Los Gatos City Council
February 4, 2025

ITEM NO. 9.

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VI. Analysis of Specific Project Attributes
The project is expected to provide numerous benefits to the community. Furthermore, in response to comments from the Town from the prior application, we have provided additional information on several specific attributes of the project. This section is organized into the following subsections:

A. Relationship to Hillside Design Standards and Guidelines B. Building Massing, Open Space and Views
C. Building Materials
D. Building Heights and Visibility
E. Landscape Character
F. Distances to Immediate Neighbors
G. LEED Certification
H. Parking
I. Height of Retaining Walls
J. Fire Safety
A. Relationship to Hillside Design Standards and Guidelines (HDS&G) In 2008, CDAC noted that the HDS&G are not directly applicable to this site, but requested that the site be rebuilt in the spirit of the HDS&G. The spirit of the HDS&G is best defined by the Vision Statement found in the bullets of the introduction in the HDS&G, page 6:
• Maintains the existing open, wooded, rural character; • Is in harmony with the natural setting;
• Conserves landforms and other features of the natural landscape; • Preserves wildlife habitat and movement corridors; and • Protects and preserves viewsheds and the ridgelines of the mountains.

While the project site is not within the Hillside Zone, the spirit of the HDS&G is integrated into the project by incorporation of the following:
• The buildings step up the hillside so that the building mass responds to the topography of the site.
• Breaking the project into individual buildings of varying heights with space between each building allows the community to best achieve a residential scale to fit within the open, wooded setting.
• Selecting a muted and varied natural toned palette of exterior materials allows the project to harmonize with the natural setting.
• Minimizing the overall construction footprint with compact building forms and the placement of all parking underground allows for an exceptionally efficient site coverage ratio, thereby maximizing the retention of undisturbed sensitive landforms and native vegetation.
• Replacing an obsolete land/building plan with a new community of lesser overall footprint, enhanced storm water management systems, state-of-the-art building

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materials/systems, and sufficiently scaled underground parking will minimize impacts to wildlife habitat and movement corridor.
• Stepping the buildings into the hillside, minimizing the dimensions of the Townfacing buildings, investing in saving existing trees per the arborist plan, and presenting a carefully developed scale to the Town, residents, and visitors will preserve viewsheds and have no impact on hillside ridgeline profiles.

In 2008, the CDAC also requested that the buildings step with the hillsides. To this end, and in keeping with the spirit of the Hillside Guidelines, the proposed Ground Level is three feet lower than existing, which serves to minimize the impact on the community when viewed from Town. Furthermore, by placing all parking underground and with buildings grouped above and around green roof courtyards, the resulting compact footprint of the community minimizes the disturbed area of the special hillside setting. Additionally:
• The building in the northeast corner that cantilevers over the hillside is being replaced by a building that sits 45 feet further from Broadway. • The increased distance to the neighbors and loss of the two buildings along the east side of Farwell Lane will allow for planting of additional trees that will help shelter the building mass with a strong tree canopy.

B. Building Massing, Open Space and Views
• New buildings are designed as a series of separate buildings surrounding courtyards rather than a monolithic building mass. This design breaks up the massing visible from public vantage points in Town. Additionally, the building facades step in and out to eliminate the potential for a large unbroken facade.

• The overall development footprint is smaller than the existing building footprint; the buildings closest to the neighboring properties have been pulled back to create greater physical distance between buildings.
• The design protects the oak woodland at the rear of the site thus respecting the spirit of the Town’s hillside and tree preservation policies; to achieve this, greater heights are necessary to achieve a similar number of units.
• The massing of the new community steps up the hillside and, as a result, the buildings at the rear of the site will not be visible from the Town below. In addition to the buildings stepping up the hillside, individual buildings also respond to the views from the Town by pulling the top floor of the buildings back from the façade facing the Town to reduce the impact on the views from the Town. See Section D. Building Heights and Visibility.
• The distance between many of the existing buildings is 15 – 24 feet; separation between new buildings varies between 23 – 38 feet with a few buildings placed even further apart. This allows for views to be created between the buildings to the hillside.

These views do not exist today.

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• Airflow and breezes up and down the hillside will be facilitated by these breaks between buildings.
• The utility of the open space for residents in the courtyards is improved in part due to the dimensions of the Village Green and Town Square and in part due to the elimination of the existing “light well” that is currently situated near the proposed Village Square.
• There is a visual and experiential quality to the design that is articulated through the building placement and open space layout. This quality is best expressed by:
• Better views extending out from all directions so that the natural setting and environmental systems are brought into and integrated with the building clusters;
• Orientation of the six (originally eight) villas respects the natural setting. The villas are surrounded by either the Village Green or Town Square where residents can come together as one community to interact, socialize or to simply enjoy the site environs;
• The absence of long-term surface automobile parking spaces facilitates a greater visual focus on the oak woodlands and the surrounding landscape; and,
• The creation of varying open spaces accommodates a wide range of activities, from large areas for large group gatherings to smaller, more intimate spaces cultivating individual passions, and reinforcing the feeling of a community.

C. Building Materials
The materials used on the building facades have been selected based on their ability to blend with the natural setting and minimize the visual impression of the building heights. Qualities of materials important to emphasize:
• Materials are darker in tone to blend with the natural environment of the hillside and trees, moving from the current, reflective color palate to one that is visually absorptive.
• The colors vary with natural browns, greens, and tans to evoke a natural palette of soft colors, which mimic their natural setting.
• The materials vary in type both horizontally and vertically along the facade to help break up the mass of the building.
• Stone is used at the base of the building facing Los Gatos to root the building in the natural landscape.

D. Building Heights and Visibility
Aesthetically and architecturally, the heights of buildings are varied based on their

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location in relationship to visibility from Town, neighboring properties, and site topography.
• Building heights are varied to create more architectural/visual interest and variety when viewed from publicly visible vantage points. The variation created by individual villas reflects a more residential character rather than an institutional character conveyed by a single structure with long, unbroken roof lines. • Building units and heights are sized to provide greater “independent” living space.

 Market research has shown that larger units with usable balconies are most desired. The square footage that can fit into the Town’s residential or commercial height limit(s) would either result in one long uninterrupted building mass, or far fewer units. We believe that the view of one continuous building when viewed from the Town or from neighboring properties does not fit the spirit of the Hillside Development Standards and Guidelines or the character of Los Gatos. In senior living communities, a minimum number of units are necessary to provide operational efficiencies, programming, and a sense of community; the project is at the lower end of this critical number.

Reducing the number of units neither works operationally or socially, nor does it meet with the intent of providing a similar number of units that existed prior to closure.
 Unit configurations and corresponding heights allow for appropriate COVID19 protective measures. The smaller, but taller buildings (with fewer units in each building) vs a long continuous shorter building are better suited in a post-COVID world for several reasons:
 Fewer residents use the same common elevators: the design includes an elevator for every building. This allows buildings to be separated functionally, providing for fewer residents in any single building and allows the units to become the place where residents can self-quarantine.  Most units have usable balconies, providing residents a place to be outside during a pandemic, thus providing natural ventilation and mental/emotional relief from quarantine restrictions.
 The increased square footage of common space allows for multiple dining venues which are critical to allow for socially distanced dining. • The most visible building from public view is at the corner of Wood Road and Farwell Lane. It is one of the two shortest buildings on the site and is only 12 feet higher than the existing building in this location.
• Heights of buildings above the terrace level vary from 3 stories to 6 stories. The height of the new terrace is 7 feet lower than the existing terrace which reduces overall building heights.

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• Buildings along the front of the site visible from the Town are the lower 3 and 4 story buildings on all front facades, (though some step up to 6 stories away from the front façade).
• To minimize the number of stories visible from Town, buildings step down a story in height on the side facing Town. This means that the upper floors of the buildings are hidden from the views below, and only the shorter side is visible from the Town. • The buildings in the back of the site are nestled into the hillside. Three of these buildings have two stories benched into the hillside. The roofs of those buildings are effectively one story above the access road immediately behind them. • With the buildings stepped into the hillside only the top three floors of many of the buildings are visible from Wood Road above. The hillside behind these buildings continues to slope up so the roofs of the buildings are only slightly higher than the level of the access road above.
• The corners of the buildings have balconies which serve to erode the mass of the buildings when viewed from the Town. This results in the front elevation appearing narrower than actual dimensions.
• While the increased building height will affect what some neighbors will see, the buildings are not expected to cast shadows on neighbors nor materially affect their vistas.
[Refer to current application plan sheets A406-A408, Visual Simulations for exhibits specifically related to the above comments].

E. Landscape Character
The landscape character has been carefully articulated to highlight, enhance, and nurture a strong sense of community.
• The landscape builds on and celebrates the existing character of the site. The layout plan and corresponding plant palette have been carefully designed and selected to increase habitat benefits, improve water quality, and integrate with the existing horticultural character, creating a better environmental fit and fitness than exists today. It is what Sponsor has been referring to as “biophilia”. • The landscape creates a far superior environment for fire resistant conditions.

Unlike existing conditions, the genus species, the location, and the landscape pattern will be designed for fire protection.
• The landscape offers experimental value for the resident such as seasonal color changes, shade from the sun, and opportunities to pick an orange from a citrus tree.

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F. Distances to Immediate Neighbors
Buildings are placed further from the neighbors than current buildings. • The buildings closest to the neighbors are now set back much further from the adjacent, neighboring buildings.
• The building closest to Wood Road would be 18 feet further away from Wood Road than the current Los Gatos Meadows buildings, thereby reducing the effect of the increased height. Also, the distance from the neighboring townhouses to the north of the improvements is 30 feet further than to the existing Los Gatos Meadows buildings.
• The two buildings along the east side of Farwell Lane (closest to Town) are to be removed and are not being replaced.
• The building in the northeast corner that cantilevers over the hillside is being replaced by a building that sits 45 feet further from Broadway. • The increased distance to the neighbors and the loss of the buildings along Farwell Lane will allow for planting of additional trees that will help shelter the building mass with a strong tree canopy. The combination of new trees and landscaping in the additional setback from the neighboring buildings will shield much of the new buildings when viewed from the neighboring properties.

G. LEED Certification
In 2008, CDAC indicated that the project should obtain Leadership in Energy and Environmental Design (LEED) certification. Since 2008, there have been many changes to environmental standards. As in many areas related to environmental regulation and stewardship, the State of California’s environmental standards generally surpass those of many other regions of the country in terms of regulations, standards and practices related to sustainability. Notably, many of the policy goals of the California Green Building Code, as well as the mandatory code requirements, overlap with those of independent certification systems such as the LEED certification system. The project will be subject to the most recent and rigorous update to the Cal Green Code, the 2019 Cal Green Building Standards Code (effective Jan 1, 2020), or the standard code in effect at the time of project entitlement. The project is also subject to applicable communitywide greenhouse gas emission reduction measures in conformance with the Los Gatos Sustainability Plan.

The project has been designed to be highly responsive to site context and to some of the specific sustainability priorities of the Town.
• In line with the community wide goals of the Town Sustainability Plan, Green Building Certification may utilize either the GreenPoint Rating System or LEED. The GreenPoint Rating Checklist submitted with our development application package

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clearly demonstrates that the project comfortably exceeds the required point totals for all five of the rating categories, including: Community, Energy, IAQ/Health, Resources and Water.
• As detailed above, the project adheres to the spirit of the Hillside Development Standards & Guidelines by minimizing site disruption and vehicle impacts, and use of compact, energy efficient building forms demonstrates a heightened commitment to sustainability and environmental goals on this sensitive site. • A commitment to sustainable innovation is woven into the project in ways both subtle and apparent including the electric autonomous vehicle supplemental transportation system that will connect the community to the Town, a state-of-the-art care model for greater resident and staff satisfaction and health, noncombustible construction materials, and enhanced fire access and life safety systems that benefit both residents and surrounding neighbors.

Based on the sustainability components integrated into the project design, coupled with those elements required as part of the Cal Green Building Code, providing LEED certification would be both redundant, and prohibitively costly given third-party requirements to verify and monitor LEED compliance. In discussions with neighbors and potential residents, strong interest was expressed in recycling, access to natural light and energy efficiency. Accordingly, the design team has prioritized sustainability attributes that are not only compliant with the California Green Building Code but are also highly responsive to site context and the specific priorities of the local community. We are confident that our sustainability approach to the site achieves the overarching goals of the LEED program without triggering a redundant and costly certification process.

H. Parking
The current entitlement specifies 111 parking spaces for the 222 units permitted (parking ratio of 0.50). The current Planned Development application includes 214 parking spaces for the proposed total permitted unit count of 211 (parking ratio of 1.0), a material improvement compared to the existing parking ratio.

In order to achieve this higher ratio without requiring an expansion of the development pad, greater tree removal or substantially greater off-haul, Front Porch intends to operate valet service 24/7. This approach is consistent with the operational services provided by Front Porch at Los Gatos Meadows prior to its closure in 2019. Of the 214 spaces provided, 40 spaces are standard parking spaces. The balance of the parking includes 174 tandem parking spaces that would be managed under the valet parking program. The total number of spaces using both the standard, tandem and valet services would be well in excess of the 127 spaces required using the Town’s convalescent home parking requirement; the requirement applied by the Town for this project.

The use of valet operations provides a reliable, efficient, and cost-effective means of reducing the number of accidents involved in parking operations (i.e., reduced vehicle-onvehicle, vehicle-on-structure, vehicle-on-pedestrian incidents), thereby providing an additional level of safety for our residents. In addition to minimizing the physical impacts

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on the site, valet services result in more frequent iterations with residents, providing opportunities to deepen the relationship between staff and residents. Also, in addition to assisting with parking, valet staff serve as additional general customer service resources and assist with securing and patrolling the property.

Valet service is consistent with the resident expectation and Front Porch’s operating capabilities and provides uniform alignment with services previously offered.

The use of valet services for continuing care retirement communities with structured, enclosed parking is a conventional operational practice perfectly suited for this type of continuing care community, as evidenced by the Vi at Palo Alto, arguably the most similar project to the proposed re-build project.

Details of our proposed valet parking program will be included in our Architectural and Site Application once our proposed Planned Development application is approved.

I. Height of Retaining Walls
Planning staff have requested that we provide greater justification for why our retaining walls will need to be taller than 5 feet. We have added sheet C103.1 to our resubmittal that illustrates detailed site sections with wall heights up to 24 feet to show that we are using grading to the extent practical to reduce wall heights. The walls in excess of 5 feet in height are required to create flat areas to provide bioretention and in some cases are required for the express purpose of reducing grading that would impact trees and otherwise undisturbed areas. Proposed walls are stepped with shorter walls under 5 feet adjacent to useable areas.

The shorter walls incorporate planter pockets that will reduce the perceived scale of the taller walls and will include taller plants for additional screening.

J. Fire Safety
Sponsor has reviewed the Ad Hoc Wildfire Committee Report Action Items, as presented to Town Council on November 20, 2020. Fire safety and minimizing fire risk are one of the primary goals of the project as expressed in our Project Description, dated January 21, 2020.

Based on the Ad Hoc Wildfire Committee Report Action items, the project is consistent with the five goals identified in the Ad Hoc Committee’s Report related to minimizing the wildfire risks and impacts associated with those risks to the Los Gatos community, including:

• Emergency Communication
• Emergency Evacuation
• Roadside Fuel Reduction
• Open Space and Residential Land Management
• Emergency Partnerships

In furtherance of the above Wildfire Ad Hoc Committee goals, the Project Applicant has committed to assisting the Town in achieving its prioritization of the following action items:

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• Maximizing the use of an emergency alert system to ensure that communication systems are fully utilized; the project would utilize technology platforms to ensure Los Gatos Meadows stays connected during possible emergencies. • Increasing the use of social media platforms for emergency communications. • Exploring additional non-cell/internet reliant emergency communication onsite (such as a siren system) in furtherance of enhanced emergency communication. • Assisting SCCFD with their Ready, Set, Go Programs in Town. • Assisting the Town by providing an additional alternative evacuation route via Farwell Lane and provision of a continuous loop road around the project site. • Incorporating annually simulated evacuations within the Emergency Evacuation Plan once operational.
• Mapping private roadways within the project pursuant to the Roadside Fuel Reduction goal.
• Utilizing appropriate planting including fire retardant xeriscape plant species, particularly in recommended defensible spaces.
• In conjunction with residents, implementing an appropriate vegetation management plan.
• Assisting the Town with exploring partnerships with SCCFD fuels crews and defensible space inspectors.
• Assisting the Town with pursuing Firewise USA® site status to satisfy homeowner insurance requirements.

While not all actions noted above have been memorialized in Town policy, they were considered as part of the General Plan 2040 Update process, specifically the Hazards and Safety Element HAZ-2 Goal and corresponding policies. Because this Project was in the midst of preliminary design during the General Plan update process, these actions were contemplated as part of the overall project design, site layout, project features and elements and/or overall Project operations. The General Plan 2040 was subsequently completed and adopted on June 20, 2022.

Please also note that in responding to the direction of the Santa Clara County Fire Department, the project substantially improves the ability of Sponsor to execute an evacuation of the community. Furthermore, Front Porch has a strong track record of preparing for and executing wildfire related evacuations in Northern California.

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VII. Benefits to the Community
We believe the benefits of the project to the Los Gatos community are substantial, and critical in meeting the needs of the broader senior community.

The project would further the Town’s Human Services Element by revitalizing Los Gatos Meadows and continuing its role as a healthy, contemporary independent senior living community that connects seniors with existing resources in the community, encourages social interaction, improves mobility, and ensures a safe environment for Los Gatos seniors.

The project would provide a mix of different unit sizes and varying levels of care that respond to the needs of an active, aging community. The project would incorporate outstanding health care services, recycled and sustainable building materials, and energy efficient operational systems.

The proximity to nearby stores and services, such as the US Postal Service, Old Town Los Gatos Shopping Center, and Los Gatos Theatre, provides residents with opportunities to participate in social, recreational, educational, and shopping activities all within a close distance. The dining area would include a demonstration kitchen for local restaurants to showcase their offerings on a rotating basis, facilitating greater Town integration with the Los Gatos Meadows community.

The project would result in no increase in the number of total units currently entitled or occupied up through September 2019. As a result, the project would not generate substantial new vehicle trips. There would be a modest redistribution of trips from Farwell Lane to Wood Road and Santa Cruz Avenue, though even with this redistribution, the level of service would remain at an acceptable level of service (LOS B). Furthermore, the project would improve on-site circulation and alleviate spillover parking experienced under the prior site plan by creating additional parking spaces and decreasing the need for on-street parking in nearby neighborhoods. Importantly, the project would provide enhanced fire access in the area for fire personnel/equipment for fighting on-site and nearby fires and enhanced emergency access for neighbors living uphill of the Meadows in the event that Wood Road is closed to access.

The project would also improve the integration of the site with the broader Los Gatos community by closing Farwell Lane to through traffic and transitioning this pathway connecting Los Gatos Meadows and Broadway into a naturally landscaped, pedestrianfriendly connection to downtown Los Gatos. The conversion of Farwell Lane into a pedestrian and bicycle lane would improve safety for vehicle and pedestrian interaction at the intersection of Farwell Lane and Broadway. The project would continue to use the existing driveway on Wood Road for access to the parking entrance, main entrance, and loading entrance, providing safe and efficient access to the site. The project would result in the construction of a parking structure that would include 40 standard parking spaces. If needed, by employing a valet parking service, the parking capacity in the parking structure could be increased to 214 parking spaces. Furthermore, the project would incorporate a dedicated area for fire access, which would be located on the western side of the property.

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One of the extraordinary elements of the project is the planned implementation of an autonomous vehicle alternative transportation solution along Farwell Lane to enable a safe, convenient, and alternative means of transporting residents between the Meadows and Town retail, entertainment, and civil services. This element of the project will enable both safe and convenient access for residents to connect to Downtown Los Gatos. The project would consider Aurrigo, a vendor of autonomous vehicles, to provide this alternative transportation solution.

While difficult to gauge precisely, the combined effect of facilitating pedestrian, bicycle and self-driving vehicles on Farwell Lane is expected to materially reduce the number of total vehicle trips to and from the community.

From an environmental perspective, the building design would provide a more energy efficient and healthy environment for prospective residents. Upgraded and energy efficient buildings would assist in further reducing the current carbon footprint by minimizing energy load, enhancing the number of large shade trees, modernizing energy operations/systems, increasing the amount of landscaped space, and improving irrigation efficiency.

Front Porch is in current dialog with the Los Gatos Foundation for Older Adults to Thrive (the “Foundation”) to explore opportunities to utilize 142 S. Santa Cruz as a hub of wellness, education, and engagement services for seniors in the broader community.

Front Porch has deep, relevant capabilities to serve as an effective partner with the Foundation in providing much needed services to local seniors.

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VIII. Request for Planned Development (PD) Entitlement
This project request is for approval of a new Planned Development Overlay permit. The project complies with the Town’s existing PD zoning for the property, as shown in Table 1.

The project does not require any variance or exception to any rule, code, or regulation and meets the basic requirements under the existing zoning permit related to site coverage, density, open space, and parking.

The project would not impair the integrity or character of the zoning district and would not result in any additional independent residential apartments, additional supporting care units nor additional staff. The operations of the Project would have hours and staffing consistent with the most recent prior use and would result in an estimated 120 full-time equivalent (FTE) employees. As noted above, proposed site coverage, unit count, open space and parking are all consistent with the current PD permit in place today (refer to Table 1). Project building heights have been articulated to protect views from adjacent properties ensuring compatibility with the neighborhood.

The project would not be detrimental to public health, safety, or general welfare. The project would provide state-of-the-art health care services for residents who would have access to health care facilities, open 24/7, to ensure consistent and reliable care. The project would have a dedicated fire access road, located on the western side of the property, improving fire access to the entire site, which would improve safety on-site. Because the project is a rebuild of the prior use, it will also include an updated Emergency Preparedness Plan (EPP) and evacuation plan to address the new facilities and ensure a safe environment for all residents and staff, commensurate with Sponsor’s Risk Assessment Policy. In compliance with Sponsor’s Risk Assessment Policy, these two plans already exist for the prior facility, but would be updated in accordance with the applicable federal, state, and local requirements in effect at the time of building occupancy.

The project would result in the reconfiguration of the existing “exit only” driveway, located on Broadway, and would convert the driveway into a pedestrian and bicycle lane, thereby creating safer conditions for pedestrians and bicyclists, as well as serve as the fixed route for an autonomous vehicle connection from the main entrance to the Broadway frontage. This would provide for safer modes of transportation between the project site and downtown Los Gatos. The project would ensure that seniors have convenient access to social and medical services, commercial areas, and transportation by providing on-demand shuttle and/or car service to the residents.

The proposed uses of the project would be in harmony with the various elements and objectives of the General Plan 2040 and the purposes of the zoning ordinance. As discussed above, the project is consistent with several of the aspects of the Los Gatos General Plan 2040 (refer to Appendix A). The project is consistent with the Town’s Environment and Sustainability element and would implement best practices both in design and operations through the adoption of biophilic design principles and sustainable design measures to best fit into the unique site while minimizing initial and ongoing environmental impacts. In addition to this, the site plan of the project incorporates environmentally appropriate design attributes, utilizing the site’s topography and natural setting to create a synergy between the design and the hillside that does not exist today.

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The project would allow seniors in the Town of Los Gatos to age in place with state-of-the-art health and living facilities. In addition, the proposed CCRC would continue to make a significant contribution to the Town, both as a major employer, as well as a vital resource for residents who want to remain a part of the community. We believe that the project will be a tremendous asset to the Town of Los Gatos, extending the historical legacy of quality residence and care to the broader senior community. In consideration of all the points outlined above, we welcome your review and appreciate your timely consideration of our request.

As per Town Planning Division Staff request, we have provided an analysis of how the project meets the findings required to grant a Planned Development Ordinance request as detailed in Section 29.80.095 of the Town Code. Given its length, this analysis is included as Appendix B to this letter.

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IX. Justification
For all the many reasons articulated in detail throughout this letter (and appendices hereto), the rebuild project would be both essential and desirable to the Los Gatos community.

The rebuild project furthers the Town’s General Plan by revitalizing the existing site and continuing provision of a healthy, contemporary independent senior living community that connects seniors with existing resources in the community, encourages social interaction, improves mobility, and ensures a safe environment for Los Gatos seniors. The project would result in the construction and/or provision of many service facilities including, but not limited to, a health center, dining venues, fitness services, and supplemental transportation services that would be located throughout the property. These services and amenities would help provide social interaction for the residents. The project would provide a wide variety of senior services and programs, including daily opportunities for health care, physical activity and recreation, and mental stimulation. In addition, the project would provide coordinated health care services, specializing in assisted living care, memory care and respite care, meeting the wide range of needs for seniors as they age.

The feedback on the proposed uses of the project from local prospects and neighbors and local leadership has been very positive. The 187 independent residential apartments would assist in the implementation of the Town’s 2023-2031 Housing Goals for facilitating housing opportunities and removing barriers to the production of housing (though flexible development standards) for seniors. The project would provide a mix of different size apartments and varying levels of care and amenities that respond to the needs of the active, aging community found in the Town of Los Gatos. The functional site layout, floor plans, and site architecture have been specifically designed to align with the local market, providing larger apartments and on-site amenities desired by seniors.

We are confident that you will find the proposed uses of the project to be in harmony with the various elements and objectives of the General Plan 2040, the purposes of the zoning ordinance and in concert with the feedback we have received from our extensive outreach to the Community. The project would implement best practices both in design and operations through the adoption of biophilic and sustainable design measures to best fit into the unique environs of the site while reducing environmental impacts. Our rebuild project incorporates environmentally appropriate design attributes, utilizing the site’s topography and natural setting to create a synergy between the design and the hillside that does not exist today and would not exist in the absence of the project.

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Finally, the project would allow seniors in the Town of Los Gatos to age in place with stateof-the-art health and living facilities. The rebuild project would continue to make a significant contribution to the Town, both as a major employer, as well as a vital resource for residents who want to remain an integrated and valued part of the community. We believe that the project will be a tremendous and valuable asset to the Town of Los Gatos, extending a historical legacy of quality residence and care to the broader senior community.

Respectfully,
___________________________________
Francesco J. Rockwood
Rockwood Pacific Inc.

Applicant on behalf of Front Porch

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Appendix A Page 1
Appendix A
Los Gatos General Plan 2040 Related to Project
2023-2031 Housing Element Update (March 2024):

HE-2.7 Senior Housing
Support development and maintenance of affordable senior rental and ownership housing and continue to work with existing senior lifestyle living and assisted living facilities in Los Gatos. Encourage a variety of senior living options including downsizing and step-down independent ownership housing.

HE-3.2 Flexible Development Standards
Provide flexibility in development standards to accommodate new models and approaches to providing housing, such as live/work housing (permitted with a CUP), and micro units (in existing housing units), to allow housing to adapt to the needs of the occupants.

Land Use Element (from Los Gatos General Plan 2020):

LU-1.3 To preserve existing trees, natural vegetation, natural topography, riparian corridors and wildlife habitats, and promote high quality, well-designed, environmentally sensitive, and diverse landscaping in new and existing developments.

LU-1.4 Infill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures and should blend rather than compete with the established character of the area.

LU-6.7 Continue to encourage a variety of housing types and sizes that is balanced throughout the Town and within neighborhoods, and that is also compatible with the character of the surrounding neighborhood.

Community Design Element (from Los Gatos General Plan 2020):

CD-1 Preserve and enhance Los Gatos’ character through exceptional community design.

CD-1.1 Building elements shall be in conformance with those traditionally in the neighborhood.

CD-1.2 New structures, remodels, landscapes and hardscapes shall be designed to harmonize and blend with the scale and rhythm of the neighborhood and natural features in the area.

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CD-1.3 Buildings, landscapes, and hardscapes shall follow the natural contours of the property.

CD-1.4 Development on all elevations shall be of high equality design and construction, a positive addition to and compatible with the Town’s ambiance. Development shall enhance the character and unique identity of existing commercial and/or residential neighborhoods.

CD-2 To limit the intensity of new development to a level that is consistent with surrounding development and with the Town at large.

CD-3.2 Street and structural lighting shall be required to minimize its visual impacts by preventing glare, limiting the amount of light that falls on neighboring properties, and avoiding light pollution of the night sky.

CD-3.5 All landscaping shall be carefully reviewed to ensure that it is aesthetically pleasing, compatible with its neighborhood and natural environment, and water conserving.

CD-4 To preserve existing trees, natural vegetation, natural topography, riparian corridors and wildlife habitats, and promote high quality, well designed, environmentally sensitive, and diverse landscaping in new and existing developments.

CD-4.5 New development shall promote visual continuity through tree planting, consistent use of low shrubs and ground cover.

