Agenda packet — Los Gatos City Council, October 7, 2025 (part 2 of 6)

ITEM NO. 11.

C:\Users\MeetingsOfficeUser14\AppData\Local\Temp\tmp2D70.tmp Planning Director and Town Engineer prior to the first occupancy. All public improvements, including the complete installation of all improvements relative to streets, fencing, storm drainage, underground utilities, etc., shall be completed and attested to by the Town Engineer before approval of occupancy of any unit. Where facilities of other agencies are involved, including those for water and sanitary sewer services, such installation shall be verified as having been completed and accepted by those agencies. In addition, the Applicant shall submit an itemized final quantities list of all public improvements constructed on-site and within the public right-of-way. The final quantities list shall be prepared by the project engineer and be to the approval of the Town Engineer. The final quantities list shall be broken out into on-site and off-site improvements based on the format provided by the Town. Until such time as all required improvements are fully completed and accepted by Town, the Applicant shall be responsible for the care, maintenance, and any damage to such improvements. Town shall not, nor shall any officer or employee thereof, be liable or responsible for any accident, loss or damage, regardless of cause, happening or occurring to the work or improvements required for this project prior to the completion and acceptance of the work or Improvements. All such risks shall be the responsibility of and are hereby assumed by the Applicant.

61. DOWNTOWN HOLIDAY CONSTRUCTION MORATORIUM – Due to concerns for business impacts during the holiday season (defined as starting the Monday of Thanksgiving week through January 1), there shall be no construction activities in the Downtown area within the right-of-way which would create lane closures, eliminate parking, create pedestrian detours, or other activities that may create a major disturbance as determined by the Town Engineer.

62. CONSTRUCTION WORKER PARKING – The Applicant shall provide a Construction Parking Plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off-site material deliveries. Said plan shall be approved by the Town Engineer prior to issuance of Town permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the Town permits. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer (§15.40.070).

63. SITE WATER DISCHARGE – In accordance with the Town Code, Prohibition of Illegal Discharges (Los Gatos Town Code Section 22.30.015), the Town Engineer may approve in coordination West Valley Sanitation District the discharge of uncontaminated pumped ground waters to the sanitary sewer only when such source is deemed unacceptable by State and Federal authorities for discharge to surface waters of the United States, whether pretreated or untreated, and for which no reasonable alternative method of disposal is available. Following the verification of the applicable local, state and/or federal approvals, a Discharge Plan will be approved and monitored by the Town Engineer.

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ITEM NO. 11.

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THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES THAT THE USE

PERMITTED BY THIS ENTITLEMENT OCCUPIES THE PREMISES

64. POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – Post construction storm water pollution prevention requirements shall include:
a. The Applicant shall be charged the cost of abatement for issues associated with, but not limited to, inspection of the private stormwater facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair if the treatment facility is no longer able to meet performance standards or has deteriorated. Any abatement activity performed on the Applicant’s property by Town staff will be charged to the Applicant at the Town’s adopted fullyloaded hourly rates. b. Maintenance of the storm drain inlets “No Dumping – Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available at www.flowstobay.org.
c. All process equipment, oils, fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times. d. All public outdoor spaces and trails shall include installation and upkeep of dog waste stations.
e. Garbage and recycling receptacles and bins shall be designed and maintained with permanent covers to prevent exposure of trash to rain. Trash enclosure drains shall be connected to the sanitary sewer system.
f. It is the responsibility of the property owner(s)/homeowners association to implement a plan for street sweeping of paved private roads and cleaning of all storm drain inlets.

TO THE SATISFACTION OF THE DIRECTOR OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:

65. Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire departement operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits.

66. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet 0011) Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.12 whichever is more restrictive and Sections 903.2.14 through 903.2.21. For the purposes of this section, firewalls, and fire barriers used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. Sprinklers shall be installed for the entire structure.

67. FIRE ALARM: Fire alarm requirement will be a deferral submittal item.

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ITEM NO. 11.

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68. REQUIRED FIRE FLOW: (Letter received) The fire flow for this project is 2968 GPM at 20 psi residual pressure. If an automatic fire sprinkler system will be installed, the fire flow will be reduced by 25%, establishing a required adjusted fire flow of 2226 GPM at 20 psi residual pressure. Note: The minimum required number of spacing of the hydrants shall be in accordance with CFC Table C102.1.

69. FIRE DEPARTMENT CONNECTION: (As noted on Sheet 001) The fire department connection (FDC) for the structure in support of the sprinkler system shall be installed at the street on the street address side of the building. IT shall be located within 100 feet of a public fire hydrant and within ten (10) feed of the main PIV (unless otherwise approved by the Chief due to practical difficulties). FDC’s shall be equipped with a minimum of two (2), two -and-one-half (2-1/2”) inch national standard threaded inlet couplings. Orientation of the FDC shall be such that hose lines may be readily and conveniently attached to the inlets without interference. FDC’s shall be painted safety yellow [SCCFD, SP-2 Standard].

70. KNOX KEY BOXES/LOCKS WHERE REQUIRED FOR ACCESS: (As noted on Sheet A004) Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for lifesaving or firefighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The Knox Key Box shall be of an approved type and shall contain keys to gain necessary access as required by the fire code official. LOCKS. An approved Knox Lock shall be installed on gates or similar barriers when required by the fire code official. Key box maintenance. The operator of the building shall immediately notify the fire code official and provide the new key when a lock is changed or re-keyed. The key to such lock shall be secured in the key box. [CFC Sec. 506].

71. Note that a plan review is required prior to any proposed tenant improvement.

72. This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6].

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ITEM NO. 11.

C:\Users\MeetingsOfficeUser14\AppData\Local\Temp\tmpD6C8.tmp TOWN COUNCIL – October 7, 2025

CONDITIONS OF APPROVAL
31 University Avenue
Conditional Use Permit U-25-001
Consider a Request for Approval for Modification of Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.

Property Owner: SRI Old Town, LLC
Applicant: Rick Nelson, MBH Architects
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:

Planning Division

1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any intensification beyond this authorized use requires a Conditional Use Permit amendment.

2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested per Section

29.20.335 of the Town Code. Reasonable extensions of time not exceeding one year may be granted upon application, and can be granted if approved by the deciding body prior to the expiration date. Therefore, it is recommended that applications for a time extension be filed with the Community Development Department at least 60 days prior to the expiration date of the approval.

3. LAPSE FOR DISCONTINUANCE. If the activity for which the Conditional Use Permit has been granted is discontinued for a period of one (1) year, the approval lapses pursuant to Section 29.20.340 of the Zoning Ordinance.

4. USE: A formula retail business greater than 10,000 square feet with a restaurant with alcohol service and outdoor seating is permitted.

5. HOURS: The hours of operation shall be limited to 10:00 a.m. to 10:00 p.m., Monday through Saturday, and 10:00 a.m. to 9:00 p.m., Sunday.

6. BUSINESS LICENSE: A business license from the Town of Los Gatos Finance Department including a Certificate of Use and Occupancy approval from Planning must be obtained prior to the commencement of any new or change of use.

7. LIVE ENTERTAINMENT: Live entertainment until 10:00 p.m. is permitted in conformance with the Town Policy regulating Late Night Entertainment.

8. GENERAL: Uniformed privately provided security guards may be required in or around the premises by the Chief of Police if alcohol related problems occur that are not resolved by the licensed owner.

9. CONFORMANCE WITH CODE. No part of this approval shall be construed to permit a violation of any part of the Code of the Town of Los Gatos.

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ITEM NO. 11.

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10. COMPLIANCE WITH LOCAL, STATE, and FEDERAL LAWS. The subject use shall be conducted in full compliance with all local, state, and federal laws.

11. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and employees from and against any claim, action, or proceeding (including without limitation any appeal or petition for review thereof) against the Town or its agents, officers or employees related to an approval of the Project, including without limitation any related application, permit, certification, condition, environmental determination, other approval, compliance or failure to comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost and expense.

Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses (including, without limitation, staff time and in-house attorney’s fees on a fully-loaded basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town upon demand any Costs incurred by the Town. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in such Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and expense. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in processing methods shall alter the applicant’s indemnity obligation.

12. COMPLIANCE MEMORANDUM: A memorandum, in compliance with standard Town practice, shall be prepared and submitted with the building permit detailing how the conditions of approval will be addressed.

Additional Agency Review

13. ADDITIONAL REQUIREMENTS. Additional agencies may require conformance review or permits for additional requirements, including but not limited to, Santa Clara County Environmental Health Department, West Valley Sanitation, and West Valley Collection and Recycling.

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ITEM NO. 11.

PREPARED BY: Erin M. Walters
Senior Planner
Reviewed by: Planning Manager, Community Development Director, and Town Attorney 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov

TOWN OF LOS GATOS

PLANNING COMMISSION
REPORT
MEETING DATE: 08/27/2025
ITEM NO: 2
DATE: August 22, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Modify Planned Development Ordinance 2025 to Allow Modifications to Building E; an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District; and a Conditional Use Permit for Formula Retail Over 10,000 Square Feet and for a Restaurant with Alcohol Service on Property Zoned C-2:LHP:PD. Located at 31 University Avenue.

APN 529-02-044. Planned Development Modification Application PD-25-001, Architecture and Site Application S-25-004 and Conditional Use Permit Application U-25-001. Categorically Exempt Pursuant to CEQA Guidelines Sections 15301: Existing Facilities. Property Owner: SRI Old Town, LLC.

Applicant: Rick Nelson MBH Architects. Project Planner: Erin Walters.

RECOMMENDATION:

Forward a recommendation of denial to the Town Council for a request to modify Planned Development Ordinance 2025 to allow modifications to Building E; an Architecture and Site application for exterior modifications to an existing commercial building in the University/Edelen Historic District; and a Conditional Use Permit for formula retail over 10,000 square feet and for a restaurant with alcohol service on property zoned C-2:LHP:PD, located at 31 University Avenue.

PROJECT DATA:

General Plan Designation: Central Business District
Current Zoning Designation: Central Business District with a Landmark and Historic Preservation Overlay, C-2:LHP:PD
Applicable Plans and Standards: General Plan; Commercial Design Guidelines; and Planned Development Ordinance 2025
Parcel Size: 4.18 acres (182,080 square feet)
Surrounding Area:

ATTACHMENT 4

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ITEM NO. 11.

PAGE 2 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
CEQA:

The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area.

FINDINGS:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities.
As required by Section 29.80.095 of the Town Code for granting approval of a Planned Development Overlay Zone.
That the amendment to the Planned Development Overlay Zone is consistent with the General Plan.
As required by Section 29.20.190 (a) of the Town Code for granting a Conditional Use Permit.
As required by Section 29.20.190 (b) of the Town Code for approving a Conditional Use Permit for a formal retail business greater than ten thousand (10,000) square feet. The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations).
As required by Section 29.80.290 (2) of the Town Code for approving applications in historic districts.
As required for compliance with the Commercial Design Guidelines.

CONSIDERATIONS:
As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application.

ACTION:

Forward a recommendation to the Town Council.

Existing Land Use General Plan Zoning
North Commercial Central Business District C-2:LHP
South Commercial Central Business District C-2:LHP:PD
East Commercial Central Business District C-2:LHP:PD
West Parking Lot Central Business District C-2:LHP

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ITEM NO. 11.

PAGE 3 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
BACKGROUND:

The subject property is located on the west side of University Avenue at the intersection of Elm Street and University Avenue (Exhibit 1). The subject of this application is one of the Old Town commercial center buildings, referred to as Building E in the adopted Planned Development (PD) Ordinance 2025 (Exhibit 3). Building E consists of a 15,957-square foot vacant tenant space, which was previously demised into two separate units:
x A 7,233 square foot restaurant space formerly occupied by Steamer’s restaurant. x An 8,724 square foot retail space formerly occupied by The Gap, a clothing retail store.

In December 1996, the Town Council adopted PD Ordinance 2025, amending the zoning ordinance effecting a zone change from C-2:LHP to C-2:LHP:PD at 50 University Avenue, Old Town commercial center (Exhibit 3). PD Ordinance 2025 authorized the redevelopment of Old Town, including the construction of several new buildings, among them Building E. The construction of Building E was completed in 1999.

In January 2023, the clothing retail store, The Gap, ceased operations, and the restaurant, Steamer’s, closed in December 2024. Both tenant spaces in Building E have remained vacant since their respective closures.

In January 2025, the applicant, RH (Restoration Hardware), applied for a modification to the existing PD Ordinance to allow modifications to Building E, an Architecture and Site application for exterior modifications to the existing commercial building, and a Conditional Use Permit (CUP) for a formula retail use over 10,000 square feet with a restaurant use with alcohol service.

The Old Town Commercial Center is located within the University-Edelen Historic District, and any exterior modifications to buildings with the district are subject to review by the Historic Preservation Committee (HPC).

On February 26, 2025, the HPC reviewed the proposed exterior modifications to Building E, continued the item for further consideration, and provided feedback to the applicant’s team (Exhibits 7, 8, 9, and 10).

On March 26, 2025, the HPC reconsidered the item, and made a recommendation of denial to the Planning Commission (Exhibits 11, 12, 13, and 14).

The proposed project includes a request for a PD Amendment and therefore requires a recommendation from the Planning Commission, with the final decision to be made by the Town Council. The application also requires Planning Commission consideration and recommendation, with the Town Council serving as the final decision-making body for the Architecture and Site, CUP, and PD Amendment applications. The applicant has provided a

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ITEM NO. 11.

PAGE 4 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
Project Description and Letter of Justification (Exhibit 15), and proposed Development Plans (Exhibit 20).

PROJECT DESCRIPTION:

A. Location and Surrounding Neighborhood
The subject property is located on the west side of University Avenue (Exhibit 1) and is developed as one of the Old Town commercial center buildings. The subject vacant 15,957- square foot tenant space was formerly two tenant spaces, a restaurant space formerly occupied by Steamer’s, and a retail store space formerly occupied by The Gap, located on the ground floor in the northern building (Building E) adjacent to the corner of University Avenue and Elm Street. The property abuts commercial properties to the north, east, and south and a parking lot to the west.

B. Project Summary
The applicant is requesting approval for a modification to the existing PD Ordinance to allow modifications to Building E, an Architecture and Site application for exterior modifications to the existing commercial building, and a CUP for a formula retail use over 10,000 square feet with a restaurant with alcohol service in an existing tenant space. The proposed project occupies existing tenant spaces. No additional square footage is proposed.

When reviewing a CUP, the deciding body should consider the information in the applicant’s business plan; however, the key consideration should be the proposed use since the business plan can change from owner to owner. The CUP runs with the land, and the deciding body should review the application based on the use described in the recommended Conditions of Approval (Exhibit 6) as opposed to the applicant’s business plan.

C. Zoning Compliance
The C-2 zone permits formula retail businesses exceeding 10,000 square feet and restaurant uses with alcohol service, subject to approval of a CUP. The proposed project includes a request to modify the existing PD Ordinance to allow exterior modifications to Building E.

The project meets the parking and height requirements outlined in the Town Code.

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ITEM NO. 11.

PAGE 5 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
DISCUSSION:

A. Planned Development Amendment
The applicant is requesting approval to modify PD Ordinance 2025. In December 1996, the Town Council adopted PD Ordinance 2025 Performance Measures and Standards #15 b, c, and d, which governs the subject building, Building E, as part of the Old Town commercial center (Exhibit 3). The applicant requests an amendment to PD Ordinance 2025, removing the requirements that Building E be modified as follows (Exhibit 4):
x Design structure so that it appears to be a collective of individual structures that abut each other.
x The roof design shall be reflective of the individual structures (break-up rooflines). x Corner tower shall be redesigned into a clipped corner design.

The applicants requests these change to allow for a more cohesive and contextually appropriate façade. The subject building’s façade currently appears as three distinct structures. The applicant states, “the styles represented by the existing façade largely do not correspond to the architectural character of the University-Edelen Historic District, which includes the contributing styles of Mission Revival, Mediterranean, Craftsman, and Victorian.”
The applicants proposes a unified Mediterranean-style design of the façade that reflects the proportions, window styles, and architectural details seen in the Old Town commercial center. The applicant believes the proposed design will create a more balanced and harmonious look that better fits Old Town and the University-Edelen Historic District (Exhibit 12 and 20).

B. Architecture and Site Analysis
The project proposes exterior modifications to Building E to establish a cohesive Mediterranean-style architectural character for a new single-tenant occupancy (Exhibit 20).

The scope of work includes updates to all four building elevations for overall design consistency and visual appeal. Proposed exterior modifications include:
x Roof alterations to create symmetrical and consistent massing; x Integration of arched and rectangular window and door openings; x Installation of new fabric awnings and metal/glass canopy awnings; x Addition of a new central pyramidal skylight; and
x Application of new stucco siding.

The existing one-story, 15,957-square foot commercial building will maintain its current footprint, with no increase in floor area. The overall building height would be slightly

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ITEM NO. 11.

PAGE 6 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
reduced from 27 feet, four inches to 26 feet, eight inches, within the 45-foot height limit permitted in the C-2 zoning district.

The project retains the building’s existing structural system and introduces a new multi-coat cement plaster exterior finish, accented with decorative steel and aluminum architectural elements. Architectural aluminum windows are proposed along all elevations.

The design incorporates step-backs at the ground level along the street-facing facades, alternating rectangular and semicircular fenestration, and introduces a varied parapet line at the roof. The proposed windows have deep recesses creating shadow lines and the design includes louvered and fabric awnings which add texture and depth to the new façade. The project proposes a centrally located restaurant, which will be illuminated by the new pyramidal skylight, bringing natural light into the interior space.

The proposed project is within the C-2A subdistrict of the Commercial Design Guidelines, which specifies site development and building design guidelines for projects within its boundaries. The proposed building remodel is consistent with the applicable provisions of the Commercial Design Guidelines as the project emphasizes display windows and storefront entries, maintains transparent storefronts and public right-of-way walls, utilizes high-quality store front materials, and uses awnings.

The applicant has provided a Project Description and Letter of Justification (Exhibit 15) discussing the proposed project in the context of the historic district, the Commercial Design Guidelines, and proposed Development Plans providing details of the proposed exterior work (Exhibit 20).

C. Historic Preservation Committee
The Old Town commercial center is located in the University-Edelen Historic District.

Although the subject building was constructed in 1999, any exterior modifications to buildings within the district are subject to review by the HPC. Newer buildings support the district, although are not included as Contributors to the district.

Pursuant to Town Code Section 29.80.290 (2), in evaluating applications, the HPC considered the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless:

In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district and its site.

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ITEM NO. 11.

PAGE 7 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
On February 26, 2025, the HPC reviewed the proposed exterior modifications to Building E, continued the item for further consideration, and provided the following feedback to the applicant’s team (Exhibits 7, 8, 9 and 10):
x Although the proposed design is a Mediterranean style, it is not as compatible with the existing Old Town buildings; it is not consistent with the Planned Development; or the character of the University/Edelen Historic District;
x The design should convey a collective of individual structures rather than one consistent and symmetrical massing;
x Consider the addition of tile roofing material; and
x Consider the impact of the skylight from all elevations.

On March 26, 2025, the HPC reconsidered the continued item. The applicant considered the Committee’s direction from the February 26, 2025, meeting and decided not to modify the proposed exterior modifications and provided a response letter (Attachment 6 of Exhibit 12).

In the response letter the applicant thanked the HPC and stated “after careful consideration, we have chosen to maintain our current design. When developing our Proposal, we closely studied the existing Mediterranean components of the building and the Old Town Shopping Center, its proportions, window types and architectural details. We also considered the buildings immediately adjacent and incorporated their unified design into our building, both in color and articulation, with the goal of creating a harmonious façade design that assimilates into, rather than competes with the larger Historic District. At RH, we strive to obtain balance, symmetry and perfect proportions with our architectural approach and believe our design does exactly that. With respect, we would like to maintain our Proposal.”
The Committee made a motion to recommend denial and has forwarded this recommendation to the Planning Commission for consideration. In support of its decision, the Committee cited the same feedback provided at the February 26, 2025 meeting, along with the subtle design changes discussed at the March 26, 2025 meeting, such as revisions to paint, lighting, materials, trees, landscaping, roof color, and other elements, to better achieve the appearance of a collection of individual structures (Exhibits 11, 12, 13 and 14).

Audio recordings of the HPC meetings held on February 26, 2025, and March 26, 2025, are available on the Town of Los Gatos website: https://losgatos-ca.municodemeetings.com/ D. Conditional Use Permit
The proposed project requires a Conditional Use Permit (CUP) application for a formula retail establishment exceeding 10,000 square feet, which will include the sale of home furnishings, interior design services, and an integrated restaurant. The restaurant

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ITEM NO. 11.

PAGE 8 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
component will offer on-site alcohol service and is designed to complement the retail experience within the same space.

Town Code Section 29.10.020 defines formula retail business as a retail business which, along with 11 or more other business locations, is required by contractual or other arrangement to maintain any of the following: standardized merchandise, services, decor, uniforms, architecture, colors, signs, or other similar features.

The proposed business operates 60 retail locations in the United States, including 15 in California. Additionally, RH has five retail locations in Europe and four in Canada. The applicant has provided a Project Description and Letter of Justification (Exhibit 15), and Development Plans (Exhibit 21). Hours of operation are included in the recommended Conditions of Approval (Exhibit 6)
E. Conditional Use Findings
Pursuant to Town Code Section 20.20.109(a), the deciding body, on the basis of evidence submitted at the hearing, may grant a conditional Use permit when specifically authorized by the provisions of this chapter if it finds that:

1. The proposed uses of the property are essential to the public convenience or welfare;

2. The proposed uses will not impair the existing uses of the zone;

3. The proposed uses would not be detrimental to the public health, safety or general welfare; and

4. The proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of this chapter.

The applicant has provided the following justifications as found in the Project Description and Letter of Justification, Exhibit 15.

In regard to the first finding, the proposed use would be considered desirable to the public convenience or welfare in that the “proposed uses provide for a bespoke dining and shopping experience which will be desirable to both residents and visitors as a destination within Los Gatos. Further, the proposed project will be an addition to an existing RH gallery at 26 N Santa Cruz Ave, which has been an integral part of the Los Gatos community for over 10 years.”
As required by finding two, the proposed application would not impair the integrity and character of the zone “it is a commercial use located in a commercial zone. Further, the Proposed Project is consistent with the Commercial Design Guidelines for C-2A zones and as a non-contributing structure within a historic preservation district. The Proposed Project maintains the existing building’s massing and density, reimagines the existing façade variation, and maintains the pedestrian pass-through along the southern wall”.

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ITEM NO. 11.

PAGE 9 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
In regard to the third finding, the proposed use would not be detrimental to public health, safety, or general welfare as “the proposed uses, formula retail use and restaurant use with the selling of alcoholic beverages for consumption on-premises, represent no change from the current uses of the most recent tenants at the existing building (Gap and Steamer’s), and would not be detrimental to public health, safety, and general welfare.

In regard to the final finding, the proposed use meets the objectives of the General Plan and Town Code as “they contribute to the variety of commercial uses in the Central Business District and meet the goals and policies of the 2040 General Plan (2020 Land Use and Community Development Elements).”
Pursuant to Town Code Section 29.20.190 (b), the deciding body, on the basis of the evidence submitted at the hearing, may deny a conditional use permit for a formula retail business greater than ten thousand (10,000) square feet if any of the following findings are made:

1. The proposed use of the property is not in harmony with specific provisions or objectives of the General Plan and the purposes of this chapter;

2. The proposed use will detract from the existing balance and diversity of business in the commercial district in which the use is proposed to be located;

3. The proposed use would create an over-concentration of similar types of businesses, or

4. The proposed use will detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality.

In regard to the first finding, the proposed use of the property is in harmony with specific provisions or objectives of the General Plan and the purposes of Chapter 29 of the Town Code. As required by finding two, the proposed use will not detract from the existing balance and diversity of business in the commercial district in which the use is proposed to be located. In regard to the third finding, the proposed use would not create an overconcentration of similar types of businesses. In regard to the final finding, the proposed use will not detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality.

F. Parking
The tenant spaces were previously a restaurant use (7,233 sf) and a retail use (8,724 sf) with a parking requirement of one space for every 300 square feet of floor area, or 54 spaces.

The proposed use requires the same number of parking spaces as the existing tenant spaces will be merged. The site is part of the Old Town commercial center, which provides parking through 215 spaces onsite and 464 spaces in the Parking Assessment

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PAGE 10 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
District (PAD). Based on an analysis of the existing uses in the Old Town commercial center, the proposed use would not require any additional parking and would be accommodated through the spaces located onsite and in the PAD.

G. Traffic and Sidewalk Improvements
In 2018, the Town’s Traffic Impact Fee Policy was modified to address changes in use within existing shopping centers. Changes in use are considered a continuation of the previously applied shopping center rate. No additional fees will be charged as the use from an ITE perspective will remain the same. Since no additional square footage is proposed for the project, no traffic study or traffic mitigation fee is required for the CUP.

The proposed project reconfigures a portion of the sidewalk to align with the proposed building façade entrances, the draft Conditions of Approval require the applicant to replace the sidewalk, curb, gutter and curb ramp on the east and north side of the project site and provide dedication of a new sidewalk easement (Exhibit 5).

H. Trees
The Town’s Consulting Arborist provided a peer review report of the applicant’s arborist report (Exhibits 16 and 17). There are 12 protected trees on this site. Two of the protected trees are recommended for removal as they conflict with the sidewalk reconfiguration. The sidewalk along University Avenue will be removed and replaced and the location of the two tree wells and Tree #11 (three-inch diameter, Crape myrtle) and #12 (seven-inch diameter, Coast live oak) will be removed. A 24-inch box Coast live oak will be planted in a new tree well for symmetry. Tree protection recommendations and replacement requirements are contained in the Conditions of Approval (Exhibit 5).

I. General Plan
The 2020 General Plan Land Use designation for the site is Central Business District.

The proposed formula retail/restaurant use is consistent and meets the Central Business District requirements for the property with the approval of a CUP. A formula retail/restaurant space would support the mixture of community-oriented commercial goods, services, and lodging unique to the Central Business District and would maintain the small-town character of the downtown area.

In addition to maintaining neighborhood quality, the 2020 General Plan Land Use Element focuses on maintaining a “full-service” Town that provides a range of goods and services that support economic vitality, while limiting adverse impacts on the quality of life of all the residents.

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SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
The applicable goals and policies of the 2040 General Plan (2020 Land Use Element and 2020 Community Design Element) include, but are not limited to:
x Policy LU-1.4: Infill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area;
x Policy LU-1.8: Commercial development of any type (office, retail, research and development, etc.) shall be designed in keeping with the small-town character of Los Gatos;
x Goal LU-9: To provide residents with adequate commercial and industrial services; x Policy LU-9.2: Maintain a variety of commercial uses, including a strong Downtown commercial area combined with Los Gatos Boulevard and strong neighborhood commercial centers to meet the shopping needs of residents and to preserve the smalltown atmosphere;
x Goal CD-1: Preserve and enhance Los Gatos’s character through exceptional community design;
x Goal CD-9: To preserve the character of Downtown Los Gatos and the quality of life for its citizens through high quality building design;
x Policy CD-9.1: Exterior building materials in the Central Business District should be consistent with those used in existing, tastefully executed surrounding buildings; x Goal CD-10: To maintain the historic character of the Downtown; and x Policy CD-10.1: Encourage the preservation, restoration, rehabilitation, reuse, and maintenance of existing buildings Downtown.

PUBLIC COMMENTS:

Story poles and signage were installed on the site and written notice was sent to property owners and tenants within 300 feet of the subject property.

The applicant provided a summary of their neighborhood outreach efforts in Exhibit 20.

Staff has included all public comments received by 11:00 a.m., Friday, August 22, 2025, as Exhibit 21.

ENVIRONMENTAL REVIEW:

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PAGE 12 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
CONCLUSION:

A. Summary
The applicant is requesting approval of a modification to the existing PD Ordinance (2025) to allow modifications to Building E, and an Architecture and Site application for exterior modifications to the existing one-story commercial building located in the Old Town commercial center within the University-Edelen Historic District. In addition, the applicant is requesting approval of a Conditional Use Permit application to allow for formula retail use over 10,000 square feet (home furnishings store) with a restaurant use with alcohol service in the C-2:LHP zone. On March 26, 2025, the Historic Preservation Committee reviewed the proposed exterior modifications and forwarded a recommendation of denial to the Planning Commission as they were not able to make the findings for approving applications in historic districts.

