ITEM NO. 11.
(E) LIVING ROOM / DINNING ROOM
18' 0 1/2" X 23' 8 3/4"
17'-0" (E)
(E) DECK
13' 8 1/8" X 11' 0 3/8"
(E) KITCHEN
9' 0 3/4" X 16' 7 3/4"
8'-0" (E)
(E) W.I.C.
6' 4 1/8" X 6' 11 5/8"
8'-0" (E)
(E) BATH
6' 4 1/7" X 11' 4 5/8"
8'-0" (E)
(E) BEDROOM
13' 3 1/2" X 18' 0"
15'-0" (E)
94"x58"
h: 1' 10"
58"x58"
h: 1' 10"
36"x76"
h: 3' 2"
34"x58"
h: 1' 10"
46"x40"
h: 3' 4"
52"x40"
h: 3' 2"
28"x80" 28"x80"
28"x80"
28"x80"
70"x80"
36"x80"
28"x80"
36"x80"
70"x40"
h: 3' 4"
ATTIC
ACCESS
SKYLIGHT
8'-2" (E)
10'-6" (E)
ATTIC
ACCESS
12'-0" (E)
8'-6" (E)
14'-6" (E)
8'-0" (E)
11'-6" (E)
UP DN.
SKYLIGHT
SKYLIGHT
14'-15
8"
7'-6"
24'-378"
13'-31
2" 6'-41
4"
16'-734"
36'-7"
7'-35 13'-8 8" 1
2"
5'-738"
7'-41
8"
37'-438"
(E) BEDROOM
34"x58"
h: 1' 10"
46"x40"
h: 3' 4"
70"x40"
h: 3' 4" 8'-6" (E)
SKYLIGHT
11'-6" (E)
UP DN.
UP
9'-0" (N) CLG
(N) W.I.C.
9'-0" (N) CLG
30"x80"
FRIDGE
10'-5"
wetbar area PANTRY
wine
fridge
SKYLIGHT
SKYLIGHT
PRE
FAB
DUMB
WAITER
30"x80"
30"x80"
makeup
3'-1" 9'-314" 3'-5"
3'-6 2'-0" 1 8'-0" 8"
6'-234"
3'-6" 2'-0"
3'-0"
30"x80"
4'-238" 5'-0"
14'-01
8"
7'-11
8" 13'-6"
4'-5" 2'-0"
6'-258"
4'-0"
3'-0"
D / W
NEW EXTENDED DECK UP TO 5 FEET
FROM PROPERTY LINE WILL NEED TO
HAVE HEAVY TIMBER (1 HOUR FIRE
RATING)
SO IT IS BETTER TO REPLACE THE
ENTIRE DECK WITH THE SAME
MATERIAL.
(N) ATTIC
ACCESS
W/PULL
DOWN
LADDER
2'-6" 10'-41
2"
ADDITION EXISTING
12'-81
8" 17'-25
8"
6'-318"
(N) SUNROOM
D1
D1
D3
D3
D3
D3
1'-3"
5'-6"
13'-31
2"
(N) BATHROOM
(N) BATHROOM
192"x80" (N) FOLDING DOORS
TEMPERED-5 EQ. PANELS TEMPERED EQ. PANELS
30"x80"
D3
existing and demo second floor plan A3.0
EXISTING AND DEMO AND NEW
PROPOSED SECOND FLOOR
PLANS
1 # description date
date
354
plan checkclient review
revision history
2 date
constructionbidding
proj proj
arch mgr
proj
num
scale drawing release status
consultantconsultant
AS NOTED
sheet
number
4.19.2024
Ken MacDonald's
Residence
Application
PD-25-002
Remodeling & Addition
130 Vasona Oaks Dr,
Los Gatos, CA 95032
general notes
1. This sheet is part of a set and is not to be used alone.
2. This sheet is not to be used for construction unless the designer's signature appear on drawings and status box
indicates drawings have been released for construction.
3. These plans and prints thereof, as instruments of
service, are owned by the designer and are for use on
this project only. Reproduction and/or distribution withoutthe prior written consent of the designer is forbidden.
4. Copyright Slcdesign, 2025
x Do not scale or measure plan set.x All vendors shall measure as builts/current framing conditions prior to casework/cabinet fabrication
disclaimer
SCALE: 1/4" = 1'-0" 1 new proposed second floor plan SCALE: 1/4" = 1'-0" 2 N
N
A
TYP.
C
D
F
E
G
TYP.
G
TYP.
A
TYP.
H
I
I
J
J
P
P
N
O
4 A7.0
2 A7.0
1 A7.0
3 A7.0
8 A7.0
6 A7.0
5 A7.0
7 A7.0
1 A8.0
23 4567
8 9
1011
12 1314
16 16
171819
20 25
26 28
WINDOW MODIFICATIONS: REPLACEMENT AND NEW WINDOWS:
1. SHALL HAVE A U-FACTOR EQUAL TO 0.30 OR LOWER. EXCEPTIONS:
REPLACEMENT SKYLIGHTS, OR NEW SKYLIGHTS UP TO 16 SQUARE FEET, MAY HAVE A U-FACTOR OF 0.55. WHEN 75 SQUARE FEET OR LESS OF FENESTRATION IS REPLACED WINDOWS MAY HAVE A U-FACTOR OF 0.40. [CENC 150.2(B) TABLE 150.1-A]
2. FOR WINDOW MODIFICATIONS IN THE HILLSIDE FIRES ZONES 2 AND 3 REFER TO WINDOW AND
DOOR CODE COMPLIANCE CHECKLIST
VENTILATION REQUIREMENTS:
• TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS SHALL BE AT LEAST 3 FEET FROM PROPERTY LINE AND FROM OPENINGS INTO THE BUILDING, AND 10 FEET FROM A FORCED AIR INLET. [CMC 502.2.1]
• WHOLE-BUILDING VENTILATION: KITCHENS REQUIRE VENTILATION AIR FLOW AT 100 CUBIC FEET PER MINUTE OR MORE FOR INTERMEDIATE SYSTEMS OR 5 AIR CHANGES PER HOUR FOR CONTINUOUS SYSTEMS. [ASHRAE 62.2]
BUILDING ENVELOPE MODIFICATIONS:
EXTERIOR WALL, FLOOR AND ROOF FRAMING SPACES OPENED UP DURING THE COURSE OF REMODEL SHALL BE INSULATED. R-13 (2X4 WALL), R-20 (2X6 WALL), R-19 (FLOOR), AND R-19 (ATTIC/ROOF) INSULATION. [CENC 150.0(A)(C)(D)]
LIGHTING REQUIREMENTS:
• ALL INSTALLED LUMINAIRES SHALL BE HIGH EFFICACY. [CENC 150.0 TABLE 150.0-A]• UNDER CABINET LIGHTING SHALL BE CONTROLLED SEPARATELY FROM CEILING INSTALLED LIGHTING SUCH THAT ONE CAN BE TURNED ON WITHOUT THE OTHER. [CENC 150.0(2)(K)] • LUMINARIES RECESSED INTO INSULATED CEILINGS:
(A) SHALL BE LISTED FOR ZERO CLEARANCE INSULATION COVER (IC RATED);(B) SHALL INCLUDE A LABEL CERTIFYING AIR TIGHT (AT) WITH AIR LEAKAGE LESS THAN 2.0 CFM AT 75 PASCALS;(C) SHALL BE SEALED WITH A GASKET OR CAULK BETWEEN THE LUMINARY HOUSING AND CEILING;(D) IF RECESSED LIGHTS ARE EQUIPPED WITH BALLASTS, SHALL ALLOW BALLAST MAINTENANCE AND REPLACEMENT WITHOUT REQUIRING CUTTING OF HOLES IN THE CEILING; AND (E) SHALL NOT CONTAIN SCREW BASE SOCKETS. [CEES SEC.150(K)12].
SMOKE ALARMS: DWELLINGS ARE TO BE EQUIPPED WITH SMOKE ALARMS INSTALLED IN THE FOLLOWING LOCATIONS: [CRC 314.4] • IN EACH EXISTING SLEEPING ROOM.• OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.• ON EACH STORY INCLUDING BASEMENTS AND HABITABLE ATTICS, NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS.
• INSTALLED NOT LESS THAN 3 FEET HORIZONTALLY FROM THE DOOR OR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE ALARM REQUIRED BY CRC R314.3(4).
CARBON MONOXIDE ALARMS: DWELLINGS THAT HAVE ATTACHED GARAGES WITH AN OPENING THAT COMMUNICATES WITH THE DWELLING UNIT, OR FUEL BURNING
APPLIANCES, OR FIRE PLACE ARE TO BE EQUIPPED WITH CARBON MONOXIDE ALARMS INSTALLED IN THE FOLLOWING LOCATIONS: [CRC 315.3]
• OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.• ON EVERY OCCUPIABLE LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS.• WHERE A FUEL-BURNING APPLIANCE IS LOCATED WITHIN A BEDROOM OR ITS ATTACHED BATHROOM. A CARBON MONOXIDE ALARM SHALL BE INSTALLED WITHIN THE BEDROOM.
ALARM INTERCONNECTION AND POWER: SMOKE AND CARBON MONOXIDE ALARMS ARE REQUIRED TO BE INTERCONNECTED SUCH THAT ACTIVATION OF ONE ALARM WILLACTIVATE ALL OF THE ALARMS AND SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING. EXCEPTION: WHERE REPAIRS OR ALTERATIONS TO EXISTING BUILDINGS DO NOT RESULT IN THE REMOVAL OF WALL AND CEILING FINISHES AND THERE IS NO ACCESS BY MEANS OF ATTIC, BASEMENT OR CRAWL SPACE. [CRC 314.4 AND §314.6]
SMOKE AND CARBON MONOXIDE DETECTOR
WHEN ALTERATIONS,REPAIRS OR ADDITIONS REQUIRING A PERMIT OCCUR, THE INDIVIDUAL DWELLING UNIT SHALL BE EQUIPPED WITH SMOKE ALARMS LOCATED AS REQUIRED FOR NEW DWELLINGS. [R314.2.2] A3.0
2 NEW PROPOSEDPLAN
171819
20 20
2 A8.0
(E) STUD WALL TO REMAIN
legend
(E) WALL, DOORS AND WINDOWS TO REMOVE
A. REMOVE EXISTING DOORS (SHOWN DASHED).
B. REMOVE EXISTING DOOR (SHOWN DASHED). INFILL WITH NEW WALL AND MATCH TO ALIGN WITH EXISTING ADJACENT.
C. REMOVE EXISTING DOOR (SHOWN DASHED). REPLACE WITH NEW DOOR.
D. REMOVE EXITING WINDOW. (SHOWN DASHED).E. REMOVE EXISTING WINDOWS (SHOWN DASHED). REPLACE WITH NEW DOOR.
F. REMOVE EXISTING WINDOWS (SHOWN DASHED). FILLED WITH NEW WALL.
G. REMOVE THIS PORTION OF EXISTING WALL.
H. REMOVE (E) KITCHEN UPPER & LOWER CABINET, COUNTERTOP, FAUCET, STOVE, REFRIGERATOR, DISHWASHER, DISPOSAL, & OVEN, CAP & SALVAGE (E) PLUMBING & GAS LINE FOR NEW APPLIANCES, SEEPROPOSED FLOOR PLAN FOR NEW LOCATION.
I. REMOVE PLUMBING FIXTURE AND ACCESSORIES. CAP PLUMBING LINES BEHIND WALLS/UNDER FLOOR.
J. REMOVE ATTIC ACCESS (SHOWN DASHED).
K. REMOVE WATER HEATER (SHOWN DASHED).L. REMOVE AIR CONDITIONER.M. REMOVE EXISTING POST. SEE S.S.D.
N. REMOVE EXISTING STEP.
O. REMOVE DECK (SHOWN DASHED).
P. (E) SKYLIGHT TO REMAIN.
Q. (E) CRAWL SPACE ACCESS TO REMAIN.
demo sheet notes ##
--
DETAIL NUMBER
SHEET NUMBER
EXTERIOR ELEVATION REFERENCE TAG
(N) 2x STUD WALL -
EXTERIOR WALL TO RECEIVE 2X6 WITH R-13 BATT. INSULATION SEE TITLE 24 FOR MORE INFO.
1. NEW RELOCATED WASHER. PROVIDE POWER
2. PROVIDE WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE QUICK-ACTING VALVES (I.E. DISHWASHER HOT WATER LINE AND THE HOT/COLD WATER LINES FOR THE CLOTHES WASHER.) 2022CPC 609.10
3. PROVIDE NEW DISHWASHER. PROVIDE POWER AND PLUMBING. ON THE DISCHARGE SIDE OF THE DISHWASHER PROVIDE A LISTED AIR GAP FITTING. LISTED AIR GAPS SHALL BE INSTALLED WITH THE FLOOD LEVEL MARKING AT OR ABOVE THE FLOOD LEVEL OF THE SINK OR DRAIN BOARD WHICHEVER IS HIGHER PER CPC SECTION 807.3.
4. INSTALLATION OF A DEDICATED FUEL SHUT OFF VALVE SHALL BE WITHIN 6'-0" OF THE GAS APPLIANCE IT SERVES. CPC 230.79.
EARTHQUAKE-ACTUATED GAS SHUTOFF VALVES DESIGNED TO AUTOMATICALLY SHUT OFF THE GAS AT THE LOCATION OF THE VALVE IN THE EVENT OF A SEISMIC DISTURBANCE AND CERTIFIED BY THE STATED ARCHITECT AS CONFORMING TO CALIFORNIACODE OF REGULATIONS, TITLE 24, PART 12, CHAPTER 12 É16 É1, SHALL BE INSTALLED IN ALL NEW BUILDINGS AND IN EXISTING BUILDINGS THAT UNDERGO ALTERATIONS OR ADDITIONS THAT EXCEED $10,000.
5. PROVIDE NEW GAS COOKING RANGE (PROVIDE POWER) WITH NEW EXHAUST HOOD (PROVIDE POWER) WITH A MIN. VENTILATION EXHAUST RATE OF 100 CFM. HOUSEHOLD COOKING APPLIANCES SHALL HAVE A VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN THIRTY - 30" INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS, EXCEPT WHERE 24 INCHES IS ALLOWED PER CODE OR MANUFACTURER'S SPECIFICATION. CMC 920.3.2.
6. RANGE HOODS SHALL BE PERMITTED TO BE CORD-AND-PLUG-CONNECTED WITH A FLEXIBLE COURT IDENTIFIED AS SUITABLE FOR
USE ON RANGE HOODS IN THE INSTALLATION INSTRUCTIONS OF THE APPLIANCE MANUFACTURER, WHERE ALL THE FOLLOWING CONDITIONS ARE MET: THE FLEXIBLE CORD IS TERMINATED WITH A GROUNDING-TYPE ATTACHMENT PLUG. THE LENGTH OF THECORD IS 18 INCHES TO 4 FEET. RECEPTACLES ARE LOCATED TO PROTECT AGAINST PHYSICAL DAMAGE TO THE FLEXIBLE CORD.
THE RECEPTACLES IS ACCESSIBLE. THE RECEPTACLE IS SUPPLIED BY AN INDIVIDUAL BRANCH CIRCUIT.
7. IF OCCURS ELECTRIC STOVES AND OVENS SHALL BE SUPPLIED WITH 40- OR 50-AMP BRANCH CIRCUIT.
8. PROVIDE NEW SINK WITH CALGREEN COMPLIANT FAUCET WITH NEW GARBAGE DISPOSAL (PROVIDE POWER).9. NEW REFRIGERATOR/ICE MAKER/WINE COOLER (PROVIDE POWER AND ICE MAKER OUTLET BOX AND CONNECT).
10. NEW SOLID COUNTER TOP WITH UPPER AND LOWER CABINETS.11. COUNTERTOP AND WHERE THE COUNTERTOP DOES NOT EXTEND MORE THAN 6 INCHES BEYOND ITS BASE.12. NEW SOLID SURFACE COUNTER KITCHEN ISLAND AND BAR COUNTER WITH BASE CABINET.13. COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER SHALL PROTECT ALL RECEPTACLES IN ALL BEDROOMS, DINING ROOMS, LIVING ROOMS, PARLORS, LIBRARIES, DENS SUNROOMS, RECREATION ROOMS, CLOSETS, KITCHENS. LAUNDRY AREAS. HALLWAYS OR SIMILAR ROOMS OR AREAS WITH BRANCH CIRCUITS THAT SUPPLY 125 VOLT, SINGLE-PHASE, 15 AND 20-AMPERE RECEPTACLEOUTLETS, AND BE READILY ACCESSIBLE. 2022 CEC SECTION 210.12
14. TWO 20-AMP GFCI PROTECTED CIRCUITS WILL BE PROVIDED IN THE KITCHEN COUNTER AND ISLAND OUTLETS AND SHALL COMPLY WITH ART. 210.52 (C) (5) EXCEPTION TO (5) CEC 2022
15. LIGHTING INTEGRAL TO EXHAUST FANS SHALL BE CONTROLLED SEPARATELY FROM THE EXHAUST FANS. 150.0 (K) 28. LIGHTING SHALL HAVE VACANCY SENSOR. EXHAUST FAN SHALL BE 50 CFM MIN.
16. PROVIDE WATER CLOSETS TO BE MAX. 1.28 GAL. PER FLUSH.17. SHOWER/TUB W/ FULL HEIGHT TILE WALLS & TEMPERED GLASS ENCLOSURE. USE BITUTHANE 4,000 WATERPROOFING MEMBRANE OVER 1/2" WONDER BOARD & WALLS, CEILING, & FLOOR.
18. NEW SOLID SURFACE (NON-SLIP RESISTANT) SHOWER PAN AND WALLS19. PROVIDE SHOWER FINISHED TO 72" ABOVE DRAIN. PROVIDE PRESSURE OR THERMOSTATIC MIXING VALUE @ SHOWER AND JACUZZI/TUB, WHICH LIMITS WATER TEMPERATURE TO 120°F. SHOWER HEAD SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 60 PSI.
20. NEW SINK AND FAUCET. PROVIDE FAUCET TO BE MAX 1.2 CMP AT 60 PSI.METERING FAUCETS SHALL NOT EXCEED 0.2 GALLONS PER METERING CYCLE.
21. WINDOW MODIFICATIONS: REPLACEMENT AND NEW WINDOWS: SHALL HAVE A U-FACTOR EQUAL TO 0.3022. PROVIDE NEW COMBO UNIT SMOKE DETECTOR AND CARBON MONOXIDE DETECTOR W/BATTERY BACK-UP IN HALLWAY.23. PROVIDE NEW 24" X 48" FLAT PROFILE SKYLIGHT.24. PROVIDE NEW TANKLESS WATER HEATER.25. NEW MIN. 36"x24" ATTIC ACCESS26. NEW PREFABRICATED STAIRS.27. NEW P.T. POSTS ON CONC. BASE 2" ABOVE FINISHED GRADE (TYP.)28. NEW DECKING OVER FRAMING. S.S.D. FOR FRAMING DETAILS.29. NEW AIR CONDITIONER. new sheet notes ##
KITCHEN GENERAL NOTES (2022 CBC REQUIREMENTS):
WATER CONSERVING PLUMBING FIXTURES REQUIREMENTS:
• KITCHEN FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.8 GALLONS PER MINUTE. FLOW MAY TEMPORARILY INCREASE TO 2.2 GALLONS PER MINUTE, BUT MUST DEFAULT TO A MAXIMUM OF 1.8GALLONS PER MINUTE [CGBSC 4.303.1.4.4] • PRIOR TO FINAL INSPECTION ALL NON-COMPLIANT PLUMBING FIXTURES SHALL BE UPGRADED WITH WATER-CONSERVING FIXTURES AS REQUIRED BY CIVIL CODE 1101.1. A COMPLETED AND SIGNED CERTIFICATE OF COMPLIANCE SHALL BE PROVIDED TO THE BUILDING INSPECTOR.
ELECTRICAL REQUIREMENTS:
• RECEPTACLE OUTLETS SHALL BE INSTALLED SO THAT NO POINT ALONG THE WALL COUNTERTOP OR WORK SURFACE IS MORE THAN 24 INCHES FROM A RECEPTACLE IN THAT SPACE. [CEC 210.52(C)(1)] • RECEPTACLE OUTLETS SHALL BE INSTALLED AT EACH KITCHEN COUNTERTOP AND WORK SURFACE THAT IS 12 INCHES OR WIDER. [CEC 210.52(C)(1)]
• AT LEAST ONE RECEPTACLE OUTLET SHALL BE INSTALLED AT EACH ISLAND OR PENINSULAR COUNTER SPACE WITH A LONG DIMENSION OF 24 INCHES OR GREATER AND A SHORT DIMENSION OF 12 INCHES OR GREATER. [CEC 210-52(C)(2) AND 210.52(C)(3)]
• ALL ELECTRICAL OUTLETS SERVING KITCHEN COUNTERTOPS AND DISHWASHERS SHALL BE GFCI PROTECTED. GROUND FAULT CIRCUIT INTERRUPTERS SHALL BE LOCATED IN A READILY ACCESSIBLELOCATION. [CEC 210.8(A)(D)] • AT LEAST TWO SEPARATE 20-AMPERE BRANCH CIRCUITS SHALL BE PROVIDED FOR SMALL KITCHEN APPLIANCES. THESE CIRCUITS ARE LIMITED TO SUPPLYING WALL AND COUNTER SPACE OUTLETS ONLY AND CANNOT SERVE DISHWASHER, MICROWAVE, RANGE HOOD, GARBAGE DISPOSAL, ETC. [CEC 210.11(C)(1) AND 210.52(B)(3)]
• ALL ADDED/REPLACED RECEPTACLES SHALL BE LISTED TAMPER-RESISTANT RECEPTACLES AND SHALL BE ARC FAULT PROTECTED. [CEC 406.12]
2022 BATHROOM REMODEL REQUIREMENTS:
1. PROVIDE WATERPROOFED MATERIAL AT SHOWER WALLS.
2. ALL RECEPTACLES SHALL BE GFCI PROTECTED AND CONNECTED TO A DEDICATED 15 AND 20 AMPS CIRCUIT ÂCEC 210.8 Ã
3. ALL HARDWIRED LIGHTING SHALL BE HIGH EFFICACY. ÂCA ENERGY EFF. STANDARDS, SECTION 150(K))
4. EXHAUST FANS ARE REQUIRED IN ALL BATHROOMS, EVEN IF AN OPERABLE WINDOW IS INSTALLED. CRC 303.3\
5. EXHAUST FANS AND LIGHTING SHALL HAVE SEPARATE CONTROL SWITCHES, (EVEN IF A COMBINATION UNIT IS INSTALLED). THE EXHAUST FAN MAY NEED TO BE SUPPLIED BY A GFCI PROTECTED CIRCUIT BASED ON THE MANUFACTURER’FS REQUIREMENTS. CEC 150.0 (K)(2B)
6. EXHAUST FANS SHALL TERMINATE A MINIMUM OF 3’F FROM PROPERTY LINE AND 3’F FROM OPENINGS INTO A BUILDING. (CMC 502.2.1)
7. EXHAUST FANS AT SHOWER SHALL BE LISTED FOR WET LOCATION AND SHALL BE GFCI PROTECTED. CEC 210.8
8. SHOWER ENCLOSURE DOORS SHALL OPEN OUTWARD AND MAINTAIN 22”H CLEARANCE CPC 408.5
9. SHOWER COMPARTMENT SHALL BE A MINIMUM 1,024 SQUARE INCHES ENCOMPASSING A 30”H CIRCLE. CPC 408.6
10. WATER CLOSETS (MAXIMUM 1.28 GPM Ã SHALL BE CLEAR 30 INCHES WIDE 15 INCHES ON CENTER) AND 24 INCHES IN FRONT. CPC 402.5
11. SHOWER HEADS (MAXIMUM 1.8 GPM CPC 408.2 & FAUCETS (MAXIMUM 1.2 GPM CPC 407.2)12. BATHTUB/WHIRLPOOLS AND SHOWER VALVES SHALL BE APPROVED PRESSURE-BALANCED OR THERMOSTATIC MIXING TYPE ADJUSTED TO A MAXIMUM OF 120 DEGREES. CPC 408.3
1 1
ITEM NO. 11.
(E) OFFICE
9' 0 3/4" X 16' 7"
8'-6" (E)
11'-6" (E)
3'-4" (E)
SKYLIGHT
SKYLIGHT
72"x22"
h: 0' 5"
11'-6" (E)
3'-4" (E)
SKYLIGHT
SKYLIGHT
72"x22"
h: 0' 5"
DN.
50"x54" (n) sliding wdw
egress
4'-10"30"x80"
30"x80" 30"x80"
(N) W.I.C.
(N) BATHROOM
7'-418" 10'-113 8" 8'-93 4"
4'-8"
10'-0"
6'-2"
6'-9
1 8"
18'-312"
(N) ATTIC
ACCESS
W/PULL
DOWN
LADDER
PRE
FAB
DUMB
WAITER
3'-0"
(N) ATTIC
AIR HANDLING
UNIT
24"X24"
(n) flat profile skylight
W1
D3
D3
D3
(N) ATTIC
ACCESS
(N) SUNROOM BELOW
LIVING ROOM BELOW
96"x48" (n) fixed
w/smart glass
9'-112"
5'-43 4" 5'-43 4"
SCALE: 1/4" = 1'-0" 1 A4.0
EXISTING AND DEMO AND NEW
PROPOSED THIRD FLOOR PLANS
1 # description date
date
354
plan checkclient review
revision history2date
constructionbidding
proj proj
arch mgr
proj
num
scale drawing release status
consultantconsultant
AS NOTED
sheet
number
4.19.2024
Ken MacDonald's
Residence
Application
PD-25-002
Remodeling & Addition
130 Vasona Oaks Dr,
Los Gatos, CA 95032
general notes
1. This sheet is part of a set and is not to be used alone.
2. This sheet is not to be used for construction unless the designer's signature appear on drawings and status box
indicates drawings have been released for construction.
3. These plans and prints thereof, as instruments of
service, are owned by the designer and are for use on
this project only. Reproduction and/or distribution withoutthe prior written consent of the designer is forbidden.
4. Copyright Slcdesign, 2025
x Do not scale or measure plan set.x All vendors shall measure as builts/current framing conditions prior to casework/cabinet fabrication
disclaimer
existing and demo third floor plan new proposed third floor plan SCALE: 1/4" = 1'-0" 2 N N
F
N
P
4 A7.0
2 A7.0
1 A7.0
3 A7.0
8 A7.0
6 A7.0
5 A7.0
7 A7.0
1 A8.0
16 171819
20 21 23
25 A4.0
2 NEW PROPOSED
PLAN
25 2
A8.0
(E) STUD WALL TO REMAIN
legend
(E) WALL, DOORS AND WINDOWS TO REMOVE
A. REMOVE EXISTING DOORS (SHOWN DASHED).
B. REMOVE EXISTING DOOR (SHOWN DASHED). INFILL WITH NEW WALL AND MATCH TO ALIGN WITH EXISTING ADJACENT.
C. REMOVE EXISTING DOOR (SHOWN DASHED). REPLACE WITH NEW DOOR.
D. REMOVE EXITING WINDOW. (SHOWN DASHED).E. REMOVE EXISTING WINDOWS (SHOWN DASHED). REPLACE WITH NEW DOOR.
F. REMOVE EXISTING WINDOWS (SHOWN DASHED). FILLED WITH NEW WALL.
G. REMOVE THIS PORTION OF EXISTING WALL.
H. REMOVE (E) KITCHEN UPPER & LOWER CABINET, COUNTERTOP, FAUCET, STOVE, REFRIGERATOR, DISHWASHER, DISPOSAL, & OVEN, CAP & SALVAGE (E) PLUMBING & GAS LINE FOR NEW APPLIANCES, SEEPROPOSED FLOOR PLAN FOR NEW LOCATION.
I. REMOVE PLUMBING FIXTURE AND ACCESSORIES. CAP PLUMBING LINES BEHIND WALLS/UNDER FLOOR.
J. REMOVE ATTIC ACCESS (SHOWN DASHED).
K. REMOVE WATER HEATER (SHOWN DASHED).L. REMOVE AIR CONDITIONER.M. REMOVE EXISTING POST. SEE S.S.D.
N. REMOVE EXISTING STEP.
O. REMOVE DECK (SHOWN DASHED).
P. (E) SKYLIGHT TO REMAIN.
Q. (E) CRAWL SPACE ACCESS TO REMAIN.
demo sheet notes ##
--
DETAIL NUMBER
SHEET NUMBER
EXTERIOR ELEVATION REFERENCE TAG
(N) 2x STUD WALL -
EXTERIOR WALL TO RECEIVE 2X6 WITH R-13 BATT. INSULATION SEE TITLE 24 FOR MORE INFO.
1. NEW RELOCATED WASHER. PROVIDE POWER
2. PROVIDE WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE QUICK-ACTING VALVES (I.E. DISHWASHER HOT WATER LINE AND THE HOT/COLD WATER LINES FOR THE CLOTHES WASHER.) 2022CPC 609.10
3. PROVIDE NEW DISHWASHER. PROVIDE POWER AND PLUMBING. ON THE DISCHARGE SIDE OF THE DISHWASHER PROVIDE A LISTED AIR GAP FITTING. LISTED AIR GAPS SHALL BE INSTALLED WITH THE FLOOD LEVEL MARKING AT OR ABOVE THE FLOOD LEVEL OF THE SINK OR DRAIN BOARD WHICHEVER IS HIGHER PER CPC SECTION 807.3.
4. INSTALLATION OF A DEDICATED FUEL SHUT OFF VALVE SHALL BE WITHIN 6'-0" OF THE GAS APPLIANCE IT SERVES. CPC 230.79.
EARTHQUAKE-ACTUATED GAS SHUTOFF VALVES DESIGNED TO AUTOMATICALLY SHUT OFF THE GAS AT THE LOCATION OF THE VALVE IN THE EVENT OF A SEISMIC DISTURBANCE AND CERTIFIED BY THE STATED ARCHITECT AS CONFORMING TO CALIFORNIACODE OF REGULATIONS, TITLE 24, PART 12, CHAPTER 12 É16 É1, SHALL BE INSTALLED IN ALL NEW BUILDINGS AND IN EXISTING BUILDINGS THAT UNDERGO ALTERATIONS OR ADDITIONS THAT EXCEED $10,000.
5. PROVIDE NEW GAS COOKING RANGE (PROVIDE POWER) WITH NEW EXHAUST HOOD (PROVIDE POWER) WITH A MIN. VENTILATION EXHAUST RATE OF 100 CFM. HOUSEHOLD COOKING APPLIANCES SHALL HAVE A VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN THIRTY - 30" INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS, EXCEPT WHERE 24 INCHES IS ALLOWED PER CODE OR MANUFACTURER'S SPECIFICATION. CMC 920.3.2.
6. RANGE HOODS SHALL BE PERMITTED TO BE CORD-AND-PLUG-CONNECTED WITH A FLEXIBLE COURT IDENTIFIED AS SUITABLE FOR
USE ON RANGE HOODS IN THE INSTALLATION INSTRUCTIONS OF THE APPLIANCE MANUFACTURER, WHERE ALL THE FOLLOWING CONDITIONS ARE MET: THE FLEXIBLE CORD IS TERMINATED WITH A GROUNDING-TYPE ATTACHMENT PLUG. THE LENGTH OF THECORD IS 18 INCHES TO 4 FEET. RECEPTACLES ARE LOCATED TO PROTECT AGAINST PHYSICAL DAMAGE TO THE FLEXIBLE CORD.
THE RECEPTACLES IS ACCESSIBLE. THE RECEPTACLE IS SUPPLIED BY AN INDIVIDUAL BRANCH CIRCUIT.
7. IF OCCURS ELECTRIC STOVES AND OVENS SHALL BE SUPPLIED WITH 40- OR 50-AMP BRANCH CIRCUIT.
8. PROVIDE NEW SINK WITH CALGREEN COMPLIANT FAUCET WITH NEW GARBAGE DISPOSAL (PROVIDE POWER).9. NEW REFRIGERATOR/ICE MAKER/WINE COOLER (PROVIDE POWER AND ICE MAKER OUTLET BOX AND CONNECT).
10. NEW SOLID COUNTER TOP WITH UPPER AND LOWER CABINETS.11. COUNTERTOP AND WHERE THE COUNTERTOP DOES NOT EXTEND MORE THAN 6 INCHES BEYOND ITS BASE.12. NEW SOLID SURFACE COUNTER KITCHEN ISLAND AND BAR COUNTER WITH BASE CABINET.13. COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER SHALL PROTECT ALL RECEPTACLES IN ALL BEDROOMS, DINING ROOMS, LIVING ROOMS, PARLORS, LIBRARIES, DENS SUNROOMS, RECREATION ROOMS, CLOSETS, KITCHENS. LAUNDRY AREAS. HALLWAYS OR SIMILAR ROOMS OR AREAS WITH BRANCH CIRCUITS THAT SUPPLY 125 VOLT, SINGLE-PHASE, 15 AND 20-AMPERE RECEPTACLEOUTLETS, AND BE READILY ACCESSIBLE. 2022 CEC SECTION 210.12
14. TWO 20-AMP GFCI PROTECTED CIRCUITS WILL BE PROVIDED IN THE KITCHEN COUNTER AND ISLAND OUTLETS AND SHALL COMPLY WITH ART. 210.52 (C) (5) EXCEPTION TO (5) CEC 2022
15. LIGHTING INTEGRAL TO EXHAUST FANS SHALL BE CONTROLLED SEPARATELY FROM THE EXHAUST FANS. 150.0 (K) 28. LIGHTING SHALL HAVE VACANCY SENSOR. EXHAUST FAN SHALL BE 50 CFM MIN.
