Los Gatos City Council
August 11, 2026

ITEM NO. 1.

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.

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

ENVIRONMENTAL REVIEW MITIGATION MEASURE CONDITIONS APPLICABLE TO ALL LOTS *

23. *AIR QUALITY - III-1: The project applicant shall show on Improvement Plans via notation that the project contractor shall restrict the construction of the off-site sidewalk improvements along the north side of Blossom Hill Road between Regent Drive and Union Avenue and along the north side of Fisher Avenue between Mitchell Avenue and Roberts Road from occurring simultaneously with the on-site construction of the proposed project. Alternatively, if simultaneous construction of the on-site and off-site components of the proposed project cannot be avoided, prior to the initiation of ground disturbance associated with the off-site sidewalk improvements, the project applicant shall show on project improvement plans via notation the following requirements:
• The contractor shall ensure that all construction equipment greater than 50 horsepower to be used in the construction of the off-site sidewalk improvements, including owned, leased, and subcontractor vehicles, shall be Tier 4 final off-road construction equipment. In addition, all off-road equipment operating at the off-site construction site must be maintained in proper working condition according to manufacturer’s specifications.
• Idling shall be limited to five minutes or less in accordance with the In-Use OffRoad Diesel Vehicle Regulation as required by CARB. Clear signage regarding idling restrictions shall be placed at the entrances to the construction site. • Portable equipment over 50 horsepower must have either a valid BAAQMD Permit to Operate (PTO) or a valid statewide Portable Equipment Registration Program (PERP) placard and sticker issued by CARB.
• Conformance with the foregoing requirements shall be confirmed through review and approval of plans by the Town of Los Gatos Community Development Department. Road Diesel Vehicle Regulation as required by CARB. Clear signage regarding idling restrictions shall be placed at the entrances to the construction site.

ITEM NO. 1.
• Portable equipment over 50 horsepower must have either a valid BAAQMD Permit to Operate (PTO) or a valid statewide Portable Equipment Registration Program (PERP) placard and sticker issued by CARB.

Conformance with the foregoing requirements shall be confirmed through review and approval of plans by the Town of Los Gatos Parks and Public Works Department.

24. *BIOLOGICAL RESOURCES IV- 1, CALIFORNIA RED-LEGGED FROG: Within 48 hours prior to any ground disturbing activities or vegetation clearing within 50 feet of Ross Creek, a pre-construction survey for California red-legged frog shall be conducted by a qualified biologist. Survey results shall be submitted to the Town of Los Gatos Community Development Department.

25. *BIOLOGICAL RESOURCES IV- 2- CALIFORNIA RED-LEGGED FROG: If California red-legged frog is encountered, activities shall cease until the animal moves out of any proposed work area on its own or is relocated by a permitted qualified biologist. Proof of compliance with this mitigation measure shall be provided to the Town of Los Gatos Community Development Department.

26. *BIOLOGICAL RESOURCES IV- 3, CALIFORNIA RED-LEGGED FROG: During construction activities, fiber netting such as silt fence or similar material shall be used for erosion control where appropriate throughout the project site and within 50 feet of Ross Creek to ensure that California red-legged frog does not get trapped. Proof of compliance with this mitigation measure shall be provided to the Town of Los Gatos Community Development Department.

27. *BIOLOGICAL RESOURCES IV-4, WHITE-TAILED KITE AND OTHER NESTING RAPTORS AND MIGRATORY BIRDS: If tree removal or ground disturbing activities are scheduled to commence during the nesting season (February 1st through August 31st), a preconstruction nesting bird survey shall be conducted by a qualified biologist within seven days prior to such activities to identify possible nesting activity. Survey results shall be submitted to the Town of Los Gatos Community Development Department. If active nests are not found further mitigation is not required. If one or more active nests are found, a construction-free buffer of suitable dimensions shall be established around any active raptor or migratory bird nest for the duration of the project, or until the qualified biologist has determined that the chicks have fledged and are foraging independently from their parents. The buffer shall be identified on the ground with flagging or fencing. The buffer distance shall be determined by the on-site qualified biologist based on the species, level of disturbance activity, location of the nest, and the topography between the nest and the construction activity; the construction-free buffer shall consist of a minimum starting distance of 250 feet for raptors and 25 feet for other birds. Proof of compliance with this mitigation measure shall be provided to the Town of Los Gatos Community Development Department.

28. *BIOLOGICAL RESOURCES IV-5, PALLID BAT AND TOWNSEND’S BIG EARED BAT: Prior to the commencement of construction activities, a qualified biologist shall conduct a bat habitat assessment of all potential roosting habitat features, including trees within the proposed impact footprint within the project vicinity. The habitat assessment shall identify all potentially suitable roosting habitat and may be conducted up to one year prior to the start of construction. The results of the assessment shall be submitted to the Town of Los Gatos Community Development Department.

ITEM NO. 1.

29. *BIOLOGICAL RESOURCES IV-6, PALLID BAT AND TOWNSEND’S BIG-EARED BAT: If potential roosting habitat is identified (cavities in trees or potential roosts within structures) within the areas proposed for impact, the biologist shall survey the potential roosting habitat during the active season (generally April through October or from January through March on days with temperatures in excess of 50 degrees Fahrenheit) within seven days prior to the start of construction activities to determine the presence of roosting bats. The surveys are recommended to be conducted utilizing methods that are considered acceptable by CDFW and bat experts. Methods may include evening emergence surveys, acoustic surveys, inspecting potential roosting habitat with fiberoptic cameras, or a combination thereof. If a non-breeding bat colony is discovered, the individuals shall be humanely evicted via two-step removal under the direction of a qualified biologist to ensure that harm or take would not occur to any bats as a result of tree removal. Two-step removal can only occur during March 1 to April 15 and September 1 to October 15 to avoid harm to maternity and overwintering colonies. If a maternity colony is detected, then a qualified biologist shall determine an appropriate size for a construction-free buffer to be established around the tree and remain in place until the qualified biologist has determined that the nursery is inactive. Tree removal shall preferably be done between March 1 and April 15 or August 15 and October 15 to avoid interfering with an active nursery. Proof of compliance with this mitigation measure shall be provided to the Town of Los Gatos Community Development Department.

30. *BIOLOGICAL RESOURCES IV-7, SAN FRANCISCO DUSKY-FOOTED WOODRAT: A qualified biologist shall conduct a pre-construction survey for San Francisco dusky-footed woodrat nests between 30 and 14 days prior to the onset of construction activities. The survey shall encompass all construction zones within the woodland habitat and developed areas, and surrounding lands within 25 feet. Results of the assessment shall be submitted to the Town of Los Gatos Community Development Department.

Identified nests shall be avoided, where possible, and buffered by a minimum of 20 feet.

If avoidance is not possible, the nest(s) shall be manually deconstructed by a qualified biologist when helpless young are not present, typically during the non-breeding season (October through January). If is the qualified biologist has determined that young may be present during the nest deconstruction, a suitable buffer of a minimum of 20 feet shall be established around the nest until a qualified biologist determines that the young are independent enough to successfully move from the deconstructed nest. Approximate age of the juveniles shall be recorded when observed and appropriate time shall be extrapolated out to when they would be independent from their parents; then the deconstruction can continue after the biologist confirms that the young are not present in the nest at the time. Proof of compliance with this mitigation measure shall be provided to the Town of Los Gatos Community Development Department.

31. *BIOLOGICAL RESOURCES IV-8, AMERICAN BADGER: During the course of the preconstruction surveys for other species, a qualified biologist shall also determine the presence or absence of badgers prior to the start of construction. If badgers are found to be absent, other mitigations for the protection of badgers shall not be warranted. If an active badger den is identified during pre-construction surveys within or immediately adjacent to an area subject to construction, a construction-free buffer of up to 300 feet shall be established around the den. Once a qualified biologist has determined that

ITEM NO. 1.
badger has vacated the burrow, the burrow can be collapsed or excavated, and ground disturbance can proceed. Should the burrow be determined to be a natal or reproductive den, and because badgers are known to use multiple burrows in a breeding burrow complex, a biological monitor shall be present on-site during construction activities in the vicinity of the burrows to ensure the buffer is adequate to avoid direct impacts to individuals or natal/reproductive den abandonment. The monitor shall be present until is the qualified biologist has determined that young are of an independent age and construction activities would not harm individual badgers. Additionally, all workers shall attend a “tailgate” training that includes a description of the species, a brief summary of the species’ biology, and minimization measures and instructions on what to do if American badger is observed. Proof of compliance with this mitigation measure shall be provided to the Town of Los Gatos Community Development Department.

32. * BIOLOGICAL RESOURCES IV-9, BURROWING OWL: A qualified biologist shall conduct a preconstruction survey for burrowing owl following the 2012 CDFW Guidelines, or the most recent guidelines, which includes two surveys, one within 14 days prior to the start of construction and the second within 24 hours prior to the start of construction. If a lapse in project-related work of 15 calendar days or longer occurs, an additional survey shall be required prior to reinitiation. A written summary of the survey results shall be submitted to the Town of Los Gatos Community Development Department before any construction permits are issued. If burrowing owls or active burrows/refugia are not found, then further mitigation measures are not necessary. Identified burrowing owls shall be avoided and active burrowing owl burrows shall be avoided with a 250-foot non-disturbance buffer until the burrow is abandoned. The project biologist shall conduct a weekly checkin to confirm the buffer is still intact and confirm the current activity of that burrow. Proof of compliance with this mitigation measure shall be provided to the Town of Los Gatos Community Development Department.

33. * BIOLOGICAL RESOURCES IV-10: Prior to the start of construction activities, the applicant shall comply with the Town of Los Gatos Tree Protection Ordinance, and a tree removal permit shall be obtained from the Town for the removal of any on-site trees that qualify as a protected tree. If the trees proposed for removal are found to be in good condition, and the tree removal permit is granted primarily for the convenience of the applicant, then the full cost and responsibility of such removal shall be borne by the applicant, including planting of replacement trees. According to the Tree Mitigation and Protection Plan prepared for the proposed project, the project would not meet the required on-site tree replacement requirement; thus, the project applicant shall pay the appropriate in-lieu fees, pursuant to the requirements of Division II of Chapter 29.10 of the Town’s Municipal Code. The above noted requirements shall be completed to the satisfaction of the Town of Los Gatos Planning Division.

34. *CULTURAL RESOURCES V-1: If historic, archaeological, or paleontological resources are encountered during subsurface excavation activities, all construction activities within a 100-foot radius of the resource shall cease until a qualified archaeologist determines whether the resource requires further study. The Town shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate California Department of Parks and

ITEM NO. 1.

Recreation forms and evaluated for significance in terms of California Environmental Quality Act (CEQA) criteria by a qualified archaeologist. Potentially significant cultural resources consist of, but are not limited to, stone, bone, fossils, wood, or shell artifacts or features, including hearths, structural remains, or historic dumpsites. If the resource is determined to be significant under CEQA, the Town and a qualified archaeologist shall determine whether preservation in place is feasible. Such preservation in place is the preferred mitigation. If such preservation is infeasible, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan for the resource. The archaeologists shall also conduct appropriate technical analyses, prepare a comprehensive written report and file the report with the appropriate information center (California Historical Resources Information System), and provide for the permanent curation of the recovered materials.

35. *CULTURAL RESOURCES V-2: If human remains, or remains that are potentially human, are found during construction, all work shall be halted immediately within 100 feet, and a professional archeologist shall ensure reasonable protection measures are taken to protect the discovery from disturbance. The archaeologist shall notify the Santa Clara County Coroner (pursuant to Section 7050.5 of the State Health and Safety Code). The provisions of Section 7050.5 of the California Health and Safety Code, Section 5097.98 of the California Public Resources Code, and Assembly Bill (AB) 2641 will be implemented.

If the Coroner determines the remains are Native American and not the result of a crime scene, then the Coroner will notify the Native American Heritage Commission (NAHC), which then will designate a Native American Most Likely Descendant (MLD) for the project (Section 5097.98 of the Public Resources Code). The designated MLD will have 48 hours from the time access to the property is granted to make recommendations concerning treatment of the remains. If the applicant does not agree with the recommendations of the MLD, the NAHC can mediate (Section 5097.94 of the Public Resources Code). If an agreement is not reached, the qualified archaeologist or MLD must rebury the remains where they will not be further disturbed (Section 5097.98 of the Public Resources Code). This will also include either recording the site with the NAHC or the appropriate Information Center, using an open space or conservation zoning designation or easement, or recording a reinternment document with the county in which the property is located (AB 2641). Work cannot resume within the no-work radius until the lead agency, through consultation as appropriate, determines that the treatment measures have been completed to the Town’s satisfaction.

36. *GEOLOGY AND SOILS VII-1: Prior to approval of any grading or improvement plans for the project, a licensed engineer shall review the plans to ensure the engineering recommendations set forth in the site-specific Geotechnical and Geologic Hazard Investigation prepared for the proposed project by Cornerstone Earth Group are adequately incorporated, including all relevant CBSC standards, to the satisfaction of the Town’s Engineer. All grading and improvement plans shall be reviewed and approved by the Town of Los Gatos Community Development Department and the Town’s Engineer.

37. *HYDROLOGY AND WATER QUALITY X-1: Prior to any ground-disturbing activities, the project applicant shall prepare and submit a final erosion and sediment control plan for review and approval by the Town of Los Gatos Engineering Division of the Parks and Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution

ITEM NO. 1.

Prevention Plan (SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality Control Board. A maximum of two weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Prior to any ground disturbance, the on-site aquatic features (i.e. the ephemeral drainage/drainage swale and Ross Creek) shall be flagged by a qualified biologist with highly visible flagging tape, or similar, to clearly demarcate the limits of the aquatic features, and interim erosion control measures shall be installed around the aquatic features, at a minimum. Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town standard seeding specification, filter berms, check dams, retention basins, etc.

The project contractor shall provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plan and SWPPP shall be prepared in compliance with applicable measures contained in the amended provisions C.3 and C.14 of most current Santa Clara County National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP).

Monitoring for erosion and sediment control is required and shall be performed by the Qualified SWPPP Developer (QSD) or Qualified SWPPP Practitioner (QSP) as required by the Construction General Permit. Stormwater samples are required for all discharge locations and projects may not exceed limits set forth by the Construction General Permit Numeric Action Levels and/or Numeric Effluent Levels. A Rain Event Action Plan (REAP) shall be developed 48 hours prior to any likely precipitation event, defined by a 50 percent or greater probability as determined by the National Oceanic and Atmospheric Administration (NOAA), and/or whenever rain is imminent. The QSD or QSP must print and save records of the precipitation forecast for the project location area from (https://www.cpc.ncep.noaa.gov/) which shall accompany monitoring reports and sampling test data. A rain gauge is required on-site. The Town of Los Gatos Parks and Public Works Department and the Building Department shall conduct periodic NPDES inspections of the site throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations.

38. *NOISE XIII-1: For any construction proposed within 25 feet of a noise-sensitive receptor, the proposed project shall implement construction equipment staging areas to create distance between construction-related noise sources and noise-sensitive receptors; use electric tools; use mobile construction equipment with smart back-up alarms; and implement additional noise attenuation techniques during the clearing, earth moving, grading, and foundation/conditioning phases of construction, such as temporary sound barriers between the construction site and the sensitive receptors.

The foregoing requirements shall be included in the grading plan to the satisfaction of the Town’s Engineer and shall be submitted for review and approval to the Town of Los Gatos Community Development Department.

39. *NOISE XIII-2: Any compaction required within 26 feet of existing structures adjacent to the off-site improvement areas shall be accomplished by using static drum rollers, rather than vibratory compactors/rollers, which use weight instead of vibrations to achieve soil compaction. As an alternative, preconstruction crack documentation and construction vibration monitoring could be conducted to ensure that construction

ITEM NO. 1.
vibrations do not cause damage to any adjacent structures. The above requirements shall be included by way of notation on any future improvement plans approved for the off-site improvements to the satisfaction of the Town of Los Gatos Community Development Department.

40. *TRANSPORTATION XVII-1: Concurrent with submittal of final project improvement plans, the project applicant shall also submit to the Town of Los Gatos, Parks and Public Works Departement for review and approval off-site improvement plans showing the construction of new sidewalks at the following intersections:
• Along the north side of Blossom Hill Road between Regent Drive and Union Avenue; and
• Along the north side of Fisher Avenue between Mitchell Avenue and Roberts Road.

The improvement plans shall demonstrate, to the satisfaction of the Town Engineer, that the off-site sidewalk improvements would comply with all applicable design parameters and requirements set forth by the Town of Los Gatos. The off-site improvements shall be constructed prior to the issuance of any certificate of occupancy for the project.

APPLICABLE TO LOT 3

41. TREE PROTECTION: Prior to issuance of a grading or building permit, the grading and retaining wall plans shall be revised to ensure no work occurs within the dripline of Trees #569 and #566. The revised plans shall be reviewed and approved by the Town’s Consulting Arborist, at the applicant’s expense, prior to permit issuance.

APPLICABLE TO LOTS 7 AND 8

42. SWIMMING POOL: Prior to the issuance of a building permit, the proposed pool location shall be modified to ensure that the pool is located on a slope less than 30 percent, consistent with the Hillside Development Standards and Guidelines.

Building Division

APPLICABLE TO ALL LOTS

43. PERMITS REQUIRED:
a. A Building Permit is required for the construction of each new single-family residence and attached garage.
b. Additional Building Permits will be required for retaining walls supporting a surcharge that are not part of a building foundation.
c. A separate Building Permit will be required for each swimming pool. d. A separate Building Permit will be required for the PV System and must be finalized prior to the issuance of the Certificate of Occupancy.

44. 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. Building Permit applications received after December 19, 2025, will be subject to the 2025 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12.

ITEM NO. 1.

45. 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.

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

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

48. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics.

49. FOUNDATION INSPECTIONS: A pad certificate, prepared by a licensed civil engineer or land surveyor, shall be submitted to the project Building Inspector at the time of the foundation inspection. This certificate shall certify compliance with the recommendations specified in the Soils Report and confirm that the building pad elevations and on-site retaining wall locations and elevations have been prepared in accordance with the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations

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

51. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the future.
b. All passage doors shall be at least 32-inch-wide doors on the accessible floor level.
c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18-inch clearance at interior strike edge.
d. A door buzzer, bell or chime shall be hard wired at primary entrance.

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

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

ITEM NO. 1.

54. WILDLAND-URBAN INTERFACE: This project is in a Wildland-Urban Interface High Fire Area and must comply with the relevant Wildland-Urban fire protection regulations in effect at the time of permit submittal.

55. 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.

56. 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.

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

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

Engineering Division

APPLICABLE TO ALL LOTS

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.

58. 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 to the Town Engineer for approval a detailed construction project cost estimate prepared and stamped by the Applicant’s civil engineer. The cost estimate shall break out on-site and off-site improvements separately. This cost estimate will be used to determine the Engineering Plan Check Fee. A final construction cost estimate shall be provided once the project plans are approved. This cost estimate will be used to determine the Engineering Inspection Fee. The Engineering Inspection Fee must be paid prior to the issuance of any construction related permit.

