NOT BE STOCKPILED IN THE PUBLIC

RIGHT-OF-WAY UNLESS AN ENCROACHMENT PERMIT IS OBTAINED
FROM THE DEPARTMENT OF PUBLIC WORKS. GRADING SHALL NEITHER BE INITIATED NOR CONTINUED BETWEEN NOVEMBER 15 AND APRIL 15. GRADING SHALL BE DONE BETWEEN THE HOURS OF 8:00 A.M. AND 5:00 P.M., MONDAY THROUGH FRIDAY UNLESS OTHERWISE SPECIFICALLY AUTHORIZED BY THE DIRECTOR OF PUBLIC WORKS. THE STORMWATER

POLLUTION PREVENTION PROGRAM BEST MANAGEMENT PRACTICES
(BMPS) FOR CONSTRUCTION SHALL BE IMPLEMENTED TO PROTECT WATER QUALITY. 2.THE OWNER/APPLICANT SHALL ENSURE THAT ALL CONSTRUCTION

PERSONNEL FOLLOW STANDARD BMPS FOR STORMWATER QUALITY
PROTECTION DURING CONSTRUCTION OF PROJECT. THESE INCLUDES, BUT ARE NOT LIMITED TO, THE FOLLOWING:
a) STORE, HANDLE, AND DISPOSE OF CONSTRUCTION MATERIALS AND

WASTES PROPERLY, SO AS TO PREVENT THEIR CONTACT WITH
STORMWATER. b) CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL

POLLUTANTS, INCLUDING SOLID WASTES, PAINTS, CONCRETE,

PETROLEUM PRODUCTS, CHEMICALS, WASH WATER OR SEDIMENT,

AND NON- STORMWATER DISCHARGES TO STORM DRAINS AND
WATERCOURSES. c) USE SEDIMENT CONTROLS, FILTRATION, OR SETTLING TO REMOVE SEDIMENT FROM DEWATERING EFFLUENT. d) DO NOT CLEAN, FUEL, OR MAINTAIN VEHICLES ON-SITE, EXCEPT IN

A DESIGNATED AREA IN WHICH RUNOFF IS CONTAINED AND
TREATED. e) DELINEATE CLEARING LIMITS, EASEMENTS, SETBACKS, SENSITIVE

OR CRITICAL AREAS, BUFFER ZONES, TREES, AND DRAINAGE
COURSES WITH FIELD MARKERS OR FENCING. f) PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM

CONSTRUCTION IMPACTS USING VEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS, DIKES, MULCHING, OR OTHER MEASURES AS APPROPRIATE. g) PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER (APRIL 15 THROUGH NOVEMBER 14).
h) LIMIT AND TIME APPLICATIONS OF PESTICIDES AND FERTILIZERS TO PREVENT POLLUTED RUNOFF.
i) LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.
j) DO NOT TRACK DIRT OR OTHER MATERIALS OFF-SITE; CLEAN OFFSITE PAVED AREAS AND SIDEWALKS USING DRY SWEEPING METHODS. IF CONSTRUCTION IS NOT COMPLETE BY THE START OF THE WET SEASON (NOVEMBER 15 THROUGH APRIL 15), PRIOR TO NOVEMBER 15 THE DEVELOPER SHALL IMPLEMENT A WINTERIZATION PROGRAM TO MINIMIZE THE POTENTIAL FOR EROSION AND SEDIMENTATION. AS

APPROPRIATE TO THE SITE AND STATUS OF CONSTRUCTION, DISTURBED SOILS THROUGH TEMPORARY OR PERMANENT SEEDING,

MULCHING, MATTING, TARPING OR OTHER WINTERIZATION

REQUIREMENTS SHALL INCLUDE

INSPECTING/MAINTAINING/CLEANING ALL SOIL EROSION AND

SEDIMENTATION CONTROLS PRIOR TO, DURING, AND IMMEDIATELY AFTER EACH STORM EVENT; STABILIZING PHYSICAL MEANS;

ROCKING UNPAVED VEHICLE ACCESS TO LIMIT DISPERSION OF MUD ONTO PUBLIC RIGHT-OF- WAY; COVERING/TARPING STORED
CONSTRUCTION MATERIALS, FUELS, AND OTHER CHEMICALS. PLANS

TO INCLUDE PROPOSED MEASURES TO PREVENT EROSION AND
POLLUTED RUNOFF FROM ALL SITE CONDITIONS. AS SITE

CONDITIONS WARRANT, THE DEPARTMENT OF PUBLIC WORKS MAY

DIRECT THE DEVELOPER TO IMPLEMENT ADDITIONAL
WINTERIZATION REQUIREMENTS.

GENERAL NOTES
DUST CONTROL: TO REDUCE DUST LEVELS, EXPOSED EARTH
SURFACES SHALL BE WATERED AS NECESSARY. THE APPLICATION

OF WATER MUST BE MONITORED TO PREVENT RUNOFF INTO THE
STORM DRAIN SYSTEM. SPILLAGE RESULTING FROM HAULING

OPERATIONS ALONG OR ACROSS ANY PUBLIC OR PRIVATE
PROPERTY SHALL BE REMOVED IMMEDIATELY.
a) ALL EXPOSED SURFACE (e.g.PARKING AREAS, STAGING AREAS,

SOIL PILES, GRADED AREAS, AND UNPAVED ACCESS ROADS) SHALL BE WATERED TWO TIMES PER DAY.
b) ALL HAUL TRUCKS TRANSPORTING SOIL, SAND, OR OTHER LOOSE MATERIAL OFF-SITE SHALL BE COVERED.
c) ALL VISIBLE MUD OR DIRT TRACKOUT ONTO ADJACENT PUBLIC

ROADS SHALL BE REMOVED USING WET POWER VACUUM STREET
SWEEPERS AT LEAST ONCE PER DAY. THE USE OF DRY POWER
SWEEPING IS PROHIBITED.
d) ALL VEHICLE SPEEDS ON UNPAVED ROADS SHALL BE LIMITED TO 15 mph.
e) ALL ROADWAYS, DRIVEWAYS, AND SIDEWALKS TO BE PAVED
SHALL BE COMPLETED AS SOON AS POSSIBLE. BUILDING PADS

SHALL BE LAID AS SOON AS POSSIBLE AFTER GRADING UNLESS
SEEDING OR SOIL BINDERS ARE USED.
f) ALL EXCAVATION, GRADING, AND/OR DEMOLITION ACTIVITIES SHALL BE SUSPENDED WHEN AVERAGE WIND SPEEDS EXCEED 20 mph.
g) ALL TRUCKS AND EQUIPMENT, INCLUDING THEIR TIRES, SHALL BE WASHED OFF PRIOR TO LEAVING THE SITE.
h) UNPAVED ROADS PROVIDING ACCESS TO SITES LOCATED 100 FEET OR FURTHER FROM A PAVED ROAD SHALL BE TREATED WITH A 6-TO 12-INCH LAYER OF COMPACTED LAYER OF WOOD CHIPS, MULCH,
OR GRAVEL.
i) PUBLICLY VISIBLE SIGNS SHALL BE POSTED WITH THE TELEPHONE

NUMBER AND NAME OF THE PERSON TO CONTACT ON-SITE
DISTURBANCE COORDINATOR REGADING DUST COMPLAINS.

GREENHOUSE GASES: A MINIMUM OF 50% OF THE CONSTRUCTION

WASTE GENERATED BY THIS PROJECT TO BE RECYCLED OR SALVAGED FOR USE. DOCUMENTATION TO BE PROVIDED BEFORE THE FINAL
BUILDING PERMIT INSPECTION. SAMPLE FORMS LOCATED AT
WWW.HCD.CA.GOV/CALGREEN.HTML MAY BE USED TO ASSIST IN
DOCUMENTING COMPLIANCE.

TREE PROTECTION: THE APPLICANT SHALL IMPLEMENT THE TREE

PROTECTION GUIDELINES IDENTIFIED ON THE PROJECT LANDSCAPE PLANS (DEMOLITION NOTES SHEET L-0.1).

CLEARING & GRUBBING: CLEAR AND GRUB TWO THE LIMITS OF WORK

PER SPECIFICATIONS TAKING CARE TO NOT DISTURB THE ROOT SYSTEM OF EXISTING TREES TO REMAIN.

EXISTING TREES TO REMAIN: EXISTING TREES TO REMAIN SHALL BE

PRUNED UNDER THE DIRECTION OF A CERTIFIED ARBORIST IN

ACCORDANCE WITH INTERNATIONAL SOCIETY OF ARBORICULTURAL (ISA) GUIDELINES PRIOR TO BEGINNING OF CONSTRUCTION. DURING CONSTRUCTION, FENCING SHALL BE INSTALLED.

AIR QUALITY
CONSTRUCTION AND OPERATIONAL EMISSION: 1.OFF- ROAD
EQUIPMENT GREATER THAN 50 HORSEPOWER(HP) AND OPERATING
FOR MORE THAN 20 TOTAL HOURS PER WEEK SHALL OPERATE ON AN EPA-APPROVED TIER 4 OR NEWER ENGINE.

2.TO REDUCE CONSTRUCTION-RELATED FUGITIVE DUST BY

IMPLEMENTING BAAQMD'S BASIC CONTROL MEASURES AT ALL
CONSTRUCTION AND STAGING AREAS. THE FOLLOWING MEASURES ARE BASED ON BAAQMD'S CURRENT [2017] CEQA GUIDELINES.
a) ALL HAUL TRUCKS TRANSPORTING SOIL, SAND, OR OTHER LOOSE MATERIAL OFFSITE WILL BE COVERED. b) ALL VISIBLE MUD OR DIRT TRACK-OUT ONTO ADJACENT PUBLIC

ROADS WILL BE REMOVED USING WET POWER VACUUM STREET
SWEEPERS. THE USE OF DRY POWER SWEEPING IS PROHIBITED.
c) ALL VEHICLE SPEEDS ON UNPAVED ROADS, DRIVEWAYS, OR DRIVING SURFACES SHALL BE LIMITED TO 15 MPH.
d) ALL ROADWAYS, DRIVEWAYS, AND SIDEWALKS TO BE PAVED WILL BE COMPLETED AS SOON AS POSSIBLE. BUILDING PADS WILL BE LAID AS

SOON AS POSSIBLE AFTER GRADING UNLESS SEEDING OR SOIL
BINDERS ARE USED. e) POST A PUBLICLY VISIBLE SIGN WITH THE TELEPHONE NUMBER AND

THE NAME OF THE PERSON TO CONTACT AT THE ON-SITE
DISTURBANCE COORDINATOR REGARDING DUST COMPLAINTS. THIS PERSON WILL RESPOND AND TAKE CORRECTIVE ACTION WITHIN 48 HOURS. THE PHONE NUMBER OF THE DISTRICT WILL ALSO BE VISIBLE TO ENSURE COMPLIANCE.
f) IDLING TIMES TO BE MINIMIZED EITHER BY SHUTTING EQUIPMENT

OFF WHEN NOT IN USE OR REDUCING THE MAXIMUM IDLING TIME

TO FIVE MINUTES (AS REQUIRED BY THE CALIFORNIA AIRBORNE TOXICS CONTROL MEASURE TITLE 13, SECTION 2485 OF
CALIFORNIA CODE OF REGULATIONS). CLEAR SIGNAGE MUST BE
PROVIDED FOR CONSTRUCTION WORKERS AT ALL ACCESS POINTS. g) ALL CONSTRUCTION EQUIPMENT TO BE MAINTAINED AND

PROPERLY TUNED IN ACCORDANCE WITH THE MANUFACTURER'S
SPECIFICATIONS.

ITEM 2A ATTACHMENT 9A

VAN

LOADING
1 2 EV EV EV

EV EV EV
EV EV
F.F. ABOVE
563.7'
563.1'
555.85'
555.85'
555.85' 555.0' 548.0' 20.0% 2.0% 8.0% 5.1%550.0'
548.2' 6.0%
561.5'
565.7'
565.8'
DN
UP
548.3'
28 29 30
570.2' 6.5' RAMP 8.3%
570.8'
3,4,5 6,7,8 9,10,11 12,13,14 15,16,17 18,19,20 21 22 23 24 25 26 27 31
UP DN
537.1'
541.1'
516.3' UP
UP DN
559.6'
12 9 6 3 18 21 24 27 30 33 36
45 48
570.8' 15
39 42
570.8'
UP DN
582.0'
582.0'

UP DN PENTHOUSE
UP
525.9' DN
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8
SCALE:
1"=20' NORTH

PODIUM / GARAGE

ELEVATOR
#2
EXIT
STAIR #2

ELEVATOR
#1
EXIT
STAIR #1

TRASH ROOM

DRIVEWAY
ELEC
MPOE

ACCESSIBLE PATH OF TRAVEL
MECH
FAN
ROOM
9'-7" 10'-4"
11'-7" 9'-0" 20'-2" OVHD GATE
GARAGE
48'-10 1/2"

BASEMENT

SUB BASEMENT
EXIT
STAIR #2

EXERCISE ROOM
29'-11 1/4"
30'-10 1/4" 23'-8" 8'-0"
11" 23'-8" 25'-2"
10'-2" 39'-5 1/4" 1'-8"
29'-8" 2 1/4" 1'-8"
8'-7"

CAR LIFT CAR LIFT CAR LIFT CAR LIFT CAR LIFT CAR LIFT

PLANTERS

BICYCLE PARKING ROLL-UP DOOR

FLOOR PLAN H

FLOOR PLAN BP

FLOOR PLAN H

FLOOR PLAN BP

BUILDING PLAN

BUILDING PLAN

BUILDING PLAN
49'-7 1/4" 52'-6"
48'-8 1/4"
44" CORRIDOR 52'-6" 17'-2" 52'-6"
34'-10" 99'-6" 30'-6 3/4"
214'-4"
10'-0" 133'-0 1/4"
213'-5" 5'-0"
25'-0"
20' 40' 60'
44" CORRIDOR

MEZZANINE

BUILDING PLAN
LEVEL 1

BUILDING PLAN
47'-10" 43'-4 1/4"
47'-7 3/4" 1'-8"
2 1/4"
2 1/4"
101'-11 3/8"
101'-6 5/8"

FLOOR PLAN BR

FLOOR PLAN H

FLOOR PLAN AL

ELEVATOR
#2
EXIT
STAIR #2

FLOOR PLAN D
IDF 44" CORRIDOR
IDF

ELEVATOR
#2
EXIT
STAIR #2

ELEVATOR
#1
EXIT
STAIR #1
IDF
TRASH

DRIVEWAY BELOW
LOBBY

PACKAGE ROOM

MAIL ROOM

FAN CHASE

TO ROOF
21'-9" 29'-4" 11'-8" 11'-6"
14'-7 3/4"
47'-10" 12'-10 1/4"
3'-8"
2 1/4" 44'-10 7/8" 2 1/4" 62'-5 3/8" 47'-7 3/4" 4'-6" 29'-8"1'-8" 8'-7" 29'-5 1/2"
2 1/4"
60'-8 1/4"
2 1/4" 2 1/4" 2 1/4"
2'-0"
2 1/4" 2 1/4" 52'-6"
214'-4"
213'-5"
BATH
5'-0"

FLOOR PLAN J FLOOR PLAN H

FLOOR PLAN F

FLOOR PLAN C
2 1/4"

ELEVATOR
#2
EXIT
STAIR #2

ELEVATOR
#1
EXIT
STAIR #1
IDF
TRASH
21'-9"
22'-11 1/4" 18'-0 3/4" 11'-6"
14'-7 3/4"
60'-8 1/4" 30'-6"
3'-8"
2 1/4" 44'-10 7/8" 2 1/4" 62'-5 3/8" 47'-7 3/4" 9'-7" 29'-8" 8'-7" 29'-5 1/2"
2 1/4"
60'-8 1/4"
2 1/4" 2 1/4" 2 1/4"
2'-0"
2 1/4" 2 1/4"
214'-4"
213'-5"

FLOOR PLAN G

FLOOR PLAN E

FLOOR PLAN F FLOOR PLAN D

FLOOR PLAN C
2 1/4"
44" CORRIDOR
44" CORRIDOR 52'-6"
EXAM RM 1
LEVEL 2

BUILDING PLAN

DECK DECK DECK DECK

DECK DECK

DECK DECK

DECK DECK DECK

DECK DECK

DECK DECK
DECK
DECK
DECK
UP
UP
UP
UP

LOWER PODIUM

ELEVATOR
#2
EXIT
STAIR #2 23'-8" 25'-2"
8'-7" 29'-8" 23'-8" 8'-0"
FAN
ROOM

FLOOR PLAN HR

FLOOR PLAN BB

BUILDING PLAN
49'-7 1/4" 52'-6"
48'-8 1/4" 52'-6"
44" CORRIDOR

LAUNDRY

UTILITY ROOM SHELVES SHELVES
UP

JULIET BALCONY
DINING
MEDIA

JULIET BALCONY

JULIET BALCONY

WORK STATION

SUPPLY ROOM

FLOOR PLAN H

FLOOR PLAN I

FLOOR PLAN J

FLOOR PLAN L

FLOOR PLAN K

FLOOR PLAN N

FLOOR PLAN M

FLOOR PLAN P

FLOOR PLAN O

FLOOR PLAN Q

DENOTES PROPOSED LOCATION OF
BMR UNIT. SUBJECT TO CHANGE.

NOTE:
"BMR"

ELEVATOR
#2
IDF
IDF
2 1/4"
POWDER
ROOM
9'-7"
15'-8" 14'-5" 20'-10" 20'-10" 23'-8" 28'-7 3/4" 52'-6"
11"
11"
11"
11"
11"
A1.1

BUILDING FLOOR PLANS

FLOOR PLAN HR

STORAGE
10'-2"
11"
18'-2 1/4" 30'-6" 3'-8" 3'-8" 2 1/4" 1'-8"
8'-10" 23'-8" 28'-7 3/4" 52'-6" 2 1/4" 1'-8"
29'-8" 2 1/4" 9'-11 7/8" 2 1/4" 4'-6" 9'-7" 23'-8" 28'-7 3/4" 52'-6" 2 1/4" 1'-8" 2 1/4"
9'-11 7/8" 1'-8"
4'-6" 23'-8" 28'-7 3/4" 52'-6" 2 1/4" 1'-8" 23'-8" 28'-7 3/4" 52'-6" 2 1/4" 1'-8" JANITOR

STORAGE

JULIET BALCONY

DECK DECK

JULIET BALCONY

FLOOR PLAN I
EXAM RM 2 SUPPLY CABINET RECEPTION WAITING AREA
SALON

SCOPE OF WORK, PERMITS & AUTHORIZATIONS

IN ORDER TO MANAGE AND RUN THIS SENIOR RESIDENTIAL LIVING FACILITY, CERTAIN INCIDENTAL

SERVICES AND OFFERINGS ARE NECESSARY FOR ITS OPERATION AND TO SERVE ITS RESIDENTS DUE TO THE

LIMITED MOBILITY AND SPECIAL NEEDS OF SENIOR RESIDENTS, INCLUDING LOW-INCOME SENIOR RESIDENTS. THESE SERVICES AND OFFERINGS AND MUST REMAIN INCIDENTAL AND SUPPLEMENTAL TO THE PRIMARY RESIDENTIAL USAGE. THESE SERVICES AND OFFERINGS SHALL BE AVAILABLE TO RESIDENTS AND THE FACILITIES GUESTS, BUT SHALL NOT BE MADE AVAILABLE TO THE GENERAL PUBLIC. THESE SERVICES

AND OFFERINGS SHALL BE LICENSED AND PERMITTED IN PERPETUITY FOR THE LIFE OF THE FACILITY AND NOT BE SUBJECT TO CURRENT OR FUTURE LOCAL ORDINANCES AND REQUIREMENTS. NOTWITHSTANDING, ALL SUCH SERVICES AND OFFERINGS SHALL MEET ALL STATE AND FEDERAL REQUIREMENTS.

THESE SERVICES AND OFFERINGS INCLUDE:

1. NAIL & HAIR SALON, MASSAGE, CHIROPRACTIC, TRANSPORTATION, AND SIMILAR NON-MEDICAL SERVICES.

2. MEDICAL TREATMENT TO ITS RESIDENTS AND GUEST THROUGH THIRD PARTY CONTRACTORS FOR TREATMENT ON PREMISES.

3. EVENTS OF UP TO 250 PEOPLE BETWEEN THE HOURS OF 9:00AM AND 10:00PM WITH A MAXIMUM NOISE LEVEL OF 80 DECIBELS MEASURED AT GROUND LEVEL ON THE PROPERTY LINE.

4. USE STREET PARKING, REGARDLESS OF SIGNAGE, ALONG THE MORA DRIVE RIGHT-OF-WAY BUT OUTSIDE THE ROADWAY PATH OF TRAVEL, EXCEPT WHERE PARKING IS OBJECTIVELY UNSAFE:

5. SERVING AND SALE OF HOT AND COLD FOOD, BEER, WINE AND LIQUOR.

6. SELECT AND MANAGE ITS TENANTS, INCLUDING LOW-INCOME TENANTS.

7. SALE GIFTS, INCIDENTALS, AND FOOD ITEMS.

8. MANAGEMENT OF ALL INTERIOR AND EXTERIOR LIGHTING, INCLUDING WATTAGE, ORIENTATION,

HOWEVER LIGHTING SHALL BE ORIENTED TO REDUCE IMPACT ON NEIGHBORING STRUCTURES WHERE FEASIBLE.