16. PROVIDE WATER CLOSETS TO BE MAX. 1.28 GAL. PER FLUSH.17. SHOWER/TUB W/ FULL HEIGHT TILE WALLS & TEMPERED GLASS ENCLOSURE. USE BITUTHANE 4,000 WATERPROOFING MEMBRANE OVER 1/2" WONDER BOARD & WALLS, CEILING, & FLOOR.
18. NEW SOLID SURFACE (NON-SLIP RESISTANT) SHOWER PAN AND WALLS19. PROVIDE SHOWER FINISHED TO 72" ABOVE DRAIN. PROVIDE PRESSURE OR THERMOSTATIC MIXING VALUE @ SHOWER AND JACUZZI/TUB, WHICH LIMITS WATER TEMPERATURE TO 120°F. SHOWER HEAD SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 60 PSI.
20. NEW SINK AND FAUCET. PROVIDE FAUCET TO BE MAX 1.2 CMP AT 60 PSI.METERING FAUCETS SHALL NOT EXCEED 0.2 GALLONS PER METERING CYCLE.
21. WINDOW MODIFICATIONS: REPLACEMENT AND NEW WINDOWS: SHALL HAVE A U-FACTOR EQUAL TO 0.3022. PROVIDE NEW COMBO UNIT SMOKE DETECTOR AND CARBON MONOXIDE DETECTOR W/BATTERY BACK-UP IN HALLWAY.23. PROVIDE NEW 24" X 48" FLAT PROFILE SKYLIGHT.24. PROVIDE NEW TANKLESS WATER HEATER.25. NEW MIN. 36"x24" ATTIC ACCESS26. NEW PREFABRICATED STAIRS.27. NEW P.T. POSTS ON CONC. BASE 2" ABOVE FINISHED GRADE (TYP.)28. NEW DECKING OVER FRAMING. S.S.D. FOR FRAMING DETAILS.29. NEW AIR CONDITIONER. new sheet notes ##
KITCHEN GENERAL NOTES (2022 CBC REQUIREMENTS):
WATER CONSERVING PLUMBING FIXTURES REQUIREMENTS:
• KITCHEN FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.8 GALLONS PER MINUTE. FLOW MAY TEMPORARILY INCREASE TO 2.2 GALLONS PER MINUTE, BUT MUST DEFAULT TO A MAXIMUM OF 1.8GALLONS PER MINUTE [CGBSC 4.303.1.4.4] • PRIOR TO FINAL INSPECTION ALL NON-COMPLIANT PLUMBING FIXTURES SHALL BE UPGRADED WITH WATER-CONSERVING FIXTURES AS REQUIRED BY CIVIL CODE 1101.1. A COMPLETED AND SIGNED CERTIFICATE OF COMPLIANCE SHALL BE PROVIDED TO THE BUILDING INSPECTOR.
ELECTRICAL REQUIREMENTS:
• RECEPTACLE OUTLETS SHALL BE INSTALLED SO THAT NO POINT ALONG THE WALL COUNTERTOP OR WORK SURFACE IS MORE THAN 24 INCHES FROM A RECEPTACLE IN THAT SPACE. [CEC 210.52(C)(1)] • RECEPTACLE OUTLETS SHALL BE INSTALLED AT EACH KITCHEN COUNTERTOP AND WORK SURFACE THAT IS 12 INCHES OR WIDER. [CEC 210.52(C)(1)]
• AT LEAST ONE RECEPTACLE OUTLET SHALL BE INSTALLED AT EACH ISLAND OR PENINSULAR COUNTER SPACE WITH A LONG DIMENSION OF 24 INCHES OR GREATER AND A SHORT DIMENSION OF 12 INCHES OR GREATER. [CEC 210-52(C)(2) AND 210.52(C)(3)]
• ALL ELECTRICAL OUTLETS SERVING KITCHEN COUNTERTOPS AND DISHWASHERS SHALL BE GFCI PROTECTED. GROUND FAULT CIRCUIT INTERRUPTERS SHALL BE LOCATED IN A READILY ACCESSIBLELOCATION. [CEC 210.8(A)(D)] • AT LEAST TWO SEPARATE 20-AMPERE BRANCH CIRCUITS SHALL BE PROVIDED FOR SMALL KITCHEN APPLIANCES. THESE CIRCUITS ARE LIMITED TO SUPPLYING WALL AND COUNTER SPACE OUTLETS ONLY AND CANNOT SERVE DISHWASHER, MICROWAVE, RANGE HOOD, GARBAGE DISPOSAL, ETC. [CEC 210.11(C)(1) AND 210.52(B)(3)]
• ALL ADDED/REPLACED RECEPTACLES SHALL BE LISTED TAMPER-RESISTANT RECEPTACLES AND SHALL BE ARC FAULT PROTECTED. [CEC 406.12]
2022 BATHROOM REMODEL REQUIREMENTS:
1. PROVIDE WATERPROOFED MATERIAL AT SHOWER WALLS.
2. ALL RECEPTACLES SHALL BE GFCI PROTECTED AND CONNECTED TO A DEDICATED 15 AND 20 AMPS CIRCUIT ÂCEC 210.8 Ã
3. ALL HARDWIRED LIGHTING SHALL BE HIGH EFFICACY. ÂCA ENERGY EFF. STANDARDS, SECTION 150(K))
4. EXHAUST FANS ARE REQUIRED IN ALL BATHROOMS, EVEN IF AN OPERABLE WINDOW IS INSTALLED. CRC 303.3\
5. EXHAUST FANS AND LIGHTING SHALL HAVE SEPARATE CONTROL SWITCHES, (EVEN IF A COMBINATION UNIT IS INSTALLED). THE EXHAUST FAN MAY NEED TO BE SUPPLIED BY A GFCI PROTECTED CIRCUIT BASED ON THE MANUFACTURER’FS REQUIREMENTS. CEC 150.0 (K)(2B)
6. EXHAUST FANS SHALL TERMINATE A MINIMUM OF 3’F FROM PROPERTY LINE AND 3’F FROM OPENINGS INTO A BUILDING. (CMC 502.2.1)
7. EXHAUST FANS AT SHOWER SHALL BE LISTED FOR WET LOCATION AND SHALL BE GFCI PROTECTED. CEC 210.8
8. SHOWER ENCLOSURE DOORS SHALL OPEN OUTWARD AND MAINTAIN 22”H CLEARANCE CPC 408.5
9. SHOWER COMPARTMENT SHALL BE A MINIMUM 1,024 SQUARE INCHES ENCOMPASSING A 30”H CIRCLE. CPC 408.6
10. WATER CLOSETS (MAXIMUM 1.28 GPM Ã SHALL BE CLEAR 30 INCHES WIDE 15 INCHES ON CENTER) AND 24 INCHES IN FRONT. CPC 402.5
11. SHOWER HEADS (MAXIMUM 1.8 GPM CPC 408.2 & FAUCETS (MAXIMUM 1.2 GPM CPC 407.2)12. BATHTUB/WHIRLPOOLS AND SHOWER VALVES SHALL BE APPROVED PRESSURE-BALANCED OR THERMOSTATIC MIXING TYPE ADJUSTED TO A MAXIMUM OF 120 DEGREES. CPC 408.3
WINDOW MODIFICATIONS: REPLACEMENT AND NEW WINDOWS:
1. SHALL HAVE A U-FACTOR EQUAL TO 0.30 OR LOWER. EXCEPTIONS:
REPLACEMENT SKYLIGHTS, OR NEW SKYLIGHTS UP TO 16 SQUARE FEET, MAY HAVE A U-FACTOR OF 0.55. WHEN 75 SQUARE FEET OR LESS OF FENESTRATION IS REPLACED WINDOWS MAY HAVE A U-FACTOR OF 0.40. [CENC 150.2(B) TABLE 150.1-A]
2. FOR WINDOW MODIFICATIONS IN THE HILLSIDE FIRES ZONES 2 AND 3 REFER TO WINDOW AND
DOOR CODE COMPLIANCE CHECKLIST
VENTILATION REQUIREMENTS:
• TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS SHALL BE AT LEAST 3 FEET FROM PROPERTY LINE AND FROM OPENINGS INTO THE BUILDING, AND 10 FEET FROM A FORCED AIR INLET. [CMC 502.2.1]
• WHOLE-BUILDING VENTILATION: KITCHENS REQUIRE VENTILATION AIR FLOW AT 100 CUBIC FEET PER MINUTE OR MORE FOR INTERMEDIATE SYSTEMS OR 5 AIR CHANGES PER HOUR FOR CONTINUOUS SYSTEMS. [ASHRAE 62.2]
BUILDING ENVELOPE MODIFICATIONS:
EXTERIOR WALL, FLOOR AND ROOF FRAMING SPACES OPENED UP DURING THE COURSE OF REMODEL SHALL BE INSULATED. R-13 (2X4 WALL), R-20 (2X6 WALL), R-19 (FLOOR), AND R-19 (ATTIC/ROOF) INSULATION. [CENC 150.0(A)(C)(D)]
LIGHTING REQUIREMENTS:
• ALL INSTALLED LUMINAIRES SHALL BE HIGH EFFICACY. [CENC 150.0 TABLE 150.0-A]• UNDER CABINET LIGHTING SHALL BE CONTROLLED SEPARATELY FROM CEILING INSTALLED LIGHTING SUCH THAT ONE CAN BE TURNED ON WITHOUT THE OTHER. [CENC 150.0(2)(K)] • LUMINARIES RECESSED INTO INSULATED CEILINGS:
(A) SHALL BE LISTED FOR ZERO CLEARANCE INSULATION COVER (IC RATED);(B) SHALL INCLUDE A LABEL CERTIFYING AIR TIGHT (AT) WITH AIR LEAKAGE LESS THAN 2.0 CFM AT 75 PASCALS;(C) SHALL BE SEALED WITH A GASKET OR CAULK BETWEEN THE LUMINARY HOUSING AND CEILING;(D) IF RECESSED LIGHTS ARE EQUIPPED WITH BALLASTS, SHALL ALLOW BALLAST MAINTENANCE AND REPLACEMENT WITHOUT REQUIRING CUTTING OF HOLES IN THE CEILING; AND (E) SHALL NOT CONTAIN SCREW BASE SOCKETS. [CEES SEC.150(K)12].
SMOKE ALARMS: DWELLINGS ARE TO BE EQUIPPED WITH SMOKE ALARMS INSTALLED IN THE FOLLOWING LOCATIONS: [CRC 314.4] • IN EACH EXISTING SLEEPING ROOM.• OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.• ON EACH STORY INCLUDING BASEMENTS AND HABITABLE ATTICS, NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS.
• INSTALLED NOT LESS THAN 3 FEET HORIZONTALLY FROM THE DOOR OR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE ALARM REQUIRED BY CRC R314.3(4).
CARBON MONOXIDE ALARMS: DWELLINGS THAT HAVE ATTACHED GARAGES WITH AN OPENING THAT COMMUNICATES WITH THE DWELLING UNIT, OR FUEL BURNING
APPLIANCES, OR FIRE PLACE ARE TO BE EQUIPPED WITH CARBON MONOXIDE ALARMS INSTALLED IN THE FOLLOWING LOCATIONS: [CRC 315.3]
• OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.• ON EVERY OCCUPIABLE LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS.• WHERE A FUEL-BURNING APPLIANCE IS LOCATED WITHIN A BEDROOM OR ITS ATTACHED BATHROOM. A CARBON MONOXIDE ALARM SHALL BE INSTALLED WITHIN THE BEDROOM.
ALARM INTERCONNECTION AND POWER: SMOKE AND CARBON MONOXIDE ALARMS ARE REQUIRED TO BE INTERCONNECTED SUCH THAT ACTIVATION OF ONE ALARM WILLACTIVATE ALL OF THE ALARMS AND SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING. EXCEPTION: WHERE REPAIRS OR ALTERATIONS TO EXISTING BUILDINGS DO NOT RESULT IN THE REMOVAL OF WALL AND CEILING FINISHES AND THERE IS NO ACCESS BY MEANS OF ATTIC, BASEMENT OR CRAWL SPACE. [CRC 314.4 AND §314.6]
SMOKE AND CARBON MONOXIDE DETECTOR
WHEN ALTERATIONS,REPAIRS OR ADDITIONS REQUIRING A PERMIT OCCUR, THE INDIVIDUAL DWELLING UNIT SHALL BE EQUIPPED WITH SMOKE ALARMS LOCATED AS REQUIRED FOR NEW DWELLINGS. [R314.2.2] 1 1
ITEM NO. 11.
(E) BEDROOM
34"x58"
h: 1' 10"
46"x40"
h: 3' 4"
70"x40"
h: 3' 4" 8'-6" (E)
SKYLIGHT
11'-6" (E)
UP DN.
UP
9'-0" (N) CLG
(N) W.I.C.
9'-0" (N) CLG
30"x80"
wetbar area PANTRY FRIDGE
wine
fridge
SKYLIGHT
SKYLIGHT
PRE
FAB
DUMB
WAITER
30"x80"
30"x80"
makeup
30"x80"
D / W
NEW EXTENDED DECK UP TO 5 FEET
FROM PROPERTY LINE WILL NEED TO
HAVE HEAVY TIMBER (1 HOUR FIRE
RATING)
SO IT IS BETTER TO REPLACE THE
ENTIRE DECK WITH THE SAME
MATERIAL.
(N) ATTIC
ACCESS
W/PULL
DOWN
LADDER
ADDITION EXISTING (N) SUNROOM
D1
D1
D3
D3
D3
D3
(N) BATHROOM
(N) BATHROOM
192"x80" (N) FOLDING DOORS
TEMPERED-5 EQ. PANELS TEMPERED EQ. PANELS
30"x80"
D3
ELECTRIC
PANEL
(E) BEDROOM
8'-0" (E)
(E) BEDROOM
13' 9 1/8" X 11' 1 5/8"
8'-0" (E)
(E) GARAGE
20' 1 3/4" X 21' 3 1/4"
8'-10" (E)
(E) ENTRY
6' 11 1/2" X 4' 10"
8'-0" (E)
94"x36"
h: 3' 4"
68"x20"
h: 4' 6"
30"x80"
28"x80"
84"x80"
28"x80" 36"x80"
192"x82"
70"x80"
58"x80"
28"x80"
32"x80"
36"x80"
14"x30"
h: 4' 4"
GAS METER
ELECTRIC METER
CRAWL
SPACE
ACCESS
32"x80"
72"x80"
RECONF
LAUNDRY
RM.
PRE
FAB
DUMB
WAITER
(N)
TANKLESS
W.H.
WINE CELLAR @ FINISHED CRAWL
SPACE BELOW GARAGE FLOOR
(N)
AC
D4
D2
30"x80"
D3
(N)
WATER
SOFTENER
(N) COVERED PATIO
RECONF
BATHROOM
SCALE: 1/4" = 1'-0" 1 SCALE: 1/4" = 1'-0" 2 A5.0
NEW PROPOSED FIRST AND
SECOND FLOOR PLANS
1 # description date
date
354
plan checkclient review
revision history2date
constructionbidding
proj proj
arch mgr
proj
num
scale drawing release status
consultantconsultant
AS NOTED
sheet
number
4.19.2024
Ken MacDonald's
Residence
Application
PD-25-002
Remodeling & Addition
130 Vasona Oaks Dr,
Los Gatos, CA 95032
general notes
1. This sheet is part of a set and is not to be used alone.
2. This sheet is not to be used for construction unless the designer's signature appear on drawings and status box
indicates drawings have been released for construction.
3. These plans and prints thereof, as instruments of
service, are owned by the designer and are for use on
this project only. Reproduction and/or distribution withoutthe prior written consent of the designer is forbidden.
4. Copyright Slcdesign, 2025
x Do not scale or measure plan set.x All vendors shall measure as builts/current framing conditions prior to casework/cabinet fabrication
disclaimer
new proposed first floor plan new proposed second floor plan N N
8 A7.0
6 A7.0
5 A7.0
7 A7.0
8 A7.0
6 A7.0
5 A7.0
7 A7.0
1 A8.0
15 TYP.
1 A8.0
S
240v
G.F.I
SV
S3
WP
SS
v
S
S
G.F.IG.F.I
S
v SSS G.F.I
S
240v
G.F.Iundercounter
G.F.IG.F.I
G.F.I
G.F.I
G.F.I
G.F.I
G.F.I
G.F.I
G.F.I G.F.I
S
S
S
KITCHEN GENERAL NOTES (2022 CBC REQUIREMENTS):
WATER CONSERVING PLUMBING FIXTURES REQUIREMENTS:
• KITCHEN FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.8 GALLONS PER MINUTE. FLOW MAY TEMPORARILY INCREASE TO 2.2 GALLONS PER MINUTE, BUT MUST DEFAULT TO A MAXIMUM OF 1.8 GALLONS PER MINUTE [CGBSC 4.303.1.4.4]
• PRIOR TO FINAL INSPECTION ALL NON-COMPLIANT PLUMBING FIXTURES SHALL BE UPGRADED WITH WATER-CONSERVING FIXTURES AS REQUIRED BY CIVIL CODE 1101.1. A COMPLETED AND SIGNED CERTIFICATE OF COMPLIANCE SHALL BE PROVIDED TO THE BUILDING INSPECTOR.
ELECTRICAL REQUIREMENTS:
• RECEPTACLE OUTLETS SHALL BE INSTALLED SO THAT NO POINT ALONG THE WALL COUNTERTOP OR WORK SURFACE IS MORE THAN 24 INCHES FROM A RECEPTACLE IN THAT SPACE. [CEC 210.52(C)(1)] • RECEPTACLE OUTLETS SHALL BE INSTALLED AT EACH KITCHEN COUNTERTOP AND WORK SURFACE THAT IS 12 INCHES OR WIDER. [CEC 210.52(C)(1)]
• AT LEAST ONE RECEPTACLE OUTLET SHALL BE INSTALLED AT EACH ISLAND OR PENINSULAR COUNTER SPACE WITH A LONG DIMENSION OF 24 INCHES OR GREATER AND A SHORT DIMENSION OF 12 INCHES OR GREATER. [CEC 210-52(C)(2) AND 210.52(C)(3)]
• ALL ELECTRICAL OUTLETS SERVING KITCHEN COUNTERTOPS AND DISHWASHERS SHALL BE GFCI PROTECTED. GROUND FAULT CIRCUIT INTERRUPTERS SHALL BE LOCATED IN A READILY ACCESSIBLELOCATION. [CEC 210.8(A)(D)] • AT LEAST TWO SEPARATE 20-AMPERE BRANCH CIRCUITS SHALL BE PROVIDED FOR SMALL KITCHEN APPLIANCES. THESE CIRCUITS ARE LIMITED TO SUPPLYING WALL AND COUNTER SPACE OUTLETS ONLY AND CANNOT SERVE DISHWASHER, MICROWAVE, RANGE HOOD, GARBAGE DISPOSAL, ETC. [CEC 210.11(C)(1) AND 210.52(B)(3)]
• ALL ADDED/REPLACED RECEPTACLES SHALL BE LISTED TAMPER-RESISTANT RECEPTACLES AND SHALL BE ARC FAULT PROTECTED. [CEC 406.12]
WINDOW MODIFICATIONS: REPLACEMENT AND NEW WINDOWS:
1. SHALL HAVE A U-FACTOR EQUAL TO 0.30 OR LOWER. EXCEPTIONS:
REPLACEMENT SKYLIGHTS, OR NEW SKYLIGHTS UP TO 16 SQUARE FEET, MAY HAVE A U-FACTOR OF 0.55. WHEN 75 SQUARE FEET OR LESS OF FENESTRATION IS REPLACED WINDOWS MAY HAVE A U-FACTOR OF 0.40. [CENC 150.2(B) TABLE 150.1-A]
2. FOR WINDOW MODIFICATIONS IN THE HILLSIDE FIRES ZONES 2 AND 3 REFER TO WINDOW AND
DOOR CODE COMPLIANCE CHECKLIST
VENTILATION REQUIREMENTS:
• TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS SHALL BE AT LEAST 3 FEET FROM PROPERTY LINE AND FROM OPENINGS INTO THE BUILDING, AND 10 FEET FROM A FORCED AIR INLET. [CMC 502.2.1]
• WHOLE-BUILDING VENTILATION: KITCHENS REQUIRE VENTILATION AIR FLOW AT 100 CUBIC FEET PER MINUTE OR MORE FOR INTERMEDIATE SYSTEMS OR 5 AIR CHANGES PER HOUR FOR CONTINUOUS SYSTEMS. [ASHRAE 62.2]
2022 BATHROOM REMODEL REQUIREMENTS:
1. PROVIDE WATERPROOFED MATERIAL AT SHOWER WALLS.
2. ALL RECEPTACLES SHALL BE GFCI PROTECTED AND CONNECTED TO A DEDICATED 15 AND 20 AMPS CIRCUIT ÂCEC 210.8 Ã
3. ALL HARDWIRED LIGHTING SHALL BE HIGH EFFICACY. ÂCA ENERGY EFF. STANDARDS, SECTION 150(K))
4. EXHAUST FANS ARE REQUIRED IN ALL BATHROOMS, EVEN IF AN OPERABLE WINDOW IS INSTALLED. CRC 303.3\
5. EXHAUST FANS AND LIGHTING SHALL HAVE SEPARATE CONTROL SWITCHES, (EVEN IF A COMBINATION UNIT IS INSTALLED). THE EXHAUST FAN MAY NEED TO BE SUPPLIED BY A GFCI PROTECTED CIRCUIT BASED ON THE MANUFACTURER’FS REQUIREMENTS. CEC 150.0 (K)(2B)
6. EXHAUST FANS SHALL TERMINATE A MINIMUM OF 3’F FROM PROPERTY LINE AND 3’F FROM OPENINGS INTO A BUILDING. (CMC 502.2.1)
7. EXHAUST FANS AT SHOWER SHALL BE LISTED FOR WET LOCATION AND SHALL BE GFCI PROTECTED. CEC 210.8
8. SHOWER ENCLOSURE DOORS SHALL OPEN OUTWARD AND MAINTAIN 22”H CLEARANCE CPC 408.5
9. SHOWER COMPARTMENT SHALL BE A MINIMUM 1,024 SQUARE INCHES ENCOMPASSING A 30”H CIRCLE. CPC 408.6
10. WATER CLOSETS (MAXIMUM 1.28 GPM Ã SHALL BE CLEAR 30 INCHES WIDE 15 INCHES ON CENTER) AND 24 INCHES IN FRONT. CPC 402.5
11. SHOWER HEADS (MAXIMUM 1.8 GPM CPC 408.2 & FAUCETS (MAXIMUM 1.2 GPM CPC 407.2)12. BATHTUB/WHIRLPOOLS AND SHOWER VALVES SHALL BE APPROVED PRESSURE-BALANCED OR THERMOSTATIC MIXING TYPE ADJUSTED TO A MAXIMUM OF 120 DEGREES. CPC 408.3
BUILDING ENVELOPE MODIFICATIONS:
EXTERIOR WALL, FLOOR AND ROOF FRAMING SPACES OPENED UP DURING THE COURSE OF REMODEL SHALL BE INSULATED. R-13 (2X4 WALL), R-20 (2X6 WALL), R-19 (FLOOR), AND R-19 (ATTIC/ROOF) INSULATION. [CENC 150.0(A)(C)(D)]
LIGHTING REQUIREMENTS:
• ALL INSTALLED LUMINAIRES SHALL BE HIGH EFFICACY. [CENC 150.0 TABLE 150.0-A]• UNDER CABINET LIGHTING SHALL BE CONTROLLED SEPARATELY FROM CEILING INSTALLED LIGHTING SUCH THAT ONE CAN BE TURNED ON WITHOUT THE OTHER. [CENC 150.0(2)(K)] • LUMINARIES RECESSED INTO INSULATED CEILINGS:
(A) SHALL BE LISTED FOR ZERO CLEARANCE INSULATION COVER (IC RATED);(B) SHALL INCLUDE A LABEL CERTIFYING AIR TIGHT (AT) WITH AIR LEAKAGE LESS THAN 2.0 CFM AT 75 PASCALS;(C) SHALL BE SEALED WITH A GASKET OR CAULK BETWEEN THE LUMINARY HOUSING AND CEILING;(D) IF RECESSED LIGHTS ARE EQUIPPED WITH BALLASTS, SHALL ALLOW BALLAST MAINTENANCE AND REPLACEMENT WITHOUT REQUIRING CUTTING OF HOLES IN THE CEILING; AND (E) SHALL NOT CONTAIN SCREW BASE SOCKETS. [CEES SEC.150(K)12].
SMOKE ALARMS: DWELLINGS ARE TO BE EQUIPPED WITH SMOKE ALARMS INSTALLED IN THE FOLLOWING LOCATIONS: [CRC 314.4] • IN EACH EXISTING SLEEPING ROOM.• OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.• ON EACH STORY INCLUDING BASEMENTS AND HABITABLE ATTICS, NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS.
• INSTALLED NOT LESS THAN 3 FEET HORIZONTALLY FROM THE DOOR OR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE ALARM REQUIRED BY CRC R314.3(4).
CARBON MONOXIDE ALARMS: DWELLINGS THAT HAVE ATTACHED GARAGES WITH AN OPENING THAT COMMUNICATES WITH THE DWELLING UNIT, OR FUEL BURNING
APPLIANCES, OR FIRE PLACE ARE TO BE EQUIPPED WITH CARBON MONOXIDE ALARMS INSTALLED IN THE FOLLOWING LOCATIONS: [CRC 315.3]
• OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.• ON EVERY OCCUPIABLE LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS.• WHERE A FUEL-BURNING APPLIANCE IS LOCATED WITHIN A BEDROOM OR ITS ATTACHED BATHROOM. A CARBON MONOXIDE ALARM SHALL BE INSTALLED WITHIN THE BEDROOM.
ALARM INTERCONNECTION AND POWER: SMOKE AND CARBON MONOXIDE ALARMS ARE REQUIRED TO BE INTERCONNECTED SUCH THAT ACTIVATION OF ONE ALARM WILLACTIVATE ALL OF THE ALARMS AND SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING. EXCEPTION: WHERE REPAIRS OR ALTERATIONS TO EXISTING BUILDINGS DO NOT RESULT IN THE REMOVAL OF WALL AND CEILING FINISHES AND THERE IS NO ACCESS BY MEANS OF ATTIC, BASEMENT OR CRAWL SPACE. [CRC 314.4 AND §314.6]
SMOKE AND CARBON MONOXIDE DETECTOR
WHEN ALTERATIONS,REPAIRS OR ADDITIONS REQUIRING A PERMIT OCCUR, THE INDIVIDUAL DWELLING UNIT SHALL BE EQUIPPED WITH SMOKE ALARMS LOCATED AS REQUIRED FOR NEW DWELLINGS. [R314.2.2] electrical legend
S SWITCH @ 48" U.F.F.
(E) SMOKE AND CARBON MONOXIDE DETECTOR
4" LED RECESSED LIGHT FIXTURE
BATHROOM/EXHAUST FAN
DUPLEX OUTLET @ 12" A.F.F. / 32"-36" A.F.F. AT COUNTER.
G.F.I. OUTLET @ 32" - 36" A.F.F. G.F.I
W/ LED LIGHT AND MOISTURE CONTROL
Sv VACANCY SENSOR SWITCH @ 48" A.F.F.
GAS STUB
LED WALL HUNG LIGHT FIXTURE BATHROOM
LED RECESSED LIGHT FIXTURE WITH WATER PROOF LENS
LED PENDANT LIGHT FIXTURE KITCHEN
240V G.F.I. OUTLET @ 32" - 36" A.F.F. 240V
(E) STUD WALL TO REMAIN
legend
--
DETAIL NUMBER
SHEET NUMBER
EXTERIOR ELEVATION REFERENCE TAG
(N) 2x STUD WALL -
EXTERIOR WALL TO RECEIVE 2X6 WITH R-13 BATT. INSULATION SEE TITLE 24 FOR MORE INFO.
new sheet notes
2 A8.0
2 A8.0
G.F.IG.F.I
S
Sv
S
4 4S
S4
1. NEW RELOCATED WASHER. PROVIDE POWER
2. PROVIDE WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE QUICK-ACTING VALVES (I.E. DISHWASHER HOT WATER LINE AND THE HOT/COLD WATER LINES FOR THE CLOTHES WASHER.) 2022CPC 609.10
3. PROVIDE NEW DISHWASHER. PROVIDE POWER AND PLUMBING. ON THE DISCHARGE SIDE OF THE DISHWASHER PROVIDE A LISTED AIR GAP FITTING. LISTED AIR GAPS SHALL BE INSTALLED WITH THE FLOOD LEVEL MARKING AT OR ABOVE THE FLOOD LEVEL OF THE SINK OR DRAIN BOARD WHICHEVER IS HIGHER PER CPC SECTION 807.3.
4. INSTALLATION OF A DEDICATED FUEL SHUT OFF VALVE SHALL BE WITHIN 6'-0" OF THE GAS APPLIANCE IT SERVES. CPC 230.79.
EARTHQUAKE-ACTUATED GAS SHUTOFF VALVES DESIGNED TO AUTOMATICALLY SHUT OFF THE GAS AT THE LOCATION OF THE VALVE IN THE EVENT OF A SEISMIC DISTURBANCE AND CERTIFIED BY THE STATED ARCHITECT AS CONFORMING TO CALIFORNIACODE OF REGULATIONS, TITLE 24, PART 12, CHAPTER 12 É16 É1, SHALL BE INSTALLED IN ALL NEW BUILDINGS AND IN EXISTING BUILDINGS THAT UNDERGO ALTERATIONS OR ADDITIONS THAT EXCEED $10,000.
5. PROVIDE NEW GAS COOKING RANGE (PROVIDE POWER) WITH NEW EXHAUST HOOD (PROVIDE POWER) WITH A MIN. VENTILATION EXHAUST RATE OF 100 CFM. HOUSEHOLD COOKING APPLIANCES SHALL HAVE A VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN THIRTY - 30" INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS, EXCEPT WHERE 24 INCHES IS ALLOWED PER CODE OR MANUFACTURER'S SPECIFICATION. CMC 920.3.2.
6. RANGE HOODS SHALL BE PERMITTED TO BE CORD-AND-PLUG-CONNECTED WITH A FLEXIBLE COURT IDENTIFIED AS SUITABLE FOR
USE ON RANGE HOODS IN THE INSTALLATION INSTRUCTIONS OF THE APPLIANCE MANUFACTURER, WHERE ALL THE FOLLOWING CONDITIONS ARE MET: THE FLEXIBLE CORD IS TERMINATED WITH A GROUNDING-TYPE ATTACHMENT PLUG. THE LENGTH OF THECORD IS 18 INCHES TO 4 FEET. RECEPTACLES ARE LOCATED TO PROTECT AGAINST PHYSICAL DAMAGE TO THE FLEXIBLE CORD.
THE RECEPTACLES IS ACCESSIBLE. THE RECEPTACLE IS SUPPLIED BY AN INDIVIDUAL BRANCH CIRCUIT.
7. IF OCCURS ELECTRIC STOVES AND OVENS SHALL BE SUPPLIED WITH 40- OR 50-AMP BRANCH CIRCUIT.
8. PROVIDE NEW SINK WITH CALGREEN COMPLIANT FAUCET WITH NEW GARBAGE DISPOSAL (PROVIDE POWER).9. NEW REFRIGERATOR/ICE MAKER/WINE COOLER (PROVIDE POWER AND ICE MAKER OUTLET BOX AND CONNECT).
10. NEW SOLID COUNTER TOP WITH UPPER AND LOWER CABINETS.11. COUNTERTOP AND WHERE THE COUNTERTOP DOES NOT EXTEND MORE THAN 6 INCHES BEYOND ITS BASE.12. NEW SOLID SURFACE COUNTER KITCHEN ISLAND AND BAR COUNTER WITH BASE CABINET.13. COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER SHALL PROTECT ALL RECEPTACLES IN ALL BEDROOMS, DINING ROOMS, LIVING ROOMS, PARLORS, LIBRARIES, DENS SUNROOMS, RECREATION ROOMS, CLOSETS, KITCHENS. LAUNDRY AREAS. HALLWAYS OR SIMILAR ROOMS OR AREAS WITH BRANCH CIRCUITS THAT SUPPLY 125 VOLT, SINGLE-PHASE, 15 AND 20-AMPERE RECEPTACLEOUTLETS, AND BE READILY ACCESSIBLE. 2022 CEC SECTION 210.12
14. TWO 20-AMP GFCI PROTECTED CIRCUITS WILL BE PROVIDED IN THE KITCHEN COUNTER AND ISLAND OUTLETS AND SHALL COMPLY WITH ART. 210.52 (C) (5) EXCEPTION TO (5) CEC 2022
15. LIGHTING INTEGRAL TO EXHAUST FANS SHALL BE CONTROLLED SEPARATELY FROM THE EXHAUST FANS. 150.0 (K) 28. LIGHTING SHALL HAVE VACANCY SENSOR. EXHAUST FAN SHALL BE 50 CFM MIN.
16. PROVIDE WATER CLOSETS TO BE MAX. 1.28 GAL. PER FLUSH.17. SHOWER/TUB W/ FULL HEIGHT TILE WALLS & TEMPERED GLASS ENCLOSURE. USE BITUTHANE 4,000 WATERPROOFING MEMBRANE OVER 1/2" WONDER BOARD & WALLS, CEILING, & FLOOR.