CD-4.7 Landscaping plans should maximize the use of trees for energy efficiency, climate control, screening, shading (especially of parking lots), and aesthetics.

CD-7 To preserve the quality of the private open space throughout Los Gatos.

CD-7.1 Maximize quality usable open space in all new developments.

CD-7.3 All residential developments shall include private open space in proportion to the building size.

CD-15 To preserve the natural topography and ecosystems within the hillside area by regulating grading, landscaping, and lighting.

CD-15.4 Hillside landscaping shall be designed with the following goals in mind: a. Minimizing formal landscaping and hardscape. b. Siting formal landscaping and hardscape close to the house. c. Following the natural topography. d. Preserving native trees, native plant and wildlife habitats, and migration corridors.

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CD-16 Promote and protect view sheds and scenic resources.

Racial, Social, and Environmental Justice Element:

RSEJ-1.6 Welcoming Town: Promote Los Gatos as a welcoming, safe, and inclusive community regardless of age, ability status, and socio-economic status.

Mobility Element:

MOB-2.12 Downtown Pedestrian Environment. Support pedestrian upgrades to sidewalks and connections between developments to create a more walkable downtown.

MOB-4.5 Consider Special Populations. Plan for the needs of people with disabilities, seniors, and children when designing trail facilities and bicycle and pedestrian facilities.

MOB-5 Support a non-driving Los Gatos by reducing reliance on the automobile and promoting alternative modes of transportation.

MOB-5.1 Prioritize Non-Driving Transportation Modes. Prioritize the use of noon-driving transportation modes such as walking, bicycling, transit, a shuttle system, and other forms of personal mobility that are energy conserving and non-polluting.

Environmental and Sustainability Element:

ENV-1.1 Scenic Resources. Require design review to prevent developments that, due to their site location and masing, block views from roadways and public spaces in the surrounding hillsides.

ENV-1.4 View Corridor Protection. Encourage the protection of key view corridors as described in the Hillside Development Standards and Guidelines to preserve the natural landscape and views of the surrounding hillsides.

ENV-2-1 Tree Protection. Ensure tree removal and replacement during development is consistent with the latest in tree conservation standards to support the Town’s Arbor Day Foundation status as a Tree City USA.

ENV-2.3 Landscape Design. Continue to update landscape design guidelines for development consistent with Biological Resources goals and policies. Landscape Design should promote the implementation of native species, drought tolerant species, and firewise plants and designs, including in hillside areas and future planning areas.

ENV-4.1 Ecosystem Protection. Protect and enhance public and private open space ecosystems in Los Gatos.

ITEM NO. 9.

Appendix A Page 4
ENV-4.3 Habitat Management. Encourage management of private open space areas, agricultural land, and residential gardens as habitat that supports wildlife in a way that enhances that habitat, reinforces natural wildlife management, and is consistent with open space plans.

ENV-5.1 Use Native Plants. Require all development to use native plants or other appropriate non-invasive plants that are indigenous to Los Gatos and Santa Clara County to reduce maintenance and irrigation costs and the disturbance of adjacent natural habitat.

ENV-5.2 Special Status native Plant Species Protection. Require public and private projects to protect special-status native plant species.

ENV-6.1 Prevent Damage from Development. Development shall not damage riparian areas, wetlands, and intermittent or ethereal streams.

ENV-7.1 Protecting Wildlife. Ensure that public and private projects shall not significantly deplete, damage or alter existing wildlife habitat or populations.

ENV-7.2 Coordination with State and Federal Agencies. Coordinate with the California Department of Fish and Wildlife, the U.S. Fish and Wildlife Service, and other appropriate agencies to protect wildlife species and habitats.

ENV-7.5 Nesting Sites. Conserve nesting sites in new development and within existing development unless a mitigation plan is approved.

ENV-7.10 Bird Safe Design. Require new development to increase bird safety by reducing hazardous building and architectural elements, and including bird safe and lighting design.

ENV-7.11 Dark Skies. Require the design of building, street, landscape and parking area lighting to improve safety, energy efficiency, protection of the night skies (dark sky protection), biological resources, and environmental soundness.

ENV-8.1 Air Quality Standards. Federal, State, and regional air quality goals, policies, standards and requirements shall be addressed during environmental review for local land use and development decisions. Applicable standards or requirements, if not already n the proposed plans, shall be incorporated as conditions of approval.

ENV-8.4 Electric Vehicle Infrastructure. Require installation of electric vehicle charging stations as a ratio of total required parking for new and redeveloped commercial, muti-family, residential subdivision, and condominium projects.

ENV-8.9 Air Pollution Impacts During Construction. Require project proponents to prepare and implement a construction management plan that incorporates Best Available Control Measures and all best management practices in accordance with the Air District standards to reduce criterial pollutants.

ITEM NO. 9.

Appendix A Page 5
ENV-9.6 Energy Conservation and Renewable Energy use. Promote energy conservation in business and residential uses by encouraging installation of fixture and appliance upgrades, installation of solar panels, and other retrofits to existing structures.

ENV-9.12 GreenPoint Guidelines. Continue to require that all remodeled homes and new home construction comply with the adopted GreenPoint Guidelines to reduce GHG emissions reduction.

ENV-9.15 Sustainability Plan Requirements. Continue to require that all new and remodeled developments incorporate sustainable building practices and site design methods as listed in the Sustainability Plan.

ENV-10.4 Recycled-Content Construction Materials. Encourage the use of recycled-content construction materials in new construction that have low production energy costs for building materials, hard surfaces, and non-plant landscaping.

ENV-10.7 Recycling Areas in Residential Developments. Require recycling and composting facilities in all new single-family and multi-family residential developments along with other wastereduction resources.

ENV-12.1 Evaluate Archaeological and Cultural Resources. Evaluate archaeological and/or cultural resources early in the development review process through consultation with interested parties and the use of contemporary professional techniques in archaeology, ethnography, and architectural history.

ENV-12.5 Uncovered Cultural Resources. Require that if cultural resources, including archaeological or paleontological resources, are uncovered during grading or other on-site excavation activities, construction shall stop until appropriate mitigation is implemented.

ENV-14.1 Tribal Consultation. Require that local Native American tribes are involved early and often on potential disturbance, recovery, and preservation of tribal cultural resources, including development of strong consultation protocols with appropriate Native American tribe(s), as required by California Senate Bill 18 and Assembly Bill 52.

ENV-15.1 Erosion Control Plans. Require all new developments in areas subject to soil erosion and slippage to provide an effective erosion control plan to minimize soil erosion. The erosion control plans shall be implemented prior to construction operations and maintained throughout the construction process.

ENV-15.2 Minimize Grading. Require grading permits to ensure that the grading of slopes and sites proposed for development will be minimized.

ENV-16.1 Avoid Water Contamination from New Development. Require all applicants to demonstrate that new development will not contaminate surface water and/or groundwater.

ITEM NO. 9.

Appendix A Page 6
ENV-16.6 Alternative Paving Materials and Designs. Encourage alternative paving materials and designs to limit driveways, parking areas, and parking lots in all zones. Examples include, but are not limited to, pervious paving material, and “ribbon strip” driveways, which have pavement in tire areas and grass or gravel in the middle.

ENV-16.7 Parking Lot Drainage. Implement bioswales and other innovations so runoff from parking lots drain into landscaped areas and rainwater percolates into the ground.

ENV-16.9 Stormwater Runoff. Reduce pollution in urban runoff from residential, commercial, industrial, municipal, and transportation land use activities.

ENV-16.11 Sustainable Landscape Practices. Support low water landscaping practices and limited artificial fertilizer and pesticide application on public and private properties.

ENV-17.8 Low-Impact Development. Encourage Low-Impact Development (LID) measures to limit the amount of impervious surface in new development and redevelopment to maintain or increase the retention, treatment, and infiltration of urban stormwater runoff from pre-development conditions. LID measures should also apply to major remodeling projects and to public and recreation projects where possible.

ENV-18.4 Residential and Noise-Sensitive Site Design Noise Consideration. Protect existing and proposed residential areas from noise by requiring appropriate site and building design, sound walls, a minimum landscape buffer of five feet, and/or the use of noise attenuating construction techniques and materials.

Los Gatos Sustainability Plan (2012):

TR-1 Support for Pedestrians, Bicyclists and Transit. Promote walking, bicycling, and transit through the following:
a. Require all new buildings, excluding single-family homes, to include a principal functional entry that faces a public space such as a street, square, park, paseo or plaza, in addition to any entrance from a parking lot, to encourage pedestrian foot traffic.
b. Require new projects, excluding single-family homes, to include pedestrian or bicycle through-connections to existing sidewalks and existing or future bicycle facilities, unless prohibited by topographical conditions. c. Seek grant funding to establish a Safe Routes to School (SR2S) Program to increase student walking and biking trips.
d. Design and implement affordable traffic-calming measures on specific streets to dissuade Highway 17 cut-through traffic and attract pedestrian and bicycle traffic.
e. Implement transit access improvements through sidewalk/crosswalk safety enhancement and bus shelter improvements.

GB-4 Solar Orientation. Require measures that reduce energy use through solar orientation

ITEM NO. 9.

Appendix A Page 7
by taking advantage of shade, prevailing winds, landscaping and sunscreens.

RE-5 Solar Ready Features. Where feasible, require that all new buildings be constructed to allow for the easy, cost-effective installation of future solar energy systems. “Solar ready” features should include proper solar orientation (i.e., south facing roof area sloped at 20 to 55 degrees from the horizontal); clear access on the south sloped roof (i.e., no chimneys, heating vents, or plumbing vents); electrical conduit installed for solar electric system wiring; plumbing installed for solar hot water system; and space provided for a solar hot water storage tank.

EC-1 Energy-Efficient Appliances and Lighting. Require new development to use energyefficient appliances that meet Energy-Star standards and energy-efficient lighting technologies that exceed Title 24 standards by 30 percent.

EC-3 Energy-Efficient Outdoor Lighting. Require outdoor lighting fixtures to be energyefficient. Require parking lot light fixtures and light fixtures on buildings to be on full cutoff- fixtures, except emergency exit or safety lighting, and all permanently installed exterior lighting shall be controlled by either a photocell or an astronomical time switch.

Prohibit continuous all night outdoor lighting in construction sites unless required for security reasons. Revise the Town Code to include these requirements.

EC-10 Heat Gain Reduction. Require all new development and major rehabilitation (i.e. additions or remodels of 20,000 square feet of office/retail commercial or 100,000 square feet of industrial floor area) projects to incorporate any combination of the following strategies to reduce heat gain for 50 percent of the non-roof impervious site landscape, which includes roads, sidewalks, courtyards, parking lots, and driveways:
shade within five years of occupancy; paving materials with a Solar Reflectance Index (SRI) of at least 29, open grid pavement system; and parking spaces underground, under deck, under roof, or under a building. Any roof used to shade or cover parking must have an SRI of at least 29.

WW-1 Water Use and Efficiency Requirements. For new development, require all water use and efficiency measures identified as voluntary in the California Green Building Standards Code, and consider more stringent targets. California Green Building Standards Code requirements include: 1) reduce indoor potable water use by 20 percent after meeting the Energy Policy Act of 1992 fixture performance requirements, and 2) reduce outdoor potable water use by 50 percent from a calibrated mid-summer baseline case, for example, through irrigation efficiency, plant species, recycled wastewater, and captured rainwater.

WW-3 Bay Friendly Landscaping. Require new development to use native plants or other appropriate non-invasive plants that are drought-tolerant, as described in the Bay Friendly Landscaping Guidelines, available at StopWaste.Org and

ITEM NO. 9.

Appendix A Page 8
BayFriendlyCoalition.Org.

SW-3 Salvage, Recycled-Content and Local Construction Materials. Encourage the use of salvaged and recycled-content materials and other materials that have low production energy costs for building materials, hard surfaces, and non-plant landscaping. Require sourcing of construction materials locally, as feasible.

ITEM NO. 9.

Appendix B Page 1
Appendix B
Planned Development Ordinance Findings
In the Planning Division Staff Technical Review Comment letter dated May 22, 2020, Planning staff requested the following:

1) Address in the letter of justification for the project how the project meets the findings required to grant a Planned Development Ordinance as detailed in Section 29.80.095 of the Town Code.

While the main body of this Justification Letter provides significant detail as to how the project meets the requirements of the PD Ordinance (refer to Section V of this Letter of Justification), the following describes how the project meets the findings required to grant a Planned Development Ordinance as detailed in Section 29.80.095 of the Town Code, as requested.

Sec. 29.80.095. - Findings.
(1) The proposed PD is in compliance with all sections of this division.

The proposed rebuild project (or “project”) is in compliance with section 29.80.075 as it clearly meets the purpose and intent of the PD zone by enhancing and promoting the Town’s natural resources, maximizing open space and providing a public benefit to the citizens of the Town. The project will result in a slight reduction in the overall development pad, increasing the amount of common open space available for all to enjoy, consistent with the Community Design Goal - 7. The project would further the Community Design Goal CD- 1, CD-4 and CD - 15, by preserving and enhancing Los Gatos’ character through exceptional community design features including, but not limited to: buildings that shall follow the natural contour of the surrounding hillside; promoting visual continuity through tree planting; and designing new structures to harmonize and blend with the natural features of the area.

The project is in compliance with section, 29.80.080 of this division as it meets both the purpose and intent of this division and meets the following criteria: it provides a public benefit to the citizens of the Town, and is a property that has a current PD zone based on the combination of uses not otherwise permitted under the Town’s existing zoning Ordinance.

The project similarly is consistent with section 29.80.085 as it does not seek to deviate from general plan provisions, guidelines adopted by the Town Council, standards contained in any existing land use regulation or any other provision of the Town Code

ITEM NO. 9.

Appendix B Page 2
otherwise applicable to the property except as otherwise provided for in section

29.080.095.

Finally, the project is in compliance with all the requirements set forth in section

29.080.090 as the PD application includes text and plans/figures and/or diagrams that demonstrate (1) compliance with all sections of this division; (2) conformity of the PD to the goals, policies, applicable land use designations(s) and standards of the general plan; (3) includes the characteristics existing on the property which warrant application of the PD overlay zone; (4) shows the distribution, location and extent of the land uses on the site, including open space; (5) includes the proposed standards and criteria by which development will proceed; (6) includes proposed deviations from the land use regulations and development standards applicable to the underlying zoning district; and (7) describes the public benefit of the proposal. Further, as noted in our Letter of Justification, the project site is zoned as Residential Planned Development (R:PD) which is typically applied to areas where residential development is planned in the future.

However as noted earlier, this project site secured its Planned Development permit entitlements in 1968 and has operated under this permit until late September 2019. The project has been designed in conformance with the Town of Los Gatos zoning requirements for Planned Development (PD) overlay zones as described further below.

As per the Municipal Code, Development in a PD zone must be in accordance with the approved “development plan”. The Town of Los Gatos Municipal Code provides that the development plan must contain:
_ a land use plan locating all proposed uses, a tentative site plan, _ schematic architectural elevations of all buildings and structures in relationship to each other,
_ a schedule for any phasing of development,
_ a tabulation of land area including the entire planned development, _ the floor area of each occupancy,
_ the proposed number of off-street parking, and grading, soils and geologic information
Our project application includes each of these “development plan” requirements as documented in the full project application submittal.
(2) The proposed PD is in conformance with the goals, policies, and applicable land use designation(s) and standards of the Town's general plan.

The project is in conformance with the applicable goals, policies and applicable land use designations(s) and standards of the Town’s general plan as described in this Letter of Justification and the Design Principles section of the Project Description.

ITEM NO. 9.

Appendix B Page 3
This project request is for approval of a new Planned Development Overlay permit. The project complies with the Town’s existing PD zoning for the property, as shown in Table 1 of the Letter of Justification. The project does not require any variance or exception to any rule, code, or regulation and meets the basic requirements under the existing zoning permit related to site coverage, density, open space, and parking.

Further, though the project is not located within the boundaries of the Hillside Zone, we have made every attempt to meet the spirit and intent of the Hillside Design Standards and Guidelines as identified in Section IV. A of this Letter of Justification.

Where we do not meet the spirit of the guidelines (e.g. retaining wall height), we have identified why and how our deviations to this non-applicable standard are needed for this site (see Section IV. I of this Letter of Justification). (3) The proposed PD is in conformance with all other applicable land use regulations, including but not limited to Town Council adopted guidelines, except as otherwise provided in section 29.80.095(4).

The proposed PD is in full conformance with all other applicable land use regulations, including but not limited to Town Council adopted guidelines. The project seeks no exceptions, variances or deviations/modifications from any Town goals, policies, regulations, standards or guidelines applicable to the project site. (4) Any proposed use or development standards that deviate from the underlying zoning district(s) result in innovative and creative site planning to develop:
a. Housing with a minimum of forty (40) percent of the units affordable to households of very low, low, or moderate income; or
b. Mixed commercial, or mixed residential, or mixed commercial and residential development; or
c. A development designed and sited to protect, preserve and enhance conservation and enrichment of hillsides, natural and/or historic resources, ridgelines, a tree or stand of trees, creek and riparian corridors, geologic hazard or fault zone, and open space; or
d. A project that maximizes open space
Approximately 76.7% of the site would be open space, contributing to the visual compatibility of the surrounding hillsides as well as to create a natural environment for residents (see Section IV. B for additional discussion related to open space). The project results in a slight decrease in the overall development pad, increasing the amount of common open space available for all to enjoy. e. The proposed PD provides a public benefit to the citizens of the Town.

ITEM NO. 9.

Appendix B Page 4
The project would allow seniors in the Town of Los Gatos to age in place with state-ofthe-art health and living facilities.

The project would further the Town’s General Plan by revitalizing the existing site and continuing provision of a healthy, contemporary independent senior living community that connects seniors with existing resources in the community, encourages social interaction, improves mobility and ensures a safe environment for Los Gatos seniors. The proposed uses of the project would be essential and desirable to the community. The project would result in the construction and/or provision of many service facilities including, but not limited to, a health center, dining venues, fitness services, and supplemental transportation services that would be located throughout the property.

These services and amenities would help provide social interaction for the residents. The project would provide a wide variety of senior services and programs, including daily opportunities for health care, physical activity and recreation, and mental stimulation. In addition, the project would provide coordinated health care services, including 17 supporting care units with sections specializing in assisted living care, memory care and respite care, meeting the wide range of needs for seniors as they age.

The project would also improve the integration of the site with the broader Los Gatos community by closing Farwell Lane to through traffic and transitioning this pathway connecting Los Gatos Meadows and Broadway into a naturally landscaped, pedestrian friendly connection to downtown Los Gatos. The conversion of Farwell Lane into a pedestrian and bicycle lane would improve safety for vehicle and pedestrian interaction at the intersection of Farwell Lane and Broadway. The project would continue to use the existing driveway on Wood Road for access to the parking entrance, main entrance, and loading entrance, providing safe and efficient access to the site.

One of the extraordinary elements of the project is the integration of one or more autonomous vehicles and control systems deployed along Farwell Lane to enable a safe, convenient and alternative means of transporting residents between the project and Town retail, entertainment, and civil services. This element of the project will enable both safe and convenient access for residents to connect to Downtown Los Gatos. The project would consider Aurrigo, a vendor of autonomous vehicles, to provide this alternative transportation.

In addition to the benefits outlined above, Front Porch anticipates leveraging its existing capabilities to provide services to the broader community. To that end, Front Porch has recently purchased 142 S. Santa Cruz. Although this property is separate and apart from the Los Gatos Meadows project, Front Porch is contemplating utilizing this property as a hub of wellness, education, and engagement services for seniors in the broader community.

ITEM NO. 9.

Appendix B Page 5
Candidate services include expansion and/or support of existing Front Porch community services offerings such as Home Match, Creative Spark, Well Connected, Social Call, along with technology pilots and research through the Front Porch Center for Innovation and Wellbeing. See Appendix F for additional information on these Front Porch Programs. Furthermore, we intend to also explore new potential offerings such as care navigation support, enhanced health support offering in partnership with a health system, an option similar to a Program of All-Inclusive Care for the Elderly (PACE), virtual health, health and nutrition education, home technology demonstration and support, and home modification support.

We anticipate a highly synergistic relationship between the two properties, thus expanding and enhancing the community benefits associated with our stand-alone Project. Through the new community and the services offered at 142 S. Santa Cruz, Front Porch will be participating actively in the life of an age-friendly Los Gatos, supporting, and aligning with many of the goals of the Senior Services Roadmap adopted by the Town Council this past summer. We are in conversations with the Los Gatos Foundation for Older Adults to Thrive to determine how best to leverage, utilize and/or integrate the services offered at 142 S. Santa Cruz Avenue with the Foundations’ efforts to create a multi-generational Community Center. It will take additional time to determine the appropriate programming for this building, but the intent would be to offer services consistent with the current applicable land use restrictions for the property.

As consistently stated in our Project Application submittal and responses to Town staff comments thereto, the project would continue to make a significant contribution to the Town, both as a major employer, as well as a vital resource for residents who want to remain an integrated and valued part of the community. We believe that the project will be a tremendous and valuable asset to the Town of Los Gatos, extending a historical legacy of quality residence and care to the broader senior community.

ITEM NO. 9.

Appendix C
Project Compatibility with General Plan and Zoning Code Project Compatibility with Los Gatos 2020 General Plan
The project site has a General Plan land use designation of Medium Density Residential. The Medium Density Residential designation allows for multi-family residential, duplex, and/or small single-family homes and a maximum density of 12 dwelling units per acre. The proposed project would result in 17 dwelling units per acre, which is above the 12 dwelling units permitted for the Medium Density Residential land use designation. However, consistent with density bonus laws in the State of California, General Plan Action HOU-1.3 provides up to a 100 percent density bonus for developments that include housing for elderly households. Since the proposed project’s residential uses would be restricted to seniors 62 years and older, it qualifies for the density bonus up to 100 percent. Therefore, the proposed 17 dwelling units per acre would be well within the 24 dwelling units per acre allowed for by the land use designation.

In accordance with the Town’s General Plan 2020 Land Use recommendations, the project would also promote the appropriate use of local, native plants in its landscaping. The project would promote the efficient use of water and would minimize the amount of storm water runoff. Energy systems would be new, and thus offer the benefit of far more efficient systems than those currently in place. The project would result in a slight reduction in the overall development pad and would include tree replacement and retention/preservation of mature onsite trees, a Village Green area, and passive gardens to ensure aesthetic consistency with the surrounding hillside area. Finally, there are a number of features incorporated into the project design, including provision of a new loop road that will serve to improve fire safety and minimize fire risk.

Among other benefits noted above, the project would further the Town’s General Plan by revitalizing the existing site into a healthy, contemporary independent senior living community that connects seniors with existing resources in the community, encourages social interaction, improves mobility, and ensures a safe environment for Los Gatos seniors. In addition, the project would provide seniors with an alternative mode of transportation by incorporating autonomous vehicle technology into the project to assist in enhanced connectivity between Los Gatos Meadows and proximate Town services such as the Library, Civic Center, and entertainment and retail establishments.

A more detailed description of how these goals/policies are incorporated into the project is included in below.

Housing and Health Services Elements
The project furthers many of the Housing and Health Services plan element goals. The project would be consistent with Goal HS-8, by providing a wide variety of senior services and programs, including daily opportunities for seniors to have physical activity, social interaction, and mental stimulation.

The project would further Policy HOU-5.3, to work with existing senior lifestyle living and assisted living facilities in Los Gatos and support the building of Los Gatos Meadows in a manner that includes a continuum of care facilities within the Town. The project would bring a new state-of-the-art CCRC, incorporating outstanding health care services, recycled and sustainable building materials, and energy efficient operational systems. The project would further Health Services Goal HS – 9,

ITEM NO. 9.
providing seniors with an alternative mode of transportation by incorporating autonomous vehicle technology into the project to assist in enhanced connectivity between Los Gatos Meadows and proximate Town services such as the Library, Civic Center, and retail and entertainment establishments.

Open Space, Parks and Recreation Element
The current architecture, with its substantial concrete façades, is not harmonious with its surroundings, nor does it provide an inviting or healthy environment sought by the senior community. The site plan of the project incorporates environmentally appropriate design attributes, utilizing the site’s topography and natural setting to create a synergy between the design and the hillside that does not exist today. This attention to design detail is consistent with Goal OSP-6 to consider the provision of open space in all development decisions, and both supports and reinforces Policies OSP 6.1, 6.3 and 6.4 which are all focused on consideration of health, welfare and public safety in the design of open spaces, including the effects on watershed areas, plant and wildlife habitat. The project will result in a slight reduction in the overall development pad, increasing the amount of common open space available for all to enjoy. The proposed residential buildings would be arranged around shared courtyards. They would be oriented to blend into the hillside and natural landscape to minimize the impact of views to the site while also maximizing views from the site to surrounding hillsides and across the valley. The peer review by the Town Architect was generally favorable and the project team has or will incorporate the design recommendations of this report into the project design. In addition, the project will include generous tree replacement and use of mature trees and a Village Green area, to ensure consistency with the surrounding hillside area.

Transportation Element
The project would improve bicycle and pedestrian access for seniors to downtown Los Gatos and would improve vehicular traffic circulation at the project site. As a part of the project, Farwell Lane at Broadway, the exit-only driveway, would be closed to through traffic. Farwell Lane would be constructed into an improved pedestrian and bicycle connection, as well as serve as the fixed route for an autonomous vehicle connection from the main entrance to the Broadway frontage. This reconfiguration of Farwell Lane will further Transportation Policy TRA-5 by ensuring that project streets are safe for all uses, including drivers, cyclists, and pedestrians. The project is consistent with General Plan Policy TRA-13 and would provide adequate parking for the proposed uses, thereby minimizing impacts on surrounding residential neighborhoods. Previously, many staff members were forced to park on nearby residential streets due to the lack of on-site parking, which is a less than ideal situation for the neighborhood residents. Further, the project would provide seniors with an alternative mode of transportation by incorporating autonomous vehicle technology that will facilitate safe and reliable connections to Downtown Los Gatos. As such, the project would further the Transportation goal to provide transit services in the Town for seniors by incorporating autonomous vehicle technology for residents.

Community Design and Land Use Elements
The project will result in a slight reduction in the overall development pad, increasing the amount of common open space available for all to enjoy, consistent with the Community Design Goal - 7. The project would further the Community Design Goal CD-1, CD-4 and CD - 15, by preserving and enhancing Los Gatos’ character through exceptional community design features including, but not limited to: buildings that shall follow the natural contour of the surrounding hillside; promoting

ITEM NO. 9.
visual continuity through tree planting; and designing new structures to harmonize and blend with the natural features of the area. In addition, the proposed residential buildings would be arranged around shared courtyards. They would be oriented to blend into the hillside and natural landscape to minimize the impact of views to the site, while also maximizing views from the site to surrounding hillsides and across the valley, furthering the Town’s Land Use Element. In addition, the project would be consistent with Policy LU – 1.3, and would incorporate high quality, well-designed, environmentally sensitive, and diverse landscaping.

Project Consistency with Zoning Code
The proposed project site is zoned as Residential Planned Development (R:PD) which is typically applied to areas where residential development is planned in the future. However as noted earlier, this project site secured its Planned Development permit entitlements in 1968 and has operated under this permit until late September 2019. The project has been designed in conformance with the Town of Los Gatos zoning requirements for Planned Development (PD) overlay zones as described further below. As per the Municipal Code, Development in a PD zone must be in accordance with the approved “development plan”. The Town of Los Gatos Municipal Code provides that the development plan must contain:
• a land use plan locating all proposed uses,
• a tentative site plan,
• schematic architectural elevations of all buildings and structures in relationship to each other,
• a schedule for any phasing of development,
• a tabulation of land area including the entire planned development, • the floor area of each occupancy,
• the proposed number of off-street parking spaces, and • grading, soils, and geologic information.1
Our project application includes each of these “development plan” requirements.

As per the intent of the PD Ordinance, the PD zoning allows uses not ordinarily possible, only if the use and development are in compliance with the complete development plan. Further, all uses in the PD zone are permitted to the extent specified in the development plan2. All uses identified in the rebuild project, are in compliance with the current PD zoning permit approved by Ordinance NO. 938 in 1968.

As per the Municipal Code, any ordinance that would rezone land to a PD zone must incorporate the development plan3. In addition, changes in the approved development plan must be made by ordinance4. Planned Development overlay zones also include projects that i) provide a public benefit to the citizens of the Town, ii) are designed to preserve and enhance conservation and enrichment of hillsides and ridgelines, iii) produce affordable housing and iv) maximize open space.