9. NON MEDICAL CARE OF RESIDENTS, INCLUDING PHYSICAL THERAPY, RECOVERY FROM MEDICAL USES, AND IN MONITORING, BATHING OR OTHER LIFE ACTIVITIES.

THIS PLAN IS INTENDED TO CONTAIN ALL REQUIRED USE, SITE OFF-SITE AND STREET IMPROVEMENTS PERMITS REQUIRED FOR THIS PROJECT. SOME OF THESE IMPROVEMENTS MAY REQUIRE FURTHER DETAILING TO MEET HEALTH AND SAFETY STANDARDS.

ALLOWABLE AREA NOTES:

FROM THE 2022 CALIFORNIA BUILDING CODE

BUILDING AREA

GENERAL NOTES

FIRE WALLS
706.5 HORIZONTAL CONTINUITY. FIRE WALLS SHALL BE CONTINUOUS FROM EXTERIOR WALL TO EXTERIOR WALL AND SHALL EXTEND AT LEAST 18" BEYOND THE EXTERIOR SURFACE OF EXTERIOR WALLS.

EXCEPTIONS

1. [NOT USED.]

2. [NOT USED]

3. FIRE WALLS SHALL BE PERMITTED TO TERMINATE AT THE INTERIOR SURFACE OF ON

COMBUSTIBLE EXTERIOR SHEATHING WHERE THE BUILDING ON EACH SIDE OF THE FIRE WALL IS

PROTECTED BY AN
AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2. 706.5.1 EXTERIOR WALLS. WHERE THE FIRE WALL INTERSECTS EXTERIOR WALLS, THE FIRE-RESISTANCE

RATING AND OPENING PROTECTION OF THE EXTERIOR WALLS SHALL COMPLY WITH ONE OF THE FOLLOWING:

1. [NOT USED]

2. BUILDINGS OR SPACES ON BOTH SIDES OF THE INTERSECTING FIRE WALL SHALL ASSUME TO

HAVE AN IMAGINARY LOT LINE AT THE FIRE WALL AND EXTENDING BEYOND THE EXTERIOR OF THE FIRE WALL.

THE LOCATION OF THE ASSUMED LINE IN RELATION TO THE EXTERIOR WALLS AND THE FIRE WALL SHALL

BE SUCH THAT THE EXTERIOR WALL AND OPENING PROTECTION MEET THE REQUIREMENTS SET FORTH IN SECTIONS 705.5 AND 705.8. SUCH PROTECTION IS NOT REQUIRED FOR EXTERIOR WALLS TERMINATING AT FIRE WALLS THAT FORM AN ANGLE EQUAL TO OR GREATER THAN 180 DEGREES. 706.5.2 HORIZONTAL PROJECTING ELEMENTS. FIRE WALLS SHALL

EXTEND TO THE OUTER EDGE OF HORIZONTAL PROJECTING ELEMENTS SUCH AS BALCONIES, ROOF OVERHANGS, CANOPIES, MARQUEES AND SIMILAR PROJECTIONS THAT ARE WITHIN 4 FEET OF THE FIRE WALL.

EXCEPTIONS:

1. HORIZONTAL PROJECTING ELEMENTS WITHOUT CONCEALED SPACES, PROVIDED THAT THE EXTERIOR WALL BEHIND AND BELOW THE PROJECTING ELEMENT HAS NOT LESS THAN 1-HOUR

FIRE-RESISTANCE-RATE CONSTRUCTION FOR A DISTANCE NOT LESS THAN THE DEPTH OF THE PROJECTING ELEMENT ON BOTH SIDES OF THE FIRE WALL. OPENINGS WITHIN SUCH EXTERIOR WALLS

SHALL BE PROTECTED BY OPENING PROTECTIVES HAVING A FIRE PROTECTION RATING OF NOT LESS THAN 3/4 HOUR.

2. NONCOMBUSTIBLE HORIZONTAL PROJECTING ELEMENTS WITH
CONCEALED SPACES, PROVIDED THAT A MINIMUM 1-HOUR FIRERESISTANCE- RATED WALL EXTENDS

THROUGH THE CONCEALED THE PROJECTING ELEMENT SHALL BE SEPARATED FROM THE BUILDING BY NOT LESS THAN 1-HOUR FIRE-RESISTANCE-RATED CONSTRUCTION FOR A DISTANCE ON EACH SIDE OF

THE FIRE WALL
EQUAL TO THE DEPTH OF THE PROJECTING ELEMENT. THE WALL IS NOT REQUIRED TO EXTEND UNDER THE PROJECTING ELEMENT WHERE THE BUILDING EXTERIOR WALL IS NOT LESS THAN 1-HOUR

FIRE-RESISTANCE RATED FOR A DISTANCE ON EACH SIDE OF THE FIRE WALL EQUAL TO THE DEPTH OF THE PROJECTING ELEMENT.

OPENINGS WITHIN SUCH EXTERIOR WALLS SHALL BE PROTECTED BY OPENING PROTECTIVES HAVING A FIRE PROTECTION RATING OF NOT LESS THAN 3/4 HOUR.

3. FOR COMBUSTIBLE HORIZONTAL PROJECTING ELEMENTS WITH CONCEALED SPACES, THE FIRE WALL

NEED ONLY EXTEND THROUGH THE CONCEALED SPACE TO THE OUTER EDGES OF THE PROJECTING ELEMENTS. THE EXTERIOR WALL BEHIND AND BELOW THE PROJECTING ELEMENT SHALL BE OF NOT LESS THAN 1-HOUR FIRE-RESISTANCE RATED CONSTRUCTION FOR A DISTANCE NOT LESS THAN THE DEPTH OF THE PROJECTING ELEMENTS ON BOTH SIDES OF THE FIRE WALL. OPENINGS WITHIN SUCH EXTERIOR

WALLS SHALL BE PROTECTED BY OPENING PROTECTIVES HAVING A FIRE PROTECTION RATING OF NOT LESS THAN 3/4 HOUR.
706.6 VERTICAL CONTINUITY. FIRE WALLS SHALL EXTEND FROM THE FOUNDATION TO A TERMINATION POINT AT LEAST 30" ABOVE BOTH ADJACENT ROOFS.

EXCEPTIONS:

1. STEPPED BUILDINGS IN ACCORDANCE WITH SECTION 706.6.1.

2. TWO-HOUR FIRE-RESISTANCE-RATED WALLS SHALL BE PERMITTED TO TERMINATE AT THE UNDERSIDE OF THE ROOF SHEATHING, DECK OR SLAB, PROVIDED THAT:

2.1. THE LOWER ROOF ASSEMBLY WITHIN 4 FEET OF THE WALL HAS NOT LESS THAN A 1-HOUR FIRE

RESISTANCE RATING AND THE ENTIRE LENGTH AND SPAN OF SUPPORTING ELEMENTS FOR THE RATED ROOF ASSEMBLY HAS A FIRE-RESISTANCE RATING OF NOT LESS THAN 1 HOUR.

2.2. OPENINGS IN THE ROOF SHALL NOT BE LOCATED WITHIN 4 FEET OF THE FIRE WALL.

2.3. EACH BUILDING SHALL BE PROVIDED WITH NOT LESS THAN A CLASS B ROOF COVERING.

3. WALLS SHALL BE PERMITTED TO TERMINATE AT THE UNDERSIDE OF NONCOMBUSTIBLE ROOF

SHEATHING, DECK OR SLABS WHERE BOTH BUILDINGS ARE PROVIDED WITH NOT LESS THAN A CLASS B ROOF COVERING. OPENINGS IN THE ROOF SHALL NOT BE LOCATED WITHIN 4 FEET OF THE FIRE WALL.

4. IN BUILDINGS OF TYPE III, IV AND V CONSTRUCTION, WALLS SHALL BE PERMITTED TO TERMINATE

AT THE UNDERSIDE OF COMBUSTIBLE ROOF SHEATHING OR DECKS, PROVIDED THAT ALL OF THE FOLLOWING REQUIREMENTS ARE MET.

4.1 ROOF OPENINGS ARENOT LESS THAN 4 FEET FROM THE FIRE WALL,

4.2 THE ROOF IS COVERED WITH A MINIMUM CLASS B ROOF COVERING.

4.3 THE ROOF SHEATHING OR DECK IS CONSTRUCTED OF FIRERETARDANT- TREATED WOOD FOR A DISTANCE OF 4 FEET ON BOTH SIDES OF THE WALL OR THE ROOF IS PROTECTED WITH 5/8" TYPE X

GYPSUM BOARD DIRECTLY BENEATH THE UNDERSIDE OF THE ROOF SHEATHING OR DECK, SUPPORTED BY NOT LESS THAN 2-INCH NOMINAL LEDGERS ATTACHED TO THE SIDES OF THE ROOF FRAMING MEMBERS FOR A DISTANCE OF NOT LESS THAN 4 FEET ON BOTH SIDES OF THE FIRE WALL.

5. IN BUILDINGS DESIGNED IN ACCORDANCE WITH SECTION 510.2, FIRE WALLS LOCATED ABOVE THE 3-HOUR HORIZONTAL ASSEMBLY REQUIRED BY SECTION 510.2, ITEM 1 SHALL BE PERMITTED TO EXTEND FROM THE TOP OF THIS HORIZONTAL ASSEMBLY.

BUILDINGS WITH SLOPED ROOFS IN ACCORDANCE WITH SECTION 706.6.2. 706.6.1 STEPPED BUILDINGS. WHERE A FIRE WALL SERVES AS AN EXTERIOR WALL FOR A BUILDING AND

SEPARATES BUILDINGS HAVING DIFFERENT ROOF LEVELS, SUCH WALL SHALL TERMINATE AT A POINT NOT LESS THAN 30 INCHES (762 MM) ABOVE THE LOWER ROOF LEVEL, PROVIDED THE EXTERIOR WALL FOR A HEIGHT OF 15 FEET (4572 MM) ABOVE THE LOWER ROOF IS NOT LESS THAN 1-HOUR

FIRE-RESISTANCERATED CONSTRUCTION FROM BOTH SIDES WITH OPENINGS PROTECTED BY FIRE ASSEMBLIES HAVING A FIRE PROTECTION RATING OF NOT LESS THAN 3/4 HOUR.

EXCEPTION: WHERE THE FIRE WALL TERMINATES AT THE UNDERSIDE OF THE ROOF SHEATHING, DECK OR SLAB OF THE LOWER ROOF, PROVIDED THAT:

1. THE LOWER ROOF ASSEMBLY WITHIN 10 FEET (3048MM) OF THE WALL HAS NOT LESS THAN A 1-HOUR FIRE RESISTANCE RATING AND THE ENTIRE LENGTH AND SPAN OF SUPPORTING ELEMENTS FOR THE RATED ROOF ASSEMBLY HAS A FIRE-RESISTANCE RATING OF NOT LESS THAN 1 HOUR.

2. OPENINGS IN THE LOWER ROOF SHALL NOT BE LOCATED WITHIN 10 FEET (3048 MM) OF THE FIRE WALL.
706.8 OPENINGS. EACH OPENING THROUGH A FIRE WALL SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716.5 AND SHALL NOT EXCEED 156 SQUARE FEET (15 m2). THE AGGREGATE WIDTH OF OPENINGS AT ANY FLOOR LEVEL SHALL NOT EXCEED 25 PERCENT OF THE LENGTH OF THE WALL.

EXCEPTIONS:

1. OPENINGS ARE NOT PERMITTED IN PARTY WALLS CONSTRUCTED IN ACCORDANCE WITH SECTION 706.1.1.

2. OPENINGS SHALL NOT BE LIMITED TO 156 SQUARE FEET (15 m2) WHERE BOTH BUILDINGS ARE

EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1.
706.9 PENETRATIONS. PENETRATIONS OF FIRE WALLS SHALL COMPLY WITH SECTION 714. 706.10 JOINTS. JOINTS MADE IN OR BETWEEN FIRE WALLS SHALL COMPLY WITH SECTION 715. 706.11 DUCTS AND AIR TRANSFER OPENINGS. DUCTS AND AIR TRANSFER OPENINGS SHALL NOT PENETRATE FIRE WALLS.

EXCEPTION: PENETRATIONS BY DUCTS AND AIR TRANSFER OPENINGS OF FIRE WALLS THAT ARE NOT ON

A LOT LINE SHALL BE ALLOWED PROVIDED THE PENETRATIONS COMPLY WITH SECTION THE SIZE AND AGGREGATE WIDTH OF ALL OPENINGS SHALL NOT EXCEED THE LIMITATIONS OF SECTION 706.8.

AESTHETICS
LIGHTING NOTES: ALL EXTERIOR LIGHTING SHALL EMPLOY THE USE OF CUT-OFF FIXTURES TO RESTRICT THE DIRECTION OF THE LIGHT SO AS NOT TO BE DIRECTLY VISIBLE FROM OFF-SITE.

RECREATION COURTS: NO ARTIFICIAL LIGHTING SHALL BE PERMITTED FOR TENNIS AND OTHER RECREATION COURTS.

SWIMMING POOL AND SPAS: ARTIFICIAL LIGHTING OF SWIMMING POOLS AND SPAS SHALL BE PLACED BENEATH THE SURFACE OF THE WATER IN THE POOL OR SPA TO ILLUMINATE THE WATER.

OTHER EXTERIOR LIGHTS USED TO ILLUMINATE THE SURROUNDING AREA USE THE MINIMUM NUMBER AND WATTAGE OF LIGHT WHICH WILL SAFELY ILLUMINATE THE AREA.

HIGH INTENSITY LIGHTING PROHIBITED: HIGH INTENSITY DISCHARGE LIGHTING, SUCH AS MERCURY VAPOR, HIGH- AND LOW-PRESSURE SODIUM, AND METAL HALIDE LIGHTING IS PROHIBITED.

OUTDOOR LIGHTING: OUTDOOR LIGHTING SHOULD USE THE MINIMUM NUMBER AND WATTAGE LIGHTS WHICH WILL SAFELY ILLUMINATE THE AREA. OUTDOOR LIGHT SOURCES SHALL BE SHIELDED SO AS NOT TO BE DIRECTLY VISIBLE FROM OFF-SITE.

BIOLOGICAL RESOURCES

NESTING MIGRATORY BIRDS ARE PROTECTED UNDER THE MIGRATORY BIRD TREATY ACT, AND SECTION 3503 OF THE CALIFORNIA FISH AND GAME CODE. SEVERAL SPECIES OF BATS THAT INHABIT THE BAY AREA ARE LISTED AS A CALIFORNIA SPECIES OF SPECIAL CONCERN (CSSC). TREE REMOVAL HAS THE POTENTIAL TO DISTURB NESTING MIGRATORY BIRDS AND BATS. THUS, ALL APPLICATIONS THAT INCLUDE TREE REMOVAL ARE REQUIRED TO IMPLEMENT THE FOLLOWING MEASURES AS STANDARD CONDITIONS OF PROJECT APPROVAL:

NESTING BIRDS:

1.TO MINIMIZE POTENTIAL IMPACTS ON NESTING BIRDS, THE APPLICANT SHALL AVOID CONSTRUCTION ACTIVITIES (I.E., TREE PRUNING, TREE REMOVAL, TREE PROTECTION WORK, DEMOLITION, GRADING, AND CONSTRUCTION) DURING THE ACTIVE NESTING SEASON (BETWEEN FEBRUARY 1, AND AUGUST 31). IF IT IS NOT POSSIBLE TO SCHEDULE CONSTRUCTION ACTIVITIES BETWEEN SEPTEMBER 1 AND JANUARY 31, THEN

PRE-CONSTRUCTION SURVEYS FOR NESTING BIRDS SHOULD BE CONDUCTED BY A QUALIFIED

BIOLOGIST TO ENSURE THAT NO NESTS WILL BE DISTURBED DURING PROJECT IMPLEMENTATION. THESE SURVEYS SHALL BE CONDUCTED NO MORE THAN 7 DAYS PRIOR TO THE INITIATION OF CONSTRUCTION ACTIVITIES. DURING THIS SURVEY, A QUALIFIED BIOLOGIST WILL INSPECT ALL TREES AND OTHER POTENTIAL NESTING HABITATS (E.G., TREES, SHRUBS, AND STRUCTURES) IN AND IMMEDIATELY ADJACENT TO THE IMPACT AREAS FOR NESTS. IF AN

ACTIVE NEST IS FOUND SUFFICIENTLY CLOSE TO WORK AREAS TO BE DISTURBED BY THESE

ACTIVITIES, THE BIOLOGIST WILL DETERMINE THE EXTENT OF A CONSTRUCTION-FREE BUFFER ZONE TO BE ESTABLISHED AROUND THE NEST (TYPICALLY 300 FT FOR RAPTORS AND 100 FT

FOR OTHER SPECIES, TYPICALLY RECOMMENDED BY THE CALIFORNIA DEPARTMENT OF FISH

AND WILDLIFE), TO ENSURE THAT NO NESTS OF SPECIES PROTECTED BY THE MIGRATORY BIRD

TREATY ACT AND CALIFORNIA FISH AND GAME CODE WILL BE DISTURBED DURING PROJECT IMPLEMENTATION. 2. IF CONSTRUCTION ACTIVITIES WILL NOT BE INITIATED UNTIL AFTER THE START OF THE NESTING SEASON, ALL POTENTIAL NESTING SUBSTRATES (E.G., BUSHES, TREES, GRASSES, AND OTHER

VEGETATION) THAT ARE SCHEDULED TO BE REMOVED BY THE PROJECT SHOULD BE REMOVED PRIOR TO THE START OF THE NESTING SEASON (E.G., PRIOR TO FEBRUARY 1). THIS WILL

REDUCE THE INITIATION OF NESTS IN

THE VEGETATION AND REDUCE POTENTIAL DELAYS OF THE PROJECT DUE TO THE PRESENCE OF ACTIVE NESTS WITHIN THESE SUBSTRATES. BATS:

1.A QUALIFIED BIOLOGIST SHALL VISUALLY INSPECT TREES TO BE REMOVED FOR BAT ROOSTS WITHIN 7 DAYS PRIOR TO THEIR REMOVAL. THE BIOLOGIST WILL LOOK FOR SIGNS OF BATS

INCLUDING SIGHTINGS OF LIVE OR DEAD BATS, BAT CALLS OR SQUEAKING, THE SMELL OF BATS, BAT DROPPINGS, GREASE STAINS, OR URINE STAINS AROUND OPENINGS IN TREES OR STRUCTURES, OR FLIES AROUND SUCH OPENINGS. TREES WITH MULTIPLE HOLLOWS, CREVICES, FORKED BRANCHES, WOODPECKER HOLES OR LOOSE AND FLAKING BARK HAVE THE HIGHEST CHANCE OF OCCUPATION AND SHALL BE INSPECTED THE MOST CAREFULLY. 2. IF SIGNS OF BATS ARE DETECTED, CDFW SHOULD BE CONTACTED ABOUT HOW TO PROCEED.

ECHO-LOCATION SURVEYS MAY BE NEEDED TO VERIFY THE PRESENCE OF BATS, OR AN

EXCLUSION ZONE AROUND THE OCCUPIED TREE MAY BE RECOMMENDED UNTIL BATS LEAVE THE ROOST. DUE TO RESTRICTIONS OF THE CALIFORNIA HEALTH DEPARTMENT, DIRECT CONTACT BY WORKERS WITH ANY BAT IS NOT ALLOWED. THE QUALIFIED BAT BIOLOGIST

SHALL BE CONTACTED IMMEDIATELY IF A BAT ROOST IS DISCOVERED DURING PROJECT CONSTRUCTION.