B. Recommendation
Based on the analysis above, staff recommends that the Planning Commission forward a recommendation of denial of the proposed project application to the Town.

C. Alternatives
Alternatively, the Commission can:

1. Forward a recommendation of approval of the applications to the Town Council with the following findings:
a. Find the proposed project is Categorically Exempt pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15301 (Exhibit 2);
b. Make the findings required by Section 29.80.095 of the Town Code for granting approval of the Planned Development Ordinance (Exhibit 2); c. Make the required findings that the Planned Development Overlay Zone is consistent with the General Plan (Exhibit 2);
d. Make the findings required by Section 29.20.190(a) for granting a Conditional Use Permit (Exhibit 2);
e. Make the findings required by Section 29.20.190(b) for granting a Conditional Use Permit for a formal retail business greater than ten thousand (10,000) square feet (Exhibit 2);
f. Make the required findings that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) (Exhibit 2); g. Make the findings required by Section 29.80.290(2) for approving applications in historic districts;

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PAGE 13 OF 13
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: August 22, 2025
h. Make the required finding that the project complies with the Commercial Design Guidelines (Exhibit 2);
i. Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); j. Adopt the amended Planned Development (Exhibit 4); and k. Approve Architecture and Site application S-25-004 and Conditional Use Permit U-25-001 with conditions contained in Exhibit 5 and Exhibit 6 and the development plans in Exhibit 20.

2. Forward a recommendation to the Town Council for approval of the Planned Development Amendment application, Architecture and Site Application, and Conditional Use Permit with modified performance standards, additional and/or modified conditions; or

3. Continue the matter to a date certain with specific direction.

EXHIBITS:

1. Location Map

2. Required Findings and Considerations

3. Planned Development Ordinance 2025

4. Draft Planned Development Ordinance

5. Recommended Conditions of Approval A&S

6. Recommended Conditional of Approval CUP

7. HPC Action Letter, February 26, 2025

8. HPC Staff Report, February 26, 2025

9. HPC Desk Item, February 26, 2025

10. HPC Desk Minutes, February 26, 2025

11. HPC Action Letter, March 26, 2025

12. HPC Staff Report, March 26, 2025

13. HPC Desk Item, March 26, 2025

14. HPC Minutes, March 26, 2025

15. Project Description and Letter of Justification

16. Applicant Arborist Report

17. Consulting Arborist Peer Review

18. Applicant Response to Consulting Arborist Peer Review

19. Neighborhood Outreach Summary

20. Development Plans

21. Public comments received by 11:00 a.m., Friday, August 22, 2025

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UNIVERSITY AV

W MAIN ST

VICTORY LN

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GRAYS LN

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PLANNING COMMISSION – August 27, 2025
REQUIRED FINDINGS FOR:
31 University Avenue
Planned Development Modification Application PD-25-001
Architecture Site Application S-25-004
Conditional Use Permit Application U-25-001
Consider a Request for Approval for Modification of Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529- 02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.

Property Owner: SRI Old Town, LLC
Applicant: Rick Nelson, MBH Architects
Project Planner: Erin Walters

FINDINGS
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities.

No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area.

Required Findings for Amending a Planned Development:
■ As required by Section 29.80.095 of the Town Code for granting a Planned Development Overlay Zone, the proposed amendment:

1. The proposed PD amendment is consistent with Chapter 29, Article VIII, Division 2 of the Town Code in that it meets the purpose and intent of a Planned Development Overlay Zone;

2. The proposed PD amendment is in conformance with the goals, policies, and applicable land use designations and standards of the Town’s General Plan, including but not limited to Policy LU-1.4;

3. The proposed PD amendment is in conformance with all other applicable provisions of the Town Code, including Town Council adopted guidelines, except as otherwise modified through the Planned Development process; and

4. The proposed amendment includes development standards or uses that deviate from the underlying zoning in a way that results in innovative site planning and provides public benefit to the citizens of the Town by providing additional dining opportunities, availability of goods and services, and tax revenue.

Required consistency with the Town’s General Plan: Page 163 EXHIBIT 2 ITEM NO. 11.
■ That the amendment to the Planned Development Overlay is consistent with the General Plan and its Elements, including but not limited to Policy LU-1.4; and that the amendment to the Planned Development Overlay zoning is consistent with the existing General Plan designation.

Required Findings for a Conditional Use Permit:
■ As required by Section 29.20.190(a) of the Town Code for granting a Conditional Use Permit:

1. The proposed uses of the property are essential or desirable to the public convenience or welfare in that it provides a bespoke dining and shopping experience which will be desirable to both residents and visitors as a destination within Los Gatos;

2. The proposed uses will not impair the integrity and character of the zone since it is a commercial use located in a commercial zone. Further, the Proposed Project is consistent with the Commercial Design Guidelines for C-2A zones and as a noncontributing structure within a historic preservation district. The proposed project maintains the existing building’s massing and density, reimagines the existing façade variation, and maintains the pedestrian pass-through along the southern wall;

3. The proposed uses would not be detrimental to public health, safety or general welfare the proposed uses, formula retail use and restaurant use with the selling of alcoholic beverages for consumption on-premises, represent no change from the current uses of the most recent tenants at the existing building (Gap and Steamer’s), and would not be detrimental to public health, safety, and general welfare; and

4. The proposed uses of the property are in harmony with the various elements or objectives of the general plan and the purposes of this chapter as they contribute to the variety of commercial uses in the Central Business District and meet the goals and policies of the 2040 General Plan (2020 Land Use and Community Development Elements).

Required Findings for a Conditional Use Permit for a Formal Retail Business Greater than Ten Thousand (10,000) Square Feet:
■ As required by Section 29.20.190 (b) of the Town Code the deciding body on the basis of evidence submitted at the hearing, may deny a Conditional Use Permit formal retail business greater than ten thousand (10,000) square feet of any of the following findings are made: None of the findings can be made to deny the application.

Instead, the Planning Commission makes the following affirmative findings:

1. The proposed use of the property is in harmony with specific provisions or objectives of the general plan and the purposes of this chapter;

2. The proposed use will not detract from the existing balance and diversity of business in the commercial district in which the use is proposed to be located;

3. The proposed use would not create an over-concentration of similar types of businesses, or

4. The proposed use will not detract from the existing land use mix and high urban design standards including uses that promote continuous pedestrian circulation and economic vitality.

Required compliance with the Zoning Regulations: Page 164 ITEM NO. 11.
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations).

Required Findings for Approving Applications in Historic Districts:
■ As required by Section 29.80.290(2) of the Town Code in evaluating applications in historic districts, the deciding body shall consider the architectural style, design, arrangement, textures, materials and color, and any other pertinent factors.

Applications shall not be granted unless the following findings can be made:

In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics of other features of the property, which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district.

Commercial Design Guidelines:
■ The proposed building modifications are consistent with applicable provisions of the Commercial Design Guidelines.

CONSIDERATIONS
Considerations in review of Architecture and Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project.

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ORDINANCE NO.

AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS AMENDING PLANNED DEVELOPMENT ORDINANCE 2025

TO ALLOW MODIFICATIONS TO BUILDING E
AT 50 UNIVERSITY AVENUE (OLD TOWN CENTER)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS FOLLOWS:

WHEREAS, on December 16, 1996, the Town Council adopted Planned Development (PD) Ordinance 2025, amending the zoning ordinance effecting a zone change from C-2:LHP (Commercial Business District, Landmark and Historic Preservation Overlay Zone: Planned Development) to C-2:LHP:PD at 50 University Avenue, Old Town commercial center; and WHEREAS, The PD Ordinance 2025 authorized the redevelopment of Old Town commercial center, including the construction of several new buildings, among them Building E; and
WHEREAS, the construction of Building E, located in the Old Town commercial center, was completed in 1999; and
WHEREAS, in January 2025, the applicant, RH (Restoration Hardware), applied for a modification to the existing PD Ordinance to allow modifications to Building E; and WHEREAS, the Planning Commission held a duly noticed public hearing on August 27, 2025, at which time the Commission considered the public testimony, the Staff Report prepared for that meeting, and all other documentation related to the PD Amendment, made findings and forwarded a recommendation of ________ to the Town Council; and WHEREAS, the amendments are consistent with the General Plan and its Elements; and WHEREAS, the amendments are consistent with Chapter 29, “Zoning Regulations” of the Town Code.

NOW, THEREFORE, BE IT ORDAINED by the Town Council of the Town of Los Gatos as follows:

SECTION I. Planned Development Overlay Zone.

The Town Code of the Town of Los Gatos is hereby amended to change zoning on property located at 50 University Avenue (APN 529-02-044) as shown on the map attached hereto as Draft Ordinance to be
modified by Town
Council deliberations
and direction.

EXHIBIT 4

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Exhibit A, as and is part of this Ordinance, from C-2:LHP:PD to C-2:LHP:PD. Ordinance 2025, passed and adopted by the Town Council of Los Gatos on December 16, 1996, remains in effect with the following amendments to Performance Standard 15 of Section V of Ordinance 2025:

15. BUILDING E. During the architecture and site approval process building E shall be modified as follows:
a. Open up the center pathway. Building could be moved closer to the South property line to increase width of pathway.
b. Design structure so that it appears to be a collective of individual structures that abut each other.
c. The roof design shall be reflective of the individual structures (break-up rooflines). d. Corner tower shall be redesigned into a clipped corner design. e. Provide more variety in the buildings.

SECTION II. Severability.

In the event that a court of competent jurisdiction holds any Section, subsection, paragraph, sentence, clause, or phrase in this Ordinance unconstitutional, preempted, or otherwise invalid, the invalid portion shall be severed from this Ordinance and shall not affect the validity of the remaining portions of this Ordinance. The Town hereby declares that it would have adopted each Section, subsection, paragraph, sentence, clause, or phrase in this Ordinance irrespective of the fact that any one or more Sections, subsections, paragraphs, sentences, clauses or phrases in this Ordinance might be declared unconstitutional, preempted, or otherwise invalid.

SECTION III. Publication.

In accordance with Section 63937 of the Government Code of the State of California, this Ordinance takes effect 30 days from the date of its passage. The Town Council hereby directs the City Clerk to cause this Ordinance or a summary thereof to be published or posted in accordance with Section 36933 of the Government Code of the State of California.

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SECTION IV. Effective Date.

This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los Gatos on the ____ day of ___________ 2025, and adopted by the Town Council of the Town of Los Gatos at its regular meeting on the ____ day of _____ 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

LOS GATOS, CALIFORNIA

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp PLANNING COMMISSION – August 27, 2025 - Draft

CONDITIONS OF APPROVAL
31 University Avenue
Architecture Site Application S-25-004
Consider a Request for Approval for Modification of Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.

Property Owner: SRI Old Town, LLC
Applicant: Rick Nelson, MBH Architects
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:

Planning Division

1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC, or the Planning Commission depending on the scope of the changes.

2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested per Section

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

4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit.

5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site.

6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report for the project, on file in the Community Development Department. These recommendations must be incorporated in the building permit plans and completed prior to issuance of a building permit where applicable.

7. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the EXHIBIT 5

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp construction plans.

8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.

9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped.

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

11. DEMOLITION AFFIDAVIT: Prior to issuance of a building permit, a demolition affidavit must be submitted and signed by the property owner, project architect, project engineer and contractor.

12. PROJECT IDENTIFICATION SIGNAGE: Story poles and/or project identification signage on the project site shall be removed within 30 days of approval of the Architecture and Site application.

13. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and employees from and against any claim, action, or proceeding (including without limitation any appeal or petition for review thereof) against the Town or its agents, officers or employees related to an approval of the Project, including without limitation any related application, permit, certification, condition, environmental determination, other approval, compliance or failure to comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost and expense.

14. COMPLIANCE MEMORANDUM: A memorandum, in compliance with standard Town practice, shall be prepared and submitted with the building permit detailing how the conditions of approval will be addressed.

Building Division

15. PERMITS REQUIRED: A Building Permit is required for the renovation of two existing

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp commercial tenant spaces.

16. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes.

17. CONDITIONS OF APPROVAL: The Conditions of Approval must be included on plan sheets within the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed.

18. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building Division before submitting the building permit application.

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

20. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be directly printed onto a plan sheet.

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

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

23. BACKWATER VALVE: As required by Town Ordinance 6.40.020, provide details for any required sanitary sewer backwater valve on the plans, including its location. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) require backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole.

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

25. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled out and signed by all requested parties prior to permit issuance. Special Inspection forms are available online at www.losgatosca.gov/building.

26. CONSTRUCTION BEST MANAGEMENT PRACTICES (BMPs): The Town standard West Valley Clean Water Authority Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal. The specification sheet is available online at www.losgatosca.gov/building.

27. APPROVALS REQUIRED: The project requires the following departments and agencies' approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Santa Clara County Environmental Health Department: (408) 918-3479 f. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance.

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

Engineering Division

THE FOLLOWING CONDITIONS SHALL BE ADDRESSED OR NOTED ON THE CONSTRUCTION PLANS

SUBMITTED FOR ANY BUILDING OR GRADING PERMIT, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME.

28. PAYMENT OF PARKS AND PUBLIC WORKS (“PPW”) ENGINEERING PLAN CHECK FEE AND INSPECTION FEE – At the time of the first construction submittal, the Applicant shall submit for approval an off-site construction plan and a detailed construction project cost estimate prepared and stamped by the Applicant’s civil engineer for improvements outside of the building. The cost estimate shall break out off-site improvements separately. This cost estimate will be used to determine the Encroachment Permit Fee per the Town’s adopted fee schedule in effect at the time application is made. A final construction cost estimate shall be provided once the project plans are approved. This cost estimate will be used to determine if any additional encroachment permit fee is due.

This adjustment fee, if any must be paid prior to the issuance of any construction related permit. The applicant shall not be eligible for any refund, even if the engineer’s estimate is reduced in subsequent submittals. The Town Engineer, at his or her sole discretion, may require different unit prices be used in the engineering cost estimate.

29. PUBLIC IMPROVEMENTS – Prior to the issuance of any building permit and prior to any work being done in the Town's right of way, the Applicant must submit Public Improvement Plans for review and approval through an Encroachment Permit application with the Town. All public improvements shall be made according to the Town’s latest adopted Standard Plans, Standard Specifications, Engineering Design Standards, and the Entitled Plan Set. The Applicant is required to confirm the location of existing utility lines along the project frontage by potholing, as necessary. Prior to any potholing, Applicant shall submit a separate encroachment permit application with a pothole plan for Town review and approval. The Applicant shall provide the pothole results to the Town Engineer prior to final design. All existing public utilities shall be protected in place and, if necessary, relocated as approved by the Town Engineer. No private facilities are permitted within the Town right of way or within any easement unless otherwise approved by the Town Engineer. The Applicant shall have Public Improvement Plans prepared, stamped, and signed by a California licensed civil engineer. a. Once the Public Improvement Plans have been approved and all fee have been paid, the Town will issue an Encroachment Permit. The Encroachment Permit requires the Applicant to post the required bonds and insurance and provide a one (1) year warranty for all work to be done in the Town's right of way or Town easement. New

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp concrete shall be free of stamps, logos, names, graffiti, etc. Any new concrete installed that is damaged shall be removed and replaced at the Contractor’s sole expense. The Applicant shall include with their encroachment permit application a temporary traffic control plan (“TTCP”) inclusive of all modes of travel for any lane or sidewalk closures.

Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. The TTCP shall comply with the State of California Manual of Uniform Traffic Control Devices (“MUTCD”) and standard construction practices.
b. The project engineer shall notify the Town Engineer in writing of any proposed changes. Any proposed changes to the approved plans shall be subject to the approval of the Town. The Applicant shall not commence any work deviating from the approved plans until such deviations are approved. Any approved and constructed changes shall be incorporated into the final “as-built” plans.
c. Right-of-way improvements shall include, at a minimum, the following items:
i. STREET TREES - The Applicant shall plant at least one (1) street tree along the project frontage as shown on the entitled plan set. The street tree plans shall be per Town Standard Drawings and must include Town Standard tree grates as shown on Sheet T-1C of the approved plans.
ii. TREE GRATES – The Applicant shall install at least one (1) Town Standard Tree Grates as shown on Sheet T-1C of the approved plans. Tree grates shall be 4’x6’, black power coated model OT-T24 by Urban Accessories, or approved equal. The tree grates shall be shown on the improvement plans to be located at the back of curb to the approval of the Town Engineer and shall be installed with the street trees prior to the first occupancy. STREET MARKINGS - The Applicant shall install necessary street markings of a material and design approved by the Town Engineer and replace any that are damaged during construction. These include but are not limited to all pavement markings, parking stall markings, painted curbs, and handicap markings. All permanent pavement markings shall be thermoplastic and comply with Caltrans Standards. Color and location of painted curbs shall be shown on the plans and are subject to approval by the Town Engineer. Any existing painted curb or pavement markings no longer required shall be removed by grinding if thermoplastic, or sand blasting if in paint. iii. SIDEWALK - The Applicant shall replace to existing Town standards all sidewalk on the east and north side of the project site. The actual amount of sidewalk to be replaced shall be determined by the Public Works Construction Inspector in the field prior to construction. Sidewalk replacement shall be constructed per the Town Standard Drawings. Sidewalk work in the Villa Hermosa area shall comply with the Villa Hermosa Style per Standard Plan Nos. ST-224 and ST-225 and as modified in the approved entitlement plans.
iv. CURB RAMP(S) - The Applicant shall re-construct one (1) curb ramp in accordance with the latest Caltrans State Standard Drawing at the corner of University Avenue and Elm Street. The actual ramp "Case" shall be identified on the plans and shall be to the approval of the Town Engineer. v. CURB AND GUTTER - The Applicant shall replace to existing Town standards all new curb and gutter shown replaced on Sheet C4.0 of the entitled plan set as

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp determined by the Public Works Construction Inspector in the field prior to construction. New curb and gutter shall be constructed per the Town Standard Drawing ST-210 (Vertical).
vi. BICYCLE PARKING – The Applicant shall provide at least two (2) short-term inverted “U” type bicycle racks on-site to the approval of the Town Engineer. vii. STORM WATER CATCH BASIN(S) - The Applicant shall repair the curb at the storm water catch basin located on University Avenue near the intersection of University Avenue and Elm Street in accordance with the Town Standard Drawing.
viii. STREET LIGHT(S)

1. The Applicant shall relocate two (2) post top street light(s) per sheet A004 of the entitled plan set per Town Standard Drawing EL-6 to El-7. The Applicant is responsible for all PG&E service fees and hook-up charges. Any new service point connection required to power the new lights shall be shown on the construction drawings along with the conduit, pull boxes and other items necessary to install the street lights. An Isometric lighting level needs to be provided by the designer/contractor. A separate light study may be required by the Town Engineer. The light fixtures shall be Holophane Granville GVP2 series, with 100 Watt power, Black finish, Modern Style housing, 4K color temperature, standard finial, black terminal color, or approved equal. The light shall have IES Classification Type III or V. The pole shall be Holophane North Yorkshire NYS series, with cast iron and steel construction, 13’8” height, Fluted tapered shaft style (FTB), 20” round base, P08 tenon, LAB mounting bolts, black finish (BK) and with receptacle (RXXXY). The base shall fit the Town Standard 12” bolt circle pattern per detail EL-7 and shall be constructed on a street light base per Town Standards. The final location and style of street lights and poles are to be reviewed and approved by the Town Engineer during review of the submitted construction lighting plan. As these lights are a long lead-time item, it is recommended that the Applicant contact the manufacturer early in the construction phase of the project.

2. A letter shall be provided by PG&E stating that public street light billing will be per Rule LS2A. Private lights shall be metered with billing addressed to the homeowners’ association. Pole numbers, assigned by PG&E, shall be clearly delineated on the plans.

30. TREE REMOVAL PERMIT – The Applicant shall apply and obtain a Tree Removal Permit from the Parks and Public Works Department for the removal or relocation of existing trees on-site or in the public right-of-way prior to the issuance of a building permit or demolition building permit, whichever is issued first. Tree removals shall be consistent with the arborist report and approved entitlement plans.

31. CONSTRUCTION PHASE PLAN SUBMITTAL REQUIREMENTS – The Public Improvement Plans (referred to as “Improvement Plans”) shall be submitted to the Parks and Public Works Department. The Improvement Plans shall be submitted at the same time as the Building Plans are submitted to the Building Department. All improvements shall be designed and constructed in accordance with Federal law, State law, Los Gatos Town Code, and the Los Gatos Standard Specifications and Details.

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp a. Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website. The Improvement Plans shall include:
b. A cover sheet with at least the proposed development vicinity map showing nearby and adjacent major streets and landmarks, property address, APN, scope of work, project manager and property owner, a sheet index including a sequential numeric page number for each sheet (i.e. “Sheet 1 of 54”), the lot size, required and proposed lot setbacks by type, proposed floor areas by type for each building, average slope, proposed maximum height, and required and proposed parking count and type.
c. The Approved Conditions of Approval printed within the plan set starting on the second sheet of the plan set.
d. An Existing Site Plan showing existing topography, bearing and distance information for all rights-of-way, easements, and boundaries, any existing easements proposed to be quit-claimed, existing hardscape, existing above ground utility features, and existing structures. The Improvement Plans shall identify the vertical elevation datum, date of survey, and surveyor responsible for the data presented. e. A Proposed Site Plan showing proposed topography, boundaries, proposed and existing to remain easements, hardscape, above ground utility features (hydrants, transformers, control cabinets, communication nodes, etc.), and structures. Include top and bottom elevations of every inflection point of each wall. Show proposed public right-of-way improvements. Distinguish proposed linework from existing linework using heavier line type for proposed.
f. A Grading and Drainage Plan clearly showing existing onsite and adjacent topography using labeled contour lines, drainage direction arrows with slope value, and break lines. Proposed and existing to remain hardscape elevations must be provided in detail including slope arrows.
g. A Utility Plan showing appropriate line types and labels to identify the different types of utilities and pipe sizes. Utility boxes, hydrants, backflow preventers, water meters, sanitary sewer cleanouts, etc. shall be located on private property unless otherwise approved by the Town Engineer.
h. A Photometric Lighting Plan analyzing the full-width of the adjacent right-of-way.

The plan shall show the average maintained horizontal illumination in foot-candles and the average to minimum uniformity ratio. Lighting shall be in compliance with the Town’s Standard Specification section 2.38.
i. A Landscaping Plan for the project site and the full width of the public right-of-ways adjacent to the project. The plans shall clearly identify public and private utilities and points of demarcation between the two.
j. General Notes found in the Town of Los Gatos General Guidelines. k. A statement in the general notes indicating the need to obtain a Caltrans Oversized/Overweight Vehicles Transportation Permit if oversized or overweight vehicles are expected to be used

32. STANDARD PLAN COMPLIANCE – The project shall comply with the Town’s Standard Plans to the approval of the Town Engineer. Street improvements, all street sections, and the design of all off-site storm drainage facilities shall be in accordance with most

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp current Town Standard Specifications and Standard Plans approved by the Town Engineer. Improvements deemed necessary by the Town Engineer shall be shown on the Improvement Plans.

33. UTILITY RESPONSIBILITIES – The Applicant is responsible for the maintenance of existing stormwater drainage facilities, including piped and open channel stormwater conveyances in private areas. The Applicant is responsible for all expenses necessary to connect to the various utility providers. The public storm sewer system is owned and maintained by the Town of Los Gatos, the water system in Los Gatos is owned and maintained by San José Water Company, and the sanitary sewer system in Los Gatos is owned and maintained by West Valley Sanitation District. Any alterations of the approved utilities listed must be approved by the Town prior to any construction.

34. UTILITY COMPANY COORDINATION – The Applicant shall negotiate any necessary rightof-way or easements with the various utility companies in the area, subject to the review and approval by the Town Engineer and the utility companies. Prior to the approval of the site plan for construction, the Applicant shall submit “Will Serve” letters from PG&E, San José Water, West Valley Sanitation District, West Valley Collections and Recycling, and AT&T (or the current “Carrier of Last Resort”) with a statement indicating either a list of improvements necessary to serve the project or a statement that the existing network is sufficient to accommodate the project. Coordination of the stormwater conveyance system will be addressed during the Improvement Plan review.

35. PREPARATION OF ELECTRICAL PLANS – All street lighting plans shall be prepared by a California registered professional engineer experienced in preparing these types of plans. The Applicant shall submit necessary stamped and signed Traffic Signal Plan with the Improvement Plans.

36. EXTERIOR SITE LIGHTING STANDARDS – The Applicant shall submit a photometric plan for off-site lighting showing lighting levels in compliance with the Town Standard Specifications section 2.38 as part of the Improvement Plans. The plan shall show the minimum maintained horizontal illumination in foot-candles and the uniformity ratio for all areas. This lighting standard is applicable to all parking lots, driveways, circulation areas, aisles, passageways, recesses, and accessible grounds contiguous to all buildings.

The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. The photometric plan shall be approved by the Town Engineer.

37. DEVELOPER STORM WATER QUALITY RESPONSIBILITY – The Applicant is responsible for ensuring that all contractors including subcontractors are aware of all stormwater quality measures and implement such measures. The Applicant shall perform all construction activities in accordance with approved Improvement Plans, Los Gatos Town Code Chapter 12 – Grading, Erosion and Sediment Control, and the National Pollutant Discharge Elimination System (NPDES) General Permit. Failure to comply with these rules and regulations will result in the issuance of correction notices, citations, or a project stop order.

38. CLEAN, INSPECT, AND REPAIR STORM LINE – If the project will connect to the public storm drainage system, the Applicant is required to evaluate the conditions of the existing storm lines along the project frontage by videotaping and providing the result to the Town Engineer. The Applicant shall clean and inspect (via remote TV camera) the

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp storm line from the manhole upstream to the manhole downstream of the project area.

The video inspection shall be done by a professional video inspection company and be completed prior to building permit issuance. The video of the inspection shall be reviewed with PPW and any cracked, broken, or otherwise compromised integrity is found, the areas of the line along the project frontage shall be repaired by the Applicant at the applicant’s expense. The Applicant shall include the required repairs on the Improvement Plans submitted. All necessary repairs to the storm line shall be completed and approved prior to the project connecting to the storm drainage system

39. GRADING & DRAINAGE WINTER MORATORIUM – All grading activity shall comply with the Municipal Regional Stormwater Permit and Chapter 12 of the Town Code. There shall be no earthwork disturbance or grading activities between October 15th and April 15th of each year unless approved by the Town Engineer. In order to be considered for approval, the Applicant must submit a Winterization Erosion Control Plan certified by a California certified QSD to the Town Engineer for review and approval. If grading is allowed during the rainy season, a maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on the exposed area. The submission of a certified plan does not guarantee approval. Any approved and executed plan must be kept on-site while the project is in construction.

40. EROSION CONTROL – The Applicant shall include in the Improvement Plans interim (if needed) and final erosion control plans to the Town Engineer for review and approval.

The interim erosion control plan(s) shall include measures carried out during construction before final landscaping is installed. Multiple phases of interim erosion control plans may be necessary depending on the complexity of the project. Interim erosion control best management practices may include silt fences, fiber rolls, erosion control blankets, Town approved seeding mixtures, filter berms, check dams, retention basins, etc. The Applicant shall install, maintain, and modify the erosion control measures as needed to continuously protect downstream water quality. In the event an emergency modification is deemed necessary, the Applicant must implement necessary measures to protect downstream waterways immediately and then submit the changes made within 24-hours to the Town Engineer for review and approval. The erosion control plans shall be in compliance with applicable measures contained in the most current Santa Clara County National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). Any fees or penalties assessed against the Town in response to the Applicant’s failure to comply with the Permit must be paid by the Applicant. The Applicant must permit Town staff onsite to conduct periodic NPDES inspections throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations.

41. SITE TRIANGLE AND TRAFFIC VIEW AREA – Fencing, landscaping, and permanent structures shall not visually obstruct line of sight between three-feet and 7.5-feet in height if located within the driveway view area, traffic view area, or corner sight triangle. The driveway and intersection site triangles are represented on Town Standard Drawing ST-231. The traffic view area and corner sight triangle are shown on Town Standard Drawing ST-232. This includes all above ground obstructions including utility structures, for example electric transformers. The various clearance lines shall be shown on the site plan to demonstrate compliance.

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42. PRECONSTRUCTION MEETING – After the issuance of any Encroachment permit and before the commencement of any on or off-site work, the Applicant shall request a preconstruction meeting with the PPW Inspector to discuss the project conditions of approval, working hours, site maintenance, and other construction matters. At that meeting, the Applicant shall submit a letter acknowledging that:
a. They have read and understand these project Conditions of Approval; b. They will require that all project sub-contractors read and understand these project Conditions of Approval; and,
c. They ensure a copy of these project Conditions of Approval will be posted on-site at all times during construction.