The proposed project would also increase the amount of onsite open space from 75% to 77%, consistent with the prevailing Planned Development zoning overlay requirement, of maximizing 1 Section 29.80.080 of the Town Municipal Code
2 Section 29.80.110 of the Town Municipal Code
3 Section 29.80.125 of the Town Municipal Code
4 Section 29.80.145 of the Town Municipal Code

ITEM NO. 9.
open space5. The open space would be controlled by topography, use of underground parking, and specific building location, in order to preserve and enhance the hillsides and ridgeline. The proposed project will also include a development plan that includes all the requirements provided.

The project would provide seniors with care housing that is subject to comprehensive statewide regulatory controls and oversite. The California Community Care Facilities Act and associated regulations establish a robust regulatory system relating to matters such as rates and refunds, personnel and administration, financing, admission agreements, and eviction proceedings. The project would not be subject to the Town’s inclusionary housing requirements because state law prohibits local agencies from imposing rent controls on licensed residential care facilities for the elderly. (Health & Safety Code § 1569.147(b).) As a practical matter, it is not possible to operate a facility such as this under two different regulatory systems affecting rent and pricing. (See Ocean House Corp. v. Permanent Rent Control Board of the City of Santa Monica, 147 Cal. App. 3d 395 (1983).) However, the project would provide intrinsic housing benefits and it would not result in any housing impacts. Onsite employment and indirect demand for professional and other services is expected to be consistent with that of the existing care facility. Thus, the project would not contribute to any increased need for affordable housing in the community. 5 Section 29.80.075 of the Town Municipal Code

ITEM NO. 9.

Appendix D
Listing of Meetings with Neighbors and Community
Type of Meeting Date Time Location Attendee Notes from Meeting Outcome Neighborhood Meeting 1 03/08/18 7:30-9PM Los Gatos Meadows Maria Ristow, Irving & Evelyn Mitsunaga, Robert Mullan(Toll House)
General introduction of intent to rebuild Los
Gatos Meadows
Kicked-off neighborhood
communications plan
Neighborhood Meeting 2 04/18/18 7-8PM Los Gatos Meadows Julie Ritter Southern, Maria Ristow, Claire Leclair, Cathy Colgan
General introduction of intent to rebuild Los
Gatos Meadows; similar material to first
meeting
Kicked-off neighborhood
communications plan
Neighborhood Meeting 3 05/03/18 7-8PM Los Gatos Meadows Karen Kurtz, Linda Iversen, Sue Fairley Attendees interested in architecture and supplemental transportation options
Design team elevated analysis of
supplemental transportation
alternatives
Neighborhood Meeting 4 05/20/18 3-4PM Los Gatos Meadows John and Jean Richardson, Stanford Stickney and 3 other family members
Questions related to timeline, storm
drainage, and fire risk
Resolved current storm drain issue
and initiated planning to mitigate
fire risk through brush removal
Focus Groups
(3 Sessions)
10/2/2018 -
10/3/2018
Varies Toll House 36 older adults participated in 3 sessions.

Participants were drawn from the local
area. Participants were promised
confidentiality.

Sensitive to how various attributes or
requirements may drive cost, supplemental
transportation system very important,
limited enthusiasm for LEED certification but
recycling and energy efficiency important,
limited enthusiasm for facilitating nonresidents/non-guests on campus, preference for larger, more spacious units,
recommendation to minimize long corridors,
preference for multiple dining venues and
ample on-site amenities such as fitness
center, walking trails, access to town, casual
dining, library, coffee shop, and access to onsite support care.

Design team made applicable
refinements to concept plan
Neighborhood Meeting 5 12/06/18 7-8PM Los Gatos Meadows Julie Ritter Southern, Matt and Marlena Hood and friend, Mike Wasserman
Question about timing, policy related to
relocation of existing residents, impact on
visibility to neighbors above, use of solar
panels and roof color, impacts on traffic
(with specific concerns about summer
traffic), site security during closure, parking,
noise impacts and construction parking.

Requested advance notifications of all
construction work that could affect access.

Some residents on Wood Road would prefer
that Farwell Lane continue to support regular
vehicle traffic. A video summary of the
meeting was posted at:
https://vimeo.com/278024461
Feedback informed further
refinement to concept plan. With
regard to Wood Road traffic
impacts, design team is prioritizing
minimizing errant trips up Wood
Road past the main entrance, and
more importantly, further
prioritizing the supplemental
transportation system to convert
more trips to autonomous vehicle,
pedestrian or bike trips. Also,
currently planning to include solar
panels.

Neighborhood Meeting 6 10/10/19 7-8PM Toll House Julie Ritter Southern, Maria Ristow, Jamie Garcia & Friend, Irving & Evelyn
Mitsunaga
Questions about Wood Road traffic,
availability of Wood Road for evacuation,
potential impact of project on housing
element, and recommendation to deploy
goats to further reduce fire risk. Request for
copy of facts and figures table.

Confirmed that project not
expected to affect housing
element. Planning to deploy goats
on property this spring; planning to
make commitment to make Wood
Road available for evacuation
during emergencies.

Neighborhood Meeting 7 03/05/20 7-8PM Los Gatos United
Methodist Church
None General heightened sensitivity due to COVID19 may have been a factor in suppressing turnout.

Produced and circulated video
update; available at Covia/Los
Gatos Meadows website
https://covia.org/los-gatosmeadows/
Neighborhood Meeting 8 12/03/20 7-8PM Zoom Meeting Julie Ritter Southern, Fred Lester, Matt Wood, Zane Rowe, Gary/Jamie Garcia,
Claire Leclair, Evelyn/Irving Mitsunaga,
Robert Macartney, Matthew Bigge
Green roof (Fred), Solar (Julie), incline
elevator (Fred), security current through
construction (Matt), views from 135 Wood
and story pole modification request (Julie),
visualization from 100 Wood Rd (Matt),
Condo v. CCRC (Julie), fire evacuation
(Matt), parking for construction (Fred),
construction traffic (Matt)
Provided advance notice of intent
to seek modification to Town's Story
Pole Policy
Public Hearing - Story Pole
Exception Request
01/19/21 7-9PM Zoom Meeting Town Council and Town Staff (in advance of meeting, staff received
letters from Clare Southern, Matthew
Southern and Mark Rigoli (via Council
Member Maria Ristow)
No public comments; council members
discussed merits and concerns regarding
proposal
Consideration for request for fewer
poles continued to future council
meeting (subsequently withdrew
modification request)
11/8/2024:9:52 AM

ITEM NO. 9.

Appendix D
Listing of Meetings with Neighbors and Community
Type of Meeting Date Time Location Attendee Notes from Meeting Outcome NOP Meeting 02/25/21 7-7:15PM Zoom Meeting Presenters: Joel Paulson, Jocelyn Shoopman, Sean Mullin, Terri Wissler
Adam (EMC Planning).

Public Attendees: Matt Hood
Matt Hood inquired about availability of
video recording of the NOP meeting
Neighborhood Meeting 9 08/09/21 7-8PM Zoom Meeting Presenters: Frank Rockwood, Mark Falgout, David Gates, Chris Ichien
Comments and questions related to: clarify
visual impacts (during and after
construction), number of expected truck
trips, construction hours, placement of
parking, project schedule, emergency
circulation and clarification of employee
break area
Updated FAQ's in response to
questions.

City Council Public Hearing -
Story Pole Exception Request
10/19/21 7-10PM Zoom Meeting Town Council and Town Staff (in advance of meeting, staff received
letters from Julie Southern, Esther Grant
and Andrew Ghofrani)
Frank Rockwood and Mark Falgout stepped
through request. No public comments;
council members discussed merits and
concerns regarding proposal as well as
addressed policy in general
Request was granted to use flags
versus netting with condition of
using 2 rows of flags.

Neighborhood Meeting 10 01/10/22 7-8PM Zoom Meeting Presenters: Frank Rockwood, Mark Falgout, David Gates, Chris Ichien,
Victor Ceron, Laura WorthingtonForbes; Attendees: Gillian and Mike Verga, Julie Ritter Southern, Clare
Southern, Matt Southern, Cathy
Colgan, Maria Ristow, Andrew Ghofrani,
Michael and Kimberley Wasserman,
Omari and Kavita Bouknight, Cindy Slain
Comments and questions related to:
massing, visualizations (from specific
neighbors on Wood Road and Tate & Main
Street), Farwell Lane use for pedestrians,
construction hours and traffic route, access
to vineyard above Los Gatos Meadows, solar
panels, undergrounding, PG&E lines, TV
antennae tower, color of roof and buildings
Project team to follow up with
neighbors re: distribution of massing
and additional details on building
heights
Planning Commission 01/12/22 7-11PM Zoom Meeting Presenters: Frank Rockwood, Mark Falgout, David Gates, Chris Ichien,
Victor Ceron, Laura WorthingtonForbes; Planning Commission and Town Staff (in advance of meeting, staff
received letters from Ester Grant,
Andrew Ghofrani, Niki OmadI, Julie
Southern and Clare Southern)
Planning Commission primarily focused on
massing and height, unit mix/positioning, off
haul, trees and affordable housing/BMR.

Project was not recommended by
Planning Commission; project team
requested to go on to Town Council
and developed options to be
responsive to Planning Commission's
concerns.

Neighborhood Meeting 11 /
Town Hall
03/22/22 7-8PM Zoom Meeting Presenters: Frank Rockwood, Mark Falgout, David Gates, Chris Ichien,
Mary McMullin, Laura WorthingtonForbes; Attendees: Gillian and Mike Verga, Julie Ritter Southern, Clare
Southern, Matt Hood, Cathy Colgan,
Maria and Warren Ristow, Andrew and
Fereshteh Ghofrani, Lee Fagot, Don
Spare, Tom Rizol, Tom Picraux, Jean
Ebrahimoun, Claire Wilson
Comments and questions related to the
options proposed in response to Planning
Commission's comments, and question from
neighbor re: visualizations. We also ran a poll
for support and had the following neighbors
say they wanted to support the project:

Irving and Evelyn Mitsunaga, Gillian and
Mike Verga, Julie Ritter Southern, and Matt
Hood.

Updated FAQ's in response to
questions, and project team
followed up with neighbor re:
private view visualizations;
considering using Farwell Lane for
service vehicles.

Town Council Meeting 04/07/22 7-11:30PM Zoom Meeting Town Councilmembers Hudes, Sayoc, Renni and Badame were present,
councilmember Ristow abstained; town
staff from planning and the attorney
was present: Chris Ichien presented and
Frank Rockwood answered question;
Catherine Somers and Fred Lester spoke
in support
Questions and concerns were raised about
height and massing and process.

Project was remanded back to
Planning Commission with
comments from Town Council
Neighborhood Meeting 12 10/24/23 7:00PM 142 S. Santa Cruz Ave. Presenters: Frank Rockwood, Chris Ichien, Mary McMullin; Other Project
Team Attendees: Victor Ceron, Alex
Gerasimov, Susan Rockwood;
Attendees: Gillian Verga, Julie Ritter
Southern, Marlena Hood, Cathy Colgan,
Andrew Ghofrani, Fred Lester, Tom
Picraux and wife, Richard Kelso, Brett
Krasniewicz
Questions re: pedestrian traffic on
Broadway, sufficiency of on-site parking, offhaul volume, # of stories, # of tower cranes and autonomous vehicles.

Updated FAQ's.

Planning Commission 10/25/23 7:00PM Town Chambers Presenters: Frank Rockwood, Chris Ichien, Mary McMullin; Commissioners:

Jeffrey Barnett, Kathryn Janoff, Steve
Raspe, Melanie Hanssen, Susan Burnett;
staff: Joel Paulson, Jennifer Armer
Confirming of need for service. Continuing
concerns re: max building height, unit mix
and visual impacts. Recommended meeting
with CHHSC.

Scheduled follow-up meeting with
CHHSC and the Foundation for
Older Adults to Thrive Executive
Committee.
11/8/2024:9:52 AM

ITEM NO. 9.

Appendix D
Listing of Meetings with Neighbors and Community
Type of Meeting Date Time Location Attendee Notes from Meeting Outcome CHHSC 11/30/23 5:00 PM Town Chambers Presenters: Frank Rockwood, Chris Ichien, Mary McMullin; Other Project
Team Attendees: Laura WorthingtonForbes, Albert Villalta, Susan Rockwood; CHHSC Commission/staff: Jeff Blum,
Eleanor Yick, Dick Conrad, Mary
Badame, Lincoln Withrow, Ryan Baker
Home Match, Well Connected, classroom
space and transportation would be valued
services to the Los Gatos senior community.

Flagged concern re: fire evacuation.

Coordinating with Front Porch senior
management re: continued
exploration of community services
offerings.

Los Gatos Foundation for Older
Adults To Thrive
12/04/23 1:00 PM Los Gatos Library Presenters: Frank Rockwood, Chris Ichien, Mary McMullin, Laura
Worthington-Forbes; Foundation
Executive Committee: Sandy Decker,
Tom Picraux, Matthew Hudes; Alan
Feinberg
Building new community center is high
priority. While 142 S. Santa Cruz Ave. is not
candidate for new community center (too
small), it could be an ancillary location for
community service offerings.

Coordinating with Front Porch senior
management re: continued
exploration of community services
offerings.

Los Gatos Foundation for Older
Adults To Thrive
03/12/24 2:00 PM 142 S. Santa Cruz Ave. Project Team Participants: Frank Rockwood, Chris Ichien, Mary
McMullin, Laura Worthington-Forbers |
Foundation Members: Tom PIcraux,
Foundation President, Matthew Hudes,
Vice-Mayor of LG and Foundation VP,
Tim Lundell, Treasurer, Teri Hope,
Committee Member, Alan Feinberg,
Community Center Committee Chair,
Eleanor Yick, Community Health & Sr.

Srvc Comm. Chair and Initiatives &
Publicity Committee Member, Skip
Brewster, Community Center
Committee Member, Ryan Rosenberg,
Committee Member, Tylor Taylor,
SASCC Exec. Dir. and Advisor to
Foundation, Jeff Blum, Committee
Member
Project team provided update re: status of
rebuild application and overview of FP
community services offerings with particular
focus on HomeMatch. Foundation
members generally interested in potential
offerings that would support the broader
community (i.e. availability of space in 142
S. Santa Cruz for programming,
HomeMatch)
Tom provided follow-up letter and
listing of West Valley Service
Providers. Scheduled follow-up
meeting with Foundation Executive
Committee
Los Gatos Foundation for Older
Adults To Thrive
05/23/24 12:15 PM Los Gatos Library Project Team Participants: Frank Rockwood, Mary McMullin, Laura
Worthington-Forbes, Tracy Powell,
Luke Barnesmoore | Foundation
Executive Committee Members: Tom
PIcraux, Matthew Hudes, Sandy
Decker
Project team provided update re: status of
rebuild application and provided a deeper
dive discussion of FP community services
offerings with particular focus on
HomeMatch
FP to launch analysis of adding
HomeMatch offering with
expectation that some
HomeMatch personnel would be
based in upstairs office spaces at
142 S. Santa Cruz
Town Council Meeting 6/18/2024 7-9PM Town Chambers Project Team Participant: Frank Rockwood; Town Councilmembers
Hudes, Renni, Badame and Moore were
present, councilmember Ristow
abstained; town staff from planning and
the attorney was present
Frank Rockwood presented and answered
questions as to why the FP visualization
should be accepted in lieu of waiting for town
to hire their expert; councilmembers
discussed issues like cost and timing and
process of notifying neighbors; Stanford
Stickney spoke in general support but stated
concern about visualization sufficiently
showing what buildings look like
Exemption request (to accept
Arnold Imaging rather than use
Town's to-be-selected consultant)
unanimously approved
Los Gatos Foundation for Older
Adults To Thrive
10/14/24 5-7 PM In-Person Project Team Representatives: Mary McMullin
Improved understanding of desired needs of
seniors in the community.

Continued refinement of
community benefit offering.

Neighbor Meeting 13 11/06/24 7PM Zoom Webinar Project Team Participant: Frank Rockwood, Mary McMullin, Laura
Darling, Chris Ichien, Victor Ceron, Pete
Hillan, Laura Worthington-Forbes, Mark
Falgout, David Gates, David Hoglund,
Soo Im, Jonathan Arnold;
Neighborhood Participants: Andy
Ghofrani, Bernd Neudecker, Brian
Kiernan, Evelyn Mitsunaga, Julie Ritter,
Lee Burghardt, Matt Hood, Dawn Philips
Project team provided recap re: project
status. Questions/comments re: to
elimination of incline elevator, Farwell Lane
access, visualizations, hazardous materials
removal, handrail on Farwell Lane, permit
status, and numerous questions clarifying
building heights.

Updated FAQ's; follow-up mtg. w/
neighbors on Wood Road re:
visualization
11/8/2024:9:52 AM

ITEM NO. 9.

Appendix E
Listing of Communications
DATE DESCRIPTION CONSTITUENCY COMM_TYPE INDIVIDUALS FRONT PORCH_TEAM_REPRESENTATIVES 10/23/2017 Meeting with Town Attorney and Planning Town In-Person Meeting Laurel Prevetti, Joel Paulson, Robert Schultz Frank Rockwood, Laura Worthington-Forbes, Barbara Schussman
2/7/2018 Meeting with Fire Department Town In-Person Meeting Fardean Amadhani, Tracy Staiger Frank Rockwood, Mark Falgout 2/27/2018 Open House 1 Invitation Neighbors Letter [Sent to neighborhood distribution list] Letter from Kevin Gerber 3/8/2018 Tour with Town Staff Town Tour Laurel Prevetti, Joel Paulson Frank Rockwood, Kevin Gerber, Chris Ichien, Eric Morley
3/8/2018 Open House 1 meeting Neighbors In-Person Meeting Maria Ristow, Irving & Evelyn Mitsunaga, Robert Mullan (Toll House)
Frank Rockwood, Chris Ichien, Eric Morley, Kevin
Gerber, Ron Schaefer
3/8/2018 Resident Council 1 Meeting Residents In-Person Meeting [Los Gatos Meadows residents] Frank Rockwood, Chris Ichien, Eric Morley, Kevin Gerber, Ron Schaefer
4/2/2018 Open House 2 Invitation Neighbors Letter/Email [Sent to neighborhood distribution list] Letter from Chris Ichien 4/8/2018 Open House 2 Next Door Posting by Ristow Neighbors NextDoor 4/13/2018 Meeting with Toll House Hotel Organizations In-Person Meeting Jason Bogan, Robert Mullan Frank Rockwood 4/18/2018 Open House 2 meeting Neighbors In-Person Meeting Julie Ritter Southern, Maria Ristow, Claire LeClair, Cathy Colgan
Chris Ichien, Frank Rockwood, Mark Falgout, Eric
Morley
4/18/2018 Resident Council 2 Meeting Residents In-Person Meeting [Los Gatos Meadows residents] Chris Ichien, Frank Rockwood, Mark Falgout, Eric Morley
4/23/2018 Tour with Council Member Town Tour Barbara Spector Chris Ichien, Frank Rockwood, Mary McMullin, Eric Morley
4/23/2018 Meeting with Town Attorney Town In-Person Meeting Robert Schultz, Joel Paulson Bill Tobin, Frank Rockwood, Eric Morley, Barbara Schussman
4/24/2018 Open House 3 & 4 Invitation Neighbors Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 4/30/2018 Meeting with Toll House Organizations In-Person Meeting Jason Bogan Frank Rockwood 4/30/2018 Meeting with Town Official Town In-Person Meeting Monica Renn Frank Rockwood 4/30/2018 Tour with Council Member Town Tour Marico Sayoc Chris Ichien, Frank Rockwood, Diana Jamison, Eric Morley
5/1/2018 Open House 3 Next Door Posting by Ristow Neighbors NextDoor 5/3/2018 Meeting with Toll House business Organizations In-Person Meeting Fred Lester, Dave Lazzarini (at the beginning) Frank Rockwood, Eric Morley 5/3/2018 Open House 3 meeting Neighbors In-Person Meeting Kurtz, Fairey, Iversen (and Mike Vrevich resident) David Gates, Chris Ichien, Ron Schaefer, F Rockwood, Mark Falgout, E Morley
5/3/2018 Resident Council 3 Meeting Residents In-Person Meeting [Los Gatos Meadows residents] David Gates, Chris Ichien, Ron Schaefer, Frank Rockwood
5/3/2018 Meeting with Fire Town In-Person Meeting Fardean Amadhani, Tracy Staiger Frank Rockwood, Mark Falgout, Eric Morley 5/3/2018 Meeting with Planning Town In-Person Meeting Joel Paulson Frank Rockwood, Mark Falgout 5/4/2018 Tour with Council Member Town Tour Rob Rennie Chris Ichien, Frank Rockwood, Kevin Gerber, Eric Morley
5/3/2018 Tour with Council Member Town Tour Marcia Jensen Chris Ichien, Frank Rockwood, Mary McMullin, Eric Morley
5/4/2018 Meeting with Public Works Town In-Person Meeting Jessy Pu, Lisa Pedersen Frank Rockwood, Mark Falgout, Eric Morley 5/4/2018 Tour with Mayor Town Tour Rob Rennie Chris Ichien, Frank Rockwood, Kevin Gerber, Eric Morley
5/10/2018 Open House 4 Invitation Neighbors/Organization Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 5/17/2018 Emailed Director of Chamber of
Commerce
Organizations Email Joe Pirzynski Email from Frank Rockwood 5/20/2018 Open House 4 meeting Neighbors In-Person Meeting John and Jean Richardson, Stanford Stickney and 3 other family members
David Gates, Chris Ichien, Bill Tobin, F Rockwood,
Mark Falgout
5/22/2018 Emailed Julie Ritter Southern Neighbors Email Julie Ritter Southern Email from Frank Rockwood 6/4/2018 Emailed Los Gatos Roasting Company Organizations Email Teri Hope Email from Frank Rockwood 6/4/2018 Emailed McCarthy Ranch Organizations Email Joey McCarthy Email from Frank Rockwood 6/4/2018 Emailed Time Out Clothing Organizations Email Ginger Rowe Email from Frank Rockwood 6/10/2018 Emailed Julie Ritter Southern Neighbors Email Julie Ritter Southern Email from Frank Rockwood 6/11/2018 Emailed Time Out Clothing Organizations Email Ginger Rowe Email from Frank Rockwood 6/15/2018 Meeting with Los Gatos Roasting Company Organizations In-Person Meeting Teri Hope Frank and Susan Rockwood 6/15/2018 Meeting with McCarthy Ranch Organizations In-Person Meeting Joey McCarthy Frank and Susan Rockwood 6/15/2018 Stopped Rural Supply Hardware Organizations In-Person Meeting Ken Nelson Frank and Susan Rockwood 6/15/2018 Stopped by Cucina Bambina Organizations In-Person Meeting Met with receptionist (Izzy) Frank and Susan Rockwood 6/15/2018 Stopped by The Spa - Los Gatos Organizations In-Person Meeting Met with receptionist Frank and Susan Rockwood 6/25/2018 Meeting with Time Out Clothing Organizations In-Person Meeting Ginger Rowe Frank and Susan Rockwood 6/25/2018 Meeting to review views of neighbor Neighbors In-Person Meeting Julie Ritter Southern Frank Rockwood and Chris Ichien 6/26/2018 Call with Town Not City Representative Organizations Call Rod Teague Frank Rockwood 6/27/2018 Emailed UMC and Live Oak Organizations Email Jennifer Murdock, Trudy Burling Email from Frank Rockwood 7/13/2018 Meeting with Chamber Organizations In-Person Meeting Joe Pirzynski Frank Rockwood, Chris Ichien 7/13/2018 Meeting with The Spa - Los Gatos Organizations In-Person Meeting Patti Rice Frank Rockwood 7/17/2018 Open House 5 & 6 Invitation and Open
House 4 Video Link
Neighbors/Organization Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 11/ 8/ 2024:9:53 AM

ITEM NO. 9.

Appendix E
Listing of Communications
DATE DESCRIPTION CONSTITUENCY COMM_TYPE INDIVIDUALS FRONT PORCH_TEAM_REPRESENTATIVES 7/18/2018 NextDoor Posting about video Neighbors/OrganizationNextDoor 7/19/2018 Meeting with Live Oak and LGUMC Organizations In-Person Meeting Jennifer Murdock, Trudy Burling, Kathy Mlinarich Frank Rockwood and Laura Worthington-Forbes 7/20/2018 Emailed neighbor who reached out Neighbors Email James Holtz Email from Frank Rockwood 7/23/2018 Emailed meeting invitation Organizations Email Ron Tate Email from Frank Rockwood 7/23/2018 Emailed meeting invitation Organizations Email Shelly Blanchard Email from Frank Rockwood 7/24/2018 Call with Shelly Blanchard Organizations Call Shelly Blanchard/Cucina Bambina Frank Rockwood 7/24/2018 Meeting with Fred Lester Organizations In-Person Meeting Fred Lester Frank Rockwood 7/24/2018 Meeting with Jason Bogan Organizations In-Person Meeting Jason Bogan Frank Rockwood 7/30/2018 Email from Maria Ristow Neighbors Email Maria Ristow Email from Frank Rockwood 8/1/2018 Email from Joe Pirzynski Organizations Email Joe Pirzynski Email from Frank Rockwood 8/28/2018 Announcement re: rescheduling Open
House 5 & 6 and commencement of focus
groups
Neighbors/Organization Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 8/30/2018 James Holtz emailed re: focus group Neighbors Email James Holtz Email from Frank Rockwood 9/25/2018 Survey mailed to people in Town and
vicinity
Neighbors/Vicinity Letter [Sent to neighborhood distribution list + mailing list for vicinity] Brook Adams 10/2/2018;
10/3/2018
Focus Groups Neighbors/Vicinity In-Person Meeting 3 focus groups of about 12 each Brook Adams 10/29/2018 Meeting with Town Staff Town In-Person Meeting Laurel Prevetti, Joel Paulson, Robert Schultz Frank Rockwood, Laura Worthington-Forbes, Eric Morley, Chris Ichien, Barbara Schussman
11/9/2018 Open House 5 Invitation Neighbors Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 12/6/2018 Open House 5 Neighbors In-Person Meeting Julie Southern, Matt and Marlena Hood and friend, Mike Wasserman
D Gates, C Ichien, A Pelley, F Rockwood, M Falgout, E
Morley, M McMullin, L Darling
12/6/2018 Resident Council #5 Meeting Residents In-Person Meeting [Los Gatos Meadows residents] D Gates, C Ichien, A Pelley, F Rockwood, M Falgout, E Morley, K Gerber, M McMullin, L Darling
12/7/2018 Public Works Meeting Town In-Person Meeting Jessy Pu, Lisa Pedersen Frank Rockwood, Susan Rockwood, Mark Falgout 12/11/2018 Meeting with Town Staff Town In-Person Meeting Laurel Prevetti, Joel Paulson Frank Rockwood, Eric Morley, Chris Ichien, Mark Falgout
12/11/2018 Meeting w/Town Not City Organizations In-Person Meeting Rod Teague Frank and Susan Rockwood, Eric Morley, Chris Ichien 12/12/2018 Meeting with Council Member Marico
Sayoc
Town In-Person Meeting Marico Sayoc Frank Rockwood, Eric Morley, Chris Ichien 12/12/2018 Meeting with Council Member Steve
Leonardis
Town In-Person Meeting Steve Leonardis Frank Rockwood, Eric Morley, Chris Ichien 12/12/2018 Meeting with Chamber Organizations In-Person Meeting Joe Pirzynski, Catherine Somers Frank Rockwood, Eric Morley, Chris Ichien 12/13/2018 Meeting with Toll House Organizations In-Person Meeting Jason Bogan Frank and Susan Rockwood, Victor Ceron 12/13/2018 Meeting with Council Member Rob Rennie Town In-Person Meeting Rob Rennie Frank Rockwood, Eric Morley, Kiran Kaur 12/14/2018 Meeting with Council Member Barbara
Spector
Town In-Person Meeting Barbara Spector Frank Rockwood, Mary McMullin 12/18/2018 Emailed link to Open House 5 Video Town/Org/Neighbors Email [sent to email distribution list] Frank Rockwood 1/29/2019 Meeting with Council Member Marcia
Jensen
Town In-Person Meeting Marcia Jensen Frank Rockwood, Mary McMullin, Chris Ichien 2/19/2019 Emails from Maria Ristow and Matt Hood Neighbors Email Maria Ristow, Matt Hood Frank Rockwood 2/21/2019 Phone Conversation with Rod Teague Organizations Call Rod Teague Frank Rockwood 2/22/2019 Emails with Fred Lester re: Oak Trees Organizations Email Fred Lester Frank Rockwood 3/15/2019 Meeting with Caroline and Marc Philippe Neighbors In-Person Meeting Caroline and Marc Philippe Frank Rockwood, Victor Ceron 3/15/2019 Meeting with Julie Ritter Neighbors In-Person Meeting Julie Ritter Southern Frank Rockwood, Victor Ceron 5/15/2019 Julie Ritter Emailed re: project status Neighbors Email Julie Ritter Southern Email from Frank Rockwood 7/8/2019 Email with Caroline Phillippe re:

ADU/vineyard
Neighbors Email Caroline and Marc Philippe Frank Rockwood 7/25/2019 Meeting with Toll House Hotel Organizations In-Person Meeting Jason Bogan Frank Rockwood 8/5/2019 Conversation with John Richardson re:
status
Neighbors Call John Richardson Frank Rockwood
8/15/2019 Meeting with Joel Paulson and Laurel
Prevetti
Town In-Person Meeting Joel Paulson, Laurel Prevetti Frank Rockwood, Laura Worthington-Forbes, David Gates, Chris Ichien
8/15/2019 Meeting with Catherine Somers from
Chamber
Organizations In-Person Meeting Catherine Somers Frank Rockwood, Chris Ichien 8/15/2019;
8/17/2019
Open House 6 Invitation and FAQ's Neighbors/Organization Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 9/24/2019 Meeting with Toll House Hotel Organizations In-Person Meeting Abel Veloz Frank Rockwood, Victor Ceron 9/24/2019 Meeting with Fred Lester Organizations In-Person Meeting Fred Lester and his wife Frank Rockwood, Victor Ceron 9/24/2019 Meeting with Senior Commission Town In-Person Meeting Arn Andrews, Commission Members Frank and Susan Rockwood 10/1/2019 Meeting with Julio Hernandez, SDA Church Town In-Person Meeting Julio Hernandez, SDA Church Victor Ceron 10/10/2019 Open House 6 at Toll House Hotel Neighbors In-Person Meeting Julie Ritter Southern, Jaime Garcia & friend, Irving & Evelyn Mitsunaga, Maria Ristow
F Rockwood, M Falgout, D Gates, C Ichien, V Ceron, V
Troncosco, P Hillan
11/ 8/ 2024:9:53 AM

ITEM NO. 9.