CULTURAL RESOURCES
HUMAN REMAINS: IF ANY HUMAN REMAINS ARE DISCOVERED OR RECOGNIZED IN ANY

LOCATION ON A PROJECT SITE, THERE SHALL BE NO FURTHER EXCAVATION OR

DISTURBANCE OF THE SITE OR ANY NEARBY AREA REASONABLY SUSPECTED TO OVERLIE ADJACENT HUMAN REMAINS UNTIL:

THE SAN MATEO COUNTY CORONER/SHERIFF HAS BEEN INFORMED AND HAS DETERMINED THAT NO INVESTIGATION OF THE CAUSE OF DEATH IS REQUIRED; AND IF THE REMAINS ARE OF NATIVE AMERICAN ORIGIN:
a) THE DESCENDANTS OF THE DECEASED NATIVE AMERICANS HAVE MADE A

RECOMMENDATION TO THE LANDOWNER OR THE PERSON RESPONSIBLE FOR THE

EXCAVATION WORK, FOR MEANS OF TREATING OR DISPOSING OF, WITH APPROPRIATE

DIGNITY, THE HUMAN REMAINS AND ANY ASSOCIATED GRAVE GOODS AS PROVIDED IN PUBLIC RESOURCES CODE SECTION 5097.98; OR
b) THE NATIVE AMERICAN HERITAGE COMMISSION WAS UNABLE TO IDENTIFY A DESCENDANT OR THE DESCENDANT FAILED TO MAKE A RECOMMENDATION WITHIN 24 HOURS AFTER BEING NOTIFIED BY THE COMMISSION. DEFENSIBLE SPACE NOTES CFC Sec. 4291: THIS PROJECT SHALL BE CONSTRUCTED AND MAINTAINED TO:
(1)(A) MAINTAIN DEFENSIBLE SPACE OF 100 FEET FROM EACH SIDE AND FROM THE FRONT AND

REAR OF THE STRUCTURE, BUT NOT BEYOND THE PROPERTY LINE, EXCEPT AS PROVIDED IN SUBPARAGRAPH (B). THE AMOUNT OF FUEL MODIFICATION NECESSARY SHALL CONSIDER THE

FLAMMABILITY OF THE STRUCTURE AS AFFECTED BY BUILDING MATERIAL, BUILDING STANDARDS, LOCATION, AND TYPE OF VEGETATION. FUELS SHALL BE MAINTAINED AND SPACED IN A CONDITION

SO THAT A WILDFIRE BURNING UNDER AVERAGE WEATHER CONDITIONS WOULD BE UNLIKELY TO IGNITE THE STRUCTURE. THIS SUBPARAGRAPH DOES NOT APPLY TO SINGLE SPECIMENS OF TREES

OR OTHER VEGETATION THAT ARE WELL-PRUNED AND MAINTAINED SO AS TO EFFECTIVELY

MANAGE FUELS AND NOT FORM A MEANS OF RAPIDLY TRANSMITTING FIRE FROM OTHER NEARBY VEGETATION OR TO INTERRUPT THE ADVANCE OF EMBERS TOWARD A STRUCTURE. THE INTENSITY OF FUELS MANAGEMENT MAY VARY WITHIN THE 100-FOOT PERIMETER OF THE STRUCTURE, WITH MORE INTENSE FUEL REDUCTIONS BEING UTILIZED BETWEEN 5 AND 30 FEET AROUND THE STRUCTURE, AND AN EMBER-RESISTANT ZONE BEING REQUIRED WITHIN 5 FEET OF STRUCTURE,

BASED ON REGULATIONS PROMULGATED BY THE BOARD, IN CONSULTATION WITH THE

DEPARTMENT, TO CONSIDER THE ELIMINATION OF MATERIALS IN THE EMBER-RESISTANT ZONE THAT WOULD LIKELY BE IGNITED BY EMBERS. CONSISTENT WITH FUELS MANAGEMENT

OBJECTIVES, STEPS SHOULD BE TAKEN TO MINIMIZE EROSION, SOIL DISTURBANCE, AND THE SPREAD OF FLAMMABLE NONNATIVE GRASSES AND WEEDS. FOR PURPOSES OF THIS SUBPARAGRAPH, "FUEL" MEANS ANY COMBUSTIBLE MATERIAL, INCLUDING PETROLEUM-BASED PRODUCTS, CULTIVATED LANDSCAPE PLANTS, GRASSES, WEEDS, AND WILDLAND VEGETATION. (2) REMOVE THAT PORTION OF A TREE THAT EXTENDS WITHIN 10 FEET OF THE OUTLET OF A CHIMNEY OR STOVEPIPE.
(3) MAINTAIN A TREE, SHRUB, OR OTHER PLANT ADJACENT TO OR OVERHANGING A BUILDING FREE OF DEAD OR DYING WOOD.
(4) MAINTAIN THE ROOF OF A STRUCTURE FREE OF LEAVES, NEEDLES, OR OTHER VEGETATIVE MATERIALS.
(5) BUILDING SHALL COMPLY WITH ALL STATE BUILDING STANDARDS, INCLUDING THOSE DESCRIBED IN SUBDIVISION (b) OF SECTION 51189 OF THE GOVERNMENT CODE. UPON COMPLETION

OF THE CONSTRUCTION OR REBUILDING, THE OWNER SHALL OBTAIN FROM THE LOCAL BUILDING

OFFICIAL, A COPY OF THE FINAL INSPECTION REPORT THAT DEMONSTRATES THAT THE DWELLING

OR STRUCTURE WAS CONSTRUCTED IN COMPLIANCE WITH ALL APPLICABLE STATE AND LOCAL BUILDING STANDARDS, INCLUDING THOSE DESCRIBED IN SUBDIVISION (b) OF SECTION 51189 OF

THE GOVERNMENT CODE, AND SHALL PROVIDE A COPY THAT INSURES THE DWELLING OR STRUCTURE.

1. THIS CONSTRUCTION DOCUMENT SET IS INCLUSIVE OF THE DRAWING SHEETS LISTED IN THE SHEET INDEX(A0.0) AND THE PROJECT MANUAL.

2. THE CONTRACTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND CONDITIONS FOR BUILDING AND SITE PRIOR TO PROCEEDING WITH THE WORK.

3. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. DO NOT SCALE THE DRAWINGS.

4. ALL DIMENSIONS, WHEN SHOWN IN THE ARCHITECTURAL PLANS, ARE TO FACE OF STUD, MASONRY, OR CONCRETE, OR CENTERLINE OF COMMON WALL UNLESS OTHERWISE NOTED.

5. ALL CHANGES IN FLOOR MATERIAL OCCUR AT THE CENTERLINE OF DOOR OR FRAMED OPENING UNLESS OTHERWISE INDICATED ON THE DRAWINGS.

6. GLASS SUBJECTED TO HUMAN IMPACT SHALL BE OF SAFETY GLAZING MATERIAL ( LAMINATED, UNLESS OTHERWISE WHERE REQUIRED AND SHALL MEET LOCAL, STATE, AND FEDERAL REQUIREMENTS.

7. ANY SURVEY MONUMENTS WITH IN THE AREA OF CONSTRUCTION SHALL BE PRESERVED OR RESET BY A REGISTERED CIVIL ENGINEER OR A LICENSED LAND SURVEYOR.

8. PRIOR TO BIDDING, THE GENERAL CONTRACTOR AND ALL SUB-CONTRACTORS SHALL VISIT THE SITE AND

BECOME ACQUAINTED WITH ALL CONDITIONS RELATING TO THE CONSTRUCTION AND COMPLETION OF THE PROJECT AND THE EMPLOYMENT OF LABOR THEREON. BIDDERS AND THEIR SUB-CONTRACTORS SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT.

9. HAZARDOUS MATERIALS: IN THE EVENT THAT HAZARDOUS MATERIALS ARE ENCOUNTERED IN THE

PREMISES DURING THE EXECUTION OF THE WORK, NOTIFY THE OWNER IMMEDIATELY AND DO NOT PROCEED UNTIL DIRECTED. FOLLOW ALL CAL OSHA REQUIREMENTS.

10. NOTES ARE AN AID TO THE CONTRACTOR IN UNDERSTANDING THE WORK AND SHOULD NOT BE CONSTRUCTED AS BEING COMPLETE IN EVERY DETAIL. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO

BECOME THOROUGHLY FAMILIAR WITH THE WORK, AND REPORT ALL DISCREPANCIES BETWEEN THE DRAWINGS AND THE ACTUAL CONDITIONS TO THE ARCHITECT.

11. THE DRAWINGS INDICATE LOCATION, DIMENSIONS, REFERENCE, AND TYPICAL DETAILS OF CONSTRUCTION. THE DRAWINGS DO NOT ILLUSTRATE EVERY CONDITION. WORK NOT PARTICULARLY DETAILED SHALL BE OF CONSTRUCTION SIMILAR TO PARTS THAT ARE DETAILED.

12. DO NOT SUBSTITUTE, REVISE, OR CHANGE THE WORK WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT.

13. INSTALL ALL WORK PLUMB, LEVEL SQUARE,TRUE, AND IN PROPER ALIGNMENT.

14. COORDINATE ALL WORK AS REQUIRED BY THE CONTRACT DOCUMENTS WITH THE OWNER, INCLUDING TEMPORARY STORAGE, LOADING, KEYING SYSTEMS, ETC., AND PROVIDE NECESSARY BARRICADES, SIGNS, BARRIERS, AND PROTECTION.

15. CONTRACTOR SHALL PAY SPECIFIC ATTENTION TO THE DIMENSIONS OR IMPLIED PLAN AND SECTIONAL SPATIAL RELATIONSHIPS, AND VERIFY ALL AXES AND IMPLIED SYMMETRIES BEFORE BEGINNING WORK.

16. PROVIDE AND COORDINATE LOCATION AND TYPE OF BLOCKING/ BACKING IN PARTITIONS BEHIND ALL WALL MOUNTED ITEMS. REVIEW ALL BLOCKING W/ ARCHITECT IN FIELD PRIOR TO COVERING W/ OTHER MATERIAL.

17. DETAILED AND LARGER SCALE DRAWINGS TAKE PRECEDENCE OVER SMALLER SCALE DRAWINGS.

BMR BMR
BMR

WOODRATS
A QUALIFIED BIOLOGIST SHALL VISUAL INSPECT THE SITE 30 DAYS PRIOR TO COMMENCEMENT

TO IDENTIFY ANY SAN FRANCISCO DUSKY-FOOTED WOODRATS (SFDW) HOUSES AND DETERMINE WHETHER THE NESTS ARE ACTIVE OR INACTIVE. IF AN ACTIVE SFDW HOUSE IS FOUND OUTSIDE

OF THE GRADING FOOTPRINT, THE ACTIVE HOUSE SITE WILL BE DESIGNATED AS "ECOLOGICALLY SENSITIVE AREAS" (ESA) AND PROTECTED DURING PROJECT CONSTRUCTION WITH ESTABLISHMENT OF FLAGGING OR A FENCE BARRIER SURROUNDING THE NEST SITE.

IF SFDW HOUSES ARE FOUND WITHIN THE GRADING FOORPRINT AND IMPACTS CANNOT BE AVOIDED, A BIOLOGIST WILL PREPARE AN SFDW HOUSE RELOCATION PLAN. THE PLAN WILL

IDENTIFY THE LOCATION OF THE ACTIVE HOUSES, THE NEED FOR RELOCATION, THE NEW LOCATION, AND THE METHODS FOR RELOCATION. THE METHODS MAY INCLUDE CREATING A

NEW NEST BOX, CAPTURING THE RAT(S) OVER UP TO TWO NIGHTS OF TRAPPING WITH EVENING

SET AND EARLY MORNING CHECK, RELOCATING THE NEST CUP AND LARDER TO THE NEW NEST

BOX, REBUILDING THE STICK HOUSE OVER THE NEST BOX, RELEASING THE RAT(S) INTO IT AND ADDING STICKS TO PREVENT THE RATS FROM BOLTING IMMEDIATELY. THE METHODS WILL BE

DETERMINED BY THE BIOLOGIST ACCORDING TO THE LATEST SCIENTIFIC INFORMATION AVAILABLE.

ITEM 2A ATTACHMENT 9A

593.2'
593.2'

UP DN PENTHOUSE
604.4'
604.4'

UP DN PENTHOUSE
615.6'
615.6'
DN
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8
SCALE:
1"=20' NORTH
20' 40' 60'
IDF

ELEVATOR
#2
EXIT
STAIR #2

ELEVATOR
#1
EXIT
STAIR #1
IDF
TRASH
21'-9"
22'-11 1/4" 18'-0 3/4" 11'-6"
14'-7 3/4"
60'-8 1/4" 30'-6"
3'-8"
2 1/4" 44'-10 7/8" 2 1/4" 62'-5 3/8" 47'-7 3/4"
8'-7" 42'-3 3/4"
2 1/4"
47'-10"
2 1/4" 2 1/4" 2 1/4"
2'-0"
2 1/4"
213'-10"
213'-5"

FLOOR PLAN E

FLOOR PLAN D

FLOOR PLAN B

FLOOR PLAN F

FLOOR PLAN C
2 1/4"
44" CORRIDOR 52'-6"
LEVEL 3

BUILDING PLAN

DECK DECK

DECK DECK
DECK
DECK
IDF

ELEVATOR
#2
EXIT
STAIR #2

ELEVATOR
#1
EXIT
STAIR #1
IDF
TRASH
21'-9"
22'-11 1/4" 18'-6 3/4" 11'-0"
14'-7 3/4"
60'-8 1/4" 23'-8"
2 1/4" 44'-10 7/8" 2 1/4" 62'-5 3/8" 47'-7 3/4" 4'-6" 22'-9" 8'-7" 42'-3 3/4"
2 1/4"
47'-10"
2 1/4" 2 1/4" 2 1/4"
3'-0"
2 1/4" 2 1/4"
214'-4"
213'-5" 54'-2"

FLOOR PLAN E

FLOOR PLAN D

FLOOR PLAN B

FLOOR PLAN A

FLOOR PLAN F

FLOOR PLAN C
2 1/4"
44" CORRIDOR 52'-6"
LEVEL 4

BUILDING PLAN

DECK DECK DECK

DECK DECK DECK

MUSIC ROOM
BATH
DECK
16'-1"
2'-0"

BUILDING PLAN
UP
UP

EQUIPMENT ROOF

BUILDING PLAN
LEVEL 5 / ROOF TERRACE

JULIET BALCONY
30'-6 1/16"

ELEVATOR
#2
EXIT
STAIR #2

ELEVATOR
#1
EXIT
STAIR #1
21'-9"
14'-3 7/8" 15'-5" 29'-8 1/8" 33'-2 11/16" 33'-0 1/8" 4'-6" 8'-7" 14'-10 5/8"
207'-4 7/8"
207'-4 7/8" 52'-6"
DINING
14'-9 5/8" 29'-11" 9'-7" 1'-8"
89'-10 15/16"
FAN DUCTS TO GARAGE 1'-8" 48" HT. GLASS RAIL
48" HT. GLASS RAIL
DN

DOG RUN
12'6"X18'4"

PUTTING GREEN
12" HT.WALL
POWDER
ROOM
POWDER
ROOM
118'-5" 22'-0" 24'-1 3/4" 33'-6"
48"HT.PARAPET WALL 48" HT. PARAPET WALL
A.C UNITS, TYP.
123'-10 1/2" 40'-3"
133'-2 1/4"
36" HT.PARAPETWALL 36" HT.PARAPETWALL
36" HT.PARAPETWALL 36" HT.PARAPETWALL
3'-8"

SITTING
ROOM

LEASING OFFICE
ROOF TERRACE BELOW 48'-10"

FLOOR PLAN A
DECK

FLOOR PLAN G
DECK

FLOOR PLAN GR
DECK
42'-3 1/2"
22'-11 1/4" 42'-6"
8'-5"

KITCHEN

DECK BELOW

DECK REF BELOW
ROOM
PANTRY

FIRE PIT MOVABLE

FURNITURE

CANOPY WITH APPROVED COVERING HAVING A
FLAME SPREAD INDEX OF NOT GREATER THAN 25
A1.2

BUILDING FLOOR PLANS & ROOF PLAN

ELEVATOR
#2
EXIT
STAIR #2
VENT
SHAFT 1'-8"
29'-8" 2 1/4" 4'-6" 9'-7" 23'-8" 28'-7 3/4" 52'-6" 2 1/4" 1'-8" 11"
DECK
11"
9'-7" 1'-8" 4'-0"
15'-9" 6'-2"
20'-9" 13'-4" 11'-8"
5'-0" 18'-10"
POWDER
ROOM
TRASH

STORAGE

STORAGE

CAFETERIA

MULTI PURPOSE ROOM
DECK
4'-4" 3'-2" 33'-6" 4'-4" 11'-6"4'-4"
4'-4" 11'-6"

KITCHEN STORAGE PREP RM STORAGE

ROOF GARDEN
BAR
VENT STACK, TYP. 6"
VENT STACK, TYP.
14'-7 3/4"
10" 10"
8'-5" 6'-0" 1'-8" 1'-8" 1'-8"

JULIET BALCONY
20'-4 1/4" 6'-0" 52'-6"

ART ROOM

CRAFT ROOM
ITEM 2A ATTACHMENT 9A

South
568.5'
570.2'
566.2'
565.7'
landscape
561.5'
558.7'
556.2'
548.9'

8.0% SLOPE

4.8% SLOPE

8.0% SLOPE
541.1'

VENT STACK

EXIT STAIRS

VENT STACKVENT STACK
542.0'
544.0'
546.0'
548.0'
550.0'
552.0'
554.0'
556.0'
558.0'
560.0'
562.0'
564.0' 564.0' EDGE OF

PAVEMENT
540.0'
538.0'
566.0'
568.0'
570.0'
572.0'
574.0'
576.0'
578.0'
580.0'
582.0'
584.0'
569.5' B.O. PODIUM
570.8' T.O. PODIUM
586.0'
588.0'
590.0'
592.0'
596.0'
598.0'
600.0'
602.0'
604.0'
606.0'
608.0'
610.0'
612.0'
614.0'
616.0'
618.0'
594.0'
592.0' B.O. JOISTS
593.2' T.O. SHEATHING
580.8' B.O. JOISTS
582.0' T.O. SHEATHING
603.2' B.O. JOISTS
604.4' T.O. SHEATHING
614.4' B.O. JOISTS
615.6' T.O. SHEATHING
558.3' B.O. PODIUM
559.6' T.O. PODIUM
547.1' B.O. JOISTS
548.3' T.O. SHEATHING
536.0'
534.0'
532.0'
530.0'
528.0'
526.0'
524.0'
522.0'
520.0'
518.0'
516.0'
514.0'
535.9' B.O. JOISTS
537.1' T.O. SHEATHING
524.7' B.O. SLAB
525.9' T.O. SLAB
515.1' B.O. SLAB
516.3' T.O. SLAB
629.8' T.O. PARAPET
625.6' B.O. JOISTS
626.8' T.O. SHEATHING
620.0'
622.0'
624.0'
626.0'
628.0'
630.0'

EXIT STAIRS

VENT STACKVENT STACK
542.0'
544.0'
546.0'
548.0'
550.0'
552.0'
554.0'
556.0'
558.0'
560.0'
562.0'
564.0' 564.0' EDGE OF

PAVEMENT
540.0'
538.0'
566.0'
568.0'
570.0'
572.0'
574.0'
576.0'
578.0'
580.0'
582.0'
584.0'
569.5' B.O. PODIUM
570.8' T.O. PODIUM
586.0'
588.0'
590.0'
592.0'
596.0'
598.0'
600.0'
602.0'
604.0'
606.0'
608.0'
610.0'
612.0'
614.0'
616.0'
618.0'
594.0'
592.0' B.O. JOISTS
593.2' T.O. SHEATHING
580.8' B.O. JOISTS
582.0' T.O. SHEATHING
603.2' B.O. JOISTS
604.4' T.O. SHEATHING
614.4' B.O. JOISTS
615.6' T.O. SHEATHING
558.3' B.O. PODIUM
559.6' T.O. PODIUM
547.1' B.O. JOISTS
548.3' T.O. SHEATHING
536.0'
534.0'
532.0'
530.0'
528.0'
526.0'
524.0'
522.0'
520.0'
518.0'
516.0'
514.0'
535.9' B.O. JOISTS
537.1' T.O. SHEATHING
524.7' B.O. SLAB
525.9' T.O. SLAB
629.8' T.O. PARAPET
625.6' B.O. JOISTS
626.8' T.O. SHEATHING
620.0'
622.0'
624.0'
626.0'
628.0'
630.0'
554.8' GRADE PLANE
515.1' B.O. SLAB
516.3' T.O. SLAB
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8
5'0' 10' 20' SCALE:
1"=10' 80'-1" TOTAL BUILDING HEIGHT TO FINISH GRADE59'-7" TOTAL HEIGHT TO FINISH GRADE

SOUTH ELEVATION
1 COLOR SAMPLES
SW 7666

FLEUR DE SEL
C
F
SW 7020

BLACK FOX
A
SW 6198

SENSIBLE HUE
D

CEMENTITIOUS HORIZONTAL SIDING

ARTISAN V-RUSTIC
G
HTYP
General Notes

FINISH GRADE SHALL SLOPE AWAY FROM
FOUNDATIONS AT A 5% MIN. SLOPE FOR A MIN. OF
10' 0" AT SOIL AND A MIN. OF 3' 0" AT CONCRETE.

FINISH GRADE SHOWN AT BUILDING FOR ELEVATIONS

1. 2.

SW 6431

LEAPFROG
C
F TYP
H TYP
J
A1
TYP
TYP A1
G
TYP
L
TYP
L
TYP
F TYP
C
H
C
TYP
J
TYP
GTYP
C
H
J
TYP
G
F
TYP
TYP. 2
APPROXIMATE SQUARE FOOTAGE:

THIS IS ONE BUILDING OF APPROXIMATELY 73,944 SQ.FT. 100% OF THE BUILDING IS RESIDENTIAL AND RESIDENTIAL ACCESSORY USES.

ACCESSORY USE BREAKDOWN:
2,370 sq.ft.
9,305 sq.ft.
7,590 sq.ft.
1,131 sq.ft.

NATURAL GRADE
FINISH GRADE 83'-5" 73'-5"
5'0' 10' 20' SCALE:
1"=10'
EAST ELEVATION 2 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-4" 11'-2 3/8" 11'-2 3/8" LEVEL 1
+ 0'-0"
- 11'-4"

LOWER PODIUM
- 22'-6"
LEVEL 2
+ 11'-2"
LEVEL 3
+ 22'-4"
LEVEL 4
+ 33'-7"
LEVEL 5
+ 44'-9"
+ 56'-0"

SUB BASEMENT

PODIUM / GARAGE
J
TYP
H
L
C
A1
F
TYP
C
H
F TYP
2 TYP 9'-0" 1
ROOF
+ 67'-3"
11'-2 3/8"

BASEMENT
- 33'-8" 9'-6"
K
K 84'-9" TOTAL BUILDING HEIGHT TO FINISH GRADE
R-2 (RESIDENTIAL)
A-3
B
S-2

ACCESSORY
R-2.1 (ASSISTED LIVING) 2,687 sq.ft.
50,861 sq.ft.

