Agenda packet — Scotts Valley City Council, August 20, 2025 (part 2 of 5)

BLDG. SUMMARY
BLDGS. PLANS -INC. ADA
TOTAL

GROUND FLOOR
(LOT COVERAGE)

TOTAL BUILDING
PLAN 1 PLAN 2 PLAN 3 TOTAL
BLDG. 1 1 1 1 3 2,453 SQ. FT. 7,430 SQ. FT.

BLDG. 2 2 3 0 5 4,506 SQ. FT. 12,773 SQ. FT.

BLDG. 3 2 3 0 5 4,506 SQ. FT. 12,773 SQ. FT.

BLDG. 4 3 3 0 6 5,422 SQ. FT. 15,329 SQ. FT.

TOTAL 8 10 1 19 16,887 SQ. FT. 48,305 SQ. FT.

PROJECT PARKING
GENERAL CALIF. CODES SCOTTS
VALLEY
PROPOS

ED NOTES

PARKING
UNIT
2 SPACES/UNIT =
19 UNITS x 2 =
38 SPACES
38 SPACES

PRIVATE GARAGES
GUEST
1 SPACE / 5
UNITS = 4
SPACES
9 SPACES
(8) STANDARD GUEST
SPACES + (1) ADA GUEST
SPACE

ACCESSIBILITY

ASSIGNED
CBC SECT. 1109A.4
2% OF ASSIGNED SPACES
x 38 SPACES =0.76

0.76 = 1 SPACE
N/A
1 SPACES

LOCATION TO BE

FINALIZED AT

CONSTRUCTION

DOCUMENTS PHASE

UNASSIGNED
CBC SECT. 1109A.5
5% OF SPACES x 7 SPACES =

0.35 =1 SPACE
N/A 1 SPACE SEE SITE PLAN

EV SPACE - RESIDENTIAL

CAPABLE
CAL GRN SECT. 4.106.4.2.2
10% OF SPACES x 38
= 3.8 SPACES = 4
- 4
SPACES

LOCATION TO BE

FINALIZED AT

CONSTRUCTION

DOCUMENTS PHASE
READY
CAL GRN SECT. 4.106.4.2.2
25% OF SPACES x 38
= 9.5 SPACES = 10
- 10
SPACES

LOCATION TO BE

FINALIZED AT

CONSTRUCTION

DOCUMENTS PHASE

CHARGER
CAL GRN SECT. 4.106.4.2.2
5% OF SPACES x 38
= 1.9 SPACES = 2
- 2
SPACES

LOCATION TO BE

FINALIZED AT

CONSTRUCTION

DOCUMENTS PHASE

BICYCLE

RESIDENTIAL

SHORT TERM
(VISITOR)
CAL GRN. A4.106.9.1
(VOLUNTARY)
5% OF GUEST PRKG
= 5% x 7 SPACES
= .35 = 1 SPACE
AOS TABLE 1
1:VISITOR
SPACE/
(10)UNITS
19 UNITS/10 =
2 SPACES
4 SPACES

SEE LANDSCAPE PLANS

LONG TERM
(IN UNIT)
CAL GRN. A4.106.9.3
(VOLUNTARY)
1:2 UNITS = 19 x .5
= 9.5 SPACES

SBMC TBL

12.100-3
1:1 UNITS =
19 UNITS =
19 SPACES
19 SPACES
MIN.

SPACE LOCATED WITHIN

GARAGE OF EACH HOME
PRIVATE OPEN SPACE - MIN. 100 SQ.FT. PER UNIT
BALCONY / DECK GROUND FLOOR PATIO/YARD TOTAL BLDG 1-2 TOTAL BLDG 3-4 PLAN 1 153 SQ. FT. 180 SQ. FT. AT BLDGS 1-2 333 SQ. FT. 153 SQ. FT.

PLAN 2 223 SQ. FT. 180 SQ. FT. AT BLDGS 1-2 403 SQ. FT. 223 SQ. FT.

PLAN 3 - 260 SQ.FT. AT BLDG 1 260 SQ. FT. - BUILDING 3 & 4 COMMON OPEN SPACE SUBSTITUTION -

SEE COMMON OPEN SPACE BELOW
+ 465 SQ. FT. / UNIT PER

COMMON OPEN SPACE

REQUIRED PROPOSED
SEE SITE PLAN 100 SQ. FT/UNIT X 19 UNITS = 1,900 SQ. FT. 6,493 SQ. FT.

ADDED OPEN SPACE OVER REQUIRED
6,493 SQ. FT. - 1,900 SQ. FT. = 4,593 SQ. FT. ABOVE
REQUIRED / 50% = 2,297 SQ. FT. ALLOWED FOR PRIVATE

OPEN SPACE SUBSTITUTION
BUILDING 1, 3 & 4 ADDITIONAL

SUBSTITUTION
14 UNITS
2,297 SQ. FT. COMMON OVER REQUIRED/ 16 UNITS =
164 SQ. FT. /UNIT AVAILABLE

UNIT SUMMARY
PLAN NO. PLAN INFO
TOTAL
UNITS
TOTAL
LIVING

GARAGE DECKS

PRIVATE
FRONT

YARD SEE

SP/LDSCP
STD.

PARKING
TOTAL

PARKING
PLAN 1
3 BD/2 1
2 BTH (+ 1
2 BATH @
ADA UNIT) 8
1,868 (INT)
1,853 (END) 473 109 BLDGS. 1-3 2 16
PLAN 2
3 BD/2 1
2 BTH (+ 1
2 BATH @
ADA UNIT) 10
1,954 (INT)
1,946 (END) 477 95 BLDGS. 1-3 2 20
PLAN 3
3 BD/2 1
2 BTH (+ 1
2 BATH @
ADA UNIT) 1 1,516 441 0 BLDGS. 1 2 2
TOTAL UNIT 19 MIN. 250 SQ. FT. AT
BUILDINGS 1-3 38

SITE PLAN UP

FOR LV SPACE STACK METER TESTBLOCK & METER

PULL/MAIN

PANEL HOUSE
2A 1A.1 2A 1A.2 3A
UP UP
UP UP
Xref Z:\317073_scotts_valley_d\Dwgs\DR-SD\Dwgs\Bldgs\BLDG_3PLEX_ERBA\317073_3 Plex_bfp - ground_erba.dwg Xref Z:\317073_scotts_valley_d\Dwgs\DR-SD\Dwgs\Bldgs\Bldg_5Plex_Erba\317073_BLDG _5 Plex_bfp - ground_Erba.dwg 16070 SECT. GAR. DR.

UP 2868
SPACE
FOR LV
METER
STACK

TESTBLOCK & METER

PULL/MAIN
HOUSE
PANEL
UP
UP
16070 SECT. GAR. DR. 3080 2868
3050 SH 3050 SH
UP
SPACE
FOR LV
METER
STACK

TESTBLOCK & METER

PULL/MAIN
HOUSE
PANEL
3A 1A.2 2A 1A.1 2A
UP UP
UP UP

FOR LV SPACE

METER STACK& METERTESTBLOCK

PULL/MAIN

PANEL HOUSE
UP
UP
UP
UP 16070 SECT. GAR. DR. 3080
2868
3050 SH 3050 SH
2040 FX
2040 SH
UP
UP
AeccDbNoteLabel (AeccLand130)

COMMON OPEN SPACE
6493 SQ. FT.

PRIVATE OPEN SPACE
BUILDINGS 1, 2 AND 3

TYPICAL PRIVATE FRONT PATIOS /
YARDS AT BUILDINSG 1, 2 AND 3

ACCESSED DIRECTLY FROM THE
UNIT. A MIN. 100 SQ, FT. - ACTUAL
MIN. 180 SQ. FT. / UNIT

PRIVATE OPEN SPACE
BUILDING 4
ONLY BALCONIES/DECKS APPLY.

GROUND LEVEL PATIOS DO NOT

MEET STANDARDS

BUILDING
2 BUILDING
1 BUILDING
3 BUILDING
4 - OPEN SPACE DIAGRAM

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

PROJECT INFORMATION
PI 1.3
NTS

Page 149 of 619 ends

UP UP
BLDG 4
6 UNITS
BLDG 2
5 UNITS
BLDG 1
3 UNITS
BLDG 3
5 UNITS
0 10 20 40 80

SITE PLAN

BLDG LEGEND

BLDG - (TYPE X)

X UNITS

BLDG NUMBER AND TYPE

TOTAL UNIT

BLDG TYPES

RESIDENTIAL TOWNHOME STYLE CONDOMINIUM
* BMR - BELOW MARKET RATE CONCEPTUAL LOCATION
GENERAL NOTE:

FOR ACCESSIBLE ROUTE AND GARBAGE TRUCK INFO SEE CIVIL DRAWING.

FOR BIKE PARKING INFO, SEE LANDSCAPE DRAWING.

ADA UNIT NOTE:
10% OF THE TOTAL UNIT WILL BE ACCESSIBLE
· 19 TOTAL UNITS PROPOSED X 10% = 2 ACCESSIBLE UNITS
· INDICATES LOCATION OF CONCEPTUAL UNIT DESIGNATED

ACCESSIBLE
· FINAL LOCATION TO BE DETERMINED AR BLDG. PERMIT SUBMITTAL 1 2 3 4 5 6 7 8
9 10
11 12
13 14
15 16
17 18
19 ZONING:

P: PUBLIC/QUASI PUBLIC
ZONING ACROSS ERBA LANE :

R-1-10 MEDIUM DENSITY
ZONING:

RH HIGH DENSITY
*

ERBA LANE
BLDG. 4: 5422 SQ. FT.

BLDG. 2&3: 4506 SQ. FT. X 2 = 9012 SQ. FT.

BLDG. 1: 2453 SQ. FT.

SITE COVERAGE FROM CIVIL: 45,243.5 SQ. FT.

LOT COVERAGE:
2453+9012+5422 = 16,887
16,887: 45,243.5 = 0.373 ~ 37.32%
BLDG. SQ. FT. FOOTPRINTS
ZONING ADJACENT :

C-P: PROFESSIONAL

TYPICAL GUEST

PARKING STALL

DIMENSIONS
1 2 3 4 6
9 7
8 (6) GUEST SPACES
(3) GUEST SPACES

LINE OF TREE CANOPY
Xref Z:\317073_scotts_valley_d\Dwgs\DR-SD\Dwgs\Bldgs\BLDG_3PLEX_ERBA\317073_3 Plex_bfp - ground_erba.dwg 5 * *
1 SP1.2
1 2 3
4 17'-1
3 4
" BLDG. SETBACK FROM BACK OF CURB
8'-0"

SIDE SETBACK
REAR
11'-2" SETBACK
69'-10"

SIDE SETBACK
22'-10" REAR

SETBACK
SCALE:

CONCEPTUAL SITE PLAN
SP 1.1
1" = 20'-0"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073

Page 150 of 619 ends

7'-4
1 4 50'-0"
"

ERBA LANE EDGE OF PAVEMENTPROPERTY LINE
12'-0"
LANE
12'-0"
LANE
9'-0"
PARKING 2'-11
1 4
"

LANDSCAPE
4'-0"

SIDEWALK
5'-9 2'-10" 3
4 "
1 STREET SECTION
- PROPERTY LINE
SCALE:

STREET SECTION
SP 1.2
1" = 20'-0"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
17'-1 4
"
3

Page 151 of 619 ends

1 BODY - SHINGLE SIDING
MFR.: SHERWIN-WILLIAMS
NIGHT OUT SW9560

BODY - LAP SIDING
MFR.: SHERWIN-WILLIAMS
BEDROCK SW9563
1 2

BODY - BOARD AND BATTEN /

STUCCO / TRIM
MFR.: SHERWIN-WILLIAMS
EXTRA WHITE SW7006
3 ROOF - COMPOSTION SHINGLE
MFR.: CERTAINTEED LANDMARK

WEATHERED WOOD

ROOF TO BE CLASS A ASSEMBLY
4 6 2
WINDOW
MFR.: VINYL WINDOW

WINDOW FRAMES - WHITE
(ALL WINDOWS TO BE NON MIRRORED)
5 4
6 5 NOTE:

ALL SIDING AND TRIM TO BE "HARDI" OR EQUAL
3 BODY - STUCCO
MFR.: SHERWIN-WILLIAMS
PASSIVE SW7064

CONCEPTUAL COLORS & MATERIALS
SCALE:

CONCEPTUAL MATERIAL BOARD
MB 1.1
NTS

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073

Page 152 of 619 ends

REAR ELEVATION

STREET FACING ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 10'-3"
PLAN 2-END PLAN 1-INT. 3'-4"

TOP OF ROOF DECK
PLAN 2-END
14 ±38'-8"
64'-0"

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1"

FRONT ELEVATION
PLAN 2-END PLAN 1-INT. PLAN 2-END 38'-7
3 4" OVERALL HT.
3 1 8
11 5
7 9
17 64'-0" ±38'-4"
F
F
F
F
F
F

RIGHT ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1"
PLAN 2-END
8" MIN.

LEFT ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1"
PLAN 2-END 3'-4"

TOP OF ROOF DECK
6 ±39'-3"
8" MIN.

FINISH SCHEDULE
1 COMPOSITION SHINGLE ROOF
2 NOT USED
3 CORBEL W/ KICKER
4 WOOD RAILING
5 HARDI BOARD + BATT SIDING
6 STUCCO FINISH
7 HARDI HORIZONTAL SIDING
8 HARDI SHINGLE SIDING
9 SINGLE HUNG WINDOWS
10 SLIDING GLASS DOOR
11 ENTRY DOOR
12 FRENCH DOOR
13 MASONRY VENEER
14 MTL. ROLL-UP GARAGE DOOR
15 COMMERCIAL LIGHTING
16 STOREFRONT GLAZING
17 WOOD WINDOW BOX
18 MTL. CANOPY 3'-0" PROJECTION
19 COMMERCIAL TRASH ENCLOSURE
NOTE: ALL EXTERIOR LIGHTING MUST

COMPLY WITH EXTERIOR LIGHTING
REQUIREMENTS IN STANDARD IX.B.5

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

BLDG 1 CONCEPTUAL ELEVATIONS
A1.1.1
1/8" = 1'-0"

Page 153 of 619 ends

REAR ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 10'-3" 3'-4"

TOP OF ROOF DECK
14 PLAN 2A-END PLAN 1A-INT. PLAN 2A-INT. PLAN 1A-INT. PLAN 2A-END ±38'-7 34 "
108'-10"
MIN.
24"

ROOF ELEMENT
@ BLDG 3

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1"
FRONT ELEVATION 3'-4"
TOP OF ROOF DECK ±38'-8"
F
F
8 1 3
11 5
7 4
9 17
F
F
PLAN 2A-END PLAN 1A-INT. PLAN 2A-INT. PLAN 1A-INT. PLAN 2A-END 108'-10" ±39'-2"
MIN.
24"
F
F
F
F
F
F

ROOF ELEMENT
@ BLDG 3

LEFT ELEVATION
BLDG 3 - BLDG 2 SIM. LEFT & RIGHT ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1" 3'-4"

TOP OF ROOF DECK
PLAN 2A-END

RIGHT ELEVATION
STREET FACING ELEVATION (BLDG. 3)

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1" 3'-4"

TOP OF ROOF DECK
F
6 TRELLIS - 24" PROJECTION

METAL WALL TRELLIS -

FOR VINES
FENESTRATION CALCULATION:

FACADE / FENESTRATION = 118 SQ. FT./ 1,168 SQ. FT.
= 10%

1.168 SQ. FT.
10 SF 10 SF 10 SF
20 SF
20 SF
PLAN 2A-END
44'-9"
38 SF
10 SF

COMPLY WITH EXTERIOR LIGHTING
REQUIREMENTS IN STANDARD IX.B.5

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

BLDG 2 (BLDG 3 SIM) CONCEPTUAL ELEVATIONS
A1.1.2
1/8" = 1'-0"

Page 154 of 619 ends

FRONT ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1" 3'-4"

TOP OF ROOF DECK
11 14
PLAN 1AINT. PLAN 1A-INT. PLAN 1A-INT. PLAN 1A-INT. PLAN 1A-INT. PLAN 1A-END ±39'-9" F
F
F
F
130'-0" ±38'-9"
MIN.
24"
F
F
F
F

ROOF ELEMENT
@ BLDG 3
F
F
12 4
F
F

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1"
REAR ELEVATION 3'-4"

TOP OF ROOF DECK
5 8 1 3
7 9
17 PLAN 1A-END PLAN 1A-INT. PLAN 1A-INT. PLAN 1A-INT. PLAN 1A-INT. PLAN 1A-END 130'-0"
MIN.
24"

ROOF ELEMENT
@ BLDG 3

RIGHT ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1" 3'-4"

TOP OF ROOF DECK
PLAN 1A-END
F ±40'-1"

LEFT ELEVATION

STREET FACING ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1" 3'-4"

TOP OF ROOF DECK
6 TRELLIS - 24" PROJECTION

METAL WALL TRELLIS -

FOR VINES
PLAN 1A-END
38'-0" ±39'-0"
F
FENESTRATION CALCULATION:

FACADE / FENESTRATION = 118 SQ. FT./ 1,168 SQ. FT.
= 10%

1.168 SQ. FT.
10 SF 10 SF 10 SF
20 SF
38 SF 20 SF
10 SF

COMPLY WITH EXTERIOR LIGHTING
REQUIREMENTS IN STANDARD IX.B.5

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

BLDG 4 CONCEPTUAL ELEVATIONS
A1.1.3
1/8" = 1'-0"

Page 155 of 619 ends

18'-0" x 20'-0" GARAGE CLEARANCE
UP
16070 SECT. GAR. DR. 3080 2868
3050 SH 3050 SH T.P.
2868
DN
2468
2468
2668
5068 SL 5068 SL
2668 2668 2668
PLAN 1
3RD LIVING: 726 SQ. FT.

PLAN 1
2ND LIVING: 793 SQ. FT.

TOTAL LIVING: 1868 SQ.FT.

DECK: 109 SQ. FT.

PLAN 1
1ST LIVING: 349 SQ. FT.

GARAGE: 473 SQ. FT.

PORCH: 44 SQ. FT.
3RD FLOOR PLAN 2ND FLOOR PLAN 1ST FLOOR PLAN
BD.1
CPT./9'-1"
BD.2
CPT./9'-1"
BTH.2
H.S./9'-1"
BTH.1
H.S./9'-1"
DIN.

CPT./9'-1"
LIV.

CPT./9'-1"
KIT.

H.S./9'-1"
2-CAR
CONC./9'-1"
ENT
H.S./9'-1"
DECK
PDR.

H.S./9'-1"
21'-0"
2'-4
1 2
" 16'-3" 2'-4
1 2
" 43'-9"
21'-0"
11'-0" 10'-0" 42'-0"
21'-0" 37'-9" 1'-6" 43'-9"
21'-0" 6'-0"
13'-4" 7'-8" 37'-9" 43'-9"
13'-2" 7'-10"
21'-0" 39'-3" 4'-6" 43'-9"
21'-0" 6'-0"
13'-4" 7'-8" 37'-9" 43'-9"
10'-4" 10'-8"
BD.3
CPT./9'-1"
DEN OPT./BD.4
CPT./9'-1" 1'-9"
LDY.

H.S./9'-1" 36'-0" 1'-9" 42'-0" 4'-6" 6'-0" 17 RISERS @ 7.29" 16 TREADS @ 10" 17 RISERS @ 7.29" 16 TREADS @ 10" 17 RISERS @ 7.29" 16 TREADS @ 10" 17 RISERS @ 7.29" 16 TREADS @ 10" OFF.

H.S./9'-1"
UP 2468
T.P.
2880
DN

POWDER ROOM AT

ACCESSIBLE UNITS
NOTE: OMIT DECK AND
NOTE: OMIT DECK AND PARTIAL LIVING AT BLDG 1
PARTIAL LIVING AT BLDG 1
W.I.C
H.S./9'-1"
17 RISERS @ 7.29"
16 TREADS @ 10"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

PLAN 1 INTERIOR
A2.1.1
1/4" = 1'-0"

Page 156 of 619 ends

T.P.
2868
DN
2468
2468
2668
5068 SL 5068 SL
2668 2668 2668 2040 SH 2040 SH 2040 SH 2040 SH 18'-0" x 20'-0" GARAGE CLEARANCE UP
16070 SECT. GAR. DR. 3080 2868
3050 SH 3050 SH 2040 FX 2040 SH
UP 2468
T.P.
2880
DN 2050 SH 2050 SH 2050 SH 2050 SH
3RD FLOOR PLAN
PLAN 1 END
2ND FLOOR PLAN
PLAN 1 END
1ST FLOOR PLAN
PLAN 1 END FOR ADDITIONAL INFORMATION
NOT SHOWN, SEE A2.1.1

FOR ADDITIONAL INFORMATION
NOT SHOWN, SEE A2.1.1

FOR ADDITIONAL INFORMATION
NOT SHOWN, SEE A2.1.1
PLAN 1 END
3RD LIVING: 715 SQ. FT.

PLAN 1 END
2ND LIVING: 785 SQ. FT.

TOTAL LIVING: 1853 SQ.FT.

DECK: 109 SQ. FT.

PLAN 1 END
1ST LIVING: 353 SQ. FT.

GARAGE: 477 SQ. FT.

PORCH: 44 SQ. FT.
21'-2"
2'-6
1 2
" 16'-3" 2'-4
1 2
" 43'-9"
21'-2"
11'-2" 10'-0" 42'-0"
21'-2" 37'-9" 1'-6" 43'-9"
21'-2" 6'-0"
13'-6" 7'-8" 37'-9" 43'-9"
16'-0" 5'-2"
21'-2" 39'-3" 4'-6" 43'-9"
21'-2" 6'-0"
13'-6" 7'-8" 37'-9" 43'-9"
10'-111
2 " 10'-21
2 " 1'-9" 36'-0" 1'-9" 42'-0" 4'-6" 6'-0"
DEN OPT./BD.4
CPT./9'-1"

POWDER ROOM AT

ACCESSIBLE UNITS
ENT
H.S./9'-1"
DIN.

CPT./9'-1"
LIV.

CPT./9'-1"
PDR.

H.S./9'-1"
LDY.

H.S./9'-1"
OFF.

H.S./9'-1"
BD.1
CPT./9'-1"
BD.2
CPT./9'-1"
BD.3
CPT./9'-1"
2-CAR
CONC./9'-1"
BTH.1
H.S./9'-1" BTH.2
H.S./9'-1"
W.I.C
H.S./9'-1"
17 RISERS @ 7.29"
16 TREADS @ 10"
17 RISERS @ 7.29"
16 TREADS @ 10"
17 RISERS @ 7.29"
16 TREADS @ 10"
17 RISERS @ 7.29"
16 TREADS @ 10"
17 RISERS @ 7.29"
16 TREADS @ 10"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

PLAN 1 END
A2.1.2
1/4" = 1'-0"

Page 157 of 619 ends

PLAN 2
3RD LIVING: 814 SQ. FT.

PLAN 2
2ND LIVING: 819 SQ. FT.

TOTAL LIVING: 1954 SQ.FT.

DECK: 95 SQ. FT.

PLAN 2
1ST LIVING: 321 SQ. FT.

GARAGE: 477 SQ. FT.

PORCH: 128 SQ. FT.
3RD FLOOR PLAN
PLAN 2
2ND FLOOR PLAN
PLAN 2
1ST FLOOR PLAN
PLAN 2
BD.1
CPT./9'-1"
BD.2
CPT./9'-1"
BTH.2
H.S./9'-1"
BTH.1
H.S./9'-1"
DIN.

CPT./9'-1"
LIV.

CPT./9'-1"
KIT.

H.S./9'-1"
2-CAR
CONC./9'-1"
ENT
H.S./9'-1"
DECK
PDR.

H.S./9'-1"
21'-0" 45'-9"
21'-0"
7'-0" 14'-0" 45'-9"
21'-0" 39'-0" 6'-9" 45'-9"
21'-0"
7'-0" 14'-0" 45'-9"
21'-0" 40'-0" 6'-9" 46'-9"
21'-0" 5'-3"
7'-0" 14'-0" 41'-6"
BD.3
CPT./9'-1"
17 RISERS @ 7.29"
16 TREADS @ 10" 1'-0" 2880 2480
DN 2880 OPNG.
2480
3050 SH
TEMP. 3080 FR DR
3050 SH
LC CPT. HS
5046 SL
LC 30x24 CLR
T.R. T.P.
2640 SH
LC
UP
LDY.

H.S./9'-1" 38'-0" 17 RISERS @ 7.29" 16 TREADS @ 10" 17 RISERS @ 7.29" 16 TREADS @ 10" 1'-0" 4'-9" 10'-5" 10'-7" 46'-9"6'-7" 14'-5" 39'-0" 6'-9"
2'-4
1 2
" 2'-4
1 2 16'-3"
" 2'-0" 38'-0" 6'-9" 17 RISERS @ 7.29" 16 TREADS @ 10"
PORCH

POWDER ROOM AT

ACCESSIBLE UNITS
DEN OPT./BD.4
CPT./9'-1"
W.I.C
C.P.T./9'-1" 18'-0" x 20'-0" GARAGE CLEARANCE
UP 3080 2868
16070 SECT. GAR. DR.
3050 SH 3050 SH
FX4DNF049
3050 SH* 3050 SH*
5080 BI-PASS
T.R.
2680
2030 FX CPT. HS
5050 SL*
LC
5050 SL*
LC 30x24 CLRT.P.

LC
LC 2480
2480
5080 BI-PASS
2680
HS CPT.

T.B.
30x24 CLR
T.P. T.R.
2480 2680
DN

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

PLAN 2 INTERIOR
A2.2.1
1/4" = 1'-0"

Page 158 of 619 ends

3RD FLOOR PLAN
PLAN 2 END
2ND FLOOR PLAN
PLAN 2 END
1ST FLOOR PLAN
PLAN 2 END FOR ADDITIONAL INFORMATION
NOT SHOWN, SEE A2.2.1

FOR ADDITIONAL INFORMATION
NOT SHOWN, SEE A2.2.1

FOR ADDITIONAL INFORMATION
NOT SHOWN, SEE A2.2.1
DN
3050 SH
TEMP. 3080 FR DR
3050 SH
LC CPT. HS
UP2880 2480 2880 OPNG.
2480 CPT. HS
5046 SL
LC 30x24 CLR
T.R. T.P.
2640 SH
LC
LC 3050 SH 2050 SH 2050 SH 2050 SH 2050 SH
21'-2" 46'-3"
21'-0"
7'-0" 14'-0" 46'-3"
21'-3" 38'-0" 6'-9" 46'-3"
21'-2"
7'-0" 14'-2" 46'-3"
21'-2" 38'-0" 6'-9" 46'-3"
21'-0" 5'-3"
7'-0" 14'-0" 41'-0" 1'-6" 38'-0" 1'-6" 4'-9"
10'-3" 10'-11" 46'-3"
6'-2
1 2
" 15'-0
1 2
" 39'-6" 6'-9"
2'-4
1 2
" 2'-6
1 2 16'-3"
" 2'-0" 38'-0" 6'-9" 1'-6" 1'-6"
PLAN 2
3RD LIVING: 795 SQ. FT.

PLAN 2
2ND LIVING: 827 SQ. FT.

TOTAL LIVING: 1946 SQ.FT.

DECK: 95 SQ. FT.

PLAN 2
1ST LIVING: 324 SQ. FT.

GARAGE: 480 SQ. FT.

PORCH: 128 SQ. FT.

POWDER ROOM AT

ACCESSIBLE UNITS
NOTE: OMIT DECK AND
PORCH AT BLDG 1
NOTE: OMIT DECK AND
PORCH AT BLDG 1
BD.1
CPT./9'-1"
BD.2
CPT./9'-1"
BTH.2
H.S./9'-1"
BTH.1
H.S./9'-1"
BD.3
CPT./9'-1"
DIN.

CPT./9'-1"
LIV.

CPT./9'-1"
KIT.