Appendix E
Listing of Communications
DATE DESCRIPTION CONSTITUENCY COMM_TYPE INDIVIDUALS FRONT PORCH_TEAM_REPRESENTATIVES 10/14/2019 Response re: OH 6 Questions re: schedule
and security and goats
Neighbors Email Maria Ristow, Julie Ritter Southern, Irving and Evelyn Mitsunaga, Jaime Garcia
Frank Rockwood
10/25/2019 Email Intro to New Neighbor Neighbors Email Zane Rowe (bought Phillipe property) Frank Rockwood 12/18/2019 Meeting with Town Town In-Person Meeting Joel Paulson, Sally Zarnowitz, Jocelyn Shoopman Frank Rockwood, Laura Worthington-Forbes, David Hance
2/6/2020 Site Visit with Town Staff Town In-Person Meeting Jocelyn Shoopman, Sally Zarnowitz, Mike Weisz, Robert Gray, Corvell Sparks
Frank Rockwood, Victor Ceron, Chris Ichien, Vincent
Troncoso
2/11/2020 Letter from Neighbor to Town Staff re:

Broadway
Neighbor/Town Letter_to_Town Julie Ritter Southern NA
2/12/2020 Technical Review Town In-Person Meeting Jocelyn Shoopman, Sally Zarnowitz, Bob Gray, Tracy Staiger Frank Rockwood, Arch Pelley, Mark Falgout, Kimmy Chen
2/13/2020 Open House 7 Invitation and FAQ's Neighbors/Organization Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 3/5/2020 Open House 7 at Los Gatos United
Methodist Church
Neighbors In-Person Meeting None Frank Rockwood, Chris Ichien, Victor Ceron, Mark Falgout, David Gates
3/6/2020;
3/10/2020
Maria Ristow inquired re: Open House 7;
response addressed possible alternatives to
in-person meetings; communicated that
Covia is targeting distribution of video
summary in May; appreciative of goats
Neighbors Email Maria Ristow Emails to/from Frank Rockwood 4/2/2020 John Richardson inquired re: status; resent
February FAQ; communicated that Covia
is targeting distribution of video summary
Neighbors Email John Richardson Emails to/from Frank Rockwood 4/14/2020;
4/16/2020
Julie Ritter Southern inquired re: status;
complained re: unsightly trash bin;
appreciative of goats; responded that
Covia is targeting distribution of video
summary; committed to removal of
unsightly trash bin
Neighbors Email Julie Ritter Southern Emails to/from Frank Rockwood 5/31/2020 Sent link to summary video to neighbors;
updated Covia website with link to
summary video
Neighbors Email [Sent to neighborhood] Frank Rockwood
6/3/2020 Meeting with Town Staff Town Video Meeting Jocelyn Shoopman Frank Rockwood, Arch Pelley, Melissa Destout 6/3/2020 Meeting with Fire Department Town Video Meeting Tracy Staiger, Kathy Baker Frank Rockwood, Mark Falgout, Matt Lissak 6/7/2020 Zane Rowe acknowledged receipt of May
31st email; interested in meeting in person
when things return to normal
Neighbors Email Zane Rowe Emails to/from Frank Rockwood 6/10/2020 Meeting with Town Staff re: Land Use
CEQA Path
Town Video Meeting Jocelyn Shoopman, Sally Zarnowitz, Joel Paulson, Robert Schultz
Frank Rockwood, Barbara Schussman, Laura
Worthington-Forbes
6/11/2020 Julie Ritter Southern forwarded link to
video to Justin Draa and Brend
Neudecker; requested consideration of
another in-person presentation
Neighbors Email Julie Ritter Southern Emails to/from Frank Rockwood 6/12/2020 Meeting with Town Staff re: Story Pole
Visualization
Town Video Meeting Jocelyn Shoopman, Sally Zarnowitz, Joel Paulson Frank Rockwood, Mark Falgout, David Gates, Melissa Destout
6/29/2020 Maria Ristow inquired re: status general
and tagged trees behind 65 Broadway;
tagged trees related to trimming project
Neighbors Email Maria Ristow Emails to/from Frank Rockwood 6/29/2020 Margaret Bielski called about trees at 19
Clifton that appear to be marked for
removal; understands that there is a
proposal to add two units
Neighbors Call Margaret Bielski Call to/from Frank Rockwood 11/17/2020 Open House 8 Invitation Neighbors/Organization Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 12/2/2020 Meeting with Council Member-Elect Maria
Ristow
Town Video Meeting Maria Ristow Frank Rockwood, Chris Ichien, Laura WorthingtonForbes 12/3/2020 Open House 8 Neighbors Video Meeting Julie Ritter Southern, Fred Lester, Matt Wood, Zane Rowe, Gary/Jamie Garcia, Claire LeClair, Evelyn/Irving Mitsunaga, Robert Macartney, Matthew Bigge
Frank Rockwood, Chris Ichien, David Gates, Victor
Ceron, Laura Worthington-Forbes, Mark Falgout,
Laura Darling
12/3/2020 Meeting with Council Member Marico
Sayoc
Town Video Meeting Marico Sayoc Frank Rockwood, Chris Ichien, Laura WorthingtonForbes 12/4/2020 Meeting with Jocelyn Shoopman Town Video Meeting Jocelyn Shoopman Frank Rockwood, Mark Falgout, Laura WorthingtonForbes 12/9/2020 Meeting with Council Member Rob Rennie Town Video Meeting Rob Rennie Frank Rockwood, Mary McMullin, Laura Worthington Forbes
1/11/2021 Letter from Neighbor to Town Staff re:

Story Poles and Fire Evacuation
Neighbor/Town Letter_to_Town Matthew Southern N/A
11/ 8/ 2024:9:53 AM

ITEM NO. 9.

Appendix E
Listing of Communications
DATE DESCRIPTION CONSTITUENCY COMM_TYPE INDIVIDUALS FRONT PORCH_TEAM_REPRESENTATIVES 1/12/2021 Letter from Neighbor to Town Staff re:

Story Poles
Neighbor/Town Letter_to_Town Clare Southern N/A
1/12/2021 Meeting with Council Member Matthew
Hudes
Town Video Meeting Matthew Hudes Frank Rockwood, Chris Ichien, Laura WorthingtonForbes 1/12/2021 Meeting with Council Member Mary
Badame
Town Video Meeting Mary Badame Frank Rockwood, Chris Ichien, Laura WorthingtonForbes 1/15/2021 Letter from Neighbor to Town Staff re:

Story Poles and Farwell Lane
Neighbor/Town Letter_to_Town Mark Regoli N/A
1/19/2021 Letter from Neighbor to Town Staff re:

Story Poles and View
Neighbor/Town Letter_to_Town Julie Ritter Southern N/A
1/19/2021 Town Council Hearing re: Story Pole Town/Neighbors Video Meeting Matthew Hudes, Mary Badame, Jocelyn Shoopman, Rob Rennie, Marico Sayoc, Maria Ristow (recused)
Frank Rockwood, Mark Falgout, David Gates, Laura
Worthington-Forbes
2/1/2021 Letter from Neighbor to Town Staff re:

Story Poles
Neighbor/Town Letter_to_Town Bernd Neudecker N/A
2/1/2021 Meeting with Julie Ritter Southern and
Andrew Ghofrani
Neighbors In-Person Meeting Julie Ritter Southern (123/135 Wood Rd) and Andrew Ghofrani ( 121 Wood Rd)
Frank Rockwood, Chris Ichien, David Gates
2/2/2021 Julie Ritter Southern conveyed that Bernd
Neudecker would be sending letter to
staff
Neighbors Email Julie Ritter Southern (123/135 Wood Rd) and Berne Neudecker (109 Wood Rd)
Emails to/from Frank Rockwood
2/8/2021 Letter from Neighbor to Town Staff re:

View and Building Height
Neighbor/Town Letter_to_Town Andrew Ghofrani N/A
2/8/2021 Tour with Council Member Town Tour Matthew Hudes Frank Rockwood, Chris Ichien 2/11/2021 Letter from Neighbor to Town Staff re:

Story Poles
Neighbor/Town Letter_to_Town Julie Ritter Southern N/A
2/22/2021 Letter recap of meeting with Arn Andrews
regarding Ad Hoc Wildfire Committee;
Jocelyn Scoopman directed project team
to incorporate contents of letter in
updated Justification Letter
Town Email Arn Andrews Laura Worthington Forbes
2/25/2021 NOP Meeting Neighbor/Town Video Meeting Presenters: Joel Paulson, Jocelyn Shoopman, Sean Mullin, Terri Wissler Adam (EMC Planning).

Public Attendees: Matt Hood
Frank Rockwood, Laura Worthington-Forbes
3/14/2021 Neighbor reached out about people
cutting plants on property
Neighbors Email Cathy Colgan Frank Rockwood, Alex Gerasimov 3/18/2021 Owner of business located at the corner of
Wood Rd and S. Santa Cruz Ave reached
out about construction start and length -
concern of holistic tenant
Neighbor/Town Email Shayna Orr, Exec Asst for Owner of business located at the corner of Wood Rd and S. Santa Cruz Ave
Frank Rockwood
4/22/2021 Letter to Neighbor re: Visualizations Neighbor Letter Andrew Ghofrani Frank Rockwood 4/28/2021 Emailed Visualizations from Ghofrani
Property
Neighbor Email Andrew Ghofrani, Julie Ritter Frank Rockwood 5/3/2021 Email to Neighbor re: project status and
tree
Neighbor Email John Richardson Frank Rockwood
5/12/2021 Communication with Neighbor about
Trees - to be taken down 5/15/21
Neighbor Email John Richardson Alex Gerasimov
5/15/2021 Communication with Town Council
Member Who Reached Out For Update
Town Email Maria Ristow Frank Rockwood
5/17/2021 Communication with Neighbor about Tree
Taken Down - Neighbor Said Looked
Great
Neighbor Email John Richardson Alex Gerasimov
5/24/2021 Communication with Neighbor re:

Visualizations from House
Neighbor Email Andrew Ghofrani Frank Rockwood
6/5/2021 Neighbor Reached Out Regarding Annual
Clearing of Brush by 50 Clifton Ave.

Neighbor Email Michael Walton Alex Gerasimov
6/14/2021 Communicate with Neighbor re: Request
for Project Update
Neighbor Email Julie Ritter Southern Frank Rockwood
6/14/2021 Communication with Neighbor re:

Upcoming DEIR Meeting 6/23/21
Neighbor Email Julie Ritter Southern and Andrew Ghofrani Frank Rockwood 7/6/2021 Communication with Neighbor re:

Upcoming Open House - Checking on Aug
9 Date
Neighbor Email Julie Ritter Southern Frank Rockwood
7/9/2021 Letter from Neighbor to Town Staff re:

Septic Tank - DEIR
Neighbor/Town Letter_to_Town Peter Estes N/A
7/11/2021 Letter from Neighbor to Town Staff re:

Views - DEIR
Neighbor/Town Letter_to_Town Andrew Ghofrani N/A
7/11/2021 Letter from Neighbor to Town Staff re: on
Wood Road - DEIR
Neighbor/Town Letter_to_Town Julie Ritter Southern N/A
7/12/2021 Letter from Neighbor to Town Staff re: on
Wood Road - DEIR
Neighbor/Town Letter_to_Town Justin Draa N/A
11/ 8/ 2024:9:53 AM

ITEM NO. 9.

Appendix E
Listing of Communications
DATE DESCRIPTION CONSTITUENCY COMM_TYPE INDIVIDUALS FRONT PORCH_TEAM_REPRESENTATIVES 7/20/2021 Open House 9 Invitation Neighbors/Organization Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 7/21/2021 Letter from Neighbor to Town Staff re:

Evacuation
Neighbor/Town Letter_to_Town Matthew Southern N/A
8/9/2021 Open House 9 Neighbors Video Meeting Julie Ritter Southern, Larry Lenheart, Evelyn/Irving Mitsunaga, Andrew Ghofrani, Matt Hood
Frank Rockwood, Chris Ichien, David Gates, Mark
Falgout, Laura-Worthington-Forbes, Alex Gerasimov,
Victor Ceron, Mary McMullin
8/10/2021 Sent Link to Recording of Open House 9 To
All Registered Neighbors, Whether They
Attended Or Not
Neighbors Email Julie Ritter Southern, Larry Lenheart, Evelyn/Irving Mitsunaga, Andrew Ghofrani, Matt Hood, Cathy Colgan,
Karen Kurz, Zane Rowe, Fred Lester, James Farwell
Susan Rockwood
8/19/2021 Neighbor Reached Out Regarding RV
Parked on Clifton
Neighbor Email Cathy Colgan Frank Rockwood, Alex Gerasimov 8/26/2021 Neighbor Reached Out RE: Property
Transfer
Neighbor Email Fred Lester Frank Rockwood
10/11/2021 Letter from Neighbor to Town Staff re:

Story Poles
Neighbor/Town Letter_to_Town Julie Ritter Southern N/A
10/12/2021 Communication with Neighbors re:

Upcoming Oct. 19 Public Meeting
Neighbors/Organization Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 10/18/2021 Letter from Neighbor to Town Staff re:

Story Poles
Neighbor/Town Letter_to_Town Andrew Ghofrani N/A
10/18/2021 Letter from Neighbor to Town Staff re:

Story Poles
Neighbor/Town Letter_to_Town Esther Grant N/A
10/19/2021 Town Council Hearing re: Story Pole Neighbor/Town Video Meeting Matthew Hudes, Mary Badame, Joel Paulson, Sean Mullins Rob Rennie, Marico Sayoc, Maria Ristow (recused)
Frank Rockwood, Mark Falgout, Chris Ichien, Laura
Worthington-Forbes (Ashley Snodgrass from California
Story Poles was on the call but had to leave before the project was discussed).
11/16/2021 Letter from Neighbor to Town Staff re:

Story Poles
Neighbor/Town Letter_to_Town Julie Ritter Southern N/A
12/1/2021 Letter from Neighbor to Town Staff re:

Visual Impacts
Neighbor/Town Letter_to_Town Andrew Ghofrani N/A
12/16/2021 Open House 10 Invitation Neighbors/Organization Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 12/23/2021 Letter from Neighbor to Town Staff re:

Visual Impacts
Neighbor/Town Letter_to_Town Todd Johnson N/A
1/1/2022 Letter from Neighbor to Town Staff re:

Visual Impacts
Neighbor/Town Letter_to_Town Mike Kennedy N/A
1/5/2022 Letter from Neighbor to Town Staff re:

Visual Impacts
Neighbor/Town Letter_to_Town Chad and Laura Kutting N/A 1/7/2022 Email to Neighbor re: Visualizations Neighbor Email Andrew Ghofrani Frank Rockwood 1/10/2022 Open House 10 Neighbors Video Meeting Julie Ritter Southern, Clare Southern, Matt Southern, Andrew Ghofrani, Maria Ristow, Cindy Slain, Mike and Kim
Wasserman, Gillian and Mike Verga, Omar and Kavita
Bouknight, Cathy Colgan
Frank Rockwood, Chris Ichien, David Gates, Mark
Falgout, Laura-Worthington-Forbes, Victor Ceron,
David Gates
1/11/2022 Letter from Neighbor to Town Staff re:

Visual Impacts
Neighbor/Town Letter_to_Town Esther Grant N/A
1/11/2022 Communication re: Visualization and
Massing
Neighbor Video Meeting Andrew Ghofrani Frank Rockwood, David Gates 1/12/2022 Letter from Neighbor to Town Staff re:

Visual Impacts
Neighbor/Town Letter_to_Town Niki Omadi N/A
1/12/2022 Letter from Neighbor to Town Staff re:

Visual Impacts
Neighbor/Town Letter_to_Town Julie Southern N/A
1/12/2022 Letter from Neighbor to Town Staff re:

Visual Impacts
Neighbor/Town Letter_to_Town Clare Southern N/A
1/12/2022 Planning Commission Meeting Neighbor/Town Video Meeting Planning Commission and Town Staff (in advance of meeting, staff received letters from Ester Grant, Andrew Ghofrani, Niki OmadI, Julie Southern and Clare Southern)
Frank Rockwood, Mark Falgout, David Gates, Chris
Ichien, Victor Ceron, Laura Worthington-Forbes
1/28/2022 Letter from Neighbor to Town Staff re:

Visual Impacts
Neighbor/Town Letter_to_Town Claudia Galbo N/A
2/1/2022 Communication with Neighbors Re:

Questions Including Off Haul, Traffic,
Farwell Lane, etc.

Neighbors Video Meeting Julie Ritter Southern, Clare Southern, Matt Southern, Andrew Ghofrani, Sean Lucq
Frank Rockwood, Chris Ichien, Victor Ceron, Mark
Falgout, David Gates
2/6/2022 Communication with Neighbor Re:

Massing and Height and Next Open House
Neighbor Email Mike Wasserman Frank Rockwood
2/14/2022 Letter from Neighbor to Town Staff re:

Visual Impacts
Neighbor Letter_to_Town Morgan Slain N/A
2/28/2022 Letter to Town Council Member re:

Meeting
Town Email Marico Sayoc Chris Ichien
11/ 8/ 2024:9:53 AM

ITEM NO. 9.

Appendix E
Listing of Communications
DATE DESCRIPTION CONSTITUENCY COMM_TYPE INDIVIDUALS FRONT PORCH_TEAM_REPRESENTATIVES 2/28/2022 Letter to Town Council Member re:

Meeting
Town Email Matthew Hudes Chris Ichien
2/28/2022 Letter to Town Council Member re:

Meeting
Town Email Rob Rennie Chris Ichien
2/28/2022 Letter to Town Council Member re:

Meeting
Town Email Mary Badame Chris Ichien
2/28/2022 Letter to Town Manager re: Trespassing at
LGM
Town Email Laurel Prevetti Chris Ichien
3/3/2022 Email from Fire RE: Tour LGM re:

Trespassing Issues
Town Email Eric Collins Chris Ichien
3/4/2022 Communication with Neighbor/Town
Council Member re: Update
Neighbor Email Maria Ristow Chris Ichien
3/10/2022 Letter to Town Council Member re:

Updated Response Letter
Town Email Rob Rennie Chris Ichien
3/10/2022 Letter to Town Council Member re:

Updated Response Letter
Town Email Marico Sayoc Chris Ichien
3/10/2022 Letter to Town Council Member re:

Updated Response Letter and Meeting
Town Email Mary Badame Chris Ichien
3/10/2022 Letter to Town Council Member re:

Updated Response Letter and Meeting
Town Email Matthew Hudes Chris Ichien
3/11/2022 Open House 11/Town Hall Invitation Neighbors/Organization Letter/Email [Sent to neighborhood & local businesses distribution list] Letter from Chris Ichien; email from Frank Rockwood 3/11/2022 Email to Neighbor re: Van Neighbors Email Cathy Colgan Alex Gerasimov 3/14/2022 Meeting with Chamber of Commerce Organizations Video Meeting Catherine Somers Frank Rockwood, Chris Ichien 3/21/2022 Email from Neighbor re: View Neighbors Email Don Spare Frank Rockwood 3/22/2022 Open House 11 / Town Hall Neighbors Video Meeting Julie Ritter Southern, Clare Southern, Andrew Ghofrani, Maria Ristow, Gillian and Mike Verga, Cathy Colgan, Don Spare, Matt Hood, Tom Rizol, Jean Ebrahimoun, Claire
Wilson, Tom Picraux, Irving and Evelyn Mitsunaga, Lee
Fagot
Frank Rockwood, Chris Ichien, David Gates, Mark
Falgout, Laura-Worthington-Forbes, Victor Ceron,
David Gates, Alex Gerasimov, Mary McMullin, Pete
Hillen, Jason Galisatus, Emma Grenier Selvig
3/23/2022 Letter from Neighbor re: Lights Shining Neighbors Email Cathy Colgan Alex Gerasimov 3/23/2022 Letter from LGM to Neighbor re: Lights
Shining
Neighbors Email Cathy Colgan Alex Gerasimov
3/16/2022 Meeting with Council Member Town Video Meeting Maria Ristow Frank Rockwood, Laura Worthington-Forbes, Chris Ichien
3/24/2022 Tour with Council Member Town Tour Mary Badame Frank Rockwood, Laura Worthington-Forbes, Chris Ichien, Victor Ceron
3/28/2022 Letter to Clifton Apt Neighbors re:

Concerns
Neighbors Email Cathy Colgan, Don Spare Frank Rockwood
3/28/2022 Letter from LGM to Neighbor re: Lights
Shining
Neighbors Email Cathy Colgan Alex Gerasimov
3/28/2022 Letter from Neighbor to Town Staff re:

Support For Project
Neighbor Letter_to_Town Irving and Evelyn Mitsunaga N/A 3/29/2022 Meeting with Council Member Town Video Meeting Rob Rennie Frank Rockwood, Laura Worthington-Forbes, Chris Ichien
3/29/2022 Letter from Neighbor to Town Staff re:

Support For Project
Neighbor Letter_to_Town Laverne Nolan N/A
3/30/2022 Letter from Neighbor to Town Staff re:

Support For Project
Neighbor Letter_to_Town Gillain Verga N/A
3/30/2022 Meeting with neighbor re: visualizations Neighbors Video Meeting Andrew Ghofrani Frank Rockwood, David Gates 3/30/2022 Meeting with Council Member Town Video Meeting Marico Sayoc Frank Rockwood, Laura Worthington-Forbes, Chris Ichien
3/31/2022 Meeting with Council Member Town Video Meeting Matthew Hudes Frank Rockwood, Laura Worthington-Forbes, Chris Ichien
4/5/2022 Town Council Hearing Town Video Meeting Hudes, Badame, Rennie, Sayoc, Ristow (abstained), town planning staff and town attorney
Chris Ichien, Frank Rockwood (rest of team ready to
answer questions as needed)
4/5/2022 Letter with Questions from Neighbor Neighbor Letter_to_Town Dawn Philips, Board of SDA Church N/A 4/6/2022 Thank You to Neighbor Who Spoke In
Support At The Town Council Meeting
Neighbor Email Catherine Somers Frank Rockwood
4/6/2022 Thank You to Neighbor Who Spoke In
Support At The Town Council Meeting
Neighbor Email Fred Lester Frank Rockwood
4/6/2022 Communication with Neighbor with
Questions
Neighbor Email Dawn Philips, Board of SDA Church Frank Rockwood 6/20/2022 Meeting to discuss “4290” fire
requirements re: access roads and
availability of Farwell Lane for fire access.

Neighbor Call Omari and Kavita Bouknight Frank Rockwood 8/9/2022 Meeting with Council Member Town Call Maria Ristow Frank Rockwood, Chris Ichien 11/10/2022 Email from Justin Draa re: crime at LGM Neighbor Email Justin Draa Frank Rockwood, Alex Gerasimov 11/ 8/ 2024:9:53 AM

ITEM NO. 9.

Appendix E
Listing of Communications
DATE DESCRIPTION CONSTITUENCY COMM_TYPE INDIVIDUALS FRONT PORCH_TEAM_REPRESENTATIVES 11/11/2022 Follow up Email re: crime at LGM; request
for update re: LGM status
Neighbor Email Julie Southern Frank Rockwood, Alex Gerasimov 11/11/2022 Intro email from new neighbor at 50
Clifton; offer to keep eye out for crime
Neighbor Email Brett Krasniewicz Frank Rockwood, Alex Gerasimov 11/28/2022 Letter re: Neighborhood Watch Set up Neighbor Email Justin Draa Alex Gerasimov 12/5/2022 Letter from Neighbors re: Support Neighbor Email Irving and Evelyn Mitsunaga Frank Rockwood 12/19/2022 Letter from Neighbor re: Chainsawing Neighbor Email Julie Southern Frank Rockwood 1/27/2023 Tour with Council Member Town In Person Meeting Rob Moore Frank Rockwood, Chris Ichien 2/7/2023 Letter from Neighbor re: Trees Being
Taken Down
Neighbor Email Julie Southern Frank Rockwood, Alex Gerasimov 2/21/2023 Sent Email Notifying Neighbors of
Updated FAQs
Neighbor Email Julie Southern, Clare Southern, Matthew Southern, Andrew Ghofrani; Sean Mullin, Justin Draa, Bernd Neudecker
Frank Rockwood
3/24/2023 Tour with Council Member Town In Person Meeting Matthew Hudes Frank Rockwood, Chris Ichien 8/23/2023 Meeting with Town Staff Town In Person Meeting Sean Mullin Frank Rockwood, Laura Worthington-Forbes 10/24/2023 Meeting with Council Member Town Video Meeting Matthew Hudes Frank Rockwood, Chris Ichien 10/24/2023 Open House 12 Neighbors In Person Meeting Gillian Verga, Julie Ritter Southern, Marlena Hood, Cathy Colgan, Andrew Ghofrani, Fred Lester, Tom Picraux and
wife, Richard Kelso, Brett Krasniewicz
Frank Rockwood, Chris Ichien, Mary McMullin, Victor
Ceron, Alex Gerasimov, Susan Rockwood
10/25/2023 Meeting with Council Member Town Video Meeting Matthew Hudes Frank Rockwood, Chris Ichien 10/25/2023 Meeting with Council Member Town Video Meeting Maria Ristow Frank Rockwood, Chris Ichien 10/25/2023 Planning Commission Meeting Town In Person Meeting Commissioners: Jeffrey Barnett, Kathryn Janoff, Steve Raspe, Melanie Hanssen, Susan Burnett; staff: Joel Paulson, Jennifer Armer
Frank Rockwood, Chris Ichien, Mary McMullin
10/31/2023 Meeting with Council Member Town Video Meeting Rob Moore Frank Rockwood 11/6/2023 Meeting with Council Member Town Video Meeting Rob Rennie Frank Rockwood 11/15/2023 Call with Neighbor Re: Drones for
Visualization
Neighbors Call Matt Southern Frank Rockwood
11/16/2023 Notification of FAQ Posting Neighbors Email Sent to 43 neighbors Susan Rockwood 11/16/2023 Notification of FAQ Posting Interest List Email Sent to 55 people on Interest List Susan Rockwood 11/30/2023 CHHSC Town In Person Meeting CHHSC Commission/staff: Jeff Blum, Eleanor Yick, Dick Conrad, Mary Badame, Lincoln Withrow, Ryan Baker
Frank Rockwood, Chris Ichien, Mary McMullin, Laura
Worthington-Forbes, Albert Villalta, Susan Rockwood
12/4/2023 Los Gatos Foundation for Older Adults To
Thrive
Town In Person Meeting Foundation Executive Committee: Sandy Decker, Tom Picraux, Matthew Hudes; Alan Feinberg
Frank Rockwood, Chris Ichien, Mary McMullin, Laura
Worthington-Forbes
12/11/2023 Visualization Visit with Neighbors Neighbors In Person Meeting Julie and Matt Southern Frank and Susan Rockwood 1/29/2024 Visualization Visit with Neighbors Neighbors In Person Meeting Julie and Matt Southern Frank Rockwood, Jonathan Arnold 1/30/2024 Meeting with Council Member Town Video Meeting Matthew Hudes Frank Rockwood, Laura Worthington-Forbes 3/12/2024 Los Gatos Foundation for Older Adults To
Thrive
Town In Person Meeting Foundation Members: Tom PIcraux, Foundation President, Matthew Hudes, Vice-Mayor of LG and Foundation VP, Tim
Lundell, Treasurer
Teri Hope, Committee Member, Alan Feinberg, Community
Center Committee Chair, Eleanor Yick, Community Health & Sr. Srvc Comm. Chair and Initiatives & Publicity Committee Member, Skip Brewster, Community Center Committee
Member, Ryan Rosenberg, Committee Member, Tylor
Taylor, SASCC Exec. Dir. and Advisor to Foundation, Jeff Blum, Committee Member
Frank Rockwood, Chris Ichien, Mary McMullin, Laura
Worthington-Forbers
5/23/2024 Los Gatos Foundation for Older Adults To
Thrive
Town In Person Meeting Foundation Executive Committee Members: Tom PIcraux, Matthew Hudes, Sandy Decker
Frank Rockwood, Mary McMullin, Laura Worthington
Forbes, Tracy Powell, Luke Barnesmoore
5/28/2024 Visualization Visit with Neighbors Neighbors Video Meeting Julie and Matt Southern Frank Rockwood 7/12/2024 Visualization Visit with Neighbors Neighbors Video Meeting Julie and Matt Southern Frank Rockwood 8/6/2024 Visualization Email with Neighbors Neighbors Email Julie and Matt and Clare Southern 9/23/2024 Meeting with Council Member Town In Person Meeting Rob Moore Frank Rockwood 9/23/2024 Meeting with Council Member Town In Person Meeting Mary Badame Frank Rockwood, Mary McMullin, Laura Worthington Forbes
9/23/2024 Meeting with Council Member Town In Person Meeting Matthew Hudes Frank Rockwood, Mary McMullin, Laura Worthington Forbes
9/23/2024 Meeting with Chamber of Commerce Town In Person Meeting Jennifer Lin Frank Rockwood, Mary McMullin, Laura Worthington Forbes
9/24/2025 Visualization Email with Neighbors Neighbors Email Julie Ritter Southern Frank Rockwood 9/24/2025 Visualization Email with Neighbors Neighbors Email Andrew Ghofrani Frank Rockwood 9/24/2024 Communication re: Fire safety issues for
57 Broadway and 110 Wood Road
Neighbors Email Dawn Philips Frank Rockwood
10/30/2024 Meeting with Former Fire Official Town Video Meeting Rob Stump Frank Rockwood, David Gates, Laura WorthingtonForbes 10/31/2024 Visualization Meeting with Neighbors Neighbors Video Meeting Andrew Ghofrani Frank Rockwood, David Gates, Jonathan Arnold 11/1/2024 Visualization Meeting with Neighbors Neighbors Video Meeting Julie Ritter Southern Frank Rockwood, David Gates, Mary McMullin 11/ 8/ 2024:9:53 AM

ITEM NO. 9.