18. NEW SOLID SURFACE (NON-SLIP RESISTANT) SHOWER PAN AND WALLS19. PROVIDE SHOWER FINISHED TO 72" ABOVE DRAIN. PROVIDE PRESSURE OR THERMOSTATIC MIXING VALUE @ SHOWER AND JACUZZI/TUB, WHICH LIMITS WATER TEMPERATURE TO 120°F. SHOWER HEAD SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 60 PSI.
20. NEW SINK AND FAUCET. PROVIDE FAUCET TO BE MAX 1.2 CMP AT 60 PSI.METERING FAUCETS SHALL NOT EXCEED 0.2 GALLONS PER METERING CYCLE.
21. WINDOW MODIFICATIONS: REPLACEMENT AND NEW WINDOWS: SHALL HAVE A U-FACTOR EQUAL TO 0.3022. PROVIDE NEW COMBO UNIT SMOKE DETECTOR AND CARBON MONOXIDE DETECTOR W/BATTERY BACK-UP IN HALLWAY.23. PROVIDE NEW 24" X 48" FLAT PROFILE SKYLIGHT.24. PROVIDE NEW TANKLESS WATER HEATER.25. NEW MIN. 36"x24" ATTIC ACCESS26. NEW PREFABRICATED STAIRS.27. NEW P.T. POSTS ON CONC. BASE 2" ABOVE FINISHED GRADE (TYP.)28. NEW DECKING OVER FRAMING. S.S.D. FOR FRAMING DETAILS.29. NEW AIR CONDITIONER. 1 1
ITEM NO. 11.
11'-6" (E)
3'-4" (E)
SKYLIGHT
SKYLIGHT
72"x22"
h: 0' 5"
DN.
50"x54" (n) sliding wdw
egress
30"x80"
30"x80" 30"x80"
(N) W.I.C.
(N) BATHROOM
(N) ATTIC
ACCESS
W/PULL
DOWN
LADDER
PRE
FAB
DUMB
WAITER
(N) ATTIC
AIR HANDLING
UNIT
24"X24"
(n) flat profile skylight
W1
D3
D3
D3
(N) ATTIC
ACCESS
(N) SUNROOM BELOW
LIVING ROOM BELOW
96"x48" (n) fixed
w/smart glass
new proposed third floor plan SCALE: 1/4" = 1'-0" 1
N
8 A7.0
6 A7.0
5 A7.0
7 A7.0
1 A8.0
22 TYP.
15 TYP.
SS
v
SS
S
S3
S
2 A8.0
A6.0
NEW PROPOSED THIRD FLOOR
PLAN AND ROOF PLAN
1 # description date
date
354
plan checkclient review
revision history2date
constructionbidding
proj proj
arch mgr
proj
num
scale drawing release status
consultantconsultant
AS NOTED
sheet
number
4.19.2024
Ken MacDonald's
Residence
Application
PD-25-002
Remodeling & Addition
130 Vasona Oaks Dr,
Los Gatos, CA 95032
general notes
1. This sheet is part of a set and is not to be used alone.
2. This sheet is not to be used for construction unless the designer's signature appear on drawings and status box
indicates drawings have been released for construction.
3. These plans and prints thereof, as instruments of
service, are owned by the designer and are for use on
this project only. Reproduction and/or distribution withoutthe prior written consent of the designer is forbidden.
4. Copyright Slcdesign, 2025
x Do not scale or measure plan set.x All vendors shall measure as builts/current framing conditions prior to casework/cabinet fabrication
disclaimer
KITCHEN GENERAL NOTES (2022 CBC REQUIREMENTS):
WATER CONSERVING PLUMBING FIXTURES REQUIREMENTS:
• KITCHEN FAUCETS SHALL HAVE A MAXIMUM FLOW RATE OF 1.8 GALLONS PER MINUTE. FLOW MAY TEMPORARILY INCREASE TO 2.2 GALLONS PER MINUTE, BUT MUST DEFAULT TO A MAXIMUM OF 1.8 GALLONS PER MINUTE [CGBSC 4.303.1.4.4]
• PRIOR TO FINAL INSPECTION ALL NON-COMPLIANT PLUMBING FIXTURES SHALL BE UPGRADED WITH WATER-CONSERVING FIXTURES AS REQUIRED BY CIVIL CODE 1101.1. A COMPLETED AND SIGNED CERTIFICATE OF COMPLIANCE SHALL BE PROVIDED TO THE BUILDING INSPECTOR.
ELECTRICAL REQUIREMENTS:
• RECEPTACLE OUTLETS SHALL BE INSTALLED SO THAT NO POINT ALONG THE WALL COUNTERTOP OR WORK SURFACE IS MORE THAN 24 INCHES FROM A RECEPTACLE IN THAT SPACE. [CEC 210.52(C)(1)] • RECEPTACLE OUTLETS SHALL BE INSTALLED AT EACH KITCHEN COUNTERTOP AND WORK SURFACE THAT IS 12 INCHES OR WIDER. [CEC 210.52(C)(1)]
• AT LEAST ONE RECEPTACLE OUTLET SHALL BE INSTALLED AT EACH ISLAND OR PENINSULAR COUNTER SPACE WITH A LONG DIMENSION OF 24 INCHES OR GREATER AND A SHORT DIMENSION OF 12 INCHES OR GREATER. [CEC 210-52(C)(2) AND 210.52(C)(3)]
• ALL ELECTRICAL OUTLETS SERVING KITCHEN COUNTERTOPS AND DISHWASHERS SHALL BE GFCI PROTECTED. GROUND FAULT CIRCUIT INTERRUPTERS SHALL BE LOCATED IN A READILY ACCESSIBLELOCATION. [CEC 210.8(A)(D)] • AT LEAST TWO SEPARATE 20-AMPERE BRANCH CIRCUITS SHALL BE PROVIDED FOR SMALL KITCHEN APPLIANCES. THESE CIRCUITS ARE LIMITED TO SUPPLYING WALL AND COUNTER SPACE OUTLETS ONLY AND CANNOT SERVE DISHWASHER, MICROWAVE, RANGE HOOD, GARBAGE DISPOSAL, ETC. [CEC 210.11(C)(1) AND 210.52(B)(3)]
• ALL ADDED/REPLACED RECEPTACLES SHALL BE LISTED TAMPER-RESISTANT RECEPTACLES AND SHALL BE ARC FAULT PROTECTED. [CEC 406.12]
2022 BATHROOM REMODEL REQUIREMENTS:
1. PROVIDE WATERPROOFED MATERIAL AT SHOWER WALLS.
2. ALL RECEPTACLES SHALL BE GFCI PROTECTED AND CONNECTED TO A DEDICATED 15 AND 20 AMPS CIRCUIT ÂCEC 210.8 Ã
3. ALL HARDWIRED LIGHTING SHALL BE HIGH EFFICACY. ÂCA ENERGY EFF. STANDARDS, SECTION 150(K))
4. EXHAUST FANS ARE REQUIRED IN ALL BATHROOMS, EVEN IF AN OPERABLE WINDOW IS INSTALLED. CRC 303.3\
5. EXHAUST FANS AND LIGHTING SHALL HAVE SEPARATE CONTROL SWITCHES, (EVEN IF A COMBINATION UNIT IS INSTALLED). THE EXHAUST FAN MAY NEED TO BE SUPPLIED BY A GFCI PROTECTED CIRCUIT BASED ON THE MANUFACTURER’FS REQUIREMENTS. CEC 150.0 (K)(2B)
6. EXHAUST FANS SHALL TERMINATE A MINIMUM OF 3’F FROM PROPERTY LINE AND 3’F FROM OPENINGS INTO A BUILDING. (CMC 502.2.1)
7. EXHAUST FANS AT SHOWER SHALL BE LISTED FOR WET LOCATION AND SHALL BE GFCI PROTECTED. CEC 210.8
8. SHOWER ENCLOSURE DOORS SHALL OPEN OUTWARD AND MAINTAIN 22”H CLEARANCE CPC 408.5
9. SHOWER COMPARTMENT SHALL BE A MINIMUM 1,024 SQUARE INCHES ENCOMPASSING A 30”H CIRCLE. CPC 408.6
10. WATER CLOSETS (MAXIMUM 1.28 GPM Ã SHALL BE CLEAR 30 INCHES WIDE 15 INCHES ON CENTER) AND 24 INCHES IN FRONT. CPC 402.5
11. SHOWER HEADS (MAXIMUM 1.8 GPM CPC 408.2 & FAUCETS (MAXIMUM 1.2 GPM CPC 407.2)12. BATHTUB/WHIRLPOOLS AND SHOWER VALVES SHALL BE APPROVED PRESSURE-BALANCED OR THERMOSTATIC MIXING TYPE ADJUSTED TO A MAXIMUM OF 120 DEGREES. CPC 408.3
electrical legend
S SWITCH @ 48" U.F.F.
(E) SMOKE AND CARBON MONOXIDE DETECTOR
4" LED RECESSED LIGHT FIXTURE
BATHROOM/EXHAUST FAN
DUPLEX OUTLET @ 12" A.F.F. / 32"-36" A.F.F. AT COUNTER.
G.F.I. OUTLET @ 32" - 36" A.F.F. G.F.I
W/ LED LIGHT AND MOISTURE CONTROL
Sv VACANCY SENSOR SWITCH @ 48" A.F.F.
GAS STUB
LED WALL HUNG LIGHT FIXTURE BATHROOM
LED RECESSED LIGHT FIXTURE WITH WATER PROOF LENS
LED PENDANT LIGHT FIXTURE KITCHEN
240V G.F.I. OUTLET @ 32" - 36" A.F.F. 240V
(E) STUD WALL TO REMAIN
legend
--
DETAIL NUMBER
SHEET NUMBER
EXTERIOR ELEVATION REFERENCE TAG
(N) 2x STUD WALL -
EXTERIOR WALL TO RECEIVE 2X6 WITH R-13 BATT. INSULATION SEE TITLE 24 FOR MORE INFO.
new sheet notes
WINDOW MODIFICATIONS: REPLACEMENT AND NEW WINDOWS:
1. SHALL HAVE A U-FACTOR EQUAL TO 0.30 OR LOWER. EXCEPTIONS:
REPLACEMENT SKYLIGHTS, OR NEW SKYLIGHTS UP TO 16 SQUARE FEET, MAY HAVE A U-FACTOR OF 0.55. WHEN 75 SQUARE FEET OR LESS OF FENESTRATION IS REPLACED WINDOWS MAY HAVE A U-FACTOR OF 0.40. [CENC 150.2(B) TABLE 150.1-A]
2. FOR WINDOW MODIFICATIONS IN THE HILLSIDE FIRES ZONES 2 AND 3 REFER TO WINDOW AND
DOOR CODE COMPLIANCE CHECKLIST
VENTILATION REQUIREMENTS:
• TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS SHALL BE AT LEAST 3 FEET FROM PROPERTY LINE AND FROM OPENINGS INTO THE BUILDING, AND 10 FEET FROM A FORCED AIR INLET. [CMC 502.2.1]
• WHOLE-BUILDING VENTILATION: KITCHENS REQUIRE VENTILATION AIR FLOW AT 100 CUBIC FEET PER MINUTE OR MORE FOR INTERMEDIATE SYSTEMS OR 5 AIR CHANGES PER HOUR FOR CONTINUOUS SYSTEMS. [ASHRAE 62.2]
BUILDING ENVELOPE MODIFICATIONS:
EXTERIOR WALL, FLOOR AND ROOF FRAMING SPACES OPENED UP DURING THE COURSE OF REMODEL SHALL BE INSULATED. R-13 (2X4 WALL), R-20 (2X6 WALL), R-19 (FLOOR), AND R-19 (ATTIC/ROOF) INSULATION. [CENC 150.0(A)(C)(D)]
LIGHTING REQUIREMENTS:
• ALL INSTALLED LUMINAIRES SHALL BE HIGH EFFICACY. [CENC 150.0 TABLE 150.0-A]• UNDER CABINET LIGHTING SHALL BE CONTROLLED SEPARATELY FROM CEILING INSTALLED LIGHTING SUCH THAT ONE CAN BE TURNED ON WITHOUT THE OTHER. [CENC 150.0(2)(K)] • LUMINARIES RECESSED INTO INSULATED CEILINGS:
(A) SHALL BE LISTED FOR ZERO CLEARANCE INSULATION COVER (IC RATED);(B) SHALL INCLUDE A LABEL CERTIFYING AIR TIGHT (AT) WITH AIR LEAKAGE LESS THAN 2.0 CFM AT 75 PASCALS;(C) SHALL BE SEALED WITH A GASKET OR CAULK BETWEEN THE LUMINARY HOUSING AND CEILING;(D) IF RECESSED LIGHTS ARE EQUIPPED WITH BALLASTS, SHALL ALLOW BALLAST MAINTENANCE AND REPLACEMENT WITHOUT REQUIRING CUTTING OF HOLES IN THE CEILING; AND (E) SHALL NOT CONTAIN SCREW BASE SOCKETS. [CEES SEC.150(K)12].
SMOKE ALARMS: DWELLINGS ARE TO BE EQUIPPED WITH SMOKE ALARMS INSTALLED IN THE FOLLOWING LOCATIONS: [CRC 314.4] • IN EACH EXISTING SLEEPING ROOM.• OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.• ON EACH STORY INCLUDING BASEMENTS AND HABITABLE ATTICS, NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS.
• INSTALLED NOT LESS THAN 3 FEET HORIZONTALLY FROM THE DOOR OR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT PLACEMENT OF A SMOKE ALARM REQUIRED BY CRC R314.3(4).
CARBON MONOXIDE ALARMS: DWELLINGS THAT HAVE ATTACHED GARAGES WITH AN OPENING THAT COMMUNICATES WITH THE DWELLING UNIT, OR FUEL BURNING
APPLIANCES, OR FIRE PLACE ARE TO BE EQUIPPED WITH CARBON MONOXIDE ALARMS INSTALLED IN THE FOLLOWING LOCATIONS: [CRC 315.3]
• OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.• ON EVERY OCCUPIABLE LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS.• WHERE A FUEL-BURNING APPLIANCE IS LOCATED WITHIN A BEDROOM OR ITS ATTACHED BATHROOM. A CARBON MONOXIDE ALARM SHALL BE INSTALLED WITHIN THE BEDROOM.
ALARM INTERCONNECTION AND POWER: SMOKE AND CARBON MONOXIDE ALARMS ARE REQUIRED TO BE INTERCONNECTED SUCH THAT ACTIVATION OF ONE ALARM WILLACTIVATE ALL OF THE ALARMS AND SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING. EXCEPTION: WHERE REPAIRS OR ALTERATIONS TO EXISTING BUILDINGS DO NOT RESULT IN THE REMOVAL OF WALL AND CEILING FINISHES AND THERE IS NO ACCESS BY MEANS OF ATTIC, BASEMENT OR CRAWL SPACE. [CRC 314.4 AND §314.6]
SMOKE AND CARBON MONOXIDE DETECTOR
WHEN ALTERATIONS,REPAIRS OR ADDITIONS REQUIRING A PERMIT OCCUR, THE INDIVIDUAL DWELLING UNIT SHALL BE EQUIPPED WITH SMOKE ALARMS LOCATED AS REQUIRED FOR NEW DWELLINGS. [R314.2.2]
1. NEW RELOCATED WASHER. PROVIDE POWER
2. PROVIDE WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE QUICK-ACTING VALVES (I.E. DISHWASHER HOT WATER LINE AND THE HOT/COLD WATER LINES FOR THE CLOTHES WASHER.) 2022CPC 609.10
3. PROVIDE NEW DISHWASHER. PROVIDE POWER AND PLUMBING. ON THE DISCHARGE SIDE OF THE DISHWASHER PROVIDE A LISTED AIR GAP FITTING. LISTED AIR GAPS SHALL BE INSTALLED WITH THE FLOOD LEVEL MARKING AT OR ABOVE THE FLOOD LEVEL OF THE SINK OR DRAIN BOARD WHICHEVER IS HIGHER PER CPC SECTION 807.3.
4. INSTALLATION OF A DEDICATED FUEL SHUT OFF VALVE SHALL BE WITHIN 6'-0" OF THE GAS APPLIANCE IT SERVES. CPC 230.79.
EARTHQUAKE-ACTUATED GAS SHUTOFF VALVES DESIGNED TO AUTOMATICALLY SHUT OFF THE GAS AT THE LOCATION OF THE
VALVE IN THE EVENT OF A SEISMIC DISTURBANCE AND CERTIFIED BY THE STATED ARCHITECT AS CONFORMING TO CALIFORNIA CODE OF REGULATIONS, TITLE 24, PART 12, CHAPTER 12 É16 É1, SHALL BE INSTALLED IN ALL NEW BUILDINGS AND IN EXISTING BUILDINGS THAT UNDERGO ALTERATIONS OR ADDITIONS THAT EXCEED $10,000.
5. PROVIDE NEW GAS COOKING RANGE (PROVIDE POWER) WITH NEW EXHAUST HOOD (PROVIDE POWER) WITH A MIN. VENTILATION EXHAUST RATE OF 100 CFM. HOUSEHOLD COOKING APPLIANCES SHALL HAVE A VERTICAL CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN THIRTY - 30" INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS, EXCEPT WHERE 24 INCHES IS ALLOWED PER CODE OR MANUFACTURER'S SPECIFICATION. CMC 920.3.2.
6. RANGE HOODS SHALL BE PERMITTED TO BE CORD-AND-PLUG-CONNECTED WITH A FLEXIBLE COURT IDENTIFIED AS SUITABLE FOR
USE ON RANGE HOODS IN THE INSTALLATION INSTRUCTIONS OF THE APPLIANCE MANUFACTURER, WHERE ALL THE FOLLOWING CONDITIONS ARE MET: THE FLEXIBLE CORD IS TERMINATED WITH A GROUNDING-TYPE ATTACHMENT PLUG. THE LENGTH OF THECORD IS 18 INCHES TO 4 FEET. RECEPTACLES ARE LOCATED TO PROTECT AGAINST PHYSICAL DAMAGE TO THE FLEXIBLE CORD.
THE RECEPTACLES IS ACCESSIBLE. THE RECEPTACLE IS SUPPLIED BY AN INDIVIDUAL BRANCH CIRCUIT.
7. IF OCCURS ELECTRIC STOVES AND OVENS SHALL BE SUPPLIED WITH 40- OR 50-AMP BRANCH CIRCUIT.
8. PROVIDE NEW SINK WITH CALGREEN COMPLIANT FAUCET WITH NEW GARBAGE DISPOSAL (PROVIDE POWER).
9. NEW REFRIGERATOR/ICE MAKER/WINE COOLER (PROVIDE POWER AND ICE MAKER OUTLET BOX AND CONNECT).
10. NEW SOLID COUNTER TOP WITH UPPER AND LOWER CABINETS.11. COUNTERTOP AND WHERE THE COUNTERTOP DOES NOT EXTEND MORE THAN 6 INCHES BEYOND ITS BASE.12. NEW SOLID SURFACE COUNTER KITCHEN ISLAND AND BAR COUNTER WITH BASE CABINET.13. COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER SHALL PROTECT ALL RECEPTACLES IN ALL BEDROOMS, DINING ROOMS, LIVING ROOMS, PARLORS, LIBRARIES, DENS SUNROOMS, RECREATION ROOMS, CLOSETS, KITCHENS. LAUNDRY AREAS. HALLWAYS OR SIMILAR ROOMS OR AREAS WITH BRANCH CIRCUITS THAT SUPPLY 125 VOLT, SINGLE-PHASE, 15 AND 20-AMPERE RECEPTACLEOUTLETS, AND BE READILY ACCESSIBLE. 2022 CEC SECTION 210.12
14. TWO 20-AMP GFCI PROTECTED CIRCUITS WILL BE PROVIDED IN THE KITCHEN COUNTER AND ISLAND OUTLETS AND SHALL COMPLY WITH ART. 210.52 (C) (5) EXCEPTION TO (5) CEC 2022
15. LIGHTING INTEGRAL TO EXHAUST FANS SHALL BE CONTROLLED SEPARATELY FROM THE EXHAUST FANS. 150.0 (K) 28. LIGHTING SHALL HAVE VACANCY SENSOR. EXHAUST FAN SHALL BE 50 CFM MIN.
16. PROVIDE WATER CLOSETS TO BE MAX. 1.28 GAL. PER FLUSH.17. SHOWER/TUB W/ FULL HEIGHT TILE WALLS & TEMPERED GLASS ENCLOSURE. USE BITUTHANE 4,000 WATERPROOFING MEMBRANE OVER 1/2" WONDER BOARD & WALLS, CEILING, & FLOOR.
18. NEW SOLID SURFACE (NON-SLIP RESISTANT) SHOWER PAN AND WALLS19. PROVIDE SHOWER FINISHED TO 72" ABOVE DRAIN. PROVIDE PRESSURE OR THERMOSTATIC MIXING VALUE @ SHOWER AND JACUZZI/TUB, WHICH LIMITS WATER TEMPERATURE TO 120°F. SHOWER HEAD SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 60 PSI.
20. NEW SINK AND FAUCET. PROVIDE FAUCET TO BE MAX 1.2 CMP AT 60 PSI.METERING FAUCETS SHALL NOT EXCEED 0.2 GALLONS PER METERING CYCLE.
21. WINDOW MODIFICATIONS: REPLACEMENT AND NEW WINDOWS: SHALL HAVE A U-FACTOR EQUAL TO 0.3022. PROVIDE NEW COMBO UNIT SMOKE DETECTOR AND CARBON MONOXIDE DETECTOR W/BATTERY BACK-UP IN HALLWAY.23. PROVIDE NEW 24" X 48" FLAT PROFILE SKYLIGHT.24. PROVIDE NEW TANKLESS WATER HEATER.25. NEW MIN. 36"x24" ATTIC ACCESS26. NEW PREFABRICATED STAIRS.27. NEW P.T. POSTS ON CONC. BASE 2" ABOVE FINISHED GRADE (TYP.)28. NEW DECKING OVER FRAMING. S.S.D. FOR FRAMING DETAILS.29. NEW AIR CONDITIONER. 1 1
roof plan SCALE: 1/4" = 1'-0" 2
N
8 A7.0
5 A7.0
7 A7.0
1 A8.0
2 A8.0
(E) COMPOSITIONAL
ROOFING TO REMAIN
NEW COMPOSITIONAL SHINGLES ROOFING OVER
TWO LAYERS 30 LB FELT OVER 1/2" PLYWOOD.
MINIMUM CLASS 'C' ROOFING PER CRC R902.1.3.MATCH WITH EXISTING ADJACENT.
NEW PREFAB SUNROOM ROOF.
CONTRACTOR TO PROVIDE SHOP DRAWINGS
FOR CITY APPROVVAL
(E) SKYLIGHTS TO
REMAIN
(E) SKYLIGHTS TO
REMAIN
2.5:12 SLOPE
RED DASHED LINES
INDICATE ROOF
OVERHANG TO
REMOVE
ITEM NO. 11.
4'-3
5 8" 18'-03 8"
8'-10" 2'-3
3 4" 7'-2
1 4" 7'-10
3 4"
3'-4"
6'-8"
6'-10"
26'-2
3 4"
1'-8"
6'-8"
4'-10"
16'-9
1 4"
8'-10"
13'-3
1 2"
3'-4"
25'-8
5 8"
26'-0"
21'-4
3 8"
4'-0"
6'-8"
6'-4"
1'-10"
11'-11
3 8"
4'-10"
3'-0"
6'-8"
8'-0"
16'-0" 10'-0"
3'-10
3 4"
8'-11
3 8"
3'-8"
4'-4"
6'-2"
8'-0" 4'-0" 3'-5
3 4"
8'-10" 7'-10
3 4" 9'-618"
2'-6"
19'-9
3 8"
9'-11
7 8"
3'-8"
4'-4"
6'-2"
8'-0"
8'-10" 7'-10
3 4"
2'-6"
19'-9
3 8"
9'-11
7 8"
7'-5
7 8"
9'-6
1 8"
11'-11
3 8"
3'-0"
6'-8"
8'-0"
18'-9
1 8" 4'-7
5 8"
3'-10
3 4"
8'-11
3 8"
2'-7
1 4"
4'-3
5 8" 18'-03 8"
8'-10" 2'-3
3 4" 7'-2
1 4" 7'-10
3 4"
3'-4"
6'-8"
6'-10"
26'-2
3 4"
1'-8"
6'-8"
4'-10"
16'-9
1 4"
8'-10"
13'-6
5 8"
3'-4"
25'-8
5 8"
26'-0"
21'-4
3 8"
8'-0" 9'-5
1 8"
A7.0
DEMO AND NEW ELEVATIONS
1 # description date
date
354
plan checkclient review
revision history2date
constructionbidding
proj proj
arch mgr
proj
num
scale drawing release status
consultantconsultant
AS NOTED
sheet
number
4.19.2024
Ken MacDonald's
Residence
Application
PD-25-002
Remodeling & Addition
130 Vasona Oaks Dr,
Los Gatos, CA 95032
general notes
1. This sheet is part of a set and is not to be used alone.
2. This sheet is not to be used for construction unless the designer's signature appear on drawings and status box
indicates drawings have been released for construction.
3. These plans and prints thereof, as instruments of
service, are owned by the designer and are for use on
this project only. Reproduction and/or distribution withoutthe prior written consent of the designer is forbidden.
4. Copyright Slcdesign, 2025
x Do not scale or measure plan set.x All vendors shall measure as builts/current framing conditions prior to casework/cabinet fabrication
disclaimer
demo elevation - westdemo elevation - north demo elevation - south 568
demo elevation - east 7
1243
new elevation - westnew elevation - north new elevation - south new elevation - east SCALE: 1/8" = 1'-0"
(E) ROOF
(E) WINDOW
(E) STUCCO
(E) POST TO (E) STUCCO
REMOVE
SCALE: 1/8" = 1'-0"SCALE: 1/8" = 1'-0"SCALE: 1/8" = 1'-0" SCALE: 1/8" = 1'-0" SCALE: 1/8" = 1'-0"SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"
(E) WINDOW
(E) DOOR (E) GARAGE
DOOR
(E) ROOF (E) WINDOW (E) STUCCO
(E) DOOR
(E) DOOR
(E) ROOF TO (E) ROOF (E) WINDOW (E) ROOF (E) WINDOW
REMOVE
(N) POST (E) WINDOW (E) DOOR (E) STUCCO
(N) ROOF (E) ROOF (E) WINDOW (E) ROOF (E) WINDOW
(E) ROOF (E) ROOF TO
REMOVE
(E) WINDOW (E) WINDOW TO
REMOVE
(E) WINDOW TO
REMOVE
(E) POST TO (E) WINDOW (E) STUCCO
REMOVE
(E) DOOR TO(E) DOOR
REMOVE
(E) ROOF (N) GLASS (N) ROOF
ROOF
(N) STAIR (N) GLASS (E) DOOR (E) WINDOW (E) STUCCO
WALL
(E) ROOF (E) ROOF TO
REMOVE
(E) WINDOW TO
REMOVE
(E) STUCCO (E) WINDOW (E) DECK TO
REMOVE
(E) POST TO
REMOVE
(E) WINDOW (E) ROOF (N) GLASS WALL (N) GLASS ROOF
(E) STUCCO (E) WINDOW (N) STAIR (N) POST
(E) WINDOW
(E) ROOF (E) ROOF
(E) GARAGE
DOOR
(E) WINDOW
TO REMOVE
(N) WINDOW
1
ITEM NO. 11.
16'-9
1 4"
8'-10"
8'-0"
6'-8"
6'-8"
9'-0
7 8"
3'-4"
7'-4
3 4"
6'-8"
1'-0"
7'-8"
1'-0"
8'-0"
6'-10"
8'-8
3 4"
7'-10
7 8"
7'-6"
(N) BEDROOM
(E) LIVING ROOM/DINING
(E) BEDROOM
1'-0"
(E) ENTRANCE
(N) 1//2
BATH
3'-6"
3'-0"
TO TOP OF
HANDRAIL
(N) CLOSET RECONF
LAUNDRY
RM.
8'-0"
1'-0"
8'-5
1 8"
EXTENDED LIVING
1 2" GYP BOARD. TYP. 2xSTUDS @ 16" O.C. EXTERIOR WALLS WITH INSULATION. SEE T-24
NEW RAFTERS WITH CLOSED
CELL INSULATION AT VAULTED
CEILING. SEE T-24
(E) RAFTERS WITH CLOSED CELL
INSULATION AT VAULTED
CEILING. SEE T-24
PROVIDE NEW FLOOR
INSULATION ABOVE
GARAGE AREA.
SEE TITLE 24
NEW 58" TYPE X GYP BORAD AT
CEILING BETWEEN NEW
LIVNG SPACE AT 2ND
FLOOR AND (E) GARAGE
(N) 2x BLOCKING W/2" DIA
VENTILATION HOLES IN
BLOCKING. (3) PER
BLOCK. TYP.
(E) RIDGE BEAM
PRE-FAB SPIRAL STAIRS
DEFERRED SUBMITTAL
(N) WOOD HANDRAILS ATTACHED TO
WALL
(SHOWN BEYOND) WALL IN FRONT
(N) WOOD STAIRS
S.S.D.
3'-10
3 4"
7 RISER @ 6
58 "
EACH
5'-012"
6 TREADS
@ 10" EACH
MARK D1
WIDTH
LOCATION
QUANTITY
COMMENTS
D2 D3 D4
DOOR AND WINDOW SCHEDULE
6' - 0"
(N) SUNROOM
HEIGHT 6' - 8"
2 1
6' - 8"
2' - 8" 6' - 0"
(N) CLOSET
1 6' - 8"
8 6' - 8"
2' - 6"
SLIDING
DOOR
4' - 2"
(N) BEDROOM
1 4' - 6"
RECONF
LAUNDRT RM.
FOLDING
TEMPERED
DOOR
(E) BEDROOM,(N) BEDROOM,(N) BATHROOM,(N) W.I.C.
SINGLE
PANEL SOLID
DOOR
W1
SLIDING
EGRESS
WINDOW
OPEN GUARDRAILS AND OPEN
HANDRAILS ONDECKS AND STAIRWAYS
MORE THAN 30 INCHESABOVE GRADE
OR A FLOOR BELOW SHALL
HAVEMEMBERS SPACED SO THAT A 4
INCH DIAMETERSPHERE CANNOT PASS
GUARDRAIL THROUGH.
HANDRAILS.
34-38"
above nosings
11" MIN. RUN
LESS THAN 4"OPENING
WHEREHIGHER THAN
30"ABOVE THE GROUND
7 3/4" MAX.RISE
NOT LESS THANWIDTH
OF STAIRWAY
LANDING
FINISHED GRADE
GUARDRAIL REQUIREDIF
MORE THAN 30"
DECK
LESS THAN6"
DIA. SPACE
NEW
OREXISTINGLIGHTREQUIRED
42" MIN HEIGHT
STAIRS SEEELEVATIONS AND
PLANS
GUARDRAIL DETAIL
8'-0" 8'-0" 8'-6" EXTENDED AREA (N) SUNROOM 12" GYP BOARD. TYP. 2xSTUDS @ 16" O.C. EXTERIOR WALLS WITH INSULATION. SEE T-24 (N) 2x FLOOR JOIST,
S.S.D. INSULATIONSEE T24
1'-6"
CLR.
NEW RAFTERS WITH CLOSED
CELL INSULATION AT VAULTEDCEILING. SEE T-24
(E) RAFTERS WITH CLOSED CELL
INSULATION AT VAULTED
CEILING. SEE T-24
8'-0" 8'-0"
6'-8"(E) BEDROOM
A8.0
SECTIONS , DOOR AND WINDOW
SCHEDULE AND DETAIL
1 # description date
date
354
plan checkclient review
revision history2date
constructionbidding
proj proj
arch mgr
proj
num
scale drawing release status
consultantconsultant
AS NOTED
sheet
number
4.19.2024
Ken MacDonald's
Residence
Application
PD-25-002
Remodeling & Addition
130 Vasona Oaks Dr,
Los Gatos, CA 95032
general notes
1. This sheet is part of a set and is not to be used alone.
2. This sheet is not to be used for construction unless the designer's signature appear on drawings and status box
indicates drawings have been released for construction.
3. These plans and prints thereof, as instruments of
service, are owned by the designer and are for use on
this project only. Reproduction and/or distribution withoutthe prior written consent of the designer is forbidden.
4. Copyright Slcdesign, 2025
x Do not scale or measure plan set.x All vendors shall measure as builts/current framing conditions prior to casework/cabinet fabrication
disclaimer
section b-b SCALE: 3/16" = 1'-0" 2
stairs and guardrail details SCALE: 3/4" = 1'-0" 3 door and window schedule SCALE: 3/8" = 1'-0" 4 stair general notes
1. STAIR TREADS AND RISERS: STAIR RISER HEIGHTS SHALL BE 7 3 4 INCHES MAXIMUM AND 4 INCHES MINIMUM. STAIR TREAD DEPTHS SHALL BE 10 INCHES MINIMUM. THE RISER
HEIGHT SHALL BE MEASURED VERTICALLY BETWEEN THE LEADING EDGES OF ADJACENT TREADS. THE TREAD DEPTH SHALL BE MEASURED HORIZONTALLY BETWEEN THE
VERTICAL PLANES OF THE FOREMOST PROJECTION OF ADJACENT TREADS AND AT A RIGHT ANGLE TO THE TREAD'S LEADING EDGE. WINDER TREADS SHALL HAVE A MINIMUM TREAD DEPTH OF 10 INCHES MEASURED AT A RIGHT ANGLE TO THE TREAD'S LEADING EDGE AT THE WALKLINE. WINDER TREADS SHALL HAVE A MINIMUM TREAD DEPTH OF 6" AT ANY POINT IN THE CLEAR WIDTH OF THE STAIR.