43. FLOOR DRAINS – All floor drains shall be plumbed to connect to the sanitary sewer system only. Site design must facilitate drainage away from building floor drains.

44. OFF-HOURS MATERIAL DELIVERY – The Applicant shall coordinate with the future site operators so that all site delivery of materials and goods are delivered off-hours and onsite. This will allow the on-site customer parking for the development site to be utilized during business hours, and not be impacted by the staging of delivery vehicles. The Applicant shall provide a written plan, to ensure that this condition is satisfied, prior to occupancy of the first site building. The plan shall be to the approval of the Town Engineer.

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE APPROVAL OF THE FINAL MAP OR

PARCEL MAP, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME

45. DEDICATIONS – The Applicant or owner shall dedicate a new sidewalk easement and quitclaim the existing sidewalk easement around the site so that the new easement follows the proposed building contours. These actions shall be recorded with the County, and an electronic copy (PDF) of the recorded quitclaimed existing easement and newly recorded sidewalk easement shall be submitted to the Engineering Division of the Parks and Public Works Department prior to issuance of a building permit.

46. TEMPORARY CONSTRUCTION EASEMENT – Prior to the issuance of a building permit, it shall be the sole responsibility of the project to obtain any and all proposed or required easements and/or permissions necessary to perform any work on neighboring private property herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit.

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO RELEASE OF UTILITIES, FINAL

INSPECTION, OR ISSUANCE OF A CERTIFICATE OF OCCUPANCY, WHICHEVER OCCURS FIRST, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME.

47. RECORD DRAWINGS – The Applicant shall submit a scanned PDF set of stamped record drawings and construction specifications for all off-site improvements to the Department of Parks and Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The Applicant shall also provide the Town with an electronic copy of the record drawings in the AutoCAD Version being used by the Town at the time of completion of the work. The Applicant shall also submit an

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp AutoCAD drawing file of all consultants composite basemap linework showing all public improvements and utility layouts. This condition shall be met prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first.

48. RESTORATION OF PUBLIC IMPROVEMENTS – The Applicant shall repair or replace all existing improvements not designated for removal that are damaged or removed during construction. Improvements such as, but not limited to curbs, gutters, sidewalks, driveways, signs, streetlights, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired or replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Existing improvement to be repaired or replaced shall be at the direction of the PPW Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the PPW Inspector shall be completed before the issuance of a certificate of occupancy. The Applicant shall request a walkthrough with the PPW Inspector before the start of construction to verify existing conditions.

49. LANDSCAPE MAINTENANCE AGREEMENT – The Applicant shall enter into a Landscape Maintenance Agreement with the Town of Los Gatos in which the property owner agrees to maintain the vegetated areas along the project’s University Avenue and Elm Street frontages located within the public right-of-way. The agreement must be executed and accepted by the Town Attorney prior to the issuance of any occupancy permit.

THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES DURING THE

CONSTRUCTION PHASE OF THE PROJECT, OR IF ANOTHER DEADLINE IS SPECIFIED IN A

CONDITION, AT THAT TIME

50. PROJECT CONSTRUCTION SETUP – All storage and office trailers will be kept off the public right-of-way.

51. PUBLIC WORKS CONSTRUCTION NOTICE – The contractor shall notify the PPW Inspector at least ten (10) working days prior to the start of any construction work. At that time, the Contractor shall provide an initial project construction schedule and a 24-hour emergency telephone number list.

52. PROJECT CONSTRUCTION SCHEDULE – The contractor shall submit the project schedule in a static PDF 11”x17” format and Microsoft Project, or an approved equal. The Contractor shall identify the scheduled critical path for the installation of improvements to the approval of the Town Engineer. The schedule shall be updated monthly and submitted to the PPW Inspector in the same formats as the original.

53. PROJECT CONSTRUCTION HANDOUT – The Contractor shall provide to the Town Engineer an approved construction information handout for the purpose of responding to questions the Town receives regarding the project construction.

54. PROJECT CONSTRUCTION SUPERVISION – The Contractor shall always provide a qualified supervisor on the job site during construction.

55. PUBLIC WORKS CONSTRUCTION INSPECTION – All work shown on the Improvement Plans shall be inspected to the approval of the Town Engineer. Uninspected work shall

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56. PROJECT CONSTRUCTION HOURS – Construction activities related to the issuance of any PPW permit shall comply with Town Code Section 16.20.035 which restricts construction to the weekday between 8:00 a.m. and 6:00 p.m. and Saturday 9:00 a.m. to 4:00 p.m.

No work shall be done on Sundays or on Town Holidays unless otherwise approved by the Town Engineer. Please note that no work shall be allowed to take place within the Town right-of-way after 5:00 p.m. Monday through Friday. In addition, no work being done under Encroachment Permit may be performed on the weekend unless prior approvals have been granted by the Town Engineer. The Town Engineer may apply additional construction period restrictions, as necessary, to accommodate standard commute traffic along arterial roadways and along school commute routes. Onsite project signage must state the project construction hours. The permitted construction hours may be modified if the Town Engineer finds that the following criteria is met:
a. Permitting extended hours of construction will decrease the total time needed to complete the project without an unreasonable impact to the neighborhood. b. Permitting extended hours of construction is required to accommodate a construction requirement such as a large concrete pour or major road closure. Such a need would be presented by the project's design engineer and require approval of the Town Engineer.
c. An emergency situation exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the Town may waive any of the remaining requirements outlined below.
d. The exemption will not conflict with any other condition of approval required by the Town to mitigate significant environmental impacts.
e. The contractor or property owner will notify residential and commercial occupants of adjacent properties of the modified construction work hours. This notification must be provided three days prior to the start of the extended construction activity. f. The approved hours of construction activity will be posted at the construction site in a place and manner that can be easily viewed by any interested member of the public.
g. The Town Engineer may revoke the extended work hours at any time if the contractor or owner of the property fails to abide by the conditions of extended work hours or if it is determined that the peace, comfort, and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction.
h. The waiver application must be submitted to the PPW Inspector ten (10) working days prior to the requested date of waiver.

57. PROJECT CONSTRUCTION BMPs – All construction activities shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinances, the project specific temporary erosion control plan, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities.

58. PROJECT CONSTRUCTION EXCAVATION – The following provisions to control traffic

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp congestion, noise, and dust shall be followed during site excavation and construction:
a. All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards.
b. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Construction Inspector.
c. Site dirt shall not be tracked into the public right-of-way and shall be cleaned immediately if tracked into the public right-of-way. Mud, silt, concrete and other construction debris shall not be washed into the Town’s storm drains. d. All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site.
e. Prior to issuance of any permit, the Applicant shall submit any applicable pedestrian or traffic detour plans to the satisfaction of the Town Engineer for any lane or sidewalk closures. The temporary traffic control plan shall be prepared by a licensed professional engineer with experience in preparing such plans and in accordance with the requirements of the latest edition of the California Manual on Uniform Traffic Control Devices (MUTCD) and standard construction practices. f. The Traffic Control Plan shall be approved prior to the commencement of any work within the public right-of-way.
g. During construction, the Applicant shall make accessible any or all public and private utilities within the area impacted by construction, as directed by the Town Engineer. h. The minimum soils sampling and testing frequency shall conform to Chapter 8 of the Caltrans Construction Manual. The Applicant shall require the soils engineer submit to daily testing and sampling reports to the Town Engineer.

59. MATERIAL HAULING ROUTE AND PERMIT – For material delivery vehicles equal to, or larger than two-axle, six-tire single unit truck size as defined by FHWA Standards, the Applicant shall submit a truck hauling route that conforms to Town of Los Gatos Standards for approval. Note that the Town requires a Haul Permit be issued for any hauling activities. The Applicant shall require contractors to prohibit trucks from using “compression release engine brakes” on residential streets. The haul route for this project shall be determined by the Town’s Land Development Inspector. A letter from the Applicant confirming the intention to use the designated haul route shall be submitted to the Town Engineer for review and approval prior to the issuance of any Town permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street maintenance shall be the responsibility of the Applicant. Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Town Engineer. The Applicant must provide an approved method of cleaning tires and trimming loads on site. All material hauling activities shall be done in accordance with applicable Town ordinances and conditions of approval.

60. PROJECT CLOSE-OUT – Prior to requesting a Final Inspection, the Applicant shall submit to the Town Engineer a letter indicating that all project conditions have been met, and all improvements are complete. All work must be completed to the satisfaction of the

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmpE830.tmp Planning Director and Town Engineer prior to the first occupancy. All public improvements, including the complete installation of all improvements relative to streets, fencing, storm drainage, underground utilities, etc., shall be completed and attested to by the Town Engineer before approval of occupancy of any unit. Where facilities of other agencies are involved, including those for water and sanitary sewer services, such installation shall be verified as having been completed and accepted by those agencies. In addition, the Applicant shall submit an itemized final quantities list of all public improvements constructed on-site and within the public right-of-way. The final quantities list shall be prepared by the project engineer and be to the approval of the Town Engineer. The final quantities list shall be broken out into on-site and off-site improvements based on the format provided by the Town. Until such time as all required improvements are fully completed and accepted by Town, the Applicant shall be responsible for the care, maintenance, and any damage to such improvements. Town shall not, nor shall any officer or employee thereof, be liable or responsible for any accident, loss or damage, regardless of cause, happening or occurring to the work or improvements required for this project prior to the completion and acceptance of the work or Improvements. All such risks shall be the responsibility of and are hereby assumed by the Applicant.

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THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES THAT THE USE

PERMITTED BY THIS ENTITLEMENT OCCUPIES THE PREMISES

TO THE SATISFACTION OF THE DIRECTOR OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:

67. FIRE ALARM: Fire alarm requirement will be a deferral submittal item.

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71. Note that a plan review is required prior to any proposed tenant improvement.

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C:\Users\MeetingsOfficeUser13\AppData\Local\Temp\tmp752.tmp PLANNING COMMISSION – August 27, 2025 - Draft

Property Owner: SRI Old Town, LLC
Applicant: Rick Nelson, MBH Architects
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:

Planning Division

2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested per Section

4. USE: A formula retail business greater than 10,000 square feet with a restaurant with alcohol service and outdoor seating is permitted.

5. HOURS: The hours of operation shall be limited to 10:00 a.m. to 10:00 p.m., Monday through Saturday, and 10:00 a.m. to 9:00 p.m., Sunday.

7. LIVE ENTERTAINMENT: Live entertainment until 10:00 p.m. is permitted in conformance with the Town Policy regulating Late Night Entertainment.

9. CONFORMANCE WITH CODE. No part of this approval shall be construed to permit a violation of any part of the Code of the Town of Los Gatos.

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10. COMPLIANCE WITH LOCAL, STATE, and FEDERAL LAWS. The subject use shall be conducted in full compliance with all local, state, and federal laws.

Additional Agency Review

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ITEM NO. 11.

TOWN OF LOS GATOS

COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
February 26, 2025
Rick Nelson, MBH Architects
Via email
RE: 31 University Avenue
Planned Development Modification PD-25-001
Architecture and Site Application S-25-004
Conditional Use Permit U-25-001
Requesting Approval for Modification of Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.

Property Owner: SRI Old Town, LLC.

Applicant: Rick Nelson, MBH Architects.

Project Planner: Erin Walters.

On February 26, 2025, the Los Gatos Historic Preservation Committee considered the request, discussed the item, and continued the application to a meeting date certain of March 26, 2025, with the following feedback:
x Although the proposed design is a Mediterranean style, it is not as compatible with the existing Old Town buildings; it is not consistent with the Planned Development; or the character of the University/Edelen Historic District;
x The design should convey a collective of individual structures rather than one consistent and symmetrical massing;
x Consider the addition of tile roofing material; and
x Consider the impact of the skylight from all elevations.

If you have any questions, I can be contacted by phone at (408) 354-6867or by email at [email protected].

Sincerely,
Erin M. Walters, Senior Planner
cc: Lindsey Laird, RH, via email
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2025\University 31- 02-26-25- HPC Action Letter.docx

CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030

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PREPARED BY: Erin M. Walters
Senior Planner
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov

TOWN OF LOS GATOS

HISTORIC PRESERVATION

COMMITTEE REPORT

ǣͲʹȀʹ͸ȀʹͲʹͷ

ǣͷ
DATE: February 21, 2025
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT Requesting Approval for Modification of Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. Located at 31 University Avenue. APN 529-02- 044. Planned Development Modification PD-25-001, Architecture and Site Application S-25-004 and Conditional Use Permit U-25-001. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.

Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson, MBH Architects.

Project Planner: Erin Walters.

RECOMMENDATION:

Requesting approval for exterior modifications to an existing commercial building, Building E in the Old Town Los Gatos Shopping Center in the University/Edelen Historic District on property zoned C-2:LHP:PD, located at 31 University Avenue.

PROPERTY DETAILS:

1. Date primary structure was built: 1999

2. Town of Los Gatos Historic Status Code: R

3. Does property have an LHP Overlay? Yes

4. Is structure in a historic district? Yes, University Edelen District

5. If yes, is it a contributor? No

6. Findings required? No

7. Considerations required? Yes
BACKGROUND:

The subject building is located in the Old Town commercial center on the southwest corner of University Avenue and Elm Street. Planned Development Ordinance 2025 was approved in 1996

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ITEM NO. 11.

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N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2025\02-26-25\Item 5 - 31 University Avenue\Staff Report.31 University Ave.docx
and provided for redevelopment of Old Town, including construction of several new buildings (Attachment 1). Amongst the new construction completed in 1999 was the subject building, referred to as Building E in the PD Ordinance. The Old Town commercial center remains in the University-Edelen Historic District and the newer buildings support the district, although are not included as Contributors to the district.

Included in PD Ordinance 2025 is a condition that required Building E to be designed so that it appears to be a collective of individual structures that abut each other with a roof design reflective of individual structures (Attachment 1, Condition 15). Once completed, Building E became the longtime home of a restaurant and several retail uses.

In January 2025, the applicant applied for modification of PD Ordinance 2025, an Architecture and Site application for exterior modifications to Building E, and a Conditional Use Permit for formula retail use exceeding 10,000 square feet and for a restaurant. The proposed exterior modifications are the subject of this report and the aspect of the project on which the Committee should focus.

DISCUSSION:

The applicant is proposing to modify the exterior of Building E to establish more cohesive architecture for the future single tenant of the building. The applicant provided a Letter of Justification discussing the proposed project in the context of the historic district (Attachment 2) and Development Plans providing details of the proposed exterior work (Attachment 3).

Exterior modifications would be made to all four elevations and include:
x Roof alterations creating consistent and symmetrical massing; x Changes to window and door shapes, integrating arched and rectangular fenestration; x New fabric awnings and metal and glass canopy awnings; x A new skylight; and
x New stucco siding.

A color and materials sheet showing the proposed finishes of the new exterior materials is included on A406 in the Development Plans included as Attachment 3.

CONCLUSION:

The applicant is seeking a recommendation from the Committee for exterior modifications to Building E. Should the Committee find merit in the request, the Committee should forward a recommendation of approval for the request to the Planning Commission. The application package would continue through the discretionary review process and would not return to the Committee.

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ǣ͵ͳȀǦʹͷǦͲͲͳǡǦʹͷǦͲͲͶǦʹͷǦͲͲͳ ǣ ʹͳǡʹͲʹͷ
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2025\02-26-25\Item 5 - 31 University Avenue\Staff Report.31 University Ave.docx
CONSIDERATIONS:

A. Considerations Required with Recommendation
In evaluating applications, the deciding body shall consider the architectural style, design, arrangement, texture, materials and color, and any other pertinent factors. Applications shall not be granted unless:
_____ In historic districts, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the property which is the subject of the application, nor adversely affect its relationship, in terms of harmony and appropriateness, with its surroundings, including neighboring structures, nor adversely affect the character, or the historical, architectural or aesthetic interest or value of the district.

ATTACHMENTS:

1. Planned Development Ordinance 2025

2. Applicant’s Request and Letter of Justification

3. Development Plans

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;ϭͿ KŶůĂŶĚŵĂƌŬƐŝƚĞƐ͕ƚŚĞƉƌŽƉŽƐĞĚǁŽƌŬǁŝůůŶĞŝƚŚĞƌĂĚǀĞƌƐĞůǇĂĨĨĞĐƚƚŚĞĞǆƚĞƌŝŽƌĂƌĐŚŝƚĞĐƚƵƌĂů ĐŚĂƌĂĐƚĞƌŝƐƚŝĐƐŽƌŽƚŚĞƌĨĞĂƚƵƌĞƐŽĨƚŚĞůĂŶĚŵĂƌŬ;ĂŶĚ͕ǁŚĞƌĞƐƉĞĐŝĨŝĞĚŝŶƚŚĞĚĞƐŝŐŶĂƚŝŶŐ ŽƌĚŝŶĂŶĐĞĨŽƌĂƉƵďůŝĐůǇŽǁŶĞĚůĂŶĚŵĂƌŬ͕ŝƚƐŵĂũŽƌŝŶƚĞƌŝŽƌĂƌĐŚŝƚĞĐƚƵƌĂůĨĞĂƚƵƌĞƐͿŶŽƌĂĚǀĞƌƐĞůǇ ĂĨĨĞĐƚƚŚĞĐŚĂƌĂĐƚĞƌŽĨŚŝƐƚŽƌŝĐĂů͕ĂƌĐŚŝƚĞĐƚƵƌĂůŽƌĂĞƐƚŚĞƚŝĐŝŶƚĞƌĞƐƚŽƌǀĂůƵĞŽĨƚŚĞůĂŶĚŵĂƌŬĂŶĚ ŝƚƐƐŝƚĞ͘
;ϮͿ /ŶŚŝƐƚŽƌŝĐĚŝƐƚƌŝĐƚƐ͕ƚŚĞƉƌŽƉŽƐĞĚǁŽƌŬǁŝůůŶĞŝƚŚĞƌĂĚǀĞƌƐĞůǇĂĨĨĞĐƚƚŚĞĞǆƚĞƌŝŽƌ ĂƌĐŚŝƚĞĐƚƵƌĂůĐŚĂƌĂĐƚĞƌŝƐƚŝĐƐŽƌŽƚŚĞƌĨĞĂƚƵƌĞƐŽĨƚŚĞƉƌŽƉĞƌƚǇǁŚŝĐŚŝƐƚŚĞƐƵďũĞĐƚŽĨƚŚĞ ĂƉƉůŝĐĂƚŝŽŶ͕ŶŽƌĂĚǀĞƌƐĞůǇĂĨĨĞĐƚŝƚƐƌĞůĂƚŝŽŶƐŚŝƉ͕ŝŶƚĞƌŵƐŽĨŚĂƌŵŽŶǇĂŶĚĂƉƉƌŽƉƌŝĂƚĞŶĞƐƐ͕ ǁŝƚŚŝƚƐƐƵƌƌŽƵŶĚŝŶŐƐ͕ŝŶĐůƵĚŝŶŐŶĞŝŐŚďŽƌŝŶŐƐƚƌƵĐƚƵƌĞƐ͕ŶŽƌĂĚǀĞƌƐĞůǇĂĨĨĞĐƚƚŚĞĐŚĂƌĂĐƚĞƌ͕Žƌ ƚŚĞŚŝƐƚŽƌŝĐĂů͕ĂƌĐŚŝƚĞĐƚƵƌĂůŽƌĂĞƐƚŚĞƚŝĐŝŶƚĞƌĞƐƚŽƌǀĂůƵĞŽĨƚŚĞĚŝƐƚƌŝĐƚ͘ ;ϯͿ &ŽƌƉƌĞͲϭϵϰϭƐƚƌƵĐƚƵƌĞƐ͕ƚŚĞƉƌŽƉŽƐĞĚǁŽƌŬǁŝůůŶĞŝƚŚĞƌĂĚǀĞƌƐĞůǇĂĨĨĞĐƚƚŚĞĞǆƚĞƌŝŽƌ ĂƌĐŚŝƚĞĐƚƵƌĂůĐŚĂƌĂĐƚĞƌŝƐƚŝĐƐŽƌŽƚŚĞƌĨĞĂƚƵƌĞƐŽĨƚŚĞƉƌŽƉĞƌƚǇǁŚŝĐŚŝƐƚŚĞƐƵďũĞĐƚŽĨƚŚĞ ĂƉƉůŝĐĂƚŝŽŶ͘
/ŶĚĞƐŝŐŶŝŶŐĂƌĞŵŽĚĞůŽĨƚŚĞĞǆŝƐƚŝŶŐŶŽŶͲĐŽŶƚƌŝďƵƚŝŶŐďƵŝůĚŝŶŐĂƚϯϭhŶŝǀĞƌƐŝƚǇǀĞ͕Z,ƉƌŝŽƌŝƚŝǌĞĚ ŚĂƌŵŽŶǇĂŶĚĐŽŵƉĂƚŝďŝůŝƚǇŝŶƚŚĞĨĂĐĂĚĞĚĞƐŝŐŶĂƐǁĞůůĂƐǁŝƚŚŝƚƐƐƵƌƌŽƵŶĚŝŶŐĐŽŶƚĞǆƚ͘dŚĞWƌŽƉŽƐĞĚ WƌŽũĞĐƚŝƐƐĞŶƐŝƚŝǀĞƚŽĂŶĚƐƵƉƉŽƌƚŝǀĞŽĨƚŚĞůĂƌŐĞƌ,ŝƐƚŽƌŝĐŝƐƚƌŝĐƚĂƐŝƚĞǆƉĂŶĚƐƚŚĞDĞĚŝƚĞƌƌĂŶĞĂŶ ĐŽŵƉŽŶĞŶƚƐŽĨƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐ͛ƐƐƚǇůĞǁŚŝůĞŵĂŝŶƚĂŝŶŝŶŐƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐ͛ƐĨŽŽƚƉƌŝŶƚ͕ ƐĞƚďĂĐŬƐ͕ŵĂƐƐŝŶŐ͕ĂŶĚĚĞŶƐŝƚǇ͘dŚŝƐĞǆƉĂŶƐŝŽŶŽĨƚŚĞDĞĚŝƚĞƌƌĂŶĞĂŶƐƚǇůĞŝƐƌĞƉƌĞƐĞŶƚĞĚďǇƚŚĞ WƌŽƉŽƐĞĚWƌŽũĞĐƚ͛ƐďƵŝůĚŝŶŐŵĂƚĞƌŝĂů͕ƐƚƵĐĐŽ͕ĂƐǁĞůůĂƐŝŶƚŚĞĚŽŽƌƐĂŶĚǁŝŶĚŽǁƌŚǇƚŚŵ͕ƚǇƉĞĂŶĚ ƉƌŽƉŽƌƚŝŽŶƐ͕ǁŚŝĐŚĂƌĞĐŽŶƐŝƐƚĞŶƚǁŝƚŚďŽƚŚƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐ͛ƐDĞĚŝƚĞƌƌĂŶĞĂŶƐƚǇůĞ͕ĂƐǁĞůůĂƐƚŚĂƚ ŽĨƚŚĞůĂƌŐĞƌKůĚdŽǁŶ^ŚŽƉƉŝŶŐĞŶƚĞƌĂĐƌŽƐƐhŶŝǀĞƌƐŝƚǇǀĞ͘ dŚĞƉůĂƐƚĞƌŵĂƚĞƌŝĂů͕ƌĞĐƚĂŶŐƵůĂƌĂŶĚĂƌĐŚĞĚǁŝŶĚŽǁƐ͕ĂŶĚƌŚǇƚŚŵŽĨƌŽŽĨͬǁŝŶĚŽǁůŝŶĞŝŶĚŝǀŝĚƵĂůůǇ ĂŶĚƚŽŐĞƚŚĞƌƌĞůĂƚĞƚŽƚŚĞĞǆŝƐƚŝŶŐƐƚƌƵĐƚƵƌĞĂƚϯϭhŶŝǀĞƌƐŝƚǇĂŶĚƚŚĞůĂƌŐĞƌKůĚdŽǁŶ^ŚŽƉƉŝŶŐ ĞŶƚĞƌ͘/ŶƉĂƌƚŝĐƵůĂƌ͕ƚŚĞƐƚƵĐĐŽĂŶĚƉƌŽƉŽƐĞĚŽƉĞŶŝŶŐƐĞǀŽŬĞƚŚĞƐƚǇůĞŽĨϱϬhŶŝǀĞƌƐŝƚǇǀĞ͕Ă ƐŝŐŶŝĨŝĐĂŶƚĐŽŵŵĞƌĐŝĂůƐƚƌƵĐƚƵƌĞǁŝƚŚŝŶƚŚĞhŶŝǀĞƌƐŝƚǇͬ ĚĞůĞŶ,ŝƐƚŽƌŝĐŝƐƚƌŝĐƚ͘dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚ
ůŝŵŝƚƐĚĞĐŽƌĂƚŝǀĞĚĞƚĂŝůƐĂŶĚƐĐĂůĞŚŽǁĞǀĞƌ͕ŝŶƐĞŶƐŝƚŝǀŝƚǇĂŶĚƐƵƉƉŽƌƚŽĨƚŚĞ,ŝƐƚŽƌŝĐŝƐƚƌŝĐƚ͛Ɛ ĐŽŶƚƌŝďƵƚŝŶŐƐƚƌƵĐƚƵƌĞƐ͘
ƐĂƌĞƐƵůƚŽĨƚŚĞƐĞůŝŵŝƚĞĚƐƚǇůŝƐƚŝĐĐŚŽŝĐĞƐ͕ƚŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚƐƵĐĐĞƐƐĨƵůůǇĐƌĞĂƚĞƐĂŚĂƌŵŽŶŝŽƵƐ ĨĂĕĂĚĞĚĞƐŝŐŶƚŚĂƚĂƐƐŝŵŝůĂƚĞƐŝŶƚŽ͕ƌĂƚŚĞƌƚŚĂŶĐŽŵƉĞƚĞƐǁŝƚŚ͕ŝƚƐƐƵƌƌŽƵŶĚŝŶŐƐĂŶĚƚŚĞůĂƌŐĞƌ,ŝƐƚŽƌŝĐ ŝƐƚƌŝĐƚ͘ŽŶƐĞƋƵĞŶƚůǇ͕ƚŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚĚŽĞƐŶŽƚĂĚǀĞƌƐĞůǇĐŚĂŶŐĞƚŚĞĞǆƚĞƌŝŽƌŽĨƚŚĞĞǆŝƐƚŝŶŐ ďƵŝůĚŝŶŐŽƌĂĚǀĞƌƐĞůǇŝŵƉĂĐƚŝƚƐƌĞůĂƚŝŽŶƐŚŝƉǁŝƚŚŝƚƐŶĞŝŐŚďŽƌŝŶŐƐƚƌƵĐƚƵƌĞƐĂŶĚƚŚĞůĂƌŐĞƌ,ŝƐƚŽƌŝĐ ŝƐƚƌŝĐƚ͘
dŚĂŶŬǇŽƵĨŽƌǇŽƵƌĐŽŶƐŝĚĞƌĂƚŝŽŶŽĨƚŚŝƐĂƉƉůŝĐĂƚŝŽŶ͘