H.S./9'-1"
PDR.

H.S./9'-1"
DECK
2-CAR
CONC./9'-1"
ENT
H.S./9'-1"
PORCH
DEN OPT./BD.4
CPT./9'-1"
LDY.

H.S./9'-1"
W.I.C
C.P.T./9'-1"
17 RISERS @ 7.29"
16 TREADS @ 10"
17 RISERS @ 7.29"
16 TREADS @ 10"
17 RISERS @ 7.29"
16 TREADS @ 10"
17 RISERS @ 7.29"
16 TREADS @ 10" 18'-0" x 20'-0" GARAGE CLEARANCE
UP 3080 2868
16070 SECT. GAR. DR.
3050 SH 3050 SH 2040 FX 2040 SH
FX4DNF049
3050 SH* 3050 SH*
5080 BI-PASS
T.R.
2680
2030 FX CPT. HS 30x24 CLRT.P.

LC
LC 2480
2480
5080 BI-PASS
2680
HS CPT.

T.B.
30x24 CLR
T.P. T.R.
2480 2680
DN
5050 SL*
LC
5050 SL*
LC 2040 SH 2040 SH 2040 SH

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

PLAN 2 END
A2.2.2
1/4" = 1'-0"

Page 159 of 619 ends

FX4DNF049
BASE
BASE
LC
LC
DN
3050 SH* 3050 SH*
LC 2668
5068 BI-PASS T.B. 30x24 CLRT.P.

T.R.
2468
4068 BI-PASS
2668
T.R. 2468 OPT.
2868 OPEN'
2468
2468 30x24 CLRT.P.
2668 CPT. HS
HS CPT.
3050 SH *
3050 SH 3050 SH*
BASE
BASE
2868
UP 3080
16070 SECT. GAR. DR.
2650 SH
PLAN 3
3RD LIVING: 653 SQ. FT.

PLAN 3
2ND LIVING: 663 SQ. FT.

TOTAL LIVING: 1516 SQ.FT.

DECK: 81 SQ. FT.

PLAN 3 1ST LIVING: 200
SQ. FT.

GARAGE: 441 SQ. FT.
3RD FLOOR PLAN 2ND FLOOR PLAN 1ST FLOOR PLAN
BD.1
CPT./9'-1"
BD.2
CPT./9'-1"
BTH.1
H.S./9'-1"
BTH.2
H.S./9'-1"
KIT./DIN.

H.S./9'-1"
2-CAR
CONC./9'-1"
ENT
H.S./9'-1"
DECK
PDR.

H.S./9'-1"
21'-0"
7'-5
1 2
" 13'-6
1 2
" 31'-10"
21'-0" 34'-4" 36'-10"
21'-0" 6'-0"
6'-5
1 2
" 14'-6
1 2
" 29'-10" 35'-10"
10'-2" 10'-10"
21'-0" 34'-4" 1'-2" 35'-6"
21'-0"
6'-51
2 " 14'-61
2 " 34'-6"
10'-2" 10'-10"
BD.3
CPT./9'-1" 1'-6"
LDY.

H.S./9'-1" 2'-6" 17 RISERS @ 7.29" 16 TREADS @ 10"
17 RISERS @ 7.29"
16 TREADS @ 10"
17 RISERS @ 7.29"
16 TREADS @ 10"
17 RISERS @ 7.29"
16 TREADS @ 10"

POWDER ROOM AT

ACCESSIBLE UNITS
21'-0"
1'-10
1 2
" 16'-3" 2'-10
1 2
" 31'-10" 2'-6" 1'-0" 1'-4" 1'-4" 35'-6"
W.I.C
H.S./9'-1"
BASE
BASE
UP
3050 SH
6050 SL TEMP 2868 2468
2468
30x24 CLR T.R.

T.P.
2640 SH
LC
DN 3080 OPEN' CPT. HS
????????
D.?
????? 224...

CPT. HS
3050 SH 3080 FR DR
LIV.

CPT./9'-1"

POWDER ROOM AT

ACCESSIBLE UNITS
17 RISERS @ 7.29"
16 TREADS @ 10" 2'-0" 29'-10"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

PLAN 3
A2.3.1
1/4" = 1'-0"

Page 160 of 619 ends

9'-1" 9'-1"
ENT. 9'-1"
BD. 3 LIV.

BD. 2 W.I.C.

GAR.

ATTIC ± 39'-0" OVERALL HT.

CONCEPT SECTION - PLAN 1 42" MIN.

AC CONDENSOR

SOLAR PANELS
SCALE:

CONCEPT SECTION
A2.4.1
1/4" = 1'-0"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073

Page 161 of 619 ends

T.P.
2868
DN
2468
2468
2668
5068 SL 5068 SL
2668 2668 2668
FX4DNF049
2030 FX
2480
CPT. HS T.B. 30x24 CLR
T.P. T.R. 2480 2680
DN
5050 SL* LC
5050 SL* LC 2040 SH 2040 SH 2040 SH
3050 SH* 3050 SH* LC
5080 BI-PASS
T.R.
2680 CPT. HS 30x24 CLR T.P. 2480
5080 BI-PASS
2680
CPT. HS
FX4DNF049
2030 FX
2480
HS CPT. T.B. 30x24 CLR
T.P. T.R. 2480 2680
DN
5050 SL*
LC
5050 SL* LC 2040 SH 2040 SH 2040 SH
3050 SH* 3050 SH* LC
5080 BI-PASS
T.R.
2680 CPT. HS 30x24 CLRT.P. 2480
5080 BI-PASS
2680
HS CPT. 18'-0" x 20'-0" GARAGE CLEARANCE
16070 SECT. GAR. DR.

UP 2868
SPACE
FOR LV
METER
STACK

TESTBLOCK & METER

PULL/MAIN
HOUSE
PANEL 18'-0" x 20'-0" GARAGE CLEARANCE
16070 SECT. GAR. DR.

UP 2868 18'-0" x 20'-0" GARAGE CLEARANCE
UP
16070 SECT. GAR. DR. 3080 2868
3050 SH 3050 SH GROUND FLOOR PLAN
BUILDING 1 - 3 PLEX
2,453 SQ. FT.

UPPER FLOOR PLAN
BUILDING1 - 3 PLEX
2,498 SQ. FT.
66'-0"
66'-0" 37'-0"
22'-4"
A2.2.2 - PLAN 2 END
21'-0"
A2.1.1 - PLAN 1 INTERIOR
22'-4" 2" 21'-0" 2"
2" 2"
22'-4" 38'-6"
2'-10" 2'-0" 15'-9
1 2
" 20'-8
1 2
"
66'-0"
66'-0" 38'-6"
22'-4"
A2.2.2 - PLAN 2 END FP
21'-0"
A2.2.1 - PLAN 2 FP
22'-4" 2" 21'-0" 2"
2" 2"
22'-4" 40'-0" 40'-3" 3"

ROOF PLAN
BUILDING 1 - 3 PLEX
66'-0" 37'-0"
22'-4"
A2.2.2 - PLAN 2 END
21'-0"
A2.1.1 - PLAN 1 INTERIOR
2" 2"
6:12 8:12 8:12
6:12 6:12 6:12 8:12 8:12
6:12
6:12 8:12 8:12
22'-4"
A2.2.2 - PLAN 2 END FP
22'-4"
A2.2.2 - PLAN 2 END 1'-6" 35'-6" 1'-6"
22'-4"
A2.2.2 - PLAN 2 END 40'-0"
66'-0"
22'-4" 2" 21'-0" 2" 22'-4"

MAIN FLOOR PLAN
BUILDING 1 - 3 PLEX
2,480 SQ. FT. 0" 8:12 8:126:12 6:12
63'-8"
21'-2"
A2.2.2 - PLAN 2 END
21'-0"
A2.1.1 - PLAN 1 INTERIOR
2" 21'-2" 2"
A2.2.2 - PLAN 2 END
UP 2468
T.P.
2880
DN
DN
UP2480 2880 OPNG.
2480 CPT. HS
5046 SL
LC 30x24 CLR
T.R. T.P. 2640 SH
LC
LC 3050 SH 2050 SH 2050 SH 2050 SH 2050 SH
3050 SH
TEMP. 3050 SH 3050 SH
DN CPT. HS
UP2880 2480 2880 OPNG.
2480 CPT. HS
5046 SL LC 30x24 CLR
T.R. T.P. 2640 SH
LC
LC 3050 SH 2050 SH 2050 SH 2050 SH 2050 SH
3050 SH* 3050 SH* LC 35'-6" 3'-0"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

BLDG.1 PLANS AND ROOF PLAN
A3.1.1
1/8" = 1'-0"

Page 162 of 619 ends

LC
LC
T.R. T.P. LC
LC
T.P. T.P.

LC
LC
T.R. T.P.

LC
LC
LC
T.R. T.P. LC
LC

GROUND FLOOR PLAN
BUILDING 3 (BLDG. 2 SIM.) - 5 PLEX
4,506 SQ. FT.

MAIN FLOOR PLAN
BUILDING 3 (BLDG. 2 SIM.) - 5 PLEX
4,092 SQ. FT.

UPPER FLOOR PLAN
BUILDING 3 (BLDG. 2 SIM.) - 5 PLEX
4,174 SQ. FT.
107'-2" 21'-8
1 2
"
107'-2" 1'-6" 44'-9"
21'-2"
A2.2.2 - PLAN 2 END FP
21'-2"
22'-4"
A2.2.2 - PLAN 2 END
21'-0"
A2.1.1 - PLAN 1 INTERIOR
21'-0"
A2.2.1 - PLAN 2 INTERIOR
21'-0"
A2.1.1 - PLAN 1 INTERIOR
2" 1'-9"
2" 44'-3"
21'-0" 2" 21'-0" 2" 2" 22'-4"
2" 2" 2"
21'-0" 15'-9
1 2
" 6'-9"
106'-0" 3"
106'-0" 46'-6"
21'-2"
A2.2.2 - PLAN 2 END
21'-2"
21'-2"
A2.2.2 - PLAN 2 END
21'-0"
A2.1.1 - PLAN 1 INTERIOR
21'-0"
A2.2.1 - PLAN 2 INTERIOR
21'-0"
A2.1.1 - PLAN 1 INTERIOR
2"
2" 46'-6"
21'-0" 2" 21'-0" 2" 21'-2"
2" 2" 2"
21'-0" 2" 3" 46'-3"
106'-0" 6"
106'-0" 41'-0"
21'-2"
A2.2.2 - PLAN 2 END
21'-2"
21'-2"
A2.2.2 - PLAN 2 END
21'-0"
A2.1.1 - PLAN 1 INTERIOR
21'-0"
A2.2.1 - PLAN 2 INTERIOR
21'-0"
A2.1.1 - PLAN 1 INTERIOR
2" 41'-6"
21'-0" 2" 21'-0" 2" 21'-2"
2" 2"
21'-0" 2" 5'-3"
2" 2" 18'-0" x 20'-0" GARAGE CLEARANCE
SPACE
FOR LV
METER
STACK

TESTBLOCK & METER

PULL/MAIN
HOUSE
PANEL
2A 1A.1 2A 1A.2 3A 18'-0" x 20'-0" GARAGE CLEARANCE
UP 3080 2868
16070 SECT. GAR. DR.
3050 SH 3050 SH 2040 FX 2040 SH 18'-0" x 20'-0" GARAGE CLEARANCE UP
16070 SECT. GAR. DR. 3080 2868
3050 SH 3050 SH 18'-0" x 20'-0" GARAGE CLEARANCE
UP
16070 SECT. GAR. DR. 3080 2868
3050 SH 3050 SH
T.R.

LC LC T.P.

LC
LC
T.B.

T.P. T.R.

FX4DNF049 T.R. T.P.

LC
LC
T.B.

T.P. T.R.
5050 SL* LC
5050 SL* LC 2040 SH 2040 SH 2040 SH
FX4DNF049 T.R. T.P.

LC
LC
T.B.

T.P. T.R.
5050 SL* LC
5050 SL* LC 2040 SH 2040 SH 2040 SH T.P.
2868
DN
2468
2468
2668
5068 SL 5068 SL
2668 2668 2668 T.P.
2868
DN
2468
2468
2668
5068 SL 5068 SL
2668 2668 2668
2'-10" 5'-3"

ROOF PLAN
BUILDING 3 (BLDG. 2 SIM.) - 5 PLEX
106'-01
4 " 21'-21
4 " A2.2.2 - PLAN 2 END
21'-2"
A2.2.2 - PLAN 2 END
21'-0"
A2.1.1 - PLAN 1 INTERIOR
21'-0"
A2.2.1 - PLAN 2 INTERIOR
21'-0"
A2.1.1 - PLAN 1 INTERIOR
2" 2" 2" 2"
6:12
5:12 6:12 8:12 4:12 8:126:12 5:12 6:12 6:12 6:12 6:12 6:12 6:12 6:12 8:12
6:12
6:12 8:12 8:12 8:12 8:12 41'-0"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073
SCALE:

BLDG.3 (BLDG.2 SIM) PLANS AND ROOF PLAN
A3.2.1
1/8" = 1'-0"

Page 163 of 619 ends

SPACE
FOR LV
METER
STACK

TESTBLOCK & METER

PULL/MAIN
HOUSE
PANEL 2040 FX 2040 SH 2040 FX 2040 SH 2040 FX 2040 SH 2040 FX 2040 SH 18'-0" x 20'-0" GARAGE CLEARANCE UP
16070 SECT. GAR. DR. 3080 2868
3050 SH 3050 SH 18'-0" x 20'-0" GARAGE CLEARANCE
UP
16070 SECT. GAR. DR. 3080 2868
3050 SH 3050 SH
LC 2880 2480 2880 OPNG.
2480
LC
T.R. T.P. LC
LC
T.P. T.P.
2B 1A.1 2B 1B.2 2B 3B
T.P.

LC
LC 30x24 CLR
T.R. T.P.

LC
LC
LC 30x24 CLR
T.R. T.P.

GROUND FLOOR PLAN
BUILDING 4 - 6 PLEX
5,422 SQ. FT. 1'-9" 44'-9"
21'-2"
A2.2.2 - PLAN 2 END
21'-2"
21'-0"
A2.2.1 - PLAN 2 INTERIOR
21'-0"
A2.1.1 - PLAN 1 INTERIOR
21'-0"
A2.2.1 - PLAN 2 INTERIOR
21'-0"
A2.1.1 - PLAN 1 INTERIOR
2"
2" 21'-0" 2" 21'-0" 2" 2" 21'-0" 20'-7
1 2
"
2" 2" 2"
21'-0" 2'-9"
2" 21'-2" 1'-9" 44'-9"
2" 21'-2"
A2.1.2 - PLAN 1 END 15'-9
1 2
" 5'-7"
127'-2"
127'-2"
21'-2"
2"
2" 21'-0" 2" 21'-0" 2" 2" 21'-0"
2" 2" 2"
21'-0" 6'-9"
2" 21'-2" 43'-9"
2" 39'-6"

MAIN FLOOR PLAN
BUILDING 4 - 6 PLEX
4,885 SQ. FT. 4'-6" 37'-9" 1'-6"
21'-2"
A2.2.2 - PLAN 2 END
21'-0"
A2.2.1 - PLAN 2 INTERIOR
21'-0"
A2.1.1 - PLAN 1 INTERIOR
21'-0"
A2.2.1 - PLAN 2 INTERIOR
21'-0"
A2.1.1 - PLAN 1 INTERIOR
21'-2"
A2.1.2 - PLAN 1 END
SCALE:

BLDG.4 GROUND AND MAIN FLOOR
A3.3.1
1/8" = 1'-0"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073

Page 164 of 619 ends

UPPER FLOOR PLAN
BUILDING 4 - 6 PLEX
5,022 SQ. FT.
127'-2"
127'-2" 3" 41'-3"
21'-2"
2"
2" 21'-0" 2" 21'-0" 2" 2" 21'-0" 41'-0"
2" 2" 2"
21'-0" 2" 21'-2" 43'-9"
2" 39'-3" 4'-6" 5'-3"
FX4DNF049 T.R. T.P.

LC
LC
T.B.

T.P. T.R.
5050 SL* LC
5050 SL* LC 2040 SH 2040 SH 2040 SH
FX4DNF049
3050 SH* 3050 SH*
5080 BI-PASS
T.R.
2680
2030 FX CPT. HS
5050 SL* LC5050 SL* LC 30x24 CLRT.P.

LC
LC 2480
2480
5080 BI-PASS
2680
HS CPT. T.B. 30x24 CLR
T.P. T.R. 2480 2680
DN
FX4DNF049
3050 SH* 3050 SH*
5080 BI-PASS
T.R.
2680
2030 FX CPT. HS
5050 SL* LC5050 SL* LC 30x24 CLRT.P.

LC
LC 2480
2480
5080 BI-PASS
2680
HS CPT. T.B. 30x24 CLR
T.P. T.R. 2480 2680
DN T.P.
2868
DN
2468
2468
2668
5068 SL 5068 SL
2668 2668 2668 T.P.
2868 DN
2468
2468
2668
5068 SL 5068 SL
2668 2668 2668 T.P. 2040 SH 2040 SH 2040 SH 2040 SH

ROOF PLAN
BUILDING 4 - 6 PLEX
127'-2"
21'-2" 2" 2" 2" 2" 2"
A2.2.2 - PLAN 2 END
21'-0"
A2.2.1 - PLAN 2 INTERIOR
21'-0"
A2.1.1 - PLAN 1 INTERIOR
21'-0"
A2.2.1 - PLAN 2 INTERIOR
21'-0"
A2.1.1 - PLAN 1 INTERIOR
21'-2"
A2.1.2 - PLAN 1 END
6:12
6:12 6:12 8:12 4:12 8:12 8:12 8:12 8:12 8:126:12 6:12
6:12 6:12 6:12 6:12 6:12 6:12 6:12 6:126:12 6:12 6:12 6:12 6:12 6:12 6:12 8:12 8:12 6:12 6:12 SCALE:

BLDG.4 UPPER FLOOR PLAN AND ROOF PLAN
A3.3.2
1/8" = 1'-0"

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073

Page 165 of 619 ends

HEADER SSD.

VINYL WINDOW HEAD AT LAP SIDING
08_winhd_vin_stco3_1x8fm 3"=1'-0"
SEE ELEV.

HEAD HT.

SAF. O/ NAILING FLANGE SET
IN 3
8" MIN. BEAD OF SEALANT
BLD. PAPER O/ GSM DRIP

FLASHING (W/ END CAPS) O/
2x CAP TRIM SLOPED 5% TO
DRAIN O/ 5/4x6 HARDIE TRIM,
4"
1"
EXT. SIDING APPLICATION

DUAL GLAZED VINYL FRAMED

WINDOW, SET IN FULL BED OF
SEALANT BTW. FLASHING &

NAILING FIN
NOTE:

ALL WOOD TRIM TO BE

PRE-PRIMED
1" 1"
2"

SAF APPLIED FLUSH W/ OPENING

SEALANT & BACKER ROD
BLDG PAPER O/ PLYWD. & UNDER
LOWER 3" OF SAF. 3"

DUAL GLAZED VINYL FRAMED

WINDOW, SET NAILING FLANGE

IN SEALANT
08_winsill_vin_stco3_bayfm45 3"=1'-0"

JAMB BEYOND

SIDING APPLICATION
1 8" GAP
1" 1"
PRE-PRIMED 2x RS. TRIM CAP,
SLOPE 5% MIN.TO DRAIN W/ 5/4x6

HARDIE, SEALANT AT ALL JOINTS,
TYP.
2"
08_winjmb_vin_stco3_1x4fm-1 3"=1'-0"

SEALANT & BACKER ROD
2x FRAMING
EXT. SIDING APPLICATION
SAF. APPLIED FLUSH W/ OPENING

DUAL GLAZED VINYL FRAMED

WINDOW, SET NAILING FLANGE IN

SEALANT
PRE-PRIMED 5/4x4 HARDIE

TRIM, SEALANT AT ALL JOINTS
BLDG. PAPER O/ NAILING FLANGE
O/ SAF.
1 8
" GAP

W/ SEALANT
PER MFRG. 2"
SCALE:

CONCEPT DETAILS
A4.1.1

AS NOTED
CONCEPTUAL VIN. WIN SILL AT LAP SIDING (BD & BATTEN SIM.) CONCEPTUALVIN. WIN.HD. 'B'-LAP SIDING (BD & BATTEN SIM.) CONCEPT. VIN. WIN. JAMB AT LAP SIDING (BD & BATTEN SIM.) 7 NOT USED 5 3 1
NOT USED 8 NOT USED 6 4 2

NOT USED

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

08.06.25 317073

Page 166 of 619 ends

UP UP
UNIT 1 UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8 UNIT 9
UNIT
10 UNIT
11UNIT
12 UNIT
13 UNIT
14 UNIT
15 UNIT
16 UNIT
17 UNIT
18 UNIT
19 COVER
1" = 20'
C0.1
Start Date:Scale:Drawn:

Job:

Of Sheets
Sheet:

REVISIONS BY

10.03.2024
JB/DD
2021.01A
C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8
16 1 2 3 4
5 6 7 8
B
CD
E
F
AB
CD
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST

INDEX OF SHEETS
C0.1 - COVERC0.2 - TENTATIVE MAPC1.1 - EXISTING SITE AND DEMOLITION PLANC2.1 - IMPROVEMENT PLANC3.1 - GRADING AND DRAINAGE PLANC3.2 - GRADING AND DRAINAGE PLANC4.1 - UTILITY PLANC4.2 - UTILITY PLANC5.1 - STORM WATER CONTROL PLANC6.1 - EROSION CONTROL PLANC6.2 - EROSION CONTROL PLANC7.1 - DETAILSC7.2 - DETAILSC7.3 - CITY OF SCOTTS VALLEY DETAILSC7.4 - SVWD DETAILSC7.5 - SVWD DETAILS CIVIL ENGINEER:
4444 SCOTTS VALLEY DRIVE STE. 6
SCOTTS VALLEY, CA 95066OFFICE: 831.438.4420
SURVEYOR:

ALPHA SURVEY
4444 SCOTTS VALLEY DRIVE, STE 6
SCOTTS VALLEY, CA 95066
OFFICE: 831.438.4453

SITE PLAN

RIDGEWOOD WEST

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22
CIVIL ENGINEER:

C2G/CIVIL CONSULTANTS GROUP, INC
4444 SCOTTS VALLEY DRIVE STE. 6
SCOTTS VALLEY, CA 95066OFFICE: 831.438.4420
SURVEYOR:

ALPHA SURVEY
4444 SCOTTS VALLEY DRIVE, STE 6
SCOTTS VALLEY, CA 95066
OFFICE: 831.438.4453

VICINITY MAP

SITE PLAN

CONTRACTOR RESPONSIBILITY

CONTRACTOR AGREES THAT HE SHOULD ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS, INCLUDING THE SAFETY OF ALL PERSONS AND PROPERTY, DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, AND THAT REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOTBE LIMITED DURING WORKING HOURS. THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE DESIGN PROFESSIONALSHARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FORLIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR DESIGN PROFESSIONAL.

UNDERGROUND FACILITIES AND UTILITIES HAVE BEEN SHOWN BASED ON RECORD DRAWINGS AND VISIBLE EVIDENCE FOUND IN FIELD. NO WARRANTY IS MADE REGARDING THE COMPLETENESS OR ACCURACY OF SUCH INFORMATION. PRIOR TO CONSTRUCTION, DETERMINE THE EXACT LOCATION OF UNDERGROUND FACILITIES AND UTILITIES, AND PRESERVE SAME FROM DAMAGE. PRIOR TO CONSTRUCTION, VERIFY LOCATION AND ELEVATION OF EXISTING UNDERGROUND UTILITIES AT THE CROSSING POINTS WITH PROPOSED UTILITIES. THE CONTRACTOR SHALL NOTIFY THE OWNER OR OWNERSREPRESENTATIVES IF CONDITIONS DIFFER FROM THOSE SHOWN ON THE DRAWINGS AND SHALL NOT BEGIN CONSTRUCTION UNTIL THE CHANGED CONDITION HAS BEEN EVALUATED. CONTACT UNDERGROUND SERVICES ALERT (USA) (1-800-227-2600) TWO (2) WORKING DAYS PRIOR TO DIGGING.

REPAIR UNDERGROUND UTILITIES DAMAGED BY CONSTRUCTION OPERATIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY AND ALL DAMAGES ASSOCIATED WITH CONTRACTOR'S FAILURE TO EXACTLY LOCATED AND PRESERVE UNDERGROUND FACILITIES AND UTILITIES.

IF THERE ARE ANY DISCREPANCIES BETWEEN THE CONSTRUCTION DOCUMENTS AND EXISTING CONDITIONS WHICH WILL AFFECT THE WORK, THECONTRACTOR SHALL BRING SUCH DISCREPANCIES TO THE DESIGN PROFESSIONAL FOR ADJUSTMENT BEFORE PROCEEDING WITH THE WORK. THECONTRACTOR SHALL BE RESPONSIBLE FOR THE PROPER FITTING OF ALL WORK AND FOR THE COORDINATION OF ALL TRADES, SUBCONTRACTORS, AND PERSONS ENGAGED UPON THIS CONTRACT.

CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION WITH THE APPROPRIATE UTILITY COMPANIES AND/OR AGENCIES TO VERIFY THE EXISTENCE AND/OR LOCATION OF ALL UNDERGROUND UTILITIES PRIOR TO COMMENCEMENT OF WORK. AND SHALL NOTIFY U.S.A. @ (800) 227-2600
AT LEAST 48-HOURS IN ADVANCE OF EXCAVATION.

CONTRACTOR IS RESPONSIBLE TO PROVIDE ALL SURVEYING AND OR STAKING BY A LICENSED SURVEYOR FOR ALL CONSTRUCTION PURPOSES.

GAS AND ELECTRIC: PACIFIC GAS AND ELECTRIC SANITARY SEWER: CITY OF SCOTTS VALLEY STORM DRAIN SYSTEM: CITY OF SCOTTS VALLEY

UTILITY/NOTIFICATIONS

GENERAL NOTES

1. NO CHANGE TO THE PLANS SHALL BE PERMITTED WITHOUT PRIOR WRITTEN APPROVAL BY THE OWNER OR OWNERS REPRESENTATIVES AND THE CITY OF SCOTT'S VALLEY.

2. CONTRACTOR SHALL VERIFY LOCATIONS, ELEVATIONS AND INVERTS OF EXISTING UTILITY PRIOR TO COMMENCEMENT OF WORK AND SHALL NOTIFY OWNER OR OWNERS REPRESENTATIVES OF VARIANCE FROM THOSE SHOWN ON THE PLANS.

3. IF ANY INDICATIONS OF ARCHEOLOGICAL REMAINS ARE ENCOUNTERED DURING GRADING ACTIVITIES FOR ANY DEVELOPMENT WITHIN THE PROJECT SITE, ALL WORK SHALL BE HALTED WITHIN 200 FOOT RADIUS OF THE FIND. OWNER SHALL RETAIN A QUALIFIED ARCHEOLOGISTRETAINED TO DETERMINE THE NATURE OF THE DISCOVERY AND RECOMMEND APPROPRIATE EVALUATION PROCEDURES.

4. THE WITHIN PLANS ARE COPYRIGHTED AS AN UNPUBLISHED WORK BY C2G/CIVIL CONSULTANTS GROUP, INC. ALL IDEAS DESIGNS, ARRANGEMENTS AND PLANS INDICATED OR REPRESENTED BY THESE DRAWINGS ARE OWNED BY, AND THE PROPERTY OF C2G/CIVIL CONSULTANTS GROUP, INC. AND WERE CREATED, EVOLVED AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCHIDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF C2G/CIVIL CONSULTANTS GROUP, INC. COPYRIGHT 2023 TODD R. CREAMER, D.B.A. AS C2G/CIVIL CONSULTANTS GROUP, INC.

5. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION WITH THE APPROPRIATE UTILITY COMPANIES AND/OR AGENCIES TO VERIFY THE EXISTENCE AND/OR LOCATION OF ALL UNDERGROUND UTILITIES PRIOR TO COMMENCEMENT OF WORK. AND SHALL NOTIFY U.S.A. @ (800) 227-2600 AT LEAST 48-HOURS IN ADVANCE OF EXCAVATION.

6. IF ANY INDICATIONS OF ARCHEOLOGICAL REMAINS ARE ENCOUNTERED DURING GRADING ACTIVITIES FOR ANY DEVELOPMENT WITHIN THE PROJECT SITE, ALL WORK SHALL BE HALTED WITHIN 200 FOOT RADIUS OF THE FIND. OWNER SHALL RETAIN A QUALIFIED ARCHEOLOGISTRETAINED TO DETERMINE THE NATURE OF THE DISCOVERY AND RECOMMEND APPROPRIATE EVALUATION PROCEDURES.

NOTE: THE EARTHWORK QUANTITIES SHOWN HEREON ARE

EXCLUSIVE OF WALL FOOTINGS, EXISTING PAVEMENT REMOVAL

AND OVER EXCAVATION AND RECOMPACTION, UTILITY TRENCH SPOILS & SOIL EXPANSION AND CONTRACTION FACTORS.

ITEM DESCRIPTION CUT (cu.yds) FILL (cu.yds)
1 EG VS. FG 1770 925
NET VOLUME =
845 CU.YDS. OF CUT
THE ABOVE QUANTITIES ARE FOR INFORMATION PURPOSES ONLY.

THE CONTRACTOR IS RESPONSIBLE TO PROVIDE THE NECESSARY CUT AND FILL TO ACCOMPLISH FINISH GRADE SHOWN ON THESE PLANS.

EARTHWORK QUANTITIES OWNER: CITY VENTURES
1185 OLD MASON STREET, STE A
SAN FRANCISCO, CA 94123OFFICE: 415.964.1097
HWY 17
SCOTTS VALLEY DR.

MT HERMON RD

PROJECT
SITE

ERBA LN

TERRACE VIEW DR

CIVIC CENTER DR
JOINT TRENCH:

TARRAR UTILITY CONSULTANTS
813 FIRST STREET
BRENTWOOD, CA 94513
OFFICE: 925.240.2595
ARCHITECT:

ROACH & CAMPBELL
947 ENTERPRISE DRIVE, LOFT BSACRAMENTO, CA 95825OFFICE: 916.827.4020 LANDSCAPE ARCHITECT:

HUNT HALE JONES
444 SPEAR STREET, STE 105
SAN FRANCISCO, CA 94105OFFICE: 415.512.1300

Page 167 of 619 ends

LEGEND

VESTING TENTATIVE
MAP 1" = 20' C0.2 PUE PUBLIC UTILITY EASEMENT EUE EXCLUSIVE USE EASEMENT EVAE EMERGENCY VEHICLE ACCESS EASEMENT PAE PRIVATE ACCESS EASEMENT CA COMMON AREA PSDE PRIVATE STORM DRAIN EASEMENT ABBREVIATIONS Start Date: Scale: Drawn: Job: Of Sheets Sheet: REVISIONS BY 10.03.2024 JB/DD 2021.01A C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420 2 A 1 2 3 4 5 6 7 8 16 1 2 3 4 5 6 7 8 BCDEF ABCDEF

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22
RIDGEWOOD WESTBEARINGS ARE BASED ON THE NORTHERN BOUNDARY OF LOT 1 AS SHOWN ON THAT MAP ENTITLED "PARCEL MAP OF THE RE-SUBDIVISION OF PART OF PARCEL A AS SHOWN ON VOLUME 13 OF PARCEL MAPS AT PAGE 32" FILED IN VOLUME 20 OF PARCEL MAPS AT PAGE 51, SANTA CRUZ COUNTY RECORDS. NORTH 61°39'50" EAST ELEVATIONS FOR THIS MAP ARE BASED ON THE CITY OF SCOTTS VALLEY BENCHMARK NO.16, LOCATED AT THE NORTHEAST CORNER OF THE INTERSECTION OF SCOTTS VALLEY DRIVE AND QUIEN SABE ROAD. ELEVATION = 560.40 (NO DATUM PROVIDED) BOUNDARY LINES DELINEATED ON THIS MAP ARE BASED ON THE SURVEYOR'S OPINION UTILIZING FOUND PHYSICAL EVIDENCE, RECORDED MAPS AND OTHER APPURTENANT RECORDS AS SHOWN IN THE REFERENCE DOCUMENTS. THIS TOPOGRAPHIC MAP REPRESENTS THE CONDITIONS OF THE SITE AT THE TIME THE SURVEY FIELD WORK WAS COMPLETED AND SHOWS SURFACE OBJECTS ONLY. SUBSURFACE STRUCTURES, IF ANY, INCLUDING BUT NOT LIMITED TO FOUNDATIONS, PILINGS, UNDERGROUND TANKS AND UNDERGROUND UTILITY LINES MAY NOT BE SHOWN. 100MEASURED DISTANCE (100)1 DATA PER 2015-0034997 (100)2 DATA PER 20-PM-51 (100)3 DATA PER 62-PM-7 REFERENCE DATA BASIS OF BEARINGS NOTE EVAE / PUE BOUNDARY LINE LOT LINE THE AREA DESIGNATED AS EMERGENCY VEHICLE ACCESS EASEMENT (EVAE) IS FOR EMERGENCY VEHICLE ACCESS. THE PUBLIC UTILITIES EASEMENT (PUE) IS DEDICATED FOR PUBLIC USE OF UTILITIES, INCLUDING ACCESS, CONSTRUCTION, INSTALLATION AND MAINTENANCE OF WORKS, IMPROVEMENTS AND THEIR APPURTENANCES FOR THE PURPOSES OF INSTALLATION AND MAINTENANCE OF PUBLIC UTILITY FACILITIES. THE SUBJECT PROJECT SITE WAS SURVEYED (BOTH BOUNDARY AND TOPOGRAPHIC) BY ALPHA LAND SURVEYS, INC. THE EXISTING LOT IS ZONED R-H (HIGH DENSITY RESIDENTIAL) MINIMUM LOT AREA MAXIMUM LOT DENSITY: 3,000 S.F. / DWELLING UNIT (SEE SCOTTS VALLEY, CALIFORNIA - CODE OF ORDINANCES CHAPTER 17.24) EXISTING PROPOSED THE PROPOSED LOT IS ZONED HIGN DENSITY R-H (NO CHANGE) TOTAL OF 19 UNITS EASEMENT NOTES UNIT COUNT SURVEYOR'S STATEMENT BASIS OF ELEVATIONS ZONINGLOT A 1.038 ACRES 1 LOT SUBDIVISION FOR THE PURPOSE OF SUBDIVIDING AIRSPACE FOR 19 CONDOMINUM UNITS 6,000 SQ. FT. MINIMUM LOT WIDTH 60 FT. MINIMUM LOT DEPTH 60 FT. PAE

Page 168 of 619 ends

EXISTING SITE AND
DEMOLITION PLAN 1" = 20' C1.1 ATTACH SIGN TO POST FENCE MATERIAL: ORANGE UV RESISTANT HIGH TENSILE STRENGTH POLYETHYLENE LAMINAR BARRICADE FABRIC

DRIP LINE
EDGE OF DISTURBED AREA Scale: NTS TREE PROTECTION 1 GRADE NOTES: 1. ALL PLANTS DESIGNATED TO BE SAVED SHALL BE PROTECTED BY FENCING CONSISTENT WITH THE PEER REVIEW OF BIOLOGICAL ACCESSMENT PRODUCED FOR THIS PROJECT 2. INSTALL TREE PROTECTION FENCE AT TREE DRIP LINE OR AT EDGE OF DISTURBED AREA, AS SHOWN ON PLANS PRIOR TO START OF CONSTRUCTION. 3. SPACE TREE PROTECTION ZONE SIGNS AT A MINIMUM OF ONE EVERY 30 FEET. SIGN MUST BE A MINIMUM OF 2'X2' AND BE VISIBLE FROM BOTH SIDES OF THE FENCE. SIGN SHALL READ "TREE PROTECTION ZONE, KEEP OUT", IN BOTH ENGLISH AND SPANISH. 4. THERE SHALL BE NO STORAGE OF MATERIAL WITHIN THE BOUNDARIES OF THE TREE PROTECTION ZONE. 5. TREE PROTECTION FENCING SHALL BE MAINTAINED THROUGHOUT THE DURATION OF THE PROJECT. TREE PROTECTION ZONE KEEP OUT THE CONTRACTOR SHALL INCLUDE IN THE BID THE COST OF REMOVING ANY EXISTING SITE FEATURES AND APPURTENANCES NECESSARY TO ACCOMPLISH THE CONSTRUCTION OF THE PROPOSED SITE IMPROVEMENTS. THE CONTRACTOR SHALL ALSO INCLUDE IN THE BID THE COST NECESSARY TO RESTORE SUCH ITEMS IF THEY ARE SCHEDULED TO REMAIN AS PART OF THE FINAL SITE IMPROVEMENTS. REFER TO PLANS TO DETERMINE EXCAVATION, DEMOLITION AND TO DETERMINE THE LOCATION OF THE PROPOSED SITE IMPROVEMENTS. THE OWNER RESERVES THE RIGHT TO REVIEW ALL MATERIALS DESIGNATED FOR REMOVAL AND TO RETAIN OWNERSHIP OF SUCH MATERIALS. IF THE OWNER RETAINS ANY MATERIAL THE CONTRACTOR SHALL MAKE ARRANGEMENTS WITH THE OWNER TO HAVE THOSE MATERIALS REMOVED OFF SITE AT NO ADDITIONAL COST. UNLESS SPECIFICALLY NOTED TO BE SAVED / STOCKPILED (R&S) OR REUSED / RELOCATED (R&R), ALL SITE FEATURES CALLED FOR REMOVAL SHALL BE REMOVED WITH THEIR FOOTINGS, ATTACHMENTS, BASE MATERIAL, ETC, TRANSPORTED FROM THE SITE TO BE DISPOSED OF IN A LAWFUL MANNER AT AN ACCEPTABLE DISPOSAL SITE AND AT NO COST TO THE OWNER. ALL EXISTING SITE FEATURES TO REMAIN SHALL BE PROTECTED THROUGHOUT THE CONSTRUCTION PERIOD. ANY FEATURES DAMAGED DURING CONSTRUCTION OPERATIONS SHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE OWNER'S REPRESENTATIVE AT NO ADDITIONAL COST. DURING EARTHWORK OPERATIONS, CONTRACTOR SHALL TAKE CARE TO NOT DISTURB EXISTING MATERIALS TO REMAIN, OUTSIDE THE LIMITS OF GRADING AND BACKFILL AND SHALL TAKE WHATEVER MEASURES NECESSARY, AT THE CONTRACTOR'S EXPENSE, TO PREVENT ANY EXCAVATED MATERIAL FROM COLLAPSING. ALL BACKFILL MATERIALS SHALL BE PLACED AND COMPACTED AS SPECIFIED TO THE SUBGRADE REQUIRED FOR THE INSTALLATION OF THE REMAINDER OF THE CONTRACT WORK. IT SHALL BE THE CONTRACTOR'S OPTION, WITH CONCURRENCE OF THE OWNER, TO REUSE EXISTING GRAVEL IF IT MEETS THE REQUIREMENTS OF THE SPECIFICATIONS FOR GRAVEL BORROW. ALL ITEMS CALLED FOR REMOVAL SHALL BE REMOVED TO FULL DEPTH INCLUDING ALL FOOTINGS, FOUNDATIONS, AND OTHER APPURTENANCES, EXCEPT AS SPECIFICALLY NOTED OTHERWISE. 'CLEAR AND GRUB VEGETATION' SHALL INCLUDE REMOVAL OF GRASS, SHRUBS, AND UNDERBRUSH, REMOVAL OF ROOTS, ROUGH GRADING, INSTALLATION OF LOAM (IF APPLICABLE), FINE GRADING, SEEDING AND TURF ESTABLISHMENT BY THE CONTRACTOR. TREES DESIGNATED FOR REMOVAL SHALL BE TAGGED BY CONTRACTOR AND APPROVED BY OWNER'S REPRESENTATIVE PRIOR TO COMMENCEMENT OF CONSTRUCTION. THE STORAGE OF MATERIALS AND EQUIPMENT WILL BE PERMITTED AT LOCATIONS DESIGNATED BY OWNER OR OWNER'S REPRESENTATIVE. PROTECTION OF STORED MATERIALS AND EQUIPMENT SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. STRIP & STORE EXISTING TOPSOIL FOR LATER REUSE WHERE APPROPRIATE, AND AS NOTED ON PLAN, WITH APPROPRIATE EROSION AND SEDIMENT CONTROLS. LOAM / TOP SOIL DESIGNATED FOR REUSE AS GENERAL FILL SHALL BE BLENDED WITH SUITABLE BORROW MATERIAL AS SPECIFIED. THE CONTRACTOR SHALL PROTECT EXISTING TREES TO REMAIN, CONTRACTOR SHALL INSTALL TREE PROTECTION BARRIER AFTER CLEARING UNDERBRUSH AND TAKE DUE CARE TO PREVENT INJURY TO TREES DURING CLEARING OPERATIONS. SHEET NOTES: 1. REMOVE ASPHALT SECTION 2. SAWCUT AC PAVEMENT 3. REMOVE ROLLED CURB & GUTTER 4. REMOVE CURB 5. REMOVE AC BERM DEMOLITION AND SITE PREPARATION NOTES Start Date: Scale: Drawn: Job: Of Sheets Sheet: REVISIONS BY 10.03.2024 JB/DD 2021.01A C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420 2 A 1 2 3 4 5 6 7 8 16 1 2 3 4 5 6 7 8 BCDEF ABCDEF

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22
RIDGEWOOD WEST EXISTING TREE SCHEDULE Tree ID Trunk Size Circumfrance Description Action (inches) Diameter (inches) 1 28 9 Coast Live Oak Remain 2 58 18 Coast Live Oak Remain 3 54 17 Coast Live Oak Remain 4 107 34 Coast Live Oak Remain 5 132 42 Coast Live Oak Remain 6 29 9 Coast Live Oak Remain 7 49 16 Coast Live Oak Remain 8 141 45 Coast Live Oak Remain 9 38 12 Coast Live Oak Remain 10 85 27 Coast Live Oak Remain 11 33 11 Coast Live Oak Remain 12 33 11 Coast Live Oak Remain 13 53 17 Coast Live Oak Remain 14 28 9 Coast Live Oak Remain 15 61 19 Coast Live Oak Remain 16 88 28 Coast Live Oak Remain 17 49 16 Coast Live Oak Remain 18 86 27 Coast Live Oak Remain 19 44 14 Coast Live Oak Remain 20 42 13 Coast Live Oak Remain 21 72 23 Coast Live Oak Remain 22 27 9 Coast Live Oak Remain 23 59 19 Coast Live Oak Remain 24 34 11 Coast Live Oak Remain 25 51 16 Coast Live Oak Remain 26 61 19 Coast Live Oak Remain 27 68 22 Coast Live Oak Remain 28 104 33 Coast Live Oak Remain 29 41 13 Coast Live Oak Remain 30 45 14 Coast Live Oak Remain 31 28 9 Coast Live Oak Remain 32 33 11 Coast Live Oak Remain 33 44 14 Coast Live Oak Remain 34 35 11 Coast Live Oak Remain 35 97 31 Coast Live Oak Remain 36 47 15 Coast Live Oak Remain 37 46 15 Coast Live Oak Remain 38 68 22 Coast Live Oak Remain 39 48 15 Coast Live Oak Remain 40 47 15 Coast Live Oak Remain 41 25 6 Monterey Cypress Remain 0.00229 A I L S = AVERAGE SLOPE I = CONTOUR INTERVAL IN FEET L = COMB. LENGTH OF CONTOUR LINES WITHIN PARCEL A = AREA OF THE PARCEL TO BE SUBDIVIDED (IN ACRES) S = 8.84% I = 1 FOOT INTERVAL L =3,600 A = 1.038 ACRES S = 0.00229 1.038 (1) (3,600) AVERAGE SLOPE CALCULATION (PER SV HILLSIDE RESIDENTIAL REGULATIONS) *CONTRACTOR TO PROVIDE PROTECTIVE FENCING PER ARBORISTS RECOMMENDATION FOR THE TREES LISTED ABOVE TO "REMAIN". (DETAIL 1 ON THIS SHEET IS FOR GENERAL REFERENCE ONLY)

Page 169 of 619 ends

UP UP UNIT 9UNIT 10 UNIT 11 UNIT 12 UNIT 13 UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18 UNIT 19 SITE IMPROVEMENTS 1" = 20' C2.1 Start Date: Scale: Drawn: Job: Of Sheets Sheet: REVISIONS BY 10.03.2024 JB/DD 2021.01A C G /CIVIL CONSULTANTS GROUP, INC.
(QJLQHHUV3ODQQHUV
4444 6FRWWV 9DOOH\ 'ULYH 6XLWH 6
6FRWWV 9DOOH\ &$ 95066
8314384420
2 A
1 2 3 4
5 6 7 8 16
1 2 3 4
5 6 7 8
B
C
D
E
F
A
B
C
D
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22
RIDGEWOOD WEST T<3( $ &U5% *UTT(5 T<3( % &U5% T<3( & &U5% 3523(5T< /IN( 5(T$ININ* :$// 3$9IN* /(*(N' &U5%IN* $N' 0I6& I03529(0(NT N2T(6 IT(06 /(*(N' UNIT #1 UNIT #2 UNIT #3 UNIT #4 UNIT #5 UNIT #6 UNIT #7 UNIT #8 NEW IMPERVIOUS AREAS DESCRIPTION AREA (SF) ROOF 14067 CONCRETE TOTAL (N) IMPERVIOUS AREA AC 29,182 3340 8140 PERVIOUS CONCRETE PAVERS 3635 T<3( $ &U5% *UTT(5 6(( '(T$I/ 1 6+((T &71 T<3( % 52//(' &U5% *UTT(5 6(( '(T$I/ 1 6+((T &71 T<3( & 9(5TI&$/ &U5% 6(( '(T$I/ 1 6+((T &71 $63+$/T &2N&5(T( 6(( '(T$I/ 4 6+((T &71 3('(6T5I$N 2N/< &2N&5(T( 6(&TI2N 6(( '(T$I/ 6 6+((T &71 9(+I&U/$5 &2N&5(T( 6(&TI2N 6(( '(T$I/ 5 6+((T &71 T5UN&$T(' '20(6 6(( '(T$I/ 7 6+((T &71 &U5% T$3(5 6(( '(T$I/ 2 6+((T &71 0$IN '5I9( $& 3$9(0(NT 6(&TI2N 3('(6T5I$N 2N/< &2N&5(T( 6(&TI2N 9(+I&U/$5 &2N&5(T( 6(&TI2N (;I6TIN* $& T2 5(0$IN 3(59I2U6 3$9(56 '(&20326(' *5$NIT( (;I6TIN* $& T2 %( 5(029(' *5IN* $N' 29(5/$< (;I6TIN* $& 3(59I2U6 3$9(5 6(&TI2N 6(( '(T$I/ 8 6+((T &72 &2N&5(T( 3$' )25 %I.( 3$5.IN* 6(( /$N'6&$3( 3/$N6 '(&20326(' *5$NIT( 6(( /$N'6&$3( 3/$N6 *5IN' $N' 29(5/$< (;I6TIN* 6T5((T 5(6T5I3( $&&25'IN*/< 8:I'( )/U6+ &2N&5(T( &U5% IN6T$// :14 /()T
6I*N 3(5 0UT&' IN6T$// :14
5I*+T
6I*N 3(5 0UT&' 6T5I3IN* N2T( N2T(
%2T+ 6I'(6 2) 2N6IT( '5I9( I6/( 6+$// %( 3$INT(' 5(' IN )52NT 2) &U5% :IT+ 3 6T5I3( $N' N2T(' :IT+ 2 :+IT( /(TT(5IN* N2 3$5.IN* )I5( /$N( 3$5.IN* N2T( T+( 3$5$//(/ 3$5.IN* 63$&(6 $/2N* (5%$ /$N( $5( )25 )UTU5( 6T5((T 3$5.IN* $6 $33529(' %< T+( 6&2TT6 9$//(< )I5( '(3$5T0(NT T+I6 325TI2N 2) (5%$ /$N( 6+$// %( 5(' &U5%(' UNTI/ T+$T $33529$/ I6 *I9(N N2 3$5.IN* :I// %( $//2:(' :IT+IN 15 2) T+( )I5( +<'5$NT

Page 170 of 619 ends

TYPE:

RIM=
INV=
SDDI #10
V64
595.92593.00
TYPE:

RIM=
INV=
SDDI #3
V64
582.50576.0

GRADING AND

DRAINAGE PLAN
1" = 10'
C3.1
Start Date:Scale:Drawn:

Job:

Of Sheets
Sheet:

REVISIONS BY

10.03.2024
JB/DD
2021.01A
C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8
16 1 2 3 4
5 6 7 8
B
CD
E
F
AB
CD
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST
LEGEND

PERFORATED PIPE

STORM DRAIN PIPESTORM DRAIN INLETSTORM DRAIN MANHOLE
250 GRADING CONTOUR

EXISTING CONTOURRETAINING WALL

1. ALL AREAS TO RECEIVE FILL SHALL BE STRIPPED TO

A DEPTH TO BE DETERMINED BY THE SOILS
ENGINEER. ANY (E) A.C. OR P.C.C. PAVING SHALL BE SCARIFIED & REMOVED
& SUBGRADE
PREPARED & COMPACTED AS SHOWN IN THESE PLANS.

2. ALL MATERIAL TO BE USED AS FILL WITHIN BUILDING PAD AREAS & PARKING OR DRIVEWAY AREAS

TO BE FREE OF ALL VEGETATION
& FOREIGN MATTER AND SHALL BE APPROVED BY THE SOILS
ENGINEER.

3. ALL BUILDING PADS TO BE COMPACTED TO 95% RELATIVE COMPACTION; DRIVEWAY & STREET
AREAS TO BE COMPACTED TO 95% RELATIVE COMPACTION PER ASTM D1557-91.

4. BUILDING PADS TO BE LEVEL SIDE-TO-SIDE, FRONT-TO-REAR, UNLESS OTHERWISE SHOWN.

5. STRIPPINGS MAY BE PLACED IN PLANTING AREAS; ALL EXCESS STRIPPING SHALL BE HAULED OFF.

PAVING DEBRIS SHALL BE HAULED OFF TO AN APPROVED DISPOSAL SITE.

6. ALL WORK SHOWN OR NOTED IN THESE PLANS SHALL BE IN STRICT ACCORDANCE WITH THE

RECOMMENDATIONS OF THE SOILS ENGINEER, ALL LOCAL, STATE AND FEDERAL MINIMUM STANDARDS AND THE LATEST ADDITION OF THE UNIFORM BUILDING CODE.

7. CONTRACTOR SHALL PROTECT ALL EXISTING SITE IMPROVEMENTS NOT IDENTIFIED FOR REMOVAL DURING CONSTRUCTION AND SHALL REPAIR ANY DAMAGE TO NEW CONDITION AT THEIR EXPENSE.

8. CONTRACTOR SHALL VERIFY ALL EXISTING SITE CONDITIONS, SITE DIMENSIONS AND GRADES PRIOR TO THE START OF CONSTRUCTION.

9. ALL GRADING AND RELATED WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE STANDARD REQUIREMENTS OF THE CITY OF SANTA CRUZ AND THE PROJECT'S CONDITIONS OF APPROVAL.

10. GRADING SLOPES FOR BOTH CUT AND FILL SHALL NOT EXCEED 2(H):1(V) UNLESS OTHERWISE

DIRECTED BY THE GEOTECHNICAL ENGINEER

11. ALL SOFTSCAPE GRADES ADJACENT TO (N) BUILDINGS SHALL BE 8" (MIN.) BELOW FINISH FLOOR.12. CONTRACTOR SHALL GRADE TO ENSURE DRAINAGE FLOWS AWAY FROM NEW BUILDINGS

GENERAL GRADING NOTES
MATCHLINE (SEE C3.2)
UNIT 1 UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8

AB AGGREGATE BASEAC ASPHALT CONCRETE

BLDG BUILDINGBFW BOTTOME FACE OF WALLBFS BOTTOM FACE OF STAIRBW BACK OF WALK

CONC CONCRETE

DWY DRIVEWAYEC EDGE OF CONCRETEEP EDGE OF PAVEMENTEL ELEVATIONFF FINISH FLOOR

G GROUND

HP HIGH POINT

INV INVERT ELEVATION
LP LOW POINTNG NATURAL GROUNDP.O.T. PATH OF TRAVELPL PROPERTY LINEPVR PERVIOUS PAVER

SD STORM DRAINSDAD STORM DRAIN AREA DRAINSDDI STORM DRAIN DROP INLETSDMH STORM DRAIN MANHOLE

TBW TOP BACK OF WALLTG TOP OF GRATETS TOP OF STAIR

UG UNDERGROUND

ABBREVIATIONS

Page 171 of 619 ends

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UP
TYPE:

RIM=
INV=
SDMH #3
48Ø
580.85574.00
TYPE:

RIM=
INV=
SDMH #2
48"Ø
580.04572.54
RIM=
INV=
579.16574.75
RIM=
INV=
577.0575.0
TYPE:

RIM=
SDMH #1
48"Ø
560.61

GRADING AND

DRAINAGE PLAN
1" = 10'
C3.2
Start Date:Scale:Drawn:

Job:

Of Sheets
Sheet:

REVISIONS BY

10.03.2024
JB/DD
2021.01A
C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8
16 1 2 3 4
5 6 7 8
B
CD
E
F
AB
CD
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST

AB AGGREGATE BASEAC ASPHALT CONCRETE

BLDG BUILDINGBFW BOTTOME FACE OF WALLBFS BOTTOM FACE OF STAIRBW BACK OF WALK

CONC CONCRETE

DWY DRIVEWAYEC EDGE OF CONCRETEEP EDGE OF PAVEMENTEL ELEVATIONFF FINISH FLOOR

G GROUND

HP HIGH POINT

INV INVERT ELEVATION
LP LOW POINTNG NATURAL GROUNDP.O.T. PATH OF TRAVELPL PROPERTY LINEPVR PERVIOUS PAVER

SD STORM DRAINSDAD STORM DRAIN AREA DRAINSDDI STORM DRAIN DROP INLETSDMH STORM DRAIN MANHOLE

TBW TOP BACK OF WALLTG TOP OF GRATETS TOP OF STAIR

UG UNDERGROUND

ABBREVIATIONS
LEGEND

PERFORATED PIPE

STORM DRAIN PIPESTORM DRAIN INLETSTORM DRAIN MANHOLE
250 GRADING CONTOUR

EXISTING CONTOURRETAINING WALL
MATCHLINE (SEE C3.1)
UNIT 9
UNIT 10
UNIT 11
UNIT 12
UNIT 14
UNIT 15
UNIT 16
UNIT 17
UNIT 18
UNIT 13
UNIT 19

MATCHLINE (SEE ABOVE AND LEFT)

MATCHLINE (SEE BELOW AND RIGHT)

Page 172 of 619 ends

UTILITY PROVIDERS
WATER: SCOTTS VALLEY WATER DISTRICT
GAS AND ELECTRIC: PG&ESANITARY SEWER: CITY OF SCOTTS VALLEYSTORM DRAIN SYSTEM: CITY OF SCOTTS VALLEY

UTILITY PLAN
1" = 10'
C4.1
Start Date:Scale:Drawn:

Job:

Of Sheets
Sheet:

REVISIONS BY

10.03.2024
JB/DD
2021.01A
C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420 2 A
1 2 3 4 5 6 7 8
16 1 2 3 4 5 6 7 8
B
CD
E
F
AB
CD
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST
MATCHLINE (SEE C4.2)
UNIT 1 UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8

WATER NOTES SANITARY SEWER NOTES
ALL WORK SHALL CONFORM TO EXISTING REGULATIONS INCLUDING BUT NOT LIMITED TO:

1. SVWD CUSTOMER ON-SITE DESIGN MANUAL

2. DEPARTMENT OF HEALTH SERVICES REGULATIONS.

GENERAL WATER NOTES

FIRE HYDRANT

WATER METER

STORM DRAIN/SANITARY SEWER MANHOLE

WATER LINE
VALVE
SEWER

1. STORM DRAIN PIPE SHALL BE PLASTIC PIPE, PER SECTION 64-2, "PLASTIC PIPE" OF CALTRANS STANDARD SPECIFICATIONS. OR APPROVED SUBSTITUTE, OR AS NOTED ON PLAN;. ALL DRAINAGE PIPE SHALL BE SHIPPED AND STORED. ALL DRAINAGE PIPE SHALL BE INSTALLED PER THE CALTRANS, SECTION 64-2, "PLASTIC PIPE."