2. STAIRWAY LANDINGS: THERE SHALL BE A FLOOR OR LANDING AT THE TOP AND BOTTOM OF EACH STAIRWAY. THE WIDTH OF THE LANDINGS SHALL NOT BE LESS THAN THE WIDTH OF STAIRWAYS THEY SERVE. EVERY LANDING SHALL HAVE A MINIMUM DIMENSION OF 36" MEASURED IN THE DIRECTION OF TRAVEL.
3. ENCLOSURES UNDER STAIRWAYS. THE WALLS AND CEILING WITHIN ENCLOSED USABLE
SPACES UNDER ENCLOSED AND UNENCLOSED STAIR- WAYS SHALL BE PROTECTED ON THE ENCLOSED SIDE WITH 12 INCH GYPSUM BOARD. THERE SHALL BE NO ENCLOSED USABLE SPACE UNDER EXTERIOR EXIT STAIRWAYS UNLESS THE SPACE IS COMPLETELYEN- CLOSED IN 1-HOUR FIRE-RESISTIVE RATED CONSTRUCTION. THE OPEN SPACE UNDEREXTERIOR STAIRWAYS SHALL NOT BE USED FOR ANY PURPOSE.
4. HANDRAIL HEIGHT: HANDRAIL HEIGHT, MEASURED ABOVE STAIR TREAD NOSING, OR FINISH SURFACE RAMP SLOPE SHALL BE UNIFORM, NOT LESS THAN 34 INCHES AND NOT MORE THAN 38 INCHES.
5. HANDRAIL GRIP-SIZE: HANDRAILS WITH A CIRCULAR CROSS- SECTION SHALL HAVE AN OUTSIDE DIAMETER OF AT LEAST 1.25 INCHES AND NOT GREATER THAN 2 INCHES ORSHALL PROVIDE EQUIVALENT GRIP-SIZE. IF THE HANDRAIL IS NOT CIRCULAR, IT SHALL HAVE A PERIMETER DIMENSION OF AT LEAST 4 INCHES AND NOT GREATER THAN 6.25 INCHES WITH A MAXIMUM CROSS-SECTION DIMENSION OF 2.25 INCHES. EDGES SHALL HAVE A MINIMUM RADIUS OF 0.01 INCH.
guardrail general notes
1. CONFORM TO 2019 CRC R301.5. HANDRAILS AND GUARDS SHALL BE DESIGNED TO RESIST A CONCENTRATED LOAD OF 200LB APPLIED IN ANY DIRECTION. [CRC R301.5]
2. GUARDRAILS ARE REQUIRED ALONG OPEN SIDES OF STAIRWAYS, LANDINGS, BALCONIES,
PORCHES, DECKS, FLOOR OPENINGS, RAMPS, AND ROOFS USED FOR OTHER THAN SERVICE OF THE BUILDING, WHICH ARE MORE THAN 30" ABOVE GRADE OR FLOOR BELOW.
3. GUARDRAILS SHALL HAVE A 42" MINIMUM HEIGHT, 42" HIGH ALONG OPEN SIDES OF STAIRWAYS.
4. GUARDRAILS MUST BE ABLE TO WITHSTAND A LOAD OF 20 POUNDS PER LINEAL FOOT APPLIED HORIZONTALLY AT THE TOP OF THE GUARDRAIL.
5. INTERMEDIATE RAILS, PANELS OR FILLERS, AND THEIR CONNECTIONS, SHALL BE CAPABLE OF WITHSTANDING A LOAD OF 25 POUNDS PER SQUARE FOOT APPLIED AT RIGHT ANGLES TO THE GUARDRAIL.
6. GUARDRAILS SHALL BE DESIGNED SO THAT A 6" DIAMETER SPHERE CANNOT PASS
THROUGH THE TRIANGULAR SPACE FORMED BY THE BOTTOM OF THE RAIL, THE RISER AND THE TREAD.
7. BALUSTERS ON A HANDRAIL OR A GUARDRAIL SHALL BE SO SPACED SO THAT A 4" SPHERE CANNOT PASS THROUGH.
section a-a SCALE: 3/16" = 1'-0" 1
1
ITEM NO. 11.
UP
30"x80"
PANTRY FRIDGE
wetbar area
wine
fridge
30"x80"
30"x80"
makeup
30"x80"
D / W
D1
D1
D3
D3
D3
D3
192"x80" (N) FOLDING DOORS
TEMPERED-5 EQ. PANELS TEMPERED EQ. PANELS
30"x80"
D3
B
(N) ADDITION
91 S.F.
A
(E) HOUSE
1087 S.F.
C
(N) SUN ROOM
231 S.F.
32"x80"
72"x80"
(N)
TANKLESS
W.H.
WINE CELLAR @ FINISHED CRAWL
SPACE BELOW GARAGE FLOOR
D4
D2
30"x80"
D3
(N)
WATER
SOFTENER
E
(N) COVERED
PATIO
173 S.F.
A
(E) HOUSE
592 S.F.
B
(E) ENTRY
86 S.F.
C
(E) GARAGE
464 S.F.
D
(E) PATIO
148 S.F.
DN.
50"x54" (n) sliding wdw
egress
30"x80"
30"x80" 30"x80"
(N) ATTIC
AIR HANDLING
UNIT
24"X24"
(n) flat profile skylight
W1
D3
D3
D3
96"x48" (n) fixed
w/smart glass
A
(N) ADDITION
S.F.
B
STAIR
ADDITION
50 S.F.
(E) HALL
AND BATH
BELOW
BEDROOM
BELOW
LIVING ROOM
BELOW
SUN ROOM
BELOW
C
(E) REMODELING
108 S.F.
D
MEZZANINE
TO BE REMOVED
64 S.F.
PROPOSED TO
OPEN TO BELOW
LOTS SIZE
EXISTING 1ST
FLOOR PLAN W/
GARAGE
B
TOTAL
AREA DETAILS
A
EXISTING 2ND
FLOOR PLAN
TOTAL
A
EXISTING 3RD
FLOOR PLAN -
MEZZANINE
1977 SQ.FT.
AREA OF WORK
WITHIN EXISTING
INTERIOR OF THE
1ST FLOOR
1290 SQ.FT.
126 SQ.FT.
592 SQ.FT
86 SQ.FT.
1463 SQ.FT.1087 SQ.FT.
786 SQ.FT
1087 SQ.FT.
91 SQ.FT.
1409 SQ.FT.
172 SQ.FT. -
64 S.F. (SEE D
BELOW)
108 SQ.FT.
170 SQ.FT.
50 SQ.FT.
329 SQ.FT.
AREA OF WORK
WITHIN EXISTING
INTERIOR OF
2ND FLOOR
D
C 464 SQ.FT.
148 SQ.FT.
TOTAL
1ST+2ND+3RD
=1463+1409+329/1977=3201/1977 = 161.9%
E 173 SQ.FT.
231 SQ.FT.
B
C
A
B
AREA OF WORK
WITHIN EXISTING
INTERIOR OF
MEZZANINE
108 SQ.FT. C
-64 SQ.FT. D
TOTAL
1 # description date
date
354
plan checkclient review
revision history2date
constructionbidding
proj proj
arch mgr
proj
num
scale drawing release status
consultantconsultant
AS NOTED
sheet
number
4.19.2024
Ken MacDonald's
Residence
Application
PD-25-002
Remodeling & Addition
130 Vasona Oaks Dr,
Los Gatos, CA 95032
general notes
1. This sheet is part of a set and is not to be used alone.
2. This sheet is not to be used for construction unless the designer's signature appear on drawings and status box
indicates drawings have been released for construction.
3. These plans and prints thereof, as instruments of
service, are owned by the designer and are for use on
this project only. Reproduction and/or distribution withoutthe prior written consent of the designer is forbidden.
4. Copyright Slcdesign, 2025
x Do not scale or measure plan set.x All vendors shall measure as builts/current framing conditions prior to casework/cabinet fabrication
disclaimer
response to planning 5.2025
response to planning 6.9.2025
first floor plan SCALE: 1/4" = 1'-0" 1
N
second floor plan SCALE: 1/4" = 1'-0" 2
N
third floor plan SCALE: 1/4" = 1'-0" 3
N A9.0
AREA DIAGRAM
1 1
1
ITEM NO. 11.
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
1 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
A P P E A R A N C E S:
Los Gatos Planning
Commissioners:
Emily Thomas, Chair
Kendra Burch, Vice Chair
Jeffrey Barnett
Susan Burnett
Steve Raspe
Joseph Sordi
Rob Stump
Town Manager: Chris Constantin
Community Development
Director:
Joel Paulson
Town Attorney: Gabrielle Whelan
Transcribed by: Vicki L. Blandin
(619) 541-3405
ATTACHMENT 4
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
2 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
P R O C E E D I N G S:
CHAIR THOMAS: …number 4, the public hearing for
Item 4, which is to consider a request for approval to
modify Planned Development Ordinance 1281 to increase the maximum Floor Area Ratio (FAR) and lot coverage for
property zoned R-M:5-12:PD. Located at 130 Vasona Oaks
Drive. APN 424-42-008. This request for modification of a Planned Development Ordinance is not considered a project pursuant to the California Environmental Quality Act.
Planned Development Amendment Application PD-25-002.
Applicant is Elad Batito, Green Bay Remodeling Inc., and the property owner is Ken MacDonald.
Before the Staff Report, may I have a show of
hands from Commissioners who visited the property? Are
there any disclosures? Yes, Commissioner Barnett.
COMMISSIONER BARNETT: I did legal work for this
association in 2004. I think that’s wasted away by now in terms of conflict, and also notable that the HOA is in
support of the application.
CHAIR THOMAS: Okay, thank you. Ms. Merchant,
will you be presenting the Staff Report tonight? Thank you.
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
3 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
SAMINA MERCHANT: Thank you, Chair, for the
introduction. Good evening, Commissioners.
Before you tonight is a request to modify Vasona
Oaks Planned Development Ordinance 1281 to allow an
increase in the maximum Floor Area Ratio and lot coverage, specifically for Lot 8.
In addition to the CEQA discussion in the Staff
Report, Staff would like to add that the proposed Planned Development Amendment is exempt from CEQA, and that the Commonsense Exemption, as the limitations allow an
additional square footage of 400 square feet, is not
considered a significant change.
The subject property is just under 2,000 square
feet, located in the northern portion of the subdivision. A detached single-family residence of 2,001 square feet in size, and with a 460 square-foot attached garage stands, on the property.
The Town Council adopted the Planned Development
Ordinance in 1975 for 17 single-family lots and one common area lot. The original approved plan shown in Exhibit 3 provides details like gross area and building coverage for the subdivision as a whole, and not for individual lots.
Town records for the subject property, 130 Vasona
Oaks Drive, show that in 1999 a Minor Residential
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
4 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
Development Application was approved to convert attic space to living area, indicating the original approved home was two stories and 1,800 square feet.
The proposed Planned Development Amendment would
allow for an increase to the maximum allowable Floor Area Ratio from 1.01 to 1.22, and lot coverage from 66% to
73.4%, for the subject property.
The proposed future development includes an
increased total of living area from approximately 2,000 square feet to 2,400 square feet, with additions proposed for the second floor, and conversion of attic space to
living area. The first floor and garage size would remain unchanged.
The Applicant submitted a Letter of Justification
for the request, approval correspondence with the Vasona Oaks HOA, and a summary of their public outreach visits.
As of today, Staff has received no public
comments regarding this application. Exhibit 4 includes a Draft Planned Development Ordinance detailing new
Performance Standard 9, reflecting the Applicant’s request.
At this time, no development is proposed. Future
proposals for additions would be subject to review under a Minor Residential Development Application.
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
5 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
Based on the findings presented in the Staff
Report, Staff recommends forwarding a recommendation of approval for amendment of Planned Development Ordinance 1281 to the Town Council.
This concludes Staff’s presentation, and Staff is
available for questions. Thank you.
CHAIR THOMAS: Vice Chair Burch.
VICE CHAIR BURCH: If we make a change to this
today, is it only for this specific lot, or does then the allowable increase in FAR pertain to all the lots?
SAMINA MERCHANT: This is only specific to Lot 8.
VICE CHAIR BURCH: So, any time any of these want
to go over, they have to come through this same process.
SAMINA MERCHANT: Yes.
VICE CHAIR BURCH: Okay, thank you.
CHAIR THOMAS: Any other questions? Okay, thank
you.
We will now open the public portion of the public
hearing on Item 4 and give the Applicant an opportunity to address the Commission for up to five minutes, and I
believe the Applicant’s team, or whoever is speaking for them, is on Zoom.
DIRECTOR PAULSON: That’s what I understand as
well, so if you’re going to be speaking on behalf of the
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
6 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
project, please raise your hand in Zoom. SLC Design, you can speak.
SLC DESIGN: Hi, I am the building designer for
this project here. I just want to give a light introduction to what we did for the homeowner.
We are proposing a residential renovation
addition project that includes the new sunroom and a new addition to the existing structure.
On the interior, the second level would feature a
relocated kitchen and expanded family room to improve the functionality and the circulations.
On the third level are the primary bedrooms and
bathroom, which we will be remodeling; and adjacent to the primary bedroom is an existing mezzanine, which they
currently use as a shared home office. Both homeowners work from home full-time and currently share this single office space.
We are proposing to convert this mezzanine into a
new ensuite bedroom, which is an interior addition, by
constructing a new staircase to provide direct access to the new ensuite. This will also allow one of the homeowners to use this new space as a dedicated office or a guest
room. The additional bedroom also provides much needed
flexibility for the household, as the couple’s elderly
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
7 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
parents visit multiple times a year and stay for extended periods, and the family’s two sons would then have to share a bedroom; so, with the new bedroom, the home will be
better equipped to accommodate for everyone comfortably.
Part of the planning process, I know it seems to
be exceeding the normal floor area ratio, but it seems like HOA…we have obtained the HOA approval, so we’re just asking to see if you guys would approve this project as well.
That’s it. Thank you.
CHAIR THOMAS: Thank you. Are there any questions
for the Applicant team at this time? Commissioner Sordi.
COMMISSIONER SORDI: Don’t have the whole packet,
because my iPad crashed. Is the square footage addition all being captured under the same roof without any walls moving out? That’s what I recall from my reading, but I don’t have it front of me anymore, so I just want to make that
clarification.
DIRECTOR PAULSON: Is this a question of the
Applicant, or Staff?
COMMISSIONER SORDI: I’ll direct that one to the
Applicant.
SLC DESIGN: No, the addition is an additional
square footage to the existing rear yard.
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
8 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
COMMISSIONER SORDI: Okay, so it’s all
encapsulated under the existing roof? It’s not.
SLC DESIGN: No.
COMMISSIONER SORDI: Okay.
SLC DESIGN: No, it’s not.
COMMISSIONER SORDI: So, the square footage as
well as a bump-out to the back.
SLC DESIGN: Yes.
COMMISSIONER SORDI: Okay.
CHAIR THOMAS: Do you have a follow-up question?
COMMISSIONER SORDI: No, I don’t have a followup. I understand now, thank you.
CHAIR THOMAS: Okay. Any additional questions for
the Applicant team at this time? So, thank you, and I now invite comments from the public. Is there anyone on Zoom? DIRECTOR PAULSON: There are no hands raised.
CHAIR THOMAS: Then if there are no hands raised,
I guess now if the Applicant would like to make a closing statement, you will have an additional three minutes to speak.
SLC DESIGN: Closing statement. Well, on behalf
of the homeowner I just want to… We have done a lot of back and forth with doing just the existing footprint of the home, and it doesn’t seem like it would work for the
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
9 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
family, because as I mentioned before, having the family and the extended parents coming, so with the addition,
providing the new bedrooms, and then enlarging the space, it helps them. The functionality of the space where we
added the rear yard addition, and also making that
additional bedroom in the mezzanine, it really accomplished a lot for them, and so I just hope that you guys will
approve this project for them. Thank you.
CHAIR THOMAS: Thank you. Are there any questions
for the Applicant right now? We will now close the public portion of the public hearing on Item 4, and I invite
Commissioners to ask questions of Staff, provide comments, or propose a motion.
I am going to jump in first. I have a question
for Staff, a couple clarifying questions. First, we are just forwarding a recommendation to Town Council, correct? SAMINA MERCHANT: Correct.
CHAIR THOMAS: I just want to say to my fellow
Commissioners that sometimes when something seems a little bit straightforward, and then we forward a recommendation to Town Council, we haven’t discussed some things of our findings that they are required to make, because they are making the final description, so I just want to make sure that we voice our thoughts and opinions and have a
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
10 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
discussion about this, even though it’s late, for their sake.
My second question for Staff is that we are just
looking at changing the existing ordinance for the Planned Development today. It seems like the plans for the entire project are somewhat ready to go. They’re doing this in two phases, because the proposed plan would be considered a minor residential application and wouldn’t have to come in front of the Planning Commission?
SAMINA MERCHANT: That could be at the discretion
of the Planning Director. Yes, you are correct, Chair, that this is in two phases. The PD amendment would enable the property to have an increase in the maximum floor area
ratio and lot coverage.
CHAIR THOMAS: Okay.
DIRECTOR PAULSON: That’s the first legislative
act that has to happen, because that’s the ordinance that governs these properties, including the one before you. So, they need to go through, get that approved hopefully,
depending on what Council decides, and then they would come back for whatever application, whether that’s a Building Permit, a Minor Residential Development Application, or Architecture and Site.
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
11 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
Currently, given the parameters of the ordinance,
we didn’t find a way to be able to do it as a Minor
Residential Development Application like it was done
previously, and this one also had an added challenge of increasing the lot coverage, because these are townhomes, so we need to go through this step first.
CHAIR THOMAS: Okay, thank you for clarifying
that. Now, who else? Commissioner Burnett.
COMMISSIONER BURNETT: Yes, thank you, Chair. I
have a question for Staff. I’m a little confused about the Homeowners Association. There’s nothing really in our
packet that they approved it or that… I know the Applicant did mention that it was okay with the HOA. Do we need more specification on that?
SAMINA MERCHANT: Thank you for the question,
Commissioner. There was an exhibit that was included in the Staff Report that is their correspondence with their HOA; page number 797.
COMMISSIONER BURNETT: Oh, thank you for that.
DIRECTOR PAULSON: It’s Exhibit 6.
COMMISSIONER BURNETT: Thank you.
CHAIR THOMAS: Commissioner Raspe, did you have a
question?
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
12 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
COMMISSIONER RASPE: Chair, you asked my
question. Thank you so much.
CHAIR THOMAS: Anyone else have any questions?
Well, then we should probably discuss. Does anyone want to kick it off?
COMMISSIONER RASPE: I can be three-for-three
tonight, and start.
CHAIR THOMAS: Thank you.
COMMISSIONER RASPE: It seems to me, again,
completely non-objectionable. The ask, I think, is
relatively minor. The HOA is in approval; the neighbors seem to agree; so, everybody that is impacted, including this homeowner, seems to be on the same page.
The redesign, which we’re not actually
considering this evening, seems to fit this homeowner and will help future homeowners.
I would move to forward a recommendation to Town
Council approving the modification of the Planned
Development Ordinance as described in the packet. If the Commission would like, I can make that motion now.
CHAIR THOMAS: Yes, I think in a moment, perhaps.
COMMISSIONER RASPE: Just let me know.
CHAIR THOMAS: Okay, thank you. I do just want to
add that, although like it is said, we don’t have to
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
13 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
specifically make all these findings, I do think that it fits with changing one of these overlay zones or whatever, and the main thing is does this comply with our General Plan? I think it totally does. I think that’s why we don’t have a lot to talk about here, because it is a minor change and the HOA and all the neighbors support it, and I believe that it really does comply with the General Plan and
everything that is in Section 29.80.095 of the Town Code for the Planned Development Overlay Zone.
So, with that being said, do you want to now?
COMMISSIONER RASPE: I will. Thank you for that
input. I will move to forward to Town Council a request to approve to modify Planned Development Ordinance 1281 to increase the maximum floor area ratio and lot coverage for property zoned M:5-12:PD located at 130 Vasona Oaks Drive, APN 424-42-008.
I can make the findings as required by Section
29.80.095 of the Town Code for granting approval of a
Planned Development Overlay Zone, and that the amendment to the Planned Development Overlay Zone is consistent with the General Plan.
CHAIR THOMAS: And Commissioner Burnett seconds
that. Any discussion?
ITEM NO. 11.
LOS GATOS PLANNING COMMISSION 8/13/2025, Item #4,
130 Vasona Oaks Drive
14 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
COMMISSIONER BARNETT: I have a question
regarding the findings and considerations on Exhibit 2. Is that only for Council’s consideration, or do we need to make them as a Planning Commission?
DIRECTOR PAULSON: What I understand is those are
all in Exhibit 2. The Maker of the Motion didn’t reference Exhibit 2 specifically, but he mentioned the ordinance
section, which encompasses all of those.
COMMISSIONER BARNETT: I see. Okay.
COMMISSIONER RASPE: And to the extent my motion
was unclear, I will explicitly incorporate those into my motion.
CHAIR THOMAS: Great, then I will call the
question. All those in favor, please raise your hand. It passes unanimously.
Because this is just a recommendation, there are
no appeal rights?
DIRECTOR PAULSON: That’s correct.
CHAIR THOMAS: Okay, great. Thank you.
(END)
ITEM NO. 11.
PREPARED BY: Gitta Ungvari
Finance Director
Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Finance Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6832 www.losgatosca.gov
TOWN OF LOS GATOS
COUNCIL AGENDA REPORT
MEETING DATE: 09/16/2025
ITEM NO: 12
DATE: September 11, 2025
TO: Mayor and Town Council
FROM: Chris Constantin, Town Manager
SUBJECT: Authorize the Town Manager to Execute a Fourth Amendment with HdL Companies for Business License Discovery and Compliance Audit Services, Sales and Use Tax Management and Audit Services, and Transient Occupancy Tax (TOT) Audit Services with a Total Contract Not to Exceed of $451,500 plus CPI; and Approve a Resolution Granting a Waiver of Business License Late Fee Penalties for Businesses Undergoing the Business License Discovery and Compliance Audit Process.
RECOMMENDATION: Authorize the Town Manager to execute a Fourth Amendment with HdL Companies for Business License Discovery and Compliance Audit Services, Sales and Use Tax Management and Audit Services, and Transient Occupancy Tax (TOT) Audit Services with a Total Contract Not to Exceed of $451,500 plus CPI; and approve a resolution granting a waiver of Business License late fee penalties for businesses undergoing the Business License Discovery and Compliance Audit process.
FISCAL IMPACT:
There are sufficient funds in the Fiscal Year (FY) 2025-26 adopted budget to cover the cost of this fourth amendment, which increases the not to exceed amount by $178,500 plus CPI to continue existing business license processing services and add Transient Occupancy Tax (TOT) Audit and Sales and Use Tax management services. The amendment also includes a Sales and Use Tax Audit, a Business License Discovery and Compliance Audit, and Business License Tax collection for already licensed delinquent accounts. These services will not be included in the not-to-exceed amount since they are determined as a percentage of the recovered revenue.
The FY 2025-26 adopted budget already includes $50,000 to account for additional Business
ITEM NO. 12.
PAGE 2 OF 7
SUBJECT: Authorize the Town Manager to Execute a Fourth Amendment with HdL Companies for Additional Management and Audit Services
DATE: September 11, 2025
License Tax revenue. Staff will monitor the recovered Sales Tax and Business License revenue and return to the Council if a budget adjustment is needed.
STRATEGIC PRIORITY:
The audit services through HdL for Business License, Sale and Use Tax, and TOT supports the strategic priority of “leveraging the Town’s assets, efficiencies, partnerships, and revenue streams.”
BACKGROUND:
The Town requires all businesses located within Los Gatos and/or those that operate within Los Gatos to obtain a business license.
In November 2022, Los Gatos voters approved Measure J, which modernized the Town’s business license tax program. This was the first update to the program since 1991 and included adjustments to flat rate fees, retailing gross receipts, e-commerce, manufacturing, wholesaling, and jobbing grossreceipts. HdL Companies (HdL) assisted the Town with the business license modernization process (Attachment 5).
Once those services were completed, the Town executed a first amendment to the original agreement for business license tax and fee administration services until December 31, 2023 (Attachment 4). With the second amendment, the Town continued its partnership with HdL through December 31, 2025, to provide dedicated business license support to Los Gatos businesses.
Through this partnership, the Town’s business license application and renewal process has been streamlined by offering online business license applications and renewals. HdL is assisting with a variety of business license related tasks, including new applications, annual renewals, payments, compliance inquiries, and other general support. Staff is continuously monitoring and fine-tuning the business license application and renewal process to improve the customer experience. The current agreement does not include business license delinquency and compliance audits.
During the 2024 business license renewal cycle, one significant business license tax generated reached out to Town staff to memorialize the business license tax payment methodology in a draft written Agreed Upon Procedure. Staff engaged HdL to guide the process. HdL, outside legal counsel, and Town staff worked with this business license tax payer to verify the apportionment methodology. Staff originally increased the agreement (Amendment 3) for these services by $40,000. However, since the scope of the work performed by HdL has
ITEM NO. 12.
PAGE 3 OF 7
SUBJECT: Authorize the Town Manager to Execute a Fourth Amendment with HdL Companies for Additional Management and Audit Services
DATE: September 11, 2025
decreased, staff is requesting a decrease of $20,000, which is reflected in the Fourth Amendment.
Annual renewal payments are due on January 2 of each year. According to the Town Code Section
14.10.075, a 25% late fee penalty is assessed monthly, up to 100% on unpaid balances.
From March 2020 until December 31, 2023, the Town Council took proactive steps to support and adapt to the needs of the community’s businesses during the COVID-19 pandemic. One of the steps taken to support businesses during the pandemic emergency proclamation was the suspension of late fee penalties. The Town Council extended the late fee penalty waiver into 2023 to provide adequate time for businesses to adjust to the new process and fee structure.
The Council discontinued the late fee penalty waiver in 2024, which enabled the Town to resume the enforcement of business license compliance.
DISCUSSION:
With the FY 2025-26 adopted budget, the Town Council directed staff to conduct business license and TOT audits to ensure compliance and recovery of all the appropriate taxes. Staff recommends engaging HdL to perform these additional services. HdL is uniquely positioned to provide these services efficiently due to its existing role in administering the Town’s business license program. Including the TOT audit as part of their scope of service, supports standardization, promotes efficiency, and results in overall cost savings.
With the Fourth Amendment, staff is requesting the following:
Extend the Agreement Term from 12/31/2025 until 6/30/2027 Continue the business license administration services Add the following Services:
o Business License Tax Discovery and Compliance Audits
o Business License Tax Collection
o TOT Audits
o Sales and Use Tax Audit Services
o Sales and Use Tax Management Services
The table below illustrates the agreement authority change based on the remaining term. The Fourth Amendment, Items 5, 6, and 7, are not included in the not-to-exceed amount since they are determined as a percentage of the recovered revenue. Staff will periodically report to Council on the audit efforts and the estimated additional revenue collected.
ITEM NO. 12.
PAGE 4 OF 7
SUBJECT: Authorize the Town Manager to Execute a Fourth Amendment with HdL Companies for Additional Management and Audit Services
DATE: September 11, 2025
Business License Discovery and Compliance Audit Program The purpose of the Audit is to:
Ensure equitable enforcement of the Town’s business license ordinance. Identify unlicensed or underreported businesses.
Improve the accuracy of business license data.
Educate the business community on compliance requirements. Enhance General Fund revenue through fair and consistent application of the Municipal Code.
Amnesty Program:
To help business achieve compliance, staff recommends that the Town develop an amnesty program where penalty fees are waived if the full amount of back taxes owed over the last three years are paid within 90 days of notification. It is considered best practice to allow each business 90 days to achieve compliance without penalties. This approach provides flexibility for the community and the Town. HdL will notify businesses using multiple communications such as phone, email, and mail. Each business will receive at least a monthly follow-up by one or more of these communication mediums. HdL will attempt to rectify any delinquent accounts in the Town and reach out to any unlicensed business on a regular basis. The first part of the process, characterized as the "working phase," during which HdL is actively sending out notices and receiving heavy responses, may last approximately two years. Then, HdL will enter the "maintenance phase," striving to maintain a healthy level of compliance and activity. HdL has successfully assisted nearby cities with similar programs, including East Palo Alto, San Mateo, Benecia, and Gilroy.
To proceed with such a program, staff recommends that Council approve a resolution to waive late fee penalties during the first phase of the audit, allowing each business 90 days to achieve compliance from the start of identifying the business as non-compliant.
Agreement/Amendments Services Term Compensation
Original Agreement Business License Tax Ordinance 05/22/2022 - 01/31/2023 $ 20,000.00 1st Amendment Business License Managment Services 09/30/2022 - 12/31/2023 $ 73,000.00 2nd Amendment Business License Managment Services 12/19/2023 - 12/31/2025 $ 140,000.00 3rd Amendment Additional Services - Agreed Upon Agreement Drafting 12/19/2023 - 12/31/2025 $ 40,000.00 4th Amendment - 1 Reducing compensation for additional services (3rd Amendment) 12/19/2023 - 12/31/2025 $ (20,000.00) 4th Amendment - 2 Extending Business License Processing Services 12/19/2023 - 06/30/2027 $ 160,000.00 +CPI 4th Amendment - 3 Sales and Use Tax Management Services 09/16/2025 - 06/30/2027 $ 13,500.00 +CPI 4th Amendment - 4 TOT Audit 09/16/2025 - 06/30/2027 $ 25,000.00 +CPI $ 451,500.00 +CPI
4th Amendment - 5 Sales and Use Tax Audit Services 09/16/2025 - 06/30/2027 15% of One-time revenue collected 4th Amendment - 6 Business License Tax Discovery /Compliance Audits 09/16/2025 - 06/30/2027 35% of One-time revenue collected 4th Amendment - 7 Business License Tax Collections 09/16/2025 - 06/30/2027 25% of One-time revenue collected
ITEM NO. 12.
PAGE 5 OF 7
SUBJECT: Authorize the Town Manager to Execute a Fourth Amendment with HdL Companies for Additional Management and Audit Services
DATE: September 11, 2025
Potential Concerns:
The Town anticipates several potential concerns from the business community regarding business license enforcement and audits, as HdL preliminarily estimates potentially 1,000 businesses may be contacted through this process. These include a lack of awareness about licensing requirements, frustration over retroactive billing or potential penalties, and disputes about revenue reporting or business classification. Many businesses may also express frustration over the administrative burden, citing time constraints and paperwork as barriers to compliance.
As the Town of Los Gatos implements its Audit Programs, several business types may raise questions or concerns due to past enforcement practices or perceived exemptions. Some common business types are described as follows.
Commercial rental properties are fully taxable under the Town’s business license code, despite historical gaps in enforcement, and should be treated as such to ensure consistency and fairness.
Home-based businesses, while often small in scale, are also subject to taxation unless they qualify for exemptions based on gross receipts, as outlined in the Town Code Section 14.10.030.
Lastly, transient businesses that operate in a temporary location in the Town, do not have a permanent physical presence, or do business for a short period of time, are required to obtain a business license and comply with the local tax ordinance, even if their operations are brief. The goal is to ensure fairness and regulatory compliance among all businesses, whether permanent or temporary.
To address these concerns and promote voluntary compliance, the Town recommends a series of mitigation strategies. These include providing information on the Town’s website, reaching out to the Chamber of Commerce, and providing personalized support through HdL to improve awareness. The 90-day amnesty program will help ease financial strain by waiving penalties for timely payment. Staff will begin the outreach effort after the Council authorizes the start of the audit process.
Business License is not Authorization to Operate:
Issuance of a business license does not constitute land use approval or legal authorization to operate. The Town of Los Gatos business license tax is a revenue measure and is not regulatory in nature. It is intended solely to generate revenue for municipal services and does not imply that a business is in compliance with zoning, building, or other applicable regulations. All businesses are responsible for ensuring they meet the Town’s planning, zoning, and permitting requirements before commencing operations. Possession of a business license does not exempt a business from enforcement actions if it is found to be operating in violation of Town codes.
ITEM NO. 12.
PAGE 6 OF 7
SUBJECT: Authorize the Town Manager to Execute a Fourth Amendment with HdL Companies for Additional Management and Audit Services
DATE: September 11, 2025
Town is taking a balanced approach with businesses to encourage compliance When businesses are identified as operating without a business license during the discovery process, HdL will work with them within a 90-day period to ensure compliance with past business license taxes. After the business license taxes are paid, the Town will also validate the use and the zoning requirements. If the Town identifies that the business is operating without proper planning approvals or in violation of zoning regulations, the business owner will be notified through the HdL business license portal, clearly outlining the specific planning or zoning requirements that are not being met. This communication will include guidance on how to bring the business into compliance, such as applying for the appropriate permits, modifying operations, or relocating if necessary. At that time, the businesses also have to pay all applicable planning fees. The Town will also offer access to planning staff or resources to help the business understand the process and requirements. In cases where the business is unaware of the violation, education and support can go a long way in fostering cooperation. However, if a business is unwilling to comply after being given a reasonable time and assistance, the Town may need to pursue enforcement actions in accordance with the municipal code. Throughout the process, maintaining transparency, fairness, and open communication will help ensure that planning regulations are upheld while minimizing disruption to the business community.
Transient Occupancy Tax (TOT) Audit Program
Staff is proposing to start its Transient Occupancy Tax (TOT) Audit Program in collaboration with HdL Companies to ensure that all lodging providers are accurately reporting and remitting TOT in accordance with local regulations. This initiative is designed not only to enforce compliance but also to educate businesses, promote fairness, and recover any underreported revenues through a transparent and supportive process.