G
C
C C
F
TYP
C
C
F
TYP
C C C
F
TYP
Materials & Colors
NOTE: SEE COLOR SAMPLES ON THIS SHEET FOR

SAMPLE IMAGES AND COLORS

STONE CLADDING, SILVER TRAVERTINE

STEEL FASCIA , SILLS, & ACCENTS
SW 7020 BLACK FOX A
B

CEMENT PLASTER, STEEL TROWEL SMOOTH FINISH
SW 7666 FLEUR DE SEL C

STEEL ACCENT
SW 6431 LEAPFROG
F

CEMENTITIOUS HORIZONTAL SIDING

ARTISAN V-RUSTIC, OVER RAINSCREEN G
42" TALL 12MM CLEAR TEMP GLASS
GUARDRAIL. H
WINDOWS: DOUBLE PANE BLACK ALUMINUM
FRAMED
J
DOORS: STEEL DOOR
SW 7020 BLACK FOX K

CEMENT PLASTER, STEEL TROWEL SMOOTH FINISH
SW 7020 BLACK FOX A1

FABRIC AWNING OVER ALUMINUM FRAME, COLOR

TO MATCH
L A

METAL GARAGE DOOR
SW 6198 SENSIBLE HUE D
C A1
TYP
FINISH GRADE 80'-1" 7'-6" 1
TYP
H
NOTE: CBC BUILDING HEIGHTS MEASURED TO TOP OF ROOF MEMBRANE A2.1
ELEVATIONS 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-4" 11'-2 3/8" 11'-2 3/8" LEVEL 1
+ 0'-0"
- 11'-4"

LOWER PODIUM
- 22'-6"
LEVEL 2
+ 11'-2"
LEVEL 3
+ 22'-4"
LEVEL 4
+ 33'-7"
LEVEL 5
+ 44'-9"
+ 56'-0"
- 33'-8"
ROOF
+ 67'-3"
11'-2 3/8"

BASEMENT

CANOPY WITH APPROVED COVERING

HAVING A FLAME SPREAD INDEX OF NOT
GREATER THAN 25 9'-6"
- 43'-2"
SUB BASEMENT 4'-0"
TYP
G
TYP
TYP
F
TYP
- 43'-2"
G
5 TYP
4 FIRE RESISTANCE RATING FOR EXTERIOR WALLS SHALL
COMPLY WITH CBC TABLE 705.5

3. MAXIMUM AREA OF EXTERIOR WALL OPENINGS SHALL
COMPLY WITH CBC TABLE 705.8

4. 2 TYP
2 TYP
2 TYP
EXTERIOR LIGHT FIXTURE TOTAL - 97
SURFACE MOUNTED LIGHT FIXTURE - 95, SEE SHEET 3/A4.1
RECESSED SOFFIT LIGHT FIXTURE - 02, SEE SHEET 4/A4.1

ELEVATORS AND STAIRWELLS ARE EXEMPT FROM
HEIGHT REQUIREMENTS PER CBC 504.3.

ALL LIGHT SOURCES AT EXTERIOR SHALL BE FULL
CUT-OFF DARK SKY COMPLIANT. FOR SURFACE
MOUNTED LIGHT FIXTURE, SEE SHEET 3/A4.1. FOR
RECESSED SOFFIT LIGHT FIXTURE, SEE SHEET 4/A4.1
Work Notes
1 2
3 EXIT DISCHARGE PATH, 48" CLEAR WIDTH
4 ROOF MEMBRANE
5 HAND RAIL, TYP. 74'-6" LOWEST BLD'G ACCESS TO ROOF DECK A
10"
1 HOUR GLASS
3/4 HOUR
GLASS
3/4 HOUR
GLASS

SUPPLEMENTAL FIRE PROTECTION
MEASURE #3

STANDPIPE OUTLETS ADDED AT
NORTH & SOUTH EXTERIOR WALLS 10' MIN. TYP.

SUPPLEMENTAL FIRE PROTECTION MEASURE #4
INCREASE FIRE RATING OF TYPE 1-A EXTERIOR
NON-BEARING WALL FROM 1 HOUR (REQ'D) TO 2

HOURS, ALONG SOUTHERN WALL ADJACENT TO
FIREFIGHTER ACCESS PATH.

SUPPLEMENTAL FIRE PROTECTION MEASURE #5
REMOVAL OF GLASS BELOW 10' FROM

FIREFIGHTER'S INGRESS PATH AND INCREASE FIRE

RESISTANCE OF REMAINING GLASS, SEE
ELEVATIONS A2.1
NOTE: SEE FIRE ACCESS PLAN A5.0 FOR

MORE INFORMATION ON

SUPPLEMENTAL FIRE PROTECTION

MEASURES
TYP 77'-10" TOTAL BUILDING HEIGHT TO FINISH GRADE
2 TYP
10"

CANOPY WITH APPROVED COVERING

HAVING A FLAME SPREAD INDEX OF NOT
GREATER THAN 25
10" 10"

PODIUM/GARAGE

MEZZANINE

MEZZANINE
2'-6" PARAPET, TYP.

ITEM 2A ATTACHMENT 9A

556.0'
558.0'
560.0'
562.0'
564.0' 564.0' EDGE OF

PAVEMENT
566.0'
568.0'
570.0'
572.0'
574.0'
576.0'
578.0'
580.0'
582.0'
584.0'
569.5' B.O. PODIUM
570.8' T.O. PODIUM
586.0'
588.0'
590.0'
592.0'
596.0'
598.0'
600.0'
602.0'
604.0'
606.0'
608.0'
610.0'
612.0'
614.0'
616.0'
618.0'
594.0'
592.0' B.O. JOISTS
593.2' T.O. SHEATHING
580.8' B.O. JOISTS
582.0' T.O. SHEATHING
603.2' B.O. JOISTS
604.4' T.O. SHEATHING
614.4' B.O. JOISTS
615.6' T.O. SHEATHING
558.3' B.O. PODIUM
559.6' T.O. PODIUM

PLANTERS

DRIVEWAY
570.8'
563.7' 561.5'
629.8' T.O. PARAPET
625.6' B.O. JOISTS
626.8' T.O. SHEATHING
620.0'
622.0'
624.0'
626.0'
628.0'
630.0'
OPEN

TO BEYOND
542.0'
544.0'
546.0'
548.0'
550.0'
552.0'
554.0'
556.0'
558.0'
560.0'
562.0'
564.0' 564.0' EDGE OF

PAVEMENT
540.0'
538.0'
566.0'
568.0'
570.0'
572.0'
574.0'
576.0'
578.0'
580.0'
582.0'
584.0'
569.5' B.O. PODIUM
570.8' T.O. PODIUM
586.0'
588.0'
590.0'
592.0'
596.0'
598.0'
600.0'
602.0'
604.0'
606.0'
608.0'
610.0'
612.0'
614.0'
616.0'
618.0'
594.0'
592.0' B.O. JOISTS
593.2' T.O. SHEATHING
580.8' B.O. JOISTS
582.0' T.O. SHEATHING
603.2' B.O. JOISTS
604.4' T.O. SHEATHING
614.4' B.O. JOISTS
615.6' T.O. SHEATHING
558.3' B.O. PODIUM
559.6' T.O. PODIUM
547.1' B.O. JOISTS
548.3' T.O. SHEATHING
536.0'
534.0'
532.0'
530.0'
528.0'
526.0'
524.0'
522.0'
520.0'
518.0'
516.0'
514.0'
535.9' B.O. JOISTS
537.1' T.O. SHEATHING
524.7' B.O. SLAB
525.9' T.O. SLAB
562.5'
561.4'
629.8' T.O. PARAPET
625.6' B.O. JOISTS
626.8' T.O. SHEATHING
620.0'
622.0'
624.0'
626.0'
628.0'
630.0'

7.5% SLOPE

6.0% SLOPE

8.0% SLOPE

7.3% SLOPE
541.1'
548.7'
552.4'
557.8'
515.1' B.O. SLAB
516.3' T.O. SLAB
529.3'

EXIT STAIRS
OPEN

TO BEYOND

VENT STACK

VENT STACK
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8 84'-9" TOTAL HEIGHT TO FINISH GRADE75'-0" 65'-3" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-4" 11'-2 3/8" 11'-2 3/8"

FINISH LEVEL
5'0' 10' 20' SCALE:
1"=10'

NORTH ELEVATION
3 SCALE: 5'0' 10' 20'
1"=10'

WEST ELEVATION
4 COLOR SAMPLES
SW 7666

FLEUR DE SEL
C
SW 6431

LEAPFROG
F
SW 7020

BLACK FOX
A
SW 6198

SENSIBLE HUE
D

CEMENTITIOUS HORIZONTAL SIDING

ARTISAN V-RUSTIC
G
F
C
A
H
C
F TYP
L
TYP
H
TYP
G
LEVEL 1
+ 0'-0"
- 11'-4"

BASEMENT
- 22'-6"
LEVEL 2
+ 11'-2"
LEVEL 3
+ 22'-4"
LEVEL 4
+ 33'-7"
LEVEL 5
+ 44'-9"
+ 56'-0"
- 33'-8"

PODIUM / GARAGE
G TYP
J
TYP
A1
TYP
A1
TYP
TYP
F
TYP
F
TYP 7'-6"
1 2 TYP
2 TYP
2 TYP
TYP 2 9'-0"
1 ROOF
+ 67'-3"
11'-2 3/8"
NATURAL GRADE 66'-2" TOTAL BUILDING HEIGHT TO FINISH GRADE 66'-7" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" LEVEL 1
+ 0'-0"
LEVEL 2
+ 11'-2"
LEVEL 3
+ 22'-4"
LEVEL 4
+ 33'-7"
LEVEL 5
+ 44'-9"
ROOF
+ 56'-0"

NATURAL & FINISH GRADE
B
G
L
TYP
A
C
C
D
H
TYP
J
TYP
2 TYP
+ 67'-3"
11'-2 3/8" 4'-0"
LOWER PODIUM 9'-6"
SUB BASEMENT 76'-8" 68'-0"
APPROXIMATE SQUARE FOOTAGE:

THIS IS ONE BUILDING OF APPROXIMATELY 73,944 SQ.FT. 100% OF THE BUILDING IS RESIDENTIAL AND RESIDENTIAL ACCESSORY USES.

ACCESSORY USE BREAKDOWN:

TYP K
K
TYP
Materials & Colors
NOTE: SEE COLOR SAMPLES ON THIS SHEET FOR

SAMPLE IMAGES AND COLORS

STONE CLADDING, SILVER TRAVERTINE

STEEL FASCIA , SILLS, & ACCENTS
SW 7020 BLACK FOX A
B

CEMENT PLASTER, STEEL TROWEL SMOOTH FINISH
SW 7666 FLEUR DE SEL C

STEEL ACCENT
SW 6431 LEAPFROG F

CEMENTITIOUS HORIZONTAL SIDING

ARTISAN V-RUSTIC, OVER RAINSCREEN G
42" TALL 12MM CLEAR TEMP GLASS
GUARDRAIL. H
WINDOWS: DOUBLE PANE BLACK ALUMINUM

FRAMED J
DOORS: STEEL DOOR
SW 7020 BLACK FOX K

CEMENT PLASTER, STEEL TROWEL SMOOTH FINISH
SW 7020 BLACK FOX A1

FABRIC AWNING OVER ALUMINUM FRAME, COLOR

TO MATCH L A
B
TYP F

METAL GARAGE DOOR
SW 6198 SENSIBLE HUE D
C
C
C
B
B
C
TYP F
B
B
B
C
F
H

CANOPY WITH APPROVED COVERING HAVING A
FLAME SPREAD INDEX OF NOT GREATER THAN 25
80'-3 1/2"
NOTE: CBC BUILDING HEIGHTS MEASURED TO TOP OF ROOF MEMBRANE A2.2
ELEVATIONS 74'-6" LOWEST BUILDING ACCESS TO ROOF DECK
4'-0"
3 4
TYP

G L TYP
L
J
TYP 5
General Notes

FINISH GRADE SHALL SLOPE AWAY FROM
FOUNDATIONS AT A 5% MIN. SLOPE FOR A MIN. OF
10' 0" AT SOIL AND A MIN. OF 3' 0" AT CONCRETE.

FINISH GRADE SHOWN AT BUILDING FOR ELEVATIONS

1. 2.

FIRE RESISTANCE RATING FOR EXTERIOR WALLS SHALL
COMPLY WITH CBC TABLE 705.5

3. MAXIMUM AREA OF EXTERIOR WALL OPENINGS SHALL
COMPLY WITH CBC TABLE 705.8

4. 2 TYP
EXTERIOR LIGHT FIXTURE TOTAL - 97
SURFACE MOUNTED LIGHT FIXTURE - 95, SEE SHEET 3/A4.1
RECESSED SOFFIT LIGHT FIXTURE - 02, SEE SHEET 4/A4.1

ELEVATORS AND STAIRWELLS ARE EXEMPT FROM
HEIGHT REQUIREMENTS PER CBC 504.3.

ALL LIGHT SOURCES AT EXTERIOR SHALL BE FULL
CUT-OFF DARK SKY COMPLIANT. FOR SURFACE
MOUNTED LIGHT FIXTURE, SEE SHEET 3/A4.1. FOR
RECESSED SOFFIT LIGHT FIXTURE, SEE SHEET 4/A4.1
Work Notes
1 2
3 EXIT DISCHARGE PATH, 48" CLEAR WIDTH
4 ROOF MEMBRANE
5 HAND RAIL, TYP.

SUPPLEMENTAL FIRE PROTECTION
MEASURE #3

STANDPIPE OUTLETS ADDED AT

NORTH & SOUTH EXTERIOR WALLS
3/4 HOUR
GLASS
3/4 HOUR
GLASS 10' MIN. TYP.
3/4 HOUR
GLASS
NOTE: SEE FIRE ACCESS PLAN A5.0 FOR

MORE INFORMATION ON

SUPPLEMENTAL FIRE PROTECTION

MEASURES
2 TYP
84'-3 1/2"
R-2 (RESIDENTIAL)
A-3
B
S-2
50,861 sq.ft.
2,370 sq.ft.
9,305 sq.ft.
7,590 sq.ft.

ACCESSORY 1,131 sq.ft.

R-2.1 (ASSISTED LIVING) 2,687 sq.ft.
10"
10"
10"

MEZZANINE

MEZZANINE
- 43'-2"
ITEM 2A ATTACHMENT 9A

Section
542.0'
544.0'
546.0'
548.0'
550.0'
552.0'
554.0'
556.0'
558.0'
560.0'
562.0'
564.0' 564.0' EDGE OF

PAVEMENT
540.0'
538.0'
566.0'
568.0'
570.0'
572.0'
574.0'
576.0'
578.0'
580.0'
582.0'
584.0'
569.5' B.O. PODIUM
570.8' T.O. PODIUM
586.0'
588.0'
590.0'
592.0'
596.0'
598.0'
600.0'
602.0'
604.0'
606.0'
608.0'
610.0'
612.0'
614.0'
616.0'
618.0'
594.0'
592.0' B.O. JOISTS
593.2' T.O. SHEATHING
580.8' B.O. JOISTS
582.0' T.O. SHEATHING
603.2' B.O. JOISTS
604.4' T.O. SHEATHING
614.4' B.O. JOISTS
615.6' T.O. SHEATHING
558.3' B.O. PODIUM
559.6' T.O. PODIUM
547.1' B.O. JOISTS
548.3' T.O. SHEATHING
536.0'
534.0'
532.0'
530.0'
528.0'
526.0'
524.0'
522.0'
520.0'
518.0'
516.0'
514.0'
535.9' B.O. JOISTS
537.1' T.O. SLAB
524.7' B.O. JOISTS
525.9' T.O. SLAB

FINISH GRADE

NATURAL GRADE

NATURAL GRADE
629.8' T.O. PARAPET
625.6' B.O. JOISTS
626.8' T.O. SHEATHING
620.0'
622.0'
624.0'
626.0'
628.0'
630.0'
515.1' B.O. SLAB
516.3' T.O. SLAB
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8

LOOKING NORTH
10'-5 5/8"
8'-3 1/2" 70'-8"
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 1

LOWER PODIUM

SUB BASEMENT
PL
EP
5%
20%
2%

5.1%
564.0'
563.0'
555.85' 555.0'
548.3'
PODIUM
11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 8'-0"

TRASH ROOM
5% BEYOND
TRASH PATH BEYOND 577.5' F.S.

ELEVATOR & STAIR IN
FOREGROUND 66"66"

CAR STACKER
WELL, TYP.

GARAGE

EQUIPMENT ROOF
SCALE: 5'0' 10' 20'
1"=10'

SECTION A-A
1 548.2'
548.0'
550.0' 8%
6%
LEVEL 5/ ROOF TERRACE

BASEMENT
11'-2 3/8" 15'-2" 5'-0" 7'-2" 8'-2"
524.5'
525.9'
515.1'
516.3'

RETAINING WALL W/

BACKDRAIN

RETAINING WALL W/

BACKDRAIN
4 C4
4 C4
4 C4
4 C4

FINISH GRADE AT CAR

STACKER BEYOND

FINISH GRADE

FINISH GRADE

AT DRIVEWAY

RAISED SLAB OVER

VOID AT DRIVEWAY

TOP OF STEM WALL
541.0'

TOP OF RETAINING WALL RETAINING WALL STEM WALL
525.9'
VENT SHAFT 7'-7" 6'-2"
LEVEL 5 2'-1" TYP. 8'-6"
A3.1
SECTIONS 84'-10"

STEEL POST

CANOPY WITH APPROVED COVERING HAVING A
FLAME SPREAD INDEX OF NOT GREATER THAN 25
ELEVATOR STAIR #2

FINISH GRADE

MEZZANINE
ITEM 2A ATTACHMENT 9A

4'-0" 8'-0" 6'-0" 2'-0"
4 x 4 PT POST 1 x 6 REDWOOD SMOOTH
BOARDS W/ 1
2" GAP IN BETWEEN
12" DIA. X 18" DEEP CONC. FOOTING

SET AT EACH POST
2 x 12 PT BOTTOM RAIL
2 x 4 PT STIFFNER
2" CRUSHED ROCK
3" GALVI. DECK SCREWS
4 x 4 PT POST
2 x 4 PT STIFFNER BLIND
FASTENED W/ 2" EXT. GRADE DECK SCREWS
1 x 6 REDWOOD SMOOTH
BOARDS W/ 1
2" GAP IN BETWEEN
4'-0"
PLAN

ELEVATION
4'-0" 4'-0" 8'-0" SECTION
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8

DETAILS

SURFACE MOUNTED LIGHT FIXTURE
NTS 3 ROOF EVE & EXTERIOR FINISH DETAIL

WILDFIRE URBAN INTERFACE ZONE
SCALE: NTS
6 RECESSED SOFFIT LIGHT FIXTURE, TYP
NTS 4

FENCE DETAIL, TYP
SCALE: 1/4"=1'-0" 2

FASCIA DETAIL
SCALE: 3"-1'-0" 1
FASCIA
3 MM THICK
GALV. STEEL
2 5/8"
7 1/4"
1/4" DENSDECK @ TOP &

INSIDE OF CURB
1/4" DENSDECK OVER 2" MIN.

FOAM INSULATION SLOPED
1/4" PER FOOT
80 MIL TPO ROOFING

MEMBRANE
2 X 8 CONTINUOUS

NAILED / SCREWED TO PLY

ROOF SHEATHING

SEE STRUCTURAL
5/8" DENSDECK

UNDER FASCIA &
UNDER STUCCO @
EAVE

NAIL / SCREW

PLYWOOD TO

RAFTER TAILS
1 1/8" PLYWOOD

UNDER FASCIA

RIPPED TO SIZE
3/4"

ROOF FRAMING

SEE STRUCTURAL
1 5/8" 3/4"
3 1/2"
4"
2" 1" STUCCO @

BOTTOM OF EAVE
R-15 FIBERGLASS

BATT INSULATION
5/8" DENSGLASS FIREGAURD
SHEATHING ESR-3087 EXTEND FROM

THE TOP OF THE FOUNDATION TO
THE ROOF. FOR ENCLOSED EAVES,
TERMINATE AT THE ENCLOSURE.

EXTERIOR

SHEATHING

EXTERIOR

CLADDING
1" CEMENT PLASTER AT EAVES &

ARCHITECTURAL PROJECTIONS

FASCIA, SEE
DETAIL 1/A4.1

ROOF SHEATHING, SEE

STRUCTURAL DRAWINGS
R-30 FIBERGLASS

BATT INSULATION
INSULATION: POLYISO CLOSED CELL

FOAM CORE PANELS, SLOPE TO
DRAIN, 2" MIN TO 6" MAX, AVG
DEPTH 3" R-16.8
BARRIER BOARD: 1/4" DENSDECK

ROOF BOARDS BY GEORGIA PACIFIC
2" CLOSED CELL
INSULATION TYP.
@ EAVES AND

ROOF DECKS

DECKING, WHERE OCCURS
ROOFING MEMBRANE: 80 MIL TPO

SINGLE PLY ROOFING MEMBRANE

BY CARLISLE SYNTEC SYSTEMS
1/4" MAX
12"

ROOF RAFTERS, TYP
1 1/8" PLYWOOD
CONTINUOUS 2 x 8
5 NOT IN USE
NTS
A ST
O A
ET

F C O L IF
I RN A

REGISTEREDPROFESSIONAL ENGINE
R

Y RR N C BE OH J

C IV IL
A4.1

DETAILS
ITEM 2A ATTACHMENT 9A

135.00'
135.68'
S 06°24'40" W
N 00°41'00" E
w
N 00° 41' 00" E

68.00'
S 06° 24' 40" W 59.00' S 89° 19' 00" E 260.52' S 88° 36' 00" W 255.12' N 00° 41' 00" E 62.50'
S 06° 24' 40" W 62.81' S 89° 19' 00" E 280.33' N 89° 19' 00" W 274.06'

25.00' 176.83' 5'
R=20' 185.00' 125.00'
100.00'
5'

25.00'
R.O.W.