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ITEM NO. 11.
:ĂŶƵĂƌǇϴ͕ϮϬϮϱ
^ĞĂŶDƵůůŝŶ͕WůĂŶŶŝŶŐDĂŶĂŐĞƌ
ŽŵŵƵŶŝƚǇĞǀĞůŽƉŵĞŶƚĞƉĂƌƚŵĞŶƚ
ϭϭϬ
͘DĂŝŶ^ƚƌĞĞƚ
>ŽƐ'ĂƚŽƐ͕ϵϱϬϯϬ
WƌŽũĞĐƚ͗Z,ʹ >ŽƐ'ĂƚŽƐ
>ŽĐĂƚŝŽŶ͗ϯϭhŶŝǀĞƌƐŝƚǇǀĞ
^ƵďũĞĐƚ͗>ĞƚƚĞƌŽĨ:ƵƐƚŝĨŝĐĂƚŝŽŶĨŽƌƌĐŚŝƚĞĐƚƵƌĞĂŶĚ^ŝƚĞƉƉƌŽǀĂů͖ŽŶĚŝƚŝŽŶĂůhƐĞWĞƌŵŝƚ͖WůĂŶŶĞĚ ĞǀĞůŽƉŵĞŶƚKƌĚŝŶĂŶĐĞŵĞŶĚŵĞŶƚ
WZK:
d
^Z/Wd/KEΘZ
Yh
^d
Z,ŝƐƌĞƋƵĞƐƚŝŶŐĂƌĐŚŝƚĞĐƚƵƌĞĂŶĚƐŝƚĞĂƉƉƌŽǀĂů͕ĂƐǁĞůůĂƐĂĐŽŶĚŝƚŝŽŶĂůƵƐĞƉĞƌŵŝƚ;͞hW͟ͿĨŽƌϭͿ ĨŽƌŵƵůĂƌĞƚĂŝůƵƐĞĞǆĐĞĞĚŝŶŐϭϬ͕ϬϬϬƐĨ͕ĂŶĚϮͿĨŽƌƌĞƐƚĂƵƌĂŶƚƵƐĞǁŝƚŚƚŚĞƐĞůůŝŶŐŽĨĂůĐŽŚŽůŝĐďĞǀĞƌĂŐĞƐ ĨŽƌĐŽŶƐƵŵƉƚŝŽŶŽŶͲƉƌĞŵŝƐĞƐ͘ĚĚŝƚŝŽŶĂůůǇ͕Z,ŝƐƌĞƋƵĞƐƚŝŶŐĂŶĂŵĞŶĚŵĞŶƚƚŽWůĂŶŶĞĚĞǀĞůŽƉŵĞŶƚ KƌĚŝŶĂŶĐĞϮϬϮϱ͕ĂĚŽƉƚĞĚŽŶĞĐĞŵďĞƌϭϲ͕ϭϵϵϲ͘Z,ŝƐƐĞĞŬŝŶŐƚŚĞƐĞĂƉƉƌŽǀĂůƐƚŽĂůůŽǁĨŽƌƚŚĞ ƌĞŵŽĚĞůŽĨĂϭϱ͕ϯϯϬƐƋ͘Ĩƚ͘ďƵŝůĚŝŶŐůŽĐĂƚĞĚĂƚϯϭhŶŝǀĞƌƐŝƚǇǀĞŶƵĞ͕ǁŚŝĐŚǁŝůůĨĞĂƚƵƌĞ ĂŶ ŝŶŶŽǀĂƚŝǀĞ ƌĞƚĂŝůĞǆƉĞƌŝĞŶĐĞƐĞĂŵůĞƐƐůǇŝŶƚĞŐƌĂƚŝŶŐůƵǆƵƌǇŚŽŵĞĨƵƌŶŝƐŚŝŶŐƐĐŽůůĞĐƚŝŽŶƐǁŝƚŚŝŶĂĐƵƌĂƚĞĚ ŚŽƐƉŝƚĂůŝƚǇ ƉƌŽŐƌĂŵ;ƚŚĞ͞WƌŽƉŽƐĞĚWƌŽũĞĐƚ͟Ϳ͘
<'ZKhE
ĐƵƌĂƚŽƌŽĨĚĞƐŝŐŶ͕ƚĂƐƚĞĂŶĚƐƚǇůĞŝŶƚŚĞůƵǆƵƌǇůŝĨĞƐƚǇůĞŵĂƌŬĞƚ͕Z, ŽĨĨĞƌƐĐŽůůĞĐƚŝŽŶƐƚŚƌŽƵŐŚŝƚƐ ƌĞƚĂŝůŐĂůůĞƌŝĞƐ͕ƐŽƵƌĐĞďŽŽŬƐĂŶĚŽŶůŝŶĞĂƚ Z,͘ĐŽŵ͕ Z,ŽŶƚĞŵƉŽƌĂƌǇ͘ĐŽŵ͕ Z,DŽĚĞƌŶ͘ĐŽŵ͕ Z,ĂďǇĂŶĚŚŝůĚ͘ĐŽŵ͕ Z,d

E͘ĐŽŵ͕ĂŶĚ tĂƚĞƌǁŽƌŬƐ͘ĐŽŵ͘
ŽŵŵŝƚƚĞĚƚŽĐƌĞĂƚŝŶŐĂƌĐŚŝƚĞĐƚƵƌĂůůǇŝŶƐƉŝƌŝŶŐĂŶĚŝŵŵĞƌƐŝǀĞƌĞƚĂŝůƐƉĂĐĞƐƚŚĂƚďůƵƌƚŚĞůŝŶĞƐ ďĞƚǁĞĞŶƌĞƐŝĚĞŶƚŝĂůĂŶĚƌĞƚĂŝů͕ŝŶĚŽŽƌƐĂŶĚŽƵƚĚŽŽƌƐ͕ŚŽŵĞĂŶĚŚŽƐƉŝƚĂůŝƚǇ͕Z, ĞƐŝŐŶ'ĂůůĞƌŝĞƐĂƌĞ ďĞƐƉŽŬĞĚĞƐŝŐŶĚĞƐƚŝŶĂƚŝŽŶƐƉƌĞƐĞŶƚŝŶŐ ƚŚĞ ůĂƌŐĞƐƚĐƵƌĂƚĞĚĂŶĚĨƵůůǇŝŶƚĞŐƌĂƚĞĚĂƐƐŽƌƚŵĞŶƚŽĨůƵǆƵƌǇ ŚŽŵĞĨƵƌŶŝƐŚŝŶŐƐŝŶƚŚĞǁŽƌůĚ͘&ƌŽŵƌĞƐƚŽƌĞĚůĂŶĚŵĂƌŬďƵŝůĚŝŶŐƐƚŽŐƌĂŶĚͲƐĐĂůĞĐŽŶƚĞŵƉŽƌĂƌǇ ƐƚƌƵĐƚƵƌĞƐ͕ƚŚĞƐĞĂƌĐŚŝƚĞĐƚƵƌĂůůǇŝŶƐƉŝƌŝŶŐƐƉĂĐĞƐƌĞŝŵĂŐŝŶĞĂŶĚƌĞĚĞĨŝŶĞƚŚĞƐŚŽƉƉŝŶŐĞǆƉĞƌŝĞŶĐĞ͘ ĞƐŝŐŶĞĚǁŝƚŚƐĞŶƐŽƌǇͲŝŶƐƉŝƌŝŶŐ ƐƉĂĐĞƐƚŚĂƚĐĂŶŶŽƚďĞƌĞƉůŝĐĂƚĞĚŽŶůŝŶĞ͕ƚŚĞƐĞŝŶŶŽǀĂƚŝǀĞĂŶĚ ĂƌĐŚŝƚĞĐƚƵƌĂůůǇƐŝŐŶŝĨŝĐĂŶƚƌĞƚĂŝůĞŶǀŝƌŽŶŵĞŶƚƐŝŶĐůƵĚĞůƵƐŚŐĂƌĚĞŶƐ͕ƉƌŽĨĞƐƐŝŽŶĂůĚĞƐŝŐŶƐĞƌǀŝĐĞƐ͕ ŽŶĞͲ ŽĨͲĂͲŬŝŶĚĐƵůŝŶĂƌǇĞǆƉĞƌŝĞŶĐĞƐ͕ĂŶĚĂƌƚŝƐƚŝĐŝŶƐƚĂůůĂƚŝŽŶƐŽĨĐƵƌĂƚĞĚZ,ŽůůĞĐƚŝŽŶƐďǇŝŶƚĞƌŶĂƚŝŽŶĂůůǇ ĂĐĐůĂŝŵĞĚĚĞƐŝŐŶĞƌƐĂŶĚĂƌƚŝƐĂŶƐĂĐƌŽƐƐƚŚĞŐůŽďĞ͘

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ITEM NO. 11.
/ŶĂĚĚŝƚŝŽŶƚŽZ,DĂĚƌŝĚ͕ƚŚĞ'ĂůůĞƌǇĂƚWůĂǌĂĚĞůDĂƌƋƵĠƐĚĞ^ĂůĂŵĂŶĐĂ͕Z,ǇŶŚŽWĂƌŬ͕Ă ŵĂŐŶŝĨŝĐĞŶƚϭϳƚŚͲĐĞŶƚƵƌǇĞƐƚĂƚĞŝŶƚŚĞ
ŶŐůŝƐŚĐŽƵŶƚƌǇƐŝĚĞ͕ĂŶĚZ,ƌƵƐƐĞůƐ͕ĂŐƌĂŶĚϭϴƚŚĐĞŶƚƵƌǇ &ƌĞŶĐŚďĂƌŽƋƵĞŵĂŶƐŝŽŶƉƌŽŵŝŶĞŶƚůǇƐŝƚƵĂƚĞĚŽŶƚŚĞƉƌĞŵŝĞƌŽƵůĞǀĂƌĚĚĞtĂƚĞƌůŽŽ͕Z,ĐŚĂŝƌŵĂŶΘ
K'ĂƌǇ&ƌŝĞĚŵĂŶŚĂƐƌĞǀŝƚĂůŝǌĞĚƐĞǀĞƌĂůůĂŶĚŵĂƌŬƉƌŽƉĞƌƚŝĞƐĂĐƌŽƐƐEŽƌƚŚŵĞƌŝĐĂ͕ŝŶĐůƵĚŝŶŐƚŚĞ ĨŽƌŵĞƌDƵƐĞƵŵŽĨEĂƚƵƌĂů,ŝƐƚŽƌǇŝŶŽƐƚŽŶ͕ƚŚĞŚŝƐƚŽƌŝĐdŚƌĞĞƌƚƐůƵďŝŶŚŝĐĂŐŽ͕ƚŚĞ,ŝƐƚŽƌŝĐWŽƐƚ KĨĨŝĐĞŝŶ'ƌĞĞŶǁŝĐŚ͕ŽŶŶĞĐƚŝĐƵƚ͖ƚŚĞĞƚŚůĞŚĞŵ^ƚĞĞůƵŝůĚŝŶŐŝŶ^ĂŶ&ƌĂŶĐŝƐĐŽ͕ĂŶĚƚŚĞďƌĂŶĚ͛Ɛ ŝŵƉƌĞƐƐŝǀĞ'ĂůůĞƌǇŝŶEĞǁzŽƌŬ͛ƐDĞĂƚƉĂĐŬŝŶŐŝƐƚƌŝĐƚ͘ dŚĞƉůĂŶĨŽƌĂZ,ĞƐŝŐŶ'ĂůůĞƌǇ͕ƚŽŐĞƚŚĞƌǁŝƚŚĂĨŽŽĚĂŶĚďĞǀĞƌĂŐĞƉƌŽŐƌĂŵ͕ĂůůŽǁƐĨŽƌƚŚĞ ƌĞŝŵĂŐŝŶĂƚŝŽŶŽĨĂŶĞǆĐĞƉƚŝŽŶĂůďƵŝůĚŝŶŐƚŚĂƚŝƐĂƉƉƌŽƉƌŝĂƚĞůǇƐĐĂůĞĚĂŶĚƐŝƚĞĚŽŶĂŬĞǇŝŶƚĞƌƐĞĐƚŝŽŶŽĨ KůĚdŽǁŶ>ŽƐ'ĂƚŽƐ͘
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d/>^
dŚĞĞǆŝƐƚŝŶŐϭϱ͕ϯϯϬƐĨďƵŝůĚŝŶŐĨŽƌƚŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚŝƐƐŝƚĞĚĂƚƚŚĞĐŽƌŶĞƌŽĨhŶŝǀĞƌƐŝƚǇǀĞĂŶĚ ůŵ
^ƚ͕ĂŶĚƐŝƚƐŽŶĂϰ͘ϭϴĂĐƌĞƉĂƌĐĞůƚŚĂƚƐƉĂŶƐďŽƚŚƐŝĚĞƐŽĨhŶŝǀĞƌƐŝƚǇǀĞǁŚŝĐŚŚŽƵƐĞƐĂŶŽƵƚĚŽŽƌ ƌĞƚĂŝůĐĞŶƚĞƌŬŶŽǁŶĂƐƚŚĞKůĚdŽǁŶ^ŚŽƉƉŝŶŐĞŶƚĞƌ͘
dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚǁŝůůĐŽŵďŝŶĞƚǁŽƉƌĞǀŝŽƵƐůǇƐĞƉĂƌĂƚĞƚĞŶĂŶƚƐƉĂĐĞƐǁŝƚŚŝŶƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐ͕ ǁŚŝĐŚǁĞƌĞƉƌĞǀŝŽƵƐůǇŚŽŵĞƚŽĂϲ͕ϰϬϬƐĨ^ƚĞĂŵĞƌƐŽĨ>ŽƐ'ĂƚŽƐĂŶĚĂϴ͕ϲϰϭƐĨ'ĂƉ͘ dŚĞǌŽŶŝŶŐĨŽƌƚŚĞƐŝƚĞŝƐͲϮ͗>,W͗W͗ĞŶƚƌĂůƵƐŝŶĞƐƐŝƐƚƌŝĐƚǁŝƚŚĂ>ĂŶĚŵĂƌŬΘ,ŝƐƚŽƌŝĐWƌĞƐĞƌǀĂƚŝŽŶ ĂŶĚWůĂŶŶĞĚĞǀĞůŽƉŵĞŶƚŽǀĞƌůĂǇ͘dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚ͛ƐƵƐĞƐĂƌĞĂůůŽǁĞĚƉĞƌǌŽŶŝŶŐǁŝƚŚĂ ŽŶĚŝƚŝŽŶĂůhƐĞWĞƌŵŝƚ͘dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚǁŝůůŵĂŝŶƚĂŝŶƚŚĞĞǆŝƐƚŝŶŐƐƋƵĂƌĞĨŽŽƚĂŐĞŽĨƚŚĞĞǆŝƐƚŝŶŐ ďƵŝůĚŝŶŐĂŶĚǁŽƵůĚĐŽŵƉůǇǁŝƚŚƚŚĞǌŽŶŝŶŐŽƌĚŝŶĂŶĐĞƐƚĂŶĚĂƌĚƐĨŽƌƐĞƚďĂĐŬƐĂŶĚďƵŝůĚŝŶŐŚĞŝŐŚƚ͘ Z,/d
dhZ

dŚĞƉƌŝŵĂƌǇƉƌŽƉŽƐĞĚďƵŝůĚŝŶŐŵĂƚĞƌŝĂůŝƐĂŵƵůƚŝͲĐŽĂƚĐĞŵĞŶƚƉůĂƐƚĞƌƐǇƐƚĞŵǁŝƚŚƐƚĞĞůĂŶĚ ĂůƵŵŝŶƵŵĚĞĐŽƌĂƚŝǀĞďƵŝůĚŝŶŐĞůĞŵĞŶƚƐ͘dŚĞĞǆŝƐƚŝŶŐƐƚƌƵĐƚƵƌĂůƐǇƐƚĞŵŝƐŵĂŝŶƚĂŝŶĞĚŝŶƉůĂĐĞ͘ ƌĐŚŝƚĞĐƚƵƌĂůĂůƵŵŝŶƵŵǁŝŶĚŽǁƐůŝŶĞƚŚĞĞǆƚĞƌŝŽƌĞůĞǀĂƚŝŽŶƐĂŶĚƉƌŽǀŝĚĞƚƌĂŶƐƉĂƌĞŶĐǇĂĐƌŽƐƐƚŚĞ ĨĂĐĂĚĞƐĨĂĐŝŶŐ
ůŵ^ƚ͕hŶŝǀĞƌƐŝƚǇǀĞ͕ĂŶĚĂůŽŶŐƚŚĞƉĞĚĞƐƚƌŝĂŶƉĂƐƐͲƚŚƌŽƵŐŚŽŶƚŚĞďƵŝůĚŝŶŐ͛Ɛ ƐŽƵƚŚĞƌŶƐŝĚĞ͘
dŚĞůĞŶŐƚŚŽĨƚŚĞĨĂĐĂĚĞƐĂĐƌŽƐƐhŶŝǀĞƌƐŝƚǇǀĞĂŶĚ
ůŵ^ƚĂƌĞƐĐĂůĞĚĚŽǁŶƚŚƌŽƵŐŚƐĞĐƚŝŽŶƐƚŚĂƚ
ĂůƚĞƌŶĂƚŝǀĞůǇƐƚĞƉďĂĐŬŝŶŐƌŽƵŶĚƉůĂŶĞĨƌŽŵĞĂĐŚŽƚŚĞƌ͘dŚĞƐĞǁĂůůƉĂŶĞůƐĂůƐŽĂůƚĞƌŶĂƚŝǀĞůǇĨĞĂƚƵƌĞ ƌĞĐƚĂŶŐƵůĂƌͲŽƌƐĞŵŝĐŝƌĐƵůĂƌͲƚŽƉƉĞĚǁŝŶĚŽǁƐ͕ĂƐǁĞůůĂƐĂƉĂƌĂƉĞƚůŝŶĞƚŚĂƚƐƚĞƉƐƵƉĂŶĚĚŽǁŶŝŶ ŚĞŝŐŚƚŝŶůŝŶĞǁŝƚŚƚŚĞƉĂŶĞůƐ͘dŚĞƐĞĨĞĂƚƵƌĞƐƵůƚŝŵĂƚĞůǇƉƌŽǀŝĚĞĂƐĞŶƐĞŽĨƌŚǇƚŚŵ͕ƐǇŵŵĞƚƌǇ͕ǀŝƐƵĂů ƌĞůŝĞĨ͕ĂŶĚŝŶƚĞƌĞƐƚƚŽƚŚĞůĞŶŐƚŚŽĨƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐ͘&ƵƌƚŚĞƌ͕ƚŚĞĨĞŶĞƐƚƌĂƚŝŽŶƐŝƚƐŵĂƚĞƌŝĂůůǇŝŶƐŝĚĞ ƚŚĞĞĚŐĞŽĨƚŚĞĞǆƚĞƌŝŽƌǁĂůů͕ƉƌŽǀŝĚŝŶŐĨŽƌĚĞĞƉƐŚĂĚŽǁƐ͕ǁŚŝĐŚĂůŽŶŐǁŝƚŚƉƌŽũĞĐƚĞĚůŽƵǀĞƌĞĚ ĂǁŶŝŶŐƐĂĚĚĂĚĚŝƚŝŽŶĂůƚĞǆƚƵƌĂůĚĞƚĂŝůĂĐƌŽƐƐƚŚĞĨĂĐĂĚĞƐ͘ &ŝŶĂůůǇ͕ƚŚĞĨƵůůͲƐĞƌǀŝĐĞƌĞƐƚĂƵƌĂŶƚƐŝƚƐĐĞŶƚƌĂůůǇŝŶƐŝĚĞƚŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚĂŶĚŝƐĐŽǀĞƌĞĚďǇĂ ƉǇƌĂŵŝĚĂůƐŬǇůŝŐŚƚƚŚĂƚďƌŝŶŐƐŝŶůŝŐŚƚĂŶĚŚŝŐŚůŝŐŚƚƐƚŚĞĐĂĨĞĂƐĂĐĞŶƚƌĂůŐĂƚŚĞƌŝŶŐƐƉĂĐĞ͘ĂƌƌĞůͲ ǀĂƵůƚĞĚŚĂůůǁĂǇƐďŽŽŬĞŶĚďŽƚŚƐŝĚĞƐŽĨƚŚĞĐĂĨĞ͕ǁŚŝĐŚĂĚĚĂŶƵŶĐŽŵŵŽŶĂƌĐŚŝƚĞĐƚƵƌĂůĞǆƉƌĞƐƐŝŽŶ͕ ĨĂĐŝůŝƚĂƚĞƐĂƵŶŝƋƵĞƉůĂǇŽĨůŝŐŚƚ͕ĂŶĚĐƌĞĂƚĞƐĂƐĞŶƐĞŽĨƉůĂĐĞĂƐĐƵƐƚŽŵĞƌƐĞŶƚĞƌƚŚĞ'ĂůůĞƌǇŽƌĞǆŝƚƚŚĞ ĐĂĨĞ͘

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ITEM NO. 11.
h^
^
ŵĂũŽƌŝƚǇŽĨƚŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚǁŝůůĚŝƐƉůĂǇĨƵƌŶŝƚƵƌĞĂŶĚĚĠĐŽƌŝŶĂƐĞƌŝĞƐŽĨĐŽŵƉůĞƚĞůŝǀŝŶŐ͕ďĂƚŚ͕ ĂŶĚďĞĚƌŽŽŵƐ͘dŚĞƌĞǁŝůůĂůƐŽďĞĂƌĞƐƚĂƵƌĂŶƚŽŶƚŚĞŐƌŽƵŶĚĨůŽŽƌďĞǇŽŶĚƚŚĞĞŶƚƌǇǁĂǇ͕ĂůŽŶŐǁŝƚŚĂ ŬŝƚĐŚĞŶĂŶĚŽƚŚĞƌďĂĐŬŽĨŚŽƵƐĞ͘Ŷ/ŶƚĞƌŝŽƌĞƐŝŐŶ^ƚƵĚŝŽƌŽŽŵǁŝůůĂůƐŽďĞƐŝƚĞĚƚŽǁĂƌĚƚŚĞďĂĐŬŽĨ ƚŚĞƐƚŽƌĞ͕ǁŚĞƌĞŝŶƚĞƌŝŽƌĚĞƐŝŐŶĞƌƐĐĂŶƉƌŽǀŝĚĞĐƵƐƚŽŵĞƌƐĨƵƌƚŚĞƌĂƐƐŝƐƚĂŶĐĞ͘dŚĞǀŝƐŝŽŶǁŝƚŚŝŶƚŚĞ ďƵŝůĚŝŶŐŝƐƚŽƌĞŝŵĂŐŝŶĞƚŚĞƌĞƚĂŝůĞǆƉĞƌŝĞŶĐĞďǇďůƵƌƌŝŶŐƚŚĞůŝŶĞƐďĞƚǁĞĞŶƌĞƐŝĚĞŶƚŝĂůĂŶĚƌĞƚĂŝů͕ ŚŽƐƉŝƚĂůŝƚǇĂŶĚŚŽŵĞ͕ŝŶĚŽŽƌƐĂŶĚŽƵƚĚŽŽƌƐʹĐƌĞĂƚŝŶŐĂŶŝŵŵĞƌƐŝǀĞƌĞƚĂŝůĞŶǀŝƌŽŶŵĞŶƚƚŚĂƚŝƐŵŽƌĞ ŚŽŵĞƚŚĂŶƐƚŽƌĞ͘ůůĂŵĞŶŝƚŝĞƐǁŝůůďĞŵĂĚĞĂǀĂŝůĂďůĞƚŽƚŚĞƉƵďůŝĐĚƵƌŝŶŐƚŚĞŚŽƵƌƐŽĨƐƚŽƌĞ ŽƉĞƌĂƚŝŽŶ͘
KE/d/KE>h^
W
ZD/d&/E/E'^
/ŶƚŚĞͲϮǌŽŶĞ͕dŽǁŶĐŽĚĞƌĞƋƵŝƌĞƐĂhWĨŽƌĂĨŽƌŵƵůĂƌĞƚĂŝůďƵƐŝŶĞƐƐĞǆĐĞĞĚŝŶŐϭϬ͕ϬϬϬƐĨĂŶĚĨŽƌ ƌĞƐƚĂƵƌĂŶƚƵƐĞǁŝƚŚƚŚĞƐĞůůŝŶŐŽĨĂůĐŽŚŽůŝĐďĞǀĞƌĂŐĞƐĨŽƌĐŽŶƐƵŵƉƚŝŽŶŽŶͲƉƌĞŵŝƐĞƐ;^ĞĐƚŝŽŶ Ϯϵ͘ϮϬ͘ϭϴϱͿ͘>ŽƐ'ĂƚŽƐƐƚŝƉƵůĂƚĞƐƚĞƌŵƐĨŽƌƚŚĞĂƉƉƌŽǀĂůŽƌĚĞŶŝĂůŽĨĐŽŶĚŝƚŝŽŶĂůƵƐĞƉĞƌŵŝƚƐƵŶĚĞƌ ^ĞĐƚŝŽŶϮϵ͘ϮϬ͘ϭϵϬ͘dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚĂŶĚŝƚƐƵƐĞƐǁŝůůĐŽŵƉůǇǁŝƚŚƚŚĞŽďũĞĐƚŝǀĞƐŝŶƚŚĞĨŽůůŽǁŝŶŐ ŵĂŶŶĞƌ͗
;ϭͿ dŚĞƉƌŽƉŽƐĞĚƵƐĞƐŽĨƚŚĞƉƌŽƉĞƌƚǇĂƌĞĞƐƐĞŶƚŝĂůŽƌĚĞƐŝƌĂďůĞƚŽƚŚĞƉƵďůŝĐĐŽŶǀĞŶŝĞŶĐĞŽƌ ǁĞůĨĂƌĞ͖
dŚĞƉƌŽƉŽƐĞĚƵƐĞƐƉƌŽǀŝĚĞĨŽƌĂďĞƐƉŽŬĞĚŝŶŝŶŐĂŶĚƐŚŽƉƉŝŶŐĞǆƉĞƌŝĞŶĐĞǁŚŝĐŚǁŝůůďĞ ĚĞƐŝƌĂďůĞƚŽďŽƚŚƌĞƐŝĚĞŶƚƐĂŶĚǀŝƐŝƚŽƌƐĂƐĂĚĞƐƚŝŶĂƚŝŽŶǁŝƚŚŝŶ>ŽƐ'ĂƚŽƐ͘&ƵƌƚŚĞƌ͕ƚŚĞ WƌŽƉŽƐĞĚWƌŽũĞĐƚǁŝůůďĞĂŶĂĚĚŝƚŝŽŶƚŽĂŶĞǆŝƐƚŝŶŐZ,ŐĂůůĞƌǇĂƚϮϲE^ĂŶƚĂƌƵǌǀĞ͕ ǁŚŝĐŚŚĂƐďĞĞŶĂŶŝŶƚĞŐƌĂůƉĂƌƚŽĨƚŚĞ>ŽƐ'ĂƚŽƐĐŽŵŵƵŶŝƚǇĨŽƌŽǀĞƌϭϬǇĞĂƌƐ͘ ;ϮͿ dŚĞƉƌŽƉŽƐĞĚƵƐĞƐǁŝůůŶŽƚŝŵƉĂŝƌƚŚĞŝŶƚĞŐƌŝƚǇĂŶĚĐŚĂƌĂĐƚĞƌŽĨƚŚĞǌŽŶĞ͖ dŚĞƉƌŽƉŽƐĞĚƵƐĞǁŝůůŶŽƚŝŵƉĂŝƌƚŚĞŝŶƚĞŐƌŝƚǇĂŶĚĐŚĂƌĂĐƚĞƌŽĨƚŚĞǌŽŶĞĂƐŝƚŝƐĂ ĐŽŵŵĞƌĐŝĂůƵƐĞůŽĐĂƚĞĚŝŶĂĐŽŵŵĞƌĐŝĂůǌŽŶĞ͘
&ƵƌƚŚĞƌ͕ƚŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚŝƐĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞŽŵŵĞƌĐŝĂůĞƐŝŐŶ'ƵŝĚĞůŝŶĞƐĨŽƌͲ ϮǌŽŶĞƐĂŶĚĂƐĂŶŽŶͲĐŽŶƚƌŝďƵƚŝŶŐƐƚƌƵĐƚƵƌĞǁŝƚŚŝŶĂŚŝƐƚŽƌŝĐƉƌĞƐĞƌǀĂƚŝŽŶĚŝƐƚƌŝĐƚ͘dŚĞ WƌŽƉŽƐĞĚWƌŽũĞĐƚŵĂŝŶƚĂŝŶƐƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐ͛ƐŵĂƐƐŝŶŐĂŶĚĚĞŶƐŝƚǇ͕ƌĞŝŵĂŐŝŶĞƐƚŚĞ ĞǆŝƐƚŝŶŐĨĂĐĂĚĞǀĂƌŝĂƚŝŽŶ͕ĂŶĚŵĂŝŶƚĂŝŶƐƚŚĞƉĞĚĞƐƚƌŝĂŶƉĂƐƐͲƚŚƌŽƵŐŚĂůŽŶŐƚŚĞƐŽƵƚŚĞƌŶ ǁĂůů͘
;ϯͿ dŚĞƉƌŽƉŽƐĞĚƵƐĞƐǁŽƵůĚŶŽƚďĞĚĞƚƌŝŵĞŶƚĂůƚŽƉƵďůŝĐŚĞĂůƚŚ͕ƐĂĨĞƚǇŽƌŐĞŶĞƌĂůǁĞůĨĂƌĞ͖ dŚĞƉƌŽƉŽƐĞĚƵƐĞƐ͕ĨŽƌŵƵůĂƌĞƚĂŝůƵƐĞĂŶĚƌĞƐƚĂƵƌĂŶƚƵƐĞǁŝƚŚƚŚĞƐĞůůŝŶŐŽĨĂůĐŽŚŽůŝĐ ďĞǀĞƌĂŐĞƐĨŽƌĐŽŶƐƵŵƉƚŝŽŶŽŶͲƉƌĞŵŝƐĞƐ͕ƌĞƉƌĞƐĞŶƚŶŽĐŚĂŶŐĞĨƌŽŵƚŚĞĐƵƌƌĞŶƚƵƐĞƐŽĨ ƚŚĞŵŽƐƚƌĞĐĞŶƚƚĞŶĂŶƚƐĂƚƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐ;'ĂƉĂŶĚ^ƚĞĂŵĞƌ͛ƐͿ͕ĂŶĚǁŽƵůĚŶŽƚďĞ ĚĞƚƌŝŵĞŶƚĂůƚŽƉƵďůŝĐŚĞĂůƚŚ͕ƐĂĨĞƚǇ͕ĂŶĚŐĞŶĞƌĂůǁĞůĨĂƌĞ͘ ;ϰͿ dŚĞƉƌŽƉŽƐĞĚƵƐĞƐŽĨƚŚĞƉƌŽƉĞƌƚǇĂƌĞŝŶŚĂƌŵŽŶǇǁŝƚŚƚŚĞǀĂƌŝŽƵƐĞůĞŵĞŶƚƐŽƌŽďũĞĐƚŝǀĞƐŽĨƚŚĞ ŐĞŶĞƌĂůƉůĂŶĂŶĚƚŚĞƉƵƌƉŽƐĞƐŽĨƚŚŝƐĐŚĂƉƚĞƌ͘