At the heart of the program is a commitment to fairness and education. HdL will begin by reviewing the Town’s existing TOT ordinance and administrative procedures to identify areas for improvement. This may include updating filing forms, clarifying ordinance language, and adopting best practices to enhance enforcement and ease of compliance. Following this, HdL will conduct a detailed analysis of the past 36 months of TOT filings, cross-referencing reported data with operational indicators such as room counts and occupancy rates to identify any discrepancies or anomalies.
Based on this analysis, HdL will present a report to the Town recommending specific lodging providers for audit, using risk-based criteria. Once the Town approves the audit list, selected providers will be notified and given clear instructions, access to support resources, and flexible scheduling options. The audits themselves will involve a thorough review of financial records, including gross receipts, exemptions, and bank statements, to verify compliance.
ITEM NO. 12.
PAGE 7 OF 7
SUBJECT: Authorize the Town Manager to Execute a Fourth Amendment with HdL Companies for Additional Management and Audit Services
DATE: September 11, 2025
After the audits are completed, HdL will prepare a comprehensive Compliance Report for the Town, outlining findings and recommended actions. Lodging providers found to be noncompliant will receive detailed deficiency notices and instructions for payment or appeal, while those in full compliance will be recognized with commendation letters. HdL will also assist the Town in issuing invoices and managing collections for any underreported taxes.
CONCLUSION:
Staff recommends that the Town Council authorize the Town Manager to execute the Fourth Amendment with HdL, and approve a resolution waiving business license late fee penalties for businesses undergoing the business license discovery and compliance audit process, with the approval of both items initiating proposed audit efforts.
ENVIRONMENTAL ASSESSMENT:
This is not a project defined under CEQA, and no further action is required.
Attachments:
1. Fourth Amendment with HdL Companies
2. Third Amendment with HdL Companies
3. Second Amendment with HdL Companies
4. First Amendment with HdL Companies
5. Original Agreement with HdL Companies
6. Draft Resolution
ITEM NO. 12.
1 ATTACHMENT 1
4 th AMENDMENT TO AGREEMENT
This AMENDMENT TO AGREEMENT is dated for identification this September 16, 2025 and amends that certain agreement for business license tax consulting services dated 04/05/2022, made by and between the Town of Los Gatos, ("Town,") and Hinderliter de Llamas & Associates dba HdL Companies, a California Corporation].(“Consultant.”)
RECITALS
A. Town and Consultant entered into a business license tax consulting services Agreement on April 5th 2022, (“Agreement”), a copy of which is attached hereto and incorporated by reference as Attachment 5 to this Amendment.
B. Town and Consultant entered into a first amendment for business license tax consulting services Agreement on September 30th 2022, (“1
st Amendment”), a copy of which is attached
hereto and incorporated by reference as Attachment 4 to this Amendment C. Town and Consultant entered into a second amendment for business license tax consulting services Agreement on December 19th 2023, (“2 nd Amendment”), a copy of which
is attached hereto and incorporated by reference as Attachment 3 to this Amendment.
D. Town and Consultant entered into a third amendment for business license tax consulting services Agreement on April 2nd 2024 (“3
rd Amendment”), a copy of which is attached hereto
and incorporated by reference as Attachment 2 to this Amendment.
AMENDMENT
1. Section 2.1, “Scope of Services” is amended to add the additional services described Exhibit A attached to this Amendment.
2. Section 2.2, “Term and Time of Performance” is amended as follows: This contract will remain in effect until June 30, 2027.
3. Section 2.6, “Compensation," is amended to read as follows:
a. The total compensation is increased by $193,500 plus an annual CPI (Consumer Proce Index) adjustment effective July 1st annually.
b. This increase includes the cost of the new added service and a $20,000 reduction in the cost of services from the Third Amendment (reduced from $40,000 to $20,000).
c. The new total not to exceed amount for the Agreement is $451,500 plus CPI.
Payment will be made upon Town approval of each completed task. d. This not to exceed total does not include fees for Business License Discovery, Compliance, and Delinquency Tax Collection services, which are based on a percentage of revenue recovered as set forth in the table below.
ITEM NO. 12.
2 ATTACHMENT 1
3. All other terms and conditions of the Agreement remain in full force and effect.
IN WITNESS WHEREOF, the Town and Consultant have executed this Amendment.
Town of Los Gatos Approved as to Consent:
By: _______________________________ By:
________________________
______
Chris Constantin, Town Manager Robert Gray, Vice
President
Department Approval:
_______________________________________
Gitta Ungvari
Finance Director
Approved as to Form:
_______________________________ __________________________________ Gabrielle Whelan, Town Attorney
ITEM NO. 12.
3 ATTACHMENT 1
Exhibit A
Business License Tax and Fees Compliance
Consultant will provide the following Services relative to Client’s business license tax administration:
1. Compliance Services: 1) Identify and register businesses which are subject to licensure or taxation, 2) collect known debt as pertains to business license or tax, and 3) identify under-reported tax liability.
1.1. Discovery Services
1.1.1.Develop a list of businesses subject to Client licensure or taxation.
1.1.2.Notify non-compliant businesses of their options to comply or dispute their non-compliant status. Notification and support to businesses will be facilitated through the website, mail, email, phone and fax.
1.1.3.Review information and forms submitted by the business for completion and accuracy, inclusive of any additional required documentation (i.e. home occupation permit). All submissions are filed and stored electronically and made available to Client upon request.
1.1.4.Provide businesses with detailed invoicing and options to pay via website, mail, and phone.
1.1.5.Remit revenue to Client no less than monthly, along with all business applications and any additional documentation.
1.2. Collection Services
1.2.1.Identify businesses subject to Client licensure or taxation which have known debt to Client and have failed to pay within an appropriate time frame.
1.2.2.Notify businesses of their options to comply or dispute their non-compliant status.
1.2.3.Provide businesses with detailed invoicing and options to pay via website, mail and phone.
1.2.4.Remit revenue to Client no less than monthly.
1.3. Audit Services
1.3.1. Identify potential under-reporting and/or misclassified businesses.
1.3.2.Audit businesses mutually agreed to by Client and Consultant that are identified as potential under-reporting businesses.
1.3.3.Submit audit summaries to Client and discuss further actions.
1.3.4.Educate businesses on proper reporting practices.
1.3.5.Invoice and collect identified deficiencies.
2. Online Payment Processing – Consultant’s services include PCI compliant payment processing services which supports both credit card and eCheck transactions.
2.1. Client Responsibilities
2.1.1.As a condition to its receipt of the Service, Client shall execute and deliver any and all applications, agreements, certifications or other documents required by Consultant’s payment processor, Networks or other third parties whose consent or approval is necessary for the processing of Transactions by Consultant’s payment processor. “Network” is an entity or association that operates, under a common service mark, a system which permits participants to authorize, route, and settle Transactions among themselves, including, for example, networks operated by VISA USA and Mastercard, Inc., NYCE Corporation, American Express, and Discover.
ITEM NO. 12.
4 ATTACHMENT 1
2.1.2.Client hereby grants Consultant the full right, power and authority to request, receive and review any Data or records reflected in a Transaction report. Client represents and warrants that it has the full right and authority to grant these rights.
Transient Occupancy Tax Audits
Consultant will provide the following Services relative to Client’s transient occupancy tax administration:
3. Audit Services
3.1. Analyze Client transient occupancy tax ordinance and business procedures, and recommend possible improvements or best practices for processes, form design, and ordinance.
3.2. Analyze lodging provider data and review analysis findings with Client. Analysis will include the most recent thirty-six (36) months of tax filings along with supplemental data as available (including number of rooms, occupancy rate, physical condition, and business dynamics).
3.3. Recommend lodging providers who merit additional investigation or examination to determine their compliance with Client’s ordinance.
3.4. Lodging providers identified by Consultant and approved by Client for audit are scheduled for a compliance analysis audit.
3.5. Review records of the lodging provider for information related to compliance with Client regulations (including endeavoring to validate taxable gross rents, exemptions, bank statements, daily/monthly summaries, and other relevant compliance-related information). Supporting documentation for relevant items such as exemptions will also be reviewed.
3.6. Generate lodging provider compliance report (including results of the compliance analysis audit and recommended actions). Review report with Client and determine next steps.
3.7. Notify deficient lodging providers of the findings as well as instructions for payment and appeal processes. Schedule appointments with lodging providers to review findings and educate regarding proper filing procedures in order to prevent future errors and deficiencies.
3.8. Send compliant lodging providers a letter of commendation, thanking them for their cooperation and compliance.
3.9. Invoice lodging providers found to be underreporting through the standard Client approved collections process.
Sales & Use Tax Services
4. Sales and Use Tax and Economic Analysis/Forecasting Services/Reports
4.1. Establish a special database identifying the name, address, and quarterly allocations of all sales tax producers within the Town. This database will be utilized to generate special reports to Town on major sales tax producers by rank and category, sales tax activity by categories, or business districts, identification of reporting aberrations, and per capita and outlet comparisons with regional and statewide sales.
4.2. Provide periodic updated reports to Town identifying changes in sales by individual businesses, business groups and categories, and by geographic area. These reports may include, without
ITEM NO. 12.
5 ATTACHMENT 1
limitation, quarterly aberrations due to State audits, fund transfers, and receivables, along with late or double payments, and quarterly reconciliation worksheets to assist with budget forecasting. Consultant shall meet quarterly by in person or virtually with Town.
4.3. Shall additionally provide following each calendar quarter a summary analysis for Town to share with Council Members, Chamber of Commerce, other economic development interest groups and the public that analyze Town’s sales tax trends by major groups and geographic areas without disclosing confidential individual tax records.
4.4. Establish a special database with California Department of Tax and Fee Administration (“CDTFA”) registration data for businesses within applicable district boundaries holding seller’s permit accounts.
4.5. Periodically license for the limited, non-exclusive, non-transferable use by Town’s staff certain of Consultant’s web-based sales, use and/or transactions tax program(s) containing sellers permit, registration, allocation and related information for business outlets within Town’s jurisdiction registered with the CDTFA.
4.6. Provide periodic updated reports endeavoring to identify and assist with budget forecasting (i) changes in allocation totals by individual businesses, business groups and categories, and (ii) aberrations due to State audits, fund transfers, and receivables, along with late or double payments.
5. Allocation and Audit Recovery Services
5.1. Conduct (when mutually agreed with Town) initial and on-going sales and use tax audits of businesses to help identify and correct distribution and allocation errors, and to proactively affect favorable registration, reporting or formula changes thereby generating previously unrealized sales and use tax income for the Town and/or recovering misallocated tax from registered taxpayers. Common errors that will be monitored and corrected include but are not limited to:
transposition errors resulting in misallocations; erroneous consolidation of multiple outlets; formula errors; misreporting of “point of sale” to the wrong location; delays in reporting new outlets; misallocating use tax payments to the allocation pools or wrong jurisdiction; and erroneous fund transfers and adjustments.
5.2. Initiate contacts with the CDTFA and sales management and accounting officials in companies that have businesses where a probability of error exists to endeavor to help verify whether current tax receipts accurately reflect the local sales activity. Such contacts will be conducted in a professional and courteous manner.
5.3. Prepare and submit to the CDTFA information for the purpose of correcting any identified allocation errors, and follow-up with individual businesses and the CDTFA to promote recovery by the Town of back or prospective quarterly payments that may be owing.
5.4. If, during the course of its audit, Consultant finds businesses located in the Town’s jurisdiction that are properly reporting sales and use tax but have the potential for modifying their operation to provide an even greater share to Town, Consultant may so advise Town and collaborate with those businesses and Town to encourage such changes.
ITEM NO. 12.
6 ATTACHMENT 1
6. Consulting and Other Optional Services
Consultant may from time to time in its sole discretion, consult with Town’s staff, including without limitation, regarding (i) technical questions and other issues related to sales and use tax, (ii) utilization of reports to enhance business license collection efforts; (iii) sales tax projections for proposed annexations, economic development projects and budget planning, (iv) negotiating/review of tax sharing agreements, (v) establishing purchasing corporations, (vi) meeting with taxpayers to encourage self-assessment of tax obligations, and (vii) other sales and use tax revenue-related matters.
FEES
Business License Tax and Fees Compliance
7. Compliance Services
7.1. Fees for performing compliance Services apply to all monies received for the current tax/license period and any other prior period collected (including monies received for taxes, penalties, interest, and fees).
7.1.1.Fees for performing discovery Services shall be a contingency Fee of 35% of the revenues received as a result of the Services.
7.1.2.In the event that Client discovers a non-compliant business and reports the business to Consultant (including a calculation of all taxes/fees due), Consultant will categorize the business as a collection service effort and thus apply the lower collection Services contingency Fee rate.
7.1.3.Fees for performing collection Services shall be a contingency Fee of 25% of the revenues received as a result of the Services.
7.1.4.Fees for performing audit Services shall be a contingency Fee of 35% of the revenues received as a result of the Services.
7.2. Consultant recognizes Client’s authority to waive or reduce the tax/fee debt of a business. Should Client decide to do so for a business whose deficiency was identified by Consultant, Consultant shall be entitled to compensation in the amount of one half (1/2) of the Fees Consultant would have otherwise earned. Deficiencies which are uncollectable due to insolvency or dissolution of the business, or for deficiencies which are otherwise incapable of collection (i.e. statute of limitation or other legal defense) shall not be considered a Client voluntary election to waive, and thus, Consultant would not be entitled to compensation related thereto under this provision.
7.3. The fee shall be paid notwithstanding any related Client assistance, work in parallel, and/or incurrence of attorneys’ fees or other costs or expenses in connection, with the relevant Services.
7.4. Fees related to travel and lodging expenses are billed at cost and applied to all meetings (including implementation, training, operations, and support). Travel expenses only apply to out of scope travel and must therefore be pre-approved by Client.
7.5. Fees will be invoiced monthly to Client for Services performed during the prior month. Fees will be netted out of Client’s monthly revenue disbursement. Client will submit payment for any balance due to Consultant within 30 days of receiving the invoice.
8. Payment Processing – Consultant will configure payment processing services to utilize either a taxpayer funded model (convenience fee) or Client funded model, as directed by Client. Client may
ITEM NO. 12.
7 ATTACHMENT 1
switch between these models upon written request to Consultant. Fees for each of these payment processing models are detailed here.
8.1. Taxpayer funded model – Client authorizes Consultant to collect each convenience fee from the taxpayer at time of payment.
8.1.1.Credit and debit card processing – 2.9% of transaction amount, minimum of $2.00
8.1.2.ACH/eCheck processing - $2.50 per transaction
8.2. Client funded
8.2.1.Credit and debit card processing – 2.9% of transaction amount
8.2.2.ACH/eCheck processing - $0.75 per transaction
8.3. Returned payments/NSF fee – Each occurrence of a card chargeback, returned payment or insufficient funds will incur a fee of $25.00, to be applied to the taxpayers account.
8.4. Consultant reserves the right to review and adjust pricing related to payment processing services on an annual basis. Consultant will communicate any such adjustment to Client in writing, with 60 days advance notice. Items that will be considered in the review of fees may include, but are not limited to: regulatory changes, card association rate adjustments, card association category changes, bank/processor dues and assessments, average consumer payment amounts, card type utilization, and costs of service.
Transient Occupancy Tax Audits
9. Audit Services
9.1. Fees for performing audit Services are $5,000.00 per property.
9.1.1.Fees will be increased as of January 1st of each calendar year with reference to the 12- month percent change in the most recently published annual Consumer Price Index for All Urban Consumers (CPI-U), West Region, as reported by the U.S. Bureau of Labor Statistics (the “CPI Change”). Each annual increase in the Fees will be equal to the greater of two percent (2%) or the actual CPI Change and the lesser of ten percent (10%) or the actual CPI Change. For example, if the actual CPI Change is 1.5%, then the annual increase will be 2%, if the actual CPI Change is 3.5%, then the annual increase will be 3.5%, and if the actual CPI Change is 12%, then the annual increase will be 10%.
9.2. Fees for any travel and lodging expenses will be billed at cost and applied to all meetings (including implementation, training, operations and support), subject to prior written authorization from the Town..
9.3. Fees will be invoiced monthly to Client for Services performed during the prior month. Client will submit payment for any balance due to Consultant within 30 days of receiving the invoice.
Sales & Use Tax Services
10. Sales and Use Tax and Economic Analysis/Forecasting Services/Reports
10.1. Fees for performing the sales tax and economic analysis/forecasting Services as described above shall initially be $450 per month, commencing with the month of the Effective Date (hereafter referred to as “monthly fee”). The monthly fee shall be invoiced quarterly in arrears and shall be paid by Town no later than 30 days after the invoice date.
ITEM NO. 12.
8 ATTACHMENT 1
10.2. Consultant will increase the non-hourly Fees established above once a year with reference to the 12-month percent change in the most recently published annual Consumer Price Index for All Urban Consumers (CPI-U), as reported by the U.S. Bureau of Labor Statistics (the “CPI Change”).
11. Allocation and Audit Recovery Services
11.1. Fees for performing the allocation and audit recovery Services described above shall be 15% of all new, increased and recovered sales and use tax revenue received by the Town as a result, in whole or in part, of the allocation audit and recovery services (hereafter referred to as “audit fee”). The fee shall be paid notwithstanding any related Town assistance, work in parallel, and/or incurrence of attorneys’ fees or other costs or expenses in connection, with the relevant Services.
11.2. The Fee described above include, without limitation, State fund transfers received for back quarter reallocations and monies received in the first eight (8) consecutive reporting quarters following completion of Consultant’s allocation audit and confirmation of the corrections by the CDTFA.
11.3. These Fees shall be paid by Town upon Consultant’s submittal of evidence of Consultant’s relevant Services in support thereof, including, without limitation, copies of relevant communications between Consultant and the CDTFA and/or taxpayers.
11.4. Consultant recognizes Town’s authority to waive or reduce the tax/fee-related debt of a business. Should Town decide to do so for a business whose deficiency was identified by Consultant, Consultant shall be entitled to compensation in the amount of one half (1/2) of the Fees Consultant would have otherwise earned. Deficiencies which are uncollectable due to insolvency or dissolution of the business, or for deficiencies which are otherwise incapable of collection (i.e., statute of limitation or other legal defense) shall not be considered a Town voluntary election to waive, and thus, Consultant would not be entitled to compensation related thereto under this provision.
12. Consulting and Other Optional Services
12.1. Fees for performing the consulting and other optional Services described above shall be based on the following initial hourly rates: (i) Principal - $325; (ii) Programmer - $295; (iii) Senior Analyst - $245; and (iv) Analyst - $195.
12.2. Consultant may change the rates for its hourly Fees from time to time. A 30 days’ prior written notice to Town will be given.
13. General Provisions Relating to Fees
13.1. Fees for travel and lodging expenses will be invoiced at cost and applied to all meetings (including implementation, training, operations, and support). Travel expenses only apply to out of scope travel and must therefore be pre-approved by Town.
13.2. Fees will be invoiced monthly to Town for Services performed during the prior month. To the extent that Consultant has commercially reasonable means to do so, Fees will be netted out of Town’s monthly revenue disbursement.
8. Confidentiality Information
ITEM NO. 12.
9 ATTACHMENT 1
Section 7056 of the State of California Revenue and Taxation Code (“R&T Code”) specifically limits the disclosure of confidential taxpayer information contained in the records of the CDTFA. Section 7056 specifies the conditions under which a Town, county or district may authorize persons other than such Town, county or district’s officers and employees to examine state sales and use tax records.
The following conditions specified in Section 7056-(b)(1) of the State of California R&T Code are hereby made part of this Agreement:
8.1. Consultant is authorized by this Agreement to examine sales, use or transactions and use tax records of the CDTFA provided to Town pursuant to contract under the Bradley-Burns Uniform Local Sales and Use Tax Law R&T Code Section 7200 et.seq.
8.2. Consultant is required to disclose information contained in, or derived from, those sales or transactions and use tax records only to an officer or employee of Town who is authorized by Town resolution provided to the CDTFA to examine the information.
8.3. Consultant is prohibited from performing consulting services for a retailer (as defined in R&T Code Section 6015), during the term of this agreement.
8.4. Consultant is prohibited from retaining the information contained in or derived from those sales, use or transactions and use tax records after this agreement has expired. Information obtained by examination of the CDTFA records shall be used only for purposes related to collection of local sales and use tax or for other governmental functions of the Town as set forth by resolution adopted pursuant to Section 7056 (b) of the Revenue and Taxation Code. The resolution shall designate the Consultant as a person authorized to examine sales and use tax records and certify that this agreement meets the requirements set forth above and in Section 7056 (b), (1) of the Revenue and Taxation Code.
9. Software Use and Proprietary Information
Software Use. Consultant hereby provides authorization to Town to access Consultant’s Sales Tax website if Town chooses to subscribe to the software and reports option. The website shall only be used by authorized Town staff. No access will be granted to any third party without explicit written authorization by Consultant. Town shall not sublet, duplicate, modify, decompile, reverse engineer, disassemble, or attempt to derive the source code of said software. The software use granted hereunder shall not imply ownership by Town of said software, or any right of Town to sell said software or the use of same, or any right to use said software for the benefit of others. This software use authorization is not transferable. Upon termination or expiration of this Agreement, the software use authorization shall expire, and all Town staff website logins shall be de-activated.
Proprietary Information. As used herein, the term “proprietary information” means all information or material that has or could have commercial value or other utility in Consultant’s business, including without limitation: Consultant’s (i) computer or data processing programs; (ii) data processing applications, routines, subroutines, techniques or systems; desktop or web-based software; (iii) business processes; (iv) marketing plans, analysis and strategies; and (v) materials and techniques used; as well as the terms and conditions of this Agreement. Except as otherwise required by law, Town shall hold in confidence and shall not use (except as expressly authorized by this Agreement) or disclose to
ITEM NO. 12.
10 ATTACHMENT 1
any other party any proprietary information provided, learned of or obtained by Town in connection with this Agreement. The obligations imposed by this Section shall survive any expiration or termination of this Agreement or otherwise. The terms of this Section shall not apply to any information that is public information or is a public record pursuant to the state Public Records Act..
ITEM NO. 12.
1 of
HdL Companies 3rd Amendment to Agreement
3rd AMENDMENT TO AGREEMENT
This AMENDMENT TO AGREEMENT is dated for identification this 2nd day of April, 2024 and amends that certain agreement for business license tax consulting services dated 04/05/2022, made by and between the Town of Los Gatos, ("Town,") and HdL Companies.(“Consultant.”)
RECITALS
A. Town and Consultant entered into a business license tax consulting services Agreement on April 5th 2022, (“Agreement”), a copy of which is attached hereto and incorporated by reference as Attachment 2 to this Amendment.
B. Town and Consultant entered into a first amendment for business license tax consulting services Agreement on September 30th 2022, (“1st Amendment”), a copy of which is attached hereto and incorporated by reference as Attachment 3 to this Amendment C. Town and Consultant entered into a second amendment for business license tax consulting services Agreement on December 19th 2023, (“2nd Amendment”), a copy of which is attached hereto and incorporated by reference as Attachment 4 to this Amendment.
AMENDMENT
1. Section 2.1, “Scope of Services” is amended to include the additional services described in the statement of work sent to the Town on March 25, 2024, which is hereby incorporated by reference and attached as Attachment 1 to this Amendment.
2. Section 2.6, “Compensation," is amended to add the following paragraph: Compensation shall be increased by $40,000 for the additional services for a total agreement not to exceed $273,000.00. Of the additional $40,000 compensation, an initial payment of $20,000 shall be due within 30 days of contract amendment execution date. A second payment of $20,000 shall be made after the work is complete. The total cost does not include any training or related travel expenses. Payment shall be based upon Town approval of each task.
3. All other terms and conditions of the Agreement remain in full force and effect.
IN WITNESS WHEREOF, the Town and Consultant have executed this Amendment.
Town of Los Gatos Approved as to Consent:
By: _______________________________ By: ______________________________ Laurel Prevetti, Town Manager Robert Gray, CIO HdL Companies ATTACHMENT 2
ITEM NO. 12.
2 Department Approval:
_______________________________________
Gitta Ungvari
Finance Director
Approved as to Form: Attest:
______________________________ ______________________________ Gabrielle Whelan, Town Attorney Wendy Wood, CMC, Town Clerk
ITEM NO. 12.
DocuSign Envelope ID: 8DEF6612-B9EC-43AD-B36C-4E2F60DD5CC4 2 nd AMENDMENT TO AGREEMENT
This AMENDMENT TO AGREEMENT is dated for identification this 19th day of December, 2023 and amends that certain agreement for business license tax consulting services dated 04/05/2022, made by and between the Town of Los Gatos, ("Town,") and HdL Companies.("Consultant.")
RECITALS
A. Town and Consultant entered into a business license tax consulting services Agreement on April 5
th 2022, ("Agreement"), a copy of which is attached hereto and incorporated by reference as Attachment 1 to this Amendment.
B. Town and Consultant entered into a first amendment for business license tax consulting services Agreement on September 30th 2022, ("l5t Amendment"), a copy of which is attached hereto and incorporated by reference as Attachment 2 to this Amendment.
AMENDMENT
1. 2.2 Term and Time of Performance: This contract will remain in effect until December 31, 2025.
2. 2.6 Compensation: Compensation for Consultant's professional services shall be increased by $70,000 annually for a total agreement not to exceed $233,000.00. Payment shall be based upon Town approval of each task.
3. All other terms and conditions of the Agreement remain in full force and effect.
IN WITNESS WHEREOF, the Town and Consultant have executed this Amendment.
Town of Los Gatos
� OocuSigned by:
By:�sa�
Laurel Prevetti, Town Manager
Department Approval:
Gitta Ungvari
Finance Director
HdL Companies 2
nd Amendment to Agreement
Approved as to Consent:
By:
Robert Gray, CIO HdL Companies
1 ATTACHMENT 3
ITEM NO. 12.
ITEM NO. 12.
ATTACHMENT 4
ITEM NO. 12.
ITEM NO. 12.
DocuSign Envelope ID: 89811897-184C-4B6D- A812-DD9A9EE44240 Hinderliter De Llamas & Associates
Tax and Fee Administration Services and Fees
Business License Tax and Fees
Town of Los Gatos
SCOPE OF SERVICES
Consultant will provide the following Services relative to Client's business license tax administration.
1. Operations Management Services
1.1. Establish and maintain database of Client businesses.
1.2. Receive and process applications, renewals and payments in a timely fashion.
1.3. Send renewal notices to active businesses within 30 days of the renewal period end date or at another interval specified by Client.
1.4. Provide businesses multiple options for submitting applications, renewals, payments, or support requests (including via website, email, mail, phone, and fax. Consultant license specialists will be available for live interactions Monday through Friday, 8:00am to 5 :00pm Pacific).
1.5. Remit revenue to Client no less than monthly.
1.6. Provide Client staff access to website portal offering business registry inquiry, reporting, and electronic department approval capabilities.
2. Online Payment Processing - Consultant's services include PCI compliant payment processing services powered by FIS Global, which supports both credit card and eCheck transactions.
2.1. Client Responsibilities
2.1.1.As a condition to its receipt of the Service, Client shall execute and deliver any and all applications, agreements, certifications or other documents required by FIS Global, Networks or other third parties whose consent or approval is necessary for the processing of Transactions by FIS Global. "Network" is an entity or association that operates, under a common service mark, a system which permits participants to authorize, route, and settle Transactions among themselves, including, for example, networks operated by VISA USA and Mastercard, Inc., NYCE Corporation, American Express, and Discover.
2 .1 .2. Client hereby grants Consultant the full right, power and authority to request, receive and review any Data or records reflected in a Transaction report. Client represents and warrants that it has the full right and authority to grant these rights.
FEES
3. Operations Management Services
3.1. Fees for performing operations management Services shall be $17.00 for each processed account, which is any account for which an application or renewal/return was processed, or active account which was sent a renewal notice.
4.1.1 One-time project implementation fee of $5,000.00.
3.2. Fees will be increased as of January 1st of each calendar year with reference to the 12-month percent change in the most recently published annual Consumer Price Index for All Urban Consumers (CPIU), West Region, as reported by the U.S. Bureau of Labor Statistics (the "CPI Change"). Each annual increase in the Fees will be equal to the greater of two percent (2%) or the actual CPI Change and the lesser often percent (10%) or the actual CPI Change. For example, if the actual CPI Change is 1.5%, then the annual increase will be 2%, if the actual CPI Change is 3.5%, then the annual increase will be 3.5%, and if the actual CPI Change is 12%, then the annual increase will be 10%. 1234662.2 Page 1 of2
ITEM NO. 12.
DocuSign Envelope ID: 89811897-184C-4B6D-A812-DD9A9EE44240
3.3. Fees related to travel and lodging expenses are billed at cost and apply to all meetings (including implementation, training, operations and support). Travel expenses only apply to out-of-scope travel and must therefore be pre-approved by Client.
3.4. Fees will be invoiced monthly to Client for Services performed during the prior month. Fees will be netted out of Client's monthly revenue disbursement. Client will submit payment for any balance due to Consultant within 30 days of receiving the invoice.
3.5. Fees related to travel and lodging expenses are billed at cost and applied to all meetings (including implementation, training, operations, and support). Travel expenses only apply to out-of-scope travel and must therefore be pre-approved by Client.
3.6. Fees will be invoiced monthly to Client for Services performed during the prior month. Fees will be netted out of Client's monthly revenue disbursement. Client will submit payment for any balance due to Consultant within 30 days of receiving the invoice.
4. Payment Processing - Consultant will configure payment processing services to utilize either a taxpayer funded model ( convenience fee) or Client funded model, as directed by Client. Client may switch between these models upon written request to Consultant. Fees for each of these payment processing models are detailed here.
4.1. Taxpayer funded model - Client authorizes Consultant to collect each convenience fee from the taxpayer at time of payment.
4.1.1.Credit and debit card processing - 2.9% of transaction amount, minimum of$2.00
4.1.2.ACH/eCheck processing - $1.25 per transaction
4.2. Client funded
4.2.1.Credit and debit card processing - 2.9% of transaction amount
4.2.2.ACH/eCheck processing - $0.50 per transaction
4.3. Returned payments/NSF fee - Each occurrence of a card charge back, returned payment or insufficient funds will incur a fee of $25.00, to be applied to the taxpayer's account.
4.4. Consultant reserves the right to review and adjust pricing related to payment processing services on an annual basis. Consultant will communicate any such adjustment to Client in writing, with 60 days advance notice. Items that will be considered in the review of fees may include, but are not limited to: regulatory changes, card association rate adjustments, card association category changes, bank/processor dues and assessments, average consumer payment amounts, card type utilization, and costs of service.
1234662.2 Page 2 of2
ITEM NO. 12.
ATTACHMENT 5
ITEM NO. 12.
ITEM NO. 12.
ITEM NO. 12.
ITEM NO. 12.
ITEM NO. 12.
ITEM NO. 12.
ITEM NO. 12.
ITEM NO. 12.
ITEM NO. 12.
ITEM NO. 12.
1 of 3
Resolution 20 - 9/16/2025
ATTACHMENT 6
RESOLUTION 2025-xx
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS GRANTING A
WAIVER OF BUSINESS LICENSE LATE FEE PENALTIES FOR BUSINESSES UNDERGOING
THE BUSINESS LICENSE DISCOVERY AND COMPLIANCE AUDIT PROCESS WHEREAS, the Town of Los Gatos requires all businesses operating within the Town to obtain and maintain a valid business license in accordance with the Los Gatos Municipal Code; and
WHEREAS, the Town recognizes that businesses may, from time to time, be subject to audits conducted by the Town or its authorized agents to ensure compliance with business license tax requirements; and
WHEREAS, during the course of such audits, businesses may become aware of unintentional underreporting or late payment of business license taxes; and WHEREAS, the Town Council desires to encourage voluntary compliance and cooperation during the audit process by providing temporary relief from late fee penalties under specific circumstances; and
WHEREAS, the Town will follow best practice and allow each business 90 days from the date of notice of noncompliance to achieve compliance without late fee penalties; and WHEREAS, waiving late fee penalties for businesses actively participating in the audit process promotes transparency, fairness, and goodwill between the Town and the business community.
NOW, THEREFORE, BE IT RESOLVED by the Town Council of the Town of Los Gatos as follows:
1. Waiver Authorization
The Town Manager or their designee is hereby authorized to waive business license late fee penalties for businesses from the date the underpayment was identified that are:
Actively undergoing an audit initiated by the Town or its authorized agents; and Found to have underreported or delayed payment of business license taxes without evidence of willful neglect or fraud.
2. Eligibility Criteria
To qualify for the waiver, a business must:
ITEM NO. 12.
2 of 3
Resolution 20 - 9/16/2025
ATTACHMENT 6
Fully cooperate with the audit process;
Submit all required documentation and information in a timely manner; and Pay all outstanding business license taxes due as determined by the audit within 90 days of receiving notice of noncompliance.
3. Limitations
This resolution does not apply to:
Businesses found to have intentionally evaded business license tax obligations; Penalties assessed prior to the effective date of this resolution unless the audit was initiated prior to that date.
4. Effective Date
This resolution shall take effect immediately upon its adoption and shall remain in effect unless amended or repealed by the Town Council.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the 16th day of September, 2025, by the following vote:
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
_______________________________
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
___________________________________
TOWN CLERK OF THE TOWN OF LOS GATOS
ITEM NO. 12.
3 of 3
Resolution 20 - 9/16/2025
ATTACHMENT 6
LOS GATOS, CALIFORNIA
ITEM NO. 12.