Appendix E
Listing of Communications
DATE DESCRIPTION CONSTITUENCY COMM_TYPE INDIVIDUALS FRONT PORCH_TEAM_REPRESENTATIVES 11/6/2024 Neighbor Meeting 13 Neighbors Video Meeting Andy Ghofrani, Bernd Neudecker, Brian Kiernan, Evelyn Mitsunaga, Julie Ritter, Lee Burghardt, Matt Hood, Dawn Philips
Frank Rockwood, Mary McMullin, Laura Darling,
Chris Ichien, Victor Ceron, Pete Hillan, Laura
Worthington-Forbes, Mark Falgout, David Gates,
David Hoglund, Soo Im, Jonathan Arnold
11/7/2024 Visualization Meeting with Neighbors Neighbors Video Meeting Andrew Ghofrani Frank Rockwood, David Gates, Jonathan Arnold 11/7/2024 Visualization Meeting with Neighbors Neighbors Video Meeting Julie Ritter Southern Frank Rockwood, David Gates, Jonathan Arnold 11/ 8/ 2024:9:53 AM

ITEM NO. 9.

Appendix F –Current Community Service Offerings of Front Porch

ITEM NO. 9.

About Front Porch
Proudly non-profit, Front Porch is dedicated to inspiring the spirit of community. From senior communities to affordable housing to important Community Services that reach beyond our walls, we support residents and older people nationwide.

Front Porch by the numbers ...
3,690 residents in senior living and active adult communities in California, Louisiana and Florida.
3,400 residents in affordable housing communities in California and Arizona, where coordinators help residents access entitlement programs and local services.
420 residents in skilled nursing care centers, with 57% receiving assistance through Medi-Cal.
2,790 employees proudly serve residents and participants. 16,000 participants nationwide through Community Services. $1.5 mil contributed last year through its philanthropic foundation, Front Porch Communities Foundation, to subsidize or pay monthly accommodation fees for long-term residents with limited assets.

Front Porch community volunteering initiatives ...
• Clean beaches
• Knit hats for newborns
• Collect toys
• Serve meals to first responders
• Create stuffed animals for children
• Assist in schools
• Sew dresses for underprivileged girls
• Pack produce for food banks
• Fundraise for medical research
• Donate to animal rights causes,
education, medical services and
other social services
• Support veterans by fostering
opportunities to gather and share
experiences

ITEM NO. 9.

Front Porch Community Services ...

Home Match has connected 351 older people who have space in their homes with community members seeking affordable housing in the Bay Area.

Market Day hosts weekly farmers markets in neighborhoods, senior centers and affordable housing communities, serving 1,076 shoppers, subsidizing the cost of 85,844 pounds of produce and processing 1,472 EBT transactions in the past year.

Ruth’s Table provides older people and those with disabilities an environment for creative exploration both online and in person in the Bay Area.

Creative Spark, a professional development program, in the past year, hosted 68 activities with 1,935 participants, fostering a better level of care for older people throughout California.

Creative Aging Symposium inspires hundreds of residents and other participants to find paths to rediscovery in conversation with innovative thinkers, musicians, artists, writers and scholars.

Well Connected brings together older people throughout the United States for classes, activities, conversations and support groups by phone or online every day of the year - 85% of participants feel more socially connected.

Social Call fosters friendships for more than 1,000 older people and volunteers across the United States through one-on-one, weekly virtual visits.

Front Porch Center for Innovation and Wellbeing fosters connection and wellness by providing the technology and playbook to remotely attend to the needs of residents living in affordable housing communities who experience depression, anxiety and loneliness.

FY 22/23 Page 891 Page 1071
ITEM NO. 9.

Appendix G–Current FAQ Document

ITEM NO. 9.

Los Gatos Meadows FAQ April 2024 page 1
Redevelopment of Los Gatos Meadows
Frequently Asked Questions
April 2024
Overview:

In January 2020, Front Porch Communities and Services (Front Porch), a non-profit provider of housing and services for older adults, submitted a proposal to rebuild Los Gatos Meadows, a senior living community that closed due to safety reasons in 2019.

Based on feedback from the community, Front Porch is in the process of modifying this proposal. The proposed project would provide a community offering independent living and innovative care on a safe and modern campus, aligned with the Town of Los Gatos’ long term vision.

As part of our commitment to work closely with the community and Town leaders to ensure a transparent and thoughtful proposal review process, the document below provides answers to frequently asked questions about the proposed project, including:
• Background
• Proposal summary and status
• Project timeline and information
• Construction impact
• Circulation, traffic and parking impact
• More information
Information is also available on the Los Gatos Meadows website at https://frontporch.net/community/los-gatos-meadows/. To learn more about Front Porch, visit https://frontporch.net/.

Background:

Q1: What is Los Gatos Meadows?
A1: Los Gatos Meadows was developed in the 1970s as a Continuing Care Retirement Community (CCRC, now known as a Life Plan Community) for older adults, providing a continuum of care for people as they age. Although the facilities are currently not operational, the site is still zoned for senior living, which is the proposed future use.

Q2: Who owns the Los Gatos Meadows property?
A2: Los Gatos Meadows is owned and maintained by Front Porch Communities and Services (Front Porch), a non-profit provider of housing and services for older adults

ITEM NO. 9.

Los Gatos Meadows FAQ April 2024 page 2
headquartered in Glendale, California. Previously, Los Gatos Meadows was owned and operated by Covia, another California-based non-profit provider of senior living housing and services. Covia affiliated with Front Porch in 2021.

Q3: Why is Los Gatos Meadows not currently operating as a senior community? A3: In early 2019, after completion of a rigorous facilities assessment, Covia (now Front Porch) concluded that continuing operations of the 48-year-old Los Gatos Meadows facility presented too great a safety risk to its residents and employees, due to possible wildfires and other concerns. Working closely with all Los Gatos Meadows residents, their families, our employees, neighbors, and the Town of Los Gatos ensured a thoughtful and smooth closing on Sept. 30, 2019.

Proposal Summary and Status:

Q4: What is being proposed?
A4: Front Porch, a non-profit provider of housing and services for seniors, is proposing to rebuild Los Gatos Meadows as a Life Plan community (also known as a Continuing Care Retirement Community, or CCRC). The new Los Gatos Meadows community will provide innovative senior housing and care on a modern campus that ensures the safety and well-being of residents, employees, and neighbors. It will include sustainable, accessible, and state-of-the-art features that align with the Town of Los Gatos’ longterm vision.

Q5: What is a Life Plan community?
A5: A Life Plan community (also known as a Continuing Care Retirement Community, or CCRC) is a model of senior living that provides people with degrees of support as they age, depending on their needs. Although a wide range of care and services are available to residents, it is not a medical facility. Life Plan communities differ from assisted living or medical care-based facilities in numerous ways. Residents in Life Plan communities join while they are able to live independently. Family members generally have little to no involvement in the decision to move to the community. Although residents may be downsizing from a single-family home, unit sizes are larger than that of assisted living. Overall, the focus of a Life Plan community is on providing residents with a new home and opportunities for a purposeful life rather than on care (although care is available as needed).

Q6: Who will own and operate the proposed community?
A6: Front Porch intends to continue to operate the proposed community and to retain full control of the property.

Q7: Is Front Porch a for-profit entity?
A7: No. Front Porch is a 501(c)3 non-profit organization. Along with market-rate senior living communities, it owns and manages affordable housing communities and provides community services for older adults nationwide. In addition, the Front Porch

ITEM NO. 9.

Los Gatos Meadows FAQ April 2024 page 3
Communities Foundation supports residents, employees, and programs. Among other support, the Circle of Friends fund allows residents who outlive their resources to be able to stay in their homes.

Q8: Who is managing the proposed project?
A8: Front Porch is overseeing the proposed project and has assembled a project team of professional services firms to assist them in designing, permitting and executing the rebuild project: Rockwood Pacific Inc. (development management services); Perkins Eastman (site planning and architecture); Kimley-Horn (planning and civil engineering); Gates + Associates (landscape architecture); and W.E. O’Neil (construction).

Q9: How did Los Gatos Meadows engage the community through the design process?
A9: The Front Porch project team has organized and participated in over 15 public forums and more than 75 meetings with community members, local businesses, neighbors, community groups and other stakeholders to gather public input to shape the project designs.

Q10: What is happening currently to the buildings and grounds? A10: Since the Los Gatos Meadows facility closed Sept. 30, 2019, Front Porch has provided on-site property management and security, ensuring the campus remains safe from fire, trespassing, vandalism, and illegal dumping. In addition, ongoing maintenance has been provided as needed. Front Porch has erected a perimeter fence around the main campus and has posted no trespassing signs. We do not anticipate demolishing our existing facilities until we have been granted land use approval for the rebuild proposal.

Q11: What is the current status of the proposal?
A11: The project team previewed potential refinements to the re-development proposal with the Planning Commission at their October 25, 2023 meeting. At present, the project team is expecting to submit an updated formal application in early 2024. The initial application for re-development review for the Los Gatos Meadows property (110 Wood Road) was submitted to the Town of Los Gatos Planning Division on January 22, 2020.

The project application and all related documents, including the Draft Environmental Impact Report, are available on the Town of Los Gatos website (www.losgatos.com) and at https://www.losgatosca.gov/2393/W.

Project Timeline and Information:

Q12: When are the next public hearings?
A12: We do not yet have a date for the next public hearings. Once the updated proposal is submitted, it will be reviewed by the Planning Commission, likely sometime in 2024 followed by a Town Council hearing later in the year.

ITEM NO. 9.

Los Gatos Meadows FAQ April 2024 page 4
Q13: If the project proposal is approved by the Town, what is the timeline for construction and opening?
A13: Preparation of construction documents and permit approvals are likely to take at least another 18 months following the Town’s action on the project. Construction is not expected to start earlier than late 2025 and is expected to run for approximately two and a half years from commencement. Depending on a number of factors, the community could reopen in 2028.

Q14: What are the attributes of the current entitlement? A14: The Town of Los Gatos approved a conditional use permit (CUP) for the development of the current Los Gatos Meadows community in the late 1960’s. The existing CUP granted approval for 184 independent living units, 38 nursing care units and 111 parking spaces.

Q15: Is the property subject to Los Gatos Hillside Development Standards & Guidelines?
A15: No, however the current iteration of the plan includes several attributes consistent with these standards and guidelines including an increase in open space, the elimination of cantilevered buildings, and the expectation to utilize natural materials with muted tones that will blend in well with the surrounding environment.

Q16: What are the design goals of the proposed project? A16: Early on in the planning process, we established the following design goals, which we continue to maintain:
• Not to increase the number of apartments, care units or staff count. • Not to increase the development pad footprint.
• To provide larger apartments and more amenities, in alignment with the local market.
• To be sensitive to visual impacts.
• To address the parking problem.
• To substantially improve fire safety.
• To establish best practices for sustainability.
• To restrict the auto exit onto Broadway.
• To improve integration with the Town of Los Gatos.
• And to contribute to the quality of the built environment.

Q17: How many units are proposed in the design?
A17: The current proposal includes 187 independent living units and up to 24 supporting care units.

Q18: How does the proposed building footprint compare to the existing footprint associated with current improvements on the property?
A18: The proposed development pad does not materially differ from the existing development pad and in fact is slightly smaller.

ITEM NO. 9.

Los Gatos Meadows FAQ April 2024 page 5
Q19: How does the proposed design address visual impacts on the surrounding community?
A19: Limiting the size of the development pad has numerous benefits; however, meeting the necessary scale economies without increasing the development pad does require taller structures than are currently located on the property. There is substantial change in topography from the front to the rear of the property. This topography change mitigates the visual impact of buildings located in the rear of the property.

The project team developed numerous exhibits to assist in gauging the visual impact of our proposed rebuild including cross sections and visualization from several key public areas. Furthermore, the project team previously erected story poles in compliance with the current story pole policy.

Despite these efforts, the project team appreciates that these efforts have not resulted in a clear picture of the visual impacts of the proposed project. Accordingly, it is the intent of the team to deploy additional visualization tools prior to future public hearings.

Q20: How will the project improve parking from what it had been previously? A20: Underground parking will be sufficient for both residents and employees, reducing the need for street parking and improving the landscape and view.

Q21: How does the proposal impact trees on the property? A21: The proposal includes a plan to add more trees to the landscape, bringing color and shade to the property. It incorporates a variety of species, many of them native to the area, which fit with the oak woodlands. Some trees and shrubs have been removed, mostly for fire prevention. Some additional trees would be removed during the construction process, but the overall plan preserves the oak woodland nature of the property and emphasizes the natural landscape.

Q22: How does this project improve fire safety?
A22: Our goal to increase fire safety has been particularly influential in guiding our development planning process. Along with removing dangerous tinder that could serve as fuel for wildfires, the proposal includes far better access for emergency vehicles and evacuation as well as buildings that are up to the most current safety codes.

Q23: Will the project meet green building standards?
A23: The project will meet or exceed the California Green Building Standards Code, which is more rigorous than other independent certifications. In response to community feedback, the project will incorporate recycling, ample natural light, energy and water efficiency, and other environmentally sound practices.

Q24: What will be the color of the building rooftops?
A24: To address sustainability goals, we plan to select a lighter roof color, though the new roofs would not be white like the roofs of the current buildings. Roof color and other design attributes are expected to be addressed in a future phase of the project.

ITEM NO. 9.

Los Gatos Meadows FAQ April 2024 page 6
Q25: Will the project include solar panels?
A25: Solar panels are one option under consideration. The use, placement, and configuration of solar panels, as applicable, are expected to be addressed during the architectural and site application review process.

Q26: Will the project result in the undergrounding of PG&E lines? A26: The proposal does not address undergrounding of power lines. At an appropriate time, the project team intends to inquire with PG&E regarding the undergrounding of power lines and will plan to coordinate with interested neighbors on this matter.

Q27: How will the proposal improve town integration?
A27: The proposal includes recommendations and resources to make it easier for residents to access downtown businesses, community events and programs. In addition, Front Porch recently acquired the property at 142 S. Santa Cruz. After using this space as a staging area during construction, we will work with the Town and with local leaders and senior organizations to determine programs and services that will support older adults in the greater community.

Q28: Will the project affect water pressure?
A28: The project is not expected to affect water pressure in the area. As part of the project planning process, San Jose Water Company performed hydraulic analysis and confirmed that water pressure is suitable.

Construction Impact:

Q29: If the project is approved, how long will the construction phase last? A29: Following the Town’s action on the project, preparation of construction documents and permit approvals are likely to take at least another 18 months, after which construction is expected to run for approximately two and a half years.

Q30: During what hours would construction occur?
A30: In accordance with Town policy, all construction activities would be limited to the hours of 8 a.m. to 6 p.m. on weekdays and 9 a.m. to 4 p.m. on Saturdays. No construction is allowed on Sundays or holidays.

Q31: What is the expected traffic impact related to construction off-haul? A31: In accordance with the current draft of Conditions of Approval, hauling of soil shall not occur during the morning and evening peak periods (between 7 a.m. and 9 a.m. and between 4 p.m. and 6 p.m.) and such hauling shall be subject to a traffic control plan acceptable to the Town.

The estimated net off-haul dirt volume is ~110,000 cubic yards. A combination of double bottoms, end dumps, and super dump trucks are expected to be utilized for this task.

The average carrying capacity of each trip is 14 cubic yards; accordingly, the number of round trips is expected to be ~ 16,000. At roughly 200 loads per day, the duration of this

ITEM NO. 9.

Los Gatos Meadows FAQ April 2024 page 7
task is approximately four months. For outbound trips, trucks are expected to turn right onto S. Santa Cruz Avenue and head south on CA-17 and, as appropriate, turn around on Bear Creek Road. For inbound trips, trucks are expected to approach the site from the CA-17 exit onto S. Santa Cruz Ave.

Q32: Does the contractor expect to utilize tower cranes? A32: Yes. The project team currently expects that the project will require two tower cranes during construction. The cranes are expected to be in place for approximately one year.

Circulation, Traffic and Parking Impact
Q33: What are the project plans for Farwell Lane?
A33: The proposal plans for Farwell Lane to be rebuilt and widened (some portions would be widened from 12’ to 26’). The current plan contemplates restricting use of Farwell Lane to pedestrians, bikes, an autonomous vehicle shuttle system, emergency access and extraordinary deliveries. The Santa Clara County Fire Department intends to utilize Farwell Lane as the primary access point to the property in the event of a fire.

Though it is a private road, Front Porch intends to improve and operate Farwell Lane in a manner that would permit accessible use of this route by our neighbors in the event of an emergency.

Q34: Will the project include sidewalk improvements on Wood Road? A34: Yes. The current draft Conditions of Approval require the installation of a sidewalk connecting the project to the intersection of Wood Road and S. Santa Cruz Avenue and construction of the necessary retaining wall(s), potential pedestrian crosswalk and associated ADA ramps for connectivity to the existing sidewalk on the south side of Wood Road.

Q35: How will the proposed community affect traffic and parking in downtown Los Gatos?
A35: The current plan includes the integration of one or more electric autonomous vehicles (similar in size to a golf cart) to be used along Farwell Lane to enable a safe, convenient, and alternative means of transport for residents between Los Gatos Meadows and Los Gatos retail, entertainment, and civil services, reducing traffic and parking demand. The autonomous vehicles are not expected to leave the Los Gatos Meadows property.

Q36: After the project is completed, what is the expected impact on traffic? A36: The project is expected to result in a modest increase in the number of trips on Wood Road due to the change in the use of Farwell Lane, although we anticipate that the improvements to the parking conditions at Los Gatos Meadows will mean that overall there is less traffic than the community used to generate. The project further

ITEM NO. 9.

Los Gatos Meadows FAQ April 2024 page 8
mitigates its traffic impact by utilizing electric autonomous shuttles to connect residents to downtown without impacting parking demand.

A traffic analysis originally conducted in 2020 and updated in March, 2024 reports that the proposed rebuild would result in not more than an additional 42 cars per hour in or out which equates to less than one trip per minute. On Saturdays, the peak hour inbound is 43 trips. This still equates to less than one trip per minute. The rebuild project is expected to result in a reduction in the number of peak hour trips in the mornings and evenings in comparison to baseline conditions.

More information
Q37: How do I get updates and more information?
A37: When available, updated information, including the current FAQ document, will be posted on the Los Gatos Meadows website at https://frontporch.net/community/losgatos-meadows/.

If you have questions or would like to be added to our mailing list, send your name, mailing address and email address to Susan Rockwood ([email protected]).

Please note that we currently do not have information about pricing and services.

However, if you are interested in receiving this information when it is available, let us know.

Q38: How can I see planning and proposal documents?
A38: The project application and all related documents, including the Draft Environmental Impact Report, are available on the Town of Los Gatos website (www.losgatos.com) and at https://www.losgatosca.gov/2393/W.

ITEM NO. 9.
110 Wood Road
Visual Renderings
With approval of the Town Council, the applicant has prepared the attached visual renderings as an alternative to installing story poles. Additionally, the applicant prepared a video detailing the preparation of the visual renderings:
https://frontporch.net/community/los-gatos-meadows/
EXHIBIT 14 Page 901 Page 1081
ITEM NO. 9.

Existing
Proposed
Broadway — Looking South

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Existing
Proposed
W. Main St at Bayview Ave — Looking South

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Existing
Proposed
135 Wood Rd — Looking East

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Existing
Proposed
E. Main St — Looking West

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Existing
Proposed
121 Wood Rd — Looking East

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Existing
Proposed
S. Santa Cruz Ave at Wood Rd — Looking West

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ITEM NO. 9.

October 14, 2024
Dear Neighbor:

I hope you and your family are well.

After numerous rounds of technical comments and review, the Town of Los Gatos has finally cleared the review process for the updated application that was submitted on March 1st. (see attached FAQ for details on how to access the full application on the Town’s website). We are currently expecting the project to be considered by the Planning Commission at their November 13th meeting (see Town of Los Gatos web site for meeting details).

In advance of the Planning Commission meeting, we plan to host another neighborhood open house on Wednesday, November 6, 2024 at 7:00PM via ZOOM. Topics to be addressed at the next neighborhood meeting include an update of the overall status of the proposed project, a summary of the issues raised by staff during their review process, and recent questions/requests raised by neighbors.

If you can be available to attend this meeting, please RSVP to Susan Rockwood at [email protected].

Also, please send Susan any specific questions that you would like us to address during this meeting and/or if you have any special requests.

We plan to post an updated FAQ document on our project website (https://frontporch.net/community/los-gatos-meadows/)just prior to the next open house meeting.

Please pass along this invitation to anyone who may have an interest in the Front Porch Los Gatos rebuild project.

Sincerely,
Chris Ichien
Divisional Vice President of Operations for Front Porch (formerly Executive Director of Los Gatos Meadows)
EXHIBIT 15

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ITEM NO. 9.

ORDINANCE

ORDINANCE OF THE TOWN OF LOS GATOS

AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE
FROM R:PD TO R:PD

FOR PROPERTY LOCATED AT
110 WOOD ROAD (APN 510-47-038)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:

SECTION I
The Town Code of the Town of Los Gatos is hereby amended to change the zoning on property located at 110 Wood Road (APN 510-47-038) as shown on the map attached hereto as Exhibit A, and is part of this Ordinance, from R:PD (Residential, Planned Development) to R:PD (Residential, Planned Development). Ordinance number 938, passed and adopted by the Town Council of Los Gatos on March 4, 1968, is hereby rescinded and replaced with this Ordinance.

SECTION II
With respect to compliance with the California Environmental Quality Act (“CEQA”), the Town Council finds as follows:

A. An Environmental Impact Report (EIR) was completed for the proposed development and no significant unmitigated impacts are associated with the application. The Findings of Fact are made, the Final EIR is certified, and the Mitigation Monitoring and Reporting Program is adopted.

SECTION III
The PD (Planned Development Overlay) zone established by this Ordinance authorizes the following construction and use of improvements:

1. Demolition of all existing buildings on the site;

2. Construction of a new senior living facility as shown on the Official Development Plans (Exhibit B);

3. Removal of 192 trees, including 8 large protected trees;

4. Site improvements requiring a Grading Permit; and

5. Uses permitted are those specified in the R (Residential) zones by Article IV of the Town Code as it exists at the time of the adoption of this Ordinance, or as they may be amended in the future.

Draft Ordinance: subject to
modification by Town Council
based on
deliberations and direction
EXHIBIT 16

ITEM NO. 9.

SECTION IV
COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS:

All provisions of the Town Code apply, except when the Official Development Plan specifically shows otherwise.

SECTION V
Architecture and Site Approval is required prior to submitting for Building, Tree Removal, and/or Grading Permits. Construction permits shall only be in a manner complying with Section 29.80.130 (PD Ordinance) of the Town Code.

SECTION VI
The attached Exhibit A (Map), and Exhibit B (Official Development Plans), are part of the Official Development Plan. The following performance standards must be complied with before issuance of any grading, or construction permits (mitigation measures are so noted and are flagged with an asterisk):

TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:

Planning Division

1. OFFICIAL DEVELOPMENT PLANS: The Official Development Plans provided are conceptual in nature. Final building footprints, building designs, colors, and materials shall be determined during the Architecture and Site approval process.

2. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and hold harmless the Town and its officials in any action brought by a third party to overturn, set aside, or void the permit or entitlement. This requirement is a condition of approval of all such permits and entitlements whether or not expressly set forth in the approval, and may be secured to the satisfaction of the Town Attorney.

3. ARCHITECTURE AND SITE APPROVAL REQUIRED: A separate Architecture and Site (A&S) application and approval is required for the project. The Architecture and Site application may be reviewed by the Development Review Committee.

4. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review.

ITEM NO. 9.

5. ARBORIST REQUIREMENTS: All recommendations of the 2018 project arborist report and 2020 arborist report update (HortScience Bartlett Consulting) shall be followed

6. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for trees approved for removal prior to the issuance of demolition or grading permits.

7. REPLACEMENT TREES: New trees shall be planted to mitigate the loss of trees being removed. The number of trees shall be determined using the canopy replacement table in the Tree Protection Ordinance.

8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties prior to final inspection and issuance of occupancy permits.

9. TREE FENCING: Protective tree fencing shall be placed at the drip line of existing trees and shall remain through all phases of construction. Refer to the 2018 project arborist report and 2020 arborist report update (HortScience Bartlett Consulting) requirements.

Fencing shall be six-foot high cyclone attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no further than 10 feet apart. Include a tree protection fencing plan with the construction plans.

10. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security.

11. FINAL UTILITY LOCATIONS: The applicant shall submit plans showing the final locations and screening of all exterior utilities, including but not limited to, backflow preventers, Fire Department connections, transformers, utility boxes and utility meters. Utility devices shall be screened to the satisfaction of the Director of Community Development. The plans shall be submitted for review and approval prior to issuance of building permits for new construction.

12. PLAN INCONSISTENCY: Any inconsistencies between sheets shall be limited to whichever is more restrictive.

13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed.

14. *AIR QUALITY MITIGATION MEASURE AQ-6-5a: During construction, the project contractor shall implement the following measures to reduce emissions of fugitive dust and engine exhaust DPM, subject to review and approval by the Community Development Director. These measures shall be included in the project plans, prior to issuance of a demolition permit:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered three (3) times per day and at a frequency adequate to maintain minimum soil moisture of 12 percent. Moisture content can be verified by lab samples or moisture probe; b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered;
c. Avoid tracking visible soil material on to public roadways by employing the following measures if necessary: (1) Site accesses to a distance of 100 feet from public paved roads shall be treated with a 6 to 12-inch compacted layer of wood

ITEM NO. 9.

chips, mulch, or gravel and (2) washing truck tires and construction equipment prior to leaving the site;
d. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited;
e. All vehicle speeds on unpaved roads shall be limited to five (5) mph; f. 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;
g. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five (5) minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points;
h. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation;
i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20 mph and visible dust extends beyond site boundaries;
j. Wind breaks (e.g., trees, fences) shall be installed on the windward side(s) of actively disturbed areas of construction adjacent to sensitive receptors. Wind breaks should have no greater than 50 percent air porosity; k. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established;
l. The simultaneous occurrence of excavation, grading, and ground-disturbing construction activities on the same area at any one time shall be limited.