2. ALL CONCRETE DRAINAGE INLETS CALLED OUT ON THE PLANS SHALL BE CHRISTY BRAND PRECAST CONCRETE OR EQUIVALENT. ALL STRUCTURES SHALL BE STORED, HANDLED, AND INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS. ALL GRATES IN PAVEMENT AREAS SHALL BE ADA COMPLIANT.

3. ALL CONCRETE DRAINAGE INLETS CALLED OUT ON THE PLANS SHALL HAVE A HEAVY RATED FRAME WITH A ADA COMPLIANT AND BICYCLE PROOF GRATE. CATCH BASINS THAT HAVE SILT AND GREASE TRAPS SHALL BE INCLUDED IN THE PROJECT MONITORING AND MAINTENANCE PLAN.

4. JETTING OF BACKFILL MATERIALS TO ACHIEVE COMPACTION IS NOT ALLOWED.

5. ALL THE WATER PIPING SHALL BE AWWA C900 PC305 DR 14 OR APPROVED EQUAL, ALL VALVES, ANGLES, AND THRUST BLOCKS SHALL BE INSTALLED PER CURRENT SVWD SPECIFICATIONS.

6. ALL FIRE SERVICE PIPING AND APPURTENANCES SHALL CONFORM TO NFPA STANDARDS AND

SPECIFICATIONS

7. ANY EXISTING UTILITIES THAT ARE REQUIRED TO BE RELOCATED AS A PART OF THIS CONSTRUCTION SHALL BE RELOCATED AT THE DEVELOPER'S EXPENSE.

UNDERGROUND UTILITY NOTES LEGEND

1. P.O.C. TO (E) WATER MAIN. CONTRACTOR TO VERIFY EXACT LOCATION, DEPTH, SIZE AND MATERIAL PRIOR TO THE START OF CONSTRUCTION.

2. 58" DOMESTIC WATER METER PER SVWD STD. 2, SHEET C7.4. SERVICE TAP PER SVWD STD. 1, SHEET C7.4.

3. GATE VALVE PER SVWD STD. 11, SHEET C7.4

4. BOLLARD, PER SVWD STD. 20, SHEET 7.5

5. FIRE HYDRANT PER DETAIL 10, SHEET C7.4

6. FIRE SERVICE, PER SVWD DETAIL 9, SHEET 7.47. 8" BACKFLOW PREVENTOR PER SVWD DETAIL 9, SHEET C7.48. THRUST BLOCK PER SVWD STANDARD DETAIL 19, SHEET C7.5

1. POINT OF CONNECTION TO EXISTING SS MAIN. CONTRACTOR SHALL POTHOLE TO

VERIFY EXACT LOCATION, DEPTH, SIZE, & MATERIAL PRIOR TO THE START OF CONSTRUCTION.

2. INSTALL 4" SEWER LATERAL @ 2.0% MIN.

3. POINT OF CONNECTION TO BUILDING SEWER LATERAL

4. CLEANOUT PER DETAIL SS-04, SHEET C7.3

THRUST BLOCK

Page 173 of 619 ends

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SVC

JT JT JT JT JT JT JT JT

JT JT JT
JT
JT
JT
JT
JT

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT
JT

UTILITY PLAN
1" = 10'
C4.2
Start Date:Scale:Drawn:

Job:

Of Sheets
Sheet:

REVISIONS BY

10.03.2024
JB/DD
2021.01A
C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8
16 1 2 3 4
5 6 7 8
B
CD
E
F
AB
CD
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST
MATCHLINE (SEE C4.1)
UNIT 9
UNIT 10
UNIT 11
UNIT 12
UNIT 14
UNIT 15
UNIT 16
UNIT 17
UNIT 18
UNIT 13 UNIT 19

FIRE HYDRANT

WATER METER

STORM DRAIN/SANITARY SEWER MANHOLE

WATER LINEVALVE
SEWER
LEGEND

SANITARY SEWER NOTES
ALL WORK SHALL CONFORM TO EXISTING REGULATIONS INCLUDING BUT NOT LIMITED TO:

1. SVWD CUSTOMER ON-SITE DESIGN MANUAL

2. DEPARTMENT OF HEALTH SERVICES REGULATIONS.

GENERAL WATER NOTES

UTILITY PROVIDERS
WATER: SCOTTS VALLEY WATER DISTRICT
GAS AND ELECTRIC: PG&ESANITARY SEWER: CITY OF SCOTTS VALLEYSTORM DRAIN SYSTEM: CITY OF SCOTTS VALLEY

1. POINT OF CONNECTION TO EXISTING SS MAIN. CONTRACTOR SHALL POTHOLE TO

VERIFY EXACT LOCATION, DEPTH, SIZE, & MATERIAL PRIOR TO THE START OF CONSTRUCTION.

2. INSTALL 4" SEWER LATERAL @ 2.0% MIN.3. POINT OF CONNECTION TO BUILDING SEWER LATERAL

4. CLEANOUT PER DETAIL SS-04, SHEET C7.3

FIRE SUPPRESSION

THRUST BLOCK

WATER NOTES

1. P.O.C. TO (E) WATER MAIN. CONTRACTOR TO VERIFY EXACT LOCATION, DEPTH, SIZE AND MATERIAL PRIOR TO THE START OF CONSTRUCTION.

2. 5
8" DOMESTIC WATER METER AND BACKFLOW PER SVWD STD. 2, SHEET C7.4. SERVICE TAP PER SVWD STD. 1, SHEET C7.4.

3. GATE VALVE PER SVWD STD. 11, SHEET C7.4

4. 8" BACKFLOW PREVENTOR PER SVWD STD. 9, SHEET C7.4

5. 1" IRRIGATION BACKFLOW PREVENTOR PER SVWD STD. 8, SHEET C7.4

6. THRUST BLOCK PER SVWD STD. 19, SHEET C7.57. 8" FIRE SERVICE PER SVWD STD. 9, SHEET C7.48. BOLLARD PER SVWD STD. 20, SHEET C7.59. 1" BRANCHED SERVICE INSTALLATION PER SVWD STD. 3, SHEET C7.4

10. POINT OF CONNECTION TO RESIDENCE11. "NO PARKING - FIRE LANE" SIGN

Page 174 of 619 ends

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STORM WATER

CONTROL PLAN
1" = 20'
C5.1
Start Date:Scale:Drawn:

Job:

Of Sheets
Sheet:

REVISIONS BY

10.03.2024
JB/DD
2021.01A
C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420 2 A
1 2 3 4 5 6 7 8
16 1 2 3 4 5 6 7 8
B
CD
E
F
AB
CD
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST

UNDERGROUND STORAGE CHAMBERS ARE
INTENDED TO:

1. STORE STORMWATER ONSITE AND BELOW
GRADE.

2. POND WATER BEFORE OVERFLOWING TO A
DRAIN INLET.

3. INFILTRATE COMPLETELY FOLLOWING EACH
RAIN EVENT.

UNDERGROUND STORAGE CHAMBERS ARE NOT
INTENDED TO:

1. ALLOW COLLECTION OF SEDIMENT.

2. BE ACCESSED BY ANYONE OTHER THAN

AUTHORIZED PERSONNEL

THE RECOMMENDED ROUTINE MAINTENANCEACTIVITIES FOR UNDERGROUND STORAGE CHAMBERS ARE:ON AN AS-NEEDED BASIS:

1. REMOVE ANY SEDIMENT BUILD-UP, FALLEN
LEAVES, DEBRIS, AND TRASH.

2. CHECK STORM DRAIN INLET AT OUTLET.

REMOVE SEDIMENT BUILD-UP, FALLENLEAVES, DEBRIS, AND TRASH.

ANNUALLY, PRIOR TO THE BEGINNING OFTHE RAINY SEASON:

1. OPEN INSPECTION PORT AND LOOK FOR

SIGNS OF SEDIMENT, LEAVES, DEBRIS,

AND/OR TRASH COLLECTION WITHIN THE
UG CHAMBERS. IF SEDIMENT, LEAVES,
DEBRIS, AND/OR TRASH IS OBSERVED,REMOVE BY MEANS OF A VACUUM TRUCK.

IF SIGNIFICANT SEDIMENT, LEAVES,

DEBRIS, AND/OR TRASH IS OBSERVED,

CONSULT A CIVIL ENGINEER OR LANDSCAPE
ARCHITECT.

2. ORIFICE SHALL BE INSPECTED AND ANY
BLOCKAGE OF ANY KIND (I.E. SEDIMENT,
TRASH, ETC.) SHALL BE REMOVED

3. PRE-TREATMENT / CONTAMINANT

SCREENING INLET SHALL BE INSPECTED

AND ALL TRASH, LEAVES, DEBRIS AND/OR

SEDIMENT SHALL BE REMOVED

4. INSPECT CHANNEL ADJACENT TO
DRIVEWAY OUT TO COX ROAD. ALL TRASH
AND DEBRIS SHALL BE REMOVED.

ANNUALLY, AT THE END OF THE RAINY
SEASON:

1. REMOVE TRASH, DEBRIS, VEGETATION,

AND ACCUMULATED SEDIMENT IN THE

PRE-TREATMENT / CONTAMINANT
SCREENING INLET.

2. 1. REMOVE TRASH, DEBRIS, VEGETATION,

AND ACCUMULATED SEDIMENT FOUND

OTHER INLETS

3. DO NOT INSTALL ANY MATERIAL INTO THE

UNDERGROUND STORM CHAMBER VOID
SPACE.

MAJOR FACILITY CHANGES OR RENOVATION:

CONTACT THE PROJECT CIVIL ENGINEER
(C2G / CIVIL CONSULTANTS GROUP,INC.), OR OTHER QUALIFIED ENGINEER OR

LANDSCAPE ARCHITECT, IN THE EVENT

THAT MAJOR WORK IS CONTEMPLATED IN
OR ADJACENT TO THE FACILITY. MAJOR
WORK INCLUDES:

REPLACING FILTER-FABRIC ABOVE THEROCK EMBEDMENT.MODIFYING THE “ENGINEERED” ELEMENTS

OF THE FACILITY, INCLUDING DRAININLETS, PIPES, SUBSURFACE DRAINS,

WATER BARRIERS, AND STRUCTURAL
ELEMENTS.

IMPROVEMENTS IN AREAS WHICH DRAIN
TO THE FACILITY; ESPECIALLY

IMPROVEMENTS WHICH WOULD INCREASE

THE AREA OF IMPERVIOUS SURFACE WHICH
DRAINS TO THE FACILITY.

CONCEPTUAL MAINTENANCE SCHEDULE FOR UG CHAMBERS
PAVEMENTS:

1. COLLECT TRASH AND SWEEP
PAVEMENTS REGULARLY TOPREVENT ACCUMULATION OF SOIL,DEBRIS, AND TRASH.

LANDSCAPING:

1. REMOVE DEBRIS AND TRASH REGULARLY.

2. PRUNE OR CUT BACK PLANTS FOR HEALTH

AND TO ENSURE STORMWATER IS ABLE TO

FLOW INTO INLETS AND THROUGH CURB
CUTS.

3. CONTROL WEEDS BY MANUAL METHODS.

4. EXAMINE THE VEGETATION TO ENSURE

THAT IT IS HEALTHY AND DENSE ENOUGH TO
PROTECT SOILS FROM EROSION. REMOVE
AND REPLACE ALL DEAD AND DISEASEDVEGETATION.

STORM DRAIN INLETS AND PIPES

1. CLEAN STORM DRAIN INLETS AND OTHER

CONVEYANCE STRUCTURES BEFORE THE

WET SEASON TO REMOVE SEDIMENTS,
TRASH AND DEBRIS ACCUMULATED DURINGTHE SUMMER.

2. CONDUCT INSPECTIONS AND CLEAN AND

MAINTAIN STORM DRAIN INLETS AND

STORM DRAIN PIPES DURING THE RAINYSEASON ON A FREQUENCY NECESSARY TO

MAINTAIN THE SYSTEM IN PROPER
WORKING ORDER.

ANNUALLY, PRIOR TO THE BEGINNING OF THE
RAINY SEASON:

1. REMOVE TRASH, DEBRIS, DEAD VEGETATION,
AND ACCUMULATED SEDIMENT.

2. VISUALLY INSPECT ALL FACILITIES TO

DETERMINE IF ANY MAINTENANCE

ACTIVITIES ARE REQUIRED IN ORDER TO BE
PREPARED FOR THE UPCOMING SEASON.

3. INSPECT DRAINAGE OUTLETS FOR SIGNS OF
EROSION OR PLUGGING. IF MINOR EROSIONIS OBSERVED, BACKFILL THE ERODED AREA.ROCK RIP RAP OR A CONCRETE SPLASH PADMAY BE NEEDED TO AVOID FUTUREEROSION. IF SIGNIFICANT EROSION IS

OBSERVED, CONSULT A CIVIL ENGINEER OR
LANDSCAPE ARCHITECT.

4. INSPECT SOIL SLOPES FOR EVIDENCE OF
INSTABILITY OR EROSION. IF MINOREROSION IS OBSERVED, BACKFILL THEERODED AREA, AND COVER THE AREA WITHMULCH OR EROSION CONTROL BLANKET TOPREVENT FUTURE EROSION. IF SIGNIFICANTEROSION IS OBSERVED, OR IF THERE ISEVIDENCE OF INSTABILITY, CONSULT A CIVILENGINEER OR LANDSCAPE ARCHITECT.

ANNUALLY, AT THE END OF THE RAINY SEASON:

1. REMOVE TRASH, DEBRIS, VEGETATION, AND
ACCUMULATED SEDIMENT.

2. DETERMINE IF ANY MAINTENANCE, REPAIR,

OR REHABILITATION ACTIVITIES SHOULD BE

SCHEDULED, SINCE MANY OF THESE
ACTIVITIES NEED TO BE PERFORMED DURINGTHE DRY SEASON.

3. MANUALLY FLUSH ALL IRRIGATION VALVES
SERVING SUBSURFACE DRIP IRRIGATIONZONES.

CONCEPTUAL GENERAL SITE AND

STORM DRAINAGE FACILITY MAINTENANCE

A B TOTAL

PROPOSED
TOTAL AREA 10,367 34,877 45,244
IMPERVIOUS AREA 0 26,345 26,345
ROOF 0 14,067 14,067
AC 0 3,635 3,635
CONCRETE 0 5,766 5,766
PAVERS 0 2,877 2,877
EQUIV. IMPERVIOUS AREA 0 23,900 23,900
*PAVERS ASSUMED 60% IMPERVIOUS
LANDSCAPE/NATURAL AREAS 10,367 8,531 18,898
RUNOFF COEFICIENT 0.25 0.68 0.58
TIME OF CONCENTRATION 10 10 10
RAINFALL INTENSITY (10YR) 2.4 2.4 2.4
RUNOFF RATE (CFS) 0.143 1.303 1.445
(25 YR) 0.171 1.563 1.735(50 YR) 0.193 1.759 1.951
(100 YR) 0.214 1.954 2.168
SCM #1
SCM #2
NET IMPERVIOUS AREA = 26,345 EISA = 23,900PERFORMANCE REQUIREMENTS 1 THROUGH 4 ARE REQUIRED FOR THIS PROJECTPERFORMANCE REQUIREMENT 1 : SITE DESIGN AND RUNOFF REDUCTION

MINIMIZE IMPERVIOUS SURFACES
PERFORMANCE REQUIREMENT 2 : WATER QUALITY TREATMENT

LOW IMPACT DEVELOPMENT TREATMENT SYSTEM BY MEANS OF GROUNDWATER INFILTRATION.IMPLEMENTATION OF PERVIOUS PAVERS
PERFORMANCE REQUIREMENT 3 : RUNOFF RETENTION

RETENTION ADDRESSED BY UNDERGROUND STORAGE BELOW CHAMBER RELEASE STRUCTURE.

PERFORMANCE REQUIREMENT 4 : PEAK MANAGEMENT

PEAK MANAGEMENT WILL BE ADDRESSED BY DECREASING ONSITE IMPERVIOUS AREA BY APPROXIMATELY 6,000 SQUARE FEET. DECREASING THE IMPERVIOUS AREA REDUCES THE ONSITE RUNOFF TO BE LESS THAN PRE-DEVELOPMENT RATES.

STORM WATER POST-CONSTRUCTION REQUIREMENTS
A
Scale: NTS
ONSITE DRAINAGE DIAGRAM 1
B
SCM #1
UG

INFILTRATION
& STORAGE
VESSEL
OUTLET
ABOVE

RETENTION
LIMIT

TO PUBLIC

RIGHT OF
WAY

SHEET FLOW

OFF PROPERTY

PERK FILTER

Page 175 of 619 ends

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EROSION CONTROL
PLAN
1" = 20'
C6.1
Start Date:Scale:Drawn:

Job:

Of Sheets
Sheet:

REVISIONS BY

10.03.2024
JB/DD
2021.01A
C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8
16 1 2 3 4
5 6 7 8
B
CD
E
F
AB
CD
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST SILT FENCE INLET SEDIMENT BARRIER

FIBER ROLL

DIRECTION OF FLOW WITH

STORM DRAIN INSTALLED

STABILIZED

CONSTRUCTION

ENTRANCE/EXITSEDIMENT CATCHER
(SAND BAGS)

SANITARY FACILITY

CONCRETE/

C WASTE WASHOUT

MATERIALS &EQUIPMENT

STORAGE AREA
NOTE: SEE SHEET C6.2 FORBMP NOTES AND DETAILS
LEGEND

SWPPP MANAGER TO MARK

KNOWN LOCATIONS
CONSTRUCTION BEST MANAGEMENT PRACTICES (BMPS): PROJECT CONSTRUCTION AND DEMOLITION ACTIVITIESSHALL COMPLY WITH CALTRANS CONSTRUCTION SITE BEST MANAGEMENT PRACTICE (BMP) MANUAL, DATED MARCH 2024 EROSION & SEDIMENT CONTROL BMPS, SUCH AS FIBER ROLLS OR WATTLES, SHALL BE INSPECTED REGULARLY DURING CONSTRUCTION AND AFTER EACH SIGNIFICANT RAIN EVENT. MAKE NEEDED REPAIRS IMMEDIATELY.

CHECK THE SIDEWALK AND STREET DAILY DURING DEMOLITION AND CONSTRUCTION FOR SOIL DRAG-OUT, ANDSWEEP IF NEEDED. ROUTINELY MAINTAIN THE CONSTRUCTION ENTRANCE/EXIT TO ENSURE IT REMAINS EFFECTIVE AT PREVENTING DRAG-OUT.

STORE OPEN BAGS OF PARTICULATE, GRANULAR OR POWDER MATERIALS (SUCH AS PLASTER OR CONCRETE) INDOORS IF POSSIBLE. IF STORED OUTSIDE, THEY MUST BE KEPT COVERED OR CLOSED, AND DURING THE RAINY SEASON KEPT WITHIN SECONDARY CONTAINMENT.

DUMPSTER LIDS MUST BE KEPT CLOSED AND SECURED WHEN NOT IN USE.

SOIL & MATERIAL STOCKPILES: SOIL AND MATERIALS STOCKPILES MUST BE PROTECTED FROM RUNOFF/RUN-ON,

WHEN NOT IN USE, BY BMPS SUCH AS SURROUNDED BY BERMS, FIBER ROLLS OR WATTLES AND COVERED WITH SHEETING OR TARPS. SOIL STOCKPILES SHOULD BE STORED ON A FLAT AREA.

DURING THE RAINY SEASON, ENSURE THAT SEDIMENT CONTROL MEASURES ARE IN PLACE AND EFFECTIVE ATPREVENTING SEDIMENT FROM LEAVING THE SITE.PERVIOUS PAVERS OR PAVEMENT: PROTECT PERVIOUS PAVERS OR PAVEMENT, ONCE INSTALLED, SO THAT ANYREMAINING CONSTRUCTION ACTIVITIES WILL NOT DAMAGE OR CLOG THE PAVERS/PAVEMENT.

CONSTRUCTION ENTRANCE/EXIT: INSTALL THE STABILIZED CONSTRUCTION ENTRANCE/EXIT AT THE PROJECT'S COMMENCEMENT.PORTA-POTTIES: DO NOT LOCATE PORTA-POTTIES ADJACENT TO WATERCOURSES OR STORM DRAIN INLETS.

EROSION CONTROL NOTES

Page 176 of 619 ends

EROSION CONTROL
DETAILS 1" = 20' C6.2 Start Date: Scale: Drawn: Job: Of Sheets Sheet: REVISIONS BY 10.03.2024 JB/DD 2021.01A C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8 16
1 2 3 4
5 6 7 8
B
C
D
E
F
A
B
C
D
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST
A
A 3' SECTION A-A
B SECTION B-B STAKE (TYP.)
VARIES SECTION B-B STRAW BALE (TYP.)
B 10 MIL PLASTIC LINING STRAW BALE (TYP.) BINDING WIRE 10' MIN N.T.S. WOOD POST 3" X 3" X 8" CONCRETE WASHOUT 3' 3' PLAN N.T.S. TYPE "BELOW GRADE" Scale: NTS CONCRETE WASHOUT 5 SANDBAG BERM
VARIES 10 MIL PLASTIC LINING
B WOOD FRAME SECURELY FASTENED AROUND ENTIRE PERIMETER WITH TWO STAKES 10 MIL PLASTIC LINING 10 MIL PLASTIC LINING PLAN STAKE (TYP.) B WOOD OR METAL STAKES (2 PER BALE) STAPLES (2 PER BALE) 4" STAPLE DETAIL 2" VARIES SANDBAG NOTES 1. ACTUAL LAYOUT DETERMINED IN FIELD. 2. THE CONCRETE WASHOUT SIGN SHALL BE INSTALLED WITHIN 30 FT. OF THE TEMPORARY CONCRETE WASHOUT FACILITY. 10 MIL PLASTIC LINING 10 MIL PLASTIC LINING TWO-STACKED 2 X 12 ROUGH WOOD FRAME 10' MIN 10' MIN 1 8 IN DIA. STEEL WIRE BERMNATIVE MATERIAL (OPTIONAL) N.T.S. TYPE "BELOW GRADE" BLACK LETTERS 6" HEIGHT 0.5" LAG SCREWS CONCRETE WASHOUT SIGN DETAIL (OR EQUIVALENT) N.T.S. TYPE "BELOW GRADE" PLAN TYPICAL PROTECTION FOR INLET ON GRADE TYPICAL PROTECTION FOR INLET ON SUMP FLOW FLOW SPILLWAY, 1-BAG HIGH Scale: NTS INLET PROTECTION DETAIL 2 Scale: NTS ROCKED CONSTRUCTION ENTRANCE
1 PONDING HT. STANDARD DETAIL TRENCH WITH NATIVE BACKFILL STEEL OR WOOD POST 12" MIN.