PREPARED BY: Chris Todd
Emergency Manager
Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and Finance Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6832 www.losgatosca.gov
TOWN OF LOS GATOS
COUNCIL AGENDA REPORT
MEETING DATE: 09/16/2025
ITEM NO: 13
DATE: September 9, 2025
TO: Mayor and Town Council
FROM: Chris Constantin, Town Manager
SUBJECT: Wildfire and Emergency Management Initiatives Update and Adopt the Updated Emergency Operations Plan
RECOMMENDATION: Receive an update on emergency preparedness initiatives and adopt a resolution approving the updated Emergency Operations Plan (EOP).
FISCAL IMPACT:
No new fiscal impact. All commitments noted herein are funded within the $1,000,000 Emergency Management allocation the Town Council authorized in January 2025.
The table below summarizes expenditures to date, committed items, and the resulting balances.
Item Amount
Funds Spent:
Emergency Manager staffing and salary (FY 2024–25) $31,413.06 Public outreach (Firewise education and mailers) $2,709.32 Grant writing support $5,000
Spent Total: $39,122.38
Funds Reserved:
Tree removal along Hilow Road (per Council direction 5-20-25) Up to $80,000 Grant match commitments for active/pending applications (per Council direction 8-5-25)
Up to $550,000
Reserved Total: Up to $630,000
If all match allocations are realized, an estimated $330,877.62 would remain from the original allocation. If no grants are awarded, $880,877.62 would remain available.
ITEM NO. 13.
PAGE 2 OF 5
SUBJECT: Wildfire and Emergency Management Initiatives Update and Adopt the Updated Emergency Operations Plan
DATE: September 9, 2025
STRATEGIC PRIORITY:
These efforts align with the strategic priority to further the Town’s emergency preparedness, resiliency, and response capabilities, particularly in the area of wildfire risk.
BACKGROUND:
In January 2025, the Town Council directed staff to provide regular updates on emergency preparedness initiatives and the $1,000,000 Emergency Management allocation. These updates track progress on planning, public outreach, vegetation management, training, and grant applications, and are aligned with the companion Council presentation (Attachment 1).
DISCUSSION:
EMERGENCY PREPAREDNESS INITIATIVES
Below are updates on emergency preparedness initiatives since the last report provided at the May 20, 2025, Town Council meeting. These updates summarize progress on grant applications, vegetation management, planning efforts, training, and regional coordination activities.
1. Community Outreach
The Town continues to expand community engagement around wildfire safety and emergency preparedness. The Town hosted two public Firewise USA® information sessions on August 16 and August 26 to promote wildfire preparedness and neighborhood participation. This work increases resident readiness, supports defensible space compliance, and aligns with Fire Risk Reduction Community and grant program priorities. A total of 31 residents participated in these sessions, representing 11 neighborhoods across the wildland urban interface (WUI). In addition, staff delivered emergency preparedness presentations to community groups on June 18 and July 14. Preparedness and safety messages are also regularly promoted through the Town’s social media channels, extending outreach to a broader audience of residents and businesses.
2. Fire Risk Reduction Community Certification
The Town’s application for inclusion on the State Board of Forestry’s Fire Risk Reduction Community (FRRC) list has been recommended for approval following technical review. FRRC designation confirms that the Town meets state-defined best practices in wildfire risk planning, defensible space, and community preparedness. This certification will strengthen Los Gatos’ competitiveness for future CAL FIRE mitigation grants and supports resident eligibility for insurance discounts under California’s Safer from Wildfires regulations. The final Board of Forestry action for this is expected in June 2026.
ITEM NO. 13.
PAGE 3 OF 5
SUBJECT: Wildfire and Emergency Management Initiatives Update and Adopt the Updated Emergency Operations Plan
DATE: September 9, 2025
3. Evacuation Plan with Simulation-Based Modeling
The Town is moving forward with the development of a new evacuation plan incorporating simulation-based modeling to assess wildfire evacuation scenarios. The Request for Proposals closed on July 29 and three submissions are under review. The plan will provide updated zonebased evacuation strategies, support integration with the Emergency Operations Plan (EOP), and ensure compliance with SB 99, AB 747, and SB 1241. Implementation will include trafficflow mitigations (signal timing, phased strategies, signage, and roadway management) derived from model outputs.
The Town submitted a CAL FIRE Wildfire Prevention grant on August 6 requesting $323,061 (no local match requirement) for this work. Award decisions are expected in December 2025, ensuring consultant work and state funding opportunities are closely coordinated.
4. Vegetation Management
The Town has completed open space vegetation management on over 194 acres. These efforts, conducted in alignment with the Vegetation Management Plan (VMP), reduce potential fire intensity and improve conditions for safe evacuation egress.
To fund the VMP update and related planning, the Town submitted three applications: a CAL FIRE Wildfire Prevention grant on August 6 for $250,000 with no local match; a California Fire Safe Council State Fire Capacity grant on August 31 requesting $100,000 with a $150,000 Town match; and a USDA Community Wildfire Defense Grant currently under review for $250,000 with a $62,500 match. Only one award will be accepted to fund the VMP update.
5. Virtual EOC Platform (VEOCI)
Santa Clara County Office of Emergency Management (OEM) has provided licenses for VEOCI, a cloud-based platform to support EOC activation and operations. For Los Gatos, VEOCI will centralize incident logs and mission assignments, standardize Incident Action Plan development, track resources and tasks, and host evacuation-zone maps and forms for damage assessments and public information. Templates are being configured, and staff will be trained.
6. Outdoor Emergency Warning System
The Town is preparing a FEMA Hazard Mitigation Grant Program (via Cal OES) application for a proposed Outdoor Emergency Warning System. The application seeks funding for the installation of Long Range Acoustic Device (LRAD) sirens at strategic sites within the Town’s Wildland–Urban Interface (WUI), with an emphasis on areas where cellular coverage is limited
ITEM NO. 13.
PAGE 4 OF 5
SUBJECT: Wildfire and Emergency Management Initiatives Update and Adopt the Updated Emergency Operations Plan
DATE: September 9, 2025
or unreliable. The sirens are intended to provide both distinct warning tones and voice messages, creating redundancy with existing electronic alerting systems and enhancing the Town’s evacuation readiness.
The project budget is $1,661,700, with a federal request of $1,246,275 (75%) and a Town match of $415,425 (25%), reflecting a 19% inflation adjustment from the original 2019 estimate. Scope and final design will depend on grant award, engineering review, and Council direction.
7. Emergency Management Training and Planning
Emergency Management staff completed Emergency Operations Center training in July to support Emergency Operations Center (EOC) functions. Training on EOC Action Planning and ICS Overview for Executives and Senior Officials is planned for winter 2025.
8. Rep. Liccardo’s Wildfire Resilience Partnership
Town staff supported Congressman Liccardo’s Wildfire Safety press conference to promote wildfire preparedness and announce a regional Wildfire Resilience Partnership. The press conference received significant media attention, amplifying regional messaging and public awareness.
Following Congressman Liccardo’s Wildfire Safety press conference announcing a regional partnership, staff is participating in ongoing coordination meetings. The partnership’s intended outcome is to identify top regional initiatives and select up to three where federal coordination can accelerate implementation. Los Gatos will emphasize shared risk modeling, the need for region-wide funding mechanisms, and improved integration of alerting.
9. Emergency Operations Plan Update – September 2025
The EOP serves as a guidance document, establishing the Town’s framework for preparedness, response, recovery, and coordination. The last full review and adoption occurred in 2016. Since then, the Town has advanced its emergency management program, and most recently, the Emergency Manager has done a thorough review and update of the EOP. Normally, updates are conducted administratively to ensure the document remains relevant and useful, but due to the timing since the last formal Council approval and the high priority for the Town, staff is bringing forward this update for Council adoption. Future updates will occur administratively, while the next major revision will be presented for Council's consideration and approval. The Town plans to conduct the next major revision in alignment with the County's revision, which is expected in Fiscal Year 2026-27.
The September 2025 update improves clarity and consistency while keeping the plan’s overall
ITEM NO. 13.
PAGE 5 OF 5
SUBJECT: Wildfire and Emergency Management Initiatives Update and Adopt the Updated Emergency Operations Plan
DATE: September 9, 2025
structure and policies intact. It refreshes references and terminology, updates organizational titles, and relocates the Access and Functional Needs section from an annex into the body of the plan as a dedicated chapter. The update also clarifies resource request and notification procedures, documents the order of succession for emergency management leadership, sets baseline training expectations, expands guidance on disaster cost recovery documentation, summarizes public alerting pathways, and refreshes hazard profiles to align with current County planning baselines.
Staff recommends that Council adopt the updated Emergency Operations Plan (EOP). If adopted, staff will record this action in the Record of Changes and continue to manage administrative updates between major revisions.
CONCLUSION:
The Town continues to make progress across multiple emergency initiatives, including grant applications, planning, vegetation management, and regional coordination. Staff will return with further updates as grant awards and project milestones occur.
ENVIRONMENTAL ASSESSMENT:
This is not a project defined under CEQA, and no further action is required.
Attachments:
1. Wildfire Initiatives Presentation
2. Los Gatos EOP September 2025
3. September 2025 EOP Resolution
ITEM NO. 13.
Wildfire Initiatives Update
Town Council Meeting
September 16, 2025
ATTACHMENT 1
ITEM NO. 13.
Agenda
1 2
3 Context & Risk
Completed &
Ongoing Work
Potential Future
Action
ITEM NO. 13.
National Risk Index
Santa Clara County, CA
Hazard Risk Index Rating Risk Score National Percentile Annualized Loss Earthquake Very High 100 $1.2B
Wildfire Relatively High 97 $8.4M
• Santa Clara County ranks among the top 1% of U.S. counties for disaster losses. (FEMA, 2025) • Estimated 4 in 10 Los Gatos addresses (homes and businesses) are in the Wildland Urban Interface.
ITEM NO. 13.
• CZU Complex (2020) – 86,509 acres
• Bear Fire (2017) 391 acres
• Loma Fire (2016) 4,474 acres
• Loma Fire (2009) 669 acres
• Summit Fire (2008) 4,270 acres
• Croy Fire (2002) 3,150 acres
• Cats Fire (1997) 15 acres
• Lexington Fire (1985) 14,000 acres
• Austrian Gulch Fire (1961) 8,670 acres
Los Gatos Wildfire History
ITEM NO. 13.
Los Gatos Vegetation Growth
1948 to Present
ITEM NO. 13.
Chapter Title Date
Wildfire Preparedness Initiatives
Completed
• Emergency Management Staffing
• Emergency Operations Center Training Series
• Rep. Liccardo Wildfire Safety Press Conference
• Open-Space Vegetation Management – Over
194 acres
• Firewise Outreach: 31 participants & 11
neighborhoods
• Fire Risk Reduction Community Application –
Pending board approval June 2026
• Grant Applications Submitted:
• CAL FIRE Prevention Grant (2): Vegetation
Management Plan (VMP) & Evacuation
Planning
• California FireSafe Council State Fire
Capacity Grant: VMP
• FEMA Hazard Mitigation Assistance Grant:
Wildfire Sirens
Ongoing
• Roadside Vegetation Management – 31 miles
• Traffic Modeling & Evacuation Planning –
Selecting contractor
• Outdoor Warning Sirens– Pending grant
selection
• Rep. Liccardo | Wildfire Resilience Partnership
Meetings – Establish regional priorities
• Updated Town Emergency Operations Plan
• Integrating Virtual EOC Platform (VEOCI) –
Training EOC staff
• Advanced EOC Training for staff - Q4 ‘25
• Emergency Training for Council Members – Q4
‘25
• Emergency Planning Coordination with
Community Stakeholders
ITEM NO. 13.
Date
Emergency Management Fund ($1M Council Allocation)
Budget
Spent
Emergency Manager staffing and salary (FY24–25)
Public outreach (Firewise education and mailers)
Grant writing support
$39,122.38
$31,413.06
$2,709.32
$5,000.00
Allocated
Hilow Road tree removal (per council direction 5-20-25) $80,000.00
$80,000.00
Reserved for Grant Matches
California Fire Safe Council Grant (VMP)
FEMA Hazard Mitigation Grant (Siren Sys)
USDA Community Wildfire Defense Grant (VMP)
$462K-550K
$150,000.00
$400,000.00
$62,500.00
Remaining funds $330,877.62 to
$418,877.62
ITEM NO. 13.
Potential Future Actions
Traffic Flow Mitigations
•Consider recommendations from evacuation traffic modeling (signal timing, phased evacuations, signage, roadway improvements).
Wildland–Urban Interface (WUI) Clearance
•Explore opportunities to improve standards and remove barriers for homeowners to achieve defensible space compliance.
Expanded Fuels Reduction
•May use fire and traffic modeling to develop targeted vegetation management. •Explore coordinated efforts with neighboring jurisdictions.
Community Resilience Measures
•Options could include expanding evacuation drills and preparedness exercises. •Potential support of Firewise neighborhood development and progress towards Fire Risk Reduction Community
ITEM NO. 13.
Updated: September 2025
Town Manager’s Office
Town of Los Gatos
110 E Main St, Los Gatos, CA
EMERGENCY OPERATIONS PLAN
TOWN OF LOS GATOS
ATTACHMENT 2
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE i | Page
Town of Los Gatos
Town Manager’s Office. Emergency Operations Plan Town of Los Gatos (Los Gatos: Town of Los Gatos, 2025).
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE ii | Page
Town of Los Gatos
RECORD OF CHANGES
The Town Manager’s Office (TMO), with input from essential stakeholders across the Town of Los Gatos, is responsible for maintaining, reviewing, and updating this Emergency Operations Plan (EOP). The TMO will, at a minimum, review this EOP annually. It is essential that TMO make revisions and updates in collaboration with participating essential stakeholders and other planning partners identified in the EOP to ensure accuracy and validity. If the EOP requires an immediate change due to lessons learned from trainings, exercises, or actual incidents, the Town will identify a course of action for the review, update, and implementation of the necessary changes. All changes will be noted in the table below.
Date Section Description Revised By
01. 01/22/2016 Entire
Document
Five-Year Comprehensive Revision G. Gadd
02. 09/09/2025 New Chapter –
AFN
Incorporated Access and Functional Needs (AFN)
Annex as a standalone chapter for visibility and
compliance.
C. Todd
03. 09/09/2025 References &
Citations
Updated SEMS/NIMS references, FEMA CPG-101,
NRF/NRP, County MJHMP (2021), and County EOP
(2022).
C. Todd
04. 09/09/2025 Procedures
Minor clarifications to resource request flow and
notification protocols to align with County
coordination practices.
C. Todd
05. 09/09/2025 Terminology &
Formatting
Standardized terms (e.g., “ESFs,” “NIMS/SEMS”),
corrected formatting inconsistencies, and ensured
alignment with County crosswalks.
C. Todd
06. 09/09/2025 Public Alerting
Expanded section describing AlertSCC, EAS, IPAWS
pathways, plus integration of Town social media
accounts.
C. Todd
07. 09/09/2025 Training
Standards
Added minimum training standards by role (Policy
Group, EOC Management, General Staff) consistent
with FEMA/Cal OES guidance.
C. Todd
08. 09/09/2025 Cost Recovery Added FEMA/Cal OES documentation requirements (labor, equipment, materials, contracts, admin). C. Todd
09. 09/09/2025 Multi-Agency
Coordination
Added guidance on convening MAC groups for
prioritization of scarce resources.
C. Todd
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE iii | Page
Town of Los Gatos
10. 09/09/2025
Hazard
Analysis
Overview
Refreshed hazard profiles with County MJHMP
alignment (e.g., earthquakes, WUI fire, PSPS, public
health).
C. Todd
11. Reserved.
12. Reserved.
13. Reserved.
14. Reserved.
15. Reserved.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE iv | Page
Town of Los Gatos
PROMULGATION
The preservation of life, property, the environment, and the economy is an inherent responsibility of local, state, and federal government. While no plan can completely prevent death and destruction, reasonable plans carried out by knowledgeable and well-trained personnel can and will minimize losses.
The Town has prepared this Emergency Operations Plan (EOP) in compliance with the Standardized Emergency Management System (SEMS) and the National Incident Management System (NIMS) to ensure the most effective and efficient allocation of resources for the maximum benefit and protection of the community during times of emergency.
This EOP establishes the emergency organization, assigns tasks, specifies policies and general procedures, and provides for coordination of planning efforts for Town staff and partners.
The Town Manager’s Office will maintain this plan and record administrative updates, such as changes to references, terminology, contact information, and procedural clarifications, in the official Plan Revision Log. Major revisions will be brought forward to the Town Council for review and adoption. _______________________________________________ ____________________ Christopher Constantin Date
Town Manager
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE v | Page
Town of Los Gatos
EXECUTIVE SUMMARY
The Town of Los Gatos’ Emergency Operations Plan (EOP) is an all-hazards document describing the Town’s incident management organization, compliance with relevant legal statutes, other relevant guidelines, whole community engagement, continuity of government focus, and critical components of the incident management structure. The incident management system is a component-based system designed to be scaled up (or down) and components activated as necessary to reflect the incident/event’s escalation from routine incident(s)to emergency, disaster, or catastrophe affecting the Town of Los Gatos.
This EOP is not intended to address specific emergency responses, scenarios, hazards, or threats.
Functional and hazard specific annexes to this EOP will outline specific response activities for response organizations.
This Emergency Operations Plan (EOP) accomplishes the following:
• Establishes a jurisdictional incident management organization which will coordinate and support on-scene responses including maintenance of situational awareness, facilitation of effective communication between operations centers at various levels of government, maintain continuity of government, and interaction with public information sources. • Establishes the overall operational concepts associated with the management of incidents, emergencies, crises, disasters, and catastrophes at the Town of Los Gatos and operational area levels.
• Provides a flexible platform for planning and response to all hazards, incidents, events, and emergencies believed to be important to the Town. It is applicable to a wide variety of anticipated incident events including earthquake, wildland fires, floods, and public health issues.
This EOP continues the Town of Los Gatos’ compliance with the Standardized Emergency Management System (SEMS), the National Incident Management System (NIMS), the Incident Command System (ICS), the National Response Framework (NRF), and the National Preparedness Guidelines to include Comprehensive Preparedness Guide 101: Developing and Maintaining Emergency Operations Plans (CPG101). It facilitates multi-agency and multi-jurisdictional coordination during emergency operations, public information functions, and resource management.
This EOP serves as the legal and conceptual framework for incident management to be utilized by the Town and its various departments within municipal government. The Town will continue to publish annexes that support this EOP. Supporting annexes further describe the operational or functional response to threats and hazards and the basic considerations, actions, and responsibilities of specific emergency response and management disciplines or functions.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE
Town of Los Gatos
TABLE OF CONTENTS
SECTION 1: INTRODUCTION................................................................................. 1
1.1 PURPOSE...................................................................................................... 1
1.2 SCOPE ......................................................................................................... 1
1.3 SITUATION OVERVIEW..................................................................................... 2 HAZARD ANALYSIS OVERVIEW................................................................................. 3 CORE CAPABILITY OVERVIEW................................................................................ 12
1.4 PLANNING ASSUMPTIONS............................................................................... 17 SECTION 2: CONCEPT OF OPERATIONS............................................................... 19
2.1 NATIONAL RESPONSE FRAMEWORK (NRF)......................................................... 19
2.2 STANDARD EMERGENCY MANAGEMENT SYSTEM (SEMS) ..................................... 19
2.3 NATIONAL INCIDENT MANAGEMENT SYSTEM (NIMS) .......................................... 19
2.4 INTEGRATING FEDERAL, STATE, AND LOCAL SYSTEMS ............................................ 20
2.5 PHASES OF EMERGENCY MANAGEMENT ............................................................ 21 RECOVERY........................................................................................................ 22 SECTION 3: ORGANIZATION AND ASSIGNMENT OF RESPONSIBILITIES ............... 25
3.1 FIELD RESPONSE ........................................................................................ 25
3.2 LOCAL GOVERNMENT.................................................................................... 25 LOCAL GOVERNMENT RESPONSIBILITIES .................................................................. 26 TRAINING STANDARDS ........................................................................................ 26 TOWN OF LOS GATOS EMERGENCY ORGANIZATION ................................................... 27 ORDER OF SUCCESSION FOR EMERGENCY MANAGEMENT LEADERSHIP............................ 27 TOWN OF LOS GATOS EMERGENCY OPERATIONS CENTER (EOC) .................................. 27
3.3 OPERATIONAL AREA (OA).............................................................................. 31 OPERATIONAL AREA AGREEMENT .......................................................................... 31
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE
Town of Los Gatos
OPERATIONAL AREA RESPONSIBILITIES .................................................................... 31
3.4 REGION ..................................................................................................... 32
3.5 STATE........................................................................................................ 32
3.6 ADDITIONAL SUPPORT AND PLANNING ORGANIZATIONS ........................................ 32 DISASTER SERVICE WORKERS (DSWS).................................................................... 32 COMMUNITY EMERGENCY RESPONSE TEAM (CERT).................................................. 33
AMATEUR RADIO EMERGENCY SERVICES/RADIO AMATEUR CIVIL EMERGENCY SERVICES (ARES/RACES) ............................................................................................... 33 EMERGENCY OPERATIONAL AREA COUNCIL (EOAC).................................................. 34 OPERATIONAL AREA SIGNATORIES (OAS)................................................................ 34 OPERATIONAL AREA ADVISORY GROUP................................................................... 34 DISASTER COUNCIL............................................................................................. 34 DIRECTOR OF EMERGENCY SERVICES....................................................................... 34 SANTA CLARA COUNTY EMERGENCY MANAGERS ASSOCIATION .................................... 35 SPECIAL DISTRICTS AND OTHER ORGANIZATIONS ....................................................... 35 SECTION 4: DIRECTION, CONTROL, AND COORDINATION................................... 36
4.1 DIRECTION AND CONTROL INTERFACE ............................................................... 36
4.2 OPERATIONAL AREA COORDINATION AND COMMUNICATION.................................. 36 EMERGENCY OPERATIONS CENTER NOTIFICATION...................................................... 37 COORDINATION WITH OTHER LEVELS OF GOVERNMENT .............................................. 37 COORDINATION WITH SPECIAL DISTRICTS................................................................. 37 COORDINATION WITH NON-PROFIT AND VOLUNTEER ORGANIZATIONS........................... 38
4.3 MULTI-AGENCY COORDINATION GROUPS .......................................................... 38 SECTION 5: INFORMATION COLLECTION, ANALYSIS, AND DISSEMATION ........... 41
5.1 INFORMATION COLLECTION AND MANAGEMENT TOOL.......................................... 41 SECTION 6: CRISIS COMMUNICATIONS AND PUBLIC INFORMATION.................. 43
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE
Town of Los Gatos
6.1 JOINT INFORMATION SYSTEM (JIS)................................................................... 43
6.2 JOINT INFORMATION CENTER (JIC)................................................................... 43
6.3 EOC COMMUNICATION SYSTEMS .................................................................... 44 PUBLIC ALERTING AND NOTIFICATIONS ................................................................... 44
6.4 PUBLIC AWARENESS AND EDUCATION ............................................................... 45 SECTION 7: ADMINISTRATION, FINANCE, AND LOGISTICS .................................. 47
7.1 FINANCE CONSIDERATIONS ............................................................................. 47 COST RECOVERY DOCUMENTATION REQUIREMENTS................................................... 47
7.2 MUTUAL AID .............................................................................................. 49 MUTUAL AID SYSTEMS........................................................................................ 50 VOLUNTEER AND PRIVATE SECTOR AGENCIES IN MUTUAL AID...................................... 50 SPECIAL MUTUAL AID CONSIDERATIONS FOR TERRORISM INCIDENTS ............................. 51 MUTUAL AID AUTHORITIES, PLANS, AND GUIDANCE DOCUMENTS ................................ 51
7.3 RESOURCE MANAGEMENT ............................................................................. 51 INTEGRATION OF MUTUAL AID RESOURCES.............................................................. 52 RESOURCE TRACKING PROCEDURES........................................................................ 52 SECTION 8: PLAN DEVELOPMENT AND MAINTINENCE ....................................... 54
8.1 PLAN MAINTENANCE .................................................................................... 54
8.2 PLAN CONCURRENCE .................................................................................... 54
8.3 PLAN TRAINING AND EXERCISE ........................................................................ 54 EXERCISE PROGRAM REQUIREMENTS...................................................................... 54 SECTION 9: ACCESS AND FUNCTIONAL NEEDS ............................................................. 57
9.1 PURPOSE.................................................................................................... 57
9.2 SCOPE ....................................................................................................... 57
9.3 SITUATION OVERVIEW................................................................................... 57
9.4 PLANNING ASSUMPTIONS............................................................................... 57
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE
Town of Los Gatos
9.5 ROLES AND RESPONSIBILITIES .......................................................................... 57 EOC MANAGEMENT SECTION .............................................................................. 57 OPERATIONS SECTION......................................................................................... 58 PLANNING SECTION............................................................................................ 58 LOGISTICS SECTION ............................................................................................ 58 FINANCE/ADMINISTRATION SECTION...................................................................... 58 D/AFN COORDINATOR....................................................................................... 58
9.6 CONCEPT OF OPERATIONS .............................................................................. 58 NOTIFICATION AND WARNING .............................................................................. 58 EVACUATION AND TRANSPORTATION...................................................................... 58 SHELTERING AND MASS CARE ............................................................................... 58 COMMUNICATION.............................................................................................. 59 MEDICAL AND HEALTH SERVICES ........................................................................... 59 RECOVERY........................................................................................................ 59
9.7 INTEGRATION AND COORDINATION................................................................... 59
9.8 EOC CHECKLIST (D/AFN CONSIDERATIONS) ...................................................... 60 ACRONYMS.......................................................................................................... 61 GLOSSARY............................................................................................................ 65 AUTHORITIES AND REFERENCES ........................................................................ 69 LOCAL .................................................................................................................... 69 COUNTY.................................................................................................................. 69 STATE .................................................................................................................... 69 FEDERAL ................................................................................................................. 69 ADDITIONAL SOURCES................................................................................................ 70 APPENDEX......................................................................................................... 71 APPENDIX A: LOCAL / STATE / FEDERAL CROSSWALK......................................................... 73
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE
Town of Los Gatos
.......................................................................................................................... 75 APPENDIX B: EMERGENCY OPERATIONS PLAN DOCUMENT DESCRIPTIONS .............................. 76
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 1 | Page
Town of Los Gatos
SECTION 1: INTRODUCTION
1.1 Purpose
The Town of Los Gatos’ Emergency Operations Plan (EOP) provides a comprehensive, single source of guidance and procedure for the Town to prepare for, respond to, and manage significant or catastrophic natural or man-made threats, crises, incidents, or events that produce situations requiring a coordinated response. This EOP is intended to conform to the requirements of the National Incident Management System (NIMS), Standardized Emergency Management System (SEMS), Incident Command System (ICS), and the California State Emergency Plan for managing response to multi-agency and multi-jurisdictional incidents, and to be consistent with federal and state emergency plans and guidance documents. Best practices and lessons-learned have also been integrated into this plan where possible; these were identified in the review of after-action reports from recent national large-scale disasters, incidents, and events.
This EOP is intended as a concept of collaboration and consistency amongst various internal and external stakeholders and their specific incident management plans, procedures, functions, and capabilities. As such, the EOP is scalable enough to use in all incident types.
In the event of an emergency or disaster the Town of Los Gatos primary responsibility is to maximize the safety of the public, to minimize property and environmental damage, and ensure the continuity of government. To aid in accomplishing this goal, the Town has adopted the principles of SEMS, NIMS, and ICS so that responses to such conditions are done in the most organized, efficient, and effective manner possible.
1.2 Scope
This EOP provides guidance on response to the Town of Los Gatos’ most likely and demanding emergency conditions. It does not supersede the well-established operational policies and proceduresfor coping with and responding to day-to-day emergencies involving law enforcement, the fire service, medical aid, transportation services, flood control, or other discipline-specific emergency response systems. It is intended as a supplement and complement to such systems. This EOP does however place emphasis on those unusual and unique emergency conditions that will require extraordinary response beyond the ability of any one or common set of organizations to respond. Neither does this EOP include detailed response level operating instructions or procedures. Each organization/Department identified in this EOP is responsible for, and expected to develop, implement, and test policies, instructions, and standard operating procedures (SOPs) or checklists that reflect the tactical, operational, strategic, and executive mission spaces and incident management concepts contained in this EOP. Coordinated response and support roles must be defined by these organizations to facilitate the ability to respond to and manage any given incident.
This document is not intended to be an overview of the Town’s Emergency Operations Center functions, procedures, section responsibilities, or positions specific standard operating procedures. These issues are covered more specifically in the Standardized Emergency Management System (SEMS) position specific checklists which are maintained on the Town server and in position specific binders in the EOC.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 2 | Page
Town of Los Gatos
1.3 Situation Overview
The Town of Los Gatos, encompassing 11.46 square miles, is nestled at the base of the Santa Cruz Mountains, and is located approximately 43 miles south of San Francisco, in the southwestern portion of Santa Clara County where the Santa Clara Valley meets the lower slopes of the Santa Cruz Mountains. Los Gatos is bordered by the City of San Jose to the north and east; the City of Campbell to the north; the Cities of Monte Sereno and Saratoga to the west; and unincorporated County of Santa Clara to the south.
Los Gatos encompasses a wide variety of terrain, ranging from flat topography at the edge of the valley floor to densely wooded hillsides. Both the valley and hillsides are interspersed with creeks, streams, and riparian habitat. The sharp contrast between the valley floor and the hillsides provides the Town’s picturesque setting. As of 2020, the U.S. Census estimates that there are approximately 33,500 people residing in Los Gatos. The Census estimates that 20.1 % of Town residents are 65 or older.
In addition, according to the 2023 American Community Survey, about 12.7% of residents speak another Indo-European language home, the same number of residents also speak an Asian or Pacific Island language at home, while 4.6% of residents speak Spanish at home, 1.5% of respondentsreported speaking English “less than very well”.
According to the California Department of Finance, Los Gatos had 13,299 total housing units.
Approximately 72 percent of the total housing stock in Los Gatos consists of single-family homes; of those, the majority (81 percent) are single-family detached homes, and a smaller proportion (19 percent) are single-family attached units, including condominiums and townhomes. The remaining 28 percent of homes are multi-family homes.
The Town operates 15 parks and is home to the County’s Vasona Park and a section of the County’s Los Gatos Creek Park. Visitors and residents alike enjoy the broad range of activities that the local landscape and Town parks promotes, such as mountain biking, hiking, running, tennis, and golf. Community special events in the Town include Spring into Green and the Los Gatos Children’s Christmas Parade.
There are an estimated 20,650 jobs in the Town of Los Gatos. Of the 20,650 local jobs, only 3,310 are filled by residents of Los Gatos (16 percent), with the remaining 17,340 workers commuting in on an average daily basis. Approximately 12,220 employed residents commute out of Los Gatos to work. 85.6% of employed people in Los Gatos used a private vehicle to arrive at work.
The wider regional industry is dominated by the technology sector. County-wide, computer software and hardware manufacturing, wholesale, and services are some of the largest industry segments in terms of both annual revenues and employees. Specifically, in Los Gatos, 65.4% of residents work in management, business, science, or arts, 20.2% in sales and office occupations, and 7.2% in service occupations. 1 U.S. Census Bureau, “Languages Spoken at Home; Los Gatos, town, California” Accessed May 19, 2025. https://data.census.gov/cedsci/table?table=DP05&tid=ACSST5Y2018.S1601&g=1600000US0644112&lastDisplayed Row=29&vintage=2018&layer=state&cid=DP05_0001E
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 3 | Page
Town of Los Gatos
The largest employers in the Town as of 2025 include; Netflix (2,314), El Camino Hospital (560), Courtside Tennis Club (542), Roku (516), Los Gatos-Saratoga High School District (367), and Los Gatos Union School District (281).
The Town is intersected by three State Routes; 17, 85 and 9, otherwise known as Los Gatos-Saratoga Rd.
Other heavily trafficked roads in Los Gatos include downtown’s Santa Cruz Ave, Los Gatos Boulevard, Winchester Avenue, and Blossom Hill Rd. Mass transit in the Town includes Santa Clara Valley Transportation Authority (VTA) with bus service. The Town is home to no airports or rail systems.
Hazard Analysis Overview
This section of the EOP consists of a series of threat summaries based upon a hazard analysis conducted by the Santa Clara County Office of Emergency Services (OES) and adopted for use by the Town of Los Gatos. The analysis provides an overview of the local area, known risks, and the anticipated nature of conditions that could pose a threat to life, property, and the environment in and around the Town.
The identified hazards listed below are consistent with those recognized in the Santa Clara County MultiJurisdictional Hazard Mitigation Plan and the County Emergency Operations Plan (2022). These threats reflect the most likely and highest-consequence hazards that could impact the Town. As future hazard mitigation or planning efforts generate new data, this section will be updated accordingly.
The following hazard categories are addressed in this plan:
• Earthquake
• Wildland Fire
• Flood
• Dam/Levee Failure
• Landslide
• Drought
• Severe Weather
• Public Health Emergency
These hazards are not mutually exclusive. Multiple threats may occur simultaneously or in cascading fashion (e.g., an earthquake causing hazardous materials spills, dam failure, and infrastructure collapse).
Specific response actions for each hazard may be addressed through separate functional or hazardspecific annexes to this plan, as well as department-level SOPs.
Annually, the Bay Area Urban Area Security Initiative (UASI) coordinates a regional effort to identify, catalog, and prioritize threats and hazards across the Bay Area. This effort culminates in an annually updated report called the Threat and Hazard Identification and Risk Assessment (THIRA). The THIRA helps local public safety agencies prioritize grant funding and preparedness/mitigation endeavors to improve capabilities to address the most serious and highly prioritized risks and gaps. The hazards below (in addition to other risk factors) are addressed within the THIRA.