59. THIRD-PARTY PLAN CHECK FEE AND INSPECTION FEE (Special projects only): The Town will procure a third-party engineering firm to perform Plan Review and Inspection Services. Applicant shall provide an initial deposit of for consultant plan review and inspection services, plus a 20 percent deposit for staff time to process the project. This deposit and fee are required at the time of the project building permit submittal. Once

ITEM NO. 1.
this deposit is received, the Town will select the consultant and initiate the plan review process. The Applicant’s deposit will be charged on a time and materials basis. A supplemental deposit will be required if the remaining deposit is expected to be exhausted prior to completion of the work. Permitted work will not be allowed to continue without available funds to complete the required inspection services. Thirdparty engineering services will be required for the duration of the construction and project closeout phases.

60. STORM DRAINAGE FEE: The Applicant shall pay Storm Drainage Fees in accordance with the Town’s Adopted Schedule of Fees and Charges in effect at the date of Housing Crisis Act of 2019 (SB330) application for the future construction of drainage facilities serving new buildings, improvements, or structures to be constructed which substantially impair the perviousness of the surface of land. The estimated fee based on the fiscal year 2023- 2024 fee schedule and various lot acreages are as follows:
a. Lot 1 – 0.5 acres - $2,435.50.
b. Lot 2 – 0.79 acres - $3,848.09.
c. Lot 3 – 0.55 acres - $2,679.05.
d. Lot 4 – 0.59 acres - $2,873.89.
e. Lot 5 – 0.85 acres - $4,140.35.
f. Lot 6 – 0.78 acres - $3,799.38.
g. Lot 7 – 1.18 acres - $4,871.00.
h. Lot 8 – 4.9 acres - $4,871.00.
i. Lot 9 – 1.7 acres - $4,871.00.
j. Lot 10 – 5.48 acres - $4,871.00.
k. Lot 11 – 0.11 acres - $535.81.
l. Lot 12 – 0.11 acres -$535.81.

61. TRAFFIC IMPACT FEES: The Owner shall pay the project's proportional share of transportation improvements needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the fee schedule in place at the time of the Housing Crisis Act of 2019 (SB 330) application, in accordance with the law.

The fiscal year 2023-2024 Comprehensive Fee Schedule amount for new average daily trip generated is $1,104.00. The new average daily trips generated shall be obtained from the Institute of Transportation Engineers most current trip generation data released at the time the fee is paid. The fee shall be paid before issuance of any certificate of occupancy, including any temporary certificates that may be issued.

62. CONSTRUCTION ACTIVITIES MITIGATION FEE (ORDINANCE 2189): Per the Town’s Comprehensive Fee Schedule, the project is subject to the Town’s Construction Activities Mitigation Fee based on the square footage of new buildings. The fee is $1.43 per square foot of new residential and non-residential building area. The fee shall be calculated based on the square footage total for all units shown on the construction plans to the approval of the Town Engineer. Payment of this fee shall pe paid prior to issuance of the first building permit.

63. PERMITS REQUIRED BY OTHER AGENCIES: The Applicant shall obtain all applicable permits from federal, state, and local agencies as required to construct the proposed improvements. The Applicant is hereby informed that permits may be required by one (1) or more of the following: Army Corps of Engineers, Fish and Wildlife (1603), The Bay

ITEM NO. 1.

Area Joint Aquatic Resources Permit Application (JARPA), Regional Water Quality Control Board, Santa Clara County Roads and Airports, Valley Water, or Habitat Permit.

If the project is within jurisdiction of any of these agencies, verification of permit or waiver of permit must be given to PPW prior to issuance of any required Town permits.

If the Town is required to be a party to the permit application and a fee is required, the Applicant shall reimburse the Town for its cost. A copy of these permits shall be provided to the satisfaction of the Town Engineer prior to the issuance of the first building permit.

64. GRADING PERMIT: A grading permit is required for all site grading and drainage work that is outside the perimeter of a building, retaining wall footing, or other structure authorized by a valid building permit. The Applicant must submit a grading permit application after the appeal period of the entitlement approval process has passed. The grading permit application shall include detailed grading plans and associated required materials. Plan check fees are based on the scope of onsite work. Prior to approval of the grading permit, the Applicant shall pay all fees due and provide faithful performance and payment securities for the performance of the work described and delineated on the approved grading plan, final erosion and sedimentation control plan, and interim erosion and sedimentation control plan (if required), in an amount to be set by the Town Engineer (but not to exceed one hundred (100) percent) of the approved estimated cost of the grading and erosion and sedimentation control measures. The form of security shall be one or a combination of the following to be determined by the Town Engineer and subject to the approval of the Town Attorney: (1) Bond or bonds issued by one or more duly authorized corporate sureties on a form approved by the Town; (2) Deposit with the Town, money, or negotiable bonds of the kind approved for securing deposits of public monies; or (3) other instrument of credit from one or more financial institutions subject to regulation by the State or Federal Government wherein such financial institution pledges funds are on deposit and guaranteed for payment. The grading permit shall be issued prior to the issuance of the building permit unless otherwise allowed by the Town Engineer. The permit shall be limited to work shown on the grading plans approved by the Town Engineer. In granting a permit, the Town Engineer may impose any condition deemed necessary to protect the health, safety, and welfare of the public, to prevent the creation of a nuisance or hazard to public or private property, and to assure proper completion of the grading including but not limited to:
(1) Mitigation of adverse environmental impacts; (2) Improvement of any existing grading or correction of any existing grading violation to comply with Town Code; (3) Requirements for fencing or other protection of grading which would otherwise be hazardous; (4) Requirements for dust, erosion, sediment, and noise control, hours of operation and season of work, weather conditions, sequence of work, access roads, and haul routes; (5) Requirements for safeguarding watercourses from excessive deposition of sediment or debris in quantities exceeding natural levels; (6) Assurance that the land area in which grading is proposed and for which habitable structures are proposed is not subject to hazards of land slippage or significant settlement or erosion and that the hazards of seismic activity or flooding can be eliminated or adequately reduced; (7) Temporary and permanent landscape plans.

65. PUBLIC IMPROVEMENTS: Prior to the approval of any permits or final map, whichever

ITEM NO. 1.
comes first, the Applicant/Owner must complete construction of public improvements listed in these conditions. Prior to any work being done in the Town's right-of-way, the Applicant must submit Public Improvement Plans for review and approval. All public improvements shall be made in accordance to the Town’s latest adopted Standard Plans, Standard Specifications, and Engineering Design Standards and constructed prior to final map approval unless otherwise noted below. The Applicant is required to confirm the location of existing utility lines by potholing. Prior to any potholing, Applicant shall submit an 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.

Once the Public Improvement Plans have been approved, the Applicant shall submit an application for 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 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. Prior to issuance of the encroachment permit, the Applicant shall submit a temporary traffic control plan (“TTCP”) inclusive of all modes of travel for any lane or sidewalk closures. Special provisions such as limitations on working 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. 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. Right-of-way/Public improvements shall include, at a minimum, the following items:
a. BLOSSOM HILL ROAD: The Applicant shall install sidewalk along the north side of Blossom Hill Road between Regent Drive and Union Avenue. b. FISHER AVENUE: The Applicant shall install sidewalk along the north side of Fisher Avenue between Mitchell Avenue and Roberts Road. c. DRIVEWAY APPROACH(ES): The Applicant shall install three (3) Town Standard driveway approaches as shown on the approved plans. The new driveway approaches shall be constructed per the Town Standard Drawing. d. CERRO VISTA COURT: Due to construction activities, new utility cuts along the project frontage, and the anticipated project’s truck traffic, the Applicant shall grind and provide a 2.5” overlay along the full width of Cerro Vista Court from Cerro Vista Drive to the driveway at Lot 10 frontage. Prior to overlay, any base failure repair or required dig-outs identified by the PPW Inspector shall be completed. The Town Engineer shall approve the roadway repair prior to the

ITEM NO. 1.
release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first.
e. TWIN OAKS DRIVE: Due to construction activities, new utility cuts along the project frontage, and the anticipated project’s truck traffic, the Applicant shall grind and provide a 2.5” overlay along the full width of Cerro Vista Court from Cerro Vista Drive to the driveway at Lot 10. frontage. Prior to overlay, any base failure repair or required dig-outs identified by the PPW Inspector shall be completed. The Town Engineer shall approve the roadway repair prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first.

66. TREE REMOVAL PERMIT: The Applicant shall apply and obtain a Tree Removal Permit from the Parks and Public Works Department for the removal 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.

67. NEIGHBORING RUNOFF: Revise the proposed grading to ensure that the proposed improvements do not divert runoff to the detriment of adjacent properties.

68. PHASED PERMITS: The Applicant may, with the approval of the Town Engineer, phase the permits to expedite the construction process. If this is done, each phase of the work will require a separate and complete set of plans to be submitted, reviewed, and approved prior to the issuance of the said permit. Overlapping of permits may occur, if approved by the Town Engineer. No work on the next phase of construction, in advance of the permitted work, may occur. No “at risk” work will be permitted. Only the below phased permitted work will be allowed:
a. Clearing-Grubbing/Rough Grading
b. Fine Grading
c. Underground Utilities
d. Site Improvements
e. Off-Site Improvements
f. Plans shall be submitted, reviewed, and approved by the Town Engineer prior to the commencement of work.

69. CONSTRUCTION PHASE PLAN SUBMITTAL REQUIREMENTS: The Grading Permit Plans and Public Improvement Plans (together referred to as “Improvement Plans”) shall be submitted as a set to Parks and Public Works Department along with a title report dated no older than 30 days from the date the Improvement Plans are submitted. 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.
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 “Table of Responsibilities”

ITEM NO. 1.
summarizing ownership, access rights, and maintenance responsibilities for each facility (streets, utilities, parks, landscaping, etc.), 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 footcandles and the average to minimum uniformity ratio. Lighting shall be in compliance with the Town’s Standard Specification section 2.38. i. A Traffic Signal Plan (as applicable) shall include a conduit schedule, conduit plan, pole locations, streetlights, intersection striping, power connection and meter locations, and as directed.
j. A Landscaping Plan for the project site and the full width of the public rights-ofway adjacent to the project. The plans shall clearly identify public and private utilities and points of demarcation between the two.
k. A Composite Plan showing civil, landscape, electrical, and joint trench locations combined on one drawing to identify potential conflicts between disciplines. The Composite Plan shall include the size, location, and details of all trenches, locations of building utility service stubs and meters, and placements or arrangements of junction structures as a part of the Improvement Plan submittals for the project. Show preferred and alternative locations for all utility vaults and boxes if project has not obtained PG&E approval. A licensed Civil or

ITEM NO. 1.

Electrical Engineer shall sign the composite drawings and/or utility improvement plans. (All dry utilities shall be placed underground). A note shall be placed on the joint trench composite plans which states that the plan agrees with Town Codes and Standards and that no underground utility conflict exists. l. General Notes found in the Town of Los Gatos General Guidelines. m. 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.
n. A statement that all utility boxes in vehicular pathways shall be traffic-rated.

70. 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, the design of all off-site storm drainage facilities shall be in accordance with most 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.

71. EXISTING FACILITY PROTECTION AND REPAIR: All existing public utilities shall be either protected in place, relocated, or repaired. The Applicant shall repair or replace all existing improvements not designated for removal, and all new improvements that are damaged during construction or removed because of the Applicant’s operations. This includes sidewalk, curb and gutter, streetlights, valley gutters, curb ramps, and any other existing improvements in the area that are not intended to be removed and replaced. The Applicant shall request a walk-through with the PPW construction Inspector before the start of construction to verify existing conditions. Said repairs shall be completed prior to issuance of the first certificate of occupancy of the project.

72. UNDERGROUND UTILITIES: All new services to the development shall be placed underground in accordance with the various utility regulations. Transformers and switch gear cabinets within designated Underground Districts shall be placed underground unless otherwise approved by the Town Engineer. Underground utility plans must be submitted to the Town and approved by the Town Engineer prior to installation.

73. 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. Currently, 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.

74. 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

ITEM NO. 1.
existing network is sufficient to accommodate the project. Coordination of the stormwater conveyance system will be addressed during the Grading Permit review.

75. PREPARATION OF ELECTRICAL PLANS: All street lighting and traffic signal electrical 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.

76. EXTERIOR SITE LIGHTING STANDARDS: The Applicant shall submit a photometric plan for on-site lighting showing lighting levels in compliance with the Town Standard Specifications section 2.38. 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. Private, interior courtyards not accessible to the public are not required to meet this standard. 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 and shall be addressed on the construction plans submitted for the first building permit. Any subsequent building permits that include any site lighting shall also meet these requirements.

77. STORM DRAINAGE STUDY: The Applicant shall submit a Storm Drainage Study for the proposed development stormwater conveyance system evaluating pre- and postdevelopment peak discharge rates for the theoretical 2-year, 10-year, and 100-year (50- percent, 10-percent, and 1-percent annual chance) storm events including supporting hydraulic calculations for proposed pipe network. The study must address sizing and design details for the stormwater treatment systems proposed with the development.

The study shall include an evaluation of the project site drainage including topography, natural drainage patterns, and existing man-made diversions (structures, raised pads, fences, etc.). If the study indicates that the theoretical water surface elevation or hydraulic grade line of the proposed development during a 10 percent annual chance storm event is above ground level at any point, the Applicant shall construct and dedicate to the Town new downstream storm drainage facilities necessary to achieve a connection point water depth no more than 80 percent full during the projected 10 percent annual chance storm event. The study must evaluate the 1 percent annual chance storm event base flood elevation. The finish floor elevations of all structures shall be constructed to be reasonable safe from flooding per Town Code Section

29.90.080(1)(c.) which is typically done by constructing finished floors at 1-foot above base flood elevation. The Applicant shall submit the study for review and approval by the Town Engineer prior to the issuance of the first building permit.

78. STORMWATER MANAGEMENT PLAN: The Applicant shall develop a Storm Water Management Plan (“SWMP”) that complies with the California Water Board regulations and delineates site design measures, source control measures, low-impact-development (LID) treatment measures, hydromodification management measures, and construction site controls as appropriate. The Plan must indicate erosion protection measures for the inlet structures (e.g., pipe outlets, pump dissipator pipes, and/or bubblers). For the Bay Area Hydrologic Modification (“BAHM”) analysis, the Applicant must provide pump operations and intended routing during various runoff conditions (i.e., treatment runoff

ITEM NO. 1.
vs. Hydrologic Modification controls) and the rationale for the pump size selected relative to the treatment flow rate. The Applicant shall update the BAHM analysis to conform to project conditions to the satisfaction of the Town Engineer and include a summary of the changes made to the BAHM analysis since the entitlement plan review for review by the C3 consultant. The Applicant must select and indicate bioretention area plants capable of withstanding and surviving the higher design ponding conditions.

If pumps are proposed, the Applicant must:
a. Provide pump discharge rates that receiving bioretention areas are capable of treating, to avoid consistently overwhelming the bioretention areas. b. The Applicant must include an alarm system that will notify the owner or operator of a pump failure.
c. If off-site improvements modify the quantities of regulated and unregulated offsite impervious area, the Applicant must update Section 2, item “d” and Section 8 of the C.3 Data Form to reflect those changes.

79. 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.

80. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drains (public or private) directly connected to public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to Bay” NPDES required language using methods approved by the Town Engineer on all storm inlets surrounding and within the project parcel. Furthermore, storm drains shall be designed to serve exclusively stormwater. Dual-purpose storm drains that switch to sanitary sewer are not permitted in the Town of Los Gatos. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property.

81. OFF-SITE DRAINAGE: The Applicant shall not alter any existing drainage patterns without an approved Grading Permit.

82. 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 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.

ITEM NO. 1.

83. GRADING AND 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.

84. SWPPP AND EROSION CONTROL: The Applicant shall prepare and submit a comprehensive stormwater pollution prevention plan (SWPPP) inclusive of interim 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 ensure a Qualified SWPPP Developer (QSD) or Qualified SWPPP Practitioner (QSP) monitors erosion and sediment control as required by the Construction General Permit. The Applicant must take measures to ensure continuous compliance with the Construction General Permit, and 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 is to 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 Applicant shall provide the Town Engineer the assigned Notice of Intent (NOI) permit number received after filing a Notice of Intent under the Construction Stormwater General Permit. The erosion control plans and SWPPP shall comply with applicable measures contained in the most current Santa Clara County National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). All test submitted to the regional board must also be submitted to the Town Engineer. 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.

85. 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.

ITEM NO. 1.

86. GEOTECHNICAL REVIEW: Prior to building permit issuance, the Applicant’s Geotechnical Engineer shall submit a design level geotechnical report. The report will require a peer review by the Town’s geological and geotechnical consultant. A deposit and fee for the peer review will be required per the Town’s current fee schedule, unless there are any remaining deposit funds from the entitlement phase. The Town will route the design level geotechnical report to the Town’s peer review consultant once the report is submitted and deposit and fee are available. Once approved, the geotechnical engineer shall review the grading and drainage plan and proposed pavement and foundation design to verify that the design is in accordance with their recommendations. The Applicant’s Geotechnical Engineer’s approval shall be conveyed to the Town either by letter or by signing and stamping the plans. All grading operations and soil compaction activities shall be per the approved project’s design level geotechnical report. The Applicant shall add this condition to the general notes on the grading plan.

87. GEOTECHNICAL ENGINEER OBSERVATION: All grading activities shall be conducted under the observation of, and tested by, a licensed geotechnical engineer. A report shall be filed with the Town of Los Gatos for each phase of construction stating that all grading activities were performed in conformance with the requirements of the project’s design level geotechnical report. The Applicant shall submit a Final Geotechnical Construction Observation and Testing Summary in an “as-built” letter/report prepared and submitted to the Town prior to issuance of the certificate of occupancy. The Applicant shall add this condition to the general notes on the grading plan.

88. FLOODPLAIN MANAGEMENT: The Applicant shall submit to the Town Engineer a letter stamped and signed by the Engineer in Charge stating that: 1) all requirements of Chapter 29, Article 9 of the Town Code have been satisfied; 2) all other required state and federal permits have been obtained; 3) the site is reasonably safe—a state where hazards and conditions leading to harm are controlled, and a person can expect an environment to be free from dangers that a reasonable person would anticipate—from flooding; and 4) the proposed development does not adversely affect the carrying capacity of areas where base flood elevations have been determined but a floodway has not been designated. For purposes of this article, "adversely affects" means that the cumulative effect of the proposed development when combined with all other existing and anticipated development will increase the water surface elevation of the base flood more than one (1) foot at any point. If the site is filled above the base flood elevation, the lowest pad and floor elevations shall be certified by a California registered professional engineer or land surveyor and provided to the Town Engineer.

89. PRECONSTRUCTION MEETING: After the issuance of any Grading or Encroachment permit and before the commencement of any on or off-site work, the Applicant shall request a pre-construction 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

ITEM NO. 1.
c. They ensure a copy of these project Conditions of Approval will be posted on-site at all times during construction.

90. 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.

91. GARBAGE/RECYCLE STORAGE AND SERVICE: The Applicant shall provide adequate area for the purposes of storing garbage, composting and recycling collection containers for scheduled servicing by the Town’s solid waste collection provider. The collection containers shall not be placed in the right-of-way except during the period of time necessary to allow removal of the waste. brought to the service area on the day of service and returned to the storage enclosure by the property owner that same day. The containers are not to be in public view or in the public right-of-way prior to or beyond the scheduled service times. A letter from West Valley Collection and Recycling confirming serviceability and site accessibility shall be provided to the Town Engineer for approval prior to the approval of an occupancy permit.