FLOW
FLOW RUNOFF8" GRAVEL
FLOW 9" MAX. STORAGE HT. 12" MIN. (RECOMMENDED) RUNOFF ALTERNATE DETAIL TRENCH WITH GRAVEL PONDING HT. THE HEIGHT OF A SILT FENCE SHALL NOT EXCEED 36 INCHES. STORAGE HEIGHT SHALL NEVER EXCEED 18". THE FENCE LINE SHALL FOLLOW THE CONTOUR AS CLOSELY AS POSSIBLE. IF POSSIBLE, THE FILTER FABRIC SHALL BE CUT FROM A CONTINUOUS ROLL TO AVOID THE USE OF JOINTS. WHEN JOINTS ARE NECESSARY, FILTER CLOTH SHALL BE SPLICED ONLY AT A SUPPORT POST, WITH A MINIMUM 6-INCH OVERLAP AND BOTH ENDS SECURELY FASTENED TO THE POST. POSTS SHALL BE SPACED A MAXIMUM OF 10 FEET APART AND DRIVEN SECURELY INTO THE GROUND (MINIMUM OF 12 INCHES). WHEN EXTRA STRENGTH FABRIC IS USED WITHOUT THE WIRE SUPPORT FENCE, POST SPACING SHALL NOT EXCEED 6 FEET. TURN THE ENDS OF THE FENCE UPHILL. A TRENCH SHALL BE EXCAVATED APPROXIMATELY 4 INCHES WIDE AND 6 INCHES DEEP ALONG THE LINE OF POSTS AND UPSLOPE FROM THE BARRIER. WHEN STANDARD-STRENGTH FILTER FABRIC IS USED, A WIRE MESH SUPPORT FENCE SHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE OF THE POSTS USING HEAVY DUTY WIRE STAPLES AT LEAST 1 INCH LONG, TIE WIRES OR HOG RINGS. THE WIRE SHALL EXTEND INTO THE TRENCH A MINIMUM OF 2 INCHES AND SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE. THE STANDARD-STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO THE FENCE, AND 6 INCHES OF THE FABRIC SHALL EXTEND INTO THE TRENCH. THE FABRIC SHALL NOT EXTEND MORE THAN 36 INCHES ABOVE THE ORIGINAL GROUND SURFACE. FILTER FABRIC SHALL NOT BE STAPLED TO EXISTING TREES. WHEN EXTRA-STRENGTH FILTER FABRIC AND CLOSER POST SPACING ARE USED, THE WIRE MESH SUPPORT FENCE MAY BE ELIMINATED. IN SUCH A CASE, THE FILTER FABRIC IS STAPLED OR WIRED DIRECTLY TO THE POSTS. THE TRENCH SHALL BE BACKFILLED AND THE SOIL COMPACTED OVER THE TOE OF THE FILTER FABRIC. SILT FENCES PLACED AT THE TOE OF A SLOPE SHALL BE SET AT LEAST 6 FEET FROM THE TOE IN ORDER TO INCREASE PONDING VOLUME. SILT FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE, BUT NOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY STABILIZED, AND ANY SEDIMENT STORED BEHIND THE SILT FENCE HAS BEEN REMOVED. INSPECTION AND MAINTENANCE SILT FENCES AND FILTER BARRIERS SHALL BE INSPECTED WEEKLY AND AFTER EACH SIGNIFICANT STORM (1" IN 24 HR.). ANY REQUIRED REPAIRS SHALL BE MADE IMMEDIATELY. SEDIMENT SHALL BE REMOVED WHEN IT REACHES 1/3 HEIGHT OF THE FENCE OR 9 INCHES MAXIMUM. THE REMOVED SEDIMENT SHALL VEGETATE OR OTHERWISE STABILIZED. Scale: NTS SILT FENCE 4 FILTER FABRIC EXTRA STRENGTH NEEDED MESH SUPPORT WITHOUT WIRE Scale: NTS FIBER ROLLS3 2" MIN 4" MAX12" MIN LOCATE FIBER ROLLS ON LEVEL CONTOURS SPACED AS FOLLOWS: - SLOPE INCLINATION OF 4 :1 (H:V) OR FLATTER: FIBER ROLLS SHOULD BE PLACED AT A MAXIMUM INTERVAL OF 20 FT. - SLOPE INCLINATION BETWEEN 4:1 AND 2:1 (H:V) FIBER ROLLS SHOULD BE PLACED AT A MAXIMUM INTERVAL OF 15 FT. (A CLOSER SPACING IS MORE EFFECTIVE). - SLOPE INCLINATION OF 2:1 (H:V) OR GREATER: FIBER ROLLS SHOULD BE PLACED AT A MAXIMUM INTERVAL OF 10 FT. (A CLOSER SPACING IS MORE EFFECTIVE). - TURN THE ENDS OF THE FIBER ROLL UP SLOPE TO PREVENT RUNOFF FROM GOING AROUND THE ROLL. STAKE FIBER ROLLS INTO A 2 TO 4 IN. DEEP TRENCH WITH A WIDTH EQUAL TO THE DIAMETER OF THE FIBER ROLL. - DRIVE STAKES AT THE END OF EACH FIBER ROLL AND SPACED 4 FT MAXIMUM ON CENTER. - USE WOOD STAKES WITH A NOMINAL CLASSIFICATION OF 0.75 BY 0.75 IN. AND A MINIMUM LENGTH OF 24 IN. - IF MORE THAN ONE FIBER ROLL IS PLACED IN A ROW, THE ROLLS SHOULD BE OVERLAPPED, NOT ABUTTED. REPAIR OR REPLACE SPLIT, TORN, UNRAVELING OR SLUMPING FIBER ROLLS. IF THE FIBER ROLL IS USED AS A SEDIMENT CAPTURE DEVICE, OR AS AN EROSION CONTROL DEVICE TO MAINTAIN SHEET FLOWS, SEDIMENT THAT ACCUMULATES IN THE BMP MUST BE PERIODICALLY REMOVED IN ORDER TO MAINTAIN BMP EFFECTIVENESS. SEDIMENT SHOULD BE REMOVED WHEN SEDIMENT ACCUMULATION REACHES ONE-HALF THE DESIGNATED SEDIMENT STORAGE DEPTH, USUALLY ONE-HALF THE DISTANCE BETWEEN THE TOP OF THE FIBER ROLL AND THE ADJACENT GROUND SURFACE. SEDIMENT REMOVED DURING THE MAINTENANCE MAY BE INCORPORATED INTO EARTHWORK ON THE SITE OR DISPOSED AT AN APPROPRIATE LOCATION. EROSION CONTROL BMP'S ALL CONSTRUCTION SITES DELINEATE CLEARING LIMITS, SENSITIVE OR CRITICAL AREAS, TREES, DRAINAGE COURSES, AND BUFFER ZONES TO PREVENT EXCESSIVE OR UNNECESSARY DISTURBANCE AND EXPOSURE OF SOIL. 1. IDENTIFY ALL STORM DRAINS, DRAINAGE SWALES AND CREEKS LOCATED NEAR THE CONSTRUCTION SITE AND MAKE SURE ALL SUBCONTRACTORS ARE AWARE OF THEIR LOCATIONS TO PREVENT POLLUTANTS FROM ENTERING THEM. 2. PRESERVE EXISTING VEGETATION, WHERE REQUIRED AND WHEN FEASIBLE, TO THE MAXIMUM EXTENT PRACTICABLE. 3. PHASE GRADING OPERATIONS, TO THE EXTENT POSSIBLE, TO LIMIT AREAS OF DISTURBANCE AND TIME OF EXPOSURE 4. AVOID AND/OR MINIMIZE IMPACTS OF EXCAVATION AND GRADING DURING WET WEATHER AND IMMEDIATELY PRECEDING EXPECTED WET WEATHER. 5. MINIMIZE CUTS AND FILLS. 6. IMPLEMENT MEASURES TO MINIMIZE EROSION, MANAGE STORM WATER RUNOFF, AND PREVENT POLLUTANTS FROM CONSTRUCTION ACTIVITIES FROM ENTERING STORM DRAINS. 7. ALIGN TEMPORARY AND PERMANENT ROADS AND DRIVEWAYS ALONG SLOPE CONTOURS. 8. WASH VEHICLES AT AN APPROPRIATE OFF-SITE FACILITY. IF EQUIPMENT MUST BE WASHED ON-SITE, USE WASH DOWN AREAS DEVELOPED FOR SPECIFIC SITE REQUIREMENTS AND APPROVED BY THE CITY REPRESENTATIVE. DO NOT USE SOAPS, SOLVENTS, DEGREASERS, OR STEAM CLEANING EQUIPMENT, AND PREVENT WASH WATER FROM ENTERING STORM DRAINS. MINIMIZE SOIL MOVEMENT 1. STOCKPILED SOIL AND MATERIALS SHOULD BE COVERED AND STABILIZED WITH TARPS, GEOTEXTILE FABRIC, HYDROSEEDING AND/OR EROSION CONTROL BLANKETS. 2. CREATE A BERM AND/OR INSTALL SILT FENCING AROUND STOCKPILED MATERIALS TO PREVENT STORM WATER RUNOFF FROM TRANSPORTING SEDIMENT OFFSITE. 3. USE STANDARD EROSION CONTROL SEEDING, PLANTING, MULCHING, GEOTEXTILE FABRIC AND/OR EROSION CONTROL BLANKETS TO STABILIZE DISTURBED SOIL AND REDUCE THE POTENTIAL FOR EROSION. 4. USE OTHER SOIL STABILIZERS AS APPROVED BY THE CITY OF CAPITOLA. STRUCTURES TO CONTROL AND CONVEY RUNOFF 1. CONVEY RUNOFF BY USE OF EARTH DIKES, DRAINAGE SWALES AND/OR DITCHES WHEN FEASIBLE. 2. USE SLOPE DRAINS TO COLLECT AND CONVEY WATER FOR DISCHARGE BELOW SLOPES WHEN FEASIBLE. 3. USE VELOCITY DISSIPATION DEVICES, FLARED CULVERT END SECTIONS AND/OR CHECK DAMS TO REDUCE RUNOFF VELOCITY AND MITIGATE EROSION WHEN FEASIBLE. CAPTURE SEDIMENT 1. USE TERRACING, RIPRAP, SAND BAGS, ROCKS, APPROVED TEMPORARY VEGETATION AND/OR OTHER APPROVED BMP’S ON SLOPES TO REDUCE RUNOFF VELOCITY AND TRAP SEDIMENTS. DO NOT USE ASPHALT RUBBLE OR OTHER DEMOLITION DEBRIS FOR THIS PURPOSE. 2. PROTECT STORM DRAIN INLETS FROM SEDIMENT-LADEN RUNOFF. STORM DRAIN INLET PROTECTION DEVICES INCLUDE GRAVEL BAGS, FILTER FABRIC FENCES AND BLOCK AND GRAVEL FILTERS. OTHER RUNOFF CONTROLS 1. TEMPORARY SEDIMENT BASIN 2. SEDIMENT TRAP 3. BRUSH OR ROCK FILTER 4. SILT FENCE 5. SAND OR GRAVEL BAG BARRIER TRACKING CONTROL 1. IMPLEMENT MEASURES AS NECESSARY TO MINIMIZE TRACKING OF SOIL OFF SITE 2. USE DRY SWEEPING METHODS WHEN CLEANING SEDIMENTS FROM STREETS, DRIVEWAYS AND PAVED AREAS BY HAND. WHEN USING MECHANICAL STREET SWEEPERS, USE FINE WATER SPRAY TO REDUCE DUST AND IMPROVE SEDIMENT REMOVAL WHILE MINIMIZING RUNOFF. PAINT WORK 1. DO NOT CLEAN PAINT BRUSHES OR RINSE PAINT CONTAINERS INTO A STREET, GUTTER, STORM DRAIN, OR CREEK. 2. FOR WATER-BASED PAINTS, PAINT OUT BRUSHES TO THE EXTENT POSSIBLE AND RINSE TO A DRAIN LEADING TO THE SANITARY SEWER (I.E., INDOOR PLUMBING). 3. FOR OIL-BASED PAINTS, PAINT OUT BRUSHES TO THE EXTENT POSSIBLE, AND FILTER AND REUSE THINNERS AND SOLVENTS. DISPOSE OF UNUSABLE THINNERS, OIL-BASED PAINT, SLUDGES AND RESIDUE AS HAZARDOUS WASTE. 4. NON-HAZARDOUS PAINT CHIPS AND DUST FROM DRY STRIPPING AND SAND BLASTING MAY BE SWEPT UP OR COLLECTED IN PLASTIC DROP CLOTHS AND DISPOSED OF AS TRASH. CHEMICAL PAINT STRIPPING RESIDUE AND CHIPS AND DUST FROM MARINE PAINTS OR PAINTS CONTAINING LEAD OR TRIBUTYL TIN MUST BE DISPOSED OF AS A HAZARDOUS WASTE. 5. WHEN STRIPPING OR CLEANING BUILDING EXTERIORS WITH HIGH-PRESSURE WATER, COVER OR BERM STORM DRAIN INLETS. COLLECT (MOP OR VACUUM) BUILDING CLEANING WATER FOR DISPOSAL IN A PRE-AUTHORIZED MANNER. 6. RECYCLE, RETURN TO SUPPLIER OR DONATE UNWANTED WATER-BASED (LATEX) PAINT. 7. DRIED LATEX PAINT MAY BE DISPOSED OF IN THE TRASH. CEMENT AND CONCRETE WORK 1. AVOID MIXING EXCESS AMOUNTS OF FRESH CONCRETE OR CEMENT MORTAR ON-SITE. 2. STORE DRY AND WET CONCRETE AND CEMENT UNDER COVER, PROTECTED FORM RAINFALL AND RUNOFF. 3. WASH OUT CONCRETE TRANSIT MIXERS ONLY IN DESIGNATED WASH-OUT AREAS. WHENEVER POSSIBLE, RECYCLE WASHOUT BY PUMPING BACK INTO MIXERS FOR REUSE. DO NOT DISPOSE OF WASHOUT INTO THE STREET, STORM DRAINS, DRAINAGE DITCHES, OR CREEKS. DESIGNATED WASH-OUT AREAS MUST BE MAINTAINED TO PREVENT OVER FLOW. 4. WHENEVER POSSIBLE, RETURN CONTENTS OF MIXER BARREL TO THE OFF-SITE YARD FOR RECYCLING. DISPOSE OF SMALL AMOUNTS OF EXCESS CONCRETE, GROUT, AND MORTAR IN THE TRASH. ROADWORK/PAVEMENT 5. APPLY CONCRETE, ASPHALT, AND SEAL COAT DURING DRY WEATHER TO PREVENT CONTAMINANTS FROM CONTACTING STORMWATER RUNOFF. 6. COVER STORM DRAIN INLETS AND MANHOLES WHEN PAVING OR APPLYING SEAL COAT, SLURRY SEAL, FOG SEAL, AND SIMILAR MATERIALS. 7. ALWAYS PARK PAVING MACHINES OVER DRIP PANS OR ABSORBENT MATERIALS, SINCE THEY TEND TO DRIP CONTINUOUSLY. 8. WHEN MAKING SAW-CUTS IN PAVEMENT, USE AS LITTLE WATER AS POSSIBLE. COVER POTENTIALLY AFFECTED STORM DRAIN INLETS COMPLETELY WITH FILTER FABRIC DURING THE SAWING OPERATION AND CONTAIN THE SLURRY BY WET-VACUUMING, OR BY PLACING STRAW BALES, SANDBAGS, OR GRAVEL DAMS AROUND THE CATCH BASINS. AFTER THE LIQUID DRAINS OR EVAPORATES, SHOVEL OR VACUUM THE SLURRY RESIDUE FROM THE PAVEMENT OR GUTTER AND REMOVE FROM SITE. 9. WASH DOWN EXPOSED AGGREGATE CONCRETE ONLY WHEN THE WASH WATER CAN: (1) FLOW ONTO A DIRT AREA; (2) DRAIN ONTO A BERMED SURFACE FROM WHICH IT CAN BE PUMPED AND DISPOSED OF PROPERLY; OR (3) BE VACUUMED FROM THE AREA ALONG THE CURB WHERE SEDIMENT HAS ACCUMULATED BY BLOCKING A STORM DRAIN INLET. 10. ALLOW AGGREGATE RINSE TO SETTLE, AND PUMP THE WATER TO THE SANITARY SEWER IF ALLOWED BY YOUR LOCAL WASTEWATER AUTHORITY. 11. DO NOT WASH SWEEPINGS FROM EXPOSED AGGREGATE CONCRETE INTO A STREET OR STORM DRAIN. COLLECT AND RETURN TO AGGREGATE BASE STOCKPILE, OR DISPOSE WITH TRASH. 12. RECYCLE BROKEN CONCRETE AND ASPHALT. HAZARDOUS MATERIAL SPILL PREVENTION, SPILL REPORTING AND RESPONSE 1. ALL HAZARDOUS MATERIALS SHALL BE STORED SO THAT THEY ARE PROTECTED FROM INCLEMENT WEATHER AND VANDALISM. 2. MOTOR VEHICLES SHALL NOT BE FUELED ON THE PROJECT SITE. 3. SPILL CONTAINMENT MEASURES MUST BE MADE PRIOR TO FUELING WHEN FUELING EQUIPMENT OTHER THAN MOTOR VEHICLES. 4. VEHICLE MAINTENANCE, OTHER THAN EMERGENCY REPAIRS, SHALL NOT BE PERFORMED ON THE PROJECT SITE. 5. APPROPRIATE EMERGENCY SPILL CONTAINMENT SUPPLIES SHALL BE MAINTAINED ON SITE BY THE CONTRACTOR. 6. SPILLS GREATER THAN ONE QUART SHALL BE IMMEDIATELY REPORTED TO THE CITY'S REPRESENTATIVE AND COUNTY INSPECTOR. 7. SPILLS SHALL BE DIKED OR CONTAINED BY TRAINED PERSONNEL TO PREVENT THE SPILLED HAZARDOUS MATERIAL FROM ENTERING THE STORM WATER SYSTEM OR LEAVING THE PROJECT SITE. 8. SPILLS OF LESS THAN FIVE (5) GALLONS SHALL BE ABSORBED USING AN APPROPRIATE MATERIAL. ALL CONTAMINATED MATERIALS SHALL BE CONTAINERIZED, REMOVED FROM THE JOBSITE AND DISPOSED IN ACCORDANCE WITH FEDERAL, STATE AND LOCAL REGULATIONS. 9. SPILLS IN EXCESS OF FIVE (5) GALLONS SHALL BE ABSORBED USING AN APPROPRIATE MATERIAL AND PLACED IN CONTAINERS UNDER THE DIRECTION OF THE COUNTY OFFICE OF ENVIRONMENTAL HEALTH AND SAFETY. 10. ANY CONTAMINATED SOIL SHALL BE REMOVED BY THE CONTRACTOR AND REPLACED WITH ACCEPTABLE FRESH SOIL. 11. RESPONSE SHALL BE CARRIED OUT BY APPROPRIATELY TRAINED PERSONNEL UTILIZING SAFE PRACTICES. GOOD HOUSEKEEPING PRACTICES 1. DO NOT WASH DOWN PAVEMENT OR SURFACES WHERE SILT HAS BEEN DEPOSITED OR MATERIALS HAVE SPILLED. USE DRY CLEANUP METHODS. 2. AVOID CONTAMINATING CLEAN RUNOFF FROM AREAS ADJACENT TO YOUR SITE BY USING BERMS AND/OR TEMPORARY OR PERMANENT DRAINAGE DITCHES TO DIVERT WATER FLOW AROUND THE SITE. 3. COVER EXPOSED PILES OF SOIL, CONSTRUCTION MATERIALS AND WASTES WITH PLASTIC SHEETING OR TEMPORARY ROOFS. BEFORE IT RAINS, SWEEP AND REMOVE MATERIALS FROM SURFACES THAT DRAIN TO STORM DRAINS, CREEKS, OR CHANNELS. 4. PLACE TRASH CANS AROUND THE SITE TO REDUCE POTENTIAL LITTER. DISPOSE OF NON-HAZARDOUS CONSTRUCTION WASTES IN COVERED DUMPSTERS OR RECYCLING RECEPTACLES. RECYCLE LEFTOVER MATERIALS WHENEVER POSSIBLE. 5. DISPOSE OF ALL WASTES PROPERLY. MATERIALS THAT CAN NOT BE REUSED OR RECYCLED MUST BE TAKEN TO AN APPROPRIATE LANDFILL OR DISPOSED OF AS HAZARDOUS WASTE, AS APPROPRIATE. 6. COVER OPEN DUMPSTERS WITH PLASTIC SHEETING OR A TARP DURING RAINY WEATHER. SECURE THE SHEETING OR TARP AROUND THE OUTSIDE OF THE DUMPSTER. IF THE DUMPSTER HAS A COVER, CLOSE IT. 7. TRAIN YOUR EMPLOYEES AND INFORM CONTRACTORS AND SUBCONTRACTORS ABOUT STORM WATER MANAGEMENT REQUIREMENTS AND THEIR RESPONSIBILITIES FOR COMPLIANCE. NOTE: 1. INSPECT AND REPAIR FENCE AFTER EACH STORM EVENT AND REMOVE SEDIMENT WHEN NECESSARY. 2. REMOVED SEDIMENT SHALL BE DEPOSITED AT AN AREA THAT WILL NOT CONTRIBUTE SEDIMENT OFF-SITE AND CAN BE PERMANENTLY STABILIZED. 3. SILT FENCE SHALL BE REPLACED ON SLOPE CONTOURS TO MAXIMIZE PONDING EFFICIENCY. FILTER FABRIC ATTACH SECURELY TO UPSTREAM SIDE OF POST. WOOD POST 36" HIGH MAX 4"x6" TRENCH WITH COMPACTED BACKFILL 10 FT MAX SPACING WITH WIRE SUPPORT FENCE 6 FT MAX SPACING WITHOUT WIRE SUPPORT FENCE CONSTRUCTION SPECIFICATIONS CONSTRUCTION SPECIFICATIONS VERTICAL SPACING MEASURED ALONG THE FACE OF THE SLOPE VARIES BETWEEN 10' AND 20' NOTE: INSTALL FIBER ROLL ALONG A LEVEL CONTOUR INSTALL A FIBER ROLL NEAR SLOPE WHERE IT TRANSITIONS INTO A STEEPER SLOPE 4' MAX 4' MAX 4' MAX 4' MAX FIBER ROLLS SLOPE VARIES FIBER ROLL 8"
∅ MIN 3/4"X3/4" WOOD STAKES WHEEL WASH AREA PROPERTY LINE STD. CURB 20' MINIMUM WIDTH OF ENTRY RAMP - FULL WIDTH DRAINAGE 50' MIN. SILT FENCE (SEE SILT FENCE DETAIL) 15' RADIUS (TYP) NOTES: 1. INTENDED FOR SHORT-TERM USE. 2. USE TO INHIBIT NON-STORM WATER FLOW. 3. ALLOW FOR PROPER MAINTENANCE AND CLEANUP. 4. BAGS MUST BE REMOVED AFTER ADJACENT OPERATION IS COMPLETED 5. NOT APPLICABLE IN AREAS WITH HIGH SILTS AND CLAYS WITHOUT FILTER FABRIC. EDGE OF PAVEMENT INLET SANDBAGS 2-BAGS HIGH FLOW FLOW INLET EDGE OF PAVEMENT SPILLWAY, 1-BAG HIGH SANDBAGS 2-BAGS HIGH LATH & FLAGGING ON ALL SIDES PLYWOOD 48" X 24" PAINTED WHITE N.T.S. N.T.S. EROSION CONTROL NOTE 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROVIDE AND MAINTAIN EROSION CONTROL MEASURES AS REQUIRED THROUGHOUT THE LIFE OF THE PROJECT IN CONFORMANCE WITH THE CITY OF SCOTTS VALLEY AND THE ASSOCIATION OF BAY AREA GOVERNMENTS 2. CONTRACTOR TO PROVIDE BACK-UP EROSION PREVENTION MEASURES (SOIL STABILIZATION) WITH SEDIMENT CONTROL MEASURES SUCH AS STRAW WATTLES, SILT FENCE, GRAVEL INLET FILTERS, AND/OR SEDIMENT TRAPS OR BASINS. ENSURE CONTROL MEASURES ARE ADEQUATE, IN PLACE, AND IN OPERABLE CONDITIONS. SEDIMENT CONTROLS, INCLUDING INLET PROTECTION, ARE NECESSARY BUT SHOULD BE A SECONDARY DEFENSE BEHIND GOOD EROSION CONTROL MEASURES. 3. ALL EROSION PREVENTION AND SEDIMENT CONTROL MEASURES SHALL BE MAINTAINED AND REPAIRED THROUGHOUT THE SEASON. REPLACEMENT SUPPLIES SHOULD BE KEPT ON SITE. 4. SITE INSPECTIONS SHALL BE CONDUCTED BEFORE AND AFTER EACH STORM EVENT, AND EVERY 24 HOURS FOR EXTENDED STORM EVENTS, TO IDENTIFY AREAS THAT CONTRIBUTE TO EROSION AND SEDIMENT PROBLEMS OR ANY OTHER POLLUTANT DISCHARGES. IF ADDITIONAL MEASURES ARE NEEDED, REVISE THE EROSION CONTROL PLAN AND IMPLEMENT THE MEASURES IMMEDIATELY. DOCUMENT ALL INSPECTION FINDINGS AND ACTIONS TAKEN. 5. CONTRACTOR SHALL USE BEST MANAGEMENT PRACTICES DURING CONSTRUCTION FOR CONTROL OF STORM WATER RUNOFF (E.G. GRAVEL BAGS AT CATCH BASIN INLETS).

Page 177 of 619 ends

DETAILS NONE C7.1
H

WALL HEIGHT GEOGRID KEYSTONE

WALL HEIGHT

H TM GEOGRID KEYSTONE

WALL HEIGHT

HTM CASE A CASE B CASE C
L
L
L
f
g = 32° = 125 pcf = 125 pcf
f
g = 32° = 125 pcf
f
g = 32° q = 100 psf 1
2 BASIC GEOGRID PLACEMENT CHART * GROOVES The elongated tail section provides additional stability for straight walls as the tail piece rests on the unit below it. Remove the extended tail pieces at the grooves to return the block shape to its 30° sides when building tight convex curves. Slope stability analysis diagram L = L e n g t h o f s l i p p l a n e
S = S h e a r s t r e n g t h o f s o i l Global failure plane Surcharge q H = height of embankment Center of rotation R
e
x TYPICAL WALL SECTION TERMS TOPSOIL COMPACTED REINFORCED BACKFILL ZONE f g RETAINED BACKFILL f g 24" L e MINIMUM AUTOMATIC SETBACK 1/4" PER COURSE KEYSTONE CAP UNIT 4"H x 18W x 12"D L a CRITICAL FAILURE PLANES BEING ANALYZED GEOGRID REINFORCEMENT ATTACHED TO INTERLOCKING FIBERGLASS PINS AT KEYSTONE UNIT DRAINING GRANULAR COMPACTED BASE AND BACKFILL FOUNDATION SOIL f g Tw
h
h H
w
i
r 45°- f
2 He 12" Scale: NTS KEYSTONE BLOCK RETAINING WALL
8 Elevation 6" Crushed Rock or Unreinforced Concrete Leveling Pad 8" or 16" Step Top of Wall Steps (2) - 4" Cap Units or (1) - 8" Cap Unit Note: 1. Secure all cap units with Keystone Kapseal or equal. 8" Keystone Unit 4" Cap Unit Geogrid Installation at Corners Note: 1. Check with manufacturer specifications on correct direction of orientation for geogrid to obtain proper strength. 2. Corner units recommended for outside corners. Availability May Vary. H / 4 H / 4 H / 2
H / 2 Additional Drainage Fill Extend Wall Height / 2 3" of Soil Fill is Required Between Overlapping Geogrid for Proper Anchorage (Typ.) Additional Geogrid Overlap Extend Wall Height / 4 Drainage Fill Leveling Pad Scale: NTS CURB TRANSITION 3 2' TRANSITION TYPE "C" VERTICAL CURB (SEE PLANS FOR CONTINUATION) TYPE "B" SPILL AND/OR CATCH CURB & GUTTER (SEE PLANS FOR CONTINUATION) FLOW LINE AND/OR BFC WITHIN TRANSITION AREA SHALL ALIGN WITH ADJACENT CURB AND GUTTERS

0.67' SAND OR
AGGREGATE BASE 1. TYPE A, B & C CURB, GUTTER & SIDEWALK ARE TO BE CONSTRUCTED OF CLASS B CONCRETE, 6 SACK MINIMUM. 2. WEAKENED PLANE JOINTS SHALL BE CONSTRUCTED AT 20° INTERVALS, AND AT THE ENDS OF RETURNS. EXPANSION JOINTS SHALL BE AT MAXIMUM 60 FEET SPACING. 3. IF SIDEWALK IS NOT INSTALLED MONOLITHICALLY WITH CURB & GUTTER, PLACE #4 DOWELS 18" LONG AT 4' O.C. IN BACK OF CURB 2" DOWN FROM TOP OF CURB, 6" IN CONCRETE. TYPE C CURB TYPE A CURB AND GUTTER (CATCH) * CROSS SLOPE OF GUTTER AT CURB CUTS SHALL BE 1" IN 20" 2" SAND OR A.B. 4" CONCRETE 6" 6" A.B. 2" A.C. 6" SCORELINE 6" 1-1/2" R = 12" 6" MIN. 12" SEE NOTE #3 REGARDING REBAR REQUIREMENTS 6" 3/4" * R = 1" R = 1 2" 31-1/2" 24" 1-1/2" 6" 6" 2" 6" TOP OF CURB FACE OF CURB R=1/2" 8" Scale: NTS CONCRETE CURBS & GUTTERS 1 TYPE B CURB AND GUTTER (CATCH) TYPE B CURB AND GUTTER (SPILL) BOTTOM FACE OF CURB (BFC) SLOPE SAND OR AGGREGATE BASE TYPE A CURB AND GUTTER (SPILL) * CROSS SLOPE OF GUTTER AT CURB CUTS SHALL BE 1" IN 20" 6" MIN. 12" SEE NOTE #3 REGARDING REBAR REQUIREMENTS 6" R = 1" R = 12" 31-1/2" 24" 1-1/2" 6" 6" 6" TOP OF CURB FACE OF CURB R=1/2" SLOPE TYPE V-VALLEY GUTTER 48" 24" 2" 6" MIN. 6" MIN.