Earthquake
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 4 | Page
Town of Los Gatos
The Town of Los Gatos is located near several active and potentially active earthquake faults, including the San Andreas, Hayward, and Calaveras faults. The Hayward Fault, which runs through the densely populated East Bay region, is considered one of the most hazardous faults in the United States due to its seismic history and proximity to major infrastructure. According to the U.S. Geological Survey (USGS), there is a 72 percent probability of at least one earthquake of magnitude 6.7 or greater striking the San Francisco Bay Area by 2043, with the Hayward Fault being a primary concern.
To model the regional impacts of such an event, the USGS developed the HayWired Earthquake Scenario in 2018. This scenario simulates a magnitude 7.0 earthquake on the Hayward Fault and includes detailed projections of ground shaking, aftershocks, and cascading infrastructure failures across the Bay Area.
While the epicenter modeled is in Oakland, the scenario demonstrates that widespread disruption would occur across the entire region, including Santa Clara County and the Town of Los Gatos.
A major earthquake of this scale could result in extensive casualties, structural damage, utility disruptions, and cascading hazards such as fires, hazardous materials releases, or dam failures. Emergency operations in Los Gatos may be seriously hampered by damage to transportation corridors, loss of communications, and impaired water and power systems. A significant event would likely exceed the response capabilities of the Town and require coordinated support from the Operational Area, Cal OES, and federal agencies.
Two major local earthquakes that have impacted the Town include:
• San Francisco Earthquake (1906), magnitude 7.8, 3,000 regional fatalities reported • Loma Prieta Earthquake (1989), magnitude 6.9, 63 regional fatalities reported Other significant local earthquakes near or within the Town include:
• Concord Earthquake (1955), magnitude 5.4, 1 fatality
• Daly City Earthquake (1957), magnitude 5.3, 1 fatality • Morgan Hill Earthquake (1984), magnitude 6.2, no fatalities • Alum Rock Earthquake (2007), magnitude 5.6, no fatalities The most significant impact from an earthquake in terms of structural damage and loss of life is ground shaking and subsequent fire. Ground shaking is the movement of the earth's surface in response to a seismic event. The magnitude of the earthquake, distance from the epicenter, and characteristics of surface geology determine the intensity of the ground shaking and the resultant damages.
Damage may include destruction of buildings making some uninhabitable due to the phenomenon of liquefaction. Liquefaction is the loss of shear strength of a soil. The shear strength loss results from the increase of water pressure caused by the rearrangement of soil particles induced by shaking or vibration.
Liquefaction has been observed in many earthquakes, usually in soft, poorly graded granular materials (i.e., loose sands), with high water tables. Liquefaction usually occurs in the soil during or shortly after a large earthquake. The Town of Los Gatos is at risk of liquefaction and landslides during earthquakes as evidenced by mapping performed by the State Department of Conservation.
Every building in the Town is exposed to high risk of damage in earthquakes by virtue of being in a seismically active part of the country. Some structures face an elevated risk because they are in high hazard zones, such as near a fault, on liquefiable soils, or on slopes subject to landslides. Other structures
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 5 | Page
Town of Los Gatos
face high risk because their construction quality is inadequate to withstand strong shaking, as they were built decades ago, before modern building codes were enacted.
Major power plants are expected to sustain some damage due to liquefaction and the ground shaking intensity of the earthquake. The potential impact to the Town is lessened by the availability of power from other sources outside the affected area and significant reduction in consumer demand is expected as well.
The PG&E Metcalf Transmission Substation is in an area of predicted strong shaking and is expected to sustain major damage.
Another major concern is whether an earthquake disrupts water availability and distribution for needed life support, to treat the sick and injured, and for fire suppression activities. The dams located in and around the Town of Los Gatos may be affected during earthquakes and our water distribution systems including the Delta in the Central Valley may be damaged.
Wildland Fire
Los Gatos is listed as a Community at Risk from wildfires on the Federal and the California Fire Alliance list of Communities at Risk in Santa Clara County. The combination of increasing development in or near wildlands, an abundance of highly flammable fuel, long dry summers and steep slopes creates a significant risk of large wildland fires in many areas of the county, including in and around the Town of Los Gatos. A wildland fire is a fire in which the primary fuel is natural vegetation. Wildland/Urban Interface (WUI) fire hazards are especially pronounced in areas of high structure densities adjacent to undeveloped open space areas with dense vegetation. Approximately a quarter of the Town’s total residences are located within the wildland urban interface. The WUI contains approximately 3,100 structures and 6,800 residents.
Fires ignited in wildland areas can quickly spread, if unabated, to areas where residential or commercial structures are intermingled with wildland vegetation. In addition, fires that start in urbanized areas can spread to wildland areas and grow into wildland fires. A wildland/urban interface fire can result in death, injury, economic loss, and a large public investment in fire-fighting activities. WUI fires can rapidly proliferate to the point that local resources will be inadequate.
Wildland fire season in the county traditionally spanned the months after the last spring rains have fallen and until the first fall or winter rains occur. Traditionally, the months of August, September, and October have the greatest potential for wildland fires as vegetation dries out, humidity levels fall, and offshore winds blow. However, fire season is starting earlier and ending later each year, in part due to climate change.
The Town of Los Gatos is covered by the Santa Clara County Fire Department for its fire protection. Ground fire resources are augmented by CAL FIRE.
Fire agencies in the county have signed a countywide mutual aid agreement to ensure firefighting resources and personnel will be available to combat wildland/urban interface fires. If these resources within the county are not enough to meet the threat, fire resources from throughout California can be summoned under the State’s Master Mutual Aid Agreement administered by the Cal OES. All fire agencies in Santa Clara County have signed the California Master Mutual Aid Agreement and participate in mutual aid operations as required.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 6 | Page
Town of Los Gatos
Flood
Floods are generally categorized as either slowrise or flash floods. Slowrise floods may be preceded by a warning time lasting hours, days, or possibly weeks. Evacuation and sandbagging for a slowrise flood may lessen flood related damage. Conversely, flash floods are the most difficult to prepare for, because the warning will be short, if any is given at all. Flash flood warnings usually require immediate evacuation.
According to the National Flood Insurance Program’s floodplain mapping, portions of the Town west of SR 17 and adjacent to Los Gatos Creek, San Tomas Aquinos Creek, Smith Creek, and Ross Creek are located within the 100-year floodplain and other areas of the Town are within the 500-year floodplain. Shallow flooding along some streets can be expected during significant storm events. The Town’s Parks and Public Works Department has a storm response program. After a storm event, flooded areas are evaluated to determine the reason for flooding. Fortunately, due to its topography and local reservoirs, the Town has not been as severely impacted by flooding as nearby communities.
The National Weather Service (NWS) issues flash flood watches and warnings. A flash flood watch is issued when flash flooding is possible within the designated watch area but the occurrence location, and/or timing is still uncertain, indicating all persons should be alert. A flash flood warning indicating all persons should take necessary precautions is issued when a flash flood has been reported, is in progress, is imminent, or highly likely.
No area is immune to flash floods. On small streams, especially near the headwaters of river basins, water levels may rise quickly in heavy rainstorms, and flash floods can begin before the rain stops falling. Flash floods also occur in or near mountainous areas where torrential rains can quickly change a dry watercourse or small brook into raging torrents of water.
All low-lying areas are subject to flood conditions. Urban development in flood plain areas are often subject to seasonal inundation. The flood plain is a natural extension of any waterway, although infrequently used. Storm water runoff that exceeds the capabilities of stream and drainage channels, results in the natural flooding of a localized area.
Dam/Levee Failure
Dam inundation is flooding which occurs because of structural failure of a dam. The most common cause of dam failure is overtopping where the water behind the dam flows over the face of the dam and erodes the structure. Structural failure may be caused by seismic activity. Seismic activity that produces inundation generating a seismically induced wave that overtops the dam without also causing dam failure is referred to as a seiche. The Town is at-risk of flooding from three dams; Guadalupe, Lenihan/Lexington Dam, and Vasona. The Valley Water District (VWD) maintains emergency action plans for all three water system facilities.
Automated Local Evaluation in Real Time (ALERT) is a cooperative program initiated by the NWS's California-Nevada River Forecast Center in the 1970s. VWD began installation of its ALERT system in 1983, and its county-wide system currently includes 42 rain gauges, 68 stream flow gauges, and 10 reservoir gauges.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 7 | Page
Town of Los Gatos
In the ALERT program, a local agency installs, maintains, and monitors event-reporting field sensors that report current hydrologic conditions, in real time, through radio telemetry. Event-reporting refers to the ability of sensors to transmit their status as hydrologic conditions change; i.e. rainfall occurs or streams and reservoirs rise and/or fall. Such sensor status data transmissions are received by a base station, which decodes the radio signal's site of origin, and data value. These values are logged in a computer database for report generation, analysis, and archiving purposes. Through a system of radio repeater sites, as well as computer networks, the data isreceived by both the local operator and interested agencies in adjoining areas, including the NWS. The NWS uses the real time data to verify their forecasts, and to monitor conditions for issuance of various hydrologic and meteorological statements.
Landslide
Landslides are downward movement of a slope and materials under the force of gravity. In addition to gravity, extended periods of intense rainfall during the winter months is the primary cause of landslides.
Landslides can also be triggered by seismic activity. Landslides are a significant secondary hazard to wildland fire, where periods of heavy rainfall on denuded slopes cause landslides and mudslides.
The main types of landslide activity that can impact the county include:
• Slide – Mass movements, where there is a distinct zone of weakness that separates the slide material from more stable underlying material.
• Fall – Abrupt movements of masses of geologic materials, including rocks and boulders that become detached from steep slopes or cliffs.
• Debris Flow – Rapid mass movement of a combination of loose soil, rock, organic matter, air, and water that mobilize as a slurry flowing down slope. These are most often caused by heavy precipitation and intense surface water runoff in steep gullies. • Mudflow – Earth flow consisting of material that is wet enough to flow rapidly and contains at least 50 percent sand, silt, and clay sized particles. Mudflows can travel at speeds of 35 mph or greater.
• Creep – Imperceptibly slow, steady, downward movement of slope-forming soil or rock.
The occurrence of landslides is determined by both natural and human factors. Natural factors include the cohesive strength and characteristics of the affected minerals, the orientation of joints and planes of weakness between slide material and bedrock, the steepness of slopes, the degree of saturation of ground materials (highly affected by rainfall), and the density of vegetation. Human factors include the oversteepening and over-loading of slopes, the removal of natural vegetation, and the addition of water to the soil by watering of lawns and septic system drain fields, and onsite ponding of storm runoff.
Because Los Gatos includes portions of the steep foothills of the Santa Cruz Mountains, there is a potential for landslides throughout much of the southern and eastern portions of the Town and extending as far north as Blossom Hill Road. Landslide potential is minimal in the gently sloping west central and northernmost portions of the Town.
Drought/Land Subsidence
Droughts are short-term or long-term water deficiencies that cause agricultural, environmental, and societal impacts. Droughts can occur in any part of the county and can last for indeterminate periods of
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 8 | Page
Town of Los Gatos
time. Agricultural drought is characterized by unusually dry conditions during the growing season resulting in significant economic effects on local agriculture. Extended periods of drought can increase the risk of wildfire occurrences and can impact public water supplies.
Land subsidence occurs when large amounts of ground water have been withdrawn from certain types of rocks, such as fine-grained sediments. The rock compacts because the water is partly responsible for holding the ground up. Land subsidence is most often caused by human activities, mainly from the removal of subsurface water. Compaction of soils in some aquifer systems can accompany excessive ground-water pumping and it is by far the single largest cause of subsidence.
Historically, the county has experienced as much as 13 feet of subsidence caused by excessive pumping of groundwater. Subsidence can lead to flooding that damages properties and infrastructure, and saltwater intrusion that degrades groundwater quality.
Climate Change
According to scientific projections, climate change will bring more frequent extreme heat events, worse air pollution, sea level rise, increasing average temperatures and an extension of fire season. These conditions will cause residential and commercial displacement, and more coastal and riverine flooding from extreme storms. Which in turn will have a significant impact on public health and disproportionately impact the area’s most vulnerable populations of children, elders, people with chronic diseases, outdoor workers, people living in poverty, and some communities of color.
Thunderstorms and Lightning
Some thunderstorms can be seen approaching, while others hit without warning. It is important to learn and recognize the danger signs and to plan ahead.
A severe thunderstorm watch is issued by the NWS when damaging winds of 58 miles per hour or more, or hail three-fourths of an inch in diameter or greater is likely to develop. A severe thunderstorm warning is issued when a severe thunderstorm has been sighted or is indicated by weather radar.
As light travels much faster than sound, lightning flashes can be seen long before the resulting thunder is heard. Lightning has been known to strike up to 15 miles away from the parent cloud. Lightning causes on average, 87 fatalities each year across the nation.
Heat
While heat waves do not elicit the same immediate response as floods, fires, and earthquakes, they have claimed more lives over the past fifteen years than all other proclaimed disaster events combined. The worst single heat wave event in California occurred in Southern California in 1955, when an eight-day heat wave resulted in 946 deaths. Typical summer temperatures in the state contribute to the untimely demise of 20 people on average per year. A heat wave in July 2006 was the attributing cause of deaths to 138 people throughout California over a 13-day period.
The NWS uses the Heat Index to issue excessive heat watches and warnings. The Heat Index combines air temperature and relative humidity to determine the human-perceived equivalent temperature. NWS will issue an excessive heat watch when conditions are favorable for an excessive heat event in the next 24 to 72 hours. An excessive heat event is generally defined as when the maximum heat index temperature is
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 9 | Page
Town of Los Gatos
expected to be 105° or higher for at least 2 days and night time air temperatures will not drop below 75°.
An excessive heat warning is issued within 12 hours of the onset of extremely dangerous heat conditions.
Cold
While the Town of Los Gatos is not generally known for having extremely cold weather, temperatures nearing freezing (32 degrees Fahrenheit or 0 degrees Celsius) can be dangerous when exposed for extended periods without proper shelter or clothing. Unusually cold temperatures pose a risk to several demographic cross sections within Town.
The NWS issues Wind Chill Watches and Warnings, Freeze Watches and Warnings, and Frost Advisories.
These notifications are based on a number of factors to include temperature, wind speed, humidity, and various other factors. These notifications may illicit a response in various forms, such as the activation of warming shelters.
Public Health Emergency
A public health emergency involves the occurrence of any situation or event involving the presence and risk of exposure to any hazardous substance, waste or material; or communicable disease, virus or contagion, that significantly impacts life safety. A public health emergency is proclaimed when a toxic substance or communicable disease is present in such a form as to significantly impact life safety within the population at large.
Typical public health emergency situations include the following:
• Exposure to released toxic substance, chemical or material • Exposure to fluid or airborne pathogen
• Exposure to high levels of environmental pollution
• Exposure to infectious disease
• Exposure to contaminated food and beverages
• Exposure to untreated liquid and solid waste
Public health emergencies are rare occurrences and generally occur infrequently, although the spread of communicable diseases within a selected community or population group may reach such large proportions as to be proclaimed an epidemic. Widespread exposure to communicable diseases and released hazards can have devastating effects on unprotected populations. Past epidemics including influenza have claimed millions of lives. Most recently 2020 saw a global pandemic caused by Novel Coronavirus Disease-2019, resulting in hundreds of thousands of American lives lost, public and private activity disrupted, and a global recession.
New strains of viruses and other communicable diseases are being identified that are resistant to existing vaccinations and medical inoculations. These new "super viruses" have characteristics and qualities that are, in many instances, much more virulent and dangerous than diseases and maladies commonly experienced.
Public health emergencies can occur or might generate from any of the following locations:
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 10 | Page
Town of Los Gatos
• Locations where hazardous materials are stored, processed, used, or transported • Hospitals, clinics and other medical treatment facilities • Laboratories and research facilities
• Natural environments that are breeding grounds for pathogens • Areas subject to high concentrations of pollutants
The introduction of any contagious pathogen or disease into the general population can result in the development of an epidemic. The occurrence of an epidemic in the county could result in the death of hundreds, if not thousands, of people over a relatively short period of time. The County’s Public Health Department has prepared for pandemic disease events, including pandemic flu.
Technological and Resource Emergency
Technological and resource emergencies may involve the disruption of critical lifeline systems, collapse of engineered structures, failure of essential service facilities, or widespread shortage of critical materials, supplies and subsistence items. Generally, technological emergencies occur when a human engineered system fails, whether due to poor design, lack of effective preventive maintenance, sabotage, virus, or demand overload.
The following hazards are associated with technological and resource emergencies:
• Disruption of essential services (i.e., electricity, gas, and water) • Loss of government’s ability to provide services
• Potential adverse impact to the environment
• Panic resulting from shortages of key commodities and subsistence items • Disruption of commerce and business activity vital to the community • Significant economic impact associated with production delays, lost revenues and costs associated system restoration and recovery
Santa Clara County and the Town of Los Gatos are dependent upon a highly complex technological infrastructure. The public depends on the continuation of commercial utility operations, the safety of transportation structures and facilities, the production of critical commodities, and the distribution of essential supplies.
Lifeline system disruptions, such as commercial power outages, occur on a regular basis. In most instances, service is restored within a short period. In 2019, Pacific Gas and Electric (PG&E) implemented its Public Safety Power Shutoff (PSPS) program, which allows the utility to proactively shut off power during periods of high fire risk in order to prevent wildfires caused by downed or energized power lines.
That fall, Los Gatos experienced two PSPS events that resulted in localized outages across hillside neighborhoods. While durations and areas affected varied, these events highlighted the vulnerability of some areas of Town to extended utility disruptions and the need for localized contingency planning.
The following facility/structure types are generally considered to be at risk for disruptions and/or outages:
• Power generation and distribution substations
• Wastewater treatment plants
• Water storage and distribution facilities
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 11 | Page
Town of Los Gatos
• Hospitals, fire stations, police stations, and other essential service facilities • Key highway bridges, airport facilities, and rail lines • Critical government and commercial communications and broadcast facilities • Key subsistence production, processing, storage, and distribution facilities • Fuel processing and distribution facilities
• Flood control facilities
Hazardous Material Incident
The release of hazardous materials has the potential for adverse impacts upon human health, the environment, and property, depending upon the type, location, and quantity of material released.
Jurisdictions near roadways that are frequently used for transporting hazardous materials and jurisdictions with industrial facilities that use, store, or dispose of such materials, all have increased potential for major hazardous material incidents.
Santa Clara County industries use and produce large amounts of hazardous materials that require on-site management and off-site disposal. These materials could be released during disasters such as earthquakes or terrorist attacks. Large amounts of the hazardous waste generated in the county is transported off-site to pre-approved treatment and disposal sites throughout the state. The balance is disposed of on-site through methods including evaporation ponds, incineration, pre-treatment of sewage discharge, and recycling.
Terrorism
The use of force or violence against persons or property in violation of the criminal laws of the United States for purposes of intimidation, coercion or ransom. Terrorists often use threats to create fear among the public, to try to convince citizens that their government is powerless to prevent terrorism, and to get immediate publicity for their causes. Acts of terrorism include threats of assassinations, kidnappings, hijackings, bomb scares and bombings, cyberattacks, and the use of chemical, biological, radiological, nuclear, and explosive weapons.
Terrorist activities are an increasing threat to our society, and those attacks have occurred against both the public and private sectors. Attacks have been directed against government and corporate leaders, private individuals, governing bodies and related agencies, police and other public service personnel and their facilities, public utility facilities, financial institutions, communication facilities, etc. Certain facilities, installations or service centers of both public and private sectors have been identified as likely targets for attack. Since September 11, 2001, intelligence gathering capabilities and cooperative working relationships between local, state and federal governments has been enhanced to thwart additional terrorist attacks.
A terrorist activity emergency has its own unique characteristics and must be dealt with in accordance to its magnitude and with an appropriate level of response. Plans and procedures have been created, exercised and revised for both the most likely and worst case scenarios. Intentional release of such weapons could cause considerable damage. Early detection and control of biological or chemical attacks is vital to the success in limiting the scope of damage. Chemical terrorism acts are likely to be identified by first responders because of their immediate and obvious symptoms.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 12 | Page
Town of Los Gatos
Conversely, attacks with biological agents are liable to be covert, and therefore much more difficult to recognize. Biological agents will not have an immediate impact because of the delay between exposure and the onset of illness (the incubation period), thus compounding the difficulty of early detection.
Recognizing that the symptoms are a result of a biological agent will be extremely difficult without prior experience or training, and an awareness of a preceding event. Only a short window of time exists between the identification of the first cases and before a second, larger wave of the populace becomes ill. During this phase, emergency officials will need to determine that an attack has occurred, identify the organism, and enact prevention and prophylactic strategies.
Complex and Coordinated Attack
A complex attack is conducted by multiple hostile elements which employ at least two distinct classes of weapon systems (i.e. indirect fire, direct fire, homemade explosives) against one or more targets. A coordinated attack exhibits deliberate planning conducted by multiple hostile elements, against one or more targets from multiple locations. A coordinated attack may involve any number of weapon systems.
The key difference between a complex attack and a coordinated attack is that a coordinated attack requires the indication of long term planning.
Civil Unrest
A civil unrest activity such as a demonstration, riot, or strike that disrupts a community and requires intervention to maintain public safety.
Core Capability Overview
In the National Preparedness Goal the Federal Emergency Management Agency (FEMA) describes 32 core capabilities that address the greatest risks to the nation. As a community the Town of Los Gatos contributes to the Goal and strengthens our local and national preparedness by preparing for the risks that are most relevant and urgent for the Town (see Appendix A). The 32 core capabilities are:
Planning Conduct a systematic process engaging the whole community, as appropriate, in the development of executable strategic, operational, and/or tactical-level approaches to meet defined objectives.
Public Information and Warning Deliver coordinated, prompt, reliable, and actionable information to the whole community using clear, consistent, accessible, and culturally and linguistically appropriate methods to effectively relay information regarding any threat or hazard, as well as the actions being taken and the assistance being made available, as appropriate.
Operational Coordination Establish and maintain a unified and coordinated operational structure and process that appropriately integrates all critical stakeholders and supports the execution of core capabilities.
Forensics and Attribution Conduct forensic analysis and attribute terrorist acts (including the means and methods of terrorism) to their source, to include forensic analysis as well as attribution for an attack and for the preparation for an attack to prevent initial or follow-on acts and/or swiftly develop counteroptions.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 13 | Page
Town of Los Gatos
Intelligence and Information Sharing Provide timely, accurate, and actionable information resulting from the planning, direction, collection, exploitation, processing, analysis, production, dissemination, evaluation, and feedback of available information concerning physical and cyber threats to the OA, its people, property, or interests. Information sharing is the ability to exchange intelligence, information, data, or knowledge among government or private sector entities, as appropriate.
Interdiction and Disruption Delay, divert, intercept, halt, apprehend, or secure threats and/or hazards.
Screening, Search, and Detection Identify, discover, or locate threats and/or hazards through active and passive surveillance and search procedures. This may include the use of systematic examinations and assessments, bio-surveillance, sensor technologies, or physical investigation and intelligence.
Access Control and Identity Verification Apply and support necessary physical, technological, and cyber measures to control admittance to critical locations and systems.
Cybersecurity Protect (and if needed, restore) electronic communications systems, information, and services from damage, unauthorized use, and exploitation.
Physical Protective Measures Implement and maintain risk-informed countermeasures, and policies protecting people, borders, structures, materials, products, and systems associated with key operational activities and critical infrastructure sectors.
Risk Management for Protection Programs and Activities Identify, assess, and prioritize risks to inform Protection activities, countermeasures, and investments.
Supply Chain Integrity and Security Strengthen the security and resilience of the supply chain.
Community Resilience Enable the recognition, understanding, communication of, and planning for risk and empower individuals and communities to make informed risk management decisions necessary to adapt to, withstand, and quickly recover from future incidents.
Long-term Vulnerability Reduction Build and sustain resilient systems, communities, and critical infrastructure and key resource lifelines to reduce their vulnerability to natural, technological, and humancaused threats and hazards by lessening the likelihood, severity, and duration of the adverse consequences.
Risk and Disaster Resilience Assessment Assess risk and disaster resilience so that decision makers, responders, and community members can take informed action to reduce their entity's risk and increase their resilience.
Threats and Hazards Identification Identify the threats and hazards that occur in the geographic area; determine the frequency and magnitude; and incorporate this into analysis and planning processes to clearly understand the needs of a community or entity.
Critical Transportation Provide transportation (including infrastructure access and accessible transportation services) for response priority objectives, including the evacuation of people and animals, and the delivery of vital response personnel, equipment, and services into the affected areas.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 14 | Page
Town of Los Gatos
Environmental Response/Health and Safety Conduct appropriate measures to ensure the protection of the health and safety of the public and workers, as well as the environment, from all-hazards in support of responder operations and the affected communities.
Fatality Management Services Provide fatality management services, including decedent remains recovery and victim identification, working with local, state, tribal, territorial, insular area, and federal authorities to provide mortuary processes, temporary storage or permanent internment solutions, sharing information with mass care services for the purpose of reunifying family members and caregivers with missing persons/remains, and providing counseling to the bereaved.
Fire Management and Suppression Provide structural, wildland, and specialized firefighting capabilities to manage and suppress fires of all types, kinds, and complexities while protecting the lives, property, and the environment in the affected area.
Infrastructure Systems Stabilize critical infrastructure functions, minimize health and safety threats, and efficiently restore and revitalize systems and services to support a viable, resilient community.
Logistics and Supply Management Deliver essential commodities, equipment, and services in support of impacted communities and survivors, to include emergency power and fuel support, as well as the coordination of access to community staples. Synchronize logistics capabilities and enable the restoration of impacted supply chains.
Mass Care Services Provide life-sustaining and human services to the affected population, to include hydration, feeding, sheltering, temporary housing, evacuee support, reunification, and distribution of emergency supplies.
Mass Search and Rescue Operations Deliver traditional and atypical search and rescue capabilities, including personnel, services, animals, and assets to survivors in need, with the goal of saving the greatest number of endangered lives in the shortest time possible.
On-scene Security, Protection, and Law Enforcement Ensure a safe and secure environment through law enforcement and related security and protection operations for people and communities located within affected areas and also for response personnel engaged in lifesaving and life-sustaining operations.
Operational Communications Ensure the capacity for timely communications in support of security, situational awareness, and operations by any and all means available, among and between affected communities in the impact area and all response forces.
Public Health, Healthcare, and Emergency Medical Services Provide lifesaving medical treatment via Emergency Medical Services and related operations and avoid additional disease and injury by providing targeted public health, medical, and behavioral health support, and products to all affected populations.
Situational Assessment Provide all decision makers with decision-relevant information regarding the nature and extent of the hazard, any cascading effects, and the status of the response.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 15 | Page
Town of Los Gatos
Economic Recovery Return economic and business activities (including food and agriculture) to a healthy state and develop new business and employment opportunities that result in an economically viable community.
Health and Social Services Restore and improve health and social services capabilities and networks to promote the resilience, independence, health (including behavioral health), and well-being of the whole community.
Housing Implement housing solutions that effectively support the needs of the whole community and contribute to its sustainability and resilience.
Natural and Cultural Resources Protect natural and cultural resources and historic properties through appropriate planning, mitigation, response, and recovery actions to preserve, conserve, rehabilitate, and restore them consistent with post-disaster community priorities and best practices and in compliance with applicable environmental and historic preservation laws and executive orders.
The 32 core capabilities have been grouped into five mission areas to serve as an aid in organizing our preparedness activities. Some capabilities fall into only one mission area, while others apply to several mission areas.
Prevention Prevention includes those capabilities necessary to avoid, prevent or stop a threatened or actual act of terrorism. It is focused on ensuring we are optimally prepared to prevent an imminent terrorist attack within the community. The core capabilities that support the Prevention mission include:
• Planning
• Public Information and Warning
• Operational Coordination
• Forensics and Attribution
• Intelligence and Information Sharing
• Interdiction and Disruption
• Screening, Search, and Detection
Protection Protection includes the capabilities necessary to secure the homeland against acts of terrorism and manmade or natural disasters. It is focused on actions to protect the citizens, residents, visitors, and critical assets, systems, and networks against our greatest risks to our community in a manner that allows our interests, aspirations, and way of life to thrive. The core capabilities that support the Protection mission include:
• Planning
• Public Information and Warning
• Operational Coordination
• Access Control and Identity Verification
• Cybersecurity
• Intelligence and Information Sharing
• Interdiction and Disruption
• Physical Protective Measures
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 16 | Page
Town of Los Gatos
• Risk Management for Protection Programs and Activities • Screening, Search, and Detection
• Supply Chain Integrity and Security
Mitigation Mitigation includes the capabilities necessary to reduce the loss of life and property by lessening the impact of disasters. It is focused on the premise that individuals, the private sector, communities, critical infrastructure, and the community as a whole are made more resilient when the consequences and impacts, the duration, and the financial and human costs to respond to and recover from adverse incidents are all reduced The core capabilities that support the Mitigation mission include:
• Planning
• Public Information and Warning
• Operational Coordination
• Community Resilience
• Long-Term Vulnerability Reduction
• Risk and Disaster Resilience Assessment
• Threats and Hazards Identification
Response Response includes the capabilities necessary to save lives, protect property and the environment, and meet basic human needs after an incident has occurred. It is focused on ensuring that the community is able to effectively respond to any threat or hazard, including those with cascading effects, with an emphasis on saving and sustaining lives and stabilizing the incident, as well as rapidly meeting basic human needs, restoring basic services and community functionality, establishing a safe and secure environment, and supporting the transition to recovery. The core capabilities that support the Response mission include:
• Planning
• Public Information and Warning
• Operational Coordination
• Critical Transportation
• Environmental Response/Health and Safety
• Fatality Management Services
• Fire Management and Suppression
• Logistics and Supply Chain Management
• Infrastructure Systems
• Mass Care Services
• Mass Search and Rescue Operations
• On-Scene Security, Protection, and Law Enforcement
• Operational Communications
• Public Health, Healthcare, and Medical Services
• Situational Assessment
Recovery Recovery includes the core capabilities necessary to assist communities affected by an incident to recover effectively. It is focused on a timely restoration, strengthening, and revitalization of
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 17 | Page
Town of Los Gatos
the infrastructure; housing; a sustainable economy; and the health, social, cultural, historic, and environmental fabric of communities affected by a catastrophic incident. The core capabilities that support the Recovery mission are:
• Planning
• Public Information and Warning
• Operational Coordination
• Economic Recovery
• Health and Social Services
• Housing
• Infrastructure Systems
• Natural and Cultural Resources
1.4 Planning Assumptions
The organizations described or noted in this EOP will be aware of significant emergency conditions as they arise. These conditions will trigger a response consistent with the respective responsibilities and roles defined either by the EOP, or other legal and policy frameworks. The responding organizations will be constrained in their response by the level of training, readiness activities, and interagency coordination undertaken prior to the incident. The planning assumptions are as follows:
• The citizens in the Town of Los Gatos will be expected to provide for their immediate needs to the extent possible for potentially several days following a catastrophic event, or for at least 24 hours following a location-specific incident. This may include public as well as private resources in the form of lifeline services.
• Public, private and volunteer organizations, and the general public will have to utilize their own resources and be self-sufficient for potentially several days, possibly longer. • In the event of a large-scale incident or event, it may become necessary to shelter a substantial number of the Town population due to either evacuation or damage to residences. • A catastrophic earthquake would adversely impact local government and response capabilities.
Consequently, a number of local emergencies may be proclaimed. • Communications, electrical power, water lines, natural gas lines, sewer lines, and fuel stations may be seriously impaired following a major incident and may not be fully restored for 30 days or more.
• Transportation corridors will be affected so only equipment, foodstuffs, supplies, and materials on hand may be available for use during the first several days or more of emergency operations. • Large numbers of medically fragile evacuees may require transportation to/from shelter locations.
• It is possible only emergency response personnel on duty at the time of a significant earthquake will be available during the first operational period.
• Infrastructure damage may limit the number of emergency response personnel available to staff the Town of Los Gatos EOC or other incident management organization functions for at least 12 hours.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 18 | Page
Town of Los Gatos
• In the event of a complex large incident or event, a clear picture regarding the extent of damage, loss of life, and injuries may not be known for well over a day. • County support of city emergency operations will be based on the principal of self-help. The Town will be responsible for utilizing all available local resources along with initiating mutual aid and cooperative assistance agreements before requesting assistance from the county per SEMS. • There will be multiple operations or logistics needs for the same facilities located in the county although owned and controlled by outside agencies including the State and Federal government or the private-sector.
• The Town of Los Gatos’ planning, policies,strategies, operations, and tactics will make every effort to consider the needs of the general population, children of all ages, individuals with disabilities and others with access and functional needs.
• Some evacuees may require specialized medical care found only in a hospital, and/or access to medication, refrigeration, mobility devices, or service animals. • The Town, in collaboration with the American Red Cross will ensure shelters meet the minimum requirements of the Americans with Disabilities Act of 1990 (ADA). • The Town of Los Gatos EOC capabilities may be limited for the first operational period if communication links to other agencies and Town departments are impacted. • Essential Town services will be maintained as long as conditions permit. • An emergency will require prompt and effective response and recovery operations by the entire Town of Los Gatos incident management enterprise, to include emergency services, mutual aid resources, disaster relief and volunteer organizations, the private sector, the elected, executive, strategic, operational, and tactical incident responders, and the whole community. • Because of damage to the transportation infrastructure, out-of-region mutual aid, State and Federal resources, and resources from other states may not begin to arrive for several days. • All emergency response staff are trained and experienced in operating under the SEMS/NIMS/ICS protocols and procedures.