92. OVERHEAD UTILITY CLEARANCE: For projects that have overhead utility lines on-site that travel over new buildings, the Applicant shall obtain a letter from the utility company indicating that there is adequate overhead clearance from the utility to the proposed building. The letter shall be submitted with the first set of improvement plans submitted. The plans shall show the existing utility pole, any necessary proposed pole protection (including overhead clearance warning identification), and shall be confirmed satisfactory with the utility company. The letter shall be to the approval of the Town Engineer.

93. SITE LANDSCAPING COORDINATION: The Applicant shall coordinate the overall site landscaping and the stormwater treatment area landscaping. Stormwater treatment areas should be identified on the site first, and then site landscaping to make sure the correct plant material is identified for each area. Some site landscaping plant material may not be suitable in stormwater treatment areas due to the nature of the facility.

Sanitary sewer facilities cannot be aligned through stormwater treatment facilities.

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.

94. TEMPORARY CONSTRUCTION EASEMENT: Prior to the issuance of a grading or 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.

95. SUBDIVISION (FINAL) MAP: The Applicant shall have a subdivision map, prepared by a person authorized to practice land surveying in California, delineating all parcels created or deleted and all changes in lot lines in conformance with the Los Gatos Town Code and the Subdivision Map Act. Existing buildings shall be demolished prior to the recordation of the map if they will conflict with any newly created lot line. The Town Council must approve all Final Maps. The Town Council meeting will be scheduled after the Final Map, Public Improvement Plans, Stormwater Treatment Facilities Maintenance Agreement, Landscape Maintenance Agreement, Subdivision Improvement Agreement (if

ITEM NO. 1.
applicable) and constructed improvements (onsite and offsite) are approved by the Town Engineer. The Final Subdivision Map shall be approved by PPW and recorded by the County Recorder’s Office prior to first building permit review of any market rate lots.

In lieu of the Town Clerk’s Office coordinating the recordation of the Final Map(s) with the County, the Applicant may submit a map guarantee by the Applicant’s title company for the release of the signed Final Map to the title company for recordation. Prior to the Town’s release of the Final Map, the Town Engineer may require the Applicant to submit to the Town an electronic copy of the map in the AutoCAD Version being used by the Town at the time of recordation. It is the Applicant's responsibility to check with their title company and the County Recorder’s Office to determine the time necessary to have the map recorded after Town approval.

96. SUBDIVISION IMPROVEMENT AGREEMENT (“SIA”) – If any required subdivision or public improvements is not completed to the satisfaction of the Town Engineer before the final map is recorded or filed, the subdivider shall, prior to the approval by the Town Council of the final map and if permitted by Town Engineer, enter as a contractor into an agreement with the Town per Town Code Section 24.40.020, Gov. Code Section 66462(a), and shall arrange to provide Payment and Performance bonds each for 100 percent of the cost of subdivision and public infrastructure improvements to be constructed. These improvements shall include, but not be limited to, roadway construction, sidewalk, curb and gutter, storm lines, street lights, utilities and signal equipment. Town Standard insurance shall be provided per the terms of the agreement.

The agreement will be forwarded to the Town Council for approval with project Final Map. The SIA shall be approved by the Town Council prior to Final Map approval.

97. MONUMENTS: The applicant shall arrange for the engineer to have all monuments set per recorded map. A certificate letter by the Surveyor or Engineer stating the monuments are set per plan shall be provided to the Town Engineer prior to occupancy.

98. IMPROVEMENTS AND CONDITIONS: Pursuant to Gov. Code § 66499.30 No person shall sell, lease, or finance any parcel or parcels of real property or commence construction of any building for sale, lease or financing thereon, except for model homes, or allow occupancy thereof, for which a final map is required by this division or local ordinance, until the final map thereof in full compliance with this division and any local ordinance has been filed for record by the recorder of the county in which any portion of the subdivision is located

99. COVENANTS, CONDITIONS, AND RESTRICTIONS (CC&R): The Applicant shall prepare and submit project Covenants, Conditions and Restrictions (CC&R) for the project. The CC&Rs shall be submitted with the project map for review and approval of the Town Engineer, the Town Attorney, and the Planning Manager. The CC&Rs shall include relevant project Conditions of Approval and shall include language that restricts the Homeowner’s Association from making changes to the CC&Rs without first obtaining approval from the Town. References to the Stormwater Treatment Facilities Maintenance Agreement obligations shall be incorporated. The CC&Rs shall be reviewed and approved prior to the Town Council approval of the Final map. 100. PLAN DEFICIENCIES: Prior to final map approval, Applicant shall remedy existing plan inconsistencies and deficiencies remaining in entitlement plans.

ITEM NO. 1.
101. C.3. REVIEW: Owner/Applicant shall complete C.3. Stormwater Review with Town Stormwater Consultant. Outstanding comments must be addressed prior to final map approval.

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. 102. ELEVATION CERTIFICATE: An elevation certificate per FEMA requirements must be completed by a Land Surveyor or Civil Engineer. The elevation certificate shall be submitted and approved by the Town Engineer prior to issuance of the first building certificate of occupancy.
103. 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 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.
104. 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.
105. STORMWATER TREATMENT FACILITIES MAINTENANCE AGREEMENT: The Applicant shall execute and record a Stormwater Treatment Facilities Maintenance Agreement to ensure perpetual maintenance of the regulated project’s treatment facilities. The agreement shall outline the operation and maintenance (O&M) plan for the permanent storm water treatment facilities. The Town-Standard Stormwater BMP Operation and Maintenance Agreement will be provided by PPW upon request. The agreement shall be executed prior to occupancy of the first building and include the following:
a. The property owner shall operate and maintain all on-site stormwater treatment facilities in good condition and promptly repair/replace any malfunctioning components.

ITEM NO. 1.
b. The property owner shall inspect the stormwater treatment facilities at least twice per year and submit an inspection report to PPW at [email protected] no later than October 1st for the Fall report, and no later than March 15th of the following year for the Winter report.

Written records shall be kept of all inspections and shall include, at minimum, the following information:
i. Site address;
ii. Date and time of inspection;
iii. Name of the person conducting the inspection;
iv. List of stormwater facilities inspected;
v. Condition of each stormwater facility inspected;
vi. Description of any needed maintenance or repairs; and vii. As applicable, the need for site re-inspection.
c. The property owner shall not make any design changes to the system with the Town’s approval.
d. The property owner(s) shall develop a maintenance and replacement schedule for the stormwater treatment facilities that describes maintenance frequency and responsibility. This maintenance schedule shall be included with the approved Stormwater Treatment Facilities Maintenance Agreement. e. The property owner(s) shall reimburse the Town for the cost of site inspections required under the Municipal Regional Permit.
f. The property owner(s) shall authorize Town Staff to perform maintenance and/or repair work and to recover the costs from the property owner in the event that maintenance or repair is neglected, or the stormwater management facility becomes a danger to public health or safety.
106. STORMWATER MANAGEMENT FACILITIES INSPECTION: Prior to final inspection, the Applicant must facilitate the testing of all stormwater facilities by a certified QSP or QSD to confirm the facilities are meeting the minimum design infiltration rate. All tests shall be made at on 20 foot x 20 foot grid pattern over the surface of the completed stormwater facility unless otherwise approved by the Town Engineer. All soil and infiltration properties for all stormwater facilities shall be evaluated by the geotechnical engineer. Percolation tests (using Double Ring Infiltrometer Testing) at horizontal and vertical (at the depth of the stormwater facility) shall be conducted for each stormwater facility. A 50 percent safety factor shall be applied to the calculated percolation test and shall be used as the basis for design (the design percolation rate). The geotechnical report shall include a section designated for stormwater design, including percolation results and design parameters. Sequence of construction for all stormwater facilities(bioswales, detention/ retention basins, drain rock, etc.) shall be done toward final phases of project to prevent silting of the stormwater treatment facilities.

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

ITEM NO. 1.
107. PROJECT CONSTRUCTION SETUP: All storage and office trailers will be kept off the public right-of-way.
108. 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.
109. 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. 110. 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. 111. PROJECT CONSTRUCTION SUPERVISION: The Contractor shall always provide a qualified supervisor on the job site during construction.
112. PUBLIC WORKS CONSTRUCTION INSPECTION: All work shown on the Improvement Plans shall be inspected to the approval of the Town Engineer. Uninspected work shall be removed as deemed appropriate by the Town Engineer.
113. 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

ITEM NO. 1.
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.
114. PROJECT CONSTRUCTION BEST MANAGEMENT PRACTICES: 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.
115. PROJECT CONSTRUCTION EXCAVATION: The following provisions to control traffic congestion, noise, and dust shall be followed during site excavation, grading, and construction:
a. All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards.
b. Travel speeds on unpaved roads shall be limited to fifteen (15) miles per hour. c. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. d. Water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to ensure proper control of blowing dust for the duration of the project.
e. Watering on public streets and wash down of dirt and debris into storm drain systems is prohibited. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the PPW Inspector, or at least once a day.

Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize the effects of blowing dust. Recycled water shall be used for construction watering to manage dust control where possible, as determined by the Town Engineer. Where recycled water is not available potable water shall be used. All potable construction water from fire hydrants shall be coordinated with the San José Water Company.

ITEM NO. 1.
f. 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.
g. Construction grading activity shall be discontinued in wind conditions in excess of 25 miles per hour, or that in the opinion of the PPW Inspector cause excessive neighborhood dust problems.
h. 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. i. Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation. j. 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.
k. 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. The Traffic Control Plan shall be approved prior to the commencement of any work within the public right-of-way. l. 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.
m. 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. 116. 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. 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.

ITEM NO. 1.
117. 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 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.
118. 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.
119. 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).
120. 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

ITEM NO. 1.
local, state and/or federal approvals, a Discharge Plan will be approved and monitored by the Town Engineer.
121. ACCESS EASEMENT: Owner/Applicant is responsible for securing easements necessary for access to Lot 10 and/or utility connection prior to building permit review. 122. SUBDIVISION STREET NAMES: Applicant to obtain Town Council approval for any proposed street name not present on Town approved street names list.

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

PERMITTED BY THIS ENTITLEMENT OCCUPIES THE PREMISES
123. 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 fully-loaded 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 SANTA CLARA COUNTY FIRE DEPARTMENT:

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

ITEM NO. 1.
125. NOTE: The subject property is located within the Very High Fire Hazard Severity Zone (VHFHSZ) of the Local Responsibility Area (LRA). Pursuant to California Public Resources Code (PRC) 4290, the California Board of Forestry and Fire Protection is required to “…adopt regulations implementing minimum fire safety standards related to defensible space” applicable to “the perimeters and access to all residential, commercial, and industrial building construction.” In 2018, the Legislature passed and the Governor signed SB 901 (Dodd), which expanded the applicability of the regulations promulgated under PRC 4290 to land in the Local Responsibility Area (LRA) Very High Fire Hazard Severity Zone. All comments below that result from PRC 4290 are identified by **.

Where a conflict exists between local and 4290 requirements, the more stringent requirement shall apply. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.08.
126. SUBDIVISION MAP FINDINGS REPORT: For tentative or parcel maps approved in Very High Fire Hazard Severity Zones (VHFHSZ), the approving body is required to make and submit two findings to the State Board of Forestry and Fire Protection (Board) within 30 days of map approval. CCR, Title 14, Sec. 1266.02. Provide copies of the two finds reports made to the State Board of Forestry and Fire Protection. 127. **WIDTH: (As Noted on Sheet 7.0) (a) All roads shall be constructed to provide a minimum of two ten (10) foot traffic lanes, not including shoulder and striping. These traffic lanes shall provide for two-way traffic flow to support emergency vehicle and civilian egress, unless other standards are provided in this article or additional requirements are mandated by local jurisdictions or local subdivision requirements.

Vertical clearances shall conform to the requirements in California Vehicle Code section 35250. (b) All one-way roads shall be constructed to provide a minimum of one twelve (12) foot traffic lane, not including shoulders. The local jurisdiction may approve oneway roads. (1) All one-way roads shall, at both ends, connect to a road with two traffic lanes providing for travel in different directions, and shall provide access to an area currently zoned for no more than ten (10) residential units. (2) In no case shall a oneway road exceed 2,640 feet in length. A turnout shall be placed and constructed at approximately the midpoint of each one-way road. (c) All driveways shall be constructed to provide a minimum of one (1) ten (10) foot traffic lane, fourteen (14) feet unobstructed horizontal clearance, and unobstructed vertical clearance of thirteen feet, six inches (13' 6”). California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2 Articles 1-5, § 1273.01.
128. **ROAD SURFACES: (As Noted on Sheet 7.0) (a) Roads shall be designed and maintained to support the imposed load of fire apparatus weighing at least 75,000 pounds and provide an aggregate base. (b) Driveways and road and driveway structures shall be designed and maintained to support at least 40,000 pounds. (c) Project proponent shall provide engineering specifications to support design, if requested by the local authority having jurisdiction. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.02.
129. **GATE ENTRANCES: (a) Gate entrances shall be at least two (2) feet wider than the width of the traffic lane(s) serving that gate and a minimum width of fourteen (14) feet unobstructed horizontal clearance and unobstructed vertical clearance of thirteen feet, six inches (13' 6”). (b) All gates providing access from a road to a driveway shall be

ITEM NO. 1.
located at least thirty (30) feet from the roadway and shall open to allow a vehicle to stop without obstructing traffic on that road. (c) Where a one-way road with a single traffic lane provides access to a gated entrance, a forty (40) foot turning radius shall be used. (d) Security gates shall not be installed without approval. Where security gates are installed, they shall have an approved means of emergency operation. Approval shall be by the local authority having jurisdiction. The security gates and the emergency operation shall be maintained operational at all times. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.09. Gate on EAE shall meet the requirement.
130. FIRE HYDRANT SYSTEMS REQUIRED: (As Noted on Sheet 7.0) Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, onsite fire hydrants and mains shall be provided where required by the fire code official. Exception: For Group R3 and Group U occupancies, equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3, the distance requirement shall be not more than 600 feet. [CFC, Section 507.5.1] 131. FIRE DEPARTMENT (ENGINE) ROADWAY TURNAROUND REQUIRED: (As noted on sheet

7.0) Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Provide an approved fire department engine driveway turnaround with a minimum radius of 50 feet outside and 30 feet inside. Maximum grade in any direction shall be 5%. Installations shall conform with Fire Department Standard Details and Specifications D-1. [CFC Section 503.2.5].
132. FIRE APPARATUS (ENGINE) ACCESS ROADWAY REQUIRED: (As noted on sheet 7.0):

Provide an access roadway with a paved all-weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 50 feet outside and 30 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503.
133. FIRE APPARATUS (ENGINE) ACCESS DRIVEWAY REQUIRED: (As noted on sheet 7.0) An access driveway shall be provided having an all-weather surface of either asphalt, concrete or other engineered surface capable of supporting 75,000 pounds and approved by a civil engineer. It shall have a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum turning radius of 40 feet outside, and maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1.
134. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final

ITEM NO. 1.
approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
135. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters.

Numbers shall be a minimum of 6 inches high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 136. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33.
137. WILDLAND-URBAN INTERFACE: This project is located within the designated WildlandUrban Interface Fire Area. The building construction shall comply with the provisions of California Building Code (CBC) Chapter 7A. Note that vegetation clearance shall be in compliance with CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning Department for related landscape plan requirements. 138. EMERGENCY GATE/ACCESS GATE REQUIREMENTS: Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required width for emergency access roadways or driveways. Locks, if provided, shall be fire department approved prior to installation.

Gates across the emergency access roadways shall be equipped with an approved access devices. If the gates are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed. Gate on EAE shall meet the requirement.
139. 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] APPLICABLE TO LOT 1
140. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be

ITEM NO. 1.
provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
141. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 1) is 500 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]
APPLICABLE TO LOT 2
142. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
143. FIRE SPRINKLERS REQUIRED (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) 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 the 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.
144. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 2) is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]
APPLICABLE TO LOT 3
145. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be

ITEM NO. 1.
provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
146. FIRE SPRINKLERS REQUIRED (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) 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 the 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.
147. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 3) is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]
APPLICABLE TO LOT 4
148. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
149. FIRE SPRINKLERS REQUIRED (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) 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 the 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.
150. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 4) is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]

ITEM NO. 1.

APPLICABLE TO LOT 5
151. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
152. FIRE SPRINKLERS REQUIRED (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) 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 the 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.
153. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 5) is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]
APPLICABLE TO LOT 6
154. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
155. FIRE SPRINKLERS REQUIRED (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) 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 the more restrictive and Sections 903.2.14 through 903.2.21. For

ITEM NO. 1.
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.
156. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 6) is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]
APPLICABLE TO LOT 7
157. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
158. FIRE APPARATUS (ENGINE) ACCESS DRIVEWAY REQUIRED: An access driveway shall be provided having an all-weather surface of either asphalt, concrete or other engineered surface capable of supporting 75,000 pounds and approved by a civil engineer. It shall have a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches, minimum turning radius of 20 feet inside and 40 feet outside, and a maximum slope of 15%. The angle of approach to a driveway shall be designed and constructed with a maximum 5% slope for a minimum of 20ft. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. During building permit, provide a stamped civil engineer letter to justify the traction of the driveway to support 75,000 lbs.
159. FIRE SPRINKLERS REQUIRED (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) 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 the 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.
160. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 7) is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]

ITEM NO. 1.

APPLICABLE TO LOT 8
161. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
162. FIRE SPRINKLERS REQUIRED (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) 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 the 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.
163. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 7) is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]
APPLICABLE TO LOT 9
164. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
165. FIRE APPARATUS (ENGINE)ACCESS DRIVEWAY REQUIRED: An access driveway shall be provided having an all-weather surface of either asphalt, concrete or other engineered surface capable of supporting 75,000 pounds and approved by a civil engineer. It shall have a minimum unobstructed width of 12 feet, vertical clearance of 13 feet 6 inches,

ITEM NO. 1.
minimum turning radius of 20 feet inside and 40 feet outside, and a maximum slope of 15%. The angle of approach to a driveway shall be designed and constructed with a maximum 5% slope for a minimum of 20ft. Installations shall conform to Fire Department Standard Details and Specifications sheet D-1. During building permit, provide a stamped civil engineer letter to justify the traction of the driveway to support 75,000 lbs.
166. FIRE SPRINKLERS REQUIRED (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) 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 the 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.
167. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 9) is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]
APPLICABLE TO LOT 10
168. **TURNAROUND (LOT 10 Only): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway.

Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(e) Each dead-end road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A.

Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05. 169. FIRE DEPARTMENT (ENGINE) DRIVEWAY TURNAROUND REQUIRED: (As noted on sheet A1.1) An approved fire apparatus turnaround is required for all dead-end access roads and driveways in excess of 150 feet. [Ref: CFC 503.2.5]. All turnarounds shall have a maximum slope of 5% in any direction. Placement of any architectural feature within a turnaround is not permitted. All turnarounds shall be provided an approved metal, all weather sign or other approved notices or markings that shall include the words "NO PARKING – FIRE DEPARTMENT TURNAROUND". Turnarounds located on parcels shall be provided with a sign at the entrance to the parcel that shall include the words "FIRE DEPARTMENT TURNAROUND ON SITE". Installations shall conform to Fire Department Standard Details and Specifications sheet D-1.
170. **WIDTH: (Approved PRC 4290 request of exception shown on Sheet 7.3) (a) All roads shall be constructed to provide a minimum of two ten (10) foot traffic lanes, not including shoulder and striping. These traffic lanes shall provide for two-way traffic flow to support emergency vehicle and civilian egress, unless other standards are provided in

ITEM NO. 1.
this article or additional requirements are mandated by local jurisdictions or local subdivision requirements. Vertical clearances shall conform to the requirements in California Vehicle Code section 35250. (b) All one-way roads shall be constructed to provide a minimum of one twelve (12) foot traffic lane, not including shoulders. The local jurisdiction may approve one-way roads. (1) All one-way roads shall, at both ends, connect to a road with two traffic lanes providing for travel in different directions, and shall provide access to an area currently zoned for no more than ten (10) residential units. (2) In no case shall a one-way road exceed 2,640 feet in length. A turnout shall be placed and constructed at approximately the midpoint of each one-way road. (c) All driveways shall be constructed to provide a minimum of one (1) ten (10) foot traffic lane, fourteen (14) feet unobstructed horizontal clearance, and unobstructed vertical clearance of thirteen feet, six inches (13' 6”). California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter Articles 1-5, § 1273.01. 171. MODIFIED FIRE SPRINKLERS REQUIRED (Lot 10 Only): (Per Approved PRC 4290 request of exception shown on sheet 7.3) 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 the 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. 172. FIRE APPARATUS (ENGINE)ACCESS ROADWAY REQUIRED: (Approved PRC 4290 request of exception shown on sheet 7.3) Provide an access roadway with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 50 feet outside and 30 feet inside, and a maximum slope of 15%. Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503.
173. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 10) is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3] Fire flow appears not to meet requirement for VB construction. Per applicant to mitigate fire flow requirement, VA construction will be proposed for the entire structure. During building permit phase, show on coversheet that VA construction type will be used as part of this planning approval condition.

APPLICABLE TO LOT 11
174. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned

ITEM NO. 1.
five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
175. FIRE SPRINKLERS REQUIRED (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) 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 the 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.
176. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 11) is 1125 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]
APPLICABLE TO LOT 12
177. ** TURNAROUND (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) (a) Turnarounds are required on driveways and dead-end roads. (b) The minimum turning radius for a turnaround shall be forty (40) feet, not including parking, in accordance with the figures in 14 CCR §§ 1273.05(e) and 1273.05(f). If a hammerhead/T is used instead, the top of the “T” shall be a minimum of sixty (60) feet in length.(c) Driveways exceeding 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart. (d) A turnaround shall be provided on driveways over 300 feet in length and shall be within fifty (50) feet of the building.(d) Each deadend road shall have a turnaround constructed at its terminus. Where parcels are zoned five (5) acres or larger, turnarounds shall be provided at a maximum of 1,320 foot intervals.(e) Figure A. Turnarounds on roads with two ten-foot traffic lanes. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.05.
178. FIRE SPRINKLERS REQUIRED (Lot 1 to Lot 9, Lot 11 and 12): (As noted on sheet 7.0) 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 the 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.
179. REQUIRED FIRE FLOW: The minimum required fireflow for this project (Lot 12) is 500 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]
S:\PLANNING COMMISSION REPORTS\2025\12-17-2025 SPECIAL\Item 1 - 178 Twin Oaks Drive\Exhibit 3 - Recommended Conditions of Approval – M-24-013, S-24-023 to -033 and S-24-059.docx

ITEM NO. 1.

TWIN OAKS DR

BROOKE ACRES DR

LONGMEADOW DR
178 Twin Oaks Drive
0 0.125 0.25
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EXHIBIT 4

ITEM NO. 1.

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ITEM NO. 1.

December 10, 2025

VIA ELECTRONIC SUBMITTAL THROUGH TOWN OF LOS GATOS PORTAL Planning Division
Town of Los Gatos
110 E. Main St. Los Gatos, CA 95030
Attn: Erin Walters
[email protected]
RE: Development Applications at 178 Twin Oaks Drive (APN 532-16-006) in the Town of Los Gatos Architecture and Site Applications S-24-023 through 034 Subdivision Application M-24-013
Dear Erin:

This letter serves as the final revised Project Description and Letter of Justification for the Surrey Farms project in conjunction with the resubmittal and in accordance with comments received from the various Town departments.

The proposed project consists of a new subdivision with a private road accessing 12 total units with 9 single family homes and 3 detached row house units on a portion of an existing approximately

17.9-acre parcel (“Project”) on Twin Oaks Drive in the Town. The property is currently zoned as Resource Conservation and was previously subject to a Williamson Act contract which has terminated as of January 2025. This is a SB330 project subject to the robust protections of the Housing Accountability Act and the Builder’s Remedy and there are no zoning or land use changes proposed. The project proposes grading and tree removal to accommodate the development. The homes will range in size from +/- 5,775 SF to +/- 6,170 SF and the townhomes will be +/- 1,630 SF.

Of the Project’s 12 units, 9 will be market-rate and 3 (25%) will be affordable to lower-income households at the “low” income designated level. The project exceeds the Town of Los Gatos Below Market Price program as established by Ordinance 2313 as the project is only required to provide for 10% of the units to be designated as affordable for projects between 5 units to 20 units. The project provides for 25% affordable designated units for 3 of the 12 total units. These units will be for sale at the “low” income affordability level. The only deviation from the Below Market Price Housing Program and Guidelines, as established by Resolution 2020-040, is section III A regarding unit size. While these units are smaller in size and different in design, they provide for a wellbalanced integration of affordability into this neighborhood in a first-class manner.

Please note that we are attempting to comply with the various development standard documents and guidelines the Town would ordinarily apply to the project, however, we remind the Town that pursuant to the Builder’s Remedy the Project is not required to comply with the general plan land use or zoning standards referenced in these guidelines and checklists. That said, we have designed the Project in such a way so that it harmonizes with the Town’s development standards as much as possible and is a seamless integration into the surrounding neighborhoods.

Pursuant to the request of Town Staff, this project has been divided into twelve individual applications, one per lot. As such, the totality of the requested deviations from existing development standards appears high. However, individually each housing site has strived to comply with the standards that would exist in what would be the appropriate zoning for each site as

ITEM NO. 1.
much as possible. Since the property is not being rezoned, we have done our best to project what would be appropriate zoning and development standards and adhere to them as much as possible to deliver a harmonious extension of the existing Surrey Farms neighborhood. Of the 12 lots, only 4 lots,( 7, 8, 9, & 10) would likely have been zoned HR if a zone change were pursued. The balance of the lots would likely have been R-1. Please keep this in mind when reviewing the development standards and deviations we have applied to each lot in the lot matrices. Included in this submittal are twelve matrices, one for each lot, that detail deviations from the aforementioned development standard documents as well as designations in both the matrix and the individual comment response letters where incentives, concessions, or waivers are being requested.

To briefly summarize, the project is requesting four incentives under State Density Bonus Law, the Builder’s Remedy, and pursuant to Gov. Code 65589.5(h)(6)(C). The project wide incentives we have implemented are electing not to erect story poles as required by the Town’s Story Pole and Netting Policy, not including sidewalks as required by the Hillside Design requirements, not including open space as required by Open Space, Parks, and Recreation Element of the 2040 General Plan and the Hillside Specific Plan, and not including a public trail as required by the Hillside Design requirements. Those elements would drastically exceed the project budget and preclude its development at the proposed density. We also believe our design to be very harmonious with the surrounding neighborhoods without those elements and specifically sidewalks would be out of place. Across the 12 lots we have enumerated 153 waivers from the development standards as outlined in the matrices provided. There are at most 16 waivers requested and as few as 9 on any given lot. Many of the waivers are the same, just applied to each of the lots so there is redundancy. With regards to the specific Town comments regarding grading, home orientation, architectural design & massing, open space easements, trails, on-site parking requirements, etc. that are generally found in the Hillside Design Guidelines & Standards, any deviations from these are detailed in the matrices, and otherwise are justified under the aforementioned protections under State Housing law in order to make the project feasible. Please refer to the letter from Travis Brooks at Miller Star Regalia outlining these protections and referencing the applicable legal provisions that cover these items in question.

The following sections further characterize the intent of the development to deliver a first-class neighborhood as originally envisioned by Bob Dodge decades ago.

BACKGROUND
In the early 1950s, Bob Dodge put together the Surrey Farms neighborhood development. The first phases were developed and exist today. In 1956, he hired a civil engineer to begin the planning of a final phase and laid out 14 lots on the land where we propose today’s neighborhood (this project).

Bob decided to pursue other opportunities and the land was put into the Williamson Act until its termination in January of 2025. Bob’s children (Tom, Linda, and Larry) are excited to finally finish the remaining phase of a decades long first-class neighborhood development that has served the Los Gatos community well. The Dodge family are truly generational stakeholders in the community.

They could have pursued hundreds of units at the property and abused current state housing laws, but instead chose to deliver a tasteful luxury home neighborhood in keeping with their father’s original vision and out of respect for the existing neighborhood.

ITEM NO. 1.

NEIGHBORHOOD LOTTING PLAN AND ROADWAY DESIGN
This latest iteration of the project has a single private road extending from Twin Oaks drive into the project culminating in a cul-de-sac. Emergency access is provided by a connection to Brooke Acres Drive. Lot 10 is a single lot accessed from Cerro Vista Court. The project took the roadway design into consideration from many neighborhood comments received in connection with the 2018 project that objected to a through connection from Cerro Vista Court to Twin Oaks Drive as it would create impacts to neighbors by headlights shining directly into existing homes in the evening as cars drove downhill from Cerro Vista to Twin Oaks. As such, we have designed most home sites to be on the lower area of the property to avoid headlight impacts and preserve the upper hillside views. The previous layout had 4 homes planned for the upper hillside where we now have only a single lot, Lot 10. Lots 7, 8, 9, & 10 have large back yards extending into the hillsides preserving them with an open space look. The private road does not propose sidewalks or street lighting.

Street lighting poses similar objections as to previously described. In order to maintain a rural and luxury feel, the lots have been deisgined to minimize unnecessary impervious features such as sidelwaks and to maintain a harmonious look with similar hillside neighborhoods. The inclusion of sidelwaks would not only feel out of place but also be to costly and preclude development of the project at the proposed density, Therefore, an exception under builder’s remedy, waiver, or incentive under state density bonus law is the justification in addition to the aforementioned design reasoning.

ARCHTIECTURE
Surrey Farms is a subdivision of 17.55 acres of land which includes sloped hillside towards the east and flatter portions of land at the toe of the slope towards the west (+/- 3 acres of <10% slope) and adjacent to R-1:10 residential neighborhood. The proposed neighborhood is served by a cul-de-sac road which aligns with the slope transition between the flatter western areas of the site and the eastern hillside.

Lots 1, 2 and 3 are adjacent to residential neighborhoods towards the south and are screened from view with substantial trees and vegetation. They are located adjacent to a drainage easement at the lower elevations of the overall site. Their footprints are more compact, and they are designed as two-story homes whose primary massing is broken down with several secondary roof forms.

Lots 4,5 and 6 are adjacent to residential development west of the site which is zoned R1:10 and the proposed homes on those lots are mostly one-story massing with a very limited second floor over one wing of the house and less than 20% of its overall footprint. The materials and colors palettes for these homes are carefully chosen to blend with the natural environment and be consistent with the ‘California Ranch’ and “Mediterranean’ styles that are prevalent in the neighborhood.

The proposed ’hillside’ homes on Lots 7-10 are generally on slopes of +/-20%, and the homes are placed on ‘terraced pads’ approximately 40’ wide stepping with the hillside and oriented parallel to the contours. This minimizes the impact on the hillside and allows the homes to fit into the topography. The homesites are placed away from exiting ridgelines, trees and natural features, a riparian corridor exists between lots 7 and 8. The design of the hillside homes terrace with the slope and have primary roof forms that parallel the contours. Stone is integrated into the lower level of the home providing a base that blends with the hill. Colors and materials were carefully chosen to be

ITEM NO. 1.
darker in tone and more natural patinas that blend with the surrounding natural landscape. Where retaining walls are necessary they will be stepped according to the principles outlined in the Los Gatos Hillside Development Standards and Guidelines.

UTILITES AND WATER TREATMENT
The subdivision is designed with a private road and all utilities have been confirmed with capacity to extend to each lot. The lots will collectively own the private street with each lot containing a portion of the street thereon. CC&Rs have been established providing governance and a maintenance agreement for the street and stormwater treatment areas. The treatment areas are generally located within a lot or shared across two lots.

ENVIRONMENTAL SENSITIVITY
An Environmental Impact Report was prepared for this project in 2018. Although the EIR was never certified, the information was utilized and updated for the 2025 Initial Study/Mitigated Negative Declaration that has been prepared for the proposed project. The project has been designed to not impact the ephemeral swale present in the middle of the site and also avoids any impacts to Ross Creek. All other categories have been evaluated and where necessary mitigations have been identified. The site has been designed with care and is a harmonious extension of the Surrey Farms neighborhood with very low density and little impact to the existing property.

AFFORDABLE HOUSING
Not only will the project deliver new homes for the market, but three of the homes are designated affordable and will be some of the first newly delivered affordable product available in Los Gatos in years. This furthers the Town’s goal of delivering affordable housing in conformance with the Housing Element and General Plan. The homes have been designed in a very tasteful way to fit beautifully in the neighborhood and provide an option for ownership supported by the Town’s affordable housing policies.

We thank Town Staff and the consultant team for their diligent and careful work to help refine the project as proposed today. We look forward to answering any and all questions and provide details at the Public Hearings to help enable the swift approval of the project, as revived and submitted in December of 2023 and deemed complete in March 2025.

Thank you,
Jim Foley
Principal/Broker-Owner
(408) 813-7490
DRE # 01841825

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 1
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 1 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

EXHIBIT 6

ITEM NO. 1.
178 Twin Oaks Drive | LOT 1
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN
LOT 1

ITEM NO. 1.
178 Twin Oaks Drive | LOT 1
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT
LOT 1 LOT 11 LOT 12

ITEM NO. 1.
178 Twin Oaks Drive | LOT 1
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 1
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

Building form reflects hillside form/setting
DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 1
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409 LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12

ITEM NO. 1.
178 Twin Oaks Drive | LOT 1
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is modest in size and designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Roof Slopes
There are three different roof slopes which would not be consistent with Residential Design Guideline

3.5.1. 3.5.1 Unify roof pitches
• Utilize the same slope for all primary roofs.
• Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style.

2. Stone Base
Omitting the stone base under the porch would not be consistent with Residential Design Guideline

3.2.2. 3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear elevations that are markedly different from the front elevation.
3 Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

ITEM NO. 1.
178 Twin Oaks Drive | LOT 1
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

4. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4..

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

5. Porch Details
The porch columns and interface with the wall above would not be consistent with Residential Design Guideline 3.10.1.

3.10.1 Porches and Entries
• Select columns that are traditional to the architectural style of the house. Take care in selecting columns with an appropriate width to height ratio for the style. Except for a very few styles, the columns should have appropriate caps and bases with proportions typical of the style. • Provide a well proportioned beam between the column caps and the roof. Size and detail the beam so that it looks like a convincing structural member. It should be visible both from inside and outside of the porch. ...

6. Guest Parking
There does not appear to be any provision for guest parking on site or on street.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 1
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Reduce the variation in roof slopes from three to two.

2. Extend the stone base under the porch.

3. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

4. Provide trim around all windows and doors - see Los Gatos example below.

5. Add porch beam and refine columns to be consistent with Residential Design Guideline 3.10.1.

6. Ask applicant what provisions are being made for guest parking.

Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP
Larry L. Cannon

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 2
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 2 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 2
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 2
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT

ITEM NO. 1.
178 Twin Oaks Drive | LOT 2
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION

PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 2
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

Building form reflects hillside form/setting
DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 2
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409 LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12

ITEM NO. 1.
178 Twin Oaks Drive | LOT 2
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Roof Slopes
There are three different roof slopes which would not be consistent with Residential Design Guideline

3.5.1. 3.5.1 Unify roof pitches
• Utilize the same slope for all primary roofs.
• Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 2
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

2. Facade Integrity
Limiting the location of the stone base, siding and shutters would not be consistent with Residential Design Guideline 3.2.2.

3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear elevations that are markedly different from the front elevation.

3. Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

4. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4.

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

5. Entry
The rectangular entry form would not be consistent with the architectural style and Residential Design Guidelines 3.6.2 and 3.6.3.

3.6.2 Design home entries with sensitivity to the architectural style

3.6.3 Design entries with sensitivity to the surrounding neighborhood

6. Guest Parking
There appears to be limited
off street parking for more
than two cars and no on
street parking is shown.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 2
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Reduce the variation in roof slopes from three to two.

2. Extend the stone base continuously around all four facades or eliminate the base.

3. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

4. Provide trim around all windows and doors - see Los Gatos example below.

5. Eliminate the proposed siding or carry it more consistently around all facades.

6. While the proposed entry type is not normally associated with the proposed architectural style, its recession on the front facade would not be jarring and I would not recommend changing it.

7. Ask applicant what provisions are being made for guest parking beyond the two on site spaces shown. (e.g., Thanksgiving or other holidays and events)
Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP
Larry L. Cannon

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 3
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 3 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 3
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 3
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT

ITEM NO. 1.
178 Twin Oaks Drive | LOT 3
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION

PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 3
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

Building form reflects hillside form/setting
DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 3
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409 LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12

ITEM NO. 1.
178 Twin Oaks Drive | LOT 3
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Roof Slopes
There are three different roof slopes which would not be consistent with Residential Design Guideline

3.5.1. 3.5.1 Unify roof pitches
• Utilize the same slope for all primary roofs.
• Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 3
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

2. Facade Integrity
Limiting the location of the stone base and shutters would not be consistent with Residential Design Guideline 3.2.2.

3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear elevations that are markedly different from the front elevation.

3. Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

4. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4.

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

5. Entry
The rectangular entry form would not be consistent with the architectural style and Residential Design Guidelines 3.6.2 and 3.6.3.

3.6.2 Design home entries with sensitivity to the architectural style

3.6.3 Design entries with sensitivity to the surrounding neighborhood

6. Guest Parking
There appears to be limited off street parking for
more than two cars and no on street parking is
shown.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 3
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Reduce the variation in roof slopes from three to two.

2. Extend the stone base continuously around all four facades or eliminate the base.

3. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

4. Provide trim around all windows and doors - see Los Gatos example below.

5. While the proposed entry type is not associated with the proposed architectural style, its recession on the front facade would not be jarring and I would not recommend changing it.

6. Ask applicant what provisions are being made for guest parking beyond the two on site spaces shown. (e.g., Thanksgiving or other holidays and events)
Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP
Larry L. Cannon

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 4
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 4 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 4
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 4
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT

ITEM NO. 1.
178 Twin Oaks Drive | LOT 4
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION

PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 4
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

Building form reflects hillside form/setting
DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 4
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409 LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12

ITEM NO. 1.
178 Twin Oaks Drive | LOT 4
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Roof Slopes
There are three different roof slopes which would not be consistent with Residential Design Guideline

3.5.1. 3.5.1 Unify roof pitches
• Utilize the same slope for all primary roofs.
• Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style.

2. Facade Integrity
Limiting the location of the stone base and shutters would not be consistent with Residential Design Guideline 3.2.2.

3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear elevations that are markedly different from the front elevation.

3. Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles

ITEM NO. 1.
178 Twin Oaks Drive | LOT 4
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

4. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4.

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

5. Guest Parking
There appears to be limited off street parking for more than two cars and no on street parking is shown.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 4
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Reduce the variation in roof slopes from three to two.

2. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

3. Provide trim around all windows and doors - see Los Gatos example below.

4. Ask applicant what provisions are being made for guest parking beyond the two on site spaces shown. (e.g., Thanksgiving or other holidays and events)
Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP
Larry L. Cannon

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 5
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 5 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 5
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 5
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT

ITEM NO. 1.
178 Twin Oaks Drive | LOT 5
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION

PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 5
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 5
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12
LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

ITEM NO. 1.
178 Twin Oaks Drive | LOT 5
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Roof Slopes
There are three different roof slopes which would not be consistent with Residential Design Guideline

3.5.1. 3.5.1 Unify roof pitches
• Utilize the same slope for all primary roofs.
• Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style.

2. Facade Integrity
Limiting the location of the stone base and shutters would not be consistent with Residential Design Guideline 3.2.2.

3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear elevations that are markedly different from the front elevation.

3. Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

ITEM NO. 1.
178 Twin Oaks Drive | LOT 5
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

4. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4.

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

5. Guest Parking
There appears to be limited off street parking for more than two cars and no on street parking is shown.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 5
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Reduce the variation in roof slopes from three to two.

2. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

3. Provide trim around all windows and doors - see Los Gatos example below.

4. Ask applicant what provisions are being made for guest parking beyond the two on site spaces shown. (e.g., Thanksgiving or other holidays and events)
Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP
Larry L. Cannon

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 6
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 6 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 6
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 6
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT

ITEM NO. 1.
178 Twin Oaks Drive | LOT 6
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION

PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 6
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 6
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409 LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12

ITEM NO. 1.
178 Twin Oaks Drive | LOT 6
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Roof Slopes
There are three different roof slopes which would not be consistent with Residential Design Guideline

3.5.1. 3.5.1 Unify roof pitches
• Utilize the same slope for all primary roofs.
• Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style.

2. Facade Integrity
Limiting the location of the stone base and shutters would not be consistent with Residential Design Guideline 3.2.2.

3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear elevations that are markedly different from the front elevation.

3. Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

ITEM NO. 1.
178 Twin Oaks Drive | LOT 6
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

4. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4.

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

5. Site Paving
There appears to be a rather large amount of paving for a hillside lot.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 6
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Reduce the variation in roof slopes from three to two.

2. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

3. Provide trim around all windows and doors - see Los Gatos example below.

4. Reduce the amount of site paving.

Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP
Larry L. Cannon

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 7
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 7 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 7
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 7
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT

ITEM NO. 1.
178 Twin Oaks Drive | LOT 7
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION

PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 7
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 7
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12
LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

ITEM NO. 1.
178 Twin Oaks Drive | LOT 7
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

2. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4.

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

3. Proposed Facade Materials And Colors
The drawings are difficult to understand.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 7
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

4. Site Grading
The building site is flat pad grades rather than stepping with the natural grade which would not be consistent with the town’s Hillside Development Standards and Guidelines.

5. Guest Parking
There appears to be limited off street parking for more than two cars and no on street parking is shown.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 7
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

2. Provide trim around all windows and doors - see Los Gatos example below.

3. Clarify the indented materials and colors

4. Discuss the grading inconsistency with the town’s Hillside Development Standards=S and Guidelines.

5. Ask applicant what provisions are being made for guest parking beyond the two on site spaces shown. (e.g., Thanksgiving or other holidays and events)
Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 8
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 8 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 8
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 8
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT

ITEM NO. 1.
178 Twin Oaks Drive | LOT 8
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION

PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 8
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 8
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12
LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

ITEM NO. 1.
178 Twin Oaks Drive | LOT 8
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

2. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4.

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

3. Proposed Facade Materials And Colors
The drawings are difficult to understand.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 8
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

4. Site Grading
The building site is flat pad grades rather than stepping with the natural grade which would not be consistent with the town’s Hillside Development Standards and Guidelines.

5. Guest Parking
There appears to be limited off street parking for more than two cars and no on street parking is shown.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 8
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

2. Provide trim around all windows and doors - see Los Gatos example below.

3. Clarify the indented materials and colors

4. Discuss the grading inconsistency with the town’s Hillside Development Standards=S and Guidelines.

5. Ask applicant what provisions are being made for guest parking beyond the two on site spaces shown. (e.g., Thanksgiving or other holidays and events)
Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 9
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 9 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 9
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 9
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT

ITEM NO. 1.
178 Twin Oaks Drive | LOT 9
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION

PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 9
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 9
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12
LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

ITEM NO. 1.
178 Twin Oaks Drive | LOT 9
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

2. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4.

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

3. Proposed Facade Materials And Colors
The drawings are difficult to understand.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 9
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

4. Site Grading
The building site is flat pad grades rather than stepping with the natural grade which would not be consistent with the town’s Hillside Development Standards and Guidelines.

5. Guest Parking
There appears to be limited off street parking for more than two cars and no on street parking is shown.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 9
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

2. Provide trim around all windows and doors - see Los Gatos example below.

3. Clarify the indented materials and colors

4. Discuss the grading inconsistency with the town’s Hillside Development Standards=S and Guidelines.

5. Ask applicant what provisions are being made for guest parking beyond the two on site spaces shown. (e.g., Thanksgiving or other holidays and events)
Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 10
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 10 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 10
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 10
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT

ITEM NO. 1.
178 Twin Oaks Drive | LOT 10
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION

PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 10
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 10
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12
LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

ITEM NO. 1.
178 Twin Oaks Drive | LOT 10
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

2. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4.

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

3. Proposed Facade Materials And Colors
The drawings are difficult to understand.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 10
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

4. Site Grading
The building site is flat pad grades rather than stepping with the natural grade which would not be consistent with the town’s Hillside Development Standards and Guidelines.

5. Guest Parking
There appears to be limited off street parking for more than two cars and no on street parking is shown.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 10
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

2. Provide trim around all windows and doors - see Los Gatos example below.

3. Clarify the indented materials and colors

4. Discuss the grading inconsistency with the town’s Hillside Development Standards=S and Guidelines.

5. Ask applicant what provisions are being made for guest parking beyond the two on site spaces show (e.g., Thanksgiving or other holidays and events)
Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP
Larry L. Cannon Page 240
ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 11
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 11 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 11
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 11
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT
LOT 1 LOT 11 LOT 12

ITEM NO. 1.
178 Twin Oaks Drive | LOT 11
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 11
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

Building form reflects hillside form/setting
DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 11
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409 LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12

ITEM NO. 1.
178 Twin Oaks Drive | LOT 11
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is modest in size and designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Roof Slopes
There are three different roof slopes which would not be consistent with Residential Design Guideline

3.5.1. 3.5.1 Unify roof pitches
• Utilize the same slope for all primary roofs.
• Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style.

2. Stone Base
Omitting the stone base under the porch would not be consistent with Residential Design Guideline

3.2.2. 3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear elevations that are markedly different from the front elevation.
3 Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

ITEM NO. 1.
178 Twin Oaks Drive | LOT 11
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

4. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4..

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

5. Porch Details
The porch columns and interface with the wall above would not be consistent with Residential Design Guideline 3.10.1.

3.10.1 Porches and Entries
• Select columns that are traditional to the architectural style of the house. Take care in selecting columns with an appropriate width to height ratio for the style. Except for a very few styles, the columns should have appropriate caps and bases with proportions typical of the style. • Provide a well proportioned beam between the column caps and the roof. Size and detail the beam so that it looks like a convincing structural member. It should be visible both from inside and outside of the porch. ...

6. Guest Parking
There does not appear to be any provision for guest parking on site or on street.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 11
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Extend the stone base under the porch.

2. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

3. Provide trim around all windows and doors - see Los Gatos example below.

4. Add porch beam and refine columns to be consistent with Residential Design Guideline 3.10.1.

5. Ask applicant what provisions are being made for guest parking.

Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP
Larry L. Cannon

ITEM NO. 1.

November 15, 2024
Ms. Erin Walters
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 178 Twin Oaks Drive | LOT 12
Dear Erin:

I reviewed the drawings, and evaluated the site context. My comments and recommendations are as follows:

NEIGHBORHOOD CONTEXT
The site is located in a new proposed subdivision on a large 17.9 acre currently vacant parcel adjacent to traditional neighborhoods of mostly one story homes. Lot 12 is one of twelve proposed lots. Photographs of the site and its surrounding context are shown on the following page.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 12
Design Review Comments
November 15, 2024 Page 2
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

MASTER SITE PLAN

ITEM NO. 1.
178 Twin Oaks Drive | LOT 12
Design Review Comments
November 15, 2024 Page 3
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

CONTEXT

STREETSCAPE CONTEXT
LOT 1 LOT 11 LOT 12

ITEM NO. 1.
178 Twin Oaks Drive | LOT 12
Design Review Comments
November 15, 2024 Page 4
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROPOSED PROJECT

PROPOSED FRONT ELEVATION PROPOSED REAR ELEVATION

PROPOSED LEFT SIDE ELEVATION

PROPOSED RIGHT SIDE ELEVATION

ITEM NO. 1.
178 Twin Oaks Drive | LOT 12
Design Review Comments
November 15, 2024 Page 5
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

PROJECT WIDE ISSUES
There are three issues that occur over the project site as a whole that staff may wish to discuss further with the applicant.

1. Floor Plans and Facades
The are four groupings of adjacent homes with the same floor plan layouts and facade designs. On a limited basis, some variation is provided with reversed floor plans and materials but largely the homes have little variation which goes against prior town emphasis on variety and individual home identity. Groupings include:
• Lots 1, 11 and 12
• Lots 2 and 3
• Lots 4, 5, and 6
• Lots 7, 8, 9 and 10

2. Colors
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

3. Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the context of past hillside properties policies and decisions.

Building form reflects hillside form/setting
DO THIS DON’T DO THIS

ITEM NO. 1.
178 Twin Oaks Drive | LOT 12
Design Review Comments
November 15, 2024 Page 6
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409 LOT 1
LOT 7
LOT 3
LOT 4
LOT 2
LOT 5
LOT 6
LOT 11 LOT 12
LOT 8
LOT 9
LOT 10

COLOR PALETTES
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 9
Lot 10
Lot 11
Lot 12

ITEM NO. 1.
178 Twin Oaks Drive | LOT 12
Design Review Comments
November 15, 2024 Page 7
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

ISSUES AND CONCERNS
The proposed house is modest in size and designed in a tradition architectural style. There are only a few issues where the design would not be consistent with the town’s Residential Design Guidelines.

1. Roof Slopes
There are three different roof slopes which would not be consistent with Residential Design Guideline

3.5.1. 3.5.1 Unify roof pitches
• Utilize the same slope for all primary roofs.
• Roof slopes for porches may be lower than the primary roof slope, depending on the architectural style. • Dormer roof slopes may sometimes be steeper than the primary roof slope, depending on the architectural style.

2. Stone Base
Omitting the stone base under the porch would not be consistent with Residential Design Guideline

3.2.2. 3.2.2 Design for architectural integrity
• Carry wall materials, window types and architectural details around all sides of the house. Avoid side and rear elevations that are markedly different from the front elevation.
3 Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

3.7.3 match window materials to the architectural style and to the surrounding neighborhood • Wood windows are common in Los Gatos. Wood is still the desired choice for styles that traditionally used wood. However, today there are some window materials, such as vinyl clad wood windows that are not noticeably different from wood at a short distance. They may be used if their visual appearance matches wood. • Generally, avoid metal windows. They may be considered acceptable for a Modern Style house, but would be strongly discouraged for all other styles
(Note: While proposed windows are not metal, the slim profile will resemble metal windows.)

4. Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4..

ITEM NO. 1.
178 Twin Oaks Drive | LOT 12
Design Review Comments
November 15, 2024 Page 8
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

3.7.4 Design the windows with attention to matching the traditional details of the architectural style • Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood trim around the windows. The trim width should be matched to the style, but in general, should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider than the jamb casing, but not less than one-sixth of the opening width. • Projecting window sills and heads are strongly encouraged unless the architectural style would not normally have those features. • Wood trim is also encouraged on stucco houses unless the window frames are recessed at least 6 inches from the outside face of the wall. The use of stucco covered foam trim is strongly discouraged.

5. Porch Details
The porch columns and interface with the wall above would not be consistent with Residential Design Guideline 3.10.1.

3.10.1 Porches and Entries
• Select columns that are traditional to the architectural style of the house. Take care in selecting columns with an appropriate width to height ratio for the style. Except for a very few styles, the columns should have appropriate caps and bases with proportions typical of the style. • Provide a well proportioned beam between the column caps and the roof. Size and detail the beam so that it looks like a convincing structural member. It should be visible both from inside and outside of the porch. ...

6. Guest Parking
There does not appear to be any provision for guest parking on site or on street.

ITEM NO. 1.
178 Twin Oaks Drive | LOT 12
Design Review Comments
November 15, 2024 Page 9
CANNON DESIGN GROUP 6729 FAIRFIELD DRIVE SANTA ROSA, CA 95409

RECOMMENDATIONS

1. Extend the stone base under the porch.

2. Select a window with materials and sash width similar to traditional residential windows seen throughout Los Gatos - one example is shown below.

3. Provide trim around all windows and doors - see Los Gatos example below.

4. Add porch beam and refine columns to be consistent with Residential Design Guideline 3.10.1.

5. Ask applicant what provisions are being made for guest parking.

Erin, please let me know if you have questions or if I missed any important issues.

CANNON DESIGN GROUP
Larry L. Cannon

ITEM NO. 1.

July 27th, 2025
To: Town of Los Gatos Planning Department
c/o Erin Walters, Senior Planner
RESPONSE TO COMMENTS – Cannon Design Group Review
Dear Erin:

Please see our response to the Cannon Design Group Review.

The Cannon Design Group (CDG) review has been reviewed, and we reviewed the following issues that they raised across the 12 proposed lots:

Cannon Design Group comments are in red.

Roof Pitch
There are three different roof slopes which would not be consistent with Residential Design Guideline 3.5.1.

We are using multiple roof pitches on multiple designs, CDG recommends only two, but we provide the following explanation for the design.

Plan Type D (Lots 1,11,12)
This elevation has three different roof pitches. The two primary roof pitches are designed to diminish the massing of the two story home towards the front as you can see in the side elevation. The porch roof pitch on Lot 1 design is designed to meet the eave of the steeper upper story pitch and have a porch footprint that provides for a substantial covered entry area. Lots 11 and 12 are the same on the primary pitches and have shed roof pitches over the entry porch that are lower pitch in order to be under second floor lower eave.

Plan Type B (Lots 2,3)
This elevation type also has three different roof pitches. The two primary roof pitches are designed to diminish the massing of the two story home, the main ridge roof lower pitch only faces towards the side the side and therefore the two front facing gables are steeper pitched but not seen next to the lower pitch. The proportion of the front facing gable we think looks proportionally better as a steeper pitch. The lower pitch over the garage and rear additions are lower pitch so as to not block upper story window sills.

Plan Type C (Lots 4,5,6)
This elevation type also has three different roof pitches. The two primary roof pitches are designed to diminish the massing of the two story home. This design is primarily a one story home and has two pitches based on the higher vaulted roof over the great room and the lower pitch roof over the second story and the rear and front porch elements.

ITEM NO. 1.

The lowest pitch roof is used for ‘appendages’ such as the garage. The lower pitch for these secondary elements reinforces the hierarchy of the massing.

Plan Type Variety
Please see explanation at end of comment letter which explains how the different plan types are tailored to their position within the site. While there is repetition of types adjacent each other, we have provided variety by mirroring plan types and providing variations on the color and material palette (while staying within a common theme). Lots 7,8,9,10 are all substantially distances from each other and separated by landscape features.

Window Sash
Slim profile fiberglass windows would not be consistent with Residential Design Guideline 3.7.3.

We are proposing fiberglass windows for the standard windows in all plan types, and believe that the flexibility in finish options and design is sufficient to complement the architecture of the surrounding area and is consistent with the spirit of the guidelines.

Window Trim
Windows without trim would not be consistent with Residential Design Guideline 3.7.4.

When the material is stucco, we have opted to not have trim around the windows or rounded stucco that dies in window frame, or have minimalist stucco mold, which is a common trim detail for stucco. It is not common to California style Mediterranean architecture to have 4” exterior window trim.

When the material is wood siding, we also have opted for a minimalist look, which we believe looks appropriate in this setting. We think more traditional trim details are typical in the more traditional old smaller lot developments (craftsman, Victorian, etc) but these are large lots where the dominant context is the natural landscape. Also, our architectural character is for a contemporary interpretation of traditional styles, and having minimalist trim designs is part of that.

Exterior Materials – Stone Base, Shutters
Limiting the location of the stone base and shutters would not be consistent with Residential Design Guideline 3.2.2.

We are generally using stone as a complementary material on all elevations. This is used either as a ‘water table’ design to blend the base with the landscape or it is used as an accent material on the porch/entry feature. We don’t agree that using it extensively on all elevations (side and front) would look better. We are using shutters on some of the garages because some of those windows should be features but may also need to be covered to screen inside.

Color Schemes
There is very limited variation in the proposed color palettes for the homes overall and within the four clusters which would produce a neighborhood quite different than most in Los Gatos which have greater variety and Sense of individual homes rather than a subdivision.

We would be open to using more color schemes as a condition of approval, but prefer a consistent theme of colors that are consistent with the architectural design style, the LRV considerations, and appropriateness with the architectural character. Also, because our new development is a ‘culdesac’ new neighborhood not part of the surrounding neighborhood streets, we don’t think blending into the existing design of homes on Twin Oaks or other blocks is as relevant in our proposed neighborhood.

Two Story Downhill Facades
The majority of proposed homes would be developed on flat pads carved out of the sloping site topography which may not be consistent with the towns Hillside Development Standards and Guidelines.

Mitigation measures include a limited facade height of 25 feet on the downhill facades and the inclusion of some downhill facade balconies to break up the two story facades. Staff should review this issue in the

ITEM NO. 1.
context of past hillside properties policies and decisions.

See description at end of letter for how we designed plan types in response to topography. Lots 1,2,3,4,5,6,11,12 are designed as flat pads. These lots are on existing slopes less than 15%. The steeper lots (lots 7,8,9,10) have been designed as ‘terraced pads’ in order to fit into the steeper topography better (20-25%), our plans show that. We are also following the HSDG requirements for 35’ maximum height limit. None of our designs violate the 35’ max height limit.

We are also including for reference a description of the architectural and ‘masterplan’ vision:

Surrey Farms is a subdivision of 17.55 acres of land which includes sloped hillside towards the east and flatter portions of land at the toe of the slope towards the west (+/- 3 acres of <10% slope) and adjacent to R-1:10 residential neighborhood. The proposed neighborhood is served by a cul-de-sac road which aligns with the slope transition between the flatter western areas of the site and the eastern hillside.

Lots 2 and 3 are along the southern entry to the site and adjacent residential neighborhoods towards the south. They are located adjacent to a drainage easement at the lower elevations of the overall site. Their footprints are more compact than lots 4-10, and they are designed as two-story homes whose primary massing is broken down with several secondary roof forms.