SAND OR
AGGREGATE BASE COMPACT BASE MATERIAL TO 95% RELATIVE COMPACTION Scale: NTS TRUNCATED DOMES, OFF-SET PATTERN 7 1.67" APPROX. 2.35" APART 2.35" APART
A
A .9" AT BASE .45" AT TOP .2 HT. TYPICAL SECTION A - A TYPICAL PLAN TAPERED EDGES WHERE EXPOSED AFFIX TO CONCRETE WITH THICKENED EPOXY NOTE: AT MINIMUM, 4" CONC. OVER 2" SAND IS REQUIRED BENEATH ALL TRUNCATED DOMES. INSTALLING TRUNCATED DOMES ON ASPHALT CONCRETE SHALL NOT BE PERMITTED. CONCRETE SECTION (PCC) REQUIRED. SEE NOTE BELOW MEDIUM BROOM FINISH PREPARE SUBGRADE PER GEOTECHNICAL REPORT #4 @ 18" O.C. BOTH DIRECTIONS 6" 12" 6" NOTE: 1. TYPE OF CONCRETE: CLASS A 2. DOWEL WITH #4 BARS, 12" LONG, AT 24" ON CENTERS, EMBEDDED 4" WITH EPOXY IN EDGE OF EXISTING CONCRETE. 3. DOWELING & REINFORCING TO BE PROVIDED AT JOINTS. 4. SEE DETAIL 6, SHEET C6.2 FOR CONCRETE JOINT REQUIREMENTS 6" Scale: NTS PEDESTRIAN ONLY CONCRETE SECTION 6 6" AB MIN. BELOW CONC. Scale: NTS VEHICULAR CONCRETE SECTION 5 MEDIUM BROOM FINISH #4 @ 30" O.C. BOTH DIRECTIONS 4" 10" NOTE: 1. TYPE OF CONCRETE: CLASS A 2. DOWEL WITH #4 BARS, 12" LONG, AT 24" ON CENTERS, EMBEDDED 4" WITH EPOXY IN EDGE OF EXISTING CONCRETE. 3. DOWELING & REINFORCING TO BE PROVIDED AT JOINTS. 4. SEE DETAIL 6, SHEET C6.2 FOR CONCRETE JOINT REQUIREMENTS 5. PREPARE SUBGRADE PER GEOTECHNICAL REPORT 6" 6" AB 4" TYP EDGE OF WALK 3" MAX THICKENED EDGE @ SWALE 6" 10" 2' R=1" TOP OF CURB TOP OF PAVEMENTCONSTRUCTION JOINT 2' 6" Scale: NTS CURB TAPER DETAIL 2 4 PAVEMENT SECTION
4 (N) 13" AB CLASS II COMPACTED TO 95% R.C. (N) 4" AC TYPE B - 1/2" MAX. MED. (2 LIFTS MIN.) LIFTS SHALL BE CONDUCTED PER CAL TRANS SPECS SECTION 39-6.01 FG CONTRACTOR SHALL OVER-EX AND RECOMPACT 1' BELOW (N) SUB-BASE TO 95% R.C. CONTRACTOR SHALL OVER-EX AND RECOMPACT 1' BELOW UPPER SUBGRADE TO 90% R.C. Start Date: Scale: Drawn: Job: Of Sheets Sheet: REVISIONS BY 10.03.2024 JB/DD 2021.01A C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8 16
1 2 3 4
5 6 7 8
B
C
D
E
F
A
B
C
D
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22
RIDGEWOOD WEST Scale: NTS FIRE DEPTARTMENT CONNECTION (FDC) 9 Paint FDC: Red CATHODIC PROTECTION NOTE: THE PIPELINESWHICHARE THE SUBJECTOF THIS CATHODICPROTECTIONSYSTEMARE THE METALLICFITTINGSON THE DOMESTIC AND FIRE PROTECTIONPIPELINES. ALL METALLICFITTINGS& VALVES SHALL BE WRAPPEDWITH 8-MIL POLYETHYLENEIN ACCORDANCE WITH AWWA C-105. 2-2.5" FDC WITH BRASS CAPS 34" 4" 6" 4' SQ (MIN) ENGRAVED BRASS IDENTIFICATION PLATE STATING: F.D.C. SERVICING "(BLDG. NAME)" 4" CHECK VALVE CONCRETE WWF 150x150-W5.0xW5.0 4"∅ DIP SPOOL TO FIT (FLxPE) 4" MEGAFLANGE SERIES 2106 INSTALL NEW 4"∅ DIP 90° ELBOW UNDISTURBED EARTH

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DETAILS NONE C7.2 Scale: NTS U23 CHRISTY BOX DROP INLET (2' X 2') 2 KNOCK OUT 23" 12" 15-1/2" 19" 22-1/2" *6" EXPOSED REBAR TO ALLOW JOB SITE POURING OF FRAME AND GRATE AT FINISHED GRADE ELEV. PER PLAN. REBAR TO BE USED INSTEAD EXTENSIONS IN STREETS AND PARKING LOTS. REMAINING 18 " TOP OF BASIN WILL BE POURED IN PLACE UNLESS OTHERWISE NOTED ON THE PLANS OR SPECIFICATIONS. GROOVED TO RECEIVE TONGUE OF GRADE RINGS, CURB INLETS, ETC. 6" PER JOB SPECIFICATION 24" 24" 24" WITH OR WITHOUT 2" WEEP HOLES GRATE FRAME 6" EXTENSION* 6" PER JOB SPECIFICATION CAST-IN GALVANIZED FRAME FOR GRATES 1 1 2" X 1
1 2" ANGLE IRON WITH ANCHOR BOLTS. - KNOCK-OUTS AVAILABLE IN GRADE RINGS AND CATCH BASINS. - OPENINGS, LOCATIONS AND SIZES TO JOB SPECIFICATIONS. - WITH OR WITHOUT BOTTOM. - PROGRESSIVE WEBBED KNOCK-OUTS PROVIDE MAXIMUM FLEXIBILITY, PERMITTING PIPE OF ANY SIZE TO BE NEATLY AND QUICKLY GROUTED IN AT JOB SITE - STANDARD TONGUE & GROOVE GRADE RINGS AVAILABLE IN 6" INCREMENTS UP TO 4' HIGH. - ALL REINFORCING STEEL MEETS ASTM SPECIFICATIONS AS REQUIRED. STRUCTURE BACKFILL EXISTING A.C. AND COMPACTED BASE ROCK SAND BACKFILL COMPACTED 6" MIN. 12" MAX. AT TOP OF PIPE

OUTSIDE OF RIGHT OF WAY COMPACTION
SHALL BE 85% MIN. 95% R.C. 90% R.C. 3" MIN. 5' 12" MIN. 4" MIN. 6" MIN. 12" MAX. CUT EXISTING PAVEMENT TO PRODUCE A STRAIGHT VERTICAL FACE AGAINST WHICH TO BUTT TRENCH REPAIR. REPAIR SHALL BE REPLACE IN KIND. 2. 6" MIN. 6" MIN. TRENCH WIDTH DETERMINED BY PIPE DIAMETER. SAW CUT ALL HARD SCAPE AREAS. NOTES: 1. 2. Scale: NTS STANDARD UTILITY TRENCH 5 Scale: NTS SEWER/STORM CLEAN OUT DETAIL
7 PLUG 12" 4" MIN. 12" CLASS "B" CONCRETE LONG RADIUS 1/8 BEND RISER SAME AS MAIN 6" MIN. 12" MIN. PROVIDE RUBBER EXPANSION PLUG AS SHOWN. (FOR SEWER ONLY) FREE-RESTING CAP OVER OPENING. MATERIAL TO BE SAME AS RISER. PEA GRAVEL 6" MIN. 26" MIN. DIA. COLLAR CHRISTY G5 BOX OR APPROVED EQUAL. COVER MARKED WITH "SEWER" OR "STORM". SEE SHEET C4.1 FG WYE FITTING Scale: NTS BIOFILTRATION SECTION 6 GENERAL NOTE: 1. PROVIDE CLEANOUTS AT ENDS OF PERF PIPE DETAIL NOTES 1. MAX WATER ELEVATION (BIO-RET ELEVATION) 2. INSTALL 6" PERFORATED PIPE WITH PERFORATIONS FACING DOWN, CONNECT TO OVERFLOW STRUCTURE. PERF PIPE TO CONNECT TO OVERFLOW SYSTEM. 3. 75% SAND (ASTM C-33) & 25% PEAT MIX 4. 3/4" CLEAN DRAIN ROCK WRAPPED IN MIRIFFI FILTER FABRIC (OR SUBSTITUTE APPROVED BY ENGINEER) W/ 2' MIN. OVERLAP. 5. INSTALL 6" SOLID PIPE (INVERT ELEVATION VARIES) 6. INSTALL OVERFLOW INLET (BYPASS FOR LARGER STORM EVENTS) 7. MODIFIED TYPE A CURB AND GUTTER PER DETAIL 1, SHEET C4.2 LOWEST ADJACENT GRADE BIO-RET ELEV. B/TRENCH 1 3 T/SWALE
3 1 TG VARIES PER PLAN 15-7/8" 15-7/8" 3/4"6-1/4" 6" or 12" 12" 22" 9-1/2"6-1/2" 16" 16"18-3/8" 18-3/8"11" 1-3/4" V64-71C Grate Scale: NTS V64 CHRISTY BOX 4 THIS CONCRETE DRAIN BOX HAS A CAST-IN GALVANIZED FRAME AND IS SPECIFICALLY ENGINEERED FOR DRAINAGE IN MEDIUM AREAS SUCH AS PARKING LOTS, SCHOOL GROUNDS, WALKWAYS, ETC. ITS DESIGN PERMITS FINAL GRADING MATERIAL TO "LOCK IN" & FINISH CLEAN. KNOCK-OUTS ACCOMMODATE UP TO 8" O.D. PIPE. APPROXIMATE DIMENSIONS SHOWN. 10"± 6-1/2"± FINISHED GRADE ELEV PER PLANS GRATE 10" x 6" PVC BODY 10" PVC INLINE NYLOPLAST OR APP'D SUBSTITUTE WATERTIGHT ADAPTER 6" DOUBLE WALL HDPE PIPE SNAP COUPLERS (TYPICAL) 90° ELBOW 11-1/4"± AS REQUIRED INVERT FLOW "D" NOTE: ALL GRATES IN SIDEWALKS OR OTHER CONCRETE SURFACES SHALL BE STANDARD, LIGHT-DUTY BRONZE WITH LOCKING BAR (ADA APPROVED. ALL OTHER GRATESSHALL BE STANDARD LIGHT-DUTY CAST IRON WITH LOCKING BAR. 10"± 7-1/2"± FINISHED GRADE ELEV PER PLANS GRATE 10" x 6" PVC BODY 10" PVC INLINE NYLOPLAST OR APP'D SUBSTITUTE WATERTIGHT ADAPTER 6" DOUBLE WALL HDPE PIPE WATER TIGHT COUPLERS 11-1/4"± AS REQUIRED 6"±INVERT FLOW 10" OR 12" DOUBLE WALL HDPE PIPE (SEE PLANS FOR SPECIFIC SIZE) (TYPICAL) GRATES 1/2" MAX IN DIRECTION OF TRAVEL TO PREVENT ROTATION ENCASE ELBOW IN A 6" CONCRETE FOOTING D = DEPTH PER PLAN GRATES 1/2" MAX IN DIRECTION OF TRAVEL Scale: NTS 10" DIAMETER INLINE AREA DRAIN 3 Scale: NTS 10" DIAMETER TERMINAL AREA DRAIN
4 Chamber Specifications End Cap Specifications NOTES: 1. \G (203 g/m
2) NON-WOVEN GEOTEXTILE SHALL BE PLACED ON BOTH SIDES OF THERMOPLASTIC TO PROTECT AGAINST ANGULAR AGGREGATE ON THE WATER SIDE AND FROM PROTRUSION ON THE SOIL SIDE AT ANY LOCATION IN THE SYSTEM (SEE THERMOPLASTIC LINER DETAIL) \G Scale: NTS HS180 STORMWATER CHAMBER STANDARD DETAIL
9 (OR SUBSTITUTE APPROVED BY ENGINEER) LINERDETAIL INS3ECTION3ORT ENDCA3 CHA0BER STANDARDCHA0BERSECTION NOTES: 1. 4" (100 mm) INSPECTION PORTS MAY BE CONNECTED THROUGH A CORED HOLE, CENTERED ON A VALLEY BETWEEN (2) TWO CORRUGATIONS. 6" (150 mm) OR 8" (200 mm) INSPECTION PORTS MAY BE CONNECTED THROUGH A CORED HOLE, CENTERED ON A CORRUGATION. 2. TAP TEE CONNECTION CAN CONSIST OF QWICKSEAL, INSERTA TEE OR APPROVED ENGINEERING EQUIVALENT. 3. ALL PVC FITTINGS TO BE SOLVENT CEMENTED. 4. PVC MAY BE EITHER SDR 35 OR SCH 40 5. CORED HOLE SIZES AS FOLLOWS: 4" (100 mm) CUT TO 5" (125 mm); 6" (150 mm) CUT TO 7" (180 mm); 8" (200 mm) CUT TO 9" (230 mm) Start Date: Scale: Drawn: Job: Of Sheets Sheet: REVISIONS BY 10.03.2024 JB/DD 2021.01A C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8 16
1 2 3 4
5 6 7 8
B
C
D
E
F
A
B
C
D
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22
RIDGEWOOD WEST Scale: NTS PERVIOUS PAVEMENT SECTION
8 ∅ NOTE: SURFACE INFILTRATION SHALL BE CONDUCTED TO CONFIRM MINIMUM ALLOWABLE INFILTRATION RATE IS BEING ACHIEVE. APPROVED TEST METHODS ARE: 1. ASTM C1701 AND C1781 2. 2nd NATURE'S BMP RAM FIELD PROTOCOLS. NOTE: MINIMUM ALLOWABLE ALLOWABLE INFILTRATION RATE TO BE DEMONSTRATED PRIOR TO LAND DIVISION APPROVAL

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CITY OF SCOTTS
VALLEY DETAILS NONE C7.3 Start Date: Scale: Drawn: Job: Of Sheets Sheet: REVISIONS BY 10.03.2024 JB/DD 2021.01A C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8 16
1 2 3 4
5 6 7 8
B
C
D
E
F
A
B
C
D
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST

Page 180 of 619 ends

SCOTTS VALLEY
WATER DETAILS NONE C7.4 Start Date: Scale: Drawn: Job: Of Sheets Sheet: REVISIONS BY 10.03.2024 JB/DD 2021.01A C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8 16
1 2 3 4
5 6 7 8
B
C
D
E
F
A
B
C
D
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST

Page 181 of 619 ends

SCOTTS VALLEY
WATER DETAILS NONE C7.5 Start Date: Scale: Drawn: Job: Of Sheets Sheet: REVISIONS BY 10.03.2024 JB/DD 2021.01A C G /CIVIL CONSULTANTS GROUP, INC.

Engineers/Planners
4444 Scotts Valley Drive / Suite 6
Scotts Valley, CA 95066
831.438.4420
2 A
1 2 3 4
5 6 7 8 16
1 2 3 4
5 6 7 8
B
C
D
E
F
A
B
C
D
E
F

ERBA LANE

SCOTTS VALLEY, CALIFORNIA
APN 022-481-18 AND 022-481-22

RIDGEWOOD WEST

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JT JT JT
JT JT JT JT JT JT SVC SVC SVC JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT UP UP ERBA LANE R23'-0" R23'-0" BLDG 1 UNIT 1 BLDG 2 BLDG 3 BLDG 4 UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8 UNIT 9 UNIT 10 UNIT 11 UNIT 12 UNIT 13 UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18 UNIT 19 5'-3" 5'-6" 5'-0" 5'-0" 5'-0" SYMBOL CODE BOTANICAL / COMMON NAME CONT QTY TREES ACE PAL ACER PALMATUM / JAPANESE MAPLE WUCOLS (M) 24" BOX 4 ARB STR ARBUTUS UNEDO / STRAWBERRY TREE WUCOLS (L) 24" BOX 2 LAG NAT LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' / NATCHEZ CRAPE MYRTLE WUCOLS (L) 15 GAL. 5 TRI ELE TRISTANIA LAURINA 'ELEGANT' / ELEGANT WATER GUM WUCOLS (M) 15 GAL. 9 ULM PAR ULMUS PARVIFOLIA / CHINESE ELM WUCOLS (L) 15 GAL. 3 TREE LEGENDEXISTING TREE TO REMAIN 1 LARGE EVERGREEN SHRUBS LARGE, EVERGREEN SHRUBS USED AS FOUNDATION PLANTING, BACKGROUND PLANTING, AND FOR SCREENING. (LOW TO MEDIUM WATER USE). SEE SHEET L1.4 FOR PLANT LIST MID-GROUND SHRUBS SMALL MID-GROUND SHRUBS SELECTED FOR INTEREST AND COLOR. PREDOMINATELY LOW WATER USE. SEE SHEET L1.4 FOR PLANT LIST SHRUBS & GROUNDCOVER SEE SHEET L1.5-1.6 FOR PLANT LIST NATIVE GRASSLAND / RESTORATION MIX NON-IRRIGATED TURF & NO MOW FESCUE C H U N T H A L E J O N E S A R C H I T E C T S Architecture Planning Interiors 444 Spear Street, Suite 105 San Francisco, CA 94105 www.hunthalejones.com t. 415-512-1300 f. 415-288-0288 DATE: PROJECT: RIDGEWOOD WEST CITY VENTURES ERBA LANE SCOTTS VALLEY, CA 95066 8.5.25 317073 ..\..\..\..\_Reference - Documents\Graphics\Logos-RC\RC Square mark 2.jpg SCALE: CONCEPTUAL LANDSCAPE PLAN L1.1 1" = 20'-0" N23076 0' 20' 40' 1" = 20' PROJECT NARRATIVE SEE SHEET L1.4-1.6 FOR PLANT SPECIES AND IMAGES SHORT-TERM BICYCLE PARKING PER ODS II.B.5.: REQUIRED: 2 SPACES (19 UNITS @ 1 SPACE PER EVERY 10 UNITS) PROVIDED: 4 SPACES PRIVATE OPEN SPACE PER ODS VI.B.1, TYP. Landscape at Ridgewood West Townhomes provides a rhythmic and natural tree canopy, serving as buffer and screen to the adjacent residences, while grounding the architecture with evergreen planting. Pedestrian circulation, as well as amenity areas, are removed from the street and directly face the preserved riparian canopy. Pockets of naturalized planting abut the preserved open space, while existing natural surface trails under the existing canopy are retained. Residents have full use of private front yard areas, buffered by open rail wood fencing. Passive uses, including picnic tables set in decomposed granite, and a meadow of native and no-mow fescue, provide welcome opportunities to enjoy the view. PROPOSED NATURAL SURFACE TRAIL TO MACDORSA PARK, FINAL ALIGNMENT TO BE DETERMINED BY CITY STAFF DURING CONSTRUCTION DOCUMENTS RIPARIAN BUFFER / EXISTING TREE DRIPLINE COMMON OPEN SPACE PER ODS VI.B.2: 315 SF AMENITY AREA (INCL. PICNIC TABLES AND SEATING) 703 SF NO-MOW TURF AREA CLUSTER MAIL BOX UNIT & TRASH RECEPTACLE TOTAL SITE AREA: 46,378 SF LANDSCAPED AREA: 6,950 SF TOTAL LANDSCAPED AREA PER SVMC §17.20.040(I) LANDSCAPED AREA REQUIRED = 46,378 SF X 10% = 4,638 SF LANDSCAPED AREA PROVIDED = 6,950 SF > 4,638 SF NOTE: ALL LANDSCAPED AREA WILL BE PERMANENTLY MAINTAINED. PER ODS VI.B.1. PRIVATE OPEN SPACE: 1,396 SF PER ODS VI.B.2. COMMON OPEN SPACE: 1,018 SF PARKING AREA: 1,364 SF LANDSCAPED AREA: 404 SF > 10% OF 1,364 SF = 137 SF PROPOSED LANDSCAPE IRRIGATION WATER METER TRANSFORMER, SEE ELECTRICAL DRAWINGS; TRANSFORMER SCREENING, SEE DETAIL 1/L1.11 DECOMPOSED GRANITE PATH WITHIN EXISTING TREE DRIPLINE, TYP.CONCRETE PATH OUT OF EXISTING TREE DRIPLINE ONLY, TYP. SHRUB & GROUNDCOVER LEGEND TOTAL NUMBER OF TREES (EXCL. EXISTING): 23 24" TREES REQUIRED: 23 TREES X 25% = 6 TREES 24" BOX TREES PROPOSED: 6 TREES PROPERTY LINE, TYP. 1. PLANTING SPECIES WITH A “HIGH” RATING IN THE CALIFORNIA INVASIVE PLAN COUNCIL’S CAL-IPC INVENTORY OF INVASIVE PLANTS IS PROHIBITED. 2. GROUNDCOVER MUST BE PROVIDED THROUGHOUT THE LANDSCAPED AREA AND MUST BE SPACED TO ACHIEVE FULL COVERAGE OF THE GROUNDCOVER AREA WITHIN ONE YEAR. 3. A MAXIMUM OF 50 PERCENT OF THE REQUIRED LANDSCAPE AREA MAY CONSIST OF MULCH, BARK CHIP, CRUSHED ROCK, PEBBLES, STONE, OR SIMILAR NON-PLANT MATERIALS. 4. LANDSCAPED AREAS MUST BE TOP DRESSED WITH BARK, CHIP, MULCH, OR OTHER SIMILAR MATERIAL TO COVER EXPOSED BARE SOIL. 5. PLANTING IN ABOVE GRADE COURTYARDS SHALL HAVE A MINIMUM SOIL DEPTH OF 12 INCHES FOR GROUND COVER, 20 INCHES FOR SHRUBS, AND 36 INCHES FOR TREES. 6. TREES MUST BE A MINIMUM 15-GALLON SIZE. 7. TREES IN LANDSCAPE PLANTERS LESS THAN 10 FEET IN WIDTH OR LOCATED CLOSER THAN 5 FEET FROM A PUBLIC SIDEWALK, STREET, OR PERMANENT STRUCTURE ON AN ADJACENT PROPERTY MUST BE PLANTED WITH ROOT BARRIERS OR ROOT BARRIER PANELS TO PREVENT DAMAGE TO ADJACENT STRUCTURES OR PAVEMENT. 8. ALL TREES SHALL COMPLY WITH NON-COMPACTED SOIL AND SEPARATION STANDARDS IN CITY OF SCOTTS VALLEY MULTI-UNIT RESIDENTIAL DESIGN STANDARDS (ODS) VIII.B.4.E TABLE 3. 9. MINIMUM VERTICAL CLEARANCE FOR TREE CANOPIES AT MATURITY SHALL BE PROVIDED AS FOLLOWS: 9.1. 14 FEET IN AND AROUND SERVICE AND LOADING AREAS AND DRIVEWAYS. 9.2. 12 FEET FOR PARKING LOTS. 9.3. 8 FEET FOR TREE CANOPIES IMMEDIATELY ADJACENT TO SIDEWALKS AND PATIOS. 10. LANDSCAPING MUST BE INSTALLED PRIOR TO RECEIVING A TEMPORARY OR FINAL CERTIFICATE OF OCCUPANCY. PRELIMINARY PLANTING NOTES SIGHT DISTANCE PER AASHTO, NO SHRUBS OVER 3' WITHIN THIS AREA. TOP OF BANK PARKING AREA: 618 SF LANDSCAPED AREA: 294 SF > 10% OF 618 SF = 62 SF PROPOSED PUBLIC ART PUBLIC ART OPTIONS OPTION 1 OPTION 2 NOTE: MATERIAL & PRODUCT SHOWN ARE REPRESENTATIVE OF THE STYLE, FEATURES AND DESIGN INTENT ONLY. MANUFACTURER AND/OR MODEL OF FINAL PRODUCTS MAY VARY BASED ON AVAILABILITY AND OTHER FACTORS. SELECTIONS TO BE CONFIRMED DURING FINAL DESIGN.

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JT JT JT
JT JT JT JT JT JT SVC SVC SVC JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT UP UP ERBA LANE BLDG 1 UNIT 1 BLDG 2 BLDG 3 BLDG 4 UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8 UNIT 9 UNIT 10 UNIT 11 UNIT 12 UNIT 13 UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18 UNIT 19 C H U N T H A L E J O N E S A R C H I T E C T S Architecture Planning Interiors 444 Spear Street, Suite 105 San Francisco, CA 94105 www.hunthalejones.com t. 415-512-1300 f. 415-288-0288 DATE: PROJECT: RIDGEWOOD WEST CITY VENTURES ERBA LANE SCOTTS VALLEY, CA 95066 8.5.25 317073 ..\..\..\..\_Reference - Documents\Graphics\Logos-RC\RC Square mark 2.jpg SCALE: CONCEPTUAL FENCE & WALL PLAN L1.2 1" = 20'-0" N23076 0' 20' 40' 1" = 20' NOTE: MATERIAL & PRODUCT SHOWN ARE REPRESENTATIVE OF THE STYLE, FEATURES AND DESIGN INTENT ONLY. MANUFACTURER AND/OR MODEL OF FINAL PRODUCTS MAY VARY BASED ON AVAILABILITY AND OTHER FACTORS. SELECTIONS TO BE CONFIRMED DURING FINAL DESIGN. PRIVATE YARD FENCE AND GATE (OR EQUAL) HEIGHT: 3'-0" PER SVMC 17.46.110 TOTAL LENGTH: ±266 LINEAR FEET STUCCO RETAINING WALL (OR EQUAL) HEIGHT: SEE CIVIL DRAWINGS TOTAL LENGTH: ±145 LINEAR FEET HORIZONTAL SLAT FENCE WITH GATE 3/4" = 1'-0" ELEVATION FINISH GRADE, TYP A. ILLUSTRATION FOR DESIGN INTENT ONLY. FENCING CONTRACTOR TO SUBMIT ALL HARDWARE AND SHOP DRAWINGS FOR APPROVAL BY LANDSCAPE ARCHITECT. B. MATERIAL: REDWOOD, CEDAR, OR "AZEK" CELLULAR PVC (PAINT GRADE) C. FASTENERS TO BE GALVANIZED U.N.O. D. INSTALL PER ALL LOCAL CODES, EQUIPMENT MANUFACTURER'S INSTRUCTIONS AND GUIDELINES. NOTES: WOOD BOARDS 4 X 4 POSTS, 5' O.C. SPACING MAX, REFER TO NOTES FOR ATTACHMENT TOP AND BOTTOM RAILS 2" CLR. 5-1/2"
TYP
2" GAP,
TYP
2'-9", VIF 4'-0" CLR. WHEN OPEN 5'-0" O.C. MAX.
3'-0"
2" 1 PROPOSED NATURAL SURFACE TRAIL TO MACDORSA PARK, FINAL ALIGNMENT TO BE DETERMINED BY CITY STAFF DURING CONSTRUCTION DOCUMENTS RIPARIAN BUFFER / EXISTING TREE DRIPLINE CLUSTER MAIL BOX UNIT & TRASH RECEPTACLE PROPOSED LANDSCAPE IRRIGATION WATER METER TRANSFORMER, SEE ELECTRICAL DRAWINGS; TRANSFORMER SCREENING, SEE DETAIL 1/L1.11 PROPERTY LINE, TYP. SIGHT DISTANCE PER AASHTO, NO SHRUBS OVER 3' WITHIN THIS AREA. TOP OF BANK SHORT-TERM BICYCLE PARKING PER ODS II.B.5.: REQUIRED: 2 SPACES (19 UNITS @ 1 SPACE PER EVERY 10 UNITS) PROVIDED: 4 SPACES PRIVATE OPEN SPACE PER ODS VI.B.1, TYP. COMMON OPEN SPACE PER ODS VI.B.2: 315 SF AMENITY AREA (INCL. PICNIC TABLES AND SEATING) 703 SF NO-MOW TURF AREA DECOMPOSED GRANITE PATH WITHIN EXISTING TREE DRIPLINE, TYP.CONCRETE PATH OUT OF EXISTING TREE DRIPLINE ONLY, TYP. PROPOSED PUBLIC ART

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CLR. CONCRETE SHALL ACHIEVE 3,000PSI WITHIN 28 DAYS, AND BE PLACED WITH 3.5" TO 4.5" MAXIMUM SLUMP. WELDED WIRE MESH, 6"X 6" (W2.9 X W2.9), CENTERED IN SLAB 4" MIN. ENGLARGED SECTION AT FOOTING NOTES 6", VIF ELEVATIONS (1570-16 PEDESTAL) A. INSTALL CBU'S PLUMB AND LEVEL. B. CONCRETE PAD SHOWN SHALL BE INSTALLED AT 2% MAX. SLOPE IN ANY DIRECTION. CONTRACTOR SHALL EXAMINE SITE CONDITIONS AND IF REQUIRED, REPORT ANY OBSTRUCTIONS OR ADDITIONAL WORK, INCLUDING REQUIRED RETAINING CONDITIONS, TO BUILDER PRIOR TO SUBMITTING A BID. C. VERIFY USPS APPROVED NUMBER, QUANTITY AND LOCATION OF CBU'S PRIOR TO INSTALLATION. D. APPROVED MANUFACTURER/UNIT: CUSTOM HOME ACCESSORIES MODEL #1570-XX (XX= 8, 12, OR 16 UNIT MODELS), COLOR: DARK BRONZE. E. MAILBOXES MUST NOT INTERFERE WITH REQUIRED VISIBILITY CLEARANCES. F. WHERE ACCESSIBLE UNITS OCCUR, ACCESSIBLE MAILBOX SLOTS SHALL FALL WITHIN ACCESSIBLE REACH AREA. Ø1/2" (8 PLACES) PLAN AT CBU 1/2" = 1'-0" CL FLUSH TRANSITION 60" MIN. DIA. ACCESSIBLE TURNING CIRCLE OUTLINE OF SINGLE CBU EXISTING SIDEWALK 5" TYP. INCREASE TO
2'-0" WHERE REAR