Activities shall be phased to reduce the amount of disturbed surfaces at any one time; and
m. Post a publicly visible sign with the telephone number and person to contact at the Town of Los Gatos regarding dust complaints. This person shall respond and take corrective action within 48 hours. The air district’s phone number shall also be visible to ensure compliance with applicable regulations.

15. *AIR QUALITY MITIGATION MEASURE AQ-6-5b: Prior to the issuance of the demolition permit, the project developer shall prepare, and the project contractor shall implement, a demolition and construction emissions avoidance and reduction plan demonstrating a 25 percent reduction of infant/child cancer risk and a 60 percent reduction of PM2.5 exposures at the MEI to meet the air district’s risk thresholds. The plan shall be prepared prior to the issuance of a demolition permit and shall be reviewed and approved by the Community Development Director. The plan shall be accompanied by a letter signed by a qualified air quality specialist, verifying the equipment included in the

ITEM NO. 9.

plan meets the standards set forth in this mitigation measure. The plan shall include the following measures:
a. All mobile diesel-powered off-road equipment operating on-site for more than two days and larger than 50 horsepower shall, at a minimum, meet U.S.

Environmental Protection Agency (EPA) particulate matter emissions standards for Tier III engines or better. Prior to the issuance of any demolition permits, the project applicant shall submit specifications of the equipment to be used during construction and confirmation this requirement is met;
b. Use alternatively fueled equipment or equipment with zero emissions (i.e., aerial lifts, forklifts, and air compressors, etc., shall be either electrified or fueled by liquefied natural gas/propane);
c. Provide line power to the site during the early phases of construction to minimize the use of diesel-powered stationary equipment, such as generators; and
d. Other demonstrable measures identified by the developer that reduce emissions and avoid or minimize exposures to the affected sensitive receptors.

16. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-7-2: Prior to issuance of a grading permit, a qualified biologist shall conduct pre-construction surveys for woodrat middens within the development footprint and fire defensible space. These surveys shall be conducted no more than 15 days prior to the start of construction. In the event that construction activities are suspended for 15 consecutive days or longer, these surveys shall be repeated. All woodrat middens shall be flagged for avoidance of direct construction impacts and fire defensible space where feasible. If impacts cannot be avoided, woodrat middens shall be dismantled no more than three days prior to construction activities starting at each midden location. All vegetation and duff materials shall be removed from three feet around the midden prior to dismantling so that the occupants do not attempt to rebuild. Middens are to be slowly dismantled by hand in order to allow any occupants to disperse.

Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented by a qualified biologist and submitted to the Town, prior to issuance of a demolition and grading permit.

17. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-7-3: Within 14 days prior to tree removal or other construction activities such as a demolition, the project developer shall retain a qualified biologist to conduct a habitat assessment for bats and potential roosting sites in trees to be removed, within structures proposed for demolition, and in trees and structures within 50 feet of the development footprint. In the event that construction activities are suspended for 15 consecutive days or longer, these surveys shall be repeated. These surveys shall include a visual inspection of potential roosting features (bats need not be present) and a search for presence of guano within and 50 feet around the project site. Cavities, crevices, exfoliating bark, and bark fissures that could provide suitable potential nest or roost habitat for bats shall be surveyed.

ITEM NO. 9.

Assumptions can be made on what species is present due to observed visual characteristics along with habitat use, or the bats can be identified to the species level with the use of a bat echolocation detector such as an “Anabat” unit. Potential roosting features found during the survey shall be flagged or marked. Locations off the site to which access is not available may be surveyed from within the site or from public areas.

If no roosting sites or bats are found, a letter report confirming absence shall be submitted by the biologist to the Town of Los Gatos prior to issuance of tree removal and demolition permits and no further mitigation is required.

If bats or roosting sites are found, a letter report and supplemental documents shall be provided by the biologist to the Town of Los Gatos prior to issuance of tree removal and demolition permits and the following monitoring, exclusion, and habitat replacement measures shall be implemented:
a. If bats are found roosting outside of the nursery season (May 1 through October 1), they shall be evicted as described under (b) below. If bats are found roosting during the nursery season, they shall be monitored to determine if the roost site is a maternal roost. This could occur by either visual inspection of the roost bat pups, if possible, or by monitoring the roost after the adults leave for the night to listen for bat pups. If the roost is determined to not be a maternal roost, then the bats shall be evicted as described under (b) below. Because bat pups cannot leave the roost until they are mature enough, eviction of a maternal roost cannot occur during the nursery season. Therefore, if a maternal roost is present, a 50-foot buffer zone (or different size if determined in consultation with the California Department of Fish and Wildlife) shall be established around the roosting site within the nursery season.
b. If a non-breeding bat hibernaculum is found in a tree or snag scheduled for removal or on any structures within 50 feet of project disturbance activities, the individuals shall be safely evicted, under the direction of a qualified bat biologist. If pre-construction surveys determine that there are bats present in any trees or structures to be removed, exclusion structures (e.g. one-way doors or similar methods) shall be installed by a qualified biologist. The exclusion structures shall not be placed until the time of year in which young are able to fly, outside of the nursery season. Information on placement of exclusion structures shall be provided to the CDFW prior to construction. If needed, other removal methods could include: carefully opening the roosting area in a tree or snag by hand to expose the cavity and opening doors/windows on structures, or creating openings in walls to allow light into the structures. Removal of any trees or snags and disturbance within 50 feet of any structures shall be conducted no earlier than the following day (i.e., at least one night shall be provided between initial roost eviction disturbance and tree removal/disturbance activities). This action will allow bats to leave during dark hours, which increases their chance of finding new roosts with a minimum of potential predation.

ITEM NO. 9.

c. Bat Mitigation and Monitoring Plan. If roosting habitat is identified, a Bat Mitigation and Monitoring plan will be prepared and implemented to mitigate for the loss of roosting habitat. The plan will include information pertaining to the species of bat and location of the roost, compensatory mitigation for permanent impacts, including specific mitigation ratios and a location of the proposed mitigation area, and monitoring to assess bat use of mitigation areas.

The plan will be submitted to CDFW for review and approval prior to the bat eviction activities or the removal of roosting habitat.

Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented and submitted to the Town, prior to issuance of grading and demolition permits.

18. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-7-4: Prior to issuance of tree removal, demolition, and grading permits, to avoid impacts to nesting birds during the nesting season (January 15 through September 15), construction activities within or adjacent to the project site boundary that include any tree or vegetation removal, demolition, or ground disturbance (such as grading or grubbing) shall be conducted between September 16 and January 14, which is outside of the bird nesting season. If this type of construction occurs during the bird nesting season, then a qualified biologist shall conduct pre-construction surveys for nesting birds to ensure that no nests would be disturbed during project activities.

If project-related work is scheduled during the nesting season (February 15 to August 30 for small bird species such as passerines; January 15 to September 15 for owls; and February 15 to September 15 for other raptors), or if construction activities are suspended for at least 14 days and recommence during the nesting season, a qualified biologist shall conduct nesting bird surveys.
a. Two surveys for active bird nests shall occur within 14 days prior to start of construction, with the final survey conducted within 48 hours prior to construction. Appropriate minimum survey radii surrounding each work area are typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger raptors. Surveys shall be conducted at the appropriate times of day to observe nesting activities. Locations off the site to which access is not available may be surveyed from within the site or from public areas. A report documenting survey results and plan for active bird nest avoidance (if needed) shall be completed by the qualified biologist prior to initiation of construction activities.
b. If the qualified biologist documents active nests within the project site or in nearby surrounding areas, an appropriate buffer between each nest and active construction shall be established. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct baseline monitoring of each nest to characterize “normal” bird behavior and establish a buffer distance,

ITEM NO. 9.

which allows the birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds daily during construction activities and increase the buffer if birds show signs of unusual or distressed behavior (e.g. defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist or construction foreman shall have the authority to cease all construction work in the area until the young have fledged and the nest is no longer active.

Developers shall be responsible for implementation of this mitigation measure with oversight by the Town of Los Gatos. Compliance with this measure shall be documented and submitted to the Town, prior to issuance of tree removal, demolition, and grading permits.

19. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-7-5a: To avoid impacts to a the potentially jurisdictional drainage feature, a minimum 10-foot setback from the drainage shall be maintained during tree removal, demolition, and construction activities. The drainage and setback area shall be shown on all demolition and construction plans.

20. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-7-5b: If disturbance will occur within ten feet of the drainage, prior to issuance of a grading permit within the project boundary, the applicant shall retain a qualified biologist to determine the extent of potential wetlands and waterways regulated by the USACE, RWQCB, and CDFW. If the USACE claims jurisdiction, the applicant shall retain a qualified biologist to obtain a Clean Water Act Section 404 Nationwide Permit. If the impacts to the drainage features do not qualify for a Nationwide Permit, the applicant shall proceed with the qualified biologist in obtaining an Individual Permit from the USACE. The applicant shall then retain a qualified biologist to coordinate with the RWQCB to obtain a Clean Water Act Section 401 Water Quality Certification. If necessary, the applicant shall also retain a qualified biologist to coordinate with the CDFW to obtain a Streambed Alteration Agreement.

To compensate for temporary and/or permanent impacts to Waters of the U.S. that would be impacted as a result of the proposed project, mitigation shall be provided as required by the regulatory permits. Mitigation would be provided through one of the following mechanisms:
a. A Wetland Mitigation and Monitoring Plan shall be developed that will outline mitigation and monitoring obligations for temporary impacts to wetlands and other waters as a result of construction activities. The Wetland Mitigation and Monitoring Plan would include thresholds of success, monitoring and reporting requirements, and site-specific plans to compensate for wetland losses resulting from the project. The Wetland Mitigation and Monitoring Plan shall be submitted to the appropriate regulatory agencies for review and approval during the permit application process.
b. To compensate for permanent impacts, the purchase and/or dedication of land to provide suitable wetland restoration or creation shall ensure a no net loss of

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wetland values or functions. If restoration is available and feasible, a minimum 1:1 mitigation to impact ratio would apply to projects for which mitigation is provided in advance.

21. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-7-6: Prior to issuance of a tree removal permit and/or a grading permit, developers shall retain a certified arborist to develop a site-specific tree protection plan for retained trees and supervise the implementation of all proposed tree preservation and protection measures during construction activities, including those measures specified in the 2018 project arborist report and 2020 arborist report update (HortScience Bartlett Consulting). Also, in accordance with the Town’s Tree Protection Ordinance, the developer shall obtain a tree removal permit for proposed tree removals on each development lot prior to tree removals and shall install replacement trees in accordance with all mitigation, maintenance, and monitoring requirements specified in the tree removal permit(s) or otherwise required by the Town for project approvals.

22. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-7-8: On-site landscaping shall be limited to drought-tolerant species, fire-resistant species, and species capable of increasing soil stability; with preference to plant species endemic to Santa Clara County.

Species from the California Invasive Plant Council’s (Cal-IPC) Invasive Plant Inventory (Cal-IPC 2020) shall be removed if present and not included in any new landscaping.

The plant palette used for on-site landscaping shall be reviewed and approved by the Town of Los Gatos to confirm no invasive species shall be planted. Evidence of compliance shall be submitted to the Town of Los Gatos prior to occupancy of the residential buildings.

23. *CULTURAL RESOURCES MITIGATION MEASURE CUL-8-2: The following measure shall be included in project plans, prior to issuance of a demolition permit:

If paleontological resources are uncovered during demolition, grading or other on-site excavation activities, construction shall stop until appropriate mitigation is implemented, to be approved by the Community Development Director.

24. *WILDFIRE HAZARDS MITIGATION MEASURE FIRE-12-1: In order to adequately address any potential conflicts with emergency access or evacuation routes during construction, the applicant shall prepare and implement a site-specific construction traffic management plan for any construction effort that would require work within existing roadways. The traffic management plan shall be prepared and submitted to the Town prior to issuance of demolition permit(s) and shall be prepared to the satisfaction of Town Public Works and County Fire Department staff.

25. *GEOLOGY AND SOILS RESOURCES MITIGATION MEASURE GEO-13-1: The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the development plans, ground improvement plans, shoring design criteria from a geotechnical perspective, and supporting structural details and calculations (i.e., site preparation and grading, site drainage improvements and design parameters for foundations, etc.,) to ensure that their recommendations have been properly

ITEM NO. 9.

incorporated. The project geotechnical consultant should review and approve appropriate performance testing for proposed ground improvement measures.

The results of the geotechnical plan review should be summarized by the project geotechnical consultant in a letter and submitted to the Town Engineer prior to issuance of building permits.

26. *GEOLOGY AND SOILS RESOURCES MITIGATION MEASURE GEO-13-2: The geotechnical consultant shall inspect, test and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to:
 Site preparation and grading;
 Ground improvement;
 Shoring measures and design;
 Site surface and subsurface drainage improvements; and  Excavations for foundations prior to placement of steel and concrete.

In addition, the project engineering geologist shall inspect opened excavations to confirm bedrock conditions are consistent with those anticipated.

The results of these inspections and the as-built conditions of the project, including ground improvement measures and placement of engineered fill, should be described by the geotechnical consultant in a letter and submitted to the Town Engineer for review and approval prior to final (as-built) project approval.

Specialty/design-build consultants and contractors (shoring, ground improvement, etc.) shall also submit construction reports confirming satisfactory construction of the specific aspects of the project that they are responsible for.

27. *GEOLOGY AND SOILS RESOURCES MITIGATION MEASURE GEO-13-3: The applicant shall consult with Bay Area Air Quality Management District to determine permit requirements. Removal of asbestos-containing building materials is subject to Bay Area Air Quality Management District’s Regulation 11, Rule 2: Asbestos Demolition, Renovation and Manufacturing. Release of lead into the atmosphere is subject to Bay Area Air Quality Management District’s Regulation 11, Rule 1: Lead.

Prior to the commencement of demolition activities on the site, the applicant shall provide evidence of meeting the permitting requirements of the Bay Area Air Quality Management District, to the satisfaction of the Town of Los Gatos Community Development Department.

Building Division

28. PERMITS REQUIRED: A Demolition Permit is required for the demolition of each individual building of the existing senior living community. A separate Building Permit is required for the construction of each new building located within the site.

ITEM NO. 9.

29. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2020, are the 2019 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes.

30. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed.

31. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division prior to submitting for the building permit application process.

32. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”.

33. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application from the Building Department Service Counter. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed form to the Building Department Service Counter with the Air District’s J# Certificate, PG&E verification, and three (3) sets of site plans showing all existing structures, existing utility service lines such as water, sewer, and PG&E. No demolition work shall be done without first obtaining a permit from the Town.

34. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications:
a. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 2 minutes. Clear signage shall be provided for construction workers at all access points. b. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified visible emissions evaluator. All non-road diesel construction equipment shall at a minimum meet Tier 3 emission standards listed in the Code of Federal Regulations Title 40, Part 89, Subpart B, §89.112. c. Developer shall designate an on-site field supervisor to provide written notification of construction schedule to adjacent residential property owners and tenants at least one week prior to commencement of demolition and one week prior to commencement of grading with a request that all windows remain closed during demolition, site grading, excavation, and building construction activities in order to minimize exposure to NOx and PM10. The on-site field supervisor shall monitor construction emission levels within five feet of the property line of the adjacent residences for NOx and PM10 using the appropriate air quality and/or particulate monitor.

35. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted

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with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics.

36. SHORING: Shoring plans and calculations will be required for all excavations which exceed five (5) feet in depth or which remove lateral support from any existing building, adjacent property, or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall confirm to the Cal/OSHA regulations.

37. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining wall locations and elevations have been prepared according to the approved plans.

Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations

38. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet.

39. SITE ACCESSIBILITY: At least one accessible route within the boundary of the site shall be provided from public transportation stops, accessible parking and accessible passenger loading zones and public streets or sidewalks to the accessible building entrance that they serve. The accessible route shall, to the maximum extent feasible, coincide with the route for the general public. At least one accessible route shall connect all accessible buildings, facilities, elements and spaces that are on the same site.

40. ACCESSIBLE PARKING: The parking lots, as well as the parking structure, where parking is provided for the public as clients, guests or employees, shall provide handicap accessible parking. Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible entrances.

41. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole.

42. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies.

ITEM NO. 9.

43. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit.

The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building.

44. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at ARC Blueprint for a fee or online at www.losgatosca.gov/building.

45. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Santa Clara County Environmental Health Department: (408) 918-3479 f. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance.

TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:

Engineering Division

46. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities.

The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Owner and/or Applicant and/or Developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Owner and/or Applicant's expense.

47. APPROVAL: This application shall be completed in accordance with all the conditions of approval listed below and in substantial compliance with the latest reviewed and approved development plans. Any changes or modifications to the approved plans or conditions of approvals shall be approved by the Town Engineer.

ITEM NO. 9.

48. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website.

49. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Owner/Applicant to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the Town Engineering Division of the Parks and Public Works Department prior to releasing any permit.

50. FOR PLANTERS: The Owner and/or Applicant shall apply for an encroachment permit for the any proposed planters within the public sidewalk and/or Town’s right-of-way. The Owner and/or Applicant shall work with Parks and Public Works Department staff to arrive at a mutually agreeable solution that addresses safety and aesthetic issues. If no solution is reached, the vegetative screening requirement shall be waived. A Private Improvements in the Public Right-of-Way (formerly Indemnity) Agreement will be required if planters are proposed to be located within the Town’s right-of-way. A copy of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any grading or building permits.

51. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT):

The property owner shall enter into an agreement with the Town for all existing and proposed private improvements within the Town’s right-of-way. The Owner shall be solely responsible for maintaining the improvements in a good and safe condition at all times and shall indemnify the Town of Los Gatos. The agreement must be completed and accepted by the Director of Parks and Public Works, and subsequently recorded by the Town Clerk at the Santa Clara County Office of the Clerk-Recorder, prior to the issuance of any grading or building permits. Please note that this process may take approximately six to eight (6-8) weeks.

52. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to the Town on a yearly basis. In addition to general coverage, the policy must cover all elements encroaching into the Town’s right-of-way.

53. PUBLIC WORKS INSPECTIONS: The Owner and/or Applicant or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in penalties and rejection of any work that occurred without inspection.

54. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner and/or Applicant or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner and/or Applicant or their representative's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or

ITEM NO. 9.

better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the Engineering Construction Inspector shall be completed before the issuance of a certificate of occupancy. The Owner and/or Applicant or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions.

55. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction.

56. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or sidewalk requires an encroachment permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required.

57. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the commencement of plan check review.

58. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any grading or building permits.

59. PUBLIC WORKS INSPECTOR: The Owner and/or Applicant shall fund a full-time public works inspector, selected by the Town of Los Gatos, for the duration of the demolition and grading operations. The Owner and/or Applicant will be charged on a time and materials basis. A deposit for the full amount, to be estimated by the Town based on the Contractor’s approved schedule, shall be paid prior to issuance of the demolition permit.

60. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner and/or Applicant’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans.

61. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California and submitted to the Town Engineer for review and approval. Additionally, any post-project traffic or parking counts, or other studies imposed by the Planning Commission or Town Council shall be funded by the Owner and/or Applicant.

62. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of The Code of the Town of Los Gatos (Grading Ordinance). After the preceding Architecture and Site Application has been approved by the respective deciding body, the grading permit application (with grading plans and associated required materials and plan check fees) shall be made to the Engineering Division of the Parks and Public Works Department located at 41 Miles

ITEM NO. 9.

Avenue. The grading plans shall include final grading, drainage, retaining wall location(s), driveway, utilities and interim erosion control. Grading plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless specifically allowed by the Director of Parks and Public Works, the grading permit will be issued concurrently with the building permit. The grading permit is for work outside the building footprint(s). Prior to Engineering signing off and closing out on the issued grading permit, the Owner/Applicant’s soils engineer shall verify, with a stamped and signed letter, that the grading activities were completed per plans and per the requirements as noted in the soils report. A separate building permit, issued by the Building Department, located at 110 E. Main Street, is needed for grading within the building footprint.

63. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading activities and operations shall not commence until after/occur during the rainy season, as defined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April 15), has ended.

64. DRIVEWAY: The driveway conform to existing pavement on Wood Road shall be constructed in a manner such that the existing drainage patterns will not be obstructed.

65. CONSTRUCTION EASEMENT: Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the Owner and/or Applicant to obtain any and all proposed or required easements and/or permissions necessary to perform the grading herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit.

66. DRAINAGE STUDY: Prior to the issuance of any grading or building permits, the following drainage studies shall be submitted to and approved by the Town Engineer: a drainage study of the project including diversions, off-site areas that drain onto and/or through the project, and justification of any diversions; a drainage study evidencing that the proposed drainage patterns will not overload the existing storm drain facilities; and detailed drainage studies indicating how the project grading, in conjunction with the drainage conveyance systems (including applicable swales, channels, street flows, catch basins, storm drains, and flood water retarding) will allow building pads to be safe from inundation from rainfall runoff which may be expected from all storms up to and including the theoretical 100-year flood.

67. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading/improvement permits, whichever comes first, the Owner and/or Applicant shall: a) design provisions for surface drainage; and b) design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and c) provide a recorded copy of any required easements to the Town.

68. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a grading permit/building permit.

69. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items:
a. Retaining wall: top of wall elevations and locations. b. Toe and top of cut and fill slopes.

ITEM NO. 9.

70. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits, the general contractor shall:
a. Along with the Owner and/or Applicant, attend a pre-construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters;
b. Acknowledge in writing that they have read and understand the project conditions of approval and will make certain that all project sub-contractors have read and understand them as well prior to commencing any work, and that a copy of the project conditions of approval will be posted on-site at all times during construction.

71. RETAINING WALLS: A building permit, issued by the Building Department, located at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process.

72. CERTIFICATE OF LOT MERGER: A Certificate of Lot Merger shall be recorded. Two (2) copies of the legal description for exterior boundary of the merged parcel and a plat map (8-½ in. X 11 in.) shall be submitted to the Engineering Division of the Parks and Public Works Department for review and approval. The submittal shall include closure calculations, title reports less than ninety (90) days old and the appropriate fee. The certificate shall be recorded prior to the issuance of any grading or building permits.

73. DEDICATIONS: The following shall be dedicated by separate instrument. The dedication shall be recorded before any grading or building permits are issued:
a. Emergency Access Easement: Twenty (20) feet wide, located between Wood Road and Broadway.

74. SOILS REPORT: One electronic copy (PDF) of the soils and geologic report shall be submitted with the application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design, and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code.

75. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted for the project to determine the surface and sub-surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. All recommendations of the investigation shall be incorporated into project plans.

76. SOILS REVIEW: Prior to Town approval of a development application, the Owner and/or Applicant’s engineers shall prepare and submit a design-level geotechnical and geological investigation for review by the Town’s consultant, with costs borne by the Owner and/or Applicant, and subsequent approval by the Town. The Owner and/or Applicant’s soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in

ITEM NO. 9.

accordance with their recommendations and the peer review comments. Approval of the Owner and/or Applicant’s soils engineer shall then be conveyed to the Town either by submitting a Plan Review Letter prior to issuance of grading or building permit(s).

77. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner and/or Applicant’s soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing shall be documented in an “as-built” letter/report prepared by the Owner and/or Applicant’s soils engineer and submitted to the Town before a certificate of occupancy is granted.

78. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the Geotechnical Investigation and Geologic Hazards Evaluation by Cornerstone Earth Group, dated January 17, 2020, and any subsequently required report or addendum. Subsequent reports or addendum are subject to peer review by the Town’s consultant and costs shall be borne by the Owner and/or Applicant.

79. SUPPLEMENTAL GEOLOGIC AND GEOTECHNICAL STUDIES: Supplemental geologic and geotechnical engineering studies shall be performed in support of the design of the infrastructure and the podium/building, and the reports and plans shall be submitted to the Town for review.

80. IMPROVEMENT AGREEMENT: The Owner and/or Applicant shall enter into an agreement to construct public improvements in accordance with Town Code Section

24.40.020. The Owner and/or Applicant shall supply suitable securities for all public improvements that are part of the development in a form acceptable to the Town in the amount of 100% performance and 100% labor and materials prior to the issuance of any encroachment, grading or building permit. The Owner and/or Applicant shall provide two (2) copies of documents verifying the cost of the public improvements to the satisfaction of the Engineering Division of the Parks and Public Works Department.

An electronic copy (PDF) of the executed agreement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any encroachment, grading or building permit.

81. SANITARY SEWER CLEANOUT: A sanitary sewer cleanout shall be located within the property in question, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. The Owner and/or Applicant shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy.

82. PUBLIC IMPROVEMENTS: The following improvements shall be installed by the Developer. Plans for those improvements shall be prepared by a California registered civil engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor & Materials Security before the issuance of any grading or building permits or the recordation of a map. Plans for the improvements

ITEM NO. 9.

must be approved by the Town prior to the issuance of any grading or building permits.

The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued unless otherwise allowed by the Town Engineer.
a. Wood Road: streetlights, tie-in paving, signing, striping, storm drainage and sanitary sewers, as required.
b. Remove and replace the existing pavement section along the project frontage with a traffic-appropriate engineered structural pavement section from lip of gutter to lip of gutter from the intersection of South Santa Cruz Avenue and Wood Road extending westerly to the existing fire hydrant, water tank and water pump facilities located within the latter, or alternative pavement rehabilitation measures as approved by the Town Engineer. c. Installation of a sidewalk connecting the podium to the intersection of Wood Road and South Santa Cruz Avenue, as well as construction of the necessary retaining wall(s) and potential pedestrian crosswalk and associated ADA ramps for connectivity to the existing sidewalk on the south side of Wood Road. d. Curb and gutter along the northerly side of Wood Road along the property’s frontage.

83. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate of Occupancy until all required improvements within the Town’s right-of-way have been completed and approved by the Town.

84. FRONTAGE IMPROVEMENTS: The Developer shall be required to improve the project’s public frontage (right-of-way line to centerline and/or to limits per the direction of the Town Engineer) to current Town Standards. These improvements may include but not limited to curb, gutter, sidewalk, driveway approach(es), curb ramp(s), signs, pavement, raised pavement markers, thermoplastic pavement markings, storm drain facilities, traffic signal(s), street lighting (upgrade and/or repaint) etc. Plans for the improvements must be approved by the Town prior to the issuance of any grading or building permits.

The improvements must be completed and accepted by the Town before the issuance of any grading or building permits unless otherwise allowed by the Town Engineer.

85. ADA COMPLIANCE: The Owner and/or Applicant shall be required to meet all ADA standards, which must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. This may require additional construction measures as directed by the Town.

86. UNDERGROUND PARKING GARAGE DRAINAGE: Water from the underground parking garage shall not be discharged onto the public street. The Owner and/or Applicant or their representative shall design a floor drainage system for the garage that collects all drainage and conveys runoff to the sanitary sewer system. Connecting said drainage system to the storm drain system is not permitted.

87. PARKING LOTS: Parking lots and other impervious areas shall be designed to drain stormwater runoff to vegetated drainage swales, filter strips, and/or other Low Impact Development (LID) treatment devices that can be integrated into required landscaping

ITEM NO. 9.

areas and traffic islands prior to discharge into the storm drain system and/or public right-of-way. The amount of impervious area associated with parking lots shall be minimized by utilizing design features such as providing compact car spaces, reducing stall dimensions, incorporating efficient parking lanes, using permeable pavement where feasible, and adhering to the Town’s Parking Development Standards. The use of permeable paving for parking surfaces is encouraged to reduce runoff from the site.

Such paving shall meet Santa Clara County Fire Department requirements and be structurally appropriate for the location.

88. UTILITIES: The Owner and/or Applicant shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Owner and/or Applicant is required to obtain approval of all proposed utility alignments from any and all utility service providers before a Certificate of Occupancy for any new building can be issued. The Town of Los Gatos does not approve or imply approval for final alignment or design of these facilities.

89. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient distance to allow excavation of the utility without undermining the house foundation.

The Town Engineer shall determine the appropriate setback based on the depth of the utility, input from the project soils engineer, and the type of foundation.

90. PRIVATE EASEMENTS: Agreements detailing rights, limitations and responsibilities of involved parties shall accompany any proposed private easement. Access driveway shall be within the recorded access easement. A new private access easement shall be recorded, and an electronic copy (PDF) of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department, prior to issuance of a grading or building permit. A realigned access driveway shall be completed prior to the issuance of grading or building permit.