Lots 1, 11 and 12 are also near the entry to the site and are proposed as affordable housing as further outlined in the application. They are adjacent existing residential properties to the north and west and are screened with existing trees to remain from off-site residences. They are designed as two story homes with garages facing the rear and accessed off a common driveway. The front of the homes facing the main private road have entry porches facing the road and feature a steeper roof pitch which scales the massing down towards the front of the home.

Lots 4,5 and 6 are adjacent residential development west of the site which is zoned R1:10 and the proposed homes on those lots are mostly one-story massing with a very limited second floor over one wing of the house and less than 20% of its overall footprint. The materials and colors palettes for these homes are carefully chosen to blend with the natural environment and be consistent with the ‘California Ranch’ and “mediterranean’ styles that are prevalent in the neighborhood.

The proposed ’hillside’ homes on Lots 7-10 are on slopes of +/-20%, and the homes are placed on ‘terraced pads’ approximately 40’ wide stepping with the hillside and oriented parallel to the contours. This minimizes the impact on the hillside and allows the homes to fit into the topography. The homesites are placed away from exiting ridgelines, trees and natural features, a riparian corridor exists between lots 7 and 8. The design of the hillside homes terrace with the slope and have primary roof forms that parallel the contours. Stone is integrated into the lower level of the home providing a base that blends with the hill. Colors and materials were carefully chosen to be darker in tone and more natural patinas that blend with the surrounding natural landscape. Where retaining walls are necessary, they will be stepped according to the principles outlined in the Los Gatos Hillside Development Standards and Guidelines.

Best regards,
Chris Hall, Partner
Platform

ITEM NO. 1.

This Page
Intentionally
Left Blank

ITEM NO. 1.

CERTIFIED ARBORIST REPORT
Tree Preservation Plan
October 16, 2025, Revision 5

SITE PROJECT
Arborist Report, Tree Preservation Plan
Surrey Farms, Project #4185.10
Los Gatos, CA 95032
APN: 532-16-006

PREPARED FOR
Mr. Shawn Taylor, HMH Landscape Architect
HMH Engineers
1570 Oakland Road
San Jose, CA 95131

PREPARED BY
Michael Gladden
ISA Certified Arborist #WE-2205A
McClintock Landscape Horticultural Services
1821 South Bascom Avenue, #243
Campbell, CA 95008
EXHIBIT 8

ITEM NO. 1.

Michael Gladden, ISA Certified Arborist #WE-2205A, McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025

TABLE OF CONTENTS
Page
3 3
4 4
9 10
25 26
36 37
38 125
125
127
130
129
129
130
Introduction and Overview
Methodology
Municipal Code Governing Trees
Tree Protection Los Gatos
Summary of Findings
Tree Inventory
Tree Count & Tree Summary
Tree Location Map
Legend of Abbreviations
Preservation Assessment
Tree Photographs
Recommended Actions
Additional Tree Protection Specifications
Trenching, Excavation and Equipment Use
General Recommendations
Conclusion
Assumptions and Limitations
Tree Protection Signs
Tree Tree PProtection Fencirotection Fencing ng Type Type 1 1 131322
Tree Valuations
Tree Dispositions "T" sheets
133
147 149 135

ITEM NO. 1.

Michael Gladden, ISA Certified Arborist #WE-2205A, McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025

INTRODUCTION AND OVERVIEW
McClintock Landscape Horticultural Services was engaged by Mr. Shawn Taylor, HMH Landscape Architect, HMH Engineers, located at 1570 Oakland Road, San Jose, CA 95131, to develop a Certified Arborist Report serving as a Tree Preservation Plan for the Surrey Farms project, Project #4185.10, in Los Gatos, CA 95032, APN: 532-16-006. This Arborist Report outlines the current observable health and structural conditions of the trees from a visual assessment conducted at ground level. It includes details on tree species, photographs, diameter at breast height (DBH), health ratings, structural evaluations, height, and canopy spread in both the North-South (N/S) and East-West (E/W) directions. Each tree is identified with a metal numbered tag, and their locations are marked on a diagrammatic site map. The inventory assesses the estimated construction impact tolerance, tree protection zone (TPZ), and critical root zone (CRZ) distances, along with general observations for 677 tree locations within the proposed work area at the aforementioned site.

Please note that tree appraisals are not included in this report and will be conducted by others.

The health and structure ratings, along with the overall calculated condition derived from these assessments, reflect the state of the trees during the data collection period, approximately from November 15 to December 15, 2024. This time of year can present challenges for leaf and foliage assessment.

All tree inspections were carried out by a Certified Arborist accredited by the International Society of Arboriculture to accurately evaluate the tree conditions at this time.

The work zone's terrain is primarily characterized as foothills, bordered by developed properties along the project's perimeters.

This document serves as a tree preservation plan and condition assessment report; however, it does not include foundation, grading, planting plans, or soil reports at the time of its creation. Additionally, this report does NOT encompass tree appraisals, nor does it provide real estate appraisals or assumptions beyond those explicitly stated. All trees were visually inspected from the ground, utilizing a steel diameter tape or equivalent when feasible to measure the DBH at 54 inches above grade, along with visual estimates and laser measurements to assess tree canopy height and width in both the North-South (N/S) and East-West (E/W) orientations. Soil and tissue laboratory analyses were not conducted, and root collars were examined visually without any excavations performed. *Note: Grading and Planting Plans were reviewed as of June 1, 2025. All reviewed plans appear typical and appropriate. However, the Project Arborist should be present during excavation activities within tree protection zones to ensure proper procedures are followed. *Note: July 23, 2025 Trees that have been added to the removal list due to Easement Conflict are #163, 167, 170, 171, 172, 530, 531, & 566. September 11, 2025 addressed 3. Comment: Dead Trees marked for retention: 4. Comment: Number Count Summary:

METHODOLOGY
Our tree survey work is a deliberate and systematic methodology for cataloging trees on-site as per Town of Los Gatos Sec. 29.10.1000

1. Identify each tree species.

2. Number each tree with a metal tag and its approximate location on a diagrammatic map. It's not always possible to place a physical tag due to inaccessible uses such as impassable brush, poison oak, and private property. In cases of non-access, tags were placed on a fence close to the tree as practical.

3. Measure each trunk circumference at 54" above grade also known as DBH, Diameter Breast Height.

4. Tissue or laboratory analysis was not performed while assessing these trees. Page 265 ITEM NO. 1.

Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025 Michael Gladden, ISA Certified Arborist #WE-2205A, McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected]

5. General observations from the ground were used to estimate both health and structure.

6. Combined Health and Structure ratings calculated with the Construction Impact Rating, formulate the viability of the tree to be retained and protected based on a retention rating of HIGH/MODERATE/LOW from the arborist’s perspective.

MUNICIPAL CODE GOVERNING TREES
In accordance with the Town of Los Gatos (“The Town”) Sec. 29.10.1000 on TREE PRESERVATION and established industry standards, the following guidelines are set forth for tree protection during construction. Protected trees designated for preservation must be safeguarded throughout the construction process using the methods outlined below.

The definition of protected trees is provided in The Town of Los Gatos Sec. 29.10.0950, which details the scope of protected trees. As recommended in Sec. 29.10.1005 regarding the protection of trees during construction, the Town advises that the canopy drip-line serves as the tree protection zone. This zone is primarily intended to protect the roots while also preventing damage to the canopy.

Given the presence of numerous trees in close proximity, their canopies may not be centered due to phototropism, leading to offset canopies or drip lines relative to the tree stems.

In this tree protection plan, I propose establishing a Critical Root Zone (CRZ) at six times the Diameter at Breast Height (DBH) to protect the critical root zone, which encompasses the soil area surrounding a tree that contains the minimum volume of roots necessary for the tree's structural stability and health. It is essential to allow the closest possible access to the trees while avoiding damage to the structural roots. Although there are no universally accepted methods for calculating the CRZ, this guideline is recommended.

Furthermore, I suggest implementing a Tree Protection Zone (TPZ) at fifteen times the DBH. This area should be managed under the oversight of a certified Arborist or the Town Arborist. Currently, the plan includes only Type 1 tree protection fencing to delineate boundaries, effectively integrating the canopy drip line with the proposed Tree Protection Zone (TPZ). This strategy offers a practical and effective solution for ensuring the approved protection of trees within this development.

Sec. 29.10.0960. - Scope of protected trees.

This division shall apply to every property owner and to every person, corporation, partnership, sole proprietorship or other entity responsible for removing, maintaining or protecting a tree. The trees protected by this division are:
(1)
All trees which have a twelve-inch or greater diameter (thirty-seven and one-half-inch circumference) of any trunk or in the case of multi-trunk trees, a total of eighteen inches or greater diameter (fifty-six and one-half-inch circumference) of the sum of all trunks, where such trees are located on developed residential property. (2)
All trees which have an eight-inch or greater diameter (twenty-five-inch circumference) of any trunk or in the case of multi-trunk trees, a total of eight inches or greater diameter (twenty-five-inch circumference) of the sum of all trunks, where such trees are located on developed Hillside residential property.

ITEM NO. 1.

Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025 Michael Gladden, ISA Certified Arborist #WE-2205A, McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] Sec. 29.10.0960. - Scope of protected trees. (continued) (3)
All trees of the following species which have an eight-inch or greater diameter (twenty-five-inch circumference) located on developed residential property:
a. Blue Oak (Quercus douglasii);
b. Black Oak (Quercus kelloggii);
c. California Buckeye (Aesculus californica);
d. Pacific Madrone (Arbutus menziesii).
(4)
All trees which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk, when removal relates to any review for which zoning approval or subdivision approval is required. (5)
Any tree that existed at the time of a zoning approval or subdivision approval and was a specific subject of such approval or otherwise covered by subsection (6) of this section (e.g., landscape or site plans). (6)
Any tree that was required by the Town to be planted or retained by the terms and conditions of a development application, building permit or subdivision approval in all zoning districts, tree removal permit or code enforcement action. (7)
All trees, which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk and are located on property other than developed residential property.
(8)
All publicly owned trees growing on Town lands, public places or in a public right-of-way easement, which have a four-inch or greater diameter (twelve and one-half-inch circumference) of any trunk. (9)
A protected tree shall also include a stand of trees, the nature of which makes each dependent upon the other for the survival of the stand.
(10)
The following trees shall also be considered protected trees and shall be subject to the pruning permit requirements set forth in section 29.10.0982 and the public noticing procedures set forth in section 20.10.0994:
a. Heritage trees;
b. Large protected trees.
5

ITEM NO. 1.

Michael Gladden, ISA Certified Arborist #WE-2205A, McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025 Sec. 29.10.1005. - Protection of trees during construction. (a) Protective tree fencing shall specify the following:
(1)
Size and materials. Six (6) foot high chain link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more than ten-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base. (2)
Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with two-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches.
(3)
Duration of Type I, II, III fencing. Fencing shall be erected before demolition, grading or construction permits are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence.
(4)
Warning sign. Each tree fence shall have prominently displayed an eight and one-half-inch by eleven-inch sign stating:
"Warning—Tree Protection Zone—This fence shall not be removed and is subject to penalty according to Town Code

29.10.1025."
(b)
All persons, shall comply with the following precautions:
(1)
Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the encroachment of the construction.
(2)
Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of the tree unless approved by the Director. 6

ITEM NO. 1.

Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025 Michael Gladden, ISA Certified Arborist #WE-2205A, McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] Sec. 29.10.1005. - Protection of trees during construction. (Continued) (3)
Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected tree. (4)
Prohibit the attachment of wires, signs or ropes to any protected tree. (5)
Design utility services and irrigation lines to be located outside of the dripline when feasible. (6)
Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits. (7)
The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered.

Sec. 29.10.1010. - Pruning and maintenance.

Tree pruning must not be done in a manner that is detrimental to the tree. Any action undertaken which intentionally or recklessly causes or tends to cause injury, death, or disfigurement to a tree is considered to be detrimental. Examples of actions which are detrimental to trees may include excessive cutting, poisoning, burning, over-watering, relocating, or transplanting a tree.

All tree pruning shall be in accordance with the current version of the International Society of Arboriculture Best Management Practices-Tree Pruning and ANSI A300-Part 1 Tree, Shrub and Other Woody Plant Management-Standard Practices, (Pruning) and any special conditions as determined by the Director. For developments, which require a tree preservation report, a certified or consulting arborist shall be in reasonable charge of all activities involving protected trees, including pruning, cabling and any other work if specified.
7

ITEM NO. 1.

Michael Gladden, ISA Certified Arborist #WE-2205A, McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025 Sec. 29.10.1010. - Pruning and maintenance. (continued) (1)
Any public utility installing or maintaining any overhead wires or underground pipes or conduits in the vicinity of a protected tree shall obtain written permission from the Director before performing any work, including pruning, which may cause injury to a protected tree (e.g. cable TV/fiber optic trenching, gas, water, sewer trench, etc.). (2)
Pruning for clearance of utility lines and energized conductors shall be performed in compliance with the current version of the American National Standards Institute (ANSI) A300 (Part 1)-Pruning, Section 5.9 Utility Pruning. Using spikes or gaffs when pruning, except where no other alternative is available, is prohibited. (3)
No person shall prune, trim, cut off, or perform any work, on a single occasion or cumulatively, over a three-year period, affecting twenty-five percent or more of the crown of any protected tree without first obtaining a permit pursuant to this division except for pollarding of fruitless mulberry trees (Morus alba) or other species approved by the Town Arborist.

Applications for a pruning permit shall include photographs indicating where pruning is proposed. (4)
No person shall remove any Heritage tree or large protected tree branch or root through pruning or other method greater than four (4) inches in diameter (twelve and one-half (12.5) inches in circumference) without first obtaining a permit pursuant to this division.
8

ITEM NO. 1.

Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025

SUMMARY OF FINDINGS
From November 22 to December 14, 2024, Michael Gladden, ISA Certified Arborist #WE-2205A of McClintock Landscape Horticultural Services, conducted a tree inventory of 673 trees measuring 4 inches or greater in diameter at breast height (DBH) on the site of Surrey Farms, Project #4185.10, located in Los Gatos, CA 95032. The majority of these trees are volunteer species found in the undeveloped areas of the site, with a few appearing to have been planted some time ago. The proposed site improvement areas are surrounded by residential development. Trees excluded from this report include #5, #198, #201, and #469, which were deemed too small (less than 4 inches in DBH) or unnecessary for inclusion.

The tree inventory includes details for each tree measuring 4” inches or greater in DBH, such as identification number, botanical name, diameter at 54 inches above grade, and whether the tree is exempt, protected, or classified as large protected size. Additionally, it assesses preservation suitability as High, Moderate, or Low for retention rating, along with evaluations of health, structure, and species tolerance to construction impacts, accompanied by general notes.

The inventory encompasses 26 species, totaling 673 individual trees over 4” inches in diameter at 54 inches above grade. Among these, 69 trees have a Low retention rating (10%), 227 trees are rated Moderate (34%), and the remaining 365 trees are classified with a High retention rating (54%). There were 22 Protected species, 4 Exempt species, 51 trees listed as Off Site, 37 trees are Exempt, 4 spaces are listed as “not used”, 5 Snag trees that are dead and can not be identified, 7 stumps are recorded, and 32 Dead trees are recorded. 561 "Protected" trees, 69 "Large Protected" trees, and 43 "Exempt" trees.

There are 244 trees to be removed and 371 trees to be retained. 211 "Protected" and 12 "Large Protected" trees recommended for removal.

Total trees required to meet mitigation requirements on-site 439 - 24” box and 161 – 36”-inch box.

Total Proposed trees on-site (Not including street trees) 40 - 24” box and 45 – 36”-inch box.

Remaining number of trees not being mitigated for 399 - 24” box and 116 – 36”-inch box.

To the best of my knowledge, no Heritage trees were identified. A Heritage tree is defined as a tree or group of trees designated by the Town Council, based on the recommendation of the Historic Preservation Commission, that possesses exceptional aesthetic, biological, cultural, or historic value and is expected to continue contributing to the community.

Some trees tagged in the inventory were cut down and left on site, which is a common practice among PG&E crews, with the stumps located under power lines.

Discing has previously been used to create a fire break, and the path of this fire break runs through the site. While this technique may be effective for wildfire management, it has caused irreparable damage to the trees. This impact could pose issues in the future when targets or assets are placed within the vicinity of these trees.

Michael Gladden, ISA Certified Arborist #WE-2205A, McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] 9

ITEM NO. 1.

Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025 Arborist Report Tree Preservation Plan
Shawn Taylor, HMH Landscape Architect
HMH Engineers
1570 Oakland Road, San Jose, CA 95131
Surrey Farms, Project #4185.10
TreeIDExisting
Tree
Tag
Numbe
SPP DBH_IN CIRC
_IN
HEIGHT
_FT
SPREAD
N/S_FT
SPREAD
E/W_FT
Species
Rate To
Const
Impact

NOTE PROTECTED LARGE

PROTECTED
HEALTH
RATING
STRUCT
URE
RATING
COND
OVRL
RATING
Tolerance
Rate To
Const
Impact
COND
OVRL w
Const
Impact
CRZ_FT
_RADIU
S
TPZ_FT_
RADIUS
DBH
x15