ACCESS IS REQUIRED BY
LOCAL POSTMASTER 4'-0" FOR SINGLE CBU INSTALLATION 6'-10" FOR DOUBLE CBU INSTALLATION ALIGN CL OF SINGLE CLUSTER BOX, OR CL OF GROUP, AT PL U.N.O. OUTLINE OF DOUBLE CBU LIMIT OF CONCRETE PAD FOR SINGLE CBU 60" MIN. DIA. ACCESSIBLE TURNING CIRCLE EXTENDED AT DOUBLE CBU FACE OF UNIT 3'-2" TYP: VIF
1'-3",
VIF
4'-0" TYP.: VIF 3 BICYCLE RACK(S) 1" = 1'-0" AS NOTED A. "RADIUS" BIKE RACK AS MANUFACTURED BY GROUND CONTROL SYSTEMS, CONTACT: 800.630.7225. B. SURFACE MOUNT USING 'WAK' WEDGE ANCHOR KIT BY MFR. C. INSTALL PER MANUFACTURER'S RECOMMENDATIONS. D. QUANTITY SIZE, COLOR, AND OTHER OPTIONS AS SPECIFIED ON PLANS. NOTES PLAN 8'-6" CLEAR FOR PARKING 4'-0" MIN. CLEAR FOR LOADING 2'-0" CLR. AT WALLS OR

OTHER OBSTRUCTIONS
2'-6" CLR. TO CL OF
NEXT RACK ELEVATION 2 A. ROOT BARRIERS SHALL BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS (IF PROVIDED). B. "SURROUND" APPLICATION PROHIBITED. C. INSTALL ROOT BARRIERS PER LOCAL JURISDICTION REQUIREMENTS, AND ALL TREES 5'-0" OR LESS FROM HARDSCAPE. NOTES ROOT BARRIER (LINEAR APPLICATION) NO SCALE AS NOTED VARIES 10'-0" 10'-0" PLAN VIEW
1'-6" SECTION VIEW SEE NOTE 'C' 3" MAX. FINISH GRADE TOP OF ROOT BARIER 1" TO 1/2" ABOVE FINISH GRADE IN PLANTER AREAS, 1/2" BELOW FINISH GRADE IN TURF ADJ. CURB OR HARDSCAPE 18" DEEP LINEAR ROOT BARRIER EXISTING SOIL PAVEMENT 18" DEEP LINEAR ROOT BARRIER TREE ROOTBALL 3

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JT JT JT
JT JT JT JT JT JT SVC SVC SVC JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT UP UP ERBA LANE BLDG 1 UNIT 1 BLDG 2 BLDG 3 BLDG 4 UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8 UNIT 9 UNIT 10 UNIT 11 UNIT 12 UNIT 13 UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18 UNIT 19 N23076 ANNUAL WATER USE CALCULATIONS 0' 20' 40' 1" = 20' MAWA CALCULATIONS C H U N T H A L E J O N E S A R C H I T E C T S Architecture Planning Interiors 444 Spear Street, Suite 105 San Francisco, CA 94105 www.hunthalejones.com t. 415-512-1300 f. 415-288-0288 DATE: PROJECT: RIDGEWOOD WEST CITY VENTURES ERBA LANE SCOTTS VALLEY, CA 95066 8.5.25 317073 ..\..\..\..\_Reference - Documents\Graphics\Logos-RC\RC Square mark 2.jpg SCALE: CONCEPTUAL IRRIGATION PLAN L1.8 1" = 20'-0" NOTES: 1. FINAL LANDSCAPE DESIGNS MUST BE IN COMPLIANCE WITH THE SCOTTS VALLEY WATER DISTRICT WATER SYSTEM STANDARD SPECIFICATIONS. 2. ALL APPLICABLE DEVELOPMENT SHALL COMPLY WITH THE CALIFORNIA MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (WELO) AS REQUIRED BY CALIFORNIA WATER CONSERVATION IN LANDSCAPING ACT (GOVERNMENT CODE SECTION 65591 ET SEQ.). 3. THE FOLLOWING LANDSCAPE PROJECTS MUST COMPLY WITH THE WELO REQUIREMENTS: 3.1. TOTAL COMBINED LANDSCAPED AREA OF 2,500 SQUARE FEET OR MORE INSTALLED BY A PUBLIC AGENCY OR COMMERCIAL DEVELOPER. 4. IF CONFLICTS OCCUR BETWEEN THE GOVERNMENT CODE OR WELO AND CITY OF SCOTTS VALLEY COMMENTS, THE MORE RESTRICTIVE WILL CONTROL. I HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO) AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLANS. SIGNED DATE 08/05/25 SYMBOL DESCRIPTION QTY PRECIP PSI GPM DRIPLINE HUNTER PLD-06-18. INLINE PRESSURE COMPENSATING POLYETHELENE DRIP TUBING SPACED AT 18" O.C., BURIED 4" MIN., WITH 0.6 GPH EMITTERS AND BUILT-IN CHECK VALVE (UP TO 5` OF HEAD). OFFSET EMITTERS FOR TRIANGULAR PATTERN. PLD-LOC FITTINGS REQUIRED. 6,242 SF 0.43 in/h 30 28 OVERHEAD, GRASSES, ROTARY NOZZLES ROTARY NOZZLES (HUNTER MP SERIES) ON PRO-SERIES POP-UP BODIES, AND 6" FOR NO-MOW GRASSES, WITH INTEGRAL PRESSURE REGULATION AND CHECK VALVES. 702.4 SF 0.43 in/h 30 3 IRRIGATION SCHEDULE IRRIGATION SYSTEM WILL CONFORM TO THE CITY'S WATER EFFICIENT LANDSCAPE ORDINANCE. IRRIGATION SYSTEM TO INCLUDE A SEPARATE IRRIGATION CONNECTION, WATER METER, AND REDUCED-PRESSURE PRINCIPLE BACKFLOW PREVENTOR (1"). CONTROLLER WILL BE "SMART" WITH SELF-ADJUSTING PROGRAMS BASED ON LOCAL WEATHER CONDITIONS. A EVAOPTRANSPIRATION/WEATHER SENSOR, RAIN SENSOR, FLOW SENSOR, AND MASTER VALVE WILL BE INSTALLED. HYDROZONES WILL BE BASED ON EXPOSURE, PLANT WATER REQUIREMENTS AND EMISSION TYPE. IRRIGATION EMISSION SYSTEM WILL GENERALLY CONSIST OF: · HARD PIPED DRIP OR BUBBLERS TO LARGE SHRUBS IN LINEAR ARRANGEMENTS, · INLINE DRIP IRRIGATION FOR SHRUB AND GROUNDCOVER AREAS LESS THAN 10' IN WIDTH, · DRIP OR MICROSPRAY TO NATURALIZED SHRUBS AND TREES IN NATIVE AND BUFFER AREAS WITH POLYETHELENE SUPPLY LINE. · SEPARATE IRRIGATION FOR TREES AS REQURIED. IRRIGATION DESIGN STATEMENT

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C H U N T H A L E J O N E S A R C H I T E C T S Architecture Planning Interiors 444 Spear Street, Suite 105 San Francisco, CA 94105 www.hunthalejones.com t. 415-512-1300 f. 415-288-0288 DATE: PROJECT: RIDGEWOOD WEST CITY VENTURES ERBA LANE SCOTTS VALLEY, CA 95066 8.5.25 317073 ..\..\..\..\_Reference - Documents\Graphics\Logos-RC\RC Square mark 2.jpg SCALE: CONCEPTUAL IRRIGATION DETAILS L1.9 1" = 20'-0" A. LOCATE SENSOR IN FULL SUN, PER MANUFACTURER'S REQUIREMENTS AND RECOMMENDATIONS. B. ENSURE WIRELESS CONNECTION, COMMUNICATION, AND OPERATION WITH CONTROLLER. C. CONTRACTOR RESPONSIBLE FOR PROGRAMMING CONTROLLER TO AUTOMATICALLY ADJUST IRRIGATION SCHEDULING BASED ON SENSOR INPUT. D. PROVIDE PRODUCT LITERATURE AND MANUFACTURER'S WARRANTY TO OWNER AS DIRECTED BY BUILDER. NOTES WEATHER SENSOR (WIRELESS) NO SCALE AS NOTED WIRELESS RECEIVER FOR SENSOR COMPATIBLE IRRIGATION CONTROLLER: SEE PLANS AND OTHER DETAILS. CONNECT WIRE FROM RECEIVER TO CONTROLLER PER MANUFACTURER'S INSTRUCTIONS EXISTING ARCHITECTURE WIRELESS SENSOR 3 IRRIGATION TRENCHING NO SCALE AS NOTED 1. INSTALL 24-VOLT CONTROL WIRING ADJACENT TO PRESSURE MAINLINE, MAX. 3-INCHES ABOVE AND TO THE SIDE OF MAINLINE. 2. PROVIDE EXPANSION LOOP IN WIRE BUNDLES AT ALL CHANGES IN DIRECTION (45°, 90°, CORNERS, ETC.) 3. PVC PIPE SHALL NOT BE BENT INSIDE TRENCH TO A POINT WHERE THERE IS STRESS ON GLUED FITTINGS. 4. NO STACKING OF PIPES ALLOWED, OR MORE THAN THREE PIPES IN CONJOINED TRENCHES. 5. COMPACT TRENCHES TO 85% IN PLANTED AREAS, 95% IN PAVED AREAS. SETTLEMENT SHALL BE EVIDENCE OF INSUFFICIENT COMPACTION AND SHALL BE REPAIRED AT NO ADDITIONAL COST TO OWNER. 6. EXTEND SLEEVING MIN. 12" BEYOND PAVING 7. ONE LINE/PIPE PER SLEEVE, SEP. SLEEVE FOR WIRING 10' NOTES SECTION IN PLANTED AREAS SECTION IN PAVED AREAS 12" 6" MAINLINE 2" DEPTH CLEAN BACKFILL ON AN EVEN, ROCK AND CLOD FREE SURFACE LATERAL WIDTH AS REQ'D. FINISH GRADE DIRECT BURIAL CONTROL WIRING (AND/OR CONDUIT), AS SPECIFIED 24" FINISH GRADE SLEEVE FOR DIRECT BURIAL CONTROL WIRING (AND/OR CONDUIT), AS SPECIFIED PLAN TAPE AND BUNDLE CONTROL WIRING AT 10' MAX. INTERVALS AND AT JOINTS SNAKE PIPE IN TRENCHES LATERAL IN SLEEVE 2" MIN. SAND BEDDING EXTENDING AT LEAST 2" BELOW AND 4" ABOVE SLEEVES MAINLINE IN SLEEVE 1 SHUTOFF VALVE: THREADED END NO SCALE VALVE BOX, 10" ROUND AMENDED SOIL IN PLANTER AREAS FINISH GRADE 6" MIN. DEPTH 3/4" CRUSHED GRAVEL 6" DIA. SCH. 40 PVC RISER SECURELY BLOCK OPENINGS VALVE: PER LEGEND STANDARD BRICK, TYPICAL (MIN. 2) MAINLINE DEPTH AS SPECIFIED 1" IN PLANTER AREAS, FLUSH IN TURF SCH. 80 NIPPLE (X2) PURPLE POLYURETHANE RECYCLED WATER WARNING TAG FEMALE ADAPTOR (X2) 2 POP-UP HEAD NO SCALE A. APPLY THREE WRAPS TEFLON TAPE TO ALL THREADED CONNECTIONS EXCEPT MARLEX. B. SWING JOINTS SHALL PVC STREET ELS AND SCHEDULE 80 NIPPLES AS SHOWN, OR PRE-MANUFACTURED SCH. 40 3-AXIS SWING JOINTS WITH O-RING SEALS. C. ALWAYS USE BOTTOM INLET. LATERAL LINE PER IRRIGATION LEGEND AND PLANS POP-UP BODY AND NOZZLE PER IRRIGATION LEGEND SET HEAD FLUSH IN TURF, 1" ABOVE FINISH GRADE IN PLANTER AREAS. ADJACENT PAVING, CURB, OR EDGE NOTES: SCH 40 PVC STREET EL (3 LOCATIONS) SCH. 80 NIPPLE MIN. 2", MAX 3" CLR. OF EDGES WHERE ADJACENT TO PAVING THAT DRAINS BACK INTO LANDSCAPE AREA, OR PLANTING AREA. MIN 24" CLR. IN ALL OTHER CONDITIONS. 4 DRIP SYSTEM INDICATOR NO SCALE MIN. 2", MAX. 3" CLR. OF EDGES A. APPLY THREE WRAPS TEFLON TAPE TO ALL THREADED CONNECTIONS EXCEPT MARLEX. B. SWING JOINTS SHALL PVC STREET ELS AND SCHEDULE 80 NIPPLES AS SHOWN, OR PRE-MANUFACTURED SCH. 40 3-AXIS SWING JOINTS WITH O-RING SEALS. C. ALWAYS USE BOTTOM INLET. LATERAL LINE PER IRRIGATION LEGEND AND PLANS DRIP SYSTEM INDICATOR SET HEAD 0.5" ABOVE FINISH GRADE IN PLANTER AREAS. ADJACENT PAVING, CURB, OR EDGE NOTES: SCH 40 PVC STREET EL (3 LOCATIONS) SCH. 80 NIPPLE 5 DRIPLINE: FLUSH VALVE NO SCALE STANDARD BRICK, TYPICAL (MIN. 2) VALVE BOX PER SPECIFICATIONS, 8" ROUND U.N.O. AMENDED SOIL IN PLANTER AREAS FINISH GRADE 1" IN PLANTER AREAS, FLUSH IN TURF ADAPTER, BARB X FEMALE THREAD, OR AS REQUIRED. FLUSH VALVE PER LEGEND BLANK DRIPLINE, LEAVE 18" MIN. COIL FOR ACCESS. A. LOCATE FLUSH VALVE AT END OF EACH DISTRIBUTION TUBING RUN, WHETHER SHOWN ON PLAN OR NOT. 6" MIN. DEPTH 3/4" CRUSHED GRAVEL NOTES SECURELY BLOCK OPENINGS 6 1'-4" MIN. CLEAR. FOR DOOR CONTROLLER PER IRRIGATION LEGEND, IN PLASTIC EXTERIOR CABINET. ANCHOR TO WALL PER MANUFACTURER. SCH. 40 PVC ELECTRICAL CONDUIT FOR IRRIGATION CONTROL WIRES, SECURE TO WALL PER N.E.C.. SIZING: CONDUIT DIA. MAX WIRES 3/4" (5) #14 AWG 1" (9) #14 AWG 1-1/4" (14) #14 AWG 1-1/2" (20) #14 AWG 2" (32) #14 AWG 2-1/2" (48) #14 AWG SCH. 40 PVC ELECTRICAL CONDUIT FOR 120 VAC POWER, PER N.E.C.. CONTRACTOR TO VERIFY AVAILABLE POWER AND COORDINATE INSTALLATION. A. VERIFY CONTROLLER LOCATION (INTERIOR OR EXTERIOR) PRIOR TO CONSTRUCTION. CONTRACTOR SHALL COORDINATE POWER AND ROUTING OF IRRIGATION CONTROL WIRES WITH SUPERINTENDENT AND LOCAL INSPECTOR. B. ALL WIRING PER N.E.C. AND APPLICABLE LOCAL REQUIREMENTS. C. PAINT ALL CONDUIT AND CABINET WALL COLOR OR AS DIRECTED BY OWNER. D. TYPE OR NEATLY HAND-WRITE CONTROLLER STATION ASSIGNMENTS AND SCHEDULE ON MANUFACTURER-PROVIDED INFORMATION CARD OR ON SEPARATE SHEET ATTACHED TO CONTROLLER MANUAL. LEAVE ALL PRODUCT LITERATURE WITH CONTROLLER. 30" MIN. CLEAR FOR CONTROLLER ACCESS, V.I.F. ADJACENT WALL OR OBSTRUCTION NOTES IRRIGATION CONTROLLER: EXTERIOR WALL MOUNT NO SCALE ELEVATION

IF THE CONTROLLER IS USED BY OCCUPANT(S), INSTALL
AS HIGH AS FEASIBLE, MAX. 48" PER CRC R327.1.2, CBC
1136A.2, OR CBC 11B-809.12, AS APPLICABLE FINISH GRADE, TYP. 7 REMOTE CONTROL VALVE NO SCALE AT GRADE IN TURF, 1" IN PLANTER AREAS A. LOCATE VALVES IN PLANTING AREAS, ADJACENT WALLS OR VERTICAL WORK. ALIGN ALL VALVES, LEAVING ROOM FOR SERVICE INCLUDING VALVE REMOVAL. B. ALL THREADED CONNECTIONS SHALL RECEIVE 3 WRAPS TEFLON TAPE. ALL THREADED NIPPLES SHALL BE PVC SCHEDULE 80. C. MINIMUM MAINLINE AND RISER SIZE SHALL BE 1" DIA. D. OMIT INDIVIDUAL SHUTOFF VALVE IF SEPARATE SHUTOFF VALVE IS PROVIDED ON SUB-MAIN. NOTES REMOTE CONTROL VALVE (RCV) PER LEGEND IRRIGATION MAINLINE 3/4" CRUSHED GRAVEL, 6" MIN. DEPTH BRICK SUPPORTS AT CORNERS, TYP. LATERAL LINE PVC SLIP X MPT EL, TYP. SHUT-OFF VALVE UPSTREAM OF RCV (SEE NOTES) NIPPLE, TYP. CONTROL WIRES WITH EXPANSION PIGTAILS RECTANGULAR VALVE BOX UNION NIPPLE, TYPICAL 8

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MIN. NOTES 3-AXIS SWING JOINT, PVC SCH 40 THREADED ELBOWS AND SCH. 80 NIPPLES BRASS RISER, THREADED 6" MIN. DEPTH 3/4" CRUSHED GRAVEL SS SCREW CLAMP, TYP. OF 2 STABILIZER,DUCTILE IRON EPOXY COATED OR RED BRASS 2 INLINE DRIP AT SHRUBS NO SCALE NOTES ROOTBALL IRRIGATED PLANT 1/2" DISTRIBUTION TUBING INSTALL MINIMUM TWO RINGS AT ALL TREES/SHRUBS. 36" BOX AND GREATER TO RECEIVE 3 RINGS 6" GALVANIZED WIRE STAKES INLINE DRIP AT GRADE TUBING EMITTERS SPACED 18"O.C. A. DETAIL APPLIES WHEN SEPARATE TREE/SHRUB VALVES ARE REQUIRED. B. PLACE TIE DOWN STAKES AT MAXIMUM ON CENTER SPACING OF THREE FEET IN SAND, FOUR FEET IN LOAM, AND FIVE FEET IN CLAY. 1 A. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE. B. LENGTH OF LONGEST DRIPLINE SHALL NOT EXCEED THE MANUFACTURER'S MAXIMUM RECOMMENDED LENGTH. C. FLUSH VALVE TO BE INSTALLED AT EACH LOCALIZED LOW POINT. VERIFY LOCATIONS IN FIELD AND INSTALL ADDITIONAL VALVES AS REQUIRED. D. DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCERS AT THE CONTROL VALVE IF REQUIRED. E. INSTALL DRIPLINE BELOW GRADE. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION (DMC 8.88 .080.A.1.U) TEE TO CONNECT ADJACENT LINES. STAKE MIN. TWO SIDES. ENSURE TOTAL LENGTH OF ATTACHED LINES DOES NOT EXCEED MANUFACTURER'S MAXIMUM LENGTH. FLUSH VALVE AT LOW 1/2 LINE SPACING POINT ON HEADER, VERIFY LOCATION IN FIELD. PERIMETER OF IRRIGATED AREA NOTES FV SUBSURFACE DRIPLINE: IRREGULAR ENDS NO SCALE DRIPLINE CONNECTION TO LATERAL BELOW GRADE, TYP. DI DRIP INDICATOR AT FAR END OF VALVE 6 SUBSURFACE DRIPLINE: SLOPED LAYOUT NO SCALE A. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE. DISTANCE BETWEEN LATERAL ROWS FOR BOTTOM 1/3 OF SLOPE TO BE SPACED 1.5X GREATER THAN REGULAR SPACING. B. LENGTH OF LONGEST DRIPLINE SHALL NOT EXCEED THE MANUFACTURER'S MAXIMUM RECOMMENDED LENGTH. AIR RELIEF VALVE TO BE INSTALLED AT EACH LOCALIZED HIGH POINT. VERIFY LOCATIONS IN FIELD AND INSTALL ADDITIONAL AIR RELIEF VALVES AS REQUIRED TO AVOID TRAPPED AIR POCKETS. C. DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCER(S) AT THE REMOTE CONTROL VALVE IF REQUIRED. D. INSTALL DRIPLINE BELOW GRADE. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION (DMC 8.88 .080.A.1.U) BOTTOM 1/3 OF SLOPE TOP 2/3 OF SLOPE SUPPLY HEADER FROM REMOTE CONTROL VALVE FLUSH VALVE AT LOW POINT OF EXHAUST HEADER PVC HEADER, TYPICAL (SHOWN AT SAME ELEVATION AS DRIPLINE FOR GRAPHIC CLARITY ONLY) NOTES DRIP INDICATOR AT FAR END OF VALVE 7 NOTES A. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE. B. LENGTH OF LONGEST DRIPLINE LATERAL, INCLUDING ALL ATTACHED LINES, SHOULD NOT EXCEED THE MANUFACTURER'S MAXIMUM RECOMMENDED LENGTH C. FLUSH VALVE TO BE INSTALLED AT EACH LOCALIZED LOW POINT. VERIFY LOCATIONS IN FIELD AND INSTALL ADDITIONAL VALVES AS REQUIRED. D. DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCERS AT THE CONTROL VALVE IF REQUIRED. E. INSTALL DRIPLINE BELOW GRADE. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION (DMC 8.88 .080.A.1.U) ENSURE TOTAL LENGTH OF ATTACHED LINES DOES NOT EXCEED MANUFACTURER'S MAXIMUM LENGTH. 1/2 LINE SPACING FLUSH VALVE, SEE NOTES TEE TO CONNECT ADJACENT LINES. STAKE MIN. TWO SIDES. PERIMETER OF IRRIGATED AREA FV DRIPLINE CONNECTION TO LATERAL BELOW GRADE, TYP. SUBSURFACE DRIPLINE: IRREGULAR EDGES NO SCALE BLANK DRIPLINE HEADER FOR AIR RELIEF VALVE DRIP INDICATOR AT FAR END OF VALVE DI 5 SUBSURFACE DRIPLINE: CENTER FEED NO SCALE NOTES A. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE. B. LENGTH OF LONGEST DRIPLINE LATERAL SHALL NOT EXCEED THE MANUFACTURER'S RECOMMENDED MAXIMUM. C. FLUSH VALVE TO BE INSTALLED AT EACH LOCALIZED LOW POINT. VERIFY LOCATIONS IN FIELD AND INSTALL ADDITIONAL VALVES AS REQUIRED. D. DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCERS AT THE CONTROL VALVE IF REQUIRED. E. INSTALL DRIPLINE BELOW GRADE. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION (DMC 8.88 .080.A.1.U) PVC EXHAUST HEADER, 1/2 LINE SPACING TYP. AT ENDS PVC SUPPLY MANIFOLD (LATERAL FROM VALVE) DRIPLINE CONNECTIONS TO LATERAL BELOW GRADE, TYP. BLANK DRIPLINE HEADER FOR AIR RELIEF VALVE. PERIMETER OF IRRIGATED AREA FLUSH VALVE AT LOW POINT OF HEADER(S) FV FVDI DRIP INDICATOR AT FAR END(S) OF VALVE. 3 SUBSURFACE DRIPLINE: END FEED NO SCALE NOTES A. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING PER IRRIGATION LEGEND OR SCHEDULE. B. LENGTH OF LONGEST DRIPLINE SHALL NOT EXCEED THE MANUFACTURER'S MAXIMUM RECOMMENDED LENGTH. C. FLUSH VALVE TO BE INSTALLED AT EACH LOCALIZED LOW POINT(S). VERIFY LOCATIONS IN FIELD AND INSTALL ADDITIONAL VALVES AS REQUIRED. D. DO NOT ALLOW THE INLET PRESSURE TO EXCEED 50 PSI. INSTALL PRESSURE REDUCERS AT THE CONTROL VALVE IF REQUIRED. E. INSTALL DRIPLINE BELOW GRADE. AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION (DMC 8.88 .080.A.1.U) 1/2 LINE SPACING BLANK DRIPLINE HEADER FOR AIR RELIEF VALVE. PERIMETER OF IRRIGATED AREA FLUSH VALVE AT LOW POINT OF HEADER FV PVC SUPPLY MANIFOLD (LATERAL FROM VALVE) DRIPLINE CONNECTION TO LATERAL BELOW GRADE, TYP. PVC EXHAUST HEADER, TYP. AT ENDS DI DRIP INDICATOR AT FAR END OF VALVE 4

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SS
SS
SS
SS
SS
SS
SS
SS
SD SD
SD
SD
SD
SD
SD
SD

SD SSSSSSSSSS WT WTWT WT WT WT WT WT WT WTWT WT

SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
WT
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WT
WT
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SS SD SD SD SD SD SD

SD SD SD SD SD SD
SD
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SD SD SD
SD SD
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SD SD
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SD SD SD

SD SD SD SSSSSS WT WT WT WT WT WTSD SD SD

SD WT WT
WT WT
WT
WT
WT
WT
WT
WT

WT WT WT SD SD

EX SS EX SS EX SS

EX SD

EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS

UP UP JT JT JT JT JT

JT JT JT JT

SVC SVC
SVC
JT
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JT
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JT

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT
SHEETS
SHEET
OF

NOT FOR CONSTRUCTION

PRELIMINARY
1" = 20'
JOB NO.:

SCALE: DRAWN:

DATE:

CHECKED:

INTENT TO CONSTRUCT
NO. DATE
KT
January 2024
223169
AR

REVISIONS BY
DATE LAST WORKED ON: 8/5/2025
813 First Street
Brentwood, CA 94513
(925) 240-2595
(925) 240-7013 fax
www.tarrar.com
·Planning
·Design
·Estimating
·Joint Trench
·Street Lighting
·Fiber Optic
·T-24
·PG&E Gas Design
·PG&E Elec Design
·M.E.P. Design
·Cost Analysis
·Due Diligence
U
GROU N
NDE R
AL

D SE RV I CE
E R
EF B
CAL L
D
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T
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Ridgewood West (Erba Lane) – Stat e Density Bonus Law ( SDBL) Request Project Units, Total: 19 DU
Project Units, BMR: 2 low income, 1 moderate income
Density Bonus Calculation:
1) Bonus Density: 24.5% increase
2) Waivers (Please see description for waivers below)
REQUESTED WAIVERS:
a. Garage Minimum Size (SVMC 17.44.030(B))
b. Building Height (SVMC 17.20.040(E))
c. Front Setbacks (SVMC 17.10.040(C)(1))
d. Parking Placement (SVMC 17.44.030(J))
e. Upper Story Setbacks (ODS IV.B.2)
f. Perimeter Parking Lot Landscaping (ODS III.B.6)
g. Number of Driveways (ODS.III.B.4.)
h. Parking Screening (ODS III.B.1.b. (3))
i. Rear Setbacks (SVMC 17.10.040(C)(3))
j. Side Setbacks (SVMC 17.10.040(C)(2))
k. Open Space Requirement (ODS.VI.B.1.a)
l. Balcony Design Standards (ODS.VI.B.1.b.2)
m. Patio Design Standards (ODS.VI.B.1.b.3)
3) Concession: None (the project reserves the right to request its allowed concession). 4) Parking: None (the project reserves the right to request its allowed parking ratio).