70.00' 30.00' 30.00' 155.00'
R=20' Δ=41° L=14'-4"
R=40' Δ=41.95° L=29.29'
266.31' 393.13'

75.00'
N 00° 41' 00" E

45.00'

E E E E E E E E E E E
30" PINE
20" MONKEY PUZZLE
19" PINE
22" PINE
10" d MAGNOLIA
562 564 566 568 570 572 574 576 578 580 Mora Dr.
10758 Mora 10728 Mora Moraquita Court 70'-8 1/8"
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
PL
30'-0"AERIAL ACCESS ROADWAY 28'-0"DISTANCE TO BUILDING
5%
20%
2%

0.0'
-7.65'
11'-2 3/8" 11'-2 3/8" 11'-2 3/8" 11'-2 3/8"

TRASH ROOM
5% BEYOND

TRASH PATH BEYOND

ELEVATOR
& STAIR IN

FOREGROUND
GARAGE
EQUIP. ROOF 11'-2 3/8"
70°

55.84°
20'-0"(E) ROADWAY
60'-8 11/16"

0.8' 1.0'
67'-9"
LADDER SHOWN AT 80' 9'-0"
CL
Mora Dr.

Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/9/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 2/20/2025 Revision 7

FIRE ACCESS PLAN
THIS PROJECT SHALL COMPLY WITH THE FOLLOWING:

CALIFORNIA FIRE CODE (CFC) & BUILDING (CBC) CODE,
2022 EDITION, AS ADOPTED BY THE TOWN OF LOS ALTOS

HILLS MUNICIPLE CODE (LAHMC) AND CALIFORNIA CODE

OF REGULATIONS (CCR)

FIRE DEPARTMENT NOTES

1. SITE PLAN
15'0' 30' 60' SCALE:
1"=30'

SECTION A NORTH
5'0' 10' 20' SCALE:
1"=10'

HYDRANT SPOTTING PLAN
50'0' 100' 200' SCALE:
1"=100'
NORTH
60'-0" 22'-6"
22'-0" 72'-10"
(N) E.P.
(N) E.P.
(N) E.P. 30'-0" 30'-0" 30'-0" 30'-0" 244'-4" 244'-4"
R=28' TYP.

AERIAL ACCESS ROADWAY 26'
MIN. UNOBSTRUCTED WIDTH,

POSITIONED PARALLEL TO ONE
ENTIRE SIDE OF BUILDING.

AERIAL ACCESS ROADWAY 26'
MIN. UNOBSTRUCTED WIDTH,

POSITIONED PARALLEL TO ONE
ENTIRE SIDE OF BUILDING.

NEW DEAD END FIRE APPARATUS

ACCESS TURNAROUND PER
FIGURE D103.1 (APPENDIX D)
"ACCEPTABLE ALTERNATIVE TO
120' HAMMERHEAD"
5%3% 22'-1"

OVERHEAD UTILITY & POWER

LINES TO UNDERGROUNDED

WITHIN THE AERIAL ACCESS
ROADWAY, TYP. AT BOTH LOTS
(E) POLE

TO REMAIN
A
---

AERIAL APPARATUS

POSITIONED PARALLEL

TO ONE ENTIRE SIDE
OF BUILDING.

Mora Dr.

AERIAL ACCESS ROADWAY TO BACK OF

BUILDING, THIS DIMENSION MAY BE
INCREASED TO 300' MAX. PER SEC 503.1.1,
EXCEPTION 1. SEE MEASURE #1 NOTE ABOVE
52'-6" 49'-3"

AERIAL ACCESS ROADWAY TO BACK OF

BUILDING, THIS DIMENSION MAY BE
INCREASED TO 300' MAX. PER SEC 503.1.1,
EXCEPTION 1. SEE MEASURE #1 NOTE ABOVE
SUPPLEMENTAL FIRE PROTECTION MEASURE #1
2002 CFC 503.1.1 EXCEPTION 1.1

BUILDING EQUIPED THROUGHOUT W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM PER CBC SEC.
903.3.1.1
NOTE: CFC 503.1.1 WAS NOT ADOPTED BY THE STATE FIRE

MARSHALL AND THE LAH FIRE CODE WAS NOT PROPERLY

ADOPTED PURSUANT TO THE REQUIREMENTS OF HEALTH
AND SAFETY CODE SECTION 13869.7 AND IS NOT
EFFECTIVE SO THIS ITEM IS SUPPLEMENTAL.

SUPPLEMENTAL FIRE PROTECTION MEASURE #1
2002 CFC 503.1.1 EXCEPTION 1.1

BUILDING EQUIPED THROUGHOUT W/ APPROVED
AUTOMATIC SPRINKLER SYSTEM PER CBC SEC. 903.3.1.1
NOTE: CFC 503.1.1 WAS NOT ADOPTED BY THE STATE FIRE

MARSHALL AND THE LAH FIRE CODE WAS NOT PROPERLY

ADOPTED PURSUANT TO THE REQUIREMENTS OF HEALTH
AND SAFETY CODE SECTION 13869.7 AND IS NOT EFFECTIVE
SO THIS ITEM IS SUPPLEMENTAL.
60'-0"
279'-0"
261'-0"
FDC
L=360'
LEGEND

FIRE HYDRANT

LOCATION

HOSE PULL ROUTE FROM HYDRANT ON

ACCESS ROAD AROUND BUILDING
DISTANCE FROM HYDRANT ON ACCESS L=XXX' ROAD MEASURED AROUND BUILDING L=287'
L=286'
10758 Mora
10728 Mora
(E) FIRE

HYDRANT
(E) FIRE

HYDRANT
(N) FIRE HYDRANT, SEE SITE PLAN FOR

ADDITIONAL DIMENSIONS
L=348'

PROPOSED FIRE

HYDRANT SPACING

PROPOSED FIRE

HYDRANT SPACING
(N) FIRE HYDRANT
PIV

PRIOR TO PERFORMING ANY WORK, THE APPLICANT

SHALL MAKE APPLICATION TO, AND RECIEVE FROM, THE

BUILDING DEPARTMENT ALL APPLICABLE CONSTRUCTION
PERMITS.

2. A STANDPIPE SYSTEM WILL BE INSTALLED AS A DEFERRED
SUBMITTAL.

3. A NEW HYDRANT WILL BE INSTALL AT 10758 MORA DRIVE,

AND NO COMBUSTIBLE CONSTRUCTION CONSTRUCTION
SHALL OCCUR PRIOR TO HYDRANT INSTALLATION.

4. A TWO-WAY COMMUNICATION SYSTEM WILL BE
INSTALLED AS A DEFERRED SUBMITTAL.

5. RADIO COVERAGE WILL BE INSTALLED AS A DEFERRED
SUBMITTAL.

6. 7. A FIRE ALARM WILL BE INSTALLED AS A DEFERRED SUBMITTAL.

AN APPROVED AUTOMATIC SPRINKLER SYSTEM WILL BE
INSTALLED AS A DEFERRED SUBMITTAL.

8. CONSTRUCTION SITE FIRE SAFETY: ALL CONSTRUCTION

SITES MUST COMPLY WITH APPLICABLE PROVISIONS OF
THE CFC CHAPTER 33 AND SCCFD STANDARD DETAIL S1-7

9. ADDRESS IDENTIFICATION: INSTALL APPROVED ADDRESS

NUMBERS PLACED IN A POSITION THAT IS PLAINLY LEGIBLE
AND VISIBLE FROM THE STREET. THE NUMBERS SHALL
CONTRAST WITH THEIR BACKGROUND. PROVIDE IN
ADDITIONAL LOCATIONS IF REQUIRED BY FIRE OFFICIAL.

ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR
ALPHABETICAL LETTERS. NUMBERS SHALL BE A MINIMUM
OF 4" HIGH WITH MIN. STOKE WIDTH OF 0.5", ADDRESS
NUMBERS SHALL BE MAINTAINED CFC SEC. 505.1

10. WATER SUPPLY REQUIREMENTS: POTABLE WATER SUPPLIES

SHALL BE PROTECTED FROM CONTAMINATION CAUSED BY
FIRE PROTECTION SUPPLIES. COMPLY WITH THE

REQUIREMENTS OF CALIFORNIA WATER SERVICE FOR THE
DESIGN OF WATER BASED FIRE PROTECTION SYSTEMS.

11. LOWEST LEVEL
OF FIRE DEPT.

VEHICULAR
ACCESS

HIGHEST OCCUPIED
FLOOR LEVEL 52'-1"

NOT A HIGH

RISE BUILDING
78'-0" 4'-0" 26'-0" 10'-0"
FIRE DEPT. AERIAL APPARATUS TURNAROUND DRIVING

SURFACE SHALL BE CAPABLE OF SUPPORTING THE

IMPOSED LOAD OF FIRE APPARATUS WEIGHING AT LEAST
75,000 POUNDS.

12. 279'-0"
26'-3" 26'-3" 24'-7 1/2"24'-7 1/2"

FIRE DEPARTMENT APPARATUS ACCESS ROAD (MORA DRIVE)
TO BE MAXIMUM 15% GRADE PER SEC. 503.2.7 OF THE
2022 CFC AS AMENDED BY THE TOWN OF LOS ALTOS HILLS.

13. 3' TRELLIS

PROJECTION
2' BUILDING

PROJECTION
(SHOWN BEYOND

FOR CLARITY)
2' AWNING

PROJECTION

GLASS RAIL

AT DECK

TREES TO BE

REMOVED

TREES TO
REMAIN
2' BLD'G & 3' TRELLIS

PROJECTIONS

TREES TO BE

REMOVED

TREE TO REMAIN
2' BLD'G & 3' TRELLIS

PROJECTIONS
A
---

OVERHEAD UTILITY & POWER

LINES TO UNDERGROUNDED

WITHIN THE AERIAL ACCESS
ROADWAY, TYP. AT BOTH LOTS
PIV
FDC
FDC'S SHALL BE EQUIPPED WITH A MINIMUM OF TWO (2),
TWO-AND-ONE-HALF INCH (2 1/2") NATIONAL STANDARD
THREADED INLET COUPLINGS. ORIENTATION OF THE fdc'S

SHALL BE SUCH THAT HOSE LINES MAY BE READILY AND

CONVENIENTLY ATTACHED TO THE INLETS WITHOUT
INTERFERENCE. FDC'S SHALL BE PAINTED SAFETY YELLOW.
(SCCFD, SP-2 STANDARD)

14. (N) E.P.
(N) E.P.

FIRE DEPT. APPARATUS

ACCESS ROAD
LEVEL 5/ROOF TERRACE

PRIMARY
ROOF
A5.0

FIRE ACCESS PLAN
4' WIDE UNOBSTRUCTED

WALKWAY W/ ALL WEATHER
SURFACE, TYP. THIS SIDE AND
AROUND BACK.
4' WIDE UNOBSTRUCTED

WALKWAY W/ ALL WEATHER
SURFACE, TYP. THIS SIDE AND
AROUND BACK.
4' WIDE UNOBSTRUCTED

WALKWAY W/ ALL WEATHER
SURFACE, TYP. THIS SIDE AND
AROUND BACK. 4' WIDE UNOBSTRUCTED

WALKWAY W/ ALL WEATHER
SURFACE, TYP. THIS SIDE AND
AROUND BACK.

INTERIOR EXIT STAIRWAY WITH
44" WIDE UNOBSTRUCTED EXIT

DISCHARGE TO PUBLIC WAY
INTERIOR EXIT STAIRWAY WITH 44" WIDE

UNOBSTRUCTED EXIT DISCHARGE TO PUBLIC
WAY. OCCUPANTS EGRESS THROUGH LOBBY
PER CBC SEC 1028.2, EXCEPTION 1.

INTERIOR EXIT STAIRWAY WITH
44" WIDE UNOBSTRUCTED EXIT

DISCHARGE TO PUBLIC WAY
ELV
ELV
INTERIOR EXIT STAIRWAY WITH 44" WIDE

UNOBSTRUCTED EXIT DISCHARGE TO
PUBLIC WAY. OCCUPANTS EGRESS
THROUGH LOBBY PER CBC SEC 1028.2,
EXCEPTION 1.

SUPPLEMENTAL FIRE PROTECTION MEASURE # 3

STANDPIPE OUTLETS ADDED AT NORTH & SOUTH

EXTERIOR WALLS
SUPPLEMENTAL FIRE PROTECTION MEASURE #2

SEPERATE FIRE DEPARTMENT ACCESS THIS SIDE

OF BUILDING AT GARAGE (NO OCCUPANT

EGRESS THIS SIDE OF BLD'G)
261'-0"
(E) FIRE

HYDRANT
(E) FIRE
HYDRANT 50% OCCUPANTS EXIT DISCHARGE 50% OCCUPANTS EXIT DISCHARGE 50% OCCUPANTS EXIT DISCHARGE 50% OCCUPANTS EXIT DISCHARGE

WHEELCHAIR
RAMP

WHEELCHAIR
RAMP
SUPPLEMENTAL FIRE PROTECTION MEASURE #4
INCREASED FIRE RATING AT TYPE 1-A SOUTH
WALL, SEE ELEVATIONS A2.1
SUPPLEMENTAL FIRE PROTECTION MEASURE #5
REMOVAL OF GLASS BELOW 10' FROM

FIREFIGHTER'S INGRESS PATH AND INCREASE

FIRE RESISTANCE OF REMAINING GLASS, SEE
ELEVATIONS A2.1
57'-0"

57.68°
4'-4"
SUPPLEMENTAL FIRE PROTECTION MEASURE # 3

STANDPIPE OUTLETS ADDED AT NORTH & SOUTH

EXTERIOR WALLS
SUPPLEMENTAL FIRE PROTECTION MEASURE #2

SEPERATE FIRE DEPARTMENT ACCESS THIS SIDE

OF BUILDING AT GARAGE (NO OCCUPANT

EGRESS THIS SIDE OF BLD'G)

SIGHT VISIBILITY

TRIANGLE

SIGHT VISIBILITY TRIANGLE

SIGHT VISIBILITY TRIANGLE

SIGHT VISIBILITY

TRIANGLE
150' SIGHT VISIBILITY TRIANGLE:

PLANTS & OBSTRUCTIONS 3' MAX

TALL, BOTTOM OF TREE CANOPIES
TO BE MAINTAINED AT 14' MIN. 15'-0" 15'-0"8'-0"
SUPPLEMENTAL FIRE PROTECTION MEASURE #6

PROJECT SHALL COMPLY WITH WILDLIFE URBAN

INTERFACE BUILDING METHODOLOGIES PER
SECTION R337 OF THE 2022 CBC
ITEM 2A ATTACHMENT 9A

VAN

LOADING
1 2 EV EV EV

EV EV EV
EV EV
28 29 30
3,4,5 6,7,8 9,10,11 12,13,14 15,16,17 18,19,20 21 22 23 24 25 26 27 31
12 9 6 3 18 21 24 27 30 33 36
45 48
15 39 42
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8
SCALE:
1"=20'

FIRE EGRESS & OCCUPANCY NORTH

ELEVATOR
#1
EXIT
STAIR #1

TRASH ROOM

DRIVEWAY
ELEC
MPOE

ACCESSIBLE PATH OF TRAVEL
MECH
FAN
ROOM

GARAGE OVHD GATE

CAR LIFT CAR LIFT CAR LIFT CAR LIFT CAR LIFT CAR LIFT CAR LIFT CAR LIFT CAR LIFT CAR LIFT CAR LIFT CAR LIFT

PLANTERS
STORAGE 1 ROLL-UP DOOR
20' 40' 60'
LEVEL 2 BUILDING PLAN

FAN DUCTS TO GARAGE
UP
LEGEND
UNIT 211
1,257 SF
R-2 200
6 6

LOCATION
AREA

USE OLF
# OCCUPANTS
# OCCUPANTS AND

DIRECTION OF EXIT

EXIT PASSAGE LOCATION AND

DIRECTION OF EXIT

PASSAGEWAY

LOCATION AND

DIRECTION OF EXIT

DISCHARGE

EXIT DISCHARGE

PARKING
7,158 SF
S-2 200
36 19
18 TRASH

NOT OCCUPIED

ELEC / MECH

NOT OCCUPIED

STORAGE
214 SF
S-2 200 DIAGONAL DISTANCE = 220'-8"
1 LEVEL 3 BUILDING PLAN
LEVEL 4 BUILDING PLAN
LEVEL 5 /ROOF PLAN

BASEMENT BUILDING PLAN SUB BASEMENT BLD'G PLAN

PODIUM / GARAGE BUILDING PLAN

MEZZANINE BUILDING PLAN
LEVEL 1 BUILDING PLAN
316 SF
B 50
6 2,447 SF
B 50
49 LEVEL 5/ROOF OCCUPANCY LOAD
1+1+6+49+42+65+6+5+8+15+6+44+52=300/2=150
150

EGRESS PLAN NOTES
CORRIDOR CONSTRUCTION TYPE:

PER TABLE 1020.2: 1 HOUR WITH SPRINKLER SYSTEM

1. CORRIDOR MIN. WIDTH: 44"
PER TABLE 1020.3:

AREAS WITH AN OCCUPANT LOAD LESS THAN 50: 36"

2. EXIT CAPACITY OF A 36" SINGLE DOOR = 36/0.2=180 PERSONS.

ALL SINGLE DOOR EXITS BELOW THIS CAPACITY ARE NOT
INDIVIDUALLY CALCULATED.

3. EXIT CAPACITY OF A 72" DOUBLE DOOR = 72/0.15=480 PERSONS.

ALL DOUBLE DOOR EXITS BELOW THIS CAPACITY ARE NOT
INDIVIDUALLY CALCULATED.

4. EXIT CAPACITY OF A 44" MIN. WIDE CORRIDOR =
44/0.15=293 PERSONS.

CORRIDORS BELOW THIS CAPACITY ARE NOT INDIVIDUALLY
CALCULATED.

5. EXIT CAPACITY OF A 48" MIN. WIDE STAIR =
48/0.2=240 PERSONS.

STAIRS BELOW THIS CAPACITY ARE NOT INDIVIDUALLY
CALCULATED.