91. SIDEWALK REPAIR: The Owner and/or Applicant shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. All new and existing adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued.

92. CURB AND GUTTER REPAIR: The Owner and/or Applicant shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards.

New curb and gutter shall be constructed per Town Standard Details. New concrete

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shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of curb and gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued.

93. CURB RAMPS: The Owner and/or Applicant shall construct all necessary curb ramps to allow for the required pedestrian connectivity in compliance with ADA Standards which must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore.

94. CALTRANS APPROVAL: The Owner and/or Applicant shall be responsible for obtaining design approval(s) and construction encroachment permit(s) from Caltrans for any improvements within the Caltrans right-of-way. A copy of approved encroachment permit is required to be submitted to the Engineering Division of the Parks and Public Works Department prior to grading or building permit issuance. The improvements must be completed and accepted by the Town before the issuance of any grading or building permits unless otherwise allowed by the Town Engineer.

95. FRONTAGE IMPROVEMENTS (TRAFFIC): The Developer shall construct improvements including and may not be limited to signage, striping, curb/gutter/sidewalk, ADA ramps and streetlights at project frontage as directed by the Town Engineer. Plans for the improvements must be approved by the Town prior to the issuance of any grading or building permits. The improvements must be completed and accepted by the Town before the issuance of any grading or building permits unless otherwise allowed by the Town Engineer.

96. FRONTAGE IMPROVEMENTS (STREETLIGHTS): The Developer shall replace existing street light fixture with Town-standard street light pole and fixture. Plans for the improvements must be approved by the Town prior to the issuance of any grading or building permits unless otherwise allowed by the Town Engineer.

97. TRAFFIC IMPROVEMENTS (OFF-SITE IMPROVEMENT): Traffic improvements may be required as determined by traffic study. Construct off-site improvements as required.

Plans shall be prepared by the Developer’s design consultants and submitted to the Town Engineer for approval prior to construction. The Developer is required to designate necessary right-of-way for any required widening. Plans for the improvements must be approved by the Town prior to the issuance of any grading or building permits. The improvements must be completed and accepted by the Town before the issuance of any grading or building permits unless otherwise allowed by the Town Engineer.

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98. STREETLIGHTS INSPECTION FEES: The Owner and/or Applicant shall pay $3,000.00 for the Town’s inspection of streetlights. The fees shall be due at time of building permit application.

99. TRANSPORTATION DEMAND MANAGEMENT PLAN (TDM): The Owner and/or Applicant shall prepare a Transportation Demand Management Plan for the Town of Los Gatos approval prior to the issuance of any building permit. The TDM shall include, but is not limited to, measures such as bicycle facility provisions, shower facilities, local shuttle service, transit passes and subsidies, carpool incentive, designated car share parking, and other measures that may be required by the Town Engineer to obtain a goal of a 15% vehicle trip reduction. The TDM shall also include a TDM Coordinator and identify the requirement for an annual TDM effectiveness report to the Town of Los Gatos. 100. BICYCLE FACILITIES: Bicycle facilities including, but may not be limited to, bike lanes and bike boxes will be provided in all directions and approaches of improved streets and intersections as directed by Town Engineer.
101. TRAFFIC STUDY: Any development of land use that generates greater traffic impacts than those assumed in the traffic study report may require an updated traffic study in accordance with the Town’s traffic impact policy.
102. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of any building/grading permit(s), the Owner and/or Applicant shall pay the project's proportional share of transportation improvements needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. The fee shall be paid before issuance of any grading or building permit. In the event that a subdivision map, parcel map or certificate is required to be recorded the fee shall be paid prior to recordation. The final traffic impact mitigation fee for this project shall be calculated from the final plans using the current fee schedule and rate schedule in effect at the time, using a comparison between the existing and proposed uses.
103. CONSTRUCTION VEHICLE PARKING: No construction vehicles, trucks, equipment and worker vehicles shall be allowed to park on the portion of any public (Town) streets without written approval from the Town Engineer.
104. TRAFFIC CONTROL PLAN: A traffic control plan is required and must be submitted and approved by the Town Engineer prior to the issuance of an encroachment, grading or building permit. This plan shall include, but not be limited to, the following measures:
a. Construction activities shall be strategically timed and coordinated to minimize traffic disruption for schools, residents, businesses, special events, and other projects in the area. The schools located on the haul route shall be contacted to help with the coordination of the trucking operation to minimize traffic disruption.
b. Flag persons shall be placed at locations necessary to control one-way traffic flow. All flag persons shall have the capability of communicating with each other to coordinate the operation.

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c. Prior to construction, advance notification of all affected residents and emergency services shall be made regarding one-way operation, specifying dates and hours of operation.
105. CALTRANS APPROVAL OF TRAFFIC CONTROL PLANS: The Owner and/or Applicant shall be responsible for submitting the proposed traffic control plans to Caltrans for approval for any work within the Caltrans right-of-way or that may affect traffic on South Santa Cruz Avenue.
106. CONSTRUCTION TRAFFIC CONTROL: All construction traffic and related vehicular routes, traffic control plan, and applicable pedestrian or traffic detour plans shall be submitted for review and approval by the Town Engineer prior to the issuance of an encroachment, grading or building permit.
107. ADVANCE NOTIFICATION: Advance notification of all affected residents and emergency services shall be made regarding parking restriction, lane closure or road closure, with specification of dates and hours of operation.
108. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works.

Prior to the issuance of an encroachment, grading or building permit, the Developer or their representative shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the Developer to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand and other loose debris. 109. CONSTRUCTION HOURS: All site improvement construction activities, including the delivery of construction materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m.

Saturdays. The Town may authorize, on a case-by-case basis, alternate construction hours. The Owner shall provide written notice twenty-four (24) hours in advance of modified construction hours. Approval of this request is at discretion of the Town. 110. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eightyfive (85) dBA at twenty-five (25) feet from the source. If the device is located within a structure on the property, the measurement shall be made at distances as close to twenty-five (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. 111. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any encroachment, grading or building permits, the Developer’s design consultant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, materials

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storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse locations. Please refer to the Town’s Construction Management Plan Guidelines document for additional information.
112. EMERGENCY VEHICLE ACCESS EASEMENT: Prior to the issuance of any grading or building permits, the Owner and/or Applicant shall coordinate with the Santa Clara County Fire Department to ensure that any proposed modifications to the Emergency Vehicle Access Easement that traverses the Project Site are curvilinear, allows for the Department’s equipment to travel across said easement, and meets all Department specifications. Plans shall be submitted to the Santa Clara County Fire Department for approval prior to construction.
113. CALTRANS: Prior to the start of any work along or within Caltrans rights-of-way and/or easement, the Developer shall obtain necessary encroachment permits for the proposed work. A copy of approved encroachment permit is required to be submitted to the Engineering Division of the Parks and Public Works Department. Plans for the improvements must be approved by the Town prior to the issuance of any grading or building permits. Improvements approved by Caltrans shall be constructed and installed prior to grading or building permit issuance unless otherwise allowed by the Town Engineer.
114. STORMWATER MANAGEMENT: Construction activities including but not limited to clearing, stockpiling, grading or excavation of land, which disturbs one (1) acre or more which are part of a larger common plan of development which disturbs less than one (1) acre are required to obtain coverage under the construction general permit with the State Water Resources Control Board. The Owner and/or Applicant is required to provide proof of WDID# and keep a current copy of the storm water pollution prevention plan (SWPPP) on the construction site and shall be made available to the Town of Los Gatos Engineering Division of the Parks and Public Works Department and/or Building Department upon request.
115. BEST MANAGEMENT PRACTICES (BMPs): The Owner and/or Applicant is responsible for ensuring that all contractors are aware of all storm water quality measures and that such measures are implemented. Best Management Practices (BMPs) shall be maintained and be placed for all areas that have been graded or disturbed and for all material, equipment and/or operations that need protection. Removal of BMPs (temporary removal during construction activities) shall be replaced at the end of each working day. Failure to comply with the construction BMP will result in the issuance of correction notices, citations, or stop work orders.
116. STORMWATER DEVELOPMENT RUNOFF: All new development and redevelopment projects are subject to the stormwater development runoff requirements. Every Owner and/or Applicant or their design consultant shall submit a stormwater control plan and implement conditions of approval that reduce stormwater pollutant discharges through the construction, operation and maintenance of treatment measures and other appropriate source control and site design measures. Increases in runoff volume and flows shall be managed in accordance with the development runoff requirements.

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117. REGULATED PROJECT: The project is classified as a Regulated Project per Provision C.3.b.ii. and is required to implement LID source control, site design, and stormwater treatment on-site in accordance with Provisions C.3.c. and C.3.d.. 118. STATE CONSTRUCTION GENERAL PERMIT: In the event that, during the production of construction drawings for the plans approved with this application by the Planning Commission, it is determined that the project will disturb one (1) acre or more of site area, the filing of a Notice of Intent (NOI) and submittal of a Storm Water Pollution Prevention Plan (SWPPP) to the San Francisco Bay Regional Water Quality Control Board as part of a State Construction General Permit will be required. These items shall all be completed and accepted by the Engineering Division before issuance of a grading/building permit.
119. NPDES STORMWATER COMPLIANCE: In the event that, during the production of construction drawings for the plans approved with this application by the Planning Commission, it is determined that the project will create and/or replace more than 2,500 square feet of impervious area, completion of the NPDES Stormwater Compliance Small Projects Worksheet and implementation of at least one of the six low impact development site design measures it specifies shall be completed and submitted to the Engineering Division before issuance of a grading/building permit. 120. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following measures:
a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use porous or pervious pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater.
121. BIORETENTION SYSTEM: The bioretention system(s) shall be designed to have a surface area no smaller than what is required to accommodate a 5 inches/hour stormwater runoff surface loading rate, infiltrate runoff through bioretention soil media at a minimum of 5 inches per hour, and maximize infiltration to the native soil during the life of the project. The soil media for bioretention system(s) shall be designed to sustain healthy, vigorous plant growth and maximize stormwater runoff retention and pollutant removal. Bioretention soil media that meets the minimum specifications set forth in Attachment L of Order No. R2-2009-0074, dated November 28, 2011, shall be used.
122. IMPAIRED WATER BODIES: Projects that discharge directly to CWA section 303(d) listed water bodies shall implement appropriate source control, site design and treatment measures for the listed pollutants of concern.
123. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous domestic waste materials to be deposited in such a manner or location as to constitute a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful discharges to storm drains include, but are not limited to:
discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or vehicle cleaning.

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124. LANDSCAPING: In finalizing the landscape plan for the biotreatment area(s), it is recommended that the landscape architect ensure that the characteristics of the selected plants are similar to those of the plants listed for use in bioretention areas in Appendix D of the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP) C.3 Stormwater Handbook.
125. LANDSCAPE MAINTENANCE AGREEMENT: The Developer shall enter into a Landscape Maintenance Agreement with the Town of Los Gatos in which the Developer agrees to maintain the vegetated areas along the project’s Wood Road frontage located within the public right-of-way, including the proposed retaining walls as well as street light facilities and fixtures. The agreement must be completed and accepted by the Town Attorney prior to the issuance of any encroachment, grading or building permits. 126. EROSION CONTROL: Interim and final erosion control plans shall be prepared and submitted to the Engineering Division of the Parks and Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board for projects disturbing more than one (1) acre. A maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping, shall be included. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the amended provisions C.3 and C.14 of most current Santa Clara County National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). Monitoring for erosion and sediment control is required and shall be performed by the Qualified SWPPP Developer (QSD) or Qualified SWPPP Practitioner (QSP) as required by the Construction General Permit. Stormwater samples are required for all discharge locations and projects may not exceed limits set forth by the Construction General Permit Numeric Action Levels and/or Numeric Effluent Levels.

A Rain Event Action Plan (REAP) must be developed forty-eight (48) hours prior to any likely precipitation even, defined by a fifty (50) percent or greater probability as determined by the National Oceanic and Atmospheric Administration (NOAA), and/or whenever rain is imminent. The QSD or QSP must print and save records of the precipitation forecast for the project location area from (http://www.srh.noaa.gov/forecast) which must accompany monitoring reports and sampling test data. A rain gauge is required on-site. The Town of Los Gatos Engineering Division of the Parks and Public Works Department and the Building Department will conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations.

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127. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur. Streets shall be cleaned by street sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a day. Watering associated with onsite construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Town.

Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered.
128. DUST CONTROL: The following measures shall be implemented at construction sites greater than four (4) acres in area:
a. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). b. Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.).
c. Limit traffic speeds on unpaved roads to fifteen (15) miles per hour. d. Install sandbags or other erosion control measures to prevent silt runoff to public roadways.
e. Replant vegetation in disturbed areas as quickly as possible. 129. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust-free.
b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be covered.
d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed

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appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out control device is also recommended to minimize mud and dirttrack-out onto adjacent public roads. f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour.
g. All driveways and sidewalks to be paved shall be completed as soon as possible.

Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty-eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s complaint number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367).
i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour.
j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established.
130. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any grading or building permits, all pertinent details of any and all proposed stormwater management facilities, including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls, infiltration trenches, detention basins and energy dissipaters, shall be provided on submitted plans, reviewed by the Engineering Division of the Parks and Public Works Department, and approved for implementation. 131. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinance, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 132. STORMWATER DISCHARGE: New buildings, such as food service facilities and/or multifamily residential complexes or subdivisions, shall provide a covered or enclosed area for dumpsters and recycling containers. The area shall be designed to prevent water run-on to the area and runoff from the area. Areas around trash enclosures, recycling areas, and/or food compactor enclosures shall not discharge directly to the storm drain system. Any drains installed in or beneath dumpsters, compactors, and tallow bin areas serving food service facilities shall be connected to the sanitary sewer. The Owner and/or Applicant shall contact the local permitting authority and/or sanitary district with jurisdiction for specific connection and discharge requirements. 133. WATER FEATURES: New fountains shall have a connection to the sanitary sewer system, subject to West Valley Sanitation District’s authority and standards, to facilitate draining events. Discharges from these features shall be directed to the sanitary sewer and are not allowed into the storm drain system.

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134. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drain inlets (public or private) directly connected to public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to Bay” NPDES required language. On-site drainage systems for all projects shall include one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If stormwater treatment facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and/or right-of-way. Alternatively, the facility(ies) may be located with an offset between 5 and 10 feet from the adjacent property and/or right-of-way line(s) if the responsible engineer in charge provides a stamped and signed letter that addresses infiltration and states how facilities, improvements and infrastructure within the Town’s right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will not be adversely affected. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property.
135. STORM WATER MANAGEMENT PLAN: A storm water management shall be included with the grading permit application for all Group 1 and Group 2 projects as defined in the amended provisions C.3 of the Municipal Regional Stormwater NPDES Permit, Order R2-2015-0049, NPDES Permit No. CAS612008. The plan shall delineate source control measures and BMPs together with the sizing calculations. The plan shall be certified by a professional pre-qualified by the Town. In the event that the storm water measures proposed on the Planning approval differ significantly from those certified on the Building/Grading Permit, the Town may require a modification of the Planning approval prior to release of the Building Permit. The Owner and/or Applicant may elect to have the Planning submittal certified to avoid this possibility. 136. STORM WATER MANAGEMENT PLAN NOTES: The following note shall be added to the storm water management plan: “The biotreatment soil mix used in all stormwater treatment landscapes shall comply with the specifications in Attachment L of the MRP.

Proof of compliance shall be submitted by the Contractor to the Town of Los Gatos a minimum of thirty (30) days prior to delivery of the material to the job site using the Biotreatment Soil Mix Supplier Certification Statement.” 137. STORM WATER MANAGEMENT PLAN CERTIFICATION: Certification from the biotreatment soils provider is required and shall be given to Engineering Division Inspection staff a minimum of thirty (30) days prior to delivery of the material to the job site. Additionally deliver tags from the soil mix shall also be provided to Engineering Division Inspection staff. Sample Certification can be found here:
http://www.scvurppp-w2k.com/nd_wp.shtml?zoom_highlight=BIOTREATMENT+SOIL. 138. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES INSPECTION AND MAINTENANCE OBLIGATIONS: The property owner shall enter into an agreement with the Town for maintenance of the stormwater filtration devices required to be installed on this project by the Town’s Stormwater Discharge Permit and all current amendments or modifications. The agreement shall specify that certain routine maintenance shall be

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performed by the property owner and shall specify device maintenance reporting requirements. The agreement shall also specify routine inspection requirements, permits and payment of fees. The agreement shall be recorded, and an electronic copy (PDF) of the recorded agreement shall be submitted to the Engineering Division of the Parks and Public Works Department, prior to the release of any occupancy permits. 139. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and property owner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town’s storm drains.
140. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a person or persons authorized to do so at all times during working hours. The Owner and/or Applicant's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Owner and/or Applicant's expense.
141. NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: Prior to the issuance of an encroachment, or grading or building permit, the Developer shall initiate a weekly neighborhood email notification program to provide project status updates. The email notices shall also be posted on a bulletin board placed in a prominent location along the project perimeter.
142. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall be issued simultaneously.
143. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
144. PRIVATE EASEMENTS: Agreements detailing rights, limitations, and responsibilities of involved parties shall accompany each private easement. The easements and associated agreements shall be recorded simultaneously with the map. An electronic copy (PDF) of the recorded agreement(s) shall be submitted to the Engineering Division of the Parks and Public Works Department prior to the issuance of any permit.

TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
145. GENERAL: This application proposes installation of terrace level exterior standpipes in lieu of providing fire apparatus access, as outlined in CFC, Section 503.1.1. As the villas are built upon an elevated terrace level podium, compliant apparatus access and associated hose pull distances are exceeded. This alternative shall ensure an approved hose valve is accessible within 150-feet of all portions of the facilities and all portions of the exterior walls of the first story of each structure. 146. GENERAL: This request and associated drawings demonstrate terrace level exterior standpipe hose valves within 150-feet of all exterior portions of each structure, in lieu of apparatus access per CFC Sec. 503.1.1. An associated fire flow letter, provided by San Jose Water (SJW) indicates that they will construct a new looped public 8" water main

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installation with four new 6" public hydrants to supply the site. SJW has indicated in their attached analysis that they will be able to provide 1,500 GPM at a minimum 20 psi. throughout the site, including from the most demanding location, approximately 405' N/N Wood Rd. at an elevation of 525'.
147. GENERAL: All Building Permit drawings shall clearly demonstrate the water main and new hydrant installation.
148. GENERAL: A copy of the Alternate Means/Methods application form, with building and fire official's approval signatures and engineer's stamp and signature shall be made part of the building permit drawing set, to be routed to Santa Clara County Fire Department for final approval.
149. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive approval from, the Building Department all applicable construction permits. 150. FIRE SPRINKLERS REQUIRED: (As noted on Cover Sheet of Official Development Plans) In other than residential buildings, which require the installation of fire sprinklers for all new buildings according to the California Residential Code, an automatic sprinkler system shall be provided throughout all new buildings and structures. Note: Sprinklers are required for all structures and covered areas such as walkways and gazebos. 151. EMERGENCY RADIO RESPONDER COVERAGE: (As noted on Sheet C108 of Official Development Plans) All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall not require improvement of the existing public safety communication systems. Refer to CFC Sec. 510 for further requirements. Emergency Radio Responder Coverage requirements applies to all buildings. [SCCFD Standard Details & Specifications, C-2].
152. STANDPIPES REQUIRED: (AMMR-See note below) Standpipe systems shall be provided in new buildings and structures in accordance with this section. Fire hose threads used in connection with standpipe systems shall be approved and shall be compatible with fire department hose threads. The location of fire department hose connections shall be approved. Standpipes shall be manual wet type. In buildings used for high-piled combustible storage, fire hose protection shall be in accordance with Chapter 32.

Installation standard. Standpipe systems shall be installed in accordance with this section and NFPA 14 as amended in Chapter 80. CFC Sec. 905. Locations of proposed interior standpipes and exterior terrace standpipes to comply with hose pull distances, are noted on Sheet C109.1 of the Official Development Plans. Terrace hose valves are not allowed to be combined with automatic fire sprinkler systems for SCCFD. This review verified proposed locations. Further determination and validation of these locations will be reviewed upon submittal of the system plans. 153. ALTERNATIVE MATERIALS OR METHOD OF CONSTRUCTION REQUEST (AMMR): An

ITEM NO. 9.

AMMR request and associated drawings demonstrating terrace level exterior standpipe hose valves within 150-feet of all exterior portions of each structure, in lieu of apparatus access per CFC Sec. 503.1.1 and an associated fire flow letter, provided by San Jose Water (SJW) indicating that they will construct a new looped public 8" water main installation with four new 6" public hydrants to supply the site has been reviewed and approved by Chief Estrada on 09/14/21. SJW has indicated in their analysis that they will be able to provide 1,500 GPM at a minimum 20 psi. throughout the site, including from the most demanding location, approximately 405' N/N Wood Rd. at an elevation of 525'.
154. WATER SUPPLY REQUIREMENTS: (As noted on Sheet C108 of Official Development Plans) Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 155. PUBLIC FIRE HYDRANT(S) REQUIRED: (As noted on Sheet C106 of Official Development Plans and in SJW fire flow letter) Provide public fire hydrant(s) at location(s) to be determined jointly by the Fire Department and San Jose Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1500 GPM at 20 psi, residual. Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets. CFC Sec. 507, and Appendix B and associated Tables, and Appendix C. Hydrants are located on the complex side of the roadway and are immediately accessible (at road elevation) from the fire department access road. A fire flow letter, provided by San Jose Water (SJW) indicates that they will construct a new looped public 8" water main installation with four new 6" public hydrants to supply the site. SJW has indicated in their attached analysis that they will be able to provide 1,500 GPM at a minimum 20 psi. throughout the site, including from the most demanding location, approximately 405' N/N Wood Rd. at an elevation of 525'. 156. FIRE DEPARTMENT CONNECTION REQUIRED: (As noted on Sheet C109.1 of Official Development Plans) A Fire Department Connection (FDC) is required for each building to support its sprinkler system. They shall not be attached to the buildings. The FDC shall be installed at the street, on the street address side of the building. It shall not be on the opposite side of a roadway from the structure that it supplies. It shall be located within 100 feet of a public fire hydrant and within ten (10) feet of the main PIV (unless otherwise approved by the Chief due to practical difficulties). FDC's shall be equipped with a minimum of two (2), two-and-one-half (2- 1/2”) inch national standard threaded inlet couplings. FDC's supplying private onsite fire hydrants shall have a minimum four

ITEM NO. 9.

(4) way inlet coupling. Orientation of the FDC 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]. Locations of all FDCs are noted on Sheet C109.1 of Official Development Plans, as reference only. Construction details of the FDC supply to fire protection systems will be subject to review of design details at time of installation permit submittal. One FDC is required for support of each individual building, as currently noted on the plans. Fire Department Connections are located within 100' from an approved fire hydrant.
157. REQUIRED SECONDARY FIRE DEPARTMENT ACCESS: (As noted on Sheet C108 of Official Development Plans)
Commercial and Industrial Developments -
a. Buildings exceeding three stories or 30 feet in height. Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have a least two means of fire apparatus access for each structure.
b. Buildings exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet (5760 mm) shall be provided with two separate and approved fire apparatus access roads.

Exception: Projects having a gross building area of up to 124,000 square feet (11520 mm) that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems.

Multi-Family Residential Developments (R-1 & R-2 occupancies)- a. Multi-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. CFC Sec. Chp. 5. Two separate and approved fire apparatus access roads are required. Aerial access is required for 7 of the 8 buildings. A 26' wide fire lane is shown in the immediate vicinity of any building or portion of a building more than 30 feet in height above the lowest level of fire department access. 158. REQUIRED AERIAL ACCESS: (As noted on Sheet C108 and C108.3 of Official Development Plans)
Where requireda. Buildings or portions of buildings or facilities exceeding 30 feet (9144 mm) in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Roadways shall have a paved all weather surface, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 60 feet outside, a maximum slope of 15% and be able to withstand an imposed load of 75K pounds.
b. Width: Fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in the immediate vicinity of any building or portion of building more than 30 feet (9144 mm) in height.
c. Proximity to building: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572mm) and a

ITEM NO. 9.

maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building, as approved by the fire code official.

CFC Ch. 5 and SCCFD SD&S A-1. Aerial access is required for 7 of the 8 buildings.

A 26' wide circulating fire lane is shown on the plans. Special consideration shall be taken to support aerial operations. Aerial access demonstrated to the Villa parapets, and in turn to the roof decks via a structural ledge with permanently attached ladders is acknowledged and accepted. All aerial setup sections are noted to have a cross slope of no more than 2%. Conforming aerial setup capability is demonstrated for each villa on Sheet C108.3. 159. TURN RADIUS (CIRCULATING): (AMMR-See note below) The minimum outside turning radius is 42 feet for required access roadways. Greater radius up to 60 feet may be required where the Fire Department determines that Ladder Truck access is required.

Circulating refers to travel along a roadway without dead ends. The turn at the entrance to the south of the arrival court has been revised and submitted with a Request for Variance. While this revision does improve the existing condition, and may now be accessible for a shorter wheel-based vehicle such as an ambulance, the cross slope at this location is still impassible for larger fire apparatus. Conforming turnaround noted in front of Villa B. Appropriate radii and angles of approach and departure are required throughout the fire access roadway. [CFC 503.2.8]. As aerial access is required throughout the site, all turns shall provide a 60' outside radius and all slope transitions and points of approach and departure shall be no greater than 5%. An application for Alternate Materials, Design or Methods of Construction for this turnaround has been submitted per CFC 104.9 for consideration. The alternate has been approved by SCCFD however, the request form requires Building Official signature, architect/engineers signed stamp/seal and subsequent inclusion on the project documents. 160. FIRE APPARATUS ACCESS ROADS REQUIRED FOR BUILDINGS AND FACILITIES: (As noted on Sheets C102 and C108 of Official Development Plans) Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or with the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. [CFC, Section 503.1.1]. Compliant hose pull access routes leading to all portions of the exterior walls of the first story are shown on Sheet C109. Stair access from the Terrace level to the lowest level within each structure shown on Sheet C108. Proposed accessible paths for patient transfers between each villa and anticipated ambulance staging areas are noted on Sheet C108. Several locations along the proposed fire department access roadway are within an existing tributary area, draining toward Broadway. Sheet C102 Pavement Design Note indicates that the roadway design shall support: 1) 75K pound loading capacity, 2) Point loads for aerial apparatus outriggers, and 3) Drainage design sufficient to prevent roadway erosion. 161. TWO-WAY COMMUNICATION SYSTEM: (As noted on Sheet C108 of Official Development Plans) Two-way communication systems shall be designed and installed in

ITEM NO. 9.

accordance with all current editions of NFPA 72, the California Electrical Code, the California Fire Code, the California Building Code, and the city or town ordinances, policies, and standards where a two-way system is being installed. [SCCFD Standard Details & Specifications, C-1]. Other standards also contain design/installation criteria for specific life safety related equipment. These other standards are referred to in NFPA

72. 162. ADDRESS IDENTIFICATION: (As noted on Sheet C108 of Official Development Plans) New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure.

Address numbers shall be maintained. CFC Sec. 505.1.
163. CLOSURE OF FIRE APPARATUS ACCESS ROADWAYS: (As noted on Sheet C108 of Official Development Plans) The installation of gates, or other barricades across required fire department access roads or driveways shall comply with Standard Details & Specifications, G-1. Detailed plans showing the location and method of the closure are required. Due to site access constraints, Broadway will be considered the primary emergency vehicle access route. Signage shall be provided indicating it is for emergency access only as indicated on Sheet C108 and no obstruction to this access shall be installed or constructed without additional fire department review and approval. 164. FIRE LANE MARKING REQUIRED: (As noted on Sheet C108) Provide marking for all roadways within the project. Markings shall be per fire department specifications.

Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. CFC Sec. 503.3. 165. PARKING: (As noted on Sheet C108 of Official Development Plans) When parking is permitted on streets, in both residential/commercial applications, it shall conform to the following: Parking is permitted both sides of the street with street widths of 36 feet or more; Parking is permitted on one side of the street with street widths of 28 – 35 feet; No parking is permitted when street widths are less than 28 feet. NOTE: Rolled curbs can be part of the curb/sidewalk and used to increase the roadway width with approval from the fire code official. Additional requirements may apply for buildings 30 feet in height or greater. No parking shall be allowed along the access road. Fire Lane markings applied throughout.
166. GENERAL: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction.

A permit presuming to give authority to violate or cancel the provisions of the Fire Code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6]

ITEM NO. 9.

SECTION VII
This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on __________, and adopted by the following vote as an ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on __________, and becomes effective 30 days after it is adopted.