• Parts of the entire Town may be affected by environmental and technological emergencies. • The Department of Homeland Security will provide threat conditions and identify possible targets through the regional intelligence collection and dissemination structures. • Control over Town of Los Gatosresources will remain at the Town-level even though the Governor has the legal authority to assume control in a State Proclamation of Emergency
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 19 | Page
Town of Los Gatos
SECTION 2: CONCEPT OF OPERATIONS
Town of Los Gatos’ departments, including Town Manger’s Office, Los Gatos-Monte Sereno Police Department, Planning Department and Parks and Public Works identify potential threats to life, property and the environment, and then develops plans and procedures to respond to those threats. These plans and procedures will help to coordinate and support emergency response and recovery activities and will be tested through exercises and validated by the results of actual response. The goal is to maintain a robust incident management organization with strong collaborative ties among Town departments, our government partners, community-based organizations, volunteers, and the private sector. The Town conforms to, and this EOP complies with, SEMS, NIMS, and ICS guidelines.
2.1 National Response Framework (NRF)
The NRF is based upon the premise that incidents are handled at the lowest jurisdictional level. In the vast majority of incidents, state and local resources and interstate mutual aid will provide the first line of emergency response and incident management support. When state resources and capabilities are overwhelmed, Governors may request federal assistance. The NRF provides the framework for federal interaction with state, local, tribal, private sector and non-governmental entities in the context of domestic incident management to ensure timely and effective federal support.
The NRF is the core operational plan for national incident management, and establishes national-level coordinating structures, processes, and protocols that will be incorporated into certain existing federal interagency incident or hazard-specific plans. The NRF is intended to facilitate coordination among local, state, tribal, and federal governments and the private sector without impinging on any jurisdiction or restricting the ability of those entities to do their jobs. The NRF does not alter or impede the ability of first responders to carry out their specific authorities or perform their responsibilities.
The NRF and NIMS are designed to work in tandem to improve the Nation’s incident management capabilities and overall efficiency. Use of NIMS enables local, state, tribal, and federal governments and private-sector and non-governmental organizations (NGOs) to work together effectively and efficiently to prevent, prepare for, respond to, and recover from actual or potential domestic incidents regardless of cause, size, or complexity.
2.2 Standard Emergency Management System (SEMS)
SEMS is required by California Government Code Section 8607(a) for managing response to multi-agency and multi-jurisdiction incidents in California. SEMS incorporates the use of the ICS, the California Master Mutual Aid Agreement, the Operational Area Concept, and multi-agency coordination. Local governments must use SEMS to be eligible for reimbursement of their response-related personnel costs under state disaster assistance programs.
2.3 National Incident Management System (NIMS)
NIMS provides a comprehensive, whole community, whole government approach to incident management for all hazards and integrates existing best practices into a consistent nationwide approach to domestic incident management that is applicable to all jurisdictional levels and across functional disciplines. NIMS is based on a balance of flexibility and standardization that allows government and
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 20 | Page
Town of Los Gatos
private entities at all levels to work together to manage domestic incidents, regardless of their cause, size, location, or complexity. Five major components make up this system’s approach: preparedness; communications and information management; resource management; command and management; and ongoing management and supporting technologies.2.4 Incident Command System (ICS) A primary component of SEMS and NIMS, ICS is a standardized on-scene emergency management system designed to allow for an integrated organizational structure equal to the complexity and demands of single or multiple incidents without being hindered by jurisdictional boundaries. ICS addresses both organization and process. ICS is used to manage facilities, equipment, personnel, procedures, and communications using a common organizational structure and standardized procedures, per the ICS Field Operations Guide (ICS 420-1).
2.4 Integrating Federal, State, and local Systems
Taken together the NRF, SEMS, NIMS, ICS, and this EOP integrate the capabilities and resources of various governmental jurisdictions, incident management and emergency response disciplines, nongovernmental organizations (NGOs), and the private sector into a cohesive, coordinated, and seamless national framework for domestic incident management. Field level emergency responders, Department Operations Center (DOC) staff, Emergency Operations Center (EOC) staff, department executives, elected officials, and public information officers all have a vital role in successful comprehensive incident management and make up the Incident Management Enterprise. For a complete crosswalk of the Federal Emergency Support Functions (ESFs), State Emergency Functions (EFs), county EOC functions, and local EOC functions see Appendix A.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 21 | Page
Town of Los Gatos
2.5 Phases of Emergency Management
Emergency management functions are generally grouped into the four phases of mitigation, preparedness, response, and recovery. The grouping of emergency management functions is useful for classifying and conceptualizing activities. While useful for targeting efforts and resources, the phases of emergency management are not distinct; activities in each phase often overlap with other phases. For example, recovery projects often include elements of mitigation (e.g., rebuilding structures using current building codes) and response often includes recovery measures (e.g., immediate debris removal). The phases are also cyclical in nature—lessons learned from an incident are applied in preparedness efforts for future emergencies and major disasters. The following sections provide examples of the types of activities that take place in each phase.
Mitigation
Mitigation activities occur before, during, and after incidents. Post-disaster mitigation is part of the recovery process. Eliminating or reducing the impact of hazards that exist within the Town of Los Gatos and are a threat to life and property are part of the mitigation efforts.
Mitigation tools include:
• Detailed plans to mitigate future hazards
• Land use planning
• Local ordinances and statutes (zoning ordinances, building codes, etc.) • Structural measures
• Tax levies or abatements
• Public information and community relations
Preparedness
Preparedness activities are taken in advance of an emergency and develop operational capabilities, enact protective measures, and enhance effective responses to a disaster. These activities can include emergency/disaster planning, training and exercises, and public education. Citizen preparedness activities
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 22 | Page
Town of Los Gatos
are key elements in this phase and a significant factor in the success of a community in responding to an emergency. Members of the incident management enterprise and local organization develop EOPs, SOPs, and checklists detailing personnel assignments, policies, notification rosters, and resource lists. Personnel are made familiar with these EOPs, SOPs, and checklists through periodic training in the activation and execution of procedures.
The Town Manager’s Office and Los Gatos-Monte Sereno Police Department maintain several contact lists of agencies and personnel critical to emergency operations. Those lists include; Town EOC responders, key contacts within other jurisdictions and operational area contacts, local service providers and other organizational contacts.
Response
The response phase can be further broken down into three types of response—pre-emergency, immediate, and on-going emergency responses.
Pre-Emergency Response (or Crisis Response) If warning mechanisms exist for a particular hazard then response actions to emphasize protection of life, property, and environment can be anticipated.
Typical pre-emergency and crisis response actions may include:
• Alerting necessary agencies, placing critical resources on stand-by • Warning threatened populations of the emergency and apprising them of safety measures to be implemented
• Evacuation of threatened populations to safe areas
• Identifying the need for mutual aid
• Proclamation of a Local Emergency by local authorities Immediate Emergency Response During this phase, emphasis is placed on saving lives and property, attempting to establish and maintain control of the situation, and minimizing effects of the disaster.
Immediate response is accomplished within the affected area by local government agencies and segments of the private sector. The primary activities are initiated on-scene by first or early responders.
On-Going (or Sustained) Emergency Response In addition to continuing preservation of life and property, critical actions such as mass care, relocation, public information, situation analysis, and damage assessment operations may be initiated. Ongoing response usually involves many organizations and the activation of the Town of Los Gatos EOC.
Recovery
At the onset of an emergency, actions are taken to enhance the effectiveness of recovery operations.
Recovery includes both short-term activities intended to return vital life-support systems to operation, and long-term activities designed to return infrastructure systems to pre-disaster conditions. The recovery phase may also include cost recovery activities. The major objectives of the recovery period include:
• Reinstatement of family and community integrity
• Provision of essential public services
• Restoration of private and public property
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 23 | Page
Town of Los Gatos
• Identification of residual hazards
• Preliminary plans to mitigate future hazards
• Recovery of costs associated with response and recovery efforts • Coordination of state and federal public and individual assistance
ITEM NO. 13.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 25 | Page
Town of Los Gatos
SECTION 3: ORGANIZATION AND ASSIGNMENT OF
RESPONSIBILITIES
SEMS designates five organizational levels—field response level, local government level, OA level, regional level, and state level with each level being activated in a modular component network style as needed.
3.1 Field Response
The field response level is where emergency
response personnel and resources, under the
command of an appropriate authority, carry out
tactical decisions and activations in direct
response to an incident, multiple incidents, or
threat. This is the incident level- where the
emergency response begins. SEMS regulations
require the use of ICS at this level of an incident.
The Town of Los Gatos field responders include,
but aren’t limited to, the Los Gatos-Monte
Sereno Police Department, the Santa Clara
County Fire Department, and the Town’s Parks
and Public Works Department.
3.2 Local Government
Local governments include cities,
towns, counties, and special
districts. As a local government,
the Town of Los Gatos manages
and coordinates overall
emergency response and recovery
activities when multiple
emergency agencies, like the
Police Department and Parks and
Public Works Department are
involved in an incident. This can be
done through a virtual or inperson emergency operation center (EOC). It is the first
coordination level above the field
response. Local governments are
required to use SEMS when their EOC is activated, or when a local emergency is declared.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 26 | Page
Town of Los Gatos
Local Government Responsibilities
• Collaborate with County OES to ensure SEMS and NIMS compliance • Follow SEMS and NIMS requirements and guidelines
• Participate in SEMS and NIMS training and development among Town staff • Incorporating NIMS requirements into this EOP
• Identification of all Town departments involved in field level response • Identification of special districts that operate or provide services within the Town • Integration of local volunteer and private agencies that have an emergency response role • Determining the emergency role of the local volunteer and private agencies and making provisions for coordination during emergencies
All staff who may work in the EOC, or at the field level will receive appropriate SEMS/NIMS/ICS training as recommended by the Department of Homeland Security. New personnel will be trained as they are hired or assigned. To validate preparedness and planning efforts, the Town will develop an exercise program that provides periodic exercises for EOC personnel under SEMS/NIMS/ICS guidelines.
The Town’s full-time Emergency Manager, assigned to the Town Manager’s Office, supports the overall coordination and readiness of the emergency management program. During an Emergency Operations Center (EOC) activation, the Emergency Manager serves as the EOC Coordinator. In this role, the Emergency Manager oversees the internal functioning of the EOC, facilitates coordination across activated sections, ensures the development of the EOC Action Plan, manages operational briefings, and maintains situational awareness and documentation throughout the operational period.
The Emergency Manager is authorized, per this Emergency Operations Plan and under the delegated authority of the Director of Emergency Services, to activate the EOC when incident conditions meet the thresholds established in this plan.
Training Standards
Purpose. Establish Town training and exercise standards for EOC roles. The Town maintains compliance with the National Incident Management System (NIMS) and California’s Standardized Emergency Management System (SEMS). EOC personnel will complete NIMS/SEMS training consistent with FEMA and Cal OES guidance.
Minimums by role
Role Required Training
Policy Group G0402
EOC Management & Leadership IS-100, G0191, G-611, IS-700, IS-800, IS-2200, G-2300 General Staff IS-100, G-191, G-611, IS-700, IS-800, IS-2200 • Training currency will be maintained through participation in EOC exercises or drills. • Training records will be maintained by the Town Manager’s Office.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 27 | Page
Town of Los Gatos
Town of Los Gatos Emergency Organization
The Town of Los Gatos Code of Ordinances, Section 8.10.030 establishes the Town Manager as the Director of Emergency Services and the Town Police Chief as the Assistant Director of Emergency Services.
The Assistant Director shall exercise all powers vested by the Director in the event of the absence or incapacitation of the Director. The Director of Emergency Services is responsible to the Town Council and serves as the EOC Director.
Order of Succession for Emergency Management Leadership To ensure the continuity of emergency management operations and timely decision-making during emergencies, the following order of succession is established for the Director of Emergency Services. This succession order will be activated in the event of the absence, incapacitation, or unavailability of the Town Manager (Director of Emergency Services) and/or the Chief of Police (Assistant Director of Emergency Services):
1. Assistant Town Manager
2. Emergency Manager
3. Senior Department Head (by tenure or designation)
4. Deputy Police Chief
5. Acting department head designated by the Town Manager or Town Council The Emergency Manager serves as the EOC Coordinator during EOC activations and is responsible for internal coordination, development of EOC Action Plans, and facilitating situational awareness across sections. This order of succession ensures continuity of emergency functions and compliance with Standardized Emergency Management System (SEMS) principles.
This succession framework is established under the delegated authority provided to the Director of Emergency Services per Los Gatos Municipal Code §8.10.035(b), which authorizes the issuance of emergency-related policies and procedures.
Town of Los Gatos Emergency Operations Center (EOC)
The Director of Emergency Services, supported by Town staff, including department directors, will coordinate the Town’s strategic disaster response and management out of the Town EOC.
An EOC is a location, preferably in-person, but can be virtual, from which centralized emergency management can be performed during an emergency or disaster. An EOC makes possible a coordinated response by the Director of Emergency Services, emergency management staff, and representatives from agencies and other organizations who are assigned emergency management responsibilities. An EOC provides a central location of authority and information, and, when in-person, allows for face-to-face coordination and collaboration among personnel that represent governmental incident management functions/capabilities who must make strategic emergency decisions to ensure incident support and continuity of government.
The Town EOC is the focal point for communication between the Town and the Operational Area, as well as between the Town and field response agencies. Position-based SOPs and checklists are followed during
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 28 | Page
Town of Los Gatos
a Town EOC activation. The level of staffing will vary based on the needs of the specific event or incident.
Ensuring the EOC is ready to activate at any time is the responsibility of the Director of Emergency Services and is carried out by Town staff.
The following activities are performed in the Town EOC:
• Information Sharing
• Limited Resource Management
• Support of field response operations
• Receive and disseminate warning information
• Collect intelligence from, and disseminate information to, the various Town EOC representatives, and, as appropriate, to OA, county, cities/towns, special districts, state and federal agencies • Prepare intelligence/information summaries, situation reports, operational reports, and other reports as needed
• Maintain general and specific maps, information display boards, and other data pertaining to OA emergency operations and situational awareness
• Ensure Continuity of government priorities, objectives, and actions are taken • Analysis and evaluation of all data pertaining to OA emergency operations • Maintain contact and coordination with the OA EOC, and as needed, other local jurisdiction EOCs, and the state
• Provide emergency information and instructions to the public, making official releases to the news media and the scheduling of press conferences, as necessary • Develop emergency policies and procedures
Location
The Town’s Emergency Operations Center (EOC) is located at a secured Town facility. Alternate and virtual options are also available.
Activation
EOC activation can be done under the following circumstances:
1. On the order of the following:
a. Town Manager
b. Police Chief
c. Assistant Town Manager
d. Emergency Manager
2. When the Governor has proclaimed a State of Emergency in an area including Los Gatos.
3. Automatically on the proclamation of a State of War Emergency as defined in California Emergency Services Act (Chapter 7, Division 1, Title 2, California Government Code).
4. A Presidential declaration of a National Emergency in an area including Los Gatos.
5. Automatically on receipt of an attack warning or actual attack on the United States.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 29 | Page
Town of Los Gatos
6. The Town EOC can be activated prior to and completely without an emergency proclamation. Both the EOP and the EOC are flexible instruments of disaster response that can be used only in the parts needed for smaller responses and can also be used to the fullest for major responses.
Generally, there are three considerations when deciding to activate the EOC:
a. The ability of the Town government to function
b. The ability of the people in the Town to go about their daily lives c. The status of infrastructure in the Town including roads, electricity, gas, bridges, water, sewage, etc.
Objectives
The overall objective of emergency management is to ensure the effective government preparedness, mitigation, response, and recovery for situations associated with natural disasters, terrorist attacks, technological incidents, and national security emergencies. To carry out its responsibilities, the Town of Los Gatos EOC organization will accomplish the following objectives during a disaster/emergency:
• Support and coordinate emergency response and recovery operations • Provide an active presence of the Town Manager, or designee, in setting objectives, establishing priorities, and making decisions that affect Town government and the general public
• Coordinate and work with appropriate federal, state and other local government agencies, as well as applicable segments of private sector entities and volunteer agencies to assess situation status, monitor resource needs, and coordinate requests for resources from outside agencies and jurisdictions
• Establish priorities and resolve conflicting demands for support or scarce resources • Ensure Continuity of government priorities, objectives, and actions are taken • Prepare and disseminate information to alert, warn, and inform the public • Collect and disseminate damage and other essential data about the situation • Fulfill obligations for intelligence gathering and information flow as described in SEMS and other guidelines
• Provide logistical support for the emergency response where appropriate and requested
• Oversee and manage activities incurring costs and expenditures • Collect records needed for successful cost recovery
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 30 | Page
Town of Los Gatos
Organization The diagram below is the current EOC organizational structure.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 31 | Page
Town of Los Gatos
Deactivation
Deactivation of the Town EOC occurs upon order of the EOC Director based on incident status.
Deactivation may occur through a gradual decrease in staffing or all at once. Town EOC responders must follow applicable deactivation procedures as directed by the EOC Director and identified in the Town EOC position-specific checklists.
3.3 Operational Area (OA)
The “Operational Area” is conceptual in nature and incorporates the effective incident management collaboration of the various jurisdictions within the boundaries of Santa Clara County. The County of Santa Clara, as a jurisdiction and organization is charged with taking the lead coordination and arbitration role within the OA and with being the primary point of contact and for the region and state. In an OA lead entity capacity, the County manages and/or coordinates information, resources, and priorities among local governments and serves as the link between the local government level and the regional level. At this level, the governing bodies are required in SEMS to reach consensus on how resources will be allocated in a major crisis affecting multiple jurisdictions or agencies.
California Government Code, Title 2, Division 1, Chapter 7, Article 9—California Emergency Services Act— defines an operational area as:
“Each county is designated as an operational area. In a state of war emergency each operational area shall serve as a link in the system of communications and coordination between the state’s emergency operating centers and the operating centers of the political subdivisions comprising the operational area.
The governing bodies of each county and of the political subdivisions in the county may organize and structure their operational area.
An operational area may be used by the county and the political subdivisions comprising the operational area for the coordination of emergency activities and to serve as a link in the communications system during a state of emergency or a local emergency.” (Government Code § 8605) Additionally, in accordance with California Code of Regulations, Title 19, Division 2, Chapter 1, Article 4— Standardized Emergency Management System—“The county government shall serve as the lead agency of the operational area unless another member agency of the operational area assumes that responsibility by written agreement with County government.” (19 California Code of Regulations § 2409) Operational Area Agreement
In accordance with state statute the OA was organized in 1995 with a cooperative agreement (Santa Clara County Ordinance Code § A8-5) between the County and the 15 cities/towns located within the county geographic area. The Santa Clara County Operational Area Disaster Response and Recovery Organization Interim Agreement defines the OA and provides for sharing of critical information and emergency resources in a disaster, as well as for compliance with SEMS requirements.
Operational Area Responsibilities
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 32 | Page
Town of Los Gatos
The implementation of SEMS and NIMS is a cooperative effort of all departments and agencies within the county, cities/towns, and special districts that have an incident management and/or emergency response role. While every jurisdiction is charged with SEMS and NIMS compliance, County OES has the lead responsibility for SEMS and NIMS collaboration, implementation, and planning with responsibilities for:
• Communicating information within the OA on SEMS and NIMS requirements and guidelines • Reporting NIMS compliance to Cal OES and the Department of Homeland Security • Identification of all county departments and agencies involved in field level response • Identification of departments and agencies with a DOC • Coordinating with local jurisdictions and volunteer and private agencies on development and implementation of SEMS and NIMS
• Identification of special districts that operate or provide services within the OA • Determining the emergency role of the OA special districts and making provisions for coordination during emergencies
• Identification of local volunteer and private agencies that have an emergency response role • Determining the emergency role of the OA volunteer and private agencies and making provisions for coordination during emergencies
3.4 Region
Because of its size and geography, the state has been divided into three administrative regions each with an EOC, to include the Southern, Coastal, and Inland regions. Santa Clara County is in the Coastal Region.
Additionally, the state has been divided into six mutual aid regions. Santa Clara County resides in Mutual Aid Region Two, which is based out of Alameda County. The Regional Emergency Operations Center (REOC) prioritizes requests and provides support to the OAs in their region. This is to provide for more effective application and coordination of mutual aid and other related activities.
3.5 State
The State Operations Center (SOC) level is in Sacramento at the Cal OES headquarters. Cal OES manages state resources in response to the emergency needs of the other levels. The state also serves as the coordination and communication link between the state and the federal disaster response system.
3.6 Additional Support and Planning Organizations
The groups, committees, and organizations identified below all participate in ensuring the Town’s preparedness to respond to emergencies and disasters.
Disaster Service Workers (DSWs)
The Disaster Service Worker Volunteer Program (DSWVP) was created as the result of legislation to provide workers’ compensation benefits to registered Disaster Service Worker (DSW) volunteers who are injured while participating in authorized disaster-related activities, including pre-approved training.
Disaster service, as defined for the Program, is designed to aid in the response and recovery phases in a disaster or emergency. It does not include the day-to-day emergency response activities typically associated with, for example, law enforcement, fire services or emergency medical services. The Program also provides limited immunity from liability.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 33 | Page
Town of Los Gatos
In accordance with state law (California Code of Regulations (CCR) Title 2, Division 2, Chapter 2, Subchapter 3) and Town ordinance (Sec. 8.10.035.b.3) all Town employees are designated as disaster service workers (DSWs). In the event of an emergency the expectation is that Town employees and volunteers will secure their own homes and families and then, if possible and if they are so instructed, they will return to the Town to assist in response activities. Continuity of government services is critical during disasters, and Town employees will play an important role in maintaining the services necessary for the community to recover from a disaster. Additionally, volunteers may register with the county through a virtual Emergency Volunteer Center (EVC) on an as-needed basis in an emergency to be designated DSWs and fill important roles in the overall response effort. Volunteer DSWs may include:
• Community Emergency Response Team (CERT) members
• Amateur radio operators
• Other volunteers
Community Emergency Response Team (CERT)
The Los Gatos-Monte Sereno CERT program educates volunteers about disaster preparedness for hazards that may impact their immediate area and trains them in basic disaster response skills, such as: fire safety, light search and rescue, team organization, and disaster medical operations.
Using classroom and simulation-based education, CERT members can assist others in the neighborhood or workplace immediately following an event when emergency responders may not be immediately available to help.
The Los Gatos-Monte Sereno Police Department will continue to promote a consistent and standardized approach to CERT team activation, mobilization, utilization, and integration into the Town Incident Management structure.
Amateur Radio Emergency Services/Radio Amateur Civil Emergency Services (ARES/RACES)
The Town of Los Gatos utilizesthe volunteer services of the Los Gatos-Monte Sereno ARES/RACES amateur radio operators during emergency activations. The licensed radio operators perform radio communication services to the Town and Santa Clara County as requested. When activated during an emergency, Los Gatos-Monte Sereno ARES/RACES will enable radio communications between CERT’s Incident Command Posts collecting information in the field and the Town’s EOC.
The volunteer group will also provide radio backup services for sharing information between the Town’s EOC and the County of Santa Clara. They will operate as described by the Federal Communications Commission in their Radio Amateur Civil Emergency Service (RACES) capacity.
The Los Gatos-Monte Sereno ARES/RACES radio operators will also serve the Planning Section of the Town of Los Gatos EOC and will be available to support communications with the California OES Auxiliary Communications Services (ACS) as needed.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 34 | Page
Town of Los Gatos
Emergency Operational Area Council (EOAC)
The Santa Clara County Emergency Operational Area Council (EOAC) is charged in Santa Clara County Ordinance Code § A8-24 with the purpose to enhance planning and preparedness for large-scale emergencies; to create effective partnerships in emergency planning, preparedness, training and exercise within the OA; to consolidate activities of cities and special districts to participate more efficiently in planning for future emergencies and disasters; to provide access to public-private partners to participate in emergency planning and preparedness; and to develop broad-based emergency preparedness and planning funding priorities and recommendations.
Operational Area Signatories (OAS)
The Operational Area Signatories (OAS) is an advisory body to the EOAC and is made up of emergency management representatives from the various jurisdictions and special districts within the OA. The OAS collaborates on emergency and incident management planning, logistics, and training and exercise priorities to ensure greater OA consistency and interoperability, as well as ensuring periodic information sharing and situational awareness. Additionally, OAS makes recommendations to the EOAC for Emergency Management Performance Grant (EMPG) proposals and funding. The Town’s Emergency Services Coordinator contributes to OAS meetings as scheduled.
Operational Area Advisory Group
The Operational Area Advisory Group is the mechanism by which the OAS ensures and captures whole community engagement, as recommended by FEMA, in its planning priorities, processes, and development; its training and exercise priorities, curriculums, and schedules; and its operations center (EOCs & DOCs) capability, interoperability, and functionality. Various core teams, working groups, and sub-working groups are established in topical areas to develop products; trainings and exercises; prioritize projects; and advise and report to the OAS on progress and status.
Disaster Council
The Town of Los Gatos’ Disaster Council consists of the following:
1. The Mayor, who shall be the Chair.
2. The Director of Emergency Services, who shall be the Vice-Chair.
3. The Assistant Director of Emergency Services.
Other persons may be appointed by the Director with the advice and consent of the Town Council.
The Disaster Council, is empowered through Town Code Sec. 8.10.025, to develop and recommend for adoption by the Town Council, emergency and mutual aid plans and agreements and such ordinances and resolutions and rules and regulations as are necessary to implement such plans and agreements. The Disaster Council shall meet upon call of the Chair or, in the Chair’s absence from the Town or inability to call such meeting, upon call of the Vice-Chair.
Director of Emergency Services
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 35 | Page
Town of Los Gatos
There is hereby created the office of Director of Emergency Services within Town Code Sec. 8.10.030. The Town Manager shall be the Director of Emergency Services. There is hereby created the office of Assistant Director of Emergency Services who shall be the Town Chief of Police. The Assistant Director shall exercise all powers vested by this chapter in the Director in the event of the absence or incapacitation of the Director.
Santa Clara County Emergency Managers Association
The Santa Clara County Emergency Managers Association is a professional organization of emergency management representatives. The group meets to discuss and coordinate local emergency preparedness, disaster recovery, hazard mitigation, and emergency and incident management-related issues and trends.
The Town of Los Gatos is regularly represented at EMA monthly meetings.
Special Districts and Other Organizations
Many special districts, utilities, and private companies such as the Valley Transportation Authority (VTA), Valley Water District (VWD), and San Jose Water Company also have incident management systems for continuity of operations and to provide resources in support of an emergency response. Community Based Organizations (CBOs), Non-Governmental Organizations (NGOs), and private-sector organizations provide a range of services to address needs that are wholly or partly unmet by local, state, and federal governments during response and recovery operations.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 36 | Page
Town of Los Gatos
SECTION 4: DIRECTION, CONTROL, AND COORDINATION
The emergency response is coordinated under SEMS, which provides a flexible, adaptable and expandable response organization to address all-hazards of varying magnitude and complexity. An EOC is activated to support field operations and ensure continuity of government when an incident threatens government services, requires additional resources beyond the capacity of the responding agency, or when resources exceed that which is available from within the jurisdiction as a whole. Communications between Los Gatos’ field responders (e.g. Santa Clara County Fire Department) and the EOC are established when the EOC is activated. The Town’s EOC will establish communications with the OA EOC and the OA EOC will communicate with the state through the REOC.
4.1 Direction and Control Interface
In a major emergency, the Town of Los Gatos’ EOC might be activated to coordinate and support the overall response. Personnel that are part of a field level emergency response will utilize ICS to manage and direct on-scene operations. Tactical management of responding resources is always under the leadership of the on-site Incident Commander (IC) at the Incident Command Post (ICP). ICs report or communicate directly to the local EOC usually to their counterpart in the operations section (e.g. Parks and Public Works IC will communicate with the Public Works Coordinator in the Operations Section).
During multiple-incident situations within the county, an area command may be established to provide for the ICs at separate locations. Unified Command is an application of ICS and may be established at the field response level when more than one agency has jurisdictional responsibilities. Agencies work together through the designated members of the Unified Command to establish their designated ICs at a single ICP.
Under Unified Command, entities develop a common set of objectives and strategies which provides the basis for a single Incident Action Plan.
4.2 Operational Area Coordination and Communication
As outlined in the Town of Los Gatos and OA Emergency Operations Plan, coordination and communication should be established between an activated local EOC and the OA EOC. Common communications modalities from the Operational Area EOC to the Town, include, but are not limited to, landline telephone, fax, cell phone, satellite phone, computer networks, amateur radio, and low-band EOC to EOC radio. The Town responsibilities involve coordinating with the OA and other organizations to support field-level emergency response personnel, activating the EOC, ensuring continuity of government, and issuing orders to protect and inform the public. In accordance with ICS principles, units in the field receive tactical direction from an on-scene IC. When and where possible, the county will include jurisdictional representatives in planning for jurisdictional support.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 37 | Page
Town of Los Gatos
When an incident occurs and the Town activates the EOC and requests OA EOC support; or additional cities/towns have proclaimed a local emergency, the county is required under SEMS to activate the OA EOC. The OA EOC then becomes the focal point for information sharing and dissemination and supports or arbitrates requests by cities/towns within the county.
Emergency Operations Center Notification
The Town Manager’s Office and Police Department maintain a roster of pre-identified/appointed Town EOC staff and will notify those personnel to report to the Town EOC using AlertSCC (or other appropriate system), the Town’s alert and warning system. The EOC staff list includes Town department representatives and agency representatives who are part of each SEMS (and NIMS compliant) EOC section—management, operations, plans and intelligence, logistics, and finance and administration.
The list will be utilized when directed by the Director of Emergency Services or designee activates the Town of Los Gatos EOC. The Director of Emergency Services or designee will determine what positions of the Town EOC will initially be staffed and requested to report. The EOC responders list includes:
• Employees from Town departments and agencies with appropriate authority and expertise
• Representatives from outside agencies including:
Special districts
Other government agencies
Volunteer organizations
Private sector organizations
Coordination with Other Levels of Government
The Town Manager’s Office has identified the special districts, private non-profit (PNP) organizations, and volunteer agencies within the geographical boundaries of the Town of Los Gatos that may have an emergency response role during an emergency or disaster. Their emergency roles have been identified and provisions for coordination with each of them made. The Town will also work with the county to request up to state and federal agencies that have emergency responsibilities to ensure they are integrated into coordination of emergency operations as appropriate.
Coordination with Special Districts
Special districts are defined as local governments in SEMS and often have unique resources, capabilities, and vulnerabilities. The emergency response role of special districts is generally focused on the return to normal services. During disasters, some types of special districts will be extensively involved in the emergency response by assisting other local governments, like the Town.
Coordination and communications should be established with special districts that are involved in emergency response. Special districts that have a relevant emergency response role are requested to sit in the Town EOC as an Allied Agency. Relationships among special districts, the Town, the county, and the OA are complicated by overlapping boundaries and by the multiplicity of special districts. Special districts need to work with the local governments in their service areas to determine how best to establish coordination and communications in emergencies.
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 38 | Page
Town of Los Gatos
Typically, special district boundaries cross municipal boundaries. A special district may serve several cities/towns and county unincorporated areas. Some special districts serve more than one county. In such a situation, the special district may provide a liaison representative to the Operational Area EOC to facilitate coordination and communication with the various entities it serves. The Town works with key utilities providers and transportation agencies.
Coordination with Non-Profit and Volunteer Organizations The Town of Los Gatos recognizes the valuable assistance and resources provided by NGO partnerships and the importance of organizations that perform voluntary services in the community. As a result, the Town continues to cultivate relationships with PNP (Private Non-Profit) organizations and has established an extensive trained volunteer base to support emergency response operations within the Town. The Town EOC will generally be a focal point for coordination of response activities with many PNPs and volunteer groups.
Private non-profit agencies and volunteer groups that have a key response role will have representatives at the Town EOC. For example, American Red Cross personnel will be part of the staff in the Town EOC Care and Shelter Branch.
During an emergency, the Town EOC may establish communication with PNP agencies and volunteer groups through an agency representative, volunteer coordinator, or other authorized personnel.
Coordination, activation, and deployment of these members may be incident driven and will follow the appropriate organization response guidelines that have been established for the specific PNP organization or volunteer group.
4.3 Multi-Agency Coordination Groups
The Multi-Agency Coordination (MAC) System is one of the four foundational components of California’s Standardized Emergency Management System (SEMS), along with the Incident Command System (ICS), the Master Mutual Aid System, and the Operational Area Concept. In accordance with the 2013 California Statewide Multi-Agency Coordination System Guide, MAC groups are convened to address incidents or situations in which resources are considered scarce and decision-makers need to prioritize their allocation in order to best serve the communities in need.
MAC groups are established to allow subject matter experts and agency representatives to evaluate complex situations and problem sets and make actionable recommendations to the MAC group activating body (IC, DOC, EOC, etc). Activating a MAC group helps to ensure that operational tempo is not hindered for the MAC group parent organization/operations center, objectives may still be set, and progress continued to be made while still tackling difficult or complex problems or issues.
A MAC group may be convened by an EOC Director or other authority to establish priorities among multiple competing incidents, provide coordinated decision making for resource allocation among cooperating agencies, harmonize agency policies, and offer strategic guidance and direction to support incident management activities. MAC groups convened to prioritize incidents for the allocation of scarce resources should consist of administrators or executives, or their designee, who are authorized to commit agency resources and funds. A MAC group may also be referred to as a multi-agency committee,
ITEM NO. 13.
TOWN OF LOS GATOS
TOWN MANAGER’S OFFICE 39 | Page
Town of Los Gatos
emergency management committee, interagency policy group, or as otherwise defined by the MAC System.