6. ONE EXIT IS ALLOWABLE FOR OCCUPANT LOADS LESS THAN:

R-2 10 AT 200SF/PERSON
(2,000 SF; NO UNITS EXCEED THIS SIZE)
A:50 750 SF AT 15 SF/PERSON
B:50 OCCUPANT LOAD FACTORS VARY DEPENDING ON USE
(.2"/OCCUPANT) x (150 OCCUPANTS) = 30"
*USE MIN. 44" WIDE STAIR PER SEC 1011.2
(.15"/OCCUPANT) x (150 OCCUPANTS) = 22.5"
*USE MIN. 44" WIDE PER SEC 1005.1
STAIR WIDTH:

COMPONENT WIDTH
OTHER THAN STAIRS:

MECH

NOT OCCUPIED

JANITOR

NOT OCCUPIED

LOWER PODIUM BUILDING PLAN
DIAGONAL DISTANCE = 184'-4"
FAN

ROOM JANITOR

ELEVATOR
#1
EXIT
STAIR #1
DINING
DN

DOG RUN
12'6"X18'4

PUTTING GREEN
POWDER
ROOM
POWDER
ROOM
MECH.ROOM

KITCHEN

DECK REF BELOW
ROOM

TRASH FIRE PIT

MOVABLE

FURNITURE
COURT
755 SF
B 50
15 KITCHEN
640 SF
R-2 100
6 DINING
982 SF
A-3 15
65 CANOPY FIRE PIT
229 SF
B 50
5 DOG RUN
381 SF
B 50
8 SITTING AREA
MECH

NOT OCCUPIED
6 49
6 5
65 15
A5.1

OCCUPANCY & EGRESS PLANS

EXERCISE
500 SF
B 50
10 10
3 13

SUB BASEMENT OCCUPANCY LOAD
10+3=13
37' TRAVEL

DISTANCE
37' TRAVEL DISTANCE

FROM MOST REMOTE

PORTION OF MOST

REMOTE UNIT TO

COMMON PATH OF
TRAVEL. 43' TO EXIT.
(.2"/OCCUPANT) x (13 OCCUPANTS) = 2.6"
*USE MIN. 44" WIDE PER SEC 1011.2
(.15"/OCCUPANT) x (13 OCCUPANTS) = 2.0"
*USE MIN. 44" WIDE PER SEC 1005.1
STAIR WIDTH:

COMPONENT WIDTH
OTHER THAN STAIRS:

EXERCISE ROOM
638 SF
R-2 200
3 FLOOR PLAN HR
DIAGONAL DISTANCE = 60'-11"

EXIT DISCHARGE
44" CORRIDOR
1031 SF
R-2 200
5 5
3 DIAGONAL DISTANCE = 72'-3"

UTILITY

NOT OCCUPIED

BASEMENT OCCUPANCY LOAD
3+5=8
0 25' TRAVEL DISTANCE
48' TRAVEL DISTANCE FROM MOST

REMOTE PORTION OF MOST

REMOTE UNIT TO COMMON PATH
OF TRAVEL. 73' TO EXIT STAIR.
48' TRAVEL

DISTANCE
(.2"/OCCUPANT) x (8 OCCUPANTS) = 1.6"
*USE MIN. 44" WIDE PER SEC 1011.2
(.15"/OCCUPANT) x (8 OCCUPANTS) = 1.2"
*USE MIN. 44" WIDE PER SEC 1005.1
STAIR WIDTH:

COMPONENT WIDTH
OTHER THAN STAIRS:

EXIT
STAIR #2

ELEVATOR
#2

FLOOR PLAN HR

FLOOR PLAN BB

UTILITY
UP
IDF 8 JANITOR

JANITOR

NOT OCCUPIED
638 SF
R-2 200
3 44" CORRIDOR
1123 SF
R-2 200
6 3
DIAGONAL DISTANCE = 72'-3"

LOWER PODIUM OCCUPANCY LOAD
3+6=9
25' TRAVEL DISTANCE
48' TRAVEL DISTANCE FROM MOST

REMOTE PORTION OF MOST

REMOTE UNIT TO COMMON PATH
OF TRAVEL. 73' TO EXIT STAIR.
48' TRAVEL

DISTANCE
EXIT
STAIR #2

ELEVATOR
#2

FLOOR PLAN H

FLOOR PLAN BP
UP
9 638 SF
R-2 200
3 DECK
DECK
(.2"/OCCUPANT) x (9 OCCUPANTS) = 1.8"
*USE MIN. 44" WIDE PER SEC 1011.2
(.15"/OCCUPANT) x (9 OCCUPANTS) = 1.4"
*USE MIN. 44" WIDE PER SEC 1005.1
STAIR WIDTH:

COMPONENT WIDTH
OTHER THAN STAIRS:
6 44" CORRIDOR
638 SF
R-2 200
3 1031 SF
R-2 200
5 3
26 35' TRAVEL DISTANCE
UP
EXIT
STAIR #2

FLOOR PLAN H

FLOOR PLAN BP
DECK

ELEVATOR
#2
50' TRAVEL DISTANCE FROM MOST

REMOTE PORTION OF MOST

REMOTE UNIT TO COMMON PATH
OF TRAVEL. 85' TO EXIT STAIR.
5 50' TRAVEL

DISTANCE
DECK
(.2"/OCCUPANT) x (45 OCCUPANTS) = 9.0"
*USE MIN. 44" WIDE PER SEC 1011.2
(.15"/OCCUPANT) x (45 OCCUPANTS) = 6.8"
*USE MIN. 44" WIDE PER SEC 1005.1
STAIR WIDTH:

COMPONENT WIDTH
OTHER THAN STAIRS:

PODIUM / GARAGE OCCUPANCY LOAD
36+1+5+3=45
EXIT SEPARATION: 150'-4"

DECK DECK

DECK DECK

LAUNDRY

UTILITY
1,005 SF
R-2 200
5 1,004 SF
R-2 200
5 1,006 SF
R-2 200
5 LAUNDRY
224 SF
B 100
2 5
3 DIAGONAL DISTANCE = 116'-1" 5
5 2
20 MEZZANINE OCCUPANCY LOAD
2+5+5+5+3=20

UTILITY

NOT OCCUPIED
71' TRAVEL DISTANCE
58' TRAVEL

DISTANCE
58' TRAVEL DISTANCE FROM MOST REMOTE

PORTION OF MOST REMOTE UNIT TO COMMON
PATH OF TRAVEL. 104' TO EXIT STAIR.
44" CORRIDOR

FLOOR PLAN BR

FLOOR PLAN H

FLOOR PLAN AL

FLOOR PLAN D

ELEVATOR
#2
EXIT
STAIR #2
IDF
638 SF
R-2 200
3 UP
29' TRAVEL DISTANCE
44" CORRIDOR
(.2"/OCCUPANT) x (20 OCCUPANTS) = 4.0"
*USE MIN. 44" WIDE PER SEC 1011.2
(.15"/OCCUPANT) x (20 OCCUPANTS) = 3.0"
*USE MIN. 44" WIDE PER SEC 1005.1
STAIR WIDTH:

COMPONENT WIDTH
OTHER THAN STAIRS:

FAN CHASE

TO ROOF
44" CORRIDOR 5
729 SF
B
15 702 SF
B
14 DIAGONAL DISTANCE = 220'-8"
696 SF
R-2 200
3 7
2 3
3 695 SF
R-2 200
3 298 SF
R-2.1 200
2 2
1 2
50 50
1 2 2 15
275 SF
R-2.1 200
1 357 SF
R-2.1 200
2 305 SF
R-2.1 200
2 14
TRASH
143 SF
B 100
1 MAIL
123 SF
B 100
1 LOBY
476 SF
B 100
5 MAIL
39 SF
B 100
0 1
1 LEVEL 1 OCCUPANCY LOAD
5+1+1+5+7+2+1+2+14+15+2+2+1+2+3+4+3=70/2=35
35 35
EXIT SEPARATION: 178'-2"

EXIT DISCHARGE
98' TRAVEL DISTANCE 98' TRAVEL DISTANCE
40' TRAVEL DISTANCE FROM MOST REMOTE

PORTION OF MOST REMOTE UNIT TO COMMON
PATH OF TRAVEL. 128' TO EXIT STAIR.
(.2"/OCCUPANT) x (35 OCCUPANTS) = 7"
*USE MIN. 44" WIDE PER SEC 1011.2
(.15"/OCCUPANT) x (35 OCCUPANTS) = 5.25"
*USE MIN. 44" WIDE PER SEC 1005.1
STAIR WIDTH:

COMPONENT WIDTH
OTHER THAN STAIRS:

IDF

ELEVATOR
#2
EXIT
STAIR #2

ELEVATOR
#1
EXIT
STAIR #1
IDF
TRASH
LOBBY

PACKAGE ROOM

MAIL ROOM
BATH

FLOOR PLAN J FLOOR PLAN H

DECK DECK

DECK DECK DECK
UP

JULIET BALCONY
DINING
MEDIA

JULIET BALCONY

JULIET BALCONY

WORK STATION

SUPPLY ROOM

FLOOR PLAN K

FLOOR PLAN M FLOOR PLAN O

FLOOR PLAN Q
POWDER
ROOM
UP
22' TRAVEL DISTANCE
44" CORRIDOR
1,024 SF
R-2 200
5 DIAGONAL DISTANCE = 220'-8"
TRASH
143 SF
B 100
1 EXIT SEPARATION:156'-9"
1,392 SF
R-2 200
7 LEVEL 2 OCCUPANCY LOAD
5+1+5+7+5+7+7+3+4+3=47/2=23
1,006 SF
R-2 200
5 1,397 SF
R-2 200
7 1,463 SF
R-2 200
7 695 SF
R-2 200
3 737 SF
R-2 200
4 696 SF
R-2 200
3 497 SF
B 100
5 5
7 5
1 5 23 3 4 3 7
23 84' TRAVEL DISTANCE 84' TRAVEL DISTANCE
(.2"/OCCUPANT) x (23 OCCUPANTS) = 4.6"
*USE MIN. 44" WIDE PER SEC 1011.2
(.15"/OCCUPANT) x (23 OCCUPANTS) = 3.5"
*USE MIN. 44" WIDE PER SEC 1005.1
STAIR WIDTH:

COMPONENT WIDTH
OTHER THAN STAIRS:

ELEVATOR
#2
EXIT
STAIR #2

ELEVATOR
#1
EXIT
STAIR #1
IDF
TRASH

FLOOR PLAN G

FLOOR PLAN E

FLOOR PLAN D

FLOOR PLAN F

FLOOR PLAN C
SALON

DECK DECK DECK DECK

DECK DECK
UP

FLOOR PLAN H FLOOR PLAN I FLOOR PLAN J
IDF
UP
1,024 SF
R-2 200
5 DIAGONAL DISTANCE = 220'-8"
TRASH
143 SF
B 100
1 1,392 SF
R-2 200
7 LEVEL 3 OCCUPANCY LOAD
8+4+1+5+7+5+7+7+5+5=54/2=27
1,006 SF
R-2 200
5 1,463 SF
R-2 200
7 1,079 SF
R-2 200
5 1,061 SF
R-2 200
5 380 SF
B 50
8 5
7 7
5 1
8 27 5 5 7
(.2"/OCCUPANT) x (27 OCCUPANTS) = 5.4"
*USE MIN. 44" WIDE PER SEC 1011.2
(.15"/OCCUPANT) x (27 OCCUPANTS) = 4.1"
*USE MIN. 44" WIDE PER SEC 1005.1
STAIR WIDTH:

COMPONENT WIDTH
OTHER THAN STAIRS:

ELEVATOR
#1
EXIT
STAIR #1
IDF
TRASH

FLOOR PLAN G

FLOOR PLAN E

FLOOR PLAN D

FLOOR PLAN F

FLOOR PLAN C

SITTING ROOM

DECK DECK DECK DECK

DECK DECK
UP

JULIET BALCONY

FLOOR PLAN A FLOOR PLAN B

SITTING RM
LEASING OFFICE 222 SF
B 50
4 LEASING OFFICE
4 44" CORRIDOR EXIT SEPARATION:156'-9"
27 84' TRAVEL DISTANCE 84' TRAVEL DISTANCE

ELEVATOR
#2
EXIT
STAIR #2
IDF
UP 7' TRAVEL DISTANCE
1,397 SF
R-2 200
7 DECK
1,024 SF
R-2 200
5 DIAGONAL DISTANCE = 220'-8"
TRASH
143 SF
B 100
1 1,392 SF
R-2 200
7 LEVEL 4 OCCUPANCY LOAD
7+4+1+5+7+5+5+7+5+5=51/2=26
1,006 SF
R-2 200
5 1,463 SF
R-2 200
7 MUSIC RM
330 SF
B 50
7 5
7 5
1 7
26 5 5 7
1,079 SF
R-2 200
5 197 SF
B 50
4 1,061 SF
R-2 200
5 4 5
60' TRAVEL

DISTANCE
60' TRAVEL DISTANCE FROM MOST REMOTE

PORTION OF MOST REMOTE UNIT TO COMMON
PATH OF TRAVEL. 137' TO EXIT STAIR.
(.2"/OCCUPANT) x (26 OCCUPANTS) = 5.2"
*USE MIN. 44" WIDE PER SEC 1011.2
(.15"/OCCUPANT) x (26 OCCUPANTS) = 3.9"
*USE MIN. 44" WIDE PER SEC 1005.1
STAIR WIDTH:

COMPONENT WIDTH
OTHER THAN STAIRS:

ELEVATOR
#1
EXIT
STAIR #1
IDF
TRASH

FLOOR PLAN E

FLOOR PLAN D

FLOOR PLAN B FLOOR PLAN A

FLOOR PLAN F

FLOOR PLAN C

DECK DECK DECK

DECK DECK DECK

MUSIC ROOM
BATH
ROOF
48" HT. GLASS RAIL
UP 48" HT. GLASS RAIL

FLOOR PLAN GR
44" CORRIDOR EXIT SEPARATION:156'-9"
26 84' TRAVEL DISTANCE 84' TRAVEL DISTANCE

ELEVATOR
#2
EXIT
STAIR #2
IDF
UP
7' TRAVEL DISTANCE
DECK
DECK
84' TRAVEL DISTANCE 84' TRAVEL DISTANCE
EXIT SEPARATION:156'-9" 150

ELEVATOR
#2
EXIT
STAIR #2
UP
TRASH
143 SF
B 100
1 POWDER
ROOM

PANTRY PREP ROOM

KITCHEN STORAGE

STORAGE

STORAGE
53 SF
S-2 200
1 8

MULTI PURPOSE
767 SF
A-3 15
52 52

ROOF GARDEN
GARDEN
285 SF
B 50
6 6

FLOOR PLAN I

DECK DECK
DECK

JULIET BALCONY

JULIET BALCONY
1,100 SF
R-2 200
5 60' TRAVEL DISTANCE FROM MOST REMOTE

PORTION OF MOST REMOTE UNIT TO COMMON
PATH OF TRAVEL. 137' TO EXIT STAIR.
60' TRAVEL

DISTANCE
7 7' TRAVEL DISTANCE
40' TRAVEL

DISTANCE
40' TRAVEL DISTANCE FROM MOST REMOTE

PORTION OF MOST REMOTE UNIT TO COMMON
PATH OF TRAVEL. 105' TO EXIT STAIR.

JULIET BALCONY
4 737 SF
R-2 200
4 40' TRAVEL

DISTANCE
EXAM RM 1
EXAM RM 2

CRAFT ROOM
659 SF
A-3 15
44 ART ROOM
627 SF
A-3 15
42 MULTI PURPOSE ROOM

ART ROOM
44 CRAFT ROOM
42 1,024 SF
R-2 200
5 297 SF
R-2.1 200
2 278 SF
R-2.1 200
1 357 SF
R-2.1 200
2 FLOOR PLAN F FLOOR PLAN L FLOOR PLAN N FLOOR PLAN P

FLOOR PLAN C
1,392 SF
R-2 200
7 BMR BMR
BMR
ITEM 2A ATTACHMENT 9A

UP
UP
DN
VAN

LOADING
1 2 EV EV EV

EV EV EV
EV EV
3Y 3Y 3Y 3Y
SPARE
3Y
SPARE
3Y

SPARE P C T
DN
UP
28 29 30
3,4,5 6,7,8 9,10,11 12,13,14 15,16,17 18,19,20 21 22 23 24 25 26 27 31
UP DN
12 9 6 3 18 21 24 27 30 33 36
45 48
570.8' 15
39 42
P C T
570.8'
UP DN
1BED 1BED 1BED
2BED PENTHOUSE
582.0'
P C T
582.0'
UP DN
593.2'
P C T
593.2'
UP DN
604.4'
P C T
604.4'
UP DN
615.6'
615.6'
DN
P C T
UP DN
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8 NORTH

ALLOWABLE AREA CALCULATIONS & CODE ANALYSIS
30' 60' 90' 120'

BASEMENT FLOOR

AREA DIAGRAM

SUB BASEMENT FLOOR

AREA DIAGRAM

PODIUM /GARAGE FLOOR AREA DIAGRAM

MEZZANINE FLOOR AREA DIAGRAM
LEVEL 1 FLOOR AREA DIAGRAM
LOT AREA:

FLOOR AREAS
17,325 SF (.397 ACRES)
FLOOR AREA RATIO: 4.26 FAR = 73,944 sf/17,325 sf BUILDING CODE FLOOR AREAS:

LEVEL AREA
BASEMENT CBC AREA 2,386 SF
LEVEL 1 CBC AREA
LEVEL 2 CBC AREA
LEVEL 3 CBC AREA
LEVEL 4 CBC AREA
6,317 SF
6,281 SF
TOTAL TYPE 111-A 31,212 SF
TOTAL TYPE 1-A 22,420 SF

CBC FLOOR AREA INCLUDES ALL EXTERIOR
BALCONIES COVERED BY PROJECTION ABOVE.

VERTICAL SHAFTS EXCLUDED

BUILDING AREA INCLUDES THE AREA WITHIN THE SURROUNDING EXTERIOR WALLS EXCLUSIVE OF VENT SHAFTS AND COURTS. AREAS NOT PROVIDED WITH SURROUNDING WALLS ARE INCLUDED WHEN SUCH AREA IS WITHIN THE HORIZONTAL PROJECTION OF THE ROOF OR FLOOR ABOVE. OPEN TO BELOW AREAS

IN MULTI-STORY VOIDS WITHIN THE BUILDING ARE EXCLUDED FROM THE BUILDING AREA - ONLY THE FIRST FLOOR OF A MULTI-STORY SPACE IS INCLUDED. REFER TO PLANS ON THIS SHEET FOR INPUTS.

CODE ANALYSIS
CONSTRUCTION TYPE: SUB BASEMENT - PODIUM /GARAGE:

MEZZANINE & LEVEL 1-5/ ROOF AREA:
1-A (SPRINKLERED - NFPA 13)
111-A (SPRINKLERED - NFPA 13)
PROPOSED OCCUPANCY: SUB BASEMENT - PODIUM /GARAGE:

MEZZANINE:

S-2, B, R-2
R-2, B
SPECIAL PROVISIONS USED: CBC 510.2 Horiz. Building Separation Allowance A building shall be considered as separate and distinct buildings for the purpose of determining area limitations, continuity of fire walls, limitation of number of stories and type of construction where all of the following conditions are met:"
BUILDING AREA: TYPE 1-A (PER CBC)
TYPE 111-A
This level contains seperated occupancies: S-2 Parking Garage, B Office, R-2.1 Allowable Building Height (Table 504.3): Unlimited (R-2.1 Most Restrictive Use) Allowable Number of Stories (Table 504.4): Unlimited (R-2.1 Most Restrictive Use) Allowable Building Area (Table 506.2): Unlimited (R-2.1 Most Restrictive Use) Max Allowable Area per Story: Unlimited (R-2.1 Most Restrictive Use) Proposed: 22,420 sf
LEVEL (SUB BASE., BASE.,L.P, P/GARAGE, MEZ.) ALLOWABLE BUILDING AREA PER FLOOR (TYPE 1-A) LEVEL 1: R-2, R2.1, B
SUB BASEMENT CBC AREA 1,505 SF
MEZZANINE CBC AREA 5,194 SF
LEVEL 1-5/ROOF ALLOWABLE BUILDING AREA PER FLOOR (TYPE 111-A) Allowable Building Height (Per Table 504.3): 85' (With Out Area Increase) Allowable Number of Stories (Table 504.4): 5 (With Out Area Increase) Allowable Building Area, Per CBC 506.2.3, equation 5-2 where Sa = 2 Aa = [At + (NS x If)] x Sa
At = Tabular Allowable area factor per table 506.2 = 24,000 sf (With Height Increase) NS = Tabular allowable area factor per table 506.2 for nonsprinklered bldg = 24,000sf If = Area factor increase due to frontage (percent) = 0 Sa = 2
Aa = [24,000 + (24,000 × 0] × 2
Aa = [24,000 + (0)] × 2
Aa = 48,000 sf FOR EACH COMPARTMENT
COMPARTMENT-A: Proposed Building Area Levels 1,2,3,4,5, Roof (CBC): 31,212 sf OK COMPARTMENT-B: Proposed Building Area Levels 1,2,3,4,5, Roof (CBC): 18,113 sf OK LEVEL 1-5/ROOF ALLOWABLE BUILDING AREA TOTAL FOR EACH COMPARTMENT (TYPE 111-A) PODIUM /GARAGE CBC AREA 10,949 SF
LEVEL 5/ROOF CBC AREA (from Podium) 5,980 SF

VERTICAL SHAFTS NOT COUNTED
IN CBC FLOOR AREA, TYP.

VERTICAL SHAFTS NOT COUNTED
IN CBC FLOOR AREA, TYP.

LEVEL 2 FLOOR AREA DIAGRAM
LEVEL 3 FLOOR AREA DIAGRAM
LEVEL 4 FLOOR AREA DIAGRAM
LEVEL 5/ROOF FLOOR AREA DIAGRAM

DECK AREA COUNTED IN CBC

FLOOR AREA WHERE COVERED
BY PROJECTION ABOVE, TYP.

VERTICAL SHAFTS NOT COUNTED
IN CBC FLOOR AREA, TYP.

VERTICAL SHAFTS NOT COUNTED
IN CBC FLOOR AREA, TYP.

VERTICAL SHAFTS NOT COUNTED
IN CBC FLOOR AREA, TYP.

VERTICAL SHAFTS NOT COUNTED
IN CBC FLOOR AREA, TYP.

STAIR & ELEVATOR NOT COUNTED IN

CBC FLOOR AREA FOR ROOF LEVEL

STAIR & ELEVATOR NOT COUNTED IN

CBC FLOOR AREA FOR ROOF LEVEL

UNCOVERED DECK AREA NOT

COUNTED IN CBC FLOOR AREA
LEVEL 2-3: R-2, B
LEVEL 5/ROOF: A-3, R-2 (ACCESSORY USE POOL)
LEVEL 4: R-2, B, A-3

LOWER PODIUM FLOOR

AREA DIAGRAM

DECK AREA COUNTED IN CBC

FLOOR AREA WHERE COVERED
BY PROJECTION ABOVE, TYP.