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ITEM NO. 11.
dŚĞƉƌŽƉŽƐĞĚƵƐĞƐĂƌĞŝŶŚĂƌŵŽŶǇǁŝƚŚƚŚĞ'ĞŶĞƌĂůWůĂŶĂŶĚƚŚĞdŽǁŶŽĚĞďĞĐĂƵƐĞ ƚŚĞǇĐŽŶƚƌŝďƵƚĞƚŽƚŚĞǀĂƌŝĞƚǇŽĨĐŽŵŵĞƌĐŝĂůƵƐĞƐŝŶƚŚĞĞŶƚƌĂůƵƐŝŶĞƐƐŝƐƚƌŝĐƚ͘ dŚĞŐŽĂůƐĂŶĚƉŽůŝĐŝĞƐŽĨƚŚĞϮϬϰϬ'ĞŶĞƌĂůWůĂŶ;ϮϬϮϬ>ĂŶĚhƐĞĂŶĚŽŵŵƵŶŝƚǇ ĞǀĞůŽƉŵĞŶƚ
ůĞŵĞŶƚƐͿĂƉƉůŝĐĂďůĞƚŽƚŚŝƐƉƌŽũĞĐƚŝŶĐůƵĚĞ͕ďƵƚĂƌĞŶŽƚůŝŵŝƚĞĚƚŽ͗ WŽůŝĐǇ>hͲϭ͘ϰ͗/ŶĨŝůůƉƌŽũĞĐƚƐƐŚĂůůďĞĚĞƐŝŐŶĞĚŝŶĐŽŶƚĞǆƚǁŝƚŚƚŚĞŶĞŝŐŚďŽƌŚŽŽĚĂŶĚ ƐƵƌƌŽƵŶĚŝŶŐǌŽŶŝŶŐǁŝƚŚƌĞƐƉĞĐƚƚŽƚŚĞĞǆŝƐƚŝŶŐƐĐĂůĞĂŶĚĐŚĂƌĂĐƚĞƌŽĨƐƵƌƌŽƵŶĚŝŶŐ ƐƚƌƵĐƚƵƌĞƐ͕ĂŶĚƐŚŽƵůĚďůĞŶĚƌĂƚŚĞƌƚŚĂŶĐŽŵƉĞƚĞǁŝƚŚƚŚĞĞƐƚĂďůŝƐŚĞĚĐŚĂƌĂĐƚĞƌŽĨƚŚĞ ĂƌĞĂ͘
WŽůŝĐǇ>hͲϵ͘ϯ͗
ŶĐŽƵƌĂŐĞĂŵŝǆŽĨƌĞƚĂŝůĂŶĚŽĨĨŝĐĞƵƐĞƐŝŶĐŽŵŵĞƌĐŝĂůĂƌĞĂƐ͕ĞǆĐĞƉƚŝŶƚŚĞ ĞŶƚƌĂůƵƐŝŶĞƐƐŝƐƚƌŝĐƚĚĞƐŝŐŶĂƚŝŽŶ͕ǁŚĞƌĞƌĞƚĂŝůƐŚŽƵůĚďĞĞŵƉŚĂƐŝǌĞĚĂŶĚŽĨĨŝĐĞƐŚŽƵůĚ ďĞůŝŵŝƚĞĚƚŽƵƉƉĞƌĨůŽŽƌƐĂŶĚŽƚŚĞƌĂƌĞĂƐĂƐĚĞĨŝŶĞĚďǇƚŚĞdŽǁŶŽĚĞ͘ WŽůŝĐǇ>hͲϵ͘ϲ͗
ŶĐŽƵƌĂŐĞĚĞǀĞůŽƉŵĞŶƚƚŚĂƚŵĂŝŶƚĂŝŶƐĂŶĚĞǆƉĂŶĚƐƌĞƐŝĚĞŶƚͲŽƌŝĞŶƚĞĚ ƐĞƌǀŝĐĞƐĂŶĚͬŽƌĐƌĞĂƚĞƐĞŵƉůŽǇŵĞŶƚŽƉƉŽƌƚƵŶŝƚŝĞƐĨŽƌůŽĐĂůƌĞƐŝĚĞŶƚƐĐŽŶƐŝƐƚĞŶƚǁŝƚŚ ŽǀĞƌĂůůůĂŶĚƵƐĞƉŽůŝĐŝĞƐŽĨƚŚĞdŽǁŶ͘
WŽůŝĐǇͲϭ͘ϰ͗ĞǀĞůŽƉŵĞŶƚŽŶĂůůĞůĞǀĂƚŝŽŶƐƐŚĂůůďĞŽĨŚŝŐŚƋƵĂůŝƚǇĚĞƐŝŐŶĂŶĚ ĐŽŶƐƚƌƵĐƚŝŽŶ͕ĂƉŽƐŝƚŝǀĞĂĚĚŝƚŝŽŶƚŽĂŶĚĐŽŵƉĂƚŝďůĞǁŝƚŚƚŚĞdŽǁŶ͛ƐĂŵďŝĂŶĐĞ͘ ĞǀĞůŽƉŵĞŶƚƐŚĂůůĞŶŚĂŶĐĞƚŚĞĐŚĂƌĂĐƚĞƌĂŶĚƵŶŝƋƵĞŝĚĞŶƚŝƚǇŽĨĞǆŝƐƚŝŶŐĐŽŵŵĞƌĐŝĂů ĂŶĚͬŽƌƌĞƐŝĚĞŶƚŝĂůŶĞŝŐŚďŽƌŚŽŽĚƐ͘
;ϱͿ ŚĂǌĂƌĚŽƵƐǁĂƐƚĞĨĂĐŝůŝƚǇƉƌŽƉŽƐĂůŝƐƐƵďũĞĐƚƚŽƚŚĞĂůŝĨŽƌŶŝĂ,ĞĂůƚŚĂŶĚ^ĂĨĞƚǇŽĚĞ͕ƌƚŝĐůĞ ϴ͘ϳ͕^ĞĐƚŝŽŶϮϱϭϵϵͶϮϱϭϵϵ͘ϭϰĂŶĚƐŚĂůůďĞĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞ^ĂŶƚĂůĂƌĂŽƵŶƚǇ,ĂǌĂƌĚŽƵƐ tĂƐƚĞDĂŶĂŐĞŵĞŶƚWůĂŶ͘
EŽƚƉƉůŝĐĂďůĞ
WKZ/EE
D
ED
Ed&/E/E'^
dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚŝƐůŽĐĂƚĞĚǁŝƚŚŝŶĂůĂŶĚŵĂƌŬĂŶĚŚŝƐƚŽƌŝĐƉƌĞƐĞƌǀĂƚŝŽŶŽǀĞƌůĂǇ;͞>,W͟ͿĂƐĂŶŽŶͲ ĐŽŶƚƌŝďƵƚŝŶŐƐƚƌƵĐƚƵƌĞ͘dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚŝƐĂůƐŽŐŽǀĞƌŶĞĚďǇĂƉůĂŶŶĞĚĚĞǀĞůŽƉŵĞŶƚŽǀĞƌůĂǇ ;͞W͟Ϳ͕ƐƉĞĐŝĨŝĐĂůůǇWKƌĚŝŶĂŶĐĞϮϬϮϱ͕ĂĚŽƉƚĞĚŽŶĞĐĞŵďĞƌϭϲ͕ϭϵϵϲ͘Z,ƐĞĞŬƐƚŽĂŵĞŶĚƚŚĞW KƌĚŝŶĂŶĐĞĂƐƉƌŽƉŽƐĞĚ͘dŽǁŶĐŽĚĞ^ĞĐƚŝŽŶϮϵ͘ϴϬ͘ϭϮϬĂůůŽǁƐĨŽƌĂŵĞŶĚŵĞŶƚƐƚŽW͛Ɛ͕ƉƌŽǀŝĚĞĚƚŚĞ ƉƌŽƉŽƐĞĚĂŵĞŶĚŵĞŶƚŵĞĞƚƐƚŚĞƌĞƋƵŝƌĞŵĞŶƚƐĂŶĚĨŝŶĚŝŶŐƐŽĨdŽǁŶĐŽĚĞ^ĞĐƚŝŽŶϮϵ͘ϴϬ͘Ϭϵϱ͘dŚĞ ƉƌŽƉŽƐĞĚWŵĞŶĚŵĞŶƚĂŶĚƚŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚĐŽŵƉůǇǁŝƚŚƚŚĞƌĞƋƵŝƌĞĚĨŝŶĚŝŶŐƐŝŶƚŚĞĨŽůůŽǁŝŶŐ ŵĂŶŶĞƌ͗
;ϭͿ dŚĞƉƌŽƉŽƐĞĚWŝƐŝŶĐŽŵƉůŝĂŶĐĞǁŝƚŚĂůůƐĞĐƚŝŽŶƐŽĨƚŚŝƐĚŝǀŝƐŝŽŶ͘ dŚĞƉƌŽƉŽƐĞĚWĂŵĞŶĚŵĞŶƚŝƐǁŝƚŚŝŶƚŚĞůŝŵŝƚĂƚŝŽŶƐŽĨƵƐĞŽĨĂƉůĂŶŶĞĚĚĞǀĞůŽƉŵĞŶƚĂƐ ŝƚƉĞƌƚĂŝŶƐƚŽƉƌŽƉĞƌƚǇǁŝƚŚŝŶĂŶ>,WŽǀĞƌůĂǇǌŽŶĞ͕ĂŶĚƐĞƌǀĞƐƚŽĞŶŚĂŶĐĞƚŚĞdŽǁŶ͛Ɛ ŚŝƐƚŽƌŝĐƌĞƐŽƵƌĐĞƐƚŚĂƚƉƌŽǀŝĚĞĂƉƵďůŝĐďĞŶĞĨŝƚƚŽƚŚĞĐŝƚŝǌĞŶƐŽĨƚŚĞdŽǁŶ͘ ;ϮͿ dŚĞƉƌŽƉŽƐĞĚWŝƐŝŶĐŽŶĨŽƌŵĂŶĐĞǁŝƚŚƚŚĞŐŽĂůƐ͕ƉŽůŝĐŝĞƐ͕ĂŶĚĂƉƉůŝĐĂďůĞůĂŶĚƵƐĞĚĞƐŝŐŶĂƚŝŽŶ;ƐͿ ĂŶĚƐƚĂŶĚĂƌĚƐŽĨƚŚĞdŽǁŶΖƐŐĞŶĞƌĂůƉůĂŶ͘

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ITEM NO. 11.
dŚĞƉƌŽƉŽƐĞĚWĂŵĞŶĚŵĞŶƚŵĂŝŶƚĂŝŶƐĂďĂƐĞůŝŶĞƐĞƚŽĨƌĞƋƵŝƌĞŵĞŶƚƐĐŽŶƐŝƐƚĞŶƚǁŝƚŚ ƚŚĞdŽǁŶΖƐŐĞŶĞƌĂůƉůĂŶ͘dŚĞƉŽůŝĐŝĞƐĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞWĂŵĞŶĚŵĞŶƚŝŶĐůƵĚĞ͕ďƵƚĂƌĞ ŶŽƚůŝŵŝƚĞĚƚŽ͗
WŽůŝĐǇ>hͲϲ͘ϱ͗dŚĞƚǇƉĞ͕ĚĞŶƐŝƚǇ͕ĂŶĚŝŶƚĞŶƐŝƚǇŽĨŶĞǁůĂŶĚƵƐĞƐŚĂůůďĞĐŽŶƐŝƐƚĞŶƚǁŝƚŚ ƚŚĂƚŽĨƚŚĞŝŵŵĞĚŝĂƚĞŶĞŝŐŚďŽƌŚŽŽĚ͘
WŽůŝĐǇ>hͲϵ͘ϯ͗DĂŝŶƚĂŝŶĂǀĂƌŝĞƚǇŽĨĐŽŵŵĞƌĐŝĂůƵƐĞƐ͕ŝŶĐůƵĚŝŶŐĂƐƚƌŽŶŐŽǁŶƚŽǁŶ ĐŽŵŵĞƌĐŝĂůĂƌĞĂĐŽŵďŝŶĞĚǁŝƚŚ>ŽƐ'ĂƚŽƐŽƵůĞǀĂƌĚĂŶĚƐƚƌŽŶŐŶĞŝŐŚďŽƌŚŽŽĚ ĐŽŵŵĞƌĐŝĂůĐĞŶƚĞƌƐƚŽŵĞĞƚƚŚĞƐŚŽƉƉŝŶŐŶĞĞĚƐŽĨƌĞƐŝĚĞŶƚƐĂŶĚƚŽƉƌĞƐĞƌǀĞƚŚĞƐŵĂůůͲ ƚŽǁŶĂƚŵŽƐƉŚĞƌĞ͘
WŽůŝĐǇͲϵ͘ϭ͗
ǆƚĞƌŝŽƌďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐŝŶƚŚĞĞŶƚƌĂůƵƐŝŶĞƐƐŝƐƚƌŝĐƚƐŚŽƵůĚďĞ ĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚŽƐĞƵƐĞĚŝŶĞǆŝƐƚŝŶŐ͕ƚĂƐƚĞĨƵůůǇĞǆĞĐƵƚĞĚƐƵƌƌŽƵŶĚŝŶŐďƵŝůĚŝŶŐƐ͘ WŽůŝĐǇͲϭϮ͘Ϯ͗
ŶĐŽƵƌĂŐĞƚŚĞƉƌĞƐĞƌǀĂƚŝŽŶ͕ŵĂŝŶƚĞŶĂŶĐĞ͕ĂŶĚĂĚĂƉƚŝǀĞƌĞƵƐĞŽĨĞǆŝƐƚŝŶŐ ƌĞƐŝĚĞŶƚŝĂů͕ĐŽŵŵĞƌĐŝĂůŽƌƉƵďůŝĐďƵŝůĚŝŶŐƐ͘
;ϯͿ dŚĞƉƌŽƉŽƐĞĚWŝƐŝŶĐŽŶĨŽƌŵĂŶĐĞǁŝƚŚĂůůŽƚŚĞƌĂƉƉůŝĐĂďůĞůĂŶĚƵƐĞƌĞŐƵůĂƚŝŽŶƐ͕ŝŶĐůƵĚŝŶŐďƵƚ ŶŽƚůŝŵŝƚĞĚƚŽdŽǁŶŽƵŶĐŝůĂĚŽƉƚĞĚŐƵŝĚĞůŝŶĞƐ͕ĞǆĐĞƉƚĂƐŽƚŚĞƌǁŝƐĞƉƌŽǀŝĚĞĚŝŶƐĞĐƚŝŽŶ Ϯϵ͘ϴϬ͘Ϭϵϱ;ϰͿ͘
dŚĞWĂŵĞŶĚŵĞŶƚƐĞĞŬƐĂŵŽĚŝĨŝĐĂƚŝŽŶƚŽƐƉĞĐŝĨŝĐĂůůǇƚŽƌĞƋƵŝƌĞŵĞŶƚƐŝŶWKƌĚŝŶĂŶĐĞ ϮϬϮϱďƵƚŽƚŚĞƌǁŝƐĞŵĂŝŶƚĂŝŶƐĂďĂƐĞůŝŶĞƐĞƚŽĨƌĞƋƵŝƌĞŵĞŶƚƐĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞdŽǁŶΖƐ ůĂŶĚƵƐĞƌĞŐƵůĂƚŝŽŶƐĂŶĚĚĞƐŝŐŶŐƵŝĚĞůŝŶĞƐ͕ŝŶĐůƵĚŝŶŐKƌĚŝŶĂŶĐĞϭϵϮϬĂŶĚϮϭϲϴ͕ǁŚŝĐŚ ŐŽǀĞƌŶƐŽǀĞƌƚŚĞhŶŝǀĞƌƐŝƚǇͬ
ĚĞůĞŶ,ŝƐƚŽƌŝĐŝƐƚƌŝĐƚ͕ĂŶĚǁŚŝĐŚŝŶĐůƵĚĞƐƚŚĞWƌŽƉŽƐĞĚ WƌŽũĞĐƚ͛ƐƐŝƚĞ͘
dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚŝƐĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞĚĞƐŝŐŶŐƵŝĚĞůŝŶĞƐĨŽƌƚŚĞƌĞŵŽĚĞůŽĨĂŶŽŶͲ ĐŽŶƚƌŝďƵƚŝŶŐƐƚƌƵĐƚƵƌĞƐǁŝƚŚŝŶƚŚĞhŶŝǀĞƌƐŝƚǇͬ
ĚĞůĞŶ,ŝƐƚŽƌŝĐŝƐƚƌŝĐƚ͘dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚ
ŝƐƐĞŶƐŝƚŝǀĞƚŽĂŶĚƐƵƉƉŽƌƚŝǀĞŽĨƚŚĞůĂƌŐĞƌŝƐƚƌŝĐƚĂƐŝƚĞǆƉĂŶĚƐƚŚĞDĞĚŝƚĞƌƌĂŶĞĂŶ ĐŽŵƉŽŶĞŶƚƐŽĨƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐ͛ƐƐƚǇůĞǁŚŝůĞŵĂŝŶƚĂŝŶŝŶŐƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐ͛Ɛ ĨŽŽƚƉƌŝŶƚ͕ƐĞƚďĂĐŬƐ͕ŵĂƐƐŝŶŐ͕ĂŶĚĚĞŶƐŝƚǇ͘dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚ͛ƐƐƚƵĐĐŽďƵŝůĚŝŶŐŵĂƚĞƌŝĂů͕ ĂƐǁĞůůĂƐĚŽŽƌƐĂŶĚǁŝŶĚŽǁƌŚǇƚŚŵ͕ƚǇƉĞĂŶĚƉƌŽƉŽƌƚŝŽŶƐ͕ĂƌĞĐŽŶƐŝƐƚĞŶƚƚŽƚŚĞĞǆŝƐƚŝŶŐ ďƵŝůĚŝŶŐ͛ƐDĞĚŝƚĞƌƌĂŶĞĂŶƐƚǇůĞ͕ĂƐǁĞůůĂƐƚŚĂƚŽĨƚŚĞůĂƌŐĞƌKůĚdŽǁŶ^ŚŽƉƉŝŶŐĞŶƚĞƌ ĂĐƌŽƐƐhŶŝǀĞƌƐŝƚǇǀĞ͘/ŶƉĂƌƚŝĐƵůĂƌ͕ƚŚĞƐƚƵĐĐŽĂŶĚƉƌŽƉŽƐĞĚŽƉĞŶŝŶŐƐĞǀŽŬĞƚŚĞƐƚǇůĞŽĨ ϱϬhŶŝǀĞƌƐŝƚǇǀĞ͕ĂƐŝŐŶŝĨŝĐĂŶƚĐŽŵŵĞƌĐŝĂůƐƚƌƵĐƚƵƌĞǁŝƚŚŝŶƚŚĞ>,W͘dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚ ůŝŵŝƚƐĚĞĐŽƌĂƚŝǀĞĚĞƚĂŝůƐĂŶĚƐĐĂůĞŚŽǁĞǀĞƌ͕ƚŽŝŶƐĞŶƐŝƚŝǀŝƚǇĂŶĚƐƵƉƉŽƌƚŽĨƚŚĞŝƐƚƌŝĐƚ͛Ɛ ĐŽŶƚƌŝďƵƚŝŶŐƐƚƌƵĐƚƵƌĞƐ͘
dŚĞƉƌŽƉŽƐĞĚWĂŵĞŶĚŵĞŶƚĂŶĚWƌŽƉŽƐĞĚWƌŽũĞĐƚĂůƐŽĐŽŶĨŽƌŵǁŝƚŚƌĞƋƵŝƌĞĚĨŝŶĚŝŶŐƐ ĨŽƌ>,WĂƉƉůŝĐĂƚŝŽŶƐƉĞƌdŽǁŶŽĚĞ^ĞĐƚŝŽŶϮϵ͘ϴϬ͘ϮϵϬ͕ĂƐƚŚĞƉƌŽƉŽƐĞĚǁŽƌŬĚŽĞƐŶŽƚ ĂĚǀĞƌƐĞůǇĂĨĨĞĐƚƚŚĞĞǆƚĞƌŝŽƌĂƌĐŚŝƚĞĐƚƵƌĞŽƌŝƚƐƌĞůĂƚŝŽŶƐŚŝƉǁŝƚŚŝƚƐƐƵƌƌŽƵŶĚŝŶŐƐ͗ ^ĞĐ͘Ϯϵ͘ϴϬ͘ϮϵϬ͘^ƚĂŶĚĂƌĚƐĨŽƌƌĞǀŝĞǁ͘/ŶĞǀĂůƵĂƚŝŶŐĂƉƉůŝĐĂƚŝŽŶƐ͕ƚŚĞĚĞĐŝĚŝŶŐďŽĚǇƐŚĂůů ĐŽŶƐŝĚĞƌƚŚĞĂƌĐŚŝƚĞĐƚƵƌĂůƐƚǇůĞ͕ĚĞƐŝŐŶ͕ĂƌƌĂŶŐĞŵĞŶƚ͕ƚĞǆƚƵƌĞ͕ŵĂƚĞƌŝĂůƐĂŶĚĐŽůŽƌ͕ĂŶĚ ĂŶǇŽƚŚĞƌƉĞƌƚŝŶĞŶƚĨĂĐƚŽƌƐ͘ƉƉůŝĐĂƚŝŽŶƐƐŚĂůůŶŽƚďĞŐƌĂŶƚĞĚƵŶůĞƐƐ͗ ;ϮͿ /ŶŚŝƐƚŽƌŝĐĚŝƐƚƌŝĐƚƐ͕ƚŚĞƉƌŽƉŽƐĞĚǁŽƌŬǁŝůůŶĞŝƚŚĞƌĂĚǀĞƌƐĞůǇĂĨĨĞĐƚƚŚĞĞǆƚĞƌŝŽƌ ĂƌĐŚŝƚĞĐƚƵƌĂůĐŚĂƌĂĐƚĞƌŝƐƚŝĐƐŽƌŽƚŚĞƌĨĞĂƚƵƌĞƐŽĨƚŚĞƉƌŽƉĞƌƚǇǁŚŝĐŚŝƐƚŚĞƐƵďũĞĐƚŽĨƚŚĞ

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ITEM NO. 11.

ĂƉƉůŝĐĂƚŝŽŶ͕ŶŽƌĂĚǀĞƌƐĞůǇĂĨĨĞĐƚŝƚƐƌĞůĂƚŝŽŶƐŚŝƉ͕ŝŶƚĞƌŵƐŽĨŚĂƌŵŽŶǇĂŶĚ ĂƉƉƌŽƉƌŝĂƚĞŶĞƐƐ͕ǁŝƚŚŝƚƐƐƵƌƌŽƵŶĚŝŶŐƐ͕ŝŶĐůƵĚŝŶŐŶĞŝŐŚďŽƌŝŶŐƐƚƌƵĐƚƵƌĞƐ͕ŶŽƌĂĚǀĞƌƐĞůǇ ĂĨĨĞĐƚƚŚĞĐŚĂƌĂĐƚĞƌ͕ŽƌƚŚĞŚŝƐƚŽƌŝĐĂů͕ĂƌĐŚŝƚĞĐƚƵƌĂůŽƌĂĞƐƚŚĞƚŝĐŝŶƚĞƌĞƐƚŽƌǀĂůƵĞŽĨƚŚĞ ĚŝƐƚƌŝĐƚ͘
;ϰͿ ŶǇƉƌŽƉŽƐĞĚƵƐĞŽƌĚĞǀĞůŽƉŵĞŶƚƐƚĂŶĚĂƌĚƐƚŚĂƚĚĞǀŝĂƚĞĨƌŽŵƚŚĞƵŶĚĞƌůǇŝŶŐǌŽŶŝŶŐĚŝƐƚƌŝĐƚ;ƐͿ ƌĞƐƵůƚŝŶŝŶŶŽǀĂƚŝǀĞĂŶĚĐƌĞĂƚŝǀĞƐŝƚĞƉůĂŶŶŝŶŐƚŽĚĞǀĞůŽƉ͗ ď͘ DŝǆĞĚĐŽŵŵĞƌĐŝĂů͕ŽƌŵŝǆĞĚƌĞƐŝĚĞŶƚŝĂů͕ŽƌŵŝǆĞĚĐŽŵŵĞƌĐŝĂůĂŶĚƌĞƐŝĚĞŶƚŝĂůĚĞǀĞůŽƉŵĞŶƚ͖Žƌ Ğ͘ dŚĞƉƌŽƉŽƐĞĚWƉƌŽǀŝĚĞƐĂƉƵďůŝĐďĞŶĞĨŝƚƚŽƚŚĞĐŝƚŝǌĞŶƐŽĨƚŚĞdŽǁŶ͘ dŚĞƉƌŽƉŽƐĞĚWĂŵĞŶĚŵĞŶƚĨĂĐŝůŝƚĂƚĞƐƚŚĞƌĞǀŝƚĂůŝǌĂƚŝŽŶŽĨĂǀĂĐĂŶƚƐƚŽƌĞĨƌŽŶƚŝŶƚŽĂ ŵŝǆĞĚĐŽŵŵĞƌĐŝĂůĂŵĞŶŝƚǇŽĨŝŶŶŽǀĂƚŝǀĞĂŶĚĐƌĞĂƚŝǀĞƵƐĞƉƌŽŐƌĂŵŵŝŶŐĨŽƌƚŚĞďĞŶĞĨŝƚŽĨ ďŽƚŚƌĞƐŝĚĞŶƚƐĂŶĚǀŝƐŝƚŽƌƐ͕ǁŚŝĐŚƐĂƚŝƐĨŝĞƐĐŽŶĚŝƚŝŽŶƐ;ďͿĂŶĚ;ĞͿĂďŽǀĞ͘ KE>h^/KE
tĞďĞůŝĞǀĞƚŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚǁŝůůĞŶŚĂŶĐĞƚŚĞĐŽƌŶĞƌŽĨhŶŝǀĞƌƐŝƚǇǀĞĂŶĚ ůŵ^ƚŝŶKůĚdŽǁŶ>ŽƐ
'ĂƚŽƐďǇĂƚŽŶĐĞƐĞĂŵůĞƐƐůǇĨŝƚƚŝŶŐŝŶƚŽƚŚĞĐŚĂƌĂĐƚĞƌĂŶĚƐĐĂůĞŽĨƚŚĞŶĞŝŐŚďŽƌŚŽŽĚƐƵƌƌŽƵŶĚŝŶŐ͕ ǁŚŝůĞĂůƐŽƉƌŽǀŝĚŝŶŐǀŝƐƵĂůŝŶƚĞƌĞƐƚƚŚƌŽƵŐŚŚĂƌŵŽŶŝŽƵƐ͕ƚĞǆƚƵƌĞĚ͕ĂŶĚĞůĞǀĂƚĞĚĚĞƐŝŐŶ͘tŚŝůĞƚŚĞ WƌŽƉŽƐĞĚWƌŽũĞĐƚ͛ƐƉƌŽŐƌĂŵŵŝŶŐĚŽĞƐŶŽƚƌĞƉƌĞƐĞŶƚĂĐŚĂŶŐĞŽĨƵƐĞĨƌŽŵƚŚĞĞǆŝƐƚŝŶŐƵƐĞĂƚƚŚĞ ďƵŝůĚŝŶŐ͕ƚŚĞƌĞŝŵĂŐŝŶĞĚĚŝŶŝŶŐĂŶĚƐŚŽƉƉŝŶŐƐƉĂĐĞǁŝůůŚĞůƉŝŵƉƌŽǀĞĐƵƐƚŽŵĞƌĞǆƉĞƌŝĞŶĐĞ͕ƚŚĞƌĞďǇ ŚĞůƉŝŶŐƚŽĂĐƚŝǀĂƚĞƉĞĚĞƐƚƌŝĂŶĂĐƚŝǀŝƚǇŝŶƚŚŝƐĂƌĞĂ͘ dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚ͗
භ ZĞƐƉĞĐƚƐƚŚĞĞǆŝƐƚŝŶŐƐĐĂůĞĂŶĚĐŚĂƌĂĐƚĞƌŽĨƐƵƌƌŽƵŶĚŝŶŐƐƚƌƵĐƚƵƌĞƐ͕ĂŶĚďůĞŶĚƐƌĂƚŚĞƌƚŚĂŶ ĐŽŵƉĞƚĞƐǁŝƚŚƚŚĞĞƐƚĂďůŝƐŚĞĚĐŚĂƌĂĐƚĞƌŽĨƚŚĞĂƌĞĂ͘
භ WƌĞƐĞŶƚƐĞůĞǀĂƚŝŽŶƐƚŚĂƚĂƌĞŽĨŚŝŐŚͲƋƵĂůŝƚǇĚĞƐŝŐŶĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶ͕ĂŶĚĂƉŽƐŝƚŝǀĞĂĚĚŝƚŝŽŶƚŽ ĂŶĚĐŽŵƉĂƚŝďůĞǁŝƚŚƚŚĞdŽǁŶ͛ƐĂŵďŝĂŶĐĞ͘dŚĞWƌŽƉŽƐĞĚWƌŽũĞĐƚĞŶŚĂŶĐĞƐƚŚĞĐŚĂƌĂĐƚĞƌĂŶĚ ƵŶŝƋƵĞŝĚĞŶƚŝƚǇŽĨƚŚĞĞǆŝƐƚŝŶŐĐŽŵŵĞƌĐŝĂůŶĞŝŐŚďŽƌŚŽŽĚ͘ භ ZĞƉƌĞƐĞŶƚƐŶŽĐŚĂŶŐĞŝŶƵƐĞĨƌŽŵƚŚĞĨŽƌŵĞƌƚĞŶĂŶƚƐĂƚƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐ͖ƌĂƚŚĞƌƚŚĞ WƌŽƉŽƐĞĚWƌŽũĞĐƚǁŝůůŝŵƉƌŽǀĞĂŶĚƌĞŝŵĂŐŝŶĞĂďůĞŶĚŽĨďŽƚŚƵƐĞƐƵŶĚĞƌŽŶĞƌŽŽĨ͘