RETENTION
RATING
SAVE,

REMOVE,

OFF-SITE
1 Calocedrus decurrens 11.0 34.6 28 14 14 M X 3 4 3.5 M 3.3 5.5 13.8 MODERATE REMOVE 2 358 Calocedrus decurrens 11.0 34.6 27 14 14 M X 4 4 4.0 M 3.5 5.5 13.8 HIGH OFF-SITE 3 Quercus agrifolia 6.0 18.8 20 12 10 G X 4 4 4.0 G 4.5 3 7.5 HIGH OFF-SITE 4 378 Quercus agrifolia 18.0 56.5 30 24 20 G Leaning Tree X 4 3 3.5 G 4.3 9 22.5 HIGH OFF-SITE 5 Not Used 0.0 0.0 0 0.0 0 0.0 0 0.0
6 377 Quercus agrifolia 24.0 75.4 32 36 26 G X 4 4 4.0 G 4.5 12 30.0 HIGH OFF-SITE 7 Quercus lobata 8.0 25.1 30 24 24 M Leaning Tree X 4 3 3.5 M 3.3 4 10.0 MODERATE OFF-SITE 8 359 Calocedrus decurrens 6.0 18.8 18 10 10 M Severe Decline X 2 3 2.5 M 2.8 3 7.5 MODERATE REMOVE 9 Quercus agrifolia 6.0 18.8 25 10 12 G X 4 3 3.5 G 4.3 3 7.5 HIGH OFF-SITE 10 376 Quercus agrifolia 13.0 40.8 20 21 27 G X 4 4 4.0 G 4.5 6.5 16.3 HIGH OFF-SITE 11 360 Calocedrus decurrens 6.0 18.8 12 12 9 M Poor Pruning Technique X 4 2 3.0 M 3.0 3 7.5 MODERATE REMOVE 12 Calocedrus decurrens 8.0 25.1 9 9 3 M Previously Headed X 3 2 2.5 M 2.8 4 10.0 MODERATE REMOVE 13 Calocedrus decurrens 9.0 28.3 8 4 6 M Previously Headed X 3 2 2.5 M 2.8 4.5 11.3 MODERATE REMOVE 14 Quercus agrifolia 8.0 25.1 22 18 24 G X 4 4 4.0 G 4.5 4 10.0 HIGH OFF-SITE 15 Quercus agrifolia 5.0 15.7 20 6 20 G Crowded Growing Conditions X 4 4 4.0 G 4.5 2.5 6.3 HIGH OFF-SITE 16 Quercus agrifolia 5.0 15.7 20 6 15 G Crowded Growing Conditions X 4 4 4.0 G 4.5 2.5 6.3 HIGH OFF-SITE 17 Quercus agrifolia 5.0 15.7 20 14 21 G Crowded Growing Conditions X 4 4 4.0 G 4.5 2.5 6.3 HIGH OFF-SITE 18 Quercus agrifolia 5.0 15.7 20 14 21 G Crowded Growing Conditions X 4 4 4.0 G 4.5 2.5 6.3 HIGH OFF-SITE 19 574 Calocedrus decurrens 13.0 40.8 28 12 12 M X 3 4 3.5 M 3.3 6.5 16.3 MODERATE REMOVE 20 Calocedrus decurrens 8.0 25.1 21 12 12 M X 3 3 3.0 M 3.0 4 10.0 MODERATE REMOVE 21 365 Calocedrus decurrens 11.0 34.6 25 12 12 M X 3 4 3.5 M 3.3 5.5 13.8 MODERATE REMOVE 22 366 Calocedrus decurrens 12.0 37.7 28 12 12 M X 3 4 3.5 M 3.3 6 15.0 MODERATE REMOVE 23 379 Quercus agrifolia 21.0 66.0 38 40 32 G X 4 4 4.0 G 4.5 10.5 26.3 HIGH OFF-SITE 24 Quercus agrifolia 6.0 18.8 30 14 12 G Crowded Growing Conditions X 4 4 4.0 G 4.5 3 7.5 HIGH OFF-SITE 25 Quercus agrifolia 14.0 44.0 32 40 32 X 4 4 4.0 G 4.5 7 17.5 HIGH OFF-SITE 26 Quercus agrifolia 9.0 28.3 26 18 14 Leaning Tree X 4 3 3.5 G 4.3 4.5 11.3 HIGH OFF-SITE 27 Calocedrus decurrens 8.0 25.1 19 12 12 X 3 4 3.5 M 3.3 4 10.0 MODERATE REMOVE 28 369 Calocedrus decurrens 9.0 28.3 23 14 14 X 4 4 4.0 M 3.5 4.5 11.3 HIGH REMOVE 29 Calocedrus decurrens 11.0 34.6 17 10 12 Previously Headed X 3 2 2.5 M 2.8 5.5 13.8 MODERATE REMOVE 30 Quercus agrifolia 7.0 22.0 26 18 22 X 4 4 4.0 G 4.5 3.5 8.8 HIGH OFF-SITE 31 Quercus lobata 6.0 18.8 30 10 14 Crowded Growing Conditions X 3 3 3.0 M 3.0 3 7.5 MODERATE OFF-SITE 32 381 Quercus agrifolia 18.0 56.5 30 40 35 X 4 4 4.0 G 4.5 9 22.5 HIGH OFF-SITE 33 Quercus lobata 8.0 25.1 20 18 15 X 3 3 3.0 M 3.0 4 10.0 MODERATE OFF-SITE 34 Quercus agrifolia 4.0 12.6 20 10 8 Crowded Growing Conditions X 3 3 3.0 G 4.0 2 5.0 HIGH OFF-SITE 35 363 Pinus halepensis 22.0 69.1 37 36 36 X 4 4 4.0 M-G 4.0 11 27.5 HIGH REMOVE 36 537 Cupressus macrocarpa 7.0 22.0 25 12 15 X 4 4 4.0 P 2.5 3.5 8.8 LOW REMOVE 37 Ligustrum japonicum 4.0 12.6 15 12 12 X 3 3 3.0 G 4.0 2 5.0 HIGH REMOVE 38 604 Quercus lobata 6.0 18.8 27 14 14 X 3 3 3.0 M 3.0 3 7.5 MODERATE REMOVE 39 Quercus lobata 19.0 59.7 41 54 54 X 4 4 4.0 M 3.5 9.5 23.8 HIGH REMOVE 40 5 Calocedrus decurrens 7.0 22.0 18 8 12 X 2 4 3.0 M 3.0 3.5 8.8 MODERATE REMOVE 41 6 Quercus agrifolia 17.0 53.4 36 40 40 X 4 4 4.0 G 4.5 8.5 21.3 HIGH SAVE 42 7 Calocedrus decurrens 4.0 12.6 15 10 5 Severe Decline X 1 3 2.0 M 2.5 2 5.0 LOW SAVE 43 8 Quercus agrifolia 14.0 44.0 33 44 40 X 3 3 3.0 G 4.0 7 17.5 HIGH REMOVE 44 9 Quercus agrifolia 6.0 18.8 45 6 12 Crowded Growing Conditions X 2 2 2.0 G 3.5 3 7.5 HIGH REMOVE 45 10 Quercus agrifolia 8.0 25.1 40 15 20 Leaning Tree X 3 3 3.0 G 4.0 4 10.0 HIGH REMOVE 46 11 Quercus agrifolia 7.0 22.0 30 10 14 Crowded Growing Conditions X 2 3 2.5 G 3.8 3.5 8.8 HIGH SAVE 47 Quercus agrifolia 4.0 12.6 12 5 10 Leaning Tree X 3 2 2.5 G 3.8 2 5.0 HIGH REMOVE 48 12 Quercus agrifolia 21.0 66.0 McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] 51 36 42 X 2 3 2.5 G 3.8 10.5 26.3 HIGH REMOVE 10

ITEM NO. 1.

Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025 Arborist Report Tree Preservation Plan
Shawn Taylor, HMH Landscape Architect
HMH Engineers
1570 Oakland Road, San Jose, CA 95131
Surrey Farms, Project #4185.10
TreeIDExisting
Tree
Tag
Numbe
SPP DBH_IN CIRC
_IN
HEIGHT
_FT
SPREAD
N/S_FT
SPREAD
E/W_FT
Species
Rate To
Const
Impact

NOTE PROTECTED LARGE

PROTECTED
HEALTH
RATING
STRUCT
URE
RATING
COND
OVRL
RATING
Tolerance
Rate To
Const
Impact
COND
OVRL w
Const
Impact
CRZ_FT
_RADIU
S
TPZ_FT_
RADIUS
DBH
x15

RETENTION
RATING
SAVE,

REMOVE,

OFF-SITE
49 Quercus agrifolia 4.0 12.6 30 10 14 Crowded Growing Conditions X 3 3 3.0 G 4.0 2 5.0 HIGH SAVE 50 14 Pinus halepensis 6.0 18.8 30 8 6 X 3 2 2.5 M-G 3.3 3 7.5 MODERATE OFF-SITE 51 Calocedrus decurrens 5.0 15.7 20 8 8 X 4 4 4.0 M 3.5 2.5 6.3 HIGH OFF-SITE 52 Juglans regia 8.0 25.1 25 5 18 Decay EXEMPT 1 2 1.5 G 3.3 4 10.0 MODERATE SAVE 53 13 Juglans hindsii 20.0 62.8 21 27 35 Severe Decline X 2 2 2.0 G 3.5 10 25.0 HIGH REMOVE 54 16 Pinus halepensis 17.0 53.4 45 24 20 Stem Damage X 3 2 2.5 M-G 3.3 8.5 21.3 MODERATE SAVE 55 Calocedrus decurrens 3.0 9.4 18 4 6 EXEMPT 4 4 4.0 M 3.5 1.5 3.8 HIGH REMOVE 56 Quercus lobata 22.0 69.1 47 33 35 X 3 4 3.5 M 3.3 11 27.5 MODERATE REMOVE 57 18 Quercus agrifolia 24.0 75.4 46 33 45 X 4 4 4.0 G 4.5 12 30.0 HIGH SAVE 58 19 Quercus agrifolia 8.0 25.1 21 6 9 Dead X 1 1 1.0 G 3.0 4 10.0 MODERATE REMOVE 59 Quercus agrifolia 6.0 18.8 25 14 18 Crowded Growing Conditions X 2 3 2.5 G 3.8 3 7.5 HIGH SAVE 60 20 Quercus agrifolia 26.0 81.7 38 43 35 X 4 3 3.5 G 4.3 13 32.5 HIGH SAVE 61 22 Aesculus californica 7.0 22.0 27 15 10 Dead X 1 1 1.0 G 3.0 3.5 8.8 MODERATE OFF-SITE 62 23 Quercus agrifolia 13.0 40.8 32 20 23 X 5 5 5.0 G 5.0 6.5 16.3 HIGH OFF-SITE 63 21 Quercus agrifolia 23.0 72.3 37 25 28 X 4 3 3.5 G 4.3 11.5 28.8 HIGH OFF-SITE 64 Quercus lobata 20.0 62.8 44 26 22 Severe Decline X 1 2 1.5 M 2.3 10 25.0 LOW SAVE 65 Quercus agrifolia 30.0 94.2 37 35 45 X 5 4 4.5 G 4.8 15 37.5 HIGH REMOVE 66 25 Quercus agrifolia 15.0 47.1 24 23 18 Poor Tree Structure X 1 3 2.0 G 3.5 7.5 18.8 HIGH REMOVE 67 Quercus agrifolia 16.0 50.3 32 25 20 Severe Decline X 2 2 2.0 G 3.5 8 20.0 HIGH REMOVE 68 Quercus agrifolia 15.0 47.1 47 28 20 X 4 4 4.0 G 4.5 7.5 18.8 HIGH REMOVE 69 27 Quercus agrifolia 12.0 37.7 35 25 27 Leaning Tree X 3 2 2.5 G 3.8 6 15.0 HIGH REMOVE 70 29 Quercus agrifolia 16.0 50.3 48 28 25 X 4 4 4.0 G 4.5 8 20.0 HIGH REMOVE 71 90 Quercus agrifolia 17.0 53.4 25 18 22 X 4 4 4.0 G 4.5 8.5 21.3 HIGH REMOVE 72 Quercus agrifolia 16.0 50.3 48 25 23 Leaning Tree X 4 3 3.5 G 4.3 8 20.0 HIGH REMOVE 73 Quercus lobata 19.0 59.7 46 27 45 Leaning Tree X 4 3 3.5 M 3.3 9.5 23.8 MODERATE REMOVE 74 36 Quercus lobata 19.0 59.7 46 22 34 Leaning Tree X 4 3 3.5 M 3.3 9.5 23.8 MODERATE REMOVE 75 Quercus lobata 9.0 28.3 35 23 26 Dead Wood X 3 4 3.5 M 3.3 4.5 11.3 MODERATE SAVE 76 31 Quercus agrifolia 10.0 31.4 33 15 12 X 5 5 5.0 G 5.0 5 12.5 HIGH OFF-SITE 77 Olea europaea 3.0 9.4 26 22 20 Severe Decline EXEMPT 2 2 2.0 M 2.5 1.5 3.8 LOW OFF-SITE 78 32 Olea europaea 8.0 25.1 31 20 18 EXEMPT 4 3 3.5 M 3.3 4 10.0 MODERATE OFF-SITE 79 Quercus lobata 15.0 47.1 37 20 22 Severe Decline X 1 2 1.5 M 2.3 7.5 18.8 LOW OFF-SITE 80 0 Quercus agrifolia 19.0 59.7 48 35 43 X 4 3 3.5 G 4.3 9.5 23.8 HIGH REMOVE 81 Quercus lobata 25.0 78.5 48 33 25 Dead Limbs X 3 2 2.5 M 2.8 12.5 31.3 MODERATE REMOVE 82 Quercus lobata 10.0 31.4 37 12 18 X 3 3 3.0 M 3.0 5 12.5 MODERATE REMOVE 83 Quercus lobata 5.0 15.7 23 12 10 Dead Wood X 2 3 2.5 M 2.8 2.5 6.3 MODERATE SAVE 84 Quercus lobata 13.0 40.8 33 20 22 Dead Wood X 3 2 2.5 M 2.8 6.5 16.3 MODERATE REMOVE 85 40 Quercus lobata 16.0 50.3 33 26 18 X 4 3 3.5 M 3.3 8 20.0 MODERATE REMOVE 86 44 Quercus agrifolia 8.0 25.1 22 13 20 Dead Wood X 4 4 4.0 G 4.5 4 10.0 HIGH REMOVE 87 Quercus agrifolia 5.0 15.7 22 20 13 Dead Wood X 3 3 3.0 G 4.0 2.5 6.3 HIGH REMOVE 88 45 Quercus agrifolia 7.0 22.0 23 21 16 Dead Wood X 3 3 3.0 G 4.0 3.5 8.8 HIGH REMOVE 89 62 Quercus agrifolia 18.0 56.5 24 28 20 Poor Pruning Technique X 3 2 2.5 G 3.8 9 22.5 HIGH REMOVE 90 63 Quercus agrifolia 19.0 59.7 28 26 18 Dead Wood X 4 3 3.5 G 4.3 9.5 23.8 HIGH REMOVE 91 64 Quercus agrifolia 14.0 44.0 28 23 16 X 5 4 4.5 G 4.8 7 17.5 HIGH REMOVE 92 65 Quercus agrifolia 12.0 37.7 26 27 26 Dead Wood X 5 4 4.5 G 4.8 6 15.0 HIGH REMOVE 93 579 Quercus agrifolia 9.0 28.3 28 18 23 X 4 4 4.0 G 4.5 4.5 11.3 HIGH REMOVE 94 46 Quercus lobata 18.0 56.5 42 35 33 X 4 4 4.0 M 3.5 9 22.5 HIGH REMOVE 95 607 Quercus agrifolia 3.0 9.4 18 4 5 EXEMPT 3 3 3.0 G 4.0 1.5 3.8 HIGH REMOVE 96 47 Quercus agrifolia 14.0 44.0 23 18 12 X 3 3 3.0 G 4.0 7 17.5 HIGH REMOVE McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] 11

ITEM NO. 1.

Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025 Arborist Report Tree Preservation Plan
Shawn Taylor, HMH Landscape Architect
HMH Engineers
1570 Oakland Road, San Jose, CA 95131
Surrey Farms, Project #4185.10
TreeIDExisting
Tree
Tag
Numbe
SPP DBH_IN CIRC
_IN
HEIGHT
_FT
SPREAD
N/S_FT
SPREAD
E/W_FT
Species
Rate To
Const
Impact

NOTE PROTECTED LARGE

PROTECTED
HEALTH
RATING
STRUCT
URE
RATING
COND
OVRL
RATING
Tolerance
Rate To
Const
Impact
COND
OVRL w
Const
Impact
CRZ_FT
_RADIU
S
TPZ_FT_
RADIUS
DBH
x15

RETENTION
RATING
SAVE,

REMOVE,

OFF-SITE
97 Quercus agrifolia 7.0 22.0 23 12 10 X 4 3 3.5 G 4.3 3.5 8.8 HIGH REMOVE 98 580 Quercus agrifolia 9.0 28.3 20 12 15 X 3 3 3.0 G 4.0 4.5 11.3 HIGH REMOVE 99 608 Quercus agrifolia 5.0 15.7 20 8 10 Co-Dominant Lead X 3 3 3.0 G 4.0 2.5 6.3 HIGH REMOVE 100 606 Quercus agrifolia 5.0 15.7 24 7 9 X 4 4 4.0 G 4.5 2.5 6.3 HIGH REMOVE 101 3 Quercus lobata 19.0 59.7 42 27 25 Dead Wood X 4 4 4.0 M 3.5 9.5 23.8 HIGH REMOVE 102 4 Quercus agrifolia 13.0 40.8 28 27 18 X 5 4 4.5 G 4.8 6.5 16.3 HIGH REMOVE 103 49 Quercus lobata 26.0 81.7 34 22 38 X 4 4 4.0 M 3.5 13 32.5 HIGH REMOVE 104 76 Quercus agrifolia 10.0 31.4 32 16 24 X 4 3 3.5 G 4.3 5 12.5 HIGH REMOVE 105 Quercus agrifolia 6.0 18.8 20 12 10 X 5 4 4.5 G 4.8 3 7.5 HIGH REMOVE 106 75 Quercus agrifolia 23.0 72.3 44 35 33 X 5 4 4.5 G 4.8 11.5 28.8 HIGH REMOVE 107 68 Quercus lobata 10.0 31.4 36 25 23 Dead Wood X 3 4 3.5 M 3.3 5 12.5 MODERATE REMOVE 108 Quercus agrifolia 13.0 40.8 48 28 26 Poor Tree Structure X 3 3 3.0 G 4.0 6.5 16.3 HIGH REMOVE 109 Quercus lobata 10.0 31.4 43 28 25 Severe Decline X 3 2 2.5 M 2.8 5 12.5 MODERATE REMOVE 110 Quercus agrifolia 4.0 12.6 20 17 10 X 5 3 4.0 G 4.5 2 5.0 HIGH REMOVE 111 61 Quercus agrifolia 8.0 25.1 23 15 9 X 4 4 4.0 G 4.5 4 10.0 HIGH REMOVE 112 69 Quercus agrifolia 14.0 44.0 43 31 27 X 3 4 3.5 G 4.3 7 17.5 HIGH REMOVE 113 58 Quercus agrifolia 11.0 34.6 23 2 1 Dead X 1 1 1.0 G 3.0 5.5 13.8 MODERATE REMOVE 114 54 Quercus agrifolia 5.0 15.7 26 13 10 X 3 3 3.0 G 4.0 2.5 6.3 HIGH REMOVE 115 Quercus lobata 4.0 12.6 24 12 8 X 3 3 3.0 M 3.0 2 5.0 MODERATE REMOVE 116 Quercus agrifolia 5.0 15.7 22 8 5 Dead Wood X 4 3 3.5 G 4.3 2.5 6.3 HIGH REMOVE 117 Quercus agrifolia 10.0 31.4 36 16 8 X 4 4 4.0 G 4.5 5 12.5 HIGH REMOVE 118 52 Quercus agrifolia 20.0 62.8 46 36 33 Dead Wood X 4 4 4.0 G 4.5 10 25.0 HIGH REMOVE 119 98 Quercus lobata 26.0 81.7 42 33 32 Dead Wood X 4 4 4.0 M 3.5 13 32.5 HIGH REMOVE 120 99 Quercus lobata 12.0 37.7 36 28 20 Dead Limbs X 3 3 3.0 M 3.0 6 15.0 MODERATE REMOVE 121 104 Quercus agrifolia 10.0 31.4 12 16 12 Poor Tree Structure X 4 2 3.0 G 4.0 5 12.5 HIGH REMOVE 122 Quercus lobata 9.0 28.3 36 20 13 Leaning Tree X 4 3 3.5 M 3.3 4.5 11.3 MODERATE REMOVE 123 103 Quercus agrifolia 16.0 50.3 48 36 33 X 5 4 4.5 G 4.8 8 20.0 HIGH REMOVE 124 102 Quercus agrifolia 9.0 28.3 33 15 18 X 5 4 4.5 G 4.8 4.5 11.3 HIGH REMOVE 125 Olea europaea 4.0 12.6 18 15 15 EXEMPT 3 2 2.5 M 2.8 2 5.0 MODERATE REMOVE 126 97 Quercus agrifolia 5.0 15.7 27 12 10 X 5 4 4.5 G 4.8 2.5 6.3 HIGH REMOVE 127 74 Quercus agrifolia 9.0 28.3 44 15 22 Leaning Tree X 5 4 4.5 G 4.8 4.5 11.3 HIGH REMOVE 128 585 Quercus agrifolia 7.0 22.0 38 6 5 X 4 4 4.0 G 4.5 3.5 8.8 HIGH REMOVE 129 100 Quercus agrifolia 11.0 34.6 46 20 15 X 5 4 4.5 G 4.8 5.5 13.8 HIGH REMOVE 130 101 Quercus agrifolia 14.0 44.0 46 28 23 X 5 4 4.5 G 4.8 7 17.5 HIGH REMOVE 131 Quercus agrifolia 11.0 34.6 23 16 12 X 4 4 4.0 G 4.5 5.5 13.8 HIGH REMOVE 132 Quercus lobata 6.0 18.8 23 7 6 X 4 4 4.0 M 3.5 3 7.5 HIGH REMOVE 133 92 Quercus agrifolia 9.0 28.3 31 12 12 Dead Limbs X 3 3 3.0 G 4.0 4.5 11.3 HIGH REMOVE 134 Quercus agrifolia 7.0 22.0 15 4 3 Dead X 1 1 1.0 G 3.0 3.5 8.8 MODERATE REMOVE 135 95 Quercus agrifolia 9.0 28.3 32 15 12 X 4 4 4.0 G 4.5 4.5 11.3 HIGH REMOVE 136 94 Quercus agrifolia 10.0 31.4 32 10 6 X 3 4 3.5 G 4.3 5 12.5 HIGH REMOVE 137 583 Snag 4.0 12.6 22 1 1 Dead X 1 1 1.0 0 0.0 2 0.0 REMOVE 138 584 Quercus agrifolia 5.0 15.7 25 10 13 X 5 4 4.5 G 4.8 2.5 6.3 HIGH REMOVE 139 96 Quercus agrifolia 12.0 37.7 35 30 25 Dead Wood X 4 3 3.5 G 4.3 6 15.0 HIGH REMOVE 140 106 Quercus agrifolia 23.0 72.3 37 30 46 Dead Wood X 4 3 3.5 G 4.3 11.5 28.8 HIGH REMOVE 141 108 Quercus agrifolia 26.0 81.7 48 33 40 X 5 4 4.5 G 4.8 13 32.5 HIGH REMOVE 142 113 Quercus agrifolia 17.0 53.4 36 35 26 X 4 3 3.5 G 4.3 8.5 21.3 HIGH REMOVE 143 Quercus agrifolia 5.0 15.7 27 6 3 X 4 4 4.0 G 4.5 2.5 6.3 HIGH REMOVE 144 Quercus agrifolia 5.0 15.7 McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] 27 5 7 X 4 4 4.0 G 4.5 2.5 6.3 HIGH REMOVE 12

ITEM NO. 1.

Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025 Arborist Report Tree Preservation Plan
Shawn Taylor, HMH Landscape Architect
HMH Engineers
1570 Oakland Road, San Jose, CA 95131
Surrey Farms, Project #4185.10
TreeIDExisting
Tree
Tag
Numbe
SPP DBH_IN CIRC
_IN
HEIGHT
_FT
SPREAD
N/S_FT
SPREAD
E/W_FT
Species
Rate To
Const
Impact

NOTE PROTECTED LARGE

PROTECTED
HEALTH
RATING
STRUCT
URE
RATING
COND
OVRL
RATING
Tolerance
Rate To
Const
Impact
COND
OVRL w
Const
Impact
CRZ_FT
_RADIU
S
TPZ_FT_
RADIUS
DBH
x15

RETENTION
RATING
SAVE,

REMOVE,

OFF-SITE
145 Quercus lobata 12.0 37.7 36 12 5 Severe Decline X 3 2 2.5 M 2.8 6 15.0 MODERATE REMOVE 146 Quercus agrifolia 18.0 56.5 32 23 22 X 4 3 3.5 G 4.3 9 22.5 HIGH REMOVE 147 Quercus agrifolia 15.0 47.1 43 25 12 Dead Wood X 4 3 3.5 G 4.3 7.5 18.8 HIGH REMOVE 148 116 Quercus agrifolia 8.0 25.1 25 7 5 Dead Wood X 3 3 3.0 G 4.0 4 10.0 HIGH REMOVE 149 Quercus lobata 5.0 15.7 10 5 4 Severe Decline X 2 2 2.0 M 2.5 2.5 6.3 LOW REMOVE 150 120 Quercus agrifolia 18.0 56.5 43 23 27 X 5 4 4.5 G 4.8 9 22.5 HIGH REMOVE 151 121 Quercus lobata 21.0 66.0 54 33 31 X 4 4 4.0 M 3.5 10.5 26.3 HIGH REMOVE 152 122 Quercus agrifolia 15.0 47.1 40 5 4 X 3 3 3.0 G 4.0 7.5 18.8 HIGH REMOVE 153 586 Quercus lobata 5.0 15.7 15 5 4 X 4 3 3.5 M 3.3 2.5 6.3 MODERATE REMOVE 154 Quercus agrifolia 12.0 37.7 16 12 13 Future Root Problems X 4 2 3.0 G 4.0 6 15.0 HIGH REMOVE 155 126 Quercus agrifolia 18.0 56.5 16 23 13 Leaning Tree X 4 3 3.5 G 4.3 9 22.5 HIGH REMOVE 156 124 Quercus agrifolia 14.0 44.0 40 20 26 X 4 4 4.0 G 4.5 7 17.5 HIGH REMOVE 157 127 Quercus agrifolia 14.0 44.0 42 22 30 X 4 4 4.0 G 4.5 7 17.5 HIGH REMOVE 158 Quercus agrifolia 6.0 18.8 12 4 3 Dead X 1 1 1.0 G 3.0 3 7.5 MODERATE REMOVE 159 128 Quercus agrifolia 24.0 75.4 47 28 22 Leaning Tree X 4 4 4.0 G 4.5 12 30.0 HIGH REMOVE 160 129 Quercus agrifolia 17.0 53.4 33 20 15 Leaning Tree X 4 4 4.0 G 4.5 8.5 21.3 HIGH REMOVE 161 130 Quercus agrifolia 21.0 66.0 36 27 30 X 4 4 4.0 G 4.5 10.5 26.3 HIGH REMOVE 162 131 Quercus agrifolia 8.0 25.1 25 7 12 X 4 3 3.5 G 4.3 4 10.0 HIGH REMOVE 163 Quercus agrifolia 9.0 28.3 25 18 10 Remove for Easement Conflict X 3 3 3.0 G 4.0 4.5 11.3 HIGH REMOVE 164 132 Quercus lobata 22.0 69.1 35 27 20 Dead Limbs X 4 4 4.0 M 3.5 11 27.5 HIGH REMOVE 165 Quercus lobata 7.0 22.0 23 6 5 Poor Tree Structure X 2 2 2.0 M 2.5 3.5 8.8 LOW REMOVE 166 589 Quercus lobata 16.0 50.3 31 21 34 Leaning Tree X 3 3 3.0 M 3.0 8 20.0 MODERATE REMOVE 167 Quercus agrifolia 17.0 53.4 25 18 22 Remove for Easement Conflict X 4 3 3.5 G 4.3 8.5 21.3 HIGH REMOVE 168 Quercus agrifolia 16.0 50.3 25 16 18 X 4 4 4.0 G 4.5 8 20.0 HIGH SAVE 169 Quercus agrifolia 9.0 28.3 24 16 14 X 5 5 5.0 G 5.0 4.5 11.3 HIGH SAVE 170 Quercus agrifolia 11.0 34.6 26 15 12 Remove for Easement Conflict X 5 4 4.5 G 4.8 5.5 13.8 HIGH REMOVE 171 Quercus lobata 35.0 110.0 46 48 36 Remove for Easement Conflict X 4 4 4.0 M 3.5 17.5 43.8 HIGH REMOVE 172 Quercus agrifolia 34.0 106.8 33 40 32 Remove for Easement Conflict X 5 4 4.5 G 4.8 17 42.5 HIGH REMOVE 173 593 Quercus agrifolia 9.0 28.3 27 32 32 X 3 3 3.0 G 4.0 4.5 11.3 HIGH REMOVE 174 Quercus agrifolia 9.0 28.3 6 7 10 Crowded Growing Conditions X 3 2 2.5 G 3.8 4.5 11.3 HIGH REMOVE 175 Quercus agrifolia 14.0 44.0 27 25 28 X 5 5 5.0 G 5.0 7 17.5 HIGH REMOVE 176 Quercus agrifolia 7.0 22.0 17 20 18 X 4 4 4.0 G 4.5 3.5 8.8 HIGH OFF-SITE 177 Quercus agrifolia 5.0 15.7 15 8 6 X X 5 5 5.0 G 5.0 2.5 6.3 HIGH REMOVE 178 Quercus agrifolia 6.0 18.8 15 6 5 X 5 5 5.0 G 5.0 3 7.5 HIGH REMOVE 179 Quercus agrifolia 12.0 37.7 16 10 8 X 5 4 4.5 G 4.8 6 15.0 HIGH SAVE 180 Quercus agrifolia 6.0 18.8 13 10 7 X 5 4 4.5 G 4.8 3 7.5 HIGH REMOVE 181 Olea europaea 13.0 40.8 22 28 20 EXEMPT 4 4 4.0 M 3.5 6.5 16.3 HIGH REMOVE 182 Pinus brutia var. eldarica 9.0 28.3 24 10 4 Severe Decline X 2 2 2.0 M-G 3.0 4.5 11.3 MODERATE SAVE 183 Pinus brutia var. eldarica 11.0 34.6 22 7 6 Severe Decline X 3 2 2.5 M-G 3.3 5.5 13.8 MODERATE SAVE 184 Pinus brutia var. eldarica 14.0 44.0 28 13 10 Dead Wood X 2 2 2.0 M-G 3.0 7 17.5 MODERATE SAVE 185 Pinus brutia var. eldarica 6.0 18.8 22 5 6 Severe Decline X 3 2 2.5 M-G 3.3 3 7.5 MODERATE SAVE 186 149 Pinus brutia var. eldarica 7.0 22.0 25 8 6 Severe Decline X 2 2 2.0 M-G 3.0 3.5 8.8 MODERATE SAVE 187 150 Pinus brutia var. eldarica 11.0 34.6 25 12 5 Poor Tree Structure X 4 3 3.5 M-G 3.8 5.5 13.8 HIGH SAVE 188 151 Pinus brutia var. eldarica 11.0 34.6 26 8 6 Severe Decline X 3 2 2.5 M-G 3.3 5.5 13.8 MODERATE SAVE 189 152 Pinus brutia var. eldarica 10.0 31.4 32 8 10 X 4 4 4.0 M-G 4.0 5 12.5 HIGH SAVE 190 153 Pinus brutia var. eldarica 11.0 34.6 25 13 10 Severe Decline X 3 2 2.5 M-G 3.3 5.5 13.8 MODERATE REMOVE 191 Pinus brutia var. eldarica 4.0 12.6 6 4 4 Severe Decline X 2 2 2.0 M-G 3.0 2 5.0 MODERATE REMOVE 192 154 Pinus brutia var. eldarica 18.0 56.5 McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] 35 16 18 X 4 4 4.0 M-G 4.0 9 22.5 HIGH SAVE 13

ITEM NO. 1.

Arborist Report, Tree Preservation Plan, Surrey Farms, Project #4185.10, Los Gatos, CA 95032 October 16, 2025 Arborist Report Tree Preservation Plan
Shawn Taylor, HMH Landscape Architect
HMH Engineers
1570 Oakland Road, San Jose, CA 95131
Surrey Farms, Project #4185.10
TreeIDExisting
Tree
Tag
Numbe
SPP DBH_IN CIRC
_IN
HEIGHT
_FT
SPREAD
N/S_FT
SPREAD
E/W_FT
Species
Rate To
Const
Impact

NOTE PROTECTED LARGE

PROTECTED
HEALTH
RATING
STRUCT
URE
RATING
COND
OVRL
RATING
Tolerance
Rate To
Const
Impact
COND
OVRL w
Const
Impact
CRZ_FT
_RADIU
S
TPZ_FT_
RADIUS
DBH
x15

RETENTION
RATING
SAVE,

REMOVE,

OFF-SITE
193 155 Pinus brutia var. eldarica 5.0 15.7 23 6 10 X 4 4 4.0 M-G 4.0 2.5 6.3 HIGH SAVE 194 594 Calocedrus decurrens 8.0 25.1 23 8 10 X 4 4 4.0 M 3.5 4 10.0 HIGH SAVE 195 156 Pinus brutia var. eldarica 13.0 40.8 27 15 18 X 4 3 3.5 M-G 3.8 6.5 16.3 HIGH SAVE 196 157 Calocedrus decurrens 8.0 25.1 24 8 10 X 5 5 5.0 M 4.0 4 10.0 HIGH SAVE 197 Calocedrus decurrens 6.0 18.8 15 8 6 X 2 2 2.0 M 2.5 3 7.5 LOW SAVE 198 Not Used 0.0 0.0 0.0 0 0 0 0
199 158 Pinus brutia var. eldarica 11.0 34.6 30 13 17 X 4 4 4.0 M-G 4.0 5.5 13.8 HIGH SAVE 200 Pinus brutia var. eldarica 12.0 37.7 31 8 10 X 4 4 4.0 M-G 4.0 6 15.0 HIGH SAVE 201 Not Used 0.0 0.0 0.0 0 0 0 0
202 161 Quercus lobata 60.0 188.5 43 46 42 X 4 3 3.5 M 3.3 30 75.0 MODERATE SAVE 203 160 Quercus lobata 17.0 53.4 26 34 35 X 3 4 3.5 M 3.3 8.5 21.3 MODERATE REMOVE 204 163 Quercus lobata 10.0 31.4 19 10 5 X 4 3 3.5 M 3.3 5 12.5 MODERATE REMOVE 205 164 Quercus lobata 7.0 22.0 23 12 7 Severe Decline X 2 2 2.0 M 2.5 3.5 8.8 LOW REMOVE 206 383 Quercus lobata 21.0 66.0 30 32 37 Dead Wood X 3 3 3.0 M 3.0 10.5 26.3 MODERATE SAVE 207 165 Quercus agrifolia 9.0 28.3 16 12 13 X 5 5 5.0 G 5.0 4.5 11.3 HIGH SAVE 208 Quercus lobata 11.0 34.6 24 15 18 X 3 3 3.0 M 3.0 5.5 13.8 MODERATE SAVE 209 167 Quercus agrifolia 28.0 88.0 41 36 43 X 4 3 3.5 G 4.3 14 35.0 HIGH SAVE 210 Quercus lobata 18.0 56.5 34 20 15 Severe Decline X 2 2 2.0 M 2.5 9 22.5 LOW SAVE 211 Quercus lobata 32.0 100.5 47 28 30 X 3 3 3.0 M 3.0 16 40.0 MODERATE SAVE 212 Olea europaea 10.0 31.4 27 26 20 EXEMPT 3 3 3.0 M 3.0 5 12.5 MODERATE SAVE 213 171 Olea europaea 12.0 37.7 34 21 18 Previous Limb Failure EXEMPT 3 2 2.5 M 2.8 6 15.0 MODERATE SAVE 214 172 Quercus lobata 11.0 34.6 28 8 10 Severe Decline X 2 2 2.0 M 2.5 5.5 13.8 LOW SAVE 215 595 Olea europaea 9.0 28.3 32 20 20 EXEMPT 4 3 3.5 M 3.3 4.5 11.3 MODERATE SAVE 216 596 Quercus agrifolia 20.0 62.8 22 24 18 X 3 2 2.5 G 3.8 10 25.0 HIGH SAVE 217 Quercus lobata 35.0 110.0 38 36 32 X 4 4 4.0 M 3.5 17.5 43.8 HIGH SAVE 218 Olea europaea 5.0 15.7 16 12 22 EXEMPT 3 3 3.0 M 3.0 2.5 6.3 MODERATE SAVE 219 Quercus lobata 9.0 28.3 20 16 10 Severe Decline X 2 2 2.0 M 2.5 4.5 11.3 LOW SAVE 220 175 Quercus lobata 9.0 28.3 10 1 1 Dead X 1 1 1.0 M 2.0 4.5 11.3 LOW REMOVE 221 Quercus lobata 13.0 40.8 23 13 8 Severe Decline X 2 2 2.0 M 2.5 6.5 16.3 LOW SAVE 222 398 Quercus lobata 19.0 59.7 32 25 27 X 3 3 3.0 M 3.0 9.5 23.8 MODERATE SAVE 223 Quercus lobata 23.0 72.3 32 26 35 X 4 3 3.5 M 3.3 11.5 28.8 MODERATE SAVE 224 400 Quercus lobata 10.0 31.4 18 8 12 Severe Decline X 2 2 2.0 M 2.5 5 12.5 LOW SAVE 225 Quercus lobata 11.0 34.6 21 10 20 Severe Decline X 2 2 2.0 M 2.5 5.5 13.8 LOW SAVE 226 402 Quercus lobata 13.0 40.8 24 16 13 Severe Decline X 3 2 2.5 M 2.8 6.5 16.3 MODERATE SAVE 227 392 Quercus lobata 28.0 88.0 37 33 36 X 4 4 4.0 M 3.5 14 35.0 HIGH SAVE 228 391 Quercus lobata 17.5 55.0 20 10 13 Poor Tree Structure X 3 3 3.0 M 3.0 8.75 21.9 MODERATE SAVE 229 390 Quercus lobata 24.0 75.4 33 26 18 Dead Wood X 3 3 3.0 M 3.0 12 30.0 MODERATE SAVE 230 393 Quercus lobata 14.5 45.6 20 18 10 Poor Tree Structure X 3 3 3.0 M 3.0 7.25 18.1 MODERATE SAVE 231 Quercus lobata 13.5 42.4 21 16 7 Severe Decline X 3 3 3.0 M 3.0 6.75 16.9 MODERATE SAVE 232 Quercus lobata 25.5 80.1 35 40 12 X 4 3 3.5 M 3.3 12.75 31.9 MODERATE SAVE 233 395 Quercus lobata 17.0 53.4 28 18 13 X 3 3 3.0 M 3.0 8.5 21.3 MODERATE SAVE 234 Quercus agrifolia 17.5 55.0 28 22 26 X 4 4 4.0 G 4.5 8.75 21.9 HIGH SAVE 235 387 Quercus lobata 18.5 58.1 35 26 10 Dead Wood X 3 3 3.0 M 3.0 9.25 23.1 MODERATE SAVE 236 386 Quercus lobata 23.5 73.8 34 28 25 Dead Wood X 3 3 3.0 M 3.0 11.75 29.4 MODERATE SAVE 237 Quercus agrifolia 34.0 106.8 30 40 47 Crowded Growing Conditions X 4 3 3.5 G 4.3 17 42.5 HIGH SAVE 238 385 Quercus lobata 35.0 110.0 40 33 30 Leaning Tree X 3 3 3.0 M 3.0 17.5 43.8 MODERATE SAVE 239 177 Quercus lobata 25.0 78.5 35 21 32 X 4 3 3.5 M 3.3 12.5 31.3 MODERATE SAVE 240 Quercus lobata 18.0 56.5 McClintock Landscape Horticultural Services, 1821 South Bascom Ave., #243, Campbell, CA 95008 [email protected] 35 21 24 X 4 3 3.5 M 3.3 9 22.5 MODERATE SAVE 14