LOWER PODIUM CBC AREA 2,386 SF
R2.1 ASSISTED LIVING
A5.2

ALLOWABLE AREA CALC'S & CODE ANALYSIS
ZONING FLOOR AREAS:

LEVEL AREA
BASEMENT ENCLOSED AREA 2,578 SF

MEZZANINE ENCLOSED AREA
LEVEL 1 ENCLOSED AREA
LEVEL 2 ENCLOSED AREA
LEVEL 3 ENCLOSED AREA
LEVEL 5/ROOF ENCLOSED AREA 6,123 SF
11,261 SF
11,261 SF
5,341 SF
11,261 SF
TOTAL 73,944 SF
SUB BASEMENT ENCLOSED AREA 1,593 SF
LEVEL 4 ENCLOSED AREA 10,722 SF
PODIUM /GARAGE ENC'D AREA 11,226 SF
LOWER PODIUM ENCLOSED AREA 2,578 SF

BASEMENT CBC AREA

SUB BASEMENT CBC AREA

PODIUM /GARAGE CBC AREA

LOWER PODIUM CBC AREA

COMPARTMENT A COMPARTMENT B

COMPARTMENT A COMPARTMENT B

COMPARTMENT A COMPARTMENT B

COMPARTMENT A COMPARTMENT B

COMPARTMENT - A
LEVEL 1 CBC AREA
LEVEL 2 CBC AREA
LEVEL 3 CBC AREA
LEVEL 4 CBC AREA
4,654 SF
4,151 SF
TOTAL TYPE 111-A 18,113 SF
LEVEL 5/ROOF CBC AREA (from Podium) 0 SF

COMPARTMENT - B
Allowable Building Height (Per Table 504.3): 85' (With Out Area Increase) Allowable Number of Stories (Table 504.4): 5 (With Out Area Increase) Allowable Building Area Per Story, Per CBC 506.2.3, equation 5-2 where Sa = 1 Aa = [At + (NS x If)] x Sa
At = Tabular Allowable area factor per table 506.2 = 24,000 sf (SM) (With Height Increase) NS = Tabular allowable area factor per table 506.2 for nonsprinklered bldg = 24,000 sf If = Area factor increase due to frontage (percent) = 0 Sa = 1 per floor
Aa = [24,000 + (24,000 × 0] × 1
Aa = [24,000 + (0)] × 1
Aa = 24,000 sf per Floor

COMPARTMENT-A COMPARTMENT-B
Level 1 Proposed = 6,317 sf OK 4,654 sf OK
Level 2 Proposed = 6,317 sf OK 4,654 sf OK
Level 3 Proposed = 6,317 sf OK 4,654 sf OK
Level 4 Proposed = 6,281 sf OK 4,151 sf OK
Level 5/Roof Proposed = 5,980 sf OK 0 sf OK
(note: Roof area is located on 5th level above front podium) COMP-A
TYPE 111-A
COMP-B
6,317 SF
4,654 SF
6,317 SF
4,654 SF

MEZZANINE CBC AREA
TOTAL TYPE 1-A
LEVEL 1 CBC AREA
LEVEL 2 CBC AREA
LEVEL 3 CBC AREA
LEVEL 4 CBC AREA
TOTAL TYPE 111-A
LEVEL 5/ROOF CBC AREA (from Podium)
LEVEL 1 CBC AREA
LEVEL 2 CBC AREA
LEVEL 3 CBC AREA
LEVEL 4 CBC AREA
TOTAL TYPE 111-A
LEVEL 5/ROOF CBC AREA (from Podium)
2,386 SF
22,420 SF
1,505 SF
5,194 SF
10,949 SF
2,386 SF
6,317 SF
6,281 SF
31,212 SF
5,980 SF
6,317 SF
6,317 SF
4,654 SF
4,151 SF
18,113 SF
0 SF
4,654 SF
4,654 SF
ITEM 2A ATTACHMENT 9A

PM-1
SHEET 1 OF 2

WE HEREBY STATE THAT WE ARE THE OWNERS OF, OR HAVE SOME RIGHT, TITLE OR

INTEREST IN AND TO THE REAL PROPERTY INCLUDED WITHIN THE SUBDIVISION

SHOWN UPON THIS MAP, AND WE ARE THE ONLY PERSONS WHOSE CONSENT IS

NECESSARY TO PASS CLEAR TITLE TO SAID REAL PROPERTY, AND WE HEREBY

CONSENT TO THE MAKING AND RECORDING OF SAID MAP AND SUBDIVISION AS SHOWN WITHIN THE DISTINCTIVE BORDER.

OWNER'S STATEMENT

OWNER DATE

OWNER'S ACKNOWLEDGEMENT

A NOTARY PUBLIC OR OTHER OFFICER COMPLETING THIS CERTIFICATE

VERIFIES ONLY THE IDENTITY OF THE INDIVIDUAL WHO SIGNED THE

DOCUMENT TO WHICH THIS CERTIFICATE IS ATTACHED, AND NOT THE TRUTHFULNESS, ACCURACY, OR VALIDITY OF THAT DOCUMENT.

STATE OF CALIFORNIA )
COUNTY OF _________________________________)
ON_____________________BEFORE ME,_________________________________, (INSERT NAME AND TITLE OF OFFICER)
PERSONALLY APPEARED,__________________________________, WHO

PROVED TO ME ON THE BASIS OF SATISFACTORY EVIDENCE TO BE THE

PERSON(S) WHOSE NAME(S) IS/ARE SUBSCRIBED TO THE WITHIN

INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE/SHE/THEY

EXECUTED THE SAME IN HIS/HER/THEIR AUTHORIZED CAPACITY(IES),

AND THAT BY HIS/HER/THEIR SIGNATURE(S) ON THE INSTRUMENT THE

PERSON(S), OR THE ENTITY UPON BEHALF OF WHICH THE PERSON(S) ACTED, EXECUTED THE INSTRUMENT.

WITNESS MY HAND
SIGNATURE:__________________________________________________________ PRINTED NOTARY'S NAME:____________________________________________ COUNTY OF NOTARY'S PRINCIPLE PLACE OF BUSINESS:_________________ NOTARY'S COMMISSION NUMBER:_____________________________________ EXPIRATION DATE OF NOTARY'S COMMISSION:_________________________ I, DEBORAH L. PADOVAN, CLERK OF THE TOWN OF LOS ALTOS HILLS,

COUNTY OF SANTA CLARA, STATE OF CALIFORNIA, HEREBY STATE THAT

THE CITY COUNCIL OF SAID CITY, AT ITS REGULAR SCHEDULED MEETING HELD ON THE _____ DAY OF ___________________ , 20____, DULY APPROVED

THE WITHIN MAP, AND ACCEPTED , SUBJECT TO IMPROVEMENTS, ON

BEHALF OF THE PUBLIC, THE DEDICATION OF ALL EASEMENTS OFFERED

FOR DEDICATION, AS SHOWN ON SAID MAP WITHIN SAID SUBDIVISION, IN CONFORMITY WITH THE TERMS OF THE OFFER OF DEDICATION.

CITY CLERK'S STATEMENT
_________________________________________ ___________________ DEBORAH L. PADOVAN DATE

CLECK OF THE TOWN OF LOS ALTOS HILLS

RECORDER'S STATEMENT
FILED THIS ________ DAY OF _________________ , 20____, AT ______ ___ .M.

IN BOOK ____OF______, AT PAGES _____SANTA CLARA COUNTY RECORDS AT THE REQUEST OF _________________________________ .

FILE NO: ______________
FEE: ______________

REGINA ALCOMENDRAS

SANTA COUNTY COUNTY RECORDER
BY: ______________________________________
DEPUTY

THIS MAP WAS PREPERED BY ME OR UNDER MY DIRECTION AND IS BASED

UPON A FIELD SURVEY MADE IN CONFORMANCE WITH THE REQUIREMENTS OF

THE SUBDIVISION MAP ACT AND LOCAL ORDINANCE AT THE REQUEST OF FORREST LINEBARGER ON FEBRUARY 10, 2022. I HEREBY STATE THE SURVEY IS

TRUE AND COMPLETE AS SHOWN, THAT ALL MONUMENTS ARE OF THE

CHARACTER AND OCCUPY THE POSITIONS INDICATED OR THAT THEY WILL BE SET IN SUCH POSITIONS ON OR BEFORE APRIL 15, 2023, AND ARE SUFFICIENT TO ENABLE THE SURVEY TO BE RETRACED; AND THAT THIS PARCEL MAP

SUBSTANTIALLY CONFORMS TO THE APPROVED OR CONDITIONALLY

APPROVED TENTATIVE MAP, IF ANY

SURVEYOR'S STATEMENT
DATE:___________ __________________________________
JOHN C. BERRY RCE 18720

I HEREBY STATE THAT I HAVE EXAMINED THIS MAP AND THAT THE

SUBDIVISION SHOWN HEREON IS SUBSTANTIALLY THE SAME AS IT APPEARED

ON THE TENTATIVE MAP, IF REQUIRED, AND ANY APPROVED ALTERATIONS THEREOF; THAT ALL PROVISIONS OF THE CALIFORNIA SUBDIVISION MAP ACT

AND ANY LOCAL ORDINANCES APPLICABLE AT THE TIME OF APPROVAL OF THE TENTATIVE MAP, IF REQUIRED, HAVE BEEN COMPLIED WITH.

CITY ENGINEER'S STATEMENT
___________________________________ WEI LIEN LIANG, RCE 68845

TOWN OF LOS ALTOS HILLS
_______________ DATE

I HEREBY STATE THAT I HAVE EXAMINED THIS MAP, AND I AM SATISFIED THAT SAID MAP IS TECHNICALLY CORRECT IN ACCORDANCE WITH SECTION 66442 OF THE GOVERNMENT CODE (SUBDIVISION MAP ACT).

CITY SURVEYOR'S STATEMENT
___________________________________ ANNE-SOPHIE TRUONG, PLS 8998_______________ DATE OWNER: FORREST LINEBARGER

EDGE OF SHEET
JOHN BERRY CIVIL ENGINEER RCE 18720
2149 AVY AVENUE, MENLO PARK, CA 94025
1 (650) 400-9003

PARCEL MAP

LINEBARGER SUBDIVISION
A SUBDIVISION OF A PORTION OF LOT NO. 3 AS SHOWN UPON THE MAP OF TRACT NO. 10, MAP OF JO MORA RANCH, SANTA CLARA COUNTY, STATE OF CALIFORNIA, A SUBDIVISION OF A PORTION OF LOT 40, HALE RANCH SUBDIVISION AS RECORDED IN BOOK 1 OF MAPS, PAGES 48 AND 49, SANTA

CLARA COUNTY RECORDS, A PORTION OF SAN ANTONIO RANCHO AND

WHICH SAID MAP WAS FILED FOR RECORD IN THE OFFICE OF THE RECORDER OF THE COUNTY OF SANTA CLARA, STATE OF CALIFORNIA, ON JUNE 2, 1932 IN BOOK "Y" OF MAPS, PAGE 53. 10758 MORA DRIVE ALSO SHOWN ON CERTIFICATE OF COMPLIANCE 23761713 RECORDED IN SANTA CLARA COUNTY, STATE OF CALIFORNIA, ON SEPTEMBER 26, 2017

TOWN OF LOS ALTOS HILLS SANTA CLARA COUNTY CALIFORNIA
MAY 2023

A SOILS REPORT HAS BEEN PREPARED BY STEVENS FERRONE & BAILEY ENGINEERING COMPANY, INC. REGISTRATION NO'S. 3101, GE2513, 2070 ENTITLED "GEOTECHNICAL INVESTIGATION" DATED 8 JUNE 2023, A COPY OF WHICH HAS BEEN FILED WITH THE TOWN OF LOS ALTOS HILLS.

SOILS REPORT NOTE
ITEM 2A ATTACHMENT 9A

℄
℄
℄ MORA DRIVE
N 89° 19' 00" W 274.06'
S 06° 24' 40" W 62.81'
S 89° 19' 00" E 280.33' N 00° 41' 00" E 62.50'
THE BEARING N 0° 41' 00" E BETWEEN

FOUND MONUMENTS IN THE EAST LINE OF
MORA DRIVE, 50 FEET WIDE, AS SHOWN ON

THAT RECORD OF SURVEY RECORDED IN
BOOK 827 OF MAPS AT PAGE 10, SANTA

CLARA COUNTY OFFICIAL RECORDS, WAS

TAKEN AS THE BASIS OF BEARINGS FOR
THIS SURVEY.

BASIS OF BEARINGS
10'0' 20' 40' SCALE:
1"=20'

LANDS OF MINTON
APN: 331-15-060
S.W. CORNER LOT 1,
'Y' MAPS 53 BASIS OF BEARINGS
FOUND 3/4" IRON PIPE,
OPEN, PER 827 MAPS 10

LANDS OF KLEIN
APN: 331-14-063

LANDS OF WINCHELL
APN: 331-15-023
SE CORNER OF LOT 3
'Y' MAPS 53
EAST LINE OF LOT 3
'Y' MAPS 53
FOUND 3/4" IRON PIPE,
OPEN, PER 827 MAPS 10
AND 736 MAPS 25 AND
201 MAPS 53
280.00' +/- 50' R.O.W.
25' ROW 25' ROW EϬϬΣϰϭΖϬϬΗ

SHEET 2 OF 2
PM-2

EDGE OF SHEET
JOHN BERRY CIVIL ENGINEER RCE 18720
2149 AVY AVENUE, MENLO PARK, CA 94025
1 (650) 400-9003
COMMON LOT LINE LOTS 2-3
'Y' MAPS 53
LEGEND

CENTERLINE

EASEMENT LINE

PRIVATE ACCESS

EASEMENT

LOT LINE

ADJOINING PROPERTY LINE
PAE

PRIVATE UTILITY

EASEMENT
PRUE

PRIVATE SANITARY

SEWER EASEMENT
PSSE

PRIVATE INGRESS AND

EGRESS EASEMENT
PIEE

EMERGENCY VEHICLE

ACCESS EASEMENT
EVAE

DISTINCTIVE BORDER

SEARCHED FOR NOT
FOUND
SFNF

EXISTING IRON PIPE

MONUMENT

NEW IRON PIPE

MONUMENT TO BE SET
TOTAL LENGTH 280.33'

PARCEL MAP

LINEBARGER SUBDIVISION
A SUBDIVISION OF A PORTION OF LOT NO. 3 AS SHOWN UPON THE MAP OF TRACT NO. 10, MAP OF JO MORA RANCH, SANTA CLARA COUNTY, STATE OF CALIFORNIA, A SUBDIVISION OF A PORTION OF LOT 40, HALE RANCH SUBDIVISION AS RECORDED IN BOOK 1 OF MAPS, PAGES 48 AND 49, SANTA

CLARA COUNTY RECORDS, A PORTION OF SAN ANTONIO RANCHO AND

WHICH SAID MAP WAS FILED FOR RECORD IN THE OFFICE OF THE RECORDER OF THE COUNTY OF SANTA CLARA, STATE OF CALIFORNIA, ON JUNE 2, 1932 IN BOOK "Y" OF MAPS, PAGE 53. 10758 MORA DRIVE ALSO SHOWN ON CERTIFICATE OF COMPLIANCE 23761713 RECORDED IN SANTA CLARA COUNTY, STATE OF CALIFORNIA, ON SEPTEMBER 26, 2017

TOWN OF LOS ALTOS HILLS SANTA CLARA COUNTY CALIFORNIA
MAY 2023
LOT 2,
'Y' MAPS 53
201 MAPS 53
PORTION OF LOT 3,
'Y' MAPS 53
TOTAL LENGTH 274.06'
LOT 3
17,325 SF +/-
.397 AC +/-

FOR CONDOMINIUM PURPOSES
CONSISTING OF 45 RESIDENTIAL UNITS

AND ONE COMMON LOT
MULTIPLE FINAL MAPS: PURSUANT TO SECTION 66456.1 OF

THE SUBDIVISION MAP ACT, THE DEVELOPER RESERVES
THE RIGHT TO FILE MULTIPLE FINAL MAPS. ONLY THE

IMPROVEMENTS REQUIRED TO SUPPORT THE LEVEL OF

DEVELOPMENT, OF EACH PARTICULAR FINAL MAP NEEDS
TO BE COMPLETED OR BOUNDED.

1. NOTES
ITEM 2A ATTACHMENT 9A

135.00'
N 00°41'00" E
w
N 00° 41' 00" E

68.00'
N 00° 41' 00" E 62.50' N 89° 19' 00" W 274.06'

25.00' 176.83' 5'
R=20'
100.00'
5'
137.81' N 00° 41' 00" E
N 00° 41' 00" E 45.00'

E E E E E E E E E E
30" PINE
20" MONKEY PUZZLE
19" PINE
22" PINE
10" d MAGNOLIA
8" d GRAPEFRUIT WM

SWITCHGEAR SWITCHGEAR WM

MPOE MPOE
10758 Mora 10728 Mora Moraquita Court
Mora Dr.

JOINT TRENCH INTENT

FIELD ADJUST SPLICE BOXES TO KEEP CLEAR OF

SIDEWALK, DRIVEWAYS, AND EXISTING FACILITIES
(TYPICAL)

JOINT TRENCH NOTES

1. SITE PLAN
10'0' 20' 40' SCALE:
1"=20'
NORTH

ELEC POLE & LINE DIAGRAM
50'0' 100' 200' SCALE:
1"=100'
NORTH
(E) E.P.
(N) E.P.
(E) POLE-BOLTED TRANSFORMER TO
BE CONVERTED TO U.G. (E) POLE TO

BE 'TOPPED' AND TO SERVE AS

SECONDARY RISER POLE TO
MAINTAIN (E) O.H. SERVICES.
324'-0"
LEGEND

ELECTRIC POLE

LOCATION
3 PHASE OVERHEAD

ELECTRIC WIRES

GUY WIRE SUPPORT
10758 Mora
10728 Mora
(E) ELEC POLE &

GUY WIRES
172'-0"
(N) E.P.

INT-1

JOINT TRENCH INTENT
9 C4
(E) 3 PHASE

OVERHEAD
(E) ELEC POLE
(E) 3 PHASE

OVERHEAD
(E) ELEC POLE
3 PHASE UNDERGROUND

ELECTRIC WIRES
(E) DRIVEWAY
(E) 1 PHASE OVERHEAD

ELECTRIC WIRES
(E) 1 PHASE

OVERHEAD ELEC
(E) ELEC POLE &

GUY WIRES
(E) 1 PHASE

OVERHEAD ELEC
(N) ELEC POLE
& GUY WIRE
(E) 1 PHASE

OVERHEAD ELEC
(N) 3 PHASE

UNDERGROUND
(N) 3 PHASE

OVERHEAD
(E) ELEC POLE
(N) 3 PHASE

OVERHEAD
(N) ELEC POLE
& GUY WIRE
(E) ELEC POLE

TO REMAIN
(N) 3 PHASE

UNDERGROUND
(E) O.H. SERVICE

TO REMAIN
(E) POLE TO
REMAIN
(E) O.H. SERVICE

TO REMAIN

PG&E TO SET (N)

PRIMARY RISER
POLE W/ +/- 12'

LEAD-ANCHOR
(N) 3 PHASE

UNDERGROUND
(E) POLE

TO REMAIN
(E) O.H. DISTRIBUTION

TO REMAIN
34'-0" 136'-0"
Mora Dr.
60'-0"
NEW UNDERGROUND SERVICE: 308'-0"
(E) E.P.
90" x 106" TEMP POWER PAD
MOUNT TRANSFORMER, 3'
CLEAR SPACE SIDES & BACK, 8'

CLEAR FRONT, BOLLARDS
REQ'D. (UP TO 1000A @ 480V)
10' L +/- 7M ROTARY GAS
METER, 3' CLEAR SPACE

REQ'D ON FRONT SIDE
5'X6' BELL HOLE FOR EXISTING GAS
SVC. CUT-OFF. WHEN EXCAVATING

OR TRENCHING KEEP CLEAR OF
EXISTING FACILITIES. (TYPICAL)
CAUTION!! ENERGIZED FACILITIES!!

HAND EXCAVATE ONLY IN
PRESENCE OF INSPECTOR.
(TYPICAL OF 2 PLACES)
DETAIL
N.T.S.
3 INT-1

PG&E ENCLOSURE CLEARANCES
DIM "X"
3' MIN. TYP.
3' MIN. 3'0" x 5'0" ENCLOSURES
4' MIN. 4' x 6'6" x 5'0" ENCLOSURES
5' MIN. 4'6" x 8'6" x 6'0" ENCLOSURES
(OR EASEMENT REQUIRED)
3' MIN. TYP.

DIM "X"

CLEAR WORKING
SPACE
DIM "X"

CLEAR WORKING
SPACE
DETAIL
N.T.S.
1 INT-1

TYPICAL PRIMARY BOX EXCAVATION USING CONDUIT
NOTE:

1. CONTRACTOR TO EXCAVATE TRANSITIONS

FROM MAIN-LINE TRENCH TO VAULTS AS
REQUIRED BY EACH UTILITY.

2. TRANSITIONS NOT SHOWN ON COMPOSITE

DRAWING FOR CLARITY

3. CONTRACTOR TO INCLUDE COST OF
TRANSITIONS IN VAULT EXCAVATION COST.

JOINT TRENCH TRANSITION

JOINT TRENCH
X Y X
Z
'X'
'Y'
'X'
'Y'

BEND PRIMARY BOX SIZE
"A"
"B"
3' x 5'
4'-6" x 8'-6"
3' x 5'
4'-6" x 8'-6"

DISTANCE (WHEN CONDUIT ENTERS BOX)
"X"
24'
24'
32'
32'
"Y"
7'
11'
7'
11'
"Z"
5'
7'
5'
7'
NOTES
BEND IS 60" RADIUS WITH AN ANGLE OF 10 DEG. USE 2-5
COUPLINGS WITH 1-5' CONDUIT SECTION FOR EACH BEND SHOWN.

BEND IS 30" RADIUS WITH AN ANGLE OF 15 DEG. USE 3-5 COUPLINGS WITH 2-2 1/2' CONDUIT SECTION FOR EACH BEND SHOWN.

MAIN LINE JOINT TRENCH
PG&E TELEPHONE C.A.T.V.
5'X6' BELL HOLE FOR EXISTING GAS
SVC. CUT-OFF. WHEN EXCAVATING

OR TRENCHING KEEP CLEAR OF
EXISTING FACILITIES. (TYPICAL)
CAUTION!! ENERGIZED FACILITIES!!