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ITEM NO. 11.

s
>KW
ZĂŶĚ
^/'E&/ZD/E&KZDd/KE
Z,
Z,ŝƐĂĐƵƌĂƚŽƌŽĨĚĞƐŝŐŶ͕ƚĂƐƚĞĂŶĚƐƚǇůĞŝŶƚŚĞůƵǆƵƌǇůŝĨĞƐƚǇůĞŵĂƌŬĞƚ͘dŚĞĐŽŵƉĂŶǇŽĨĨĞƌƐĐŽůůĞĐƚŝŽŶƐ ƚŚƌŽƵŐŚŝƚƐƌĞƚĂŝůŐĂůůĞƌŝĞƐ͕ƐŽƵƌĐĞďŽŽŬƐĂŶĚŽŶůŝŶĞĂƚZ,͘ĐŽŵ͕Z,ŽŶƚĞŵƉŽƌĂƌǇ͘ĐŽŵ͕Z,DŽĚĞƌŶ͘ĐŽŵ͕ Z,ĂďǇĂŶĚŚŝůĚ͘ĐŽŵ͕Z,d

E͘ĐŽŵ͕ĂŶĚtĂƚĞƌǁŽƌŬƐ͘ĐŽŵ͘
Z,ŽƉĞƌĂƚĞƐ'ĂůůĞƌŝĞƐĂŶĚŽƵƚůĞƚƐƚŚƌŽƵŐŚŽƵƚƚŚĞh͘^͕͘ĂŶĂĚĂ͕h<ĂŶĚ ƵƌŽƉĞ͘
dŚĞƌĞĂƌĞƉůĂĐĞƐǇŽƵǀŝƐŝƚĂŶĚƚŚŽƐĞǇŽƵƌĞŵĞŵďĞƌΡ
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ǁĂƌĚŽĨDĞƌŝƚͲ/ŶƚĞƌŝŽƌͬdĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚʹ
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Page 247 ends

ITEM NO. 11.
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Page 248 ends

ITEM NO. 11.

UNIVERSITY AVENUE

ELM STREET
7 8 9 10 11 12
A
A.2
B
C
C.9
A.1 115'-6" 40'-10" 30'-0" 36'-2" 2'-6" 6'-0"
140'-6" 22'-6" 38'-0" 30'-0" 24'-0" 26'-0"

FRYER CHARBROILER
EXISTING SPACE (N.I.C.)

GALLERY

DESIGN STUDIO

DISH/ PREP

KITCHEN

BEVERAGE

COLD/ DRY

STORAGE
SWATCH

BREAK ROOM

LEADER'S OFFICE

SHIP/ REC
TRASH MECH/ ELEC. JANITOR
(E) UTILITY ROOM
1 7'-8"
6 '-9" 24'-1"
44'-1"
47'-11" 3'-8"
9' 21'-11"
15'-10"
21'-10" 52'-6"
6'-9"
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:31pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A001 - Cover Sheet.dwg 59485
Rick N
Date Issued/Revised
As noted

RH - LOS GATOS
31 UNIVERSITY AVE,
LOS GATOS, CA 95030
Project
Architect
No.
01 10/18/2024 PRE-APPLICATION PACKAGE
Drawn By: Brenda B
02 11/06/2024 PLANNING SUBMITTAL
03 11/22/2024 100% SCHEMATIC DESIGN
04 01/09/2025 PLANNING SUBMITTAL 2

COVER SHEET
A001

INSULATION

INT INTERIOR

JAN JANITOR
L/T

JST JOIST

JT JOINT

LBS POUNDS

LF LINEAR FOOT

LH LEFT-HANDED

LL LANDLORD

MAT MATERIAL

MAX MAXIMUM

MECH MECHANICAL

MFR MANUFACTURER

MIN MINIMUM

MISC MISCELLANEOUS

MTD MOUNTED

MTL METAL

NAT NATURAL

NIC NOT IN CONTRACT

NOM NOMINAL

NTS NOT TO SCALE

OC ON CENTER

OD OUTSIDE DIAMETER

OPP OPPOSITE

PLAM PLASTIC LAMINATE

PLYWD PLYWOOD

PR PAIR

P PAINT

PT PORCELAIN TILE

PTD PAINTED
P.T. PRESSURE TREATED

PTN PARTITION

R RISER

RAD RADIUS

REC RECESSED

REQD REQUIRED

REF REFERENCE

RESIL RESILIENT

REV REVISION

RH RIGHT HAND

RM ROOM

RO ROUGH OPENING

RWL RAIN WATER LEADER

SC SOLID CORE

SD SMOKE DETECTOR

SECT SECTION

SF SQUARE FOOT (FEET)

SHT SHEET

SIM SIMILAR
SIPS STRUCT. INSULATED PANEL

SND INS SOUND INSULATION

SPEC SPECIFICATION

SQ SQUARE

SST STAINLESS STEEL

STD STANDARD

STL STEEL

STN STAIN

SYS SYSTEM

T TREAD

T&G TONGUE & GROOVE

THK THICKNESS

THR THRESHOLD

TOB TOP OF BEAM

TOC TOP OF CONCRETE

TOJ TOP OF JOIST

TOM TOP OF MASONRY

TOS TOP OF SLAB

TOS TOP OF STEEL

TOW TOP OF WALL

TPD TOILET PAPER DISPENSER

TYP TYPICAL

UC UNDERCUT

UNO UNLESS NOTED OTHERWISE

VCT VINYL COMPOSITION TILE

VERT VERTICAL

VIF VERIFY IN FIELD

VP VENEER PLASTER

W/ WITH

W/O WITHOUT

WA WALL ANCHOR

WC WATER CLOSET

WD WOOD

WF WIDE FLANGE

WH WATER HEATER

WP WORKING POINT
ARCHITECT:

MBH ARCHITECTS
960 ATLANTIC AVENUE
ALAMEDA, CA, 94501
PHONE: 510-865-8663
CONTACT: RICK NELSON

PROJECT MANAGER
EMAIL: [email protected]
CONTACT: BRENDA BARAJAS

DESIGNER
EMAIL: [email protected]
STRUCTURAL:

MURPHY BURR CURRY, INC.

CONSULTING STRUCTURAL ENGINEERS
85 2ND STREET, SUITE 501
SAN FRANCISCO, CA 94105
PHONE: 415-669-5382
CONTACT: ZACK C. KARDON
EMAIL: [email protected]

PROJECT TEAM
PROPERTY OWNER:

FEDERAL REALTY
356 SANTANA ROW SUITE 1005
SAN JOSE CA 95128
PHONE: (408) 551-2254
CONTACT: ROBERT AGUIRRE, SR.

PROJECT MANAGER
EMAIL: [email protected]
MECH/ELEC/PLUMB:

MECHANICAL ELECTRICAL

ENGINEERING CONSULTANTS, MEEC
14496 N. SHELDON RD., SUITE 260,
PLYMOUTH, MI 48170
PHONE: 734-454-5516 EXT. 751
CONTACT: WILLIAM E. VERNIER III

DIRECTOR OF MECHANICAL ENGINEERING
EMAIL: [email protected]

CODE INFORMATION
SPRINKLERED (YES/NO): YES (EXISTING)

GENERAL NOTES

1. DO NOT SCALE THE DRAWINGS.

2. VERIFY FIELD CONDITIONS PRIOR TO COMMENCEMENT OF EACH PORTION OF THE WORK.

3. THE ARCHITECT ASSUMES NO RESPONSIBILITY FOR ANY PORTION OF THE WORK

WHICH IS PERFORMED WITHOUT A PERMIT ISSUED BY A REGULATORY AUTHORITY OF THE MUNICIPALITY IN WHICH THE PROJECT IS LOCATED.

4. THROUGHOUT THIS SET OF DRAWINGS, THE TERM "SDB" REFERS TO THE CLIENT/TENANT. THE TERM "LANDLORD" REFERS TO THE PROPERTY OWNER.

5. THE CONTRACTOR SHALL MAKE NO REVISIONS, ALTERATIONS OR CHANGES TO THE

WORK AS SHOWN IN THE CONTRACT DOCUMENTS WITHOUT THE PRIOR WRITTEN APPROVAL OF THE ARCHITECT AND/OR SDB REPRESENTATIVE. NO ADDITIONAL

COSTS FROM THE GENERAL CONTRACTOR SHALL BE CONSIDERED AND THE WORK MAY E REQUIRED TO BE REMOVED WITHOUT SUCH APPROVAL BY ARCHITECT.

6. SEE SPECIFICATIONS FOR ADDITIONAL CRITERIA AND CONSTRUCTION REQUIREMENTS.

7. DIMENSIONS SHOWN AS 'VIF' SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELD BY LAYING OUT THE PARTITIONS. NOTIFY ARCHITECT OF ANY DISCREPANCIES IN.

DIMENSIONS PRIOR TO PROCEEDING WITH WORK.

8. DIMENSIONS SHOWN AS 'CLEAR' OR 'HOLD' SHALL BE MAINTAINED AND ALLOW FOR THICKNESS OF FINISHES; INCLUDING FLOOR FINISHES. NOTIFY ARCHITECT OF ANY DISCREPANCIES IN DIMENSIONS PRIOR TO PROCEEDING WITH WORK.

9. DIMENSIONS ARE TO THE STRUCTURAL GRID OR TO FINISH SURFACES, UNLESS OTHERWISE INDICATED.

10. ELEVATIONS REFERENCED ARE ABOVE SDB FINISH FLOOR FOR EACH ROOM THROUGHOUT TENANT SPACE, UNLESS OTHERWISE NOTED. FINISH FLOOR ELEVATIONS MAY VARY FROM ROOM TO ROOM DEPENDING UPON FLOOR FINISHES.

11. GENERAL CONTRACTOR SHALL PROVIDE THE BUILDING OFFICIAL WITH A

CERTIFICATE OF CONSTRUCTION COMPLIANCE WITH ENERGY CONSERVATION STANDARDS UPON FINAL BUILDING DEPARTMENT INSPECTIONS (WHERE REQUIRED).

12. GENERAL CONTRACTOR SHALL PREPARE THE FLOOR LEVEL AND SMOOTH AND

PROVIDE FOR THE FILLING OF ALL FLOOR DRAINS, FLOOR SINKS OR OTHER SUCH DEPRESSIONS, CRACKS OR IRREGULARITIES IN FLOOR SLAB.

13. PROVIDE BLOCKING AT WALLS TO MEET CODE MINIMUM WHERE REQUIRED FOR SUPPORT OF FIXTURES/ACCESSORIES.

14. GENERAL CONTRACTOR SHALL PROVIDE ACCESS PANELS FOR ALL TRADES AS REQUIRED BY CODE. LOCATIONS TO BE APPROVED BY ARCHITECT AND/OR SBD REPRESENTATIVE PRIOR TO EXECUTION OF WORK.
15 FIRE EXTINGUISHERS AND CABINETS AS REQUIRED BY LOCAL GOVERNMENT AGENCY SHALL BE PROVIDED BY GENERAL CONTRACTOR AND INCLUDED IN CONTRACT.

16. STORAGE IN STOCK/STORAGE ROOMS SHALL BE MAINTAINED 18 INCHES OR MORE BELOW SPRINKLER HEAD DEFLECTORS, A 3-INCH RED STRIPE SHALL BE MARKED

ALONG ALL WALLS WITHIN STOCK/STORAGE AT THE MAXIMUM STORAGE HEIGHT, AND STRIPE SHALL BE LABELED " NO STORAGE ABOVE THIS LINE" IN WHITE LETTERS A

MINIMUM OF ONCE ON EACH WALL

SCOPE DESCRIPTION
OCCUPANT LOAD: M - 185 OCC
A-2 - 100 OCC

ABBREVIATIONS

KEY PLAN

VICINITY MAP
X

KEYNOTE
FINISH INDICATOR DOOR NO.

XXXX XX

DRAWING INDEX
FOOD SERVICE DESIGN:

NEXT STEP DESIGN
913 WEST STREET,
ANNAPOLIS, MD 21401
PHONE: 410-263-1200
CONTACT: ERIC MCCONNELL
EMAIL: [email protected]
@ AT

BO BOTTOM OF

BOT BOTTOM

BSMT BASEMENT

HEATING VENTILATION AIR CONDITION

L LONG (LENGTH)
L/T

LAM LAMINATE

LAV LAVATORY

LW LIGHTWEIGHT

O/ OVER

OPNG OPENING

RCP REFLECTED CEILING PLAN

VAR VARIES

WR WATER RESISTANT

WSCT WAINSCOT

WT WEIGHT

STRUCT GRID

NEW WALL LEASE LINE

CENTERLINE

COOLER/FREEZER WALL

NEW PARTIAL HT WALL

EXISTING WALL

XX WALL TYPE

SYMBOLS LEGEND

ENLARGED DETAIL INDICATOR

STRUCTURAL/EXISTING COLUMN

GRIDLINE INDICATOR

POINT OF BEGINNING

DRAWING REVISION INDICATOR

INTERIOR ELEVATION INDICATOR DETAIL INDICATOR

SECTION INDICATOR
XX
A-XXX
XX
A-XXX
XX
A-XXX
XX
A-XXX
4 3
2 1
XX
A-XXX
X
X.X X.X
& AND

A/C AIR CONDITIONING

ACT ACOUSTICAL CEILING TILE

ADA AMERICAN'S W/ DISABILITIES ACT

AFF ABOVE FINISH FLOOR

ADJ ADJUSTABLE

AHU AIR HANDLING UNIT

ALUM/AL ALUMINUM

APPROX APPROXIMATE

ARCH ARCHITECTURAL

BD BOARD

BLDG BUILDING

BLKG BLOCKING

BM BEAM

CJ CONTROL JOINT

CL CENTER LINE

CLG CEILING

CLG HGT CEILING HEIGHT

CLR CLEAR

CMU CONCRETE MASONRY UNIT

CNTR COUNTER

CO CASED OPENING

CONC CONCRETE

CONSTR CONSTRUCTION

CONT CONTINUOUS

CPT CARPET

CSK COUNTERSINK

CT CERAMIC TILE

CTR CENTER

DBL DOUBLE

DET DETAIL

DIA DIAMETER

DIM DIMENSION

DN DOWN

DR DOOR

DR OPNG DOOR OPENING

DWG DRAWING

EA EACH

ELEC ELECTRICAL

ELEV ELEVATION

EMER EMERGENCY

EQ EQUAL

EQUIP EQUIPMENT

ETR EXISTING TO REMAIN

EWC ELECTRIC WATER COOLER

EXIST / (E) EXISTING

EXH EXHAUST

EXP EXPOSED

EXT EXTERIOR

FA FIRE ALARM

FD FLOOR DRAIN

FE FIRE EXTINGUISHER

FEC FIRE EXTINGUISHER CABINET

FF FINISH FACE

FIN FINISH

FIXT FIXTURE

FLR FLOOR

FLUOR FLUORESCENT LIGHTING

FOC FACE OF CONCRETE

FOF FACE OF FINISH

FOS FACE OF STUD

FRT FIRE RETARDANT TREATED

FT FOOT (FEET)

FTG FOOTING

GA GAGE

GALV GALVANIZED

GC GENERAL CONTRACTOR
GL GLASS or GLAZING

GR GRADE

GWB GYPSUM WALLBOARD

GYP GYPSUM

HC HOLLOW CORE

HCWD HOLLOW CORE WOOD DOOR

HDWD HARDWOOD

HDWR HARDWARE

HM HOLLOW METAL

HMF HOLLOW METAL FRAME

HORIZ HORIZONTAL

HT HEIGHT
HVAC

HEATING, VENTILATION & COOLING

HW HOT WATER

IN INCH

INCL INCLUDED

INSUL INSULATION

INT INTERIOR

JAN JANITOR
L/T

JST JOIST

JT JOINT

LBS POUNDS

LF LINEAR FOOT

LH LEFT-HANDED

LL LANDLORD

MAT MATERIAL

MAX MAXIMUM

MECH MECHANICAL

MFR MANUFACTURER

MIN MINIMUM

MISC MISCELLANEOUS

MTD MOUNTED

MTL METAL

NAT NATURAL

NIC NOT IN CONTRACT

NOM NOMINAL

NTS NOT TO SCALE

OC ON CENTER

OD OUTSIDE DIAMETER

OPP OPPOSITE

PLAM PLASTIC LAMINATE

PLYWD PLYWOOD

PR PAIR

P PAINT

PT PORCELAIN TILE

PTD PAINTED
P.T. PRESSURE TREATED

PTN PARTITION

R RISER

RAD RADIUS

REC RECESSED

REQD REQUIRED

REF REFERENCE

RESIL RESILIENT

REV REVISION

RH RIGHT HAND

RM ROOM

RO ROUGH OPENING

RWL RAIN WATER LEADER

SC SOLID CORE

SD SMOKE DETECTOR

SECT SECTION

SF SQUARE FOOT (FEET)

SHT SHEET

SIM SIMILAR
SIPS STRUCT. INSULATED PANEL

SND INS SOUND INSULATION

SPEC SPECIFICATION

SQ SQUARE

SST STAINLESS STEEL

STD STANDARD

STL STEEL

STN STAIN

SYS SYSTEM

T TREAD

T&G TONGUE & GROOVE

THK THICKNESS

THR THRESHOLD

TOB TOP OF BEAM

TOC TOP OF CONCRETE

TOJ TOP OF JOIST

TOM TOP OF MASONRY

TOS TOP OF SLAB

TOS TOP OF STEEL

TOW TOP OF WALL

TPD TOILET PAPER DISPENSER

TYP TYPICAL

UC UNDERCUT

UNO UNLESS NOTED OTHERWISE

VCT VINYL COMPOSITION TILE

VERT VERTICAL

VIF VERIFY IN FIELD

VP VENEER PLASTER

W/ WITH

W/O WITHOUT

WA WALL ANCHOR

WC WATER CLOSET

WD WOOD

WF WIDE FLANGE

WH WATER HEATER

WP WORKING POINT
@ AT

BO BOTTOM OF

BOT BOTTOM

BSMT BASEMENT

HEATING VENTILATION AIR CONDITION

L LONG (LENGTH)
L/T

LAM LAMINATE

LAV LAVATORY

LW LIGHTWEIGHT

O/ OVER

OPNG OPENING

RCP REFLECTED CEILING PLAN

VAR VARIES

WR WATER RESISTANT

WSCT WAINSCOT

WT WEIGHT
& AND

A/C AIR CONDITIONING

ACT ACOUSTICAL CEILING TILE

ADA AMERICAN'S W/ DISABILITIES ACT

AFF ABOVE FINISH FLOOR

ADJ ADJUSTABLE

AHU AIR HANDLING UNIT

ALUM/AL ALUMINUM

APPROX APPROXIMATE

ARCH ARCHITECTURAL

BD BOARD

BLDG BUILDING

BLKG BLOCKING

BM BEAM

CJ CONTROL JOINT

CL CENTER LINE

CLG CEILING

CLG HGT CEILING HEIGHT

CLR CLEAR

CMU CONCRETE MASONRY UNIT

CNTR COUNTER

CO CASED OPENING

CONC CONCRETE

CONSTR CONSTRUCTION

CONT CONTINUOUS

CPT CARPET

CSK COUNTERSINK

CT CERAMIC TILE

CTR CENTER

DBL DOUBLE

DET DETAIL

DIA DIAMETER

DIM DIMENSION

DN DOWN

DR DOOR

DR OPNG DOOR OPENING

DWG DRAWING

EA EACH

ELEC ELECTRICAL

ELEV ELEVATION

EMER EMERGENCY

EQ EQUAL

EQUIP EQUIPMENT

ETR EXISTING TO REMAIN

EWC ELECTRIC WATER COOLER

EXIST / (E) EXISTING

EXH EXHAUST

EXP EXPOSED

EXT EXTERIOR

FA FIRE ALARM

FD FLOOR DRAIN

FE FIRE EXTINGUISHER

FEC FIRE EXTINGUISHER CABINET

FF FINISH FACE

FIN FINISH

FIXT FIXTURE

FLR FLOOR

FLUOR FLUORESCENT LIGHTING

FOC FACE OF CONCRETE

FOF FACE OF FINISH

FOS FACE OF STUD

FRT FIRE RETARDANT TREATED

FT FOOT (FEET)

FTG FOOTING

GA GAGE

GALV GALVANIZED

GC GENERAL CONTRACTOR
GL GLASS or GLAZING

GR GRADE

GWB GYPSUM WALLBOARD

GYP GYPSUM

HC HOLLOW CORE

HCWD HOLLOW CORE WOOD DOOR

HDWD HARDWOOD

HDWR HARDWARE

HM HOLLOW METAL

HMF HOLLOW METAL FRAME

HORIZ HORIZONTAL

HT HEIGHT
HVAC

HEATING, VENTILATION & COOLING

HW HOT WATER

IN INCH

INCL INCLUDED

INSUL INSULATION

INT INTERIOR

JAN JANITOR
L/T

JST JOIST

JT JOINT

LBS POUNDS

LF LINEAR FOOT
LH

LL LANDLORD

MAT MATERIAL

MAX MAXIMUM

MECH MECHANICAL

MFR MANUFACTURER

MIN MINIMUM

MISC MISCELLANEOUS

MTD MOUNTED

MTL METAL

NAT NATURAL

NIC NOT IN CONTRACT

NOM NOMINAL

NTS NOT TO SCALE

OC ON CENTER

OD OUTSIDE DIAMETER

OPP OPPOSITE

PLAM PLASTIC LAMINATE

PLYWD PLYWOOD

PR PAIR

P PAINT

PT PORCELAIN TILE

PTD PAINTED
P.T. PRESSURE TREATED

PTN PARTITION

R RISER

RAD RADIUS

REC RECESSED

REQD REQUIRED

REF REFERENCE

RESIL RESILIENT

REV REVISION

RH RIGHT HAND

RM ROOM

RO ROUGH OPENING

RWL RAIN WATER LEADER

SC SOLID CORE

SD SMOKE DETECTOR

SECT SECTION

SF SQUARE FOOT (FEET)

SHT SHEET

SIM SIMILAR
SIPS STRUCT. INSULATED PANEL

SND INS SOUND INSULATION

SPEC SPECIFICATION

SQ SQUARE

SST STAINLESS STEEL

STD STANDARD

STL STEEL

STN STAIN

SYS SYSTEM

T TREAD

T&G TONGUE & GROOVE

THK THICKNESS

THR THRESHOLD

TOB TOP OF BEAM

TOC TOP OF CONCRETE

TOJ TOP OF JOIST

TOM TOP OF MASONRY

TOS TOP OF SLAB

TOS TOP OF STEEL

TOW TOP OF WALL

TPD TOILET PAPER DISPENSER

TYP TYPICAL

UC UNDERCUT

UNO UNLESS NOTED OTHERWISE

VCT VINYL COMPOSITION TILE

VERT VERTICAL

VIF VERIFY IN FIELD

VP VENEER PLASTER

W/ WITH

W/O WITHOUT

WA WALL ANCHOR

WC WATER CLOSET

WD WOOD

WF WIDE FLANGE

WH WATER HEATER

WP WORKING POINT
@ AT

BO BOTTOM OF

BOT BOTTOM

BSMT BASEMENT

HEATING VENTILATION AIR CONDITION
L
L/T

LAM LAMINATE

LAV LAVATORY
LW

O/ OVER

OPNG OPENING

RCP REFLECTED CEILING PLAN

VAR VARIES

WR WATER RESISTANT

WSCT WAINSCOT

WT WEIGHT
TENANT:

RH
15 KOCH RD,
CORTE MADERA, CA 94925
PHONE: 415-924-1005
CONTACT: STU WAGNER
EMAIL: [email protected]
GREEN BUILDING CODE: CALIFORNIA GREEN BUILDING

STANDARDS CODE
AUTHORITY HAVING JURISDICTION: TOWN OF LOS GATOS
BUILDING CODE: CALIFORNIA BUILDING CODE 2022
ACCESSIBILITY CODE: CALIFORNIA BUILDING CODE
ENERGY CODE: CALIFORNIA ENERGY CODE 2022
MECHANICAL CODE: CALIFORNIA MECHANICAL CODE 2022
PLUMBING CODE: CALIFORNIA PLUMBING CODE 2022
ELECTRICAL CODE: CALIFORNIA ELECTRICAL CODE 2022
FIRE CODE: CALIFORNIA FIRE CODE 2022
TENANT IMPROVEMENT OF TWO GROUND FLOOR TENANT SPACES. THE TWO

SPACES WILL HAVE THE INTERIOR DEMOLISHED AND RE-CONFIRMED INTO ONE SPACE. THE NEW USE WILL BE A RETAIL SHOWROOM INCLUDING A RESTAURANT.

THERE IS NO CHANGE IN GROSS BUILDING AREA OR PROPOSED USE.

SCOPE TO INCLUDE COMPLETE BUILD-OUT WITH ASSOCIATED PLUMBING, MECHANICAL, ELECTRICAL, KITCHEN EQUIPMENT AND FINISHES THROUGHOUT.