COUNCIL MEMBERS:

AYES:

NAYS:

ABSENT:

ABSTAIN:

SIGNED:

MAYOR OF THE TOWN OF LOS GATOS

LOS GATOS, CALIFORNIA
DATE: ___________________
ATTEST:

CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS

LOS GATOS, CALIFORNIA
DATE: ___________________
S:\PLANNING COMMISSION REPORTS\2024\11-13-2024\Item X - 110 Wood Road\Exhibit 16 - Planned Development Ordinance.docx

ITEM NO. 9.

WOOD RD

BROADWAY

W MAIN ST
SB HIGHWAY 17
NB HIGHWAY 17 S CREEK TRAIL

TAIT AV

VICTORY LN

S SANTA CRUZ AV

FARWELL LN
NB 17 TO S SANTA CRUZ

FAIRVIEW PLZ

BAYVIEW AV

CLIFTON AV

OAK KNOLL RD

TOWN OF LOS GATOS
Application No.

Change of zoning map amending the Town Zoning Ordinance.

Zone Change
Prezoning
From: R:PD To: R:PD
PD-20-001 A.P.N. # 510-47-038
Forwarded by Planning Commission
Approved by Town Council
Clerk Administrator:

Date:

Mayor:

Date:

Ord:
§
Santa Clara
County
Town of
Los Gatos
EXHIBIT 16A

ITEM NO. 9.

This Page
Intentionally
Left Blank

ITEM NO. 9.

AERIAL MAP

PROPOSED SITE

VICINITY MAP

PROPOSED SITE

PROJECT DATA

LOS GATOS MEADOWS (CONTINUING CARE RETIREMENT COMMUNITY) APN: 510 47 038
ADDRESS: 110 WOOD ROAD
LOS GATOS CA, 95030
SITE AREA (GSF): 472,185 GSF
SITE AREA (NET): 10.66 ACRES
GROSS SITE AREA (ACRES): 10.84 ACRES
PROPOSED SITE AREA COVERAGE: 0.23**
ZONING: RESIDENTIAL:PLANNED DEVELOPMENT
LAND USE: MEDIUM DENSITY RESIDENTIAL
FLOOD ZONE: X
WILDLAND URBAN INTERFACE: YES
WUI ZONE NAME: STATE MANDATED LRA (VHFHA)
WITHIN HILLSIDE AREA MAP BOUNDARY: NO
TYPE OF CONSTRUCTION: IA
OCCUPANCY: R2.1

GROSS DATA
LEVEL GSF* PARKING SF BALCONY SF
LOWER PARKING GARAGE 0 12,419
GRADE LEVEL 51,990 70,910
TERRACE LEVEL 93,900 5,760
SECOND LEVEL 90,830 8,640
THIRD LEVEL 90,830 8,460
FOURTH LEVEL 64,120 5,580
FIFTH LEVEL 37,200 3,060
TOTAL GSF 453,200
*GSF excludes Parking, Balconies (not used for egress) and Generator/Cooling Tower Enclosure Areas

UNIT DATA

SUPPORTING

CARE UNITS

IL UNITS
1-BED
1-BED
W DEN
2-BED
2-BED
W DEN
APT
TOTAL
GRADE LEVEL 24 - - - - 0

TERRACE LEVEL
-
5 10 12 5 32

SECOND LEVEL
-
3 18 15 12 48

THIRD LEVEL
-
2 16 16 13 47

FOURTH LEVEL
-
1 12 9 9 31
FIFTH LEVEL - 1 7 5 4 17
SUBTOTAL 24 13 69 60 45
TOTAL 24 187

PARKING

TOTAL PARKING REQUIRED
TOTAL STANDARD SPACES PROVIDED 40
ADDITIONAL TANDEM SPACES PROVIDED PER OWNER OPERATIONAL REQUIREMENT 174 TOTAL SPACES, STANDARD + TANDEM 214
ACCESSIBLE SPACES PROVIDED 2% OF MULTIFAMILY, 5% OF OTHER USES 10 ACCESSIBLE VAN SPACES PROVIDED 6
EV SPACES FOR FUTURE EVSE 60% OF SPACES PROVIDED 129
LEVEL GSF* PARKING SF BALCONY SF
TOTAL EXISTING GSF 150,475 45,000

EXISTING GROSS DATA
13,350
83,330 33,660
127
SIXTH LEVEL - 1 6 3 2 12
SIXTH LEVEL 24,330 2,160
1 FOR EVERY 8 ACCESSIBLE
SPACES = 2 SPACES

AB - AGGREGATE BASE

AC - ASPHALT

BLDG - BUILDING

BW - BACK OF WALK

CB - CATCH BASIN

C/L - CENTERLINE

CO - CLEAN OUT
CONC. - CONCRETE

DI- DRAIN INLET

DW - DOMESTIC WATER

E - EAST

ELEC - ELECTRIC

ESMT - EASEMENT

S - SEWER OR SOUTH

SD - STORM DRAIN

STA - STATION

SS - SANITARY SEWER

SW - SIDEWALK

T - TELEPHONE

TELE - TELECOMMUNICATION

TC - TOP OF CURB

TW - TOP OF WALL ELEVATION

W - WATER OR WEST
XXX.XX - PROPOSED ELEVATION
(XXX.XX) - EXISTING ELEVATION

CIVIL IMPROVEMENTS ABBREVIATIONS

EP - EDGE OF PAVEMENT

EX - EXISTING

FF - FINISHED FLOOR

FG - FINISHED GRADE

FL - FLOW LINE

FS - FINISHED SURFACE

FW - FIRE WATER

G - GAS

GB - GRADE BREAK

HP - HIGH POINT

INV - INVERT

IRR - IRRIGATION WATER

JS - JUNCTION STRUCTURE

LP - LOW POINT

MH - MANHOLE

N - NORTH

PCC - PORTLAND CEMENT CONCRETE

P/L - PROPERTY LINE
PROP. - PROPOSED

PUE - PUBLIC UTILITY EASEMENT

PVC - POLYVINYL CHLORIDE

R - RIDGE OR RADIUS

RW - RECLAIMED WATER

R/W - RIGHT-OF-WAY

FPR - FIRE PROTECTION RISER (STANDPIPE)

FDC - FIRE STANDPIPE

FIRE PROTECTION ABBREVIATIONS
100 Montgomery St., Suite 2300
San Francisco, CA 94104
T. +1 415 926 7900

DRAWING SCHEDULE
PROJECT No.

Applicant: Owner: Civil / Site: Landscape: Structural: Mechanical, Electrical, & Plumbing: General Contractor:
70581.00
MAY 30 2024 PLANNING SUBMITTAL

LOS GATOS MEADOWS
110 WOOD ROAD
LOS GATOS, CA 95030
36 SOUTHWOOD DRIVE
ORINDA, CA 94563
(415) 816-7944

KIMLEY-HORN
4637 CHABOT DRIVE, SUITE 300
PLEASANTON, CA 94588
(925) 398-4840

KPFF CONSULTING ENGINEERS
45 FREMONT ST, 28TH FLOOR
SAN FRANCISCO, CA 94105
(415) 989-1004
GLUMAC
150 CALIFORNIA ST, 3RD FLOOR
SAN FRANCISCO, CA 94111
(415) 398-7667
ROCKWOOD PACIFIC D. LAWRENCE GATES
4309 HACIENDA DR SUITE 530,
PLEASANTON, CA 94588
(925) 466-2990
W.E. O'NEIL CONSTRUCTION
800 N. BRAND BLVD. 19TH FLOOR
GLENDALE, CA 91203
(925) 956-7400

FRONT PORCH
01 - GENERAL
G000 COVER SHEET
C101 PRELIMINARY DEMOLITION PLAN
C101.1 EXISTING DRAINAGE PLAN
C102 PRELMINARY CIVIL SITE PLAN
C103 PRELIMINARY GRADING AND DRAINAGE PLAN
C103.1 GRADING SECTIONS
C103.2 PRELIMINARY GRADING DETAILS
C104 PRELIMINARY CUT AND FILL PLAN
C105 PRELIMINARY STORMWATER CONTROL PLAN
C105.1 PRELIMINARY STORMWATER CONTROL DETAILS
C105.2 CALIFORNIA BLUEPRINT FOR A CLEAN BAY
C106 PRELIMINARY UTILITY PLAN
C107 PRELIMINARY EROSION CONTROL PLAN
C108 PRELIMINARY FIRE ACCESS PLAN
C108.1 FIRE TURNAROUND DETAILS
C108.2 FIRE ROOF ACCESS DETAILS
C108.3 FIRE ROOF ACCESS SECTIONS
C109 PRELIMINARY HOSE PULL PLAN
C109.1 PRELIMINARY FDC PLAN
06 - LANDSCAPE
LS-1 OVERALL ILLUSTRATIVE SITE PLAN
LS-2 LAYOUT NOTES AND PLANTING NOTES
LS-3 PLANT PALETTE
LS-4 GROUND LEVEL LAYOUT PLAN
LS-5 GROUND LEVEL LAYOUT PLAN - MEMORY COURTYARD
LS-6 TERRACE LEVEL LAYOUT PLAN
LS-7 TERRACE LEVEL LAYOUT PLAN - VILLAGE GREEN AND TOWN SQUARE LS-8 GROUND LEVEL PLANTING PLAN
LS-9 GROUND LEVEL PLANTING PLAN
LS-10 TERRACE LEVEL PLANTING PLAN
LS-11 TERRACE LEVEL PLANTING PLAN - VILLAGE GREEN AND TOWN SQUARE LS-12 SITE LIGHTING CONCEPT PLAN
LS-13 MATERIAL BOARD
T-1 TREE PRESERVATION REMOVAL PLAN
T-2 TREE INVENTORY TABLE
T-3 TREE INVENTORY TABLE
T-4 TREE INVENTORY TABLE
T-5 TREE INVENTORY TABLE AND NOTES
08 - ARCHITECTURE
A000 AERIAL VIEW DIAGRAM
A001 OVERALL SITE PLAN
A100 FLOOR PLAN - LOWER GARAGE LEVEL
A101 GROUND FLOOR PLAN - OVERALL
A101A GROUND FLOOR PLAN - S GARAGE
A101B GROUND FLOOR PLAN - MID GARAGE
A101C GROUND FLOOR PLAN - N GARAGE
A101D GROUND FLOOR PLAN - HEALTH CENTER
A101E GROUND FLOOR PLAN - CORE
A101F GROUND FLOOR PLAN - WELLNESS
A102 1ST FLOOR PLAN - OVERALL
A102A 1ST FLOOR PLAN - VILLA A S
A102B 1ST FLOOR PLAN - VILLA A N
A102C 1ST FLOOR PLAN - VILLA B
A102D 1ST FLOOR PLAN - VILLA H

SCOPE OF WORK
THE PROPOSED SENIOR LIVING DEVELOPMENT INCLUDES 187 INDEPENDENT RESIDENTIAL APARTMENTS AND 24 SUPPORTING CARE UNITS AS WELL AS AMENITY SPACE, BACK OF HOUSE SPACE AND SUBTERRANEAN PARKING. TOTAL SITE COVERAGE IS APPROXIMETAELY 22.5% AND WITH A MAXIMUM HEIGHT OF 94.5 FEET FROM THE GROUND FLOOR ELEVATION (488'). THIS BUILDING DOES NOT EXCEED THE HEIGHT FOR IT TO BE DEEMED A HIGH-RISE BUILDING. THE PROJECT WILL BE LICENSED AS A RESIDENTIAL CARE FACILITY AND WILL COMPLY WITH THE ACCESSIBILITY GUIDELINES IN THE CALIFORNIA BUILDING CODE. PER THE CALIFORNIA ENERGY CODE AND IN KEEPING WITH THE INTENT OF THE TOWN CODE, A MINIMUM OF 15% OF THE TOTAL ROOF AREA WILL BE DEDICATED SOLAR ZONE. AN AUTOMATIC SPRINKLER SYSTEM SHALL BE PROVIDED THROUGHOUT ALL BUILDINGS AND STRUCTURES INCLUDING COVERED WALKWAYS. A FIRE ALARM SYSTEM PER CFC SEC. 907 (NFPA 72) SHALL BE PROVIDED ** PROPOSED SITE AREA COVERAGE

BUILDING COVERAGE AREA

1. VILLA (APT) BUILDINGS 87,303 SF

2. SUBTERRANEAN GARAGE 56,890 SF

3. HEALTH CENTER 2,453 SF

3. ENTRANCE CANOPY 1,092 SF

4. COVERED BALCONIES 6,921 SF

5. COVERED WALKWAYS 6,235 SF

6. TERRACE COURTYARDS - 52,890 SF

7. TERRACE OVERLOOK - 4,053 SF
TOTAL 106,540 SF

EXISTING SITE AREA COVERAGE
(CALCULATED FROM EXISTING DRAWING SET)

BUILDING COVERAGE AREA

1. RESIDENT (APT) BUILDINGS 70,300 SF

2. SUBTERRANEAN GARAGE 21,422 SF

3. HEALTH CENTER 12,000 SF

3. ENTRANCE CANOPY INCL IN GARAGE SF

4. COVERED BALCONIES INCL IN RESIDENTIAL BLDG

5. COVERED WALKWAYS 12,705 SF

6. TERRACE COURTYARDS NA

7. TERRACE OVERLOOK NA
TOTAL 116,427 SF
A102E 1ST FLOOR PLAN - VILLA C
A102F 1ST FLOOR PLAN - VILLA D & E
A102G 1ST FLOOR PLAN - VILLA F & G
A103 2ND & 3RD FLOOR PLAN - OVERALL
A103A TYPICAL FLOOR PLAN - VILLA A S
A103B TYPICAL FLOOR PLAN - VILLA A N
A103C TYPICAL FLOOR PLAN - VILLA B
A103D TYPICAL FLOOR PLAN - VILLA H
A103E TYPICAL FLOOR PLAN - VILLA C
A103F TYPICAL FLOOR PLAN - VILLA D & E
A103G TYPICAL FLOOR PLAN - VILLA F & G
A104 4TH FLOOR PLAN - OVERALL
A104A 4TH FLOOR PLAN - VILLA D & E
A104B 4TH FLOOR PLAN - VILLA F & G
A104C 4TH FLOOR PLAN - VILLA A S
A104D 4TH FLOOR PLAN - VILLA A N
A104E 4TH FLOOR PLAN - VILLA C
A105 5TH FLOOR PLAN - OVERALL
A105A 5TH FLOOR PLAN - VILLA A S
A105B 5TH FLOOR PLAN - VILLA A N
A105C 5TH FLOOR PLAN - VILLA C
A105D 5TH FLOOR PLAN - VILLA D & E
A105E 5TH FLOOR PLAN - VILLA F & G
A106 6TH FLOOR PLAN - OVERALL
A106A 6TH FLOOR PLAN - VILLA A N
A106B 6TH FLOOR PLAN - VILLA A S
A106C 6TH FLOOR PLAN - VILLA E
A107 ROOF PLAN - OVERALL
A107A ROOF PLAN - BUILDING A
A201 EXTERIOR ELEVATIONS SE
A201-E EXISTING EXTERIOR ELEVATIONS
A202 EXTERIOR ELEVATIONS NE & SW
A202-E EXISTING EXTERIOR ELEVATIONS
A203 EXTERIOR ELEVATIONS NW
A203-E EXISTING EXTERIOR ELEVATIONS
A204 Section B E
A205 BUILDING OUTLINES - EXISTING AND PROPOSED
A206 BUILDING OUTLINES - LANDSCAPE OVERLAY
A207 SITE CROSS-SECTIONS
A208 MATERIAL BOARD
A301 OVERALL SITE SECTION
A302 ADJACENT PROPERTIES SECTIONS
A303 ADJACENT PROPERTIES SECTIONS
A400 SHADOW STUDY - DECEMBER
A401 SHADOW STUDY - JUNE
A402 SITE PHOTOS
A403 SITE PHOTOS
A404 SITE PHOTOS
A405 RENDERING IMAGES
A406 PERSPECTIVE - BEFORE AND AFTER
A407 RENDERED IMAGE PROGRESSION
A408 PERSPECTIVE - BEFORE AND AFTER
A501 BUILDING A UNIT MATRIX
A502 BUILDING B-H UNIT MATRIX
A503 BUILDING C UNIT MATRIX
A504 BUILDING C UNIT PLANS
A505 BUILDING D-E & F-G UNIT PLANS
A506 BUILDING D-E & F-G UNIT MATRIX
A507 PROJECT STATISTICS
31 A206 BUILDING OUTLINES - LANDSCAPE OVER
A207 SITE CROSS-SECTIONS
A208 MATERIAL BOARD
A301 OVERALL SITE SECTION
A302 ADJACENT PROPERTIES SECTIONS
A303 ADJACENT PROPERTIES SECTIONS
A400 SHADOW STUDY - DECEMBER
A401 SHADOW STUDY - JUNE
A402 SITE PHOTOS
A403 SITE PHOTOS
A404 SITE PHOTOS
A405 RENDERING IMAGES
A406 PERSPECTIVE - BEFORE AND AFTER
A407 RENDERED IMAGE PROGRESSION
A408 PERSPECTIVE - BEFORE AND AFTER
A501 BUILDING A UNIT MATRIX
A502 BUILDING B-H UNIT MATRIX
A503 BUILDING C UNIT MATRIX
A504 BUILDING C UNIT PLANS
A505 BUILDING D-E & F-G UNIT PLANS
A506 BUILDING D-E & F-G UNIT MATRIX
A507 PROJECT STATISTICS
JUNE 26 2024
G000 COVER SHEET
G001 FIRE ACCESS APPROVED AMMR - BLDG A G002 FIRE ACCESS APPROVED AMMR - BLDG A 05 - CIVIL
C101 PRELIMINARY DEMOLITION PLAN
C101.1 EXISTING DRAINAGE PLAN
C102 PRELMINARY CIVIL SITE PLAN
C103 PRELIMINARY GRADING AND DRAINAGE PLAN
C103.1 GRADING SECTIONS
C103.2 PRELIMINARY GRADING DETAILS
C104 PRELIMINARY CUT AND FILL PLAN
C105 PRELIMINARY STORMWATER CONTROL PLAN
C105.1 PRELIMINARY STORMWATER CONTROL DETAILS
C105.2 CALIFORNIA BLUEPRINT FOR A CLEAN BAY
C106 PRELIMINARY UTILITY PLAN
C107 PRELIMINARY EROSION CONTROL PLAN
C108 PRELIMINARY FIRE ACCESS PLAN
C108.1 FIRE TURNAROUND DETAILS
C108.2 FIRE ROOF ACCESS DETAILS
C108.3 FIRE ROOF ACCESS SECTIONS
C109 PRELIMINARY HOSE PULL PLAN
C109.1 PRELIMINARY FDC PLAN
G002 FIRE ACCESS APPROVED AMMR - BLDG A
(REVISED JULY 30, 2024 - APPROVED AMMR IS INCLUDED IN THIS SUBMITTAL) EXHIBIT 16B Page 949 Page 1129 ITEM NO. 9.

FARWELL L N

FAR WELL LN

WOOD ROAD

BROADWAY

S SANTA CRUZ AVE

VILLA A

VILLA B

VILLA C

VILLA D

VILLA E

VILLA F

VILLA G

VILLA H

FARWEL ROAD

MAIN ENTRANCE

LOADING/ TRASH

SECONDARY
GARAGE

ENTRANCE
GARAGE

ENTRANCE

EMERGENCY ACCESS ROAD
100 Montgomery St., Suite 2300
San Francisco, CA 94104
T. +1 415 926 7900
SCALE:

SEAL
DRAWING TITLE:

PROJECT TITLE:

PROJECT No:

NO. DATE ISSUE

KEY PLAN
Applicant:

Owner:

Civil / Site:

Structural:

Mechanical, Electrical & Plumbing:

Landscape: General Contractor:
1" = 100'-0"
c:\revit local\70581_Los Gatos_Site_R24_J.SweeneyZ92NK.rvt5/31/2024 11:16:00 AM

AERIAL VIEW

DIAGRAM
70581.00

LOS GATOS

MEADOWS
MAY 31, 2024
A000
110 WOOD ROAD
LOS GATOS, CA 95030

PLANNING SUBMITTAL

ROCKWOOD PACIFIC
36 SOUTHWOOD DRIVE
ORINDA, CA 94563
(415) 816-7944

FRONT PORCH
800 N. BRAND BLVD. 19TH
FLOOR GLENDALE, CA 91203
(925) 956-7400

KIMLEY-HORN
4637 CHABOT DRIVE, SUITE 300
PLEASANTON, CA 94588
(925) 398-4840

KPFF CONSULTING ENGINEERS
45 FREMONT ST, 28TH FLOOR
SAN FRANCISCO, CA 94105
(415) 989-1004
GLUMAC
150 CALIFORNIA ST, 3RD FLOOR
SAN FRANCISCO, CA 94111
(415) 398-7667
D. LAWRENCE GATES
W.E. O'NEIL CONSTRUCTION
4309 HACIENDA DR SUITE 530,
PLEASANTON, CA 94588
(925) 466-2990

NOT FOR CONSTRUCTION

FIRE ACCESS

APPROVED AMMR
- BLDG A G001
JULY 30, 2024 E
1" = 100'-0"
1 AERIAL VIEW DIAGRAM

ITEM NO. 9.

FARWELL L N

FAR WELL LN

WOOD ROAD

BROADWAY

S SANTA CRUZ AVE

VILLA A

VILLA B

VILLA C

VILLA D

VILLA E

VILLA F

VILLA G

VILLA H

FARWEL ROAD

MAIN ENTRANCE

LOADING/ TRASH

SECONDARY
GARAGE

ENTRANCE
GARAGE

ENTRANCE

EMERGENCY ACCESS ROAD
100 Montgomery St., Suite 2300
San Francisco, CA 94104
T. +1 415 926 7900
SCALE:

SEAL
DRAWING TITLE:

PROJECT TITLE:

PROJECT No:

NO. DATE ISSUE

KEY PLAN
Applicant:

Owner:

Civil / Site:

Structural:

Mechanical, Electrical & Plumbing:

Landscape: General Contractor:
1" = 100'-0"
c:\revit local\70581_Los Gatos_Site_R24_J.SweeneyZ92NK.rvt5/31/2024 11:16:00 AM

AERIAL VIEW

DIAGRAM
70581.00

LOS GATOS

MEADOWS
MAY 31, 2024
A000
110 WOOD ROAD
LOS GATOS, CA 95030

PLANNING SUBMITTAL

ROCKWOOD PACIFIC
36 SOUTHWOOD DRIVE
ORINDA, CA 94563
(415) 816-7944

FRONT PORCH
800 N. BRAND BLVD. 19TH
FLOOR GLENDALE, CA 91203
(925) 956-7400

KIMLEY-HORN
4637 CHABOT DRIVE, SUITE 300
PLEASANTON, CA 94588
(925) 398-4840

KPFF CONSULTING ENGINEERS
45 FREMONT ST, 28TH FLOOR
SAN FRANCISCO, CA 94105
(415) 989-1004
GLUMAC
150 CALIFORNIA ST, 3RD FLOOR
SAN FRANCISCO, CA 94111
(415) 398-7667
D. LAWRENCE GATES
W.E. O'NEIL CONSTRUCTION
4309 HACIENDA DR SUITE 530,
PLEASANTON, CA 94588
(925) 466-2990

NOT FOR CONSTRUCTION
1" = 100'-0"
1 AERIAL VIEW DIAGRAM
FPR
A201 1
A205 2

BUILDING A DOAS
830.17 SF

VILLA D-E ELEC
ROOM
262.50 SF

BUILDING A WATER TO WATER HEAT
PUMP
506.46 SF

VILLA B WATER

TO WATER HEAT

PUMP ROOM
421.87 SF

VILLA B ELEC
ROOM
135.33 SF
VALET
105.54 SF

PACKAGE

STORAGE
258.46 SF

ENTRY LOBBY
3,353.04 SF
VAN

EV SPACE

EV SPACE EV SPACE EV SPACE EV SPACE EV SPACE EV SPACE EV SPACE EV S TYP
9' - 0"

TYP VAN
8' - 0"
TYP
9' - 0"
8' - 6" TYP
18' - 0"

ADJACENT TO COLUMN
9' - 6" TYP
18' - 0"

BICYCLE

STORAGE
226.11 SF
25' - 0"
CLEAR
170 SF

VESTIBULE

PARKING
25' - 6"
25' - 6"
R 20'
- 0"
R 45' - 6"

PEDESTRIAN

ENTRANCE

CART ROOM
102.48 SF
STAFF
174.84 SF 217 SF

IT OFFICE /
SERVER
EXAM 3
128.33 SF
EXAM 2
141.17 SF
SUPPLY

45.83 SF
SUPPLY

24.17 SF
EXAM 1

55.56 SF

CLINIC WORK RM
111.73 SF

CLINIC WORK WAITING
278.34 SF
BOH

CIRCULATION
490.70 SF

FOOD SERVICE
470.57 SF

COPY/STORAGE

72.96 SF

COPY/STORAGE

35.88 SF

ADMIN OFFICES
523.48 SF
67 SF

BATHROOM
220 SF

CORRIDOR

CHANGING ROOM
508.69 SF

STORAGE
106.21 SF

HOUSEKE
469.41
1/16" = 1'-0"

GROUND FLOOR - MID GARAGE PLAN
16'-2"
Stair A Exit Discharge
through the Lobby at grade
Building A line
Above
FPR
BISTRO
244.54 SF
BISTRO
1,305.14 SF

GALLERY
909.95 SF

CORRIDOR
232.61 SF

HOSTESS
480.19 SF
BISTRO
631.70 SF

KITCHEN
2,326.41 SF

ELEVATOR

79.64 SF

ELEVATOR

77.10 SF

BOH LOBBY
130.67 SF

CONCIERGE
939.81 SF

LIVING ROOM
926.27 SF

CARD ROOM
719.58 SF

OPEN TO BELOW
78' - 8" 23' - 2" 19' - 3"
121' - 0"
4' - 0"4' - 0"
60' - 1" 18' - 9"
8' - 8"
98' - 11"
42 OCCUPANTS
(BY SEAT COUNT)
48 OCCUPANTS
(BY SEAT COUNT)
2 OCCUPANTS
11 OCCUPANTS
22 OCCUPANTS
(BY SEAT COUNT)
46 OCCUPANTS
49 OCCUPANTS
65 SF

MARKETING

DIRECTOR
251 SF

MARKETING
170 SF

MARKETING
166 SF

MARKETING

DIRECTOR
1/16" = 1'-0"
1ST FLOOR PLAN - VILLA A SOUTH
hostess stand
Stair A discharge to
Podium
Stair A Exit through
open stair to Lobby
below Stair B Exit Discharge

STAIR A STAIR B
Fire Department
Connection (FDC) @ north
side of the building
FPR
1/16" = 1'-0"

TYPICAL FLOOR PLAN - VILLA A SOUTH
TYPICAL FLOORS 2-4
43'-6 1/4"

STAIR A STAIR B
1414 SF
Room
1078 SF
Room
1201 SF
Room
1093 SF
Room
1046 SF
Room
1191 SF
Room
1191 SF
Room
1046 SF
Room
1-BEDROOM WITH DEN
1,109.45 SF
2-BEDROOM
1,475.75 SF
2-BEDROOM
1,383.27 SF
1043 SF
Room
1/16" = 1'-0"
4TH FLOOR PLAN - VILLA A SOUTH
Roof Access from Stair A
through rated corridor.

Door to remain unlocked.

Roof Access by Fire Truck
Apparatus Rated Corridor STAIR ASTAIR B Low Roof
2-HR Rated Corridor where
dashed in blue
Cross Corridor Door on a
hold open tied to the fire
alarm system
1247 SF
Room
1125 SF
Room
1461 SF
Room
1076 SF
Room
723 SF
Room
1/16" = 1'-0"
5TH FLOOR PLAN - VILLA A SOUTH 5th Floor Roof Access from Stair A Access Door Roof Patio
Lower Roof
1-HR Rated Corridor

STAIR ASTAIR B
Mid Roof
(unoccupied) 1/16" = 1'-0"
6TH FLOOR PLAN - VILLA A SOUTH
Upper Roof Access at 6th
Floor from Stair A
Access Hatch to
the Top Roof
1-HR rated
corridor
Stair B Access to
the Top Roof
Lower Roof STAIR A STAIR B
Mid Roof
(unoccupied) Upper Roof 1/16" = 1'-0"

ROOF PLAN - OVERALL
Stair B Access to
the Top Roof

STAIR B
Mid Roof
(unoccupied) Upper Roof
Stair A Below
Access Hatch with
ship-ladder to Top Roof
from Stair A below
Top Roof
Elevator Override FIRE ACCESS

APPROVED AMMR
- BLDG A G002
JULY 30, 2024 4 3 2 15 7 6