HAND EXCAVATE ONLY IN
PRESENCE OF INSPECTOR.
(TYPICAL OF 2 PLACES)
(E)

DRIVEWAY
4' X 6' PRIMARY J-BOX

VAULT IN LANDSCAPE
AREA. (NOT FVT)

ASPHALT

PAVEMENT

ASPHALT

PAVEMENT
(N) 3 PHASE

UNDERGROUND
(N) TELE COM & CATV

UNDERGROUND

UCD TRANSFORMER VAULT
5' X 10' +/-, FVT
(PG&E APPROVAL REQ'D)
1200A, 480/277V
SWITCHGEAR 5' MIN
LEGEND

UCD TRANSFORMER VAULT
5' X 10' +/-, FVT
(PG&E APPROVAL REQ'D)
1200A, 480/277V

SWITCHGEAR

TEL & CATV VAULTS
(SIZES TBD)
JOINT TRENCH 5' MIN.

CLEARANCE FROM WATER
& SEWER UTILITIES
60' +/- OF 18" X 26" GAS
SERVICE TRENCH W/ 2" GAS

SERVICE PIPE (NO TREES
W/IN 5')
60' +/- OF 18" X 26" GAS
SERVICE TRENCH W/ 2" GAS

SERVICE PIPE (NO TREES
W/IN 5')
90" x 106" TEMP POWER PAD
MOUNT TRANSFORMER, 3'
CLEAR SPACE SIDES & BACK, 8'

CLEAR FRONT, BOLLARDS
REQ'D. (UP TO 1000A @ 480V)
10' L +/- 7M ROTARY GAS
METER, 3' CLEAR SPACE

REQ'D ON FRONT SIDE
4' X 6' PRIMARY J-BOX

VAULT IN LANDSCAPE
AREA. (NOT FVT)

TEL & CATV VAULTS
(SIZES TBD)

PG&E TO SET (N) PRIMARY
RISER POLE W/ +/- 12'

LEAD-ANCHOR
E
MPOE
8' WALL SPACE
MPOE
8' WALL SPACE

TEL & CATV
VAULTS
(SIZES TBD)

TEL & CATV
VAULTS
(SIZES TBD)
30" X 48" SVC TRENCH W/ MAX 5-5"

SVC CONDUITS, SVC CONDUCTORS
NOT TO EXCEED 50' (W/ +/- 7' OF
'CONDUCTOR TAILS' REQ'D AT EA. END)
(5' CLEARANCE FROM WATER &
SEWER REQ'D) 30" X 48" SVC TRENCH W/ MAX 5-5"

SVC CONDUITS, SVC CONDUCTORS
NOT TO EXCEED 50' (W/ +/- 7' OF
'CONDUCTOR TAILS' REQ'D AT EA. END)
(5' CLEARANCE FROM WATER & SEWER
REQ'D)
4' X 6' SUB-SURFACE

J-BOX, BEHIND CURB
50" X 52" PAD MOUNT

TRANSFORMER W/IN

LANDSCAPE AREA

TEL & CATV

VAULTS (SIZES TBD)

TRANSITION TO VAULTS FROM TRENCH NOT
SHOWN, SEE TRANSITION DETAIL SHEET INT-1
(TYPICAL)

2. MAINTAIN 3' CLEARANCE AND LEVEL AREA

AROUND PRIMARY SPLICE BOXES &

TRANSFORMERS

3. (E) POLE TO
REMAIN
(E) E.P.
(E) E.P.
(N) E.P.
(E) OVERHEAD DISTRIBUTION TO REMAIN,
PG&E TO EXTEND 3RD PRIMARY OH WIRE,

AND UPGRADE WIRE SIZE, TO PROVIDE
3-PHASE TO PROJECT
(E) O.H. SERVICES

TO REMAIN
Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8
UT-1
C4
9 C4
UT-1
C4
UT-2
C4
9 C4
ITEM 2A ATTACHMENT 9A

PATTERSON & O’NEILL, PC
235 Montgomery Street, Suite 950
San Francisco, CA 94104
Telephone: (415) 907-9110
Facsimile: (415) 907-7704
www.pattersononeill.com
March 20, 2025
VIA E-MAIL AND U.S. MAIL
Suzanne Avila
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Re: 10728 Mora Drive and 10758 Mora Drive (File Nos. CDP23-0001, -0002) Builder’s Remedy Housing Development Applications
Dear Ms. Avila:

As you are aware, on January 30, 2025, our client resubmitted applications with revisions to the housing development projects proposed at 10728 Mora Drive and 10758 Mora Drive to meet the new definition a “builder’s remedy” project pursuant to the Housing Accountability Act (“HAA”). (Gov. Code § 65589.5(f)(7).) In addition, on February 25, 2025, our client also submitted a memorandum detailing why the projects qualify for a California Environmental Quality Act (“CEQA”) Class 32 In-fill exemption. Our client simultaneously submitted a 90-Day Notice pursuant to AB 1633 explaining that the Town’s refusal to issue a CEQA exemption would constitute an abuse of discretion. (Gov. Code § 65589.5.1.) The Town sent a letter in response to the submittals on February 28, 2025. However, the letter is unclear as the status of the Town’s review of the project application. As we understand it, the Town has accepted the resubmitted applications as complete, and the Town has provided consistency determinations for the revised projects. In addition, three days after the 500-plus page CEQA memo was submitted, the Town determined the memo fails to provide substantial evidence to support a Class 32 exemption. As explained below, we understand the February 28, 2025 letter to be a final determination of project completeness, consistency, and determined the project does not qualify for a class 32 CEQA exemption.

The Resubmitted Applications are Complete
An agency is required to “provide an applicant with an exhaustive list of items that were not complete” within 30 days of an application submittal, and the exhaustive list of items “shall be limited to those items actually required on the lead agency's submittal requirement checklist.” (Gov. Code § 65943.) In any subsequent review of the application, “the local agency shall not request the applicant to provide any new information that was not stated in the initial list of items that were not complete.” (Id.)
ITEM 2A ATTACHMENT 9A

Suzanne Avila
Town of Los Altos Hills
March 20, 2025

The Town’s letters ask for minor corrections or clarifications to the submittals and fails to identify any missing items from the Town’s submittal checklist. However, only “after a public agency accepts an application as complete” may an agency “in the course of processing the application, request the applicant to clarify, amplify, correct, or otherwise supplement the information required for the application.” (Gov. Code § 65944.) In other words, the Town’s requests for clarifications and corrections do not constitute valid items to deem an application incomplete.

More than 30 days has passed since the January 30 application submittals without the Town identifying any missing application items, and therefore the applications “shall be deemed complete.” (Gov. Code § 65943.) Regardless, the applicant nonetheless intends to provide further clarification regarding the already submitted items in response to the Town’s comments.

The Town’s Inconsistency Determination is Unlawful
The Town’s letter states that the projects continue to be inconsistent with standards, policies, and requirements under the Los Altos Hills General Plan, Zoning Law, and other applicable standards and requirements in the exact same manner as the prior iterations of the Project and simply attached its prior inconsistency determinations to the February 28 letter. We assume this means that the Town has completed its written code consistency review as required by Gov.

Code § 65589.5(j)(2).)
Please be advised that the Town has completed ignored the requirements of AB 1893, effective January 1, 2025. HAA subparagraph (f)(6)(A) states that “a local agency may only require the project to comply with the objective, quantifiable, written development standards, conditions, and policies that would have applied to the project had it been proposed on a site with a general plan designation and zoning classification that allow the density and unit type proposed by the applicant.” As the Town is aware, there are no existing general plan designations and zoning classifications in the Town that allow the density and unit type proposed by the applicant and therefore the Town cannot require compliance with any existing code standards.

Further, HAA subparagraph (f)(6)(D) confirms that any project that meets the definition of a builder’s remedy project “shall be deemed consistent, compliant, and in conformity with an applicable plan, program, policy, ordinance, standard, requirement, redevelopment plan and implementing instruments, or other similar provision for all purposes. . .” The statutory term ‘deemed’ means that the deemed state of affairs is conclusively presumed to exist – without exception. (Parmett v. Superior Ct. (1989) 212 Cal. App. 3d 1261, 1266.) In short, the proposed projects are deemed consistent by law.

The Town’s description of these deemed-consistent-by-law builder’s remedy applications as inconsistent with standards that the Town is statutorily prohibited from applying is a clear violation of the HAA.

ITEM 2A ATTACHMENT 9A

Suzanne Avila
Town of Los Altos Hills
March 20, 2025

The Town’s Response to the AB 1633 Notice is an Abuse of Discretion AB 1633 was enacted to provide applicants with the ability to provide written notice to a local agency that a proposed project qualified for a CEQA exemption and challenge a local agency’s refusal to grant an exemption constitute an unlawful disapproval of the project. (Gov. Code § 65589.5.1(a).) An agency has 90 days following an applicant’s notice to determine whether the record before the agency provides substantial evidence that the project is exempt. (Id. subd. (a)(5).)
First, the Town claims that the applicant’s notice is untimely because the Town determined that the proposed projects were not exempt from CEQA on December 21, 2023 – more than a year before these projects, which were resubmitted and substantially revised to fit into the new builder’s remedy density rubric of AB 1893 (2024), were submitted. This is, of course, an impossibility as the projects currently under consideration did not yet exist. Nor did the statutory basis for the applicant’s resubmittal in AB 1893 yet exist. This type of timeliness argument to strip the applicant of newly created statutory rights has been rejected by courts, as it elevates “form over substance” in “a manner that would lead to … absurd or oppressive burdens.” (Hilltop Grp. v. Cnty. of San Diego (2024) 318 Cal. Rptr. 3d 336, 358.) We therefore disagree that the applicant’s February 25, 2025 AB 1633 Notice demanding an exemption for a January 30, 2025 submittal is somehow untimely.

Second, the Town claims, without any supporting evidence at all, that the projects will have impacts on traffic, noise, air quality, utilities and energy, and emergency response services. The law is clear that argument, speculation, and unsubstantiated opinion or narrative do not constitute substantial evidence. (Cal. Code Regs. tit. 14, § 15384(a).) The Town also alludes to the argument that builder’s remedy projects categorically do not qualify for CEQA exemptions due to “unusually high density and development intensity.” Subjecting builder’s remedy projects to a higher level of CEQA review is in direct violation of the HAA provision that prohibits a local agency from imposing “any requirement, process, practice, or procedure or undertake any course of conduct . . . solely or partially on the basis that the project is a builder’s remedy project.” (Gov. Code § 65589.5(f)(6)(E).) The Town also argues, again without evidence or explanation, that the applicant’s CEQA memo does not provide substantial evidence that the projects are exempt.

The applicant’s February 25, 2025 AB 1633 Notice provides extensive discussion explaining why the projects are exempt. We need not repeat that discussion here. However, the City’s February 28, 2025 response makes clear that the Town has made a final CEQA determination that projects are not exempt. This action constitutes an abuse of discretion and therefore meets the definition of an unlawful disapproval of the projects. As a result, the applicant has no choice but to challenge the Town’s actions in court.

ITEM 2A ATTACHMENT 9A

Suzanne Avila
Town of Los Altos Hills
March 20, 2025

Conclusion
As explained above, the applicant understands that Town has accepted the applications as complete, reviewed the projects for consistency with local standards, and finally determined the projects are not exempt from CEQA. If our understanding is incorrect, correct the record with a response no later than April 4, 2025.

Thank you for your prompt attention to this matter.

Very truly yours,
PATTERSON & O’NEILL, PC
__________________________
Brian O’Neill
ITEM 2A ATTACHMENT 9A

Berry and Associates
Civil Engineer
Stevens Ferrone & Bailey
Engineering Company, Inc.
10758 MORA DRIVE
LOS ALTOS HILLS, CA 94024
Silver Oaks Senior Community
DATE: FEB 20, 2025
NO. DATE REVISION
2/1/2023
4/10/2023
1 2 Revision 1
3 5/17/2023 Revision 2
4 8/24/2023 Revision 3
5 11/21/2023 Revision 4
6 5/5/2024 Revision 5
7 10/1/2024 Revision 6
8 1/28/2025 Revision 7
9 2/20/2025 Revision 8

LOS ALTOS HILLS, CALIFORNIA

SILVER OAKS

PROJECT TEAM SITE MAP

CIVIL ENGINEER & DESIGNER

BERRY & ASSOCIATES
2149 AVY AVE.

MENLO PARK, CA 94025
1 (650) 400-9003

ARBORIST

KIELTY ARBORIST SERVICES, LLC
P.O. BOX 6187.

SAN MATEO, CA 94403
1 (650) 532-4418

PROJECT INFORMATION
ADDRESS: 10758 MORA DRIVE
ZONING: R-A
APN: 331-15-062
LOT AREA: 17,325 SF .397 ACRE
FLOOR AREA RATIO: 4.26 73,944 SF*(TOTAL BUILDING SQ. F.T) 280

EASTBROOK
MORA DR. SUNHILLS
DR.

THIS IS A "BUILDER'S REMEDY" PROJECT PER GOV. CODE
§65589.5(h)(11)(C). THE LOCAL AGENCY'S DEVELOPMENT

STANDARDS CANNOT BE USED TO DISAPPROVE OR RENDER
INFEASIBLE THIS HOUSING DEVELOPMENT PROJECT WITH 9%

OF UNITS ARE RESERVED FOR EXTREMELY-LOW INCOME

HOUSEHOLDS BEFORE THE ADDITION OF DENSITY BONUS
LAW GOV. CODE §65915
BUILDER'S REMEDY NOTE:

A2.2 ELEVATIONS
C0 COVER SHEET
C1 SITE PLAN

DRAWING INDEX
R-2
PRIMARY OCCUPANCY CLASSIFICATION:

RESIDENTIAL
A-3
S-2 PARKING GARAGE
GARAGE
TYPE OF CONSTRUCTION:

I-A

RESIDENTIAL TYPE III-A
NFPA 13 SPRINKERS
LEVEL

SUB BASEMENT
R-2.1

PODIUM /GAR
A-3 S-2

MEZZANINE
LEVEL 1
LEVEL 2
LEVEL 5/ ROOF

ACCESSORY TOTALS PER FLOOR
TOTALS
2,687
879
2,370 7,590 1,131

SUB BASEMENT, BASEMENT, LOWER PODIUM,

PODIUM /GARAGE, MEZZANINE
LEVEL 1-5
(5 STORIES)
CBC 510.2 PODIUM LEVEL TERMINATES AT TOP OF

PODIUM/GARAGE AND MEZZANINE
C2 EXISTING TOPOGRAPHY
C3 GRADING, DRAINAGE & UTILITY PLAN
C4 GRADING & DRAINAGE DETAILS
A1.1 BUILDING FLOOR PLANS

UNIT FLOOR PLANS
A3.1 SECTIONS
A4.1 DETAILS
B
9,305

B EXERCISE, MEDIA, LAUNDRY, MAIL, TV, DINING, LOBBY, TRASH, SITTING

RM, LEASING OFFICE, MUSIC ROOM

PROPOSED
PARKING:

VEHICLES:

BIKES:

LONG TERM 7
SHORT TERM 0
REGULAR SPACES 24 (.53/UNIT)
ACCESSIBLE SPACES 2

BASEMENT
7,590
LEVEL 3
LEVEL 4

ROOF DECKS, COVERED TERRACE, MULTIPURPOSE ROOM, CRAFT ROOM, ART ROOM 645
2,271
563
A2.1 ELEVATIONS
ACCESSORY OCCUPANCY USES:

PM-1 PARCEL MAP PAGE 1
PM-2 PARCEL MAP PAGE 2

SCOPE OF WORK
(N) 45 UNIT MULTIFAMILY RESIDENTIAL DEVELOPMENT PROJECT WITH PARKING GARAGE. THIS DRAWING SET TO INCLUDE

APPLICATION FOR AND APPROVAL OF THE FOLLOWING PERMITS
FOR THE WORK OUTLINED BELOW. SEE NOTES ON SHEETS C1 SITE PLAN & C3 GRADING & DRAINAGE PLAN.

1. ENCROACHMENT PERMIT FOR WORK IN THE RIGHT OF
WAY INCLUDING BUT NOT LIMITED TO:

A. (N)DRIVEWAY & (N) APRON

UTILITY CONNECTIONS, EXCAVATION, &
BACKFILL.

FIRE ENGINE TURNAROUND ON MORA
DRIVE

TEMPORARY CONSTRUCTION FENCING

TEMPORARY CONSTRUCTION PARKING
B.

C.

D.

E.

2. ALL REQUIRED LANDSCAPING PERMITS INCLUDING BUT
NOT LIMITED TO:

TREE REMOVAL AND REPLACEMENT, INCLUDING

HERITAGE TREES
A.

B. (N) LANDSCAPE INSTALLATION
(N) LANDSCAPE IRRIGATION SYSTEM

AND CONNECTION TO WATER MAIN
C.

3. INSTALLATION OF (N) 6' TALL SOLID REDWOOD

FENCE ALONG SITE PERIMETER AS SHOWN ON
SITE PLAN SHEET C1

4. GRADING AND DRAINAGE PERMITS
VISITOR SPACES 1
TOTAL SPACES 27 (.60/UNIT)
A5.1 OCCUPANCY & EGRESS PLANS
A5.2 CODE ANALYSIS & ALLOWABLE AREA
A1.2 BUILDING FLOOR PLANS & ROOF PLAN

UNIT FLOOR PLANS
552
R-2.1 RESIDENTIAL ASSISTED LIVING OR MEMORY CARE
NO. OF UNITS

RESIDENTIAL
PROPOSED LAND USES:

SQUARE FOOTAGE 73,944
45 NON RESIDENTIAL
0 0

ALL DEVELOPMENT IS IN THE RESIDENTIAL ZONING CATEGORY
2,190
THE EXISTING PARCEL IS BARE LAND WITH NO CURRENT USAGE. THE

PROPOSED PROJECT IS A SENIOR LIVING COMMUNITY PROVIDING HOUSING

FOR PEOPLE OF RETIREMENT AGE WHO WANT TO ENJOY THE REDUCED

MAINTENANCE AND UPKEEP AVAILABLE, AND ENJOY A COMMUNITY OF PEOPLE OF SIMILAR AGE. d,/^WZK:
dD

d^d,

&/E/d/KEK&͞h/>
ZΖ^
Z
D
z͟WZK:
dhE
Zd,
,Kh^/E'KhEd/>/dzd(GOV. CODE
§65589.5(h)(11)(C). RESIDENTIAL DEVELOPMENT PROJECT THAT HAS AT LEAST 9% OF ITS UNITS RESERVED FOR EXT-LOW INCOME HOUSEHOLDS. THE PROJECT CONSISTS OF 45 UNITS OF HOUSING WITH 3 UNITS (9%) RESERVED FOR EXTREMELY-LOW INCOME HOUSEHOLDS. THE PROJECT PROPOSES 27 PARKING SPACES. THIS PROJECT UTILIZES BONUS DENSITY LAW §65915.

PROJECT DESCRIPTION:

DEVELOPMENT AREA: 14,396 SF* 83.1 % OF LOT AREA
LOWER PODIUM 126
180
743
ALL PARKING TO BE "UNBUNDLED" FROM UNITS & PROVIDED

INDEPENDENTLY EXCEPT ACCESSIBLE SPACES WHICH WILL MEET ALL STATE & FEDERAL LAWS.

FEMA FLOOD ZONE: D
FLOOR AREA SQUARE FOOTAGE TABULATION:

NOTE: ALL USES ARE RESIDENTIAL OR ACCESSORY TO THE PRIMARY RESIDENTIAL USE R-2
2,902
4,789
6,303
50,861
9,979
10,518
2,452
948
C5 STORMWATER MANAGEMENT PLAN
A5.0 FIRE ACCESS PLAN
CO

COVER SHEET
C6 SOIL EROSION AND SEDIMENT CONTROL PLAN
& CONSTRUCTION OPERATION PLAN
ARTISTIC RENDERING. SEE SHEETS A2.1 & A2.2 FOR PROPOSED ELEVATIONS 126
2,452
2,687

GEOTECHNICAL ENGINEER
STEVENS, FERRONE & BAILEY ENGINEERING COMPANY, INC.

P.O. BOX 815
CONCORD, CA 94522-0815
OWNER

FORREST LINEBARGER
151 CERVANTES ROAD
PORTOLA VALLEY, CA 94041
1 (650) 324-0688
3,054
DENSITY CALCULATIONS :

DENSITY CALCULATION PER GOV. CODE 6589.5 (h)(11)(C)
(h)(11)(C)(i)(I) 65583.2(c)(3)(B)(iv) 30 Units/Acre +50% = 45 Units/ Acre (h)(11)(C)(ii) 45 Units/Acre + 35 Units/Acre 80 Units/ Acre 10758 MORA x 80 Units/ Acre = 32 Base Units
Bonus Density Law Gov. Code 65915(f)(2)
9% Ext.-Low Inc. Units (38.75% Bonus) 32 Base Units x 9% = 3 Bonus Units 32 x 38.75% =
Total Units 32 + 13 =
Total Market Rate Units
45 45

0.397 Acre
13 Total Extremely-Low Income Units 3

FIRE PROTECTION CONSULTANT

WILDLAND RESOURCE MANAGEMENT
316 CALIFORNIA AVE #68
RENO, NV 89509
1 (510) 502-4737
INT-1 JOINT TRENCH
2,578 SF
6,123 SF
11,261 SF
11,261 SF
5,341 SF
11,261 SF
73,944 SF
1,593 SF
10,722 SF
11,226 SF
2,578 SF
10,518 743
734
ITEM 2A ATTACHMENT 9A