HEALTH CODE: CALIFORNIA RETAIL FOOD CODE 2022
2022
2022
OCCUPANCY GROUP: M & A-2
S-2 (GARAGE)
CONSTRUCTION TYPE: IIB, VB

PROJECT DATA
(NO CHANGE TO EXISTING GROSS AREA)
STORIES: 2- STORY

PROJECT SITE

RH - LOS GATOS
31 UNIVERSITY AVE,
LOS GATOS, CA 95030

SHELLMOUND STREET

RH - LOS GATOS

RH - LOS GATOS
31 UNIVERSITY AVE,
LOS GATOS, CA 95030ELM STREET

LIGHTING DESIGN

RKV DESIGN

MALIBU, CA
PHONE: 310-924-2185
CONTACT: REBECCA HIDALGO
EMAIL: [email protected]

PLAN NORTH TRUE NORTH
CONSTRUCTION PROJECT MANAGER:

GARDINER & THEOBALD
535 5TH AVENUE, FLOOR 3
NEW YORK, NY 10017
PHONE: 212-661-6624
CONTACT: LAUREN WEINGARTNER

PROJECT MANAGER
EMAIL: [email protected]
PLANNING DEPARTMENT:

TOWN OF LOS GATOS

COMMUNITY DEVELOPMENT DEPARTMENT
ADDRESS:110 E. MAIN STREET,
LOS GATOS, CA 95030
PHONE: 408-354-6823
CONTACT: SEAN MULLIN

PLANNING MANAGER
EMAIL: [email protected]
EXISTING E31 BUILDING AREA (GROSS) 7,233 SF
EXISTING E35 BUILDING AREA (GROSS) 8,724 SF
CIVIL ENGINEER:

KPFF
700 S. FLOWER STREET, SUITE 2100
LOS ANGELES, CA 90017
PHONE: 213-266-5260
CONTACT: CHRIS JONES

PRINCIPAL
EMAIL: [email protected]
BUILDING DEPARTMENT:

TOWN OF LOS GATOS

BUILDING DIVISION
ADDRESS:110 E. MAIN STREET,
LOS GATOS, CA 95030
PHONE: 408-354-6815
CONTACT: ROBERT GRAY

CHIEF BUILDING OFFICIAL/ ADA COORDINATOR
EMAIL: [email protected]
APN: 529 02 044

PLUMBING CALCULATIONS

FRACTIONAL
METHOD

WATER CLOSETS URINALS LAVATORIES
MF MF
TOTAL 2 3* 111
REQUIRED 512
PROVIDED 6 1 WC 6
OCCUPANCY LOAD PER 2022 CBC TABLE 1004.5

FUNCTION OF SPACE OCCUPANCY LOAD FACTOR
(SQUARE FEET) SQUARE FOOTAGE TOTAL OCCUPANTS
MERCANTILE 1 PER 60 11073 SF 185 OCC

ASSEMBLY (WITHOUT FIXED SEATS)
UNCONCENTRATED 1 PER 15 900 SF 60 OCC
FIXED BOOTH SEATING 1 PER 24" 36 OCC
KITCHEN 1 PER 200 800 SF 4 OCC
TOTAL: 12,776 SF 286 OCC
*PER TABLE CPC 4-1 FOOTNOTE - ACCESSORY AREAS SUCH AS, BUT NOT LIMITED TO HALLWAYS/CORRIDORS, STAIRWAYS, RAMPS, TOILET ROOMS, MECHANICAL ROOMS, CLOSETS AND FIXED EQUIPMENT MAY BE EXCLUDED. *PER TABLE CPC 422.1 - RESULT IN FRACTIONAL NUMBERS, SUCH NUMBER SHALL BE ROUNDED TO THE NEXT WHOLE NUMBER.

FOR MULTIPLE OCCUPANCIES, FRACTIONAL NUMBER SHALL BE FIRST SUMMED AND THEN ROUNDED TO THE NEXT WHOLE NUMBER.

M OCCUPANCY (PER OCC. LOAD) @ GROUND FLR
185 OCCUPANTS I 93 MALE & 93 FEMALE
i. WATER CLOSET (M): 93 OCCUPANTS X 1/100 = .93
ii. WATER CLOSET (F): 93 OCCUPANTS X 1/100 = .93
iii. URINAL (M): 93 OCCUPANTS X 1/200 = .47
iv. LAVATORY (M): 93 OCCUPANTS X 1/200 = .47
v. LAVATORY (F): 93 OCCUPANTS X 1/200 = .47
A-2 OCCUPANCY (PER OCC. LOAD) @ GROUND FLR
100 OCCUPANTS I 50 MALE & 50 FEMALE
i. WATER CLOSET (M): 50 OCCUPANTS X 1/50 = 1
ii. WATER CLOSET (F): 50 OCCUPANTS X 1/25 = 2
iii. URINAL (M): 50 OCCUPANTS X 1/200 = .25
iv. LAVATORY (M): 50 OCCUPANTS X 1/150 = .34
v. LAVATORY (F): 50 OCCUPANTS X 1/150 = .34

SUM UP ALL REQUIRED FIXTURES
i. WATER CLOSET (M): .93 + 1 = 1.93 -> 2
ii. WATER CLOSET (F): .93 + 2 = 2.93 -> 3
iii. URINAL (M): .47 + .25 = .72 -> 1
iv. LAVATORY (M): .47 + .34 = .81 -> 1
v. LAVATORY (F): .47 + .34 = .81 -> 1
+=

INSTEAD OF URINAL
(INCLUDED IN COUNT 6)
*POTTY PARITY - PER CPC 422.1 NOTE 3 - THE TOTAL NUMBER OF REQUIRED WATER CLOSETS FOR FEMALES SHALL BE NOT LESS THAN THE TOTAL NUMBER OF REQUIRED WATER CLOSETS AND URINALS FOR MALES.

SHEET

NO SHEET NAME
10/18/2024

PRE-APPLICATION PACKAGE
11/06/2024 PLANNING

SUBMITTAL
11/22/2024 100%

SCHEMATIC DESIGN
01/09/2025 PLANNING
SUBMITTAL 2

ARCHITECTURAL
A001 COVER SHEET
AS101 SITE PLAN
AD101 EXISTING FLOOR PLAN
A100 EXISTING BASEMENT PLAN
A101 FLOOR PLAN
A104 ROOF PLAN
A201 EXTERIOR ELEVATIONS
A202 EXTERIOR ELEVATIONS
A203 EXISTING EXTERIOR ELEVATIONS
A204 EXISTING EXTERIOR ELEVATIONS
A301 BUILDING SECTIONS
A400 EXISTING BUILDING PHOTOS
A401 EXISTING BUILDING PHOTOS
A402 EXTERIOR BUILDING RENDERS
A403 EXTERIOR BUILDING RENDERS
A404 INTERIOR BUILDING RENDERS
A405 INTERIOR BUILDING RENDERS
A406 MATERIAL FINISHES
A500 EXTERIOR SIGNAGE (FOR REFERENCE ONLY)

LIGHTING
LT-1.0 LIGHTING LAYOUT
LT-2.0 EXTERIOR LIGHTING ELEVATIONS

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ITEM NO. 11.
(E) ELEVATOR

MACHINE ROOM
(E) IT ROOM
MECH/ ELEC. TRASH
HOSP
OFFICE

LEADER'S
OFFICE
SWATCH
SHIP/
REC

DESIGN STUDIO

KITCHEN

GALLERY GALLERY

PRESENTATION ROOM

UC MICRO

KITCHEN

BREAKROOM

TREE TO BE REMOVED

NEW BRICK INLAYS

TREE TO BE RELOCATED

RELOCATED TREE

RELOCATED LAMP POST

LAMP POST TO BE RELOCATED

RELOCATED LAMP POST

LAMP POST TO BE RELOCATED
(E) LAMP

POST TO REMAIN
(E) PLANTER

TO REMAIN
(E) LAMP POST TO REMAIN
(E) FIRE HYDRANT

TO REMAIN
(E) PLANTER TO REMAIN
(E) TREE TO REMAIN
(E) BRICK INLAYS

TO REMAIN
(E) TREE TO REMAIN
(E) LAMP POST TO REMAIN
(E) TREE TO REMAIN
(E) LAMP POST TO REMAIN
(E) HEDGE TO REMAIN
(E) TREE TO REMAIN (E) TREE TO REMAIN
(E) TREE TO REMAIN
(E) PAVING TO REMAIN
(E) LAMP

POST TO REMAIN
(E) PLANTER TO REMAIN

GARAGE BELOW
(E) SIDEWALK TO REMAIN
(E) ELEVATOR
(E) TREE TO REMAIN

RELOCATED BRICK INLAYS

TO ALIGN W/ FACADE

RELOCATED BRICK INLAY

TO ALIGN W/ FACADE RELOCATED BRICK INLAY

NEW SIDEWALK TO ALIGN W/ FACADE
HATCHED, TYP.

EXISTING BUILDING

FOOTPRINT

DASHED LINE INDICATE

EXISTING BRICK
LOCATION, TYP.
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:31pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\AS101 -Site Plan.dwg 59485
Rick N
Date Issued/Revised
As noted

SITE PLAN
AS101 SCALE: 1/16"=1'-0" SITE PLAN 1

TRUE NORTH PLAN NORTH

Page 120 ends

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ITEM NO. 11.
29'-103
8"
3680
DOOR
3680
DOOR
15'-0 1/2"
15'-1 1/4"
7 8 9 10 11 12
A
A.2
B
C
C.9
A.1
115'-6"
40'-10" 30'-0" 36'-2" 2'-6" 6'-0"
140'-6"
22'-6" 38'-0" 30'-0" 24'-0" 26'-0"
EXISTING SPACE E35

RETAIL - M OCC
8724 SF
EXISTING SPACE E31
ASSEMBLY - A2 OCC
7233 SF

EXISTING LEASE LINE
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:31pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\AD101 - Existing Floor Plan.dwg 59485
Rick N
Date Issued/Revised
As noted

EXISTING FLOOR
PLAN
AD101 TRUE NORTH PLAN NORTH
SCALE: 3/16"=1'-0" EXISTING FLOOR PLAN 1 Page 121

Page 251 ends

ITEM NO. 11.

0.5 0.6 1.5 2.3 3.15 4.1 5.2 6.6 7.6 8.6 9.4 10.5 11.3 11.9 12.1 A
A.3
A.9
B.4
B.99
C.7
D.1

2.4 3.1 3.9 5.1 6.5 7.7 8.5 9.3 10.4
C.66
B.9
A.95
A.4
AA
316'-9"
10" 20'-2" 28'-8" 28'-8" 28'-8" 28'-8" 28'-8" 25'-6" 31'-9" 28'-8" 28'-8" 20'-6" 16'-6" 10" 16'-11" 28'-2" 16'-6" 16'-6" 28'-2" 16'-6"
122'-9"
315'-1"
EXISTING ADA SPACES, TYP.
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:31pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A100 - Basement Plan.dwg 59485
Rick N
Date Issued/Revised
As noted

EXISTING

BASEMENT PLAN
A100 SCALE: 3/32"=1'-0" EXISTING BASEMENT PARKING PLAN 1

FOR REFERENCE ONLY TRUE NORTH PLAN NORTH

Page 122 ends

Page 252 ends

ITEM NO. 11.
7 8 9 10 11 12
A
A.2
B
C
C.9
A.1
115'-6"
40'-10" 30'-0" 36'-2" 2'-6" 6'-0"
140'-6"
22'-6" 38'-0" 30'-0" 24'-0" 26'-0"
(E) ELEVATOR

MACHINE ROOM
(E) IT ROOM
MECH/ ELEC. TRASH
HOSP
OFFICE

LEADER'S
OFFICE
SWATCH
SHIP/
REC

DESIGN STUDIO

KITCHEN

GALLERY GALLERY

PRESENTATION ROOM
UC
MICRO

KITCHEN

BREAKROOM

EXISTING BUILDING

FOOTPRINT

EXISTING FIRE RISER
V.I.F.

EXISTING STAIRS

TO BASEMENT

EXISTING

ELEVATOR

EXISTING STAIRS

TO BASEMENT GARAGE

RELOCATED TREE

NEW BRICK
INLAYS

RELOCATED

LAMP POST

RELOCATED

LAMP POST (E) PLANTER

TO REMAIN
(E) LAMP POST

TO REMAIN
(E) FIRE HYDRANT

TO REMAIN
(E) PLANTER

TO REMAIN
(E) TREE

TO REMAIN
(E) BRICK INLAYS

TO REMAIN
(E) TREE

TO REMAIN
(E) LAMP POST

TO REMAIN
(E) TREE

TO REMAIN
(E) LAMP POST

TO REMAIN
(E) SIDEWALK

TO REMAIN
(E) TREE

TO REMAIN
(E) HEDGE

TO REMAIN

NEW SIDEWALK
HATCHED, TYP.

RELOCATED BRICK INLAYS

TO ALIGN WITH FACADE

RELOCATED BRICK INLAYS

TO ALIGN WITH FACADE
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:35pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A101 - Floor Plan.dwg 59485
Rick N
Date Issued/Revised
As noted

FLOOR PLAN
A101 SCALE: 3/16"=1'-0" FLOOR PLAN 1

TRUE NORTH PLAN NORTH
2 A201
1 A201
2 A202
1 A202
2 A301
1 A301

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ITEM NO. 11.
7 8 9 10 11 12
A
A.2
B
C
C.9
A.1
115'-6"
40'-10" 30'-0" 36'-2" 2'-6" 6'-0"
140'-6"
22'-6" 38'-0" 30'-0" 24'-0" 26'-0"

NEW SKYLIGHT
(E) ROOF HATCH

NEW MECHANICAL

UNITS, TYP

NEW RAISED ROOF AREA

NEW RAISED ROOF AREA
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:32pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A104 - Roof Plan.dwg 59485
Rick N
Date Issued/Revised
As noted

ROOF PLAN
A104 SCALE: 3/16"=1'-0" ROOF PLAN 1

TRUE NORTH PLAN NORTH

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ITEM NO. 11.
7 8 9 10 11 12
C.9 C B A.2 A.1 A
LEVEL 1
+0'-0"
LEVEL 1
+0'-0"

UPPER PARAPET
+20'-6"

LOWER PARAPET
+18'-0"

UPPER PARAPET
+20'-6"

LOWER PARAPET
+18'-0"

METAL AND GLASS
CANOPY
FABRIC AWNING, TYP.

FABRIC AWNING,
TYP.

NEW SKYLIGHT

NEW MECHANICAL UNITS NEW SKYLIGHT

BEYOND, NOT VISIBLE

FROM STREET
MT-1 STU-1 STU-1
1 A500
TYP.
1 A500
TYP.

MT-1 STU-1 STU-1
NOTE: FOR FINISH SPECS
SEE SHEETA406
4 A500
METAL

STOREFRONT
METAL

STOREFRONT
2'-9" 8'-9"
11'-6"
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:32pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A201 - Exterior Elevations.dwg 59485
Rick N
Date Issued/Revised
As noted

EXTERIOR

ELEVATIONS
A201 SCALE: 3/16"=1'-0" PROPOSED EAST EXTERIOR ELEVATION 1 SCALE: 3/16"=1'-0" PROPOSED SOUTH EXTERIOR ELEVATION 2

Page 125 ends

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ITEM NO. 11.
12 11 10 9 8 7
A A.1 A.2 B C C.9

UPPER PARAPET
+20'-6"

LOWER PARAPET
+18'-0"
LEVEL 1
+0'-0"
LEVEL 1
+0'-0"

UPPER PARAPET
+20'-6"

LOWER PARAPET
+18'-0"

FABRIC AWNING,
TYP.

NEW MECHANICAL UNITS

BEYOND NOT VISIBLE

FROM STREET

NEW SKYLIGHT
(E) STAIR/ ELEVATOR TO

PARKING BASEMENT

NEW MECHANICAL UNITS

BEYOND NOT VISIBLE

FROM STREET

NEW SKYLIGHT
STU-1 STU-1 MT-1
STU-1 STU-1
METAL

STOREFRONT
STU-1 MT-1
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:32pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A202 - Exterior Elevations.dwg 59485
Rick N
Date Issued/Revised
As noted

EXTERIOR

ELEVATIONS
A202 SCALE: 3/16"=1'-0" PROPOSED WEST EXTERIOR ELEVATION 1 SCALE: 3/16"=1'-0" PROPOSED NORTH EXTERIOR ELEVATION 2

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ITEM NO. 11.

LEVEL 1 F.F.
0' - 0"
T.O. PARAPET
22' - 2"
T. O. MAIN ROOF
16' - 11"
T.O. ROOF
27' - 0"
LEVEL 1 F.F.
0' - 0"
T.O. PARAPET
22' - 2"
T. O. MAIN ROOF
16' - 11"
T.O. ROOF
27' - 0"
7 8 9 10 11 12
C.9 C B A.2 A.1 A
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:32pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A203 - Existing Exterior Elevations.dwg 59485
Rick N
Date Issued/Revised
As noted

EXISTING

EXTERIOR

ELEVATIONS
A203 SCALE: 3/16"=1'-0" EXISTING EAST EXTERIOR ELEVATION 1 SCALE: 3/16"=1'-0" EXISTING SOUTH EXTERIOR ELEVATION 2

Page 127 ends

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ITEM NO. 11.

LEVEL 1 F.F.
0' - 0"
T.O. PARAPET
22' - 2"
T. O. MAIN ROOF
16' - 11"
T.O. ROOF
27' - 0"
LEVEL 1 F.F.
0' - 0"
T.O. PARAPET
22' - 2"
T. O. MAIN ROOF
16' - 11"
T.O. ROOF
27' - 0"
12 11 10 9 8 7
A A.1 A.2 B C C.9
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:32pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A204 - Existing Exterior Elevations.dwg 59485
Rick N
Date Issued/Revised
As noted

EXISTING

EXTERIOR

ELEVATIONS
A204 SCALE: 3/16"=1'-0" EXISTING WEST EXTERIOR ELEVATION 1 SCALE: 3/16"=1'-0" EXISTING NORTH EXTERIOR ELEVATION 2

Page 128 ends

Page 258 ends

ITEM NO. 11.
7 8 9 10 11 12
C.9 C B A.2 A.1 A

UPPER PARAPET
+20'-6"

LOWER PARAPET
+18'-0"
LEVEL 1
+0'-0"

UPPER PARAPET
+20'-6"

LOWER PARAPET
+18'-0"
LEVEL 1
+0'-0"

BO ROOF
+15'-10"

NEW MECHANICAL

UNITS BEYOND NOT

VISIBLE FROM
STREET

NEW SKYLIGHT

NEW MECHANICAL UNITS

BEYOND NOT VISIBLE

FROM STREET

NEW SKYLIGHT

NEW MECHANICAL UNITS

BEYOND NOT VISIBLE

FROM STREET
27'-2"
14'-31
2"
27'-2"
12'
9'
14'-31
2"
18'-21
2"

BREAK ROOM

PARKING GARAGE

ENTRY RESTAURANT KITCHEN

VESTIBULE

PARKING GARAGE

GALLERY GALLERY RESTAURANT GALLERY GALLERY
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:32pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A301 - Building Sections.dwg 59485
Rick N
Date Issued/Revised
As noted

BUILDING

SECTIONS
A301 SCALE: 3/16"=1'-0" PROPOSED BUILDING SECTION 1
SCALE: 3/16"=1'-0" PROPOSED BUILDING SECTION 2

Page 129 ends

Page 259 ends

ITEM NO. 11.
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:32pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A400 - Existing Building.dwg 59485
Rick N
Date Issued/Revised
As noted

EXISTING

BUILDING
PHOTOS
A400 SCALE: N.T.S. EXISTING BUILDING PHOTOS 1 Page 130

Page 260 ends

ITEM NO. 11.
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:32pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A401 - Existing Building.dwg 59485
Rick N
Date Issued/Revised
As noted

EXISTING

BUILDING
PHOTOS
A401 SCALE: N.T.S. EXISTING BUILDING PHOTOS 1 Page 131

Page 261 ends

ITEM NO. 11.
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:33pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A402 - Exterior Building Renders.dwg 59485
Rick N
Date Issued/Revised
As noted

EXTERIOR

BUILDING

RENDERS
A402 SCALE: N.T.S. PROPOSED EXTERIOR RENDERS 1 Page 132

Page 262 ends

ITEM NO. 11.
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:33pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A403 - Exterior Building Renders.dwg 59485
Rick N
Date Issued/Revised
As noted

EXTERIOR

BUILDING

RENDERS
A403 SCALE: N.T.S. PROPOSED EXTERIOR RENDERS 1 Page 133

Page 263 ends

ITEM NO. 11.
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:33pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A404 - Interior Building Renders.dwg 59485
Rick N
Date Issued/Revised
As noted

INTERIOR

BUILDING

RENDERS
A404 SCALE: N.T.S. PROPOSED INTERIOR RENDERS 1 Page 134

Page 264 ends

ITEM NO. 11.
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:33pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A405 - Interior Building Renders.dwg 59485
Rick N
Date Issued/Revised
As noted

INTERIOR

BUILDING

RENDERS
A405 SCALE: N.T.S. PROPOSED INTERIOR RENDERS 1 Page 135

Page 265 ends

ITEM NO. 11.

MATERIAL FINISHES
MT-1

METAL FINISH
MFR: CREATIVE PAINTS SAN FRANCISCO

PAINTED METAL CUSTOM METALLIC PLAINT
STU-1

STUCCO SYSTEM
MFR: RICK MARS

EXTERIOR CLADDING
LIGHT CREAM PROPRIETARY 5 COAT VENETIAN PLASTER

CUSTOM FINISH PER OWNER REQUIREMENTS

FABRIC AWNING AWNING DETAIL
FABRIC OVER 1"X1" WELDED
STEEL FRAME. FINISH MT-1
2'-6"
2'-8 1/2"

FACADE OUTLINE
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:33pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A406 - Material Finishes.dwg 59485
Rick N
Date Issued/Revised
As noted

MATERIAL

FINISHES
A406 Page 136

Page 266 ends

ITEM NO. 11.

ENTRY PLAQUE SIGN DETAIL
NOT 100% SCALE
20" X 30" FRAME

MATCHES RENDERING
9 6 0 a t l a n t i c a v e n u e
A l a m e d a , C A 9 4 5 0 1
5 1 0 8 6 5 8 6 6 3
m b h a r c h . c o m
Consultant
Seal
Drawing Title
Project No.

Scale
Drawing No.

Reviewed By:

D r a w i n g s a n d w r i t t e n m a t e r i a l a p p e a r i n g h e r e i n c o n s t i t u t e o r i g i n a la n d u n p u b l i s h e d w o r k o f t h e A r c h i t e c t a n d m a y n o t b e d u p l i c a t e d , u s e d o r d i s c l o s e d w i t h o u t w r i t t e n c o n s e n t o f t h e A r c h i t e c t
c M B H A R C H I T E C T S - 2 0 24
Plotted Friday January 10, 2025 1:33pm by BrendaBR:\RH\Los Gatos_59485\03_CAD\02_Sheets\A500 - Exterior Signage.dwg 59485
Rick N
Date Issued/Revised
As noted

EXTERIOR

SIGNAGE
A500 SCALE: N.T.S. EXTERIOR SIGNAGE 1

FOR REFERENCE ONLY
4

Page 137 ends

Page 267 ends

ITEM NO. 11.

NOTES FOR ZONING AND LIGHTING CONTROLS:

1. ALL BUILDING LIGHTING TO BE DIMMABLE, INCLUDING ARCHITECTURAL AND DECORATIVE (MERCHANDISE) LIGHTING.

2. ONE ZONE PER "F" TYPE, PER INSTALLATION LOCATION OR CONDITION (UNLESS OTHERWISE NOTED ON DRAWINGS).

LIGHTING CONTROL SYSTEM SEQUENCE OF OPERATION:

ALL BUILDING LIGHTING AT RH LOS GATOS IS CONTROLLED BY PRESET SCENES ON A TIME CLOCK SCHEDULE.

BUILDING WIDE SCENE DESCRIPTIONS
SCENE 1: RETAIL DAY ACTIVATES AT 7:00AM DAILY, 15 SECOND FADE TIME. INTERIOR LIGHTING TURNS ON AT PRESET, DIMMED LEVELS DETERMINED BY LIGHTING DESIGNER AND APPROVED BY RH. EXTERIOR LIGHTING TURNS OFF SCENE 2: RETAIL NIGHT ACTIVATES 15 MINUTES BEFORE SUNSET, 15 SECOND FADE TIME. EXTERIOR LIGHTING TURNS ON AT PRESET, DIMMED LEVELS DETERMINED BY LIGHTING DESIGNER AND APPROVED BY RH.

SCENE 3: OVERNIGHT ACTIVATES AT 11PM. MOST INTERIOR LIGHTING TURNS OFF, LIGHTING DESIGNER TO DETERMINE OVERNIGHT SETTING ON SITE AHEAD OF GALLERY OPENING.

SCENE 4: EVENT ACTIVATES ON-DEMAND DURING OPENING EVENT. LIGHTING DESIGNER WILL DETERMINE CUSTOM SETTING APPROVED BY RH.

LIGHTING LEGEND

TYPE SYMBOL DESCRIPTION LOCATION
F1 SURFACE MOUNTED SINGLE CIRCUIT TRACK RETAIL, THROUGHOUT F2 ADJUSTABLE TRACK HEAD RETAIL, THROUGHOUT
F4 3" SQUARE RECESSED DOWNLIGHT RESTROOMS, PASSAGES
F14 WEIGHTED BASE UNDERWATER ACCENT LIGHT CAFE CENTRAL FOUNTAIN FX1 JAMB MOUNTED ACCENT LIGHT FACADE, DOOR AND WINDOW JAMBS FX2 SURFACE MOUNTED LINEAR LED UPLIGHT FACADE AWNINGS
FX2A SURFACE MOUNTED LINEAR LED UPLIGHT FACADE, CORNICE FX5 WALL MOUNTED FACADE WASH LIGHT FACADE
FX7 STAKE MOUNTED TREE UPLIGHT CAFE TREES
FX8 GRADE RECESSED UPLIGHT MAIN ENTRY DOOR JAMBS

OPEN TO

STRUCTURE

OPEN TO

STRUCTURE

VAULTED CEILING

VAULTED CEILING
+ 12'-0"
+ 12'-0"
+ 13'-0"
+ 12'-0"
+ 12'-0"
+ 12'-0"
+ 13'-0"
+ 13'-0"
+ 10'-0"
+ 10'-0"
+ 10'-0"
+ 10'-0"
+ 10'-0"
+ 12'-0"
+ 12'-0"
+ 12'-0"
+ 12'-0"
+ 12'-0"
+ 9'-0"
+ 12'-0"
+ 12'-0"
+ 12'-0"
+ 12'-0"
+ 13'-0"
+ 12'-0"
+ 12'-0"
+ 12'-0"
+ 9'-0" + 9'-0"
+ 10'-0"
+ 9'-0"
+ 9'-0" + 9'-0" + 9'-0"
FX8 FX8 FX8 FX8 FX8 FX8
FX2A
FX2A
FX2A
FX2
FX2
FX2
F4 F4
F4 F4 F4
F4
F4
F4
F4 F4
F4 F4 F4 F4
F4 F4
F4
F4
F4
F4
F1
F1
F1
F1
F1
F1 F1
F1
F1 F1
F1
F1
F1 F1 F1
F1
F1
F1
F1
F1

ALLOW FOR EXTERIOR LANDSCAPE
LIGHTING. COORDINATION WITH

LANDSCAPE DRAWINGS REQUIRED
FX2A
FX2A
FX2A
FX2A
FX2A
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5 FX5 FX5 FX5 FX5
FX5

WALL MOUNTED FACADE WASH LIGHT
CONCEALED BEHIND PLANTER.

COORDINATION WITH LANDSCAPING AND

MERCHANDISING REQUIRED
FX5 FX5 FX5 FX5 FX5 FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX5
FX1 FX1 FX1 FX1 FX1 FX1 FX1 FX1
FX1 FX1 FX1 FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX1
FX2 FX2 FX2 FX2
FX2 FX2 FX2
FX2
ADJ. LINEAR LED MOUNTED TO TOP OF

GLASS AWNING TO BE AIMED AT FACADE

TO PROVIDE SOFT GLOW ABOVE
FX2
ADJ. LINEAR LED CONCEALED WITHIN

ARCHITECTURAL CHANNEL AND AIMED AT

FACADE TO PROVIDE SOFT GLOW ABOVE
FX5
FX2
FX2
FX2
FX2
F1 F1 F1
F1 F1
F1 F1
F1
F1
F1 F1 F1
F1 F1 F1
F1 F1 F1
(4)FX7
(4)FX7 (4)FX7
(4)FX7
F14 F14
F14
F14
F14
F14
F1 F1 F1
PROJECT:
rkv
DESIGN
23823 MALIBU ROAD SUITE 50 - 212 MALIBU, CA 90265
www.rkv-design.com
+1 310 924 2185
NOTES FOR GENERAL CONTRACTOR:

1. General Contractor (GC) and Electrical
Contractor (EC) will be responsible for
verification of all dimensions, specifications and
coordination with related trades and
subcontractors.