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Ridgewood West - Description of Requested Waivers
The Ridgewood West project is requesting these waivers to objective design standards that would physically prevent the project from being built, while still respecting the broader goals of the General Plan. The site presents a few unique challenges, like its proximity to the riparian area and unique shape, that make strict adherence to some of the standards difficult. These waivers would allow the project to use land efficiently and deliver the density allowed under SDBL. While flexibility is requested in some areas, we still intend to meet the core vision of the community and ensure a highquality design.

Site Planning Waivers (C, D, I, J, K, H)
These waivers address site-specific challenges and optimize the land's residential development potential. The Front Setbacks (C), Rear Setbacks (I), and Side Setbacks (J) waivers help maximize buildable space around the riparian area. The Parking Placement (D) and Parking Screening (H) waiver ensures parking is efficiently located, prioritizing space for housing. The Open Space Requirement (K) waiver reduces open space allocation, providing more land for residential units. Additionally, the proximity to the riparian area offers a natural, green living experience by proximity.

Vertical Constraints Waivers (B, E)
The Building Height (B) waiver allows us to add a third floor, maximizing vertical space and increasing the number of units without expanding the project's footprint, while still blending with the neighborhood aesthetic. The Upper Story Setbacks (E) waiver allows more usable space on upper floors, increasing marketable square footage.

Miscellaneous Waivers (A, L, M, F, G)
The Garage Minimum Size (A) waiver allows for slightly smaller garages while still providing enough room for two cars. The Balcony Design Standards (L) and Patio Design Standards (M) waivers offer flexibility in the size of outdoor spaces, ensuring they remain functional and site-plan efficient. The Perimeter Parking Lot Landscaping (F) waiver reduces the area allocated to landscaping, allowing more space for housing while keeping the site visually appealing. The Number of Driveways (G) waiver is being requested to allow multiple driveways on Erba Lane.

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RESOLUTION NO. 2068

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SCOTTS VALLEY APPROVING AN ADDENDUM TO A
MITIGATED NEGATIVE DECLARATION (MND24-002) FOR THE
“RIDGEWOOD WEST” DEVELOPMENT WHICH INCLUDES

DEMOLITION OF AN EXISTING SURFACE PARKING LOT AND
CONSTRUCTION OF 19 TOWNHOME-STYLE CONDOMINIUM
UNITS ON A 1.04-ACRE PROJECT SITE (APNS 022-481-18, & - 22) IN THE RESIDENTIAL HIGH DENSITY (R-H) ZONING

DISTRICT
WHEREAS, the City of Scotts Valley has received an application and technical reports from Darian Dennler, City Ventures Homebuilding LLC, applicant, to merge two parcels into a one lot subdivision and to subdivide airspace to create 19 new condominium units on a 1.04-acre site and related site improvements, in the high density residential general plan and zoning district, located at Erba Lane (no situs), as shown on project plans on file with the Planning Department / APN 022-481-18 and 22; and
WHEREAS, the applicant has presented substantial evidence which supports the application; and
WHEREAS, the Application was reviewed for completeness and is determined to be a “project” as defined by the California Environmental Quality Act (CEQA); and, WHEREAS, in accordance with CEQA Guidelines Section 15164, the City prepared an Addendum to the Bay Village Planned Development Mitigated Negative Declaration, titled “Ridgewood West CEQA Addendum,” to explain the rationale for determining that the proposed Project would not create any new or substantially more severe significant effects on the environment that were not previously analyzed in the Bay Village Planned Development Mitigated Negative Declaration and supporting Initial Study; and
WHEREAS, the environmental analysis in the Addendum concludes that none of the conditions that had been analyzed in the Bay Village Project would change with adoption of the proposed Project, and no new information of substantial importance meeting the criteria listed in CEQA Guidelines Section 15162 has been identified in the environmental analysis; and
WHEREAS, the Planning Commission held a duly published and noticed public hearing on June 12, 2025, to review and consider the proposed development and the requested planning permits (entitlements), hear public testimony, and provide comments and recommendations to the City Council; and

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WHEREAS, a public hearing on the proposed project was held by the City Council on August 20, 2025, and such hearing was noticed pursuant to the requirements of the Scotts Valley Municipal Code and State Law.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Scotts Valley as follows:

SECTION 1: The City Council of the City of Scotts Valley does hereby make the following findings, as further clarified in the staff report dated August 20, 2025:

1. An initial study has been prepared by the City of Scotts Valley to evaluate the potential for adverse environmental impacts. In accordance with CEQA Guidelines Section 15164, an Addendum to a Negative Declaration was prepared for this project to explain the rationale for determining that the proposed Project would not create any new or substantially more severe significant effects on the environment that were not previously analyzed in the “Bay Village Planned Development” Mitigated Negative Declaration and supporting Initial Study. The environmental analysis in the Addendum concludes that none of the conditions that had been analyzed in the “Bay Village Planned Development” project would change with adoption of the proposed Project.

Furthermore, no new information of substantial importance meeting the criteria listed in CEQA Guidelines Section 15162 has been identified in the environmental analysis.

2. The Addendum to the Mitigated Negative Declaration for the project has been completed in compliance with the California Environmental Quality Act (CEQA). The Addendum to the Mitigated Negative Declaration was completed in compliance with CEQA.

3. The environmental determination represents the independent judgment of the City. The Addendum to the Mitigated Negative Declaration was prepared by a City consultant. All reports and supporting information have been reviewed and approved by the applicable City Departments.

4. The documents and other materials constituting the record of the proceedings upon which the City’s decision and its findings are based will be located at the Department of Planning of the City of Scotts Valley in the custody of the Community Development Director. Copies of the Addendum to the Mitigated Negative Declaration and the referenced technical and/or environmental studies that were submitted for the project have been made available to the public on the City’s website.

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was prepared for the project site (Biotic Resources Group, May 31, 2019), an Addendum to the Biological Assessment was prepared based on a revised site plan which represented the Bay Village Planned Development project (Biotic Resources Group, May 31, 2020) and a Peer Review of the Biological Assessment was prepared by Monk & Associates in September 2024 for the subject Ridgewood West project. Similarly, an Arborist Report evaluated the trees on site (HMH, December 2024, revised January 16, 2025, and March 21, 2025). With the implementation of the City’s standard conditions of approval and the implementation of three biological mitigation measures (MM BIO-1, MM BIO2, and BIO-3) impacts associated with vegetation, riparian woodland, wildlife, nesting birds, and other biological resources would be reduced to a less than significant level. Therefore, the project will not result in any adverse impacts to fish and wildlife habitat or other resources.

NOW THEREFORE, BE IT FURTHER RESOLVED that, after careful consideration of the application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, and incorporated herein by this reference, the City Council approves the Mitigated Negative Declaration for the “Ridgewood West” development to merge two parcels into a one lot subdivision and to subdivide airspace to create 19 new condominium units on a 1.04-acre site and related site improvements, in the high density residential general plan and zoning district, located at Erba Lane (no situs), as shown on project plans on file with the Planning Department / APN 022-481- 18 and 22, subject to the Project Plans and the Mitigated Negative Declaration for the project, titled “Ridgewood West CEQA Addendum” (June 2025) and Supporting Initial Study which are incorporated herein by this reference.

THE ABOVE AND FOREGOING RESOLUTION was duly and regularly passed by the City Council of the City of Scotts Valley at a meeting held on the 20th day of August 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

APPROVED:
________________________________
Derek Timm, Mayor
ATTEST:

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________________________________
Cathie Simonovich, City Clerk

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RESOLUTION NO. 2068.1

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SCOTTS
VALLEY APPROVING A LAND DIVISION (LD19-001) FOR THE
“RIDGEWOOD WEST” DEVELOPMENT WHICH INCLUDES

DEMOLITION OF AN EXISTING SURFACE PARKING LOT AND
CONSTRUCTION OF 19 TOWNHOME-STYLE CONDOMINIUM
UNITS ON A 1.04-ACRE PROJECT SITE (APNS 022-481-18, & -22)

IN THE RESIDENTIAL HIGH DENSITY (R-H) ZONING DISTRICT
WHEREAS, the City of Scotts Valley has received an application and technical reports from Darian Dennler, City Ventures Homebuilding LLC, property owner, to merge two parcels into a one lot subdivision and to subdivide airspace to create 19 new condominium units on a 1.04-acre site and related site improvements, in the high density residential general plan and zoning district, located at Erba Lane (no situs), as shown on project plans on file with the Planning Department / APN 022-481-18 and 22; and
WHEREAS, the applicant has presented substantial evidence which supports the application; and
WHEREAS, the Application was reviewed for completeness and is determined to be a “project” as defined by the California Environmental Quality Act (CEQA); and, WHEREAS, in accordance with CEQA Guidelines Section 15164, the City prepared an Addendum to the Bay Village Planned Development Mitigated Negative Declaration, titled “Ridgewood West CEQA Addendum,” to explain the rationale for determining that the proposed Project would not create any new or substantially more severe significant effects on the environment that were not previously analyzed in the Bay Village Planned Development Mitigated Negative Declaration and supporting Initial Study; and
WHEREAS, the environmental analysis in the Addendum concludes that none of the conditions that had been analyzed in the Bay Village Project would change with adoption of the proposed Project, and no new information of substantial importance meeting the criteria listed in CEQA Guidelines Section 15162 has been identified in the environmental analysis; and
WHEREAS, the Planning Commission held a duly published and noticed public hearing on June 12, 2025, to review and consider the proposed development and the requested planning permits (entitlements), hear public testimony, and provide comments and recommendations to the City Council; and
WHEREAS, a public hearing on the proposed project was held by the City Council on August 20, 2025, and such hearing was noticed pursuant to the requirements of the Scotts Valley Municipal Code and State Law; and

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WHEREAS, the City Council certified the Mitigated Negative Declaration for the project by adoption of Resolution No. 2068;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Scotts Valley as follows:

SECTION 1: The City Council of the City of Scotts Valley does hereby make the following Land Division findings, as further clarified in the staff report dated August 20, 2025:

1. That the location of the uses is in accordance with the objectives of the zoning ordinance and the purposes of the district in which the site is located. The project meets the requirements of this finding in that the project provides nineteen new multi-family dwellings in the R-H, High Density Residential Zoning District. The homes utilize conventional materials and design details that integrate into the surrounding residentialneighborhood.

3. That the project site is physically suitable for the density of the land division. The project meets the requirement of this finding in that the 1.04-acre site is sufficient in size to accommodate nineteen condominium units and related improvements. The proposed project is consistent with both the General Plan and Zoning density ranges. Public services are available, and utilities are of adequate capacity to accommodate the project.

4. That the design of the land division or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project meets the requirements of this finding in that the Addendum to the Mitigated Negative Declaration determined that there were no potentially significant adverse environmental impacts, and the project will not degrade the quality of the environment or impact fish wildlife or habitat with the implementation of identified standard conditions of approval and mitigation measures.

5. That the design of the land division or the type of improvements is not likely to cause serious public health problems. The project will not generate hazardous emissions nor be a storage facility for hazardous/ combustible materials. During project grading and construction, to reduce dust generation to minimal levels and to prevent sedimentation and discharge of contaminants offsite, standard conditions of approval require the grading and construction contractors to implement best management practices (BMPs). The Addendum to

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the Mitigated Negative Declaration concluded that the project is not expected to cause serious public health problems.

6. That the design of the land division will not conflict with easements acquired by the public at large (for access through or use of property within the land division). The project meets the requirement of this finding in that there are no conflicts with easements known to affect the project site. A public access easement is required to provide access to MacDorsa Park from Erba Lane.

NOW THEREFORE, BE IT FURTHER RESOLVED that, after careful consideration of the application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, and incorporated herein by this reference, the City Council approves Land Division, LD24-002, for the “Ridgewood West” development which includes demolition of an existing surface parking lot and construction of 19 townhome-style condominium units on a 1.04-acre project site (APN 022-481-18, & -22) in the residential high density (R-H) zoning district, subject to the Conditions of Approval set forth in Exhibit A, which is incorporated herein by this reference.

THE ABOVE AND FOREGOING RESOLUTION was duly and regularly passed by the City Council of the City of Scotts Valley at a meeting held on the 20th day of August 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

APPROVED:
_____________________________________
Derek Timm, Mayor
ATTEST:
________________________________
Cathie Simonovich, City Clerk
Exhibit A
Standard

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1. Developer has agreed to and shall defend, indemnify and hold harmless the City of Scotts Valley, its officers, agents and employees from any claim, action or proceeding against the City or its officers, agents or employees to attach, set aside, void or annul any action of the City in connection with approvals under the California Environmental Quality Act or with respect to approval of the project, which action is brought within the time period(s) prescribed by law. The City shall promptly notify the developer of any such claim, action or proceeding and shall fully cooperate in defense.

2. After City Council approval, the property owner shall sign the Conditions of Approval (Exhibit A) agreeing to the Conditions of Approval prior to the issuance of any building permits, transfer of title, or within 30 days of approval of this application, whichever occurs first.

3. After City Council approval, the property owner shall have a signed and notarized copy of the Notice of Conditions of Approval recognizing this application (provided by the City), recorded at the County Recorder’s Office prior to issuance of any building permits or operation of the use.

4. All required building permits shall be obtained, and the applicant shall pay all appropriate fees prior to commencement of any construction on the property.

5. Any peer review work required by the project applicant to comply with the Conditions of Approval shall be done at the project applicant’s expense.

Planning Department

6. All mitigation identified in the Ridgewood West CEQA Addendum, dated June 2025, are incorporated as project conditions of approval.

7. The colors, materials, size, location, and design of the improvements shall match the approved plans titled “Ridgewood West,” submitted on 08.06.2025 and prepared by Hunt Hale Jones Architects, and Roach and Campbell, Landscape Architect, and as described in writing in the technical reports, which are on file in the Planning Department. Modifications to the approved project may require approval at the discretion of the Community Development Director.

8. Prior to issuance of a grading permit, the applicant shall submit a mitigation and monitoring compliance fee deposit for ten hours of staff time at the current hourly rate. Any unused deposit fee will be refunded prior to final inspection.

9. To ensure that the Mitigation and Monitoring measures are communicated and complied with, a preconstruction meeting shall be conducted prior to the start of any construction and the following shall attend: the developer, grading contractor supervisor, project planner, Building Official, Public Works Director, project biologist and arborist, with exception of installing temporary construction fencing demarcating the disturbance area, siltation and tree protection fencing. Temporary construction protective measures and tree protection fencing shall be installed prior to the meeting and inspected at that time by the biologist and arborist. Provide an attendance list to the project planner.

Air Quality

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10. Applicant shall require the grading contractor to implement best management practices (BMPs) for dust control, including watering down exposed earth surfaces each non-rainfall day at intervals that attenuate dust problems. Any dirt tracked on to adjacent roadways shall be removed daily in a manner that does not create substantial airborne dust. The following BMPs shall be included in the construction contract for the Project and be implemented during site grading:
a. Excavation of the site shall be done in phases by grading only those areas where immediate activity will take place, leaving the remaining areas in their original condition with ground cover.
b. A water truck, using recycled water, shall be available on a repeated basis each day throughout the grading phase of the Project to spray exposed earth surfaces. c. In addition to regular water spraying, a biodegradable chemical palliative shall be sprayed on any graded areas that will remain exposed without additional grading for three or more days in succession.
d. The site entrance shall be base rocked to avoid or minimize tracking mud on roadways by construction vehicles.
e. Roadway(s) along the Project frontage shall be mechanically swept at the end of each workday when any dirt or mud has been tracked on the street. f. No grading activities shall occur during days of high wind velocity. g. Finished graded areas that are designated as open space and landscape areas of project, shall be covered with an accepted erosion control substance such as straw mulch or hydro mulch with a tackifier.
h. Construction staff shall monitor daily all areas that have received a chemical palliative spray or application of mulch to determine if these areas remain in a dust-free condition and take corrective action as needed to maintain a dust-free environment.

11. Prior to issuance of any grading permit, the Director of Public Works and the Building Official shall confirm that the grading permit and specifications stipulate that all offroad construction vehicles/equipment shall comply with the California Air Resources Board’s In-Use Off-Road Diesel Vehicle Regulation.

Biological Resources

12. Mitigation Measure BIO-4 Protection of Sensitive Animal Species: Prior to issuance of the grading permit, the project applicant shall demonstrate to the satisfaction of the City the following:
a. The landowner shall hire a qualified biologist to search for San Francisco duskyfooted woodrat nests. If any are found and impacts to the nests cannot be avoided, the applicant shall seek written approval from CDFW to implement a trapping and relocation program. Wood rat nests shall not be disturbed without prior written approval from CDFW.
b. If construction is scheduled to begin between February 1 and August 15 of any

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given year, the landowner shall hire a qualified biologist to conduct a search for active bird nests in the vicinity of the work site (following CDFW survey protocols). If active bird nests are observed, the work shall be postponed until the biologist determines that all chicks have fledge the nest(s).

Archaeological Resources

13. Applicant and construction contractor shall ensure that any cultural resource, including archaeological, paleontological, or human remains are not destroyed if discovered during project grading or other subsurface work.

14. Applicant shall submit a copy of a contract with a qualified/registered archaeologist to conduct monitoring of all earth disturbing activities and inspections for review and approval by the Community Development Director, before grading permit issuance.

The applicant shall include this requirement in the contract for all contractors involved with grading and subsurface work. The qualified/registered archaeologist shall monitor all earthwork activity as described below. a. An archaeologist shall monitor the grading or excavation of soils at the development site in order to determine if important cultural remains are present.

Such monitoring shall begin before and occur during subsurface earth moving activities.
b. The duration and period of archaeological monitoring of project development activities shall be at the discretion of the professional archaeologist. At a minimum, however, any activity that initially displaces or removes original soil from its present context shall be monitored by an archaeologist on a continuous basis.
c. Monitoring activities such as replacing soils in trenches, redistributing displaced soil elsewhere on the development site, or removing stockpiled excavated soil may not require monitoring.
d. Monitoring may include the periodic sampling and screening of soils in order to better determine if cultural remains are present.
e. If any cultural resources are discovered, the project contractor shall immediately stop all earth disturbing work within a 150-foot radius of the discovery to allow for inspection, evaluation, and potential recovery of resources by the supervising project archaeologist, before resuming any earth-disturbing construction activities. The developer shall also contact the Planning Department and Building Official as soon as work has been stopped. It may be necessary to resume grading or excavation activities under the direction of the supervising archaeologist in order to locate or expose cultural remains.

15. If human remains are unexpectedly encountered during project grading the actions required as identified in the previous condition shall be implemented to effectively preserve any human remains until the Santa Cruz County Coroner determines the appropriate course of action concerning the treatment and disposition of the human remains pursuant to the California Health and Safety Code Section 7050.5(b).

Paleontological Resources

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16. Applicant shall submit a copy of a contract with a qualified/registered paleontologist to conduct monitoring of all earth disturbing activities for review and approval by the Community Development Director, before grading permit issuance. The developer shall include this requirement in the contract for all contractors involved with grading and subsurface work.

17. Applicant and construction contractor shall ensure that paleontological resources are not destroyed during project grading by implementing the following measures:
a. Provide the Project paleontologist with a copy of the final grading plans for review prior to any project grading;
b. Provide for daily monitoring during grading activities by the Project paleontologist to determine if paleontological resources are encountered in excavated areas; c. Allow for the recovery of any discovered paleontological resources according to a recovery plan/methods specified by the Project paleontologist, including the donation of the recovered resources to a suitable repository (museum, school, etc.);
d. If recovery occurs, ensure that the Project paleontologist prepare a recovery report that details the type of resources recovered and the repository locations where they were taken; and,
e. Specify in the construction contract with the Project grading contractor(s), that grading personnel are to cooperate with and assist the Project paleontologist during monitoring and any recovery activities, including assisting with recovery efforts if necessary.

Hazards and Hazardous Materials

18. Applicant shall have the construction contractor implement a best management practice/hazardous materials containment plan during the entire time construction activities are occurring. The hazardous materials containment plan shall contain the following elements:
a. Stationary equipment such as motors, pumps, welding equipment shall be placed over drip pans or other containment apparatus.
b. Construction materials shall not be stockpiled or stored where they could be accidentally discharged downslope or into Scotts Valley Drive. c. Any petroleum, lubricants or other hazardous materials used during; and, construction shall be stored in a special storage location equipped with double containment and this location shall be shown on the erosion control plan and approved by the agencies that review this plan.

Hydrology and Water Quality

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following elements:
a. Stationary equipment such as motors, pumps, welding equipment shall be placed over drip pans or other containment apparatus.
b. Construction materials shall not be stockpiled or stored where they could be accidently discharged downslope or into Scotts Valley Drive. c. Any petroleum, lubricants or other hazardous materials used during; and, construction shall be stored in a special storage location equipped with double containment and this location shall be shown on the erosion control plan and approved by the agencies that review this plan.

Trees

20. All recommendations in the Arborist Report prepared by HMH, dated December 23, 2024, revised January 16, 2025, and March 21, 2025, are incorporated as conditions of project approval.

21. The final grading plans and improvement plans shall be reviewed and approved by the project Arborist prior to any grading and if deemed necessary additional tree preservation measures shall be applied to the project.

22. The project arborist shall place a monetary value on trees preserved on development sites and a surety bond in an amount equal to the value of the preserved trees shall be deposited with the City prior to issuance of a grading/building permit for the project. If damage occurs to the preserved trees during development and/or construction, funds will be drawn from the deposited amount. Funds remaining in the account will be returned to the applicant upon final inspection of the project.

23. During the pre-construction phase of development, the project arborist shall inspect tree protection fencing and the completion of pre-construction treatments. This inspection shall be completed prior to the issuance of any grading or building permits.

24. The project arborist shall routinely inspect the development site through the term of the project.

25. Upon completion of construction activities, the project arborist shall submit written documentation stating that all recommended tree preservation measures have been completed prior to Building Permit final for the project.

26. The cost of the project arborist review and implementation of conditions, site inspection and related work shall be borne by the applicant.

27. The project developer shall place a surety bond in an amount equal to the value of the preserved trees as shown in the project Arborist Report. The surety bond shall be deposited with the city prior to issuance of a grading/building permit for the project. The monetary value shall be reviewed and approved by the CDD. If damage occurs to the preserved trees during development and/or construction, funds will be drawn from the deposited amount. Funds remaining in the account will be returned to the developer upon final inspection of the project.

28. The arborists recommendations for tree protection during construction shall be

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printed on the demolition, grading and construction drawings.

29. The arborist shall monitor and observe hand grading and trenching near the protected trees.

30. If any protection is removed, the arborist shall verify that the fencing and other tree protection measures were correctly reinstalled. The arborist report included a sign to show the tree protection zone, this sign(s) should remain posted in a visible location during construction.

31. Provide a copy of a contract for services for the Community Development Department Director review and approval prior to issuance of a demolition or grading permit.

Landscaping

32. The landscaping improvements shall be permanently maintained and irrigated.

33. Landscaping shall comply with State of California Government Code Section 65596 Water Conservation in Landscaping and associated Model Water Efficient Landscaping Ordinance for landscaping equal or greater than 2,500 square feet. If not applicable the project is required to be consistent with the City Water Conservation Ordinance.

34. A final landscape and irrigation plan shall be submitted and shall include the name, number, size, and location for all planting materials, trees and ground covers and tree replacement locations shall be approved by the Community Development Director prior to issuance of grading or building permits.

Lighting

35. All exterior lighting shall be the minimum necessary for security and all lighting shall be down shining with the light source not directly visible from adjacent properties.

Where deemed necessary by the Community Development Director light cutoffs/shields shall be installed.

Geotechnical

36. All recommendations made in the Geotechnical Investigation, prepared by Quantum Geotechnical, Inc. and dated March 4, 2024 are incorporated as project conditions of approval.

CC&R’s

37. CC&R’s for the ongoing management and maintenance of the site improvements including perimeter fencing, on-site stormwater facilities, landscaping, driveways, retaining walls, and any other shared facilities, for the project shall be approved by the City and executed by the property owner prior to the approval of the final map.

The CC&R’s shall be recorded prior to building permit final, or the sale or lease of the first unit or within 30 days of the final map recording, whichever comes first. The property owner shall pay recording costs.

Parking

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38. Garages are required to remain free and clear and to be used for parking. This condition shall also be included in the CC&R’s for the project.

39. On street parking within the public right of way as shown on the project plans is not approved with this application.

Landscape Maintenance Agreement

40. All landscaping improvements in the public right of way require a Landscape Maintenance Agreement with the City. The Landscape Maintenance Agreement shall be reviewed and approved by the Public Works Director and Community Development Director and executed prior to approval of the Final Map.

41. The curbs along the private road and the emergency vehicle turnaround shall be painted red indicating no parking except for emergency vehicles and no parking signs installed pursuant to Fire Department standards. This condition shall be included in the CCRs.

Affordable Housing

42. Pursuant to Section 14 of the Scotts Valley Municipal Code, the project shall comply with all applicable affordable housing requirements including the dedication of units and payment of in-lieu fees.

Public Art

43. The proposed public art will be a custom designed arch located on the northern end of the project site, on the decomposed granite path connecting the project to the existing trail that leads to MacDorsa Park. The Community Development Director will review and approve the final design.

Public Works

44. All required documents, covenants, developer and City improvement agreements and bonds, shall be submitted to the Public Works Department for approval.

Engineered Public Improvement Plans shall be submitted for all on-site and off-site work to the Public Works Department for approval. On-site and offsite (encroachment) civil engineering permits must be issued by the City prior to commencing work. Public Improvement Plans shall include any necessary grading, drainage, retaining walls, driveway, utilities, utility pole relocation, traffic signal, signing and striping, frontage public improvement and/or repair of sidewalk, curb and gutter or similar facilities required by the Public Works Department. All public improvements shall conform to the design standards contained in text and illustration in the "City of Scotts Valley Standard Details", latest revision adopted by the City Council. Signing, striping, and traffic control plans shall comply with the latest California Manual on Uniform Traffic Control Devices (MUTCD) requirements, as well as the latest Caltrans Standard Plans and Specifications.

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Stormwater Urban Runoff Pollution Control Chapter 12.14, Stormwater Technical Guide, and the Post Construction Requirements by the Central Coast Regional Water Board. Development shall not increase the rate of flow (cubic feet per second) or velocity (feet per second) of site run-off water to any off-site drainage areas beyond the measured or calculated pre-project rate and velocity. Impervious area must be shown on the cover sheet of the project plans.

46. Engineered temporary erosion control plan shall be submitted to the Public Works Department for approval for any grading occurring between October 1st and April 30th.

47. To prevent drainage problems related to the lack of proper maintenance of privately owned and operated drainage facilities on the site, an executed Operations and Maintenance (O&M) agreement between the City of Scotts Valley and the property owner(s) shall be provided to maintain the private Storm drainage facilities consistent with The City of Scotts Valley Stormwater Technical Guide. Including budgeting for maintenance and annual inspection by a qualified professional prior to October 15th of each year.

48. All new improvements within the public right-of-way shall be ADA-compliant and shall be submitted to the Public Works Department via an Encroachment Permit application. The Encroachment Permit application shall include, but are not limited to, all civil improvements, traffic control plans, and striping plans. The traffic control plan must show how traffic will be safely controlled and how motorists will be alerted during construction work/activity, including when construction vehicles are entering and exiting the project site. Off-site improvements within the public right-of-way shall be completed to the satisfaction of the Public Works Director. The Director may allow partial occupancy where sufficient improvements have been completed to ensure public safety and access.

49. All new landscaping within the public right