2. GC to paint downlight trims to match ceiling
per architects direction. Ensure trims can be
removed after painting and do not stick.

3. GC to furnish and install adequare drainage
around all direct burial transformers and
recessed in-grade light fixtures.

4. GC to notify designer of any conflict with
mechanical, electrical, plumbing, HVAC or
structural presence or any conflicting
dimensions or site conditions prior to
commencement of work.

5. GC is responsible for notifying designer of any
inconsistencies between design drawings and
other documents.

6. Do not scale drawings.

GENERAL NOTES:

1.Lighting Design drawings and dimensions are
for design intent only. Coordination with
Architectural Drawings required.

2.Fixture types and specifications available in
accompanying Specification packet.

3.Calculations for code compliance to be provided
by Electrical Engineer.

4.Emergency lighting requirements to be
completed by Electrical Engineer.

RH LOS GATOS
35 UNIVERSITY BLVD,
LOS GATOS, CA 95030
DRAWING TITLE:

SHEET:

REV. DATE. DESCRIPTION

10.23.2024 FOR REVIEW

11.22.2024 100% SCHEMATIC DESIGN

01.10.2025 PLANNING REVIEW

LIGHTING LAYOUT
LT-1.0
PROJECT:
rkv
DESIGN
23823 MALIBU ROAD SUITE 50 - 212 MALIBU, CA 90265
www.rkv-design.com
+1 310 924 2185
NOTES FOR GENERAL CONTRACTOR:

1. General Contractor (GC) and Electrical
Contractor (EC) will be responsible for
verification of all dimensions, specifications and
coordination with related trades and
subcontractors.

2. GC to paint downlight trims to match ceiling
per architects direction. Ensure trims can be
removed after painting and do not stick.

3. GC to furnish and install adequare drainage
around all direct burial transformers and
recessed in-grade light fixtures.

4. GC to notify designer of any conflict with
mechanical, electrical, plumbing, HVAC or
structural presence or any conflicting
dimensions or site conditions prior to
commencement of work.

5. GC is responsible for notifying designer of any
inconsistencies between design drawings and
other documents.

6. Do not scale drawings.

GENERAL NOTES:

1.Lighting Design drawings and dimensions are
for design intent only. Coordination with
Architectural Drawings required.

2.Fixture types and specifications available in
accompanying Specification packet.

3.Calculations for code compliance to be provided
by Electrical Engineer.

4.Emergency lighting requirements to be
completed by Electrical Engineer.

RH LOS GATOS
35 UNIVERSITY BLVD,
LOS GATOS, CA 95030
DRAWING TITLE:

SHEET: 1/8" = 1'-0"
EXTERIOR LIGHTING LAYOUT 1

Page 138 ends

Page 268 ends

ITEM NO. 11.

FX2A FX2A
FX5 FX5 FX1 FX1 FX5 FX5 FX5 FX1 FX1 FX5 FX5 FX1 FX1 FX5 FX1 FX1 FX5 FX1 FX1 FX5 FX5 FX1 FX1 FX5 FX2 FX2 FX2 FX2
FX2A FX2A
FX5 FX5 FX1 FX1 FX5 FX5 FX5 FX1 FX1 FX5 FX5 FX1 FX1 FX5 FX1 FX1 FX5 FX1 FX1 FX5 FX5 FX1 FX1 FX5 FX2 FX2 FX2 FX2
FX2A FX2A FX2A
FX2 FX2 FX2 FX2
FX2 FX2 FX2
FX5 FX1 FX1 FX5 FX5 FX1 FX1 FX5 FX1 FX1 FX5 FX5 FX1 FX1 FX5 FX1 FX1 FX5 FX1 FX1 FX5 FX5 FX1 FX1 FX5 FX1 FX1 FX5 FX1 FX1 FX5 FX5 FX1 FX1 FX5 NOTES FOR ZONING AND LIGHTING CONTROLS:

1. ALL BUILDING LIGHTING TO BE DIMMABLE, INCLUDING ARCHITECTURAL AND DECORATIVE (MERCHANDISE) LIGHTING.

2. ONE ZONE PER "F" TYPE, PER INSTALLATION LOCATION OR CONDITION (UNLESS OTHERWISE NOTED ON DRAWINGS).

LIGHTING CONTROL SYSTEM SEQUENCE OF OPERATION:

ALL BUILDING LIGHTING AT RH LOS GATOS IS CONTROLLED BY PRESET SCENES ON A TIME CLOCK SCHEDULE.

SCENE 3: OVERNIGHT ACTIVATES AT 11PM. MOST INTERIOR LIGHTING TURNS OFF, LIGHTING DESIGNER TO DETERMINE OVERNIGHT SETTING ON SITE AHEAD OF GALLERY OPENING.

SCENE 4: EVENT ACTIVATES ON-DEMAND DURING OPENING EVENT. LIGHTING DESIGNER WILL DETERMINE CUSTOM SETTING APPROVED BY RH.

LIGHTING LEGEND

1. General Contractor (GC) and Electrical
Contractor (EC) will be responsible for
verification of all dimensions, specifications and
coordination with related trades and
subcontractors.

2. GC to paint downlight trims to match ceiling
per architects direction. Ensure trims can be
removed after painting and do not stick.

3. GC to furnish and install adequare drainage
around all direct burial transformers and
recessed in-grade light fixtures.

4. GC to notify designer of any conflict with
mechanical, electrical, plumbing, HVAC or
structural presence or any conflicting
dimensions or site conditions prior to
commencement of work.

5. GC is responsible for notifying designer of any
inconsistencies between design drawings and
other documents.

6. Do not scale drawings.

GENERAL NOTES:

1.Lighting Design drawings and dimensions are
for design intent only. Coordination with
Architectural Drawings required.

2.Fixture types and specifications available in
accompanying Specification packet.

3.Calculations for code compliance to be provided
by Electrical Engineer.

4.Emergency lighting requirements to be
completed by Electrical Engineer.

RH LOS GATOS
35 UNIVERSITY BLVD,
LOS GATOS, CA 95030
DRAWING TITLE:

SHEET:

EXTERIOR

LIGHTING

ELEVATIONS
LT-2.0
PROJECT:
rkv
DESIGN
23823 MALIBU ROAD SUITE 50 - 212 MALIBU, CA 90265
www.rkv-design.com
+1 310 924 2185
NOTES FOR GENERAL CONTRACTOR:

1. General Contractor (GC) and Electrical
Contractor (EC) will be responsible for
verification of all dimensions, specifications and
coordination with related trades and
subcontractors.

2. GC to paint downlight trims to match ceiling
per architects direction. Ensure trims can be
removed after painting and do not stick.

3. GC to furnish and install adequare drainage
around all direct burial transformers and
recessed in-grade light fixtures.

4. GC to notify designer of any conflict with
mechanical, electrical, plumbing, HVAC or
structural presence or any conflicting
dimensions or site conditions prior to
commencement of work.

5. GC is responsible for notifying designer of any
inconsistencies between design drawings and
other documents.

6. Do not scale drawings.

GENERAL NOTES:

1.Lighting Design drawings and dimensions are
for design intent only. Coordination with
Architectural Drawings required.

2.Fixture types and specifications available in
accompanying Specification packet.

3.Calculations for code compliance to be provided
by Electrical Engineer.

4.Emergency lighting requirements to be
completed by Electrical Engineer.

RH LOS GATOS
35 UNIVERSITY BLVD,
LOS GATOS, CA 95030
DRAWING TITLE:

SHEET:
1/8" = 1'-0"
SOUTH ELEVATION 3
1/8" = 1'-0"
EAST ELEVATION 2
1/8" = 1'-0"
WEST ELEVATION 1
REV. DATE. DESCRIPTION

10.23.2024 FOR REVIEW

11.22.2024 100% SCHEMATIC DESIGN

01.10.2025 PLANNING REVIEW

Page 139 ends

Page 269 ends

ITEM NO. 11.

Page 140 ends

Page 270 ends

ITEM NO. 11.

PREPARED BY: Erin M. Walters
Senior Planner
110 E. Main Street Los Gatos, CA 95030 භ408-354-6874
www.losgatosca.gov

TOWN OF LOS GATOS

HISTORIC PRESERVATION

COMMITTEE REPORT
MEETING DATE: 02/26/2025
ITEM NO: 5

DESK ITEM
DATE: February 26, 2025
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT Requesting Approval for Modification of Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. Located at 31 University Avenue. APN 529-02- 044. Planned Development Modification PD-25-001, Architecture and Site Application S-25-004 and Conditional Use Permit U-25-001. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.

Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson, MBH Architects.

Project Planner: Erin Walters.

REMARKS:

Attachment 4 includes existing and proposed building and streetscape elevations.

ATTACHMENTS:

Previously Received with the February 26, 2025, Staff Report:

1. Planned Development Ordinance 2025

2. Applicant’s Request and Letter of Justification

3. Development Plans
Received with this Desk Item Report:

4. Existing and Proposed Building Elevations

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ITEM NO. 11.

TOWN OF LOS GATOS

HISTORIC PRESERVATION

COMMITTEE REPORT

MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING
FEBRUARY 26, 2025
The Historic Preservation Committee of the Town of Los Gatos conducted a regular meeting on February 26, 2025, at 4:00 p.m.

MEETING CALLED TO ORDER AT 4:00 PM
ROLL CALL

Present: Chair Lee Quintana, Planning Commissioner Susan Burnett, and Committee Member Alan Feinberg.

Absent: Planning Commissioner Emily Thomas and Vice Chair Martha Queiroz.

VERBAL COMMUNICATIONS
None.

CONSENT ITEMS

1. Approval of Minutes – January 22,2025
MOTION: Motion by Commissioner Burnett to approve the consent calendar.

Seconded by Committee Member Feinberg.

VOTE: Motion passed unanimously, 3-0. Commissioner Thomas and Vice Chair Queiroz absent.

PUBLIC HEARINGS

2. 17121 Wild Way
Request for Review PHST-24-022
Consider a Request to Construct Exterior Alterations (Window and Door Replacement) to a Pre-1941 Single-Family Residence on Property Zoned R-1:20. APN 424-30-080.

Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: ALG Homes, LLC
Applicant: Erik Zang
Project Planner: Maria Chavarin
The project planner presented the staff report.

Opened Public Comment.

Mark Hulbert, Preservation Architect,

y,//dϭϬ Page 277 Page 147
ITEM NO. 11.

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Mark has decades of experience with historic resources which includes windows.

Window manufacturers now offer more historic style windows. Of the array of window choices, he recommends for residential buildings, either the Marvin’s ultimate series or the Anderson’s E series. Both offer high quality and offer customization. The existing windows are steel. But at 100 years old, they are leaky and rusty on the interior. A new steel replacement is four times the cost if other options. Steel is also bulky and heavy. There is nothing wrong with fiberglass.

There are solid and aluminum clad choices. They offer casing choices. The Marvin’s Ridgeland profile matches the windows on the house. The windows’ interior would be wood and painted.

Committee members asked questions of the applicant.

Mark Hulbert, Preservation Architect,
The Marvin clad has simulated divided lites. The old windows have a 1-¼ inch sash of steel. The new windows have a 2-inch sash necessary to meet environmental needs. The dark sample is the Anderson profile. The Marvin example is a better profile match. The casing is a better match. There is a better profile on the muntin. It is a custom narrow muntin. The divided lites are simulated and not individual glass panes. The windows will be double-paned, environmental, and fire glass. All forty windows will be changed. Marvin can customize each one. The color of the window will be a dark charcoal. The metal edge will not show. It’ll be a full window. The frame, sash, casings are all one piece. The Fire Department asks that all the windows be changed for fire protection. The steel doors will remain.

Closed Public Comment.

Committee members discussed the matter.

Surprised to find a Tudor style home of this quality and age is in this Town. It is truly unique.

Thank you for taking the extra effort to preserve what is there. Thank you to the owners for doing what we asked and presenting it to us.

MOTION: Motion by Committee Member Fienberg to Approve the Request to Construct Exterior Alterations (Window and Door Replacement) to a Pre1941 Single-Family Residence on Property Zoned R-1:20. APN 424-30- 080. Recommending the Marvin window described as a half metal clad and wood interior window. Seconded by Commissioner Burnett.

VOTE: Motion passed unanimously, 3-0. Commissioner Thomas and Vice Chair Queiroz absent.

3. 354 Bachman Court
Request for Review Application HS-25-008
Consider a Request for Approval to Construct Exterior Alterations (Window Replacement) to a Non-Contributing Single-Family Residence in the Almond Grove

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Historic District on Property Zoned R-1D:LHP:PD. APN 510-58-004. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities.

Property Owner: John Haas
Applicant: Renewal by Andersen/Hilda Ramirez
Project Planner: Sean Mullin
The project planner presented the staff report.

Opened Public Comment.

Hilda Ramirez, Applicant
Mr. Haas, the owner, attempted to purchase twelve retrofit Fibrex windows and one patio door. The original windows are vinyl. The owner’s main concern is about energy efficiency.

Closed Public Comment.

Committee members asked questions of Staff.

Sean Mullin, Project Planner
When the Design Guidelines were written, these materials were not available. “Fibrex” is the brand name for wood composite. The applicant is proposing like-for-like double-hung windows.

Committee members discussed the matter.

MOTION: Motion by Commissioner Burnett to Approve a Request for Approval to Construct Exterior Alterations (Window Replacement) to a NonContributing Single-Family Residence in the Almond Grove Historic District on Property Zoned R-1D:LHP:PD. APN 510-58-004. Seconded by Allen Feinberg.

VOTE: Motion passed unanimously, 3-0. Commissioner Thomas and Vice Chair Queiroz absent.

4. 123 Wilder Avenue
Architecture and Site Application S-23-039
Consider a Request to Construct Exterior Alterations (Siding Replacement) to an Existing Accessory Structure (Garage) Located in the Almond Grove Historic District on Property Zoned R-1D:LHP. APN 510-18-008. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.

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Property Owner: Bogusla Marcinkowski and Brygida Sas-Marcinkowski Applicant: Jose De La O
Project Planner: Sean Mullin
The project planner presented the staff report.

Applicant is not present.

Opened and Closed Public Comment.

Committee members discussed the matter.

Concerned that the applicant has not shown up or sent a representative. Would like to hear from them before deciding. In support since the proposed siding would complement the house which has the same style siding. The owner wants to change the siding but that requires an entirely different application. The setbacks are not standard either. If the siding changes, it loses the setback variance. Could not support the application if it does not follow the rules.

Committee members asked questions of Staff.

Sean Mullin, Project Planner
A potential remedy is to apply for a Variance to the shingle siding and a Variance for the non-conforming setback. If the exterior is so rotten, it can be demolished with in-kind replacement. If deemed reparable by the Building Official, they can replace in kind using the same footprint. Communication with the applicant is challenging. It is best to have them appear to a hearing to get their feedback.

MOTION: Motion by Chair Quintana to Continue to a Date Uncertain the Request to Construct Exterior Alterations (Siding Replacement) to an Existing Accessory Structure (Garage), for Staff to Communicate with the Applicant as to Difficulties of a Non-in-Kind Replacement and for Next Steps. Seconded by Commissioner Burnett.

VOTE: Motion passed unanimously, 3-0. Commissioner Thomas and Vice Chair Queiroz absent.

5. 31 University Avenue
Architecture and Site Application S-25-004 and Conditional Use Permit U-25-001 Requesting Approval for Modification of the Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044.

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Planned Development Modification PD-25-001, Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.

Property Owner: SRI Old Town, LLC
Applicant: Rick Nelson, MBH Architects
Project Planner: Erin Walters
The project planner presented the staff report.

Opened Public Comment.

Jordan Brown, Architect and Design Lead, and Stu Waggoner, Pre-development Lead RH is a retail and restaurant company founded in 1979 in Northern California. It is based in Corte Madera with several prominent locations around the Bay Area including a Gallery on Santa Cruz Avenue. Where they have been a tenant for the last 15 years. We are invested in the design of our brand and physical gallery experiences. We’re obsessed with great architecture.

We either find to readapt existing buildings or build. With Los Gatos it a little bit of both. The proposal at 31 University Avenue is sensitive to and supportive of the larger historic district.

The design will expand the aesthetic and details of the existing Meditteranian style while maintaining the existing footprint, setback, and overall massing.

Upgraded building finish of hand-troweled colored venetian plaster, installation of new metal windows and doors whose size, rhythm and topology consistent with the existing building style and of the caliber of the old town shopping center across University Avenue. The current building is a non-contributing commercial building, built in 1999. Currently an assemblage of small store fronts of miscellaneous, unrelated materials. Previously housed two separate retail and restaurant tenants. The retail portion has been vacant for last two years. Proposal as a single tenant, they unified the unrelated units to create a visually harmonious and stately façade commensurate with the caliber of the surrounding Old Town commercial center. As shown in the elevation comparison, our proposal reorganizes the buildings for our needs by creating a central entry and restaurant space with surrounded retail that seamlessly blends interior and exterior home and hospitality. Created a formal central entry and adjusted the misaligned cornices and rooflines as well as the window sizing and spacing for a more cohesive façade.

Committee members asked questions of the applicant.

Jordan Brown, Architect and Design Lead
We took our design cues from the existing architecture. The existing façade details are carried through to the new design. This proposal is one of the more unique Restoration Hardware buildings in the area. It was designed at a smaller scale to fit a smaller town. The footprint, cornice details, façade openings, and window details all match what is there. Most of the surrounding buildings are all the same material. The skylight would be barely visible from the human eye level, down the street and from across the street. The skylight is seven inches lower than the surrounding buildings. We have brought renderings of different perspectives, time of day, an interior view to show how it relates to the exterior, a photo of the corner now

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and a drawing of the proposed for comparison. However, there is not a drawing of the rear view from the parking lot.

Closed Public Comment.

Committee members discussed the matter.

The building seems out of character with the rest of Old Town. It does not follow Policy LU 6.5:
consistent with the neighborhood, or Policy LU 1.4: designed in context of the neighborhood.

The skylight can be seen from the back. The roofline does not have enough character. The proposed design modifies the original intent of that side of the street which is to appear as a collective of individual structures. The three structures should not be unified into one consistent and symmetrical mass. Prefer the optical illusion of different rooflines, finishes, windows, and awnings. Even though it has the Mediterranean style it is not as compatible with the rest of downtown. The design doesn’t relate well with the existing Old Town section of downtown.

MOTION: Motion by Commissioner Burnett to Deny the Modification of the Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. They could come back. Seconded by Committee Member Fienberg.

ALTERNATE
MOTION: Motion by Chair Quintana to Continue the Item to a Date Uncertain. Ask the Applicant to Consider the Issues Raised about Being Broken up into Different Sections and More Compatible with the Surrounding Structures.

Seconded by Commissioner Burnett
VOTE: Motion passed unanimously, 3-0. Commissioner Thomas and Vice Chair Queiroz absent.

OTHER BUSINESS

6. 14344 La Rinconada Drive
Request for Review Application PHST-24-013
Preliminary Review for Construction of an Addition and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1:8. Located at 14344 La Rinconada Drive. APN 409-19-019. Exempt Pursuant to CEQA Guidelines, Section 15301:

Existing Facilities.

Property Owner/Applicant: William Maynard
Project Planner: Erin Walters

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The project planner presented the staff report.

Opened Public Comment.

Michelle Minor, Architect Designer
The street is diverse in styles and sizes. The houses are predominately cottage style with a few Craftsmen, stucco ranch, and others. Their proposal has a garage on the street. There are eleven homes on that street. Three have no garages. Three have detached garages in the rear.

One has a detached 3-car garage. One has a garage that takes up the whole front. One lot has two homes with a flag lot behind. This two-home lot has an attached garage that is 3 ½ feet in front of any other front elevation. The proposed design will be slightly back from the front and not as predominant. The garage roof pitch has been lowered from 12 by 12 to 10 by 12. The roof form has been reduced and the garage roof height has been reduced by over two feet. The structure now classified as an attic. On Wedgewood Avenue and Mulberry Drive, the garages are mainly located in front. As instructed, the design is set back, has reduced bulk, and all the materials, trim, windows, siding, and roofing will match what is there. The design is consistent with the street. It does not overwhelm the street. A fence and landscaping will be added in front.

Committee members asked questions of the applicant
Michelle Minor, Architect Designer
If they make the roof double gabled it would be very prominent. Added a hip roof instead to reduce the prominence.

Closed Public Comment.

Committee members discussed the matter.

The request to be removed from the inventory has to be made by the Applicant. On this street there were other small bungalows that have asked to be removed from the inventory. But once a house is removed it can be replaced by a much larger structure. This design is a big improvement over what was presented before. It is a major upgrade to the street and the house. The Committee is supportive of the design.

This is a preliminary review and does not require a motion.

Staff will work with applicant on next steps.

REPORT FROM THE DIRECTOR
None.

COMMITTEE MATTERS

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x Agenda item suggestion to have an informal discussion with committee and staff, on what constitutes a pre-1941 building, not in a Historic District, vs. a Landmark designation. A Landmark must be consistent with the State or Los Gatos criteria. If it is exceptionally significant it is a Landmark. Historic Districts that don’t necessarily have Landmark building but can have Pre-1941 buildings that are contributors to the District.

There are Pre-1941 Presumptive buildings that are not in a District. How do we decide what is not Presumptive but a Historic Resource? What is the criteria? Need clarity for consistency. It would be an educational discussion under Other Business.

ADJOURNMENT
The meeting adjourned 5:28 p.m.

This is to certify that the foregoing is a true
and correct copy of the minutes of the
February 26, 2025 meeting as approved by the
Historic Preservation Committee.

Prepared by:
________________________________________
/s/Sean Mullin, AICP, Planning Manager

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ITEM NO. 11.

TOWN OF LOS GATOS

COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
March 27, 2025
Rick Nelson, MBH Architects
Via email
RE: 31 University Avenue
Planned Development Modification PD-25-001
Architecture and Site Application S-25-004
Conditional Use Permit U-25-001
Requesting Approval for Modification of Planned Development Ordinance to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. APN 529-02-044. Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities.

Property Owner: SRI Old Town, LLC.

Applicant: Rick Nelson, MBH Architects.

Project Planner: Erin Walters.

On February 26, 2025, the Los Gatos Historic Preservation Committee considered and continued the item with feedback.

On March 26, 2025, the Committee reconsidered and discussed the item. The Committee made a recommendation of denial and has forwarded the recommendation to the Planning Commission for consideration. In support of its recommendation of denial, the Committee provided the following reasoning:
x Although the proposed design is a Mediterranean style, it is not as compatible with the existing Old Town buildings; it is not consistent with the Planned Development; or the character of the University/Edelen Historic District;
x The design should convey a collective of individual structures rather than one consistent and symmetrical massing;
x Consider the addition of tile roofing material;
x Consider the impact of the skylight from all elevations; and

CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030

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ITEM NO. 11.
x The motion also included the subtle changes outlined at the March 26, 2025, meeting regarding paint, lighting, materials, trees, landscaping, roof painting, etc. to achieve the appearance of a collective of individual structures.

If you have any questions, I can be contacted by phone at (408) 354-6867 or by email at [email protected].

Sincerely,
Erin M. Walters
Senior Planner
cc: Lindsey Laird, RH, via email

N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2025\University 31- 03-26-25- HPC Action Letter.docx

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ITEM NO. 11.

PREPARED BY: Erin M. Walters
Senior Planner
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov

TOWN OF LOS GATOS

HISTORIC PRESERVATION COMMITTEE
REPORT
MEETING DATE: 03/26/2024
ITEM NO: 3
DATE: March 21, 2025
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Modify Planned Development Ordinance 2025 to Allow Modifications to Building E, an Architecture and Site Application for Exterior Modifications to an Existing Commercial Building in the University/Edelen Historic District, and a Conditional Use Permit for Formula Retail over 10,000 square feet and for a Restaurant with Alcohol Service on a Property Zoned C-2:LHP:PD. Located at 31 University Avenue.

APN 529-02-044. Planned Development Modification PD-25-001, Architecture and Site Application S-25-004, and Conditional Use Permit U-25-001.

Categorically Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property Owner: SRI Old Town, LLC. Applicant: Rick Nelson, MBH Architects. Project Planner: Erin Walters.

RECOMMENDATION:

Consider a request for approval for exterior modifications to an existing commercial building, Building E in the Old Town Los Gatos Shopping Center in the University/Edelen Historic District on property zoned C-2:LHP:PD, located at 31 University Avenue.

BACKGROUND:

On February 26, 2025, the Committee considered the request, discussed the item, and continued the item to a meeting date certain with the following feedback (Attachment 5):
x Although the proposed design is a Mediterranean style, it is not as compatible with the existing Old Town buildings; and not consistent with the Planned Development or the character of the University/Edelen Historic District;
x The design should convey a collective of individual structures rather than one consistent and symmetrical mass;
x Consider the addition of tile roofing material; and
x Consider the visual impact of the skylight from all elevations.

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ITEM NO. 11.

PAGE 2 OF 4
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: March 21, 2025
DISCUSSION:

The applicant considered the Committee’s direction and has decided to not modify the proposed exterior modifications and has provided a response letter (Attachment 6).

The applicant proposes to modify the exterior of Building E to establish more cohesive architecture for the future single tenant of the building (Attachment 7). Exterior modifications would be made to all four elevations and include:
x Roof alterations creating consistent and symmetrical massing; x Changes to window and door shapes, integrating arched, and rectangular fenestration; x New fabric awnings and metal and glass canopy awnings; x A new skylight; and
x New stucco siding.

A color and materials sheet showing the proposed finishes of the new exterior materials is included on A406 in the Development Plans included as Attachment 7.

CONCLUSION:

The applicant is seeking a recommendation from the Committee for exterior modifications to Building E. (Attachment 7). Should the Committee find merit in the request, the Committee should forward a recommendation of approval for the request to the Planning Commission. The application package would continue through the discretionary review process and would not return to the Committee.

CONSIDERATIONS:

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ITEM NO. 11.

PAGE 3 OF 4
SUBJECT: 31 University Avenue/PD-25-001, S-25-004 and U-25-001 DATE: March 21, 2025
ATTACHMENTS:

Previously distributed with the February 26, 2025, Staff Report:

1. Planned Development Ordinance 2025

2. Applicant’s Request and Letter of Justification

3. Development Plans
Previously received with the February 26, 2025, Desk Item Report:

4. Existing and Proposed Building Elevations
Received with this Staff Report:

5. HPC Action Letter, February 26, 2025

6. Response Letter

7. Development Plans

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ITEM NO. 11.

TOWN OF LOS GATOS

COMMUNITY DEVELOPMENT DEPARTMENT

Property Owner: SRI Old Town, LLC.

Applicant: Rick Nelson, MBH Architects.

Project Planner: Erin Walters.

If you have any questions, I can be contacted by phone at (408) 354-6867or by email at [email protected].

Sincerely,
Erin M. Walters, Senior Planner
cc: Lindsey Laird, RH, via email
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2025\University 31- 02-26-25- HPC Action Letter.docx

CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
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ITEM NO. 11.

March 14, 2025
Historic Preservation Committee
110 E. Main Street
Los Gatos, CA 95030
Project: RH Los Gatos - PD-25-001, S-25-004 and U-25-001 Location: 31 University Ave
Dear Members of the Historic Preservation Committee:

I would like to first thank you for your time on February 26, 2025. We appreciated your feedback but after careful consideration, we have chosen to maintain our current design.

When developing our Proposal, we closely studied the existing Mediterranean components of the building and the Old Town Shopping Center, its proportions, window types and architectural details.

We also considered the buildings immediately adjacent and incorporated their unified design into our building, both in color and articulation, with the goal of creating a harmonious façade design that assimilates into, rather than competes with the larger Historic District.

At RH, we strive to obtain balance, symmetry and perfect proportions with our architectural approach and believe our design does exactly that. With respect, we would like to maintain our Proposal. I hope the explanation above provides you with an understanding of our position.

Thank you,
Stuart Wagner

STUART WAGNER

SENIOR DIRECTOR, PRE-DEVELOPMENT
RH | GALLERY DEVELOPMENT
C: 919.621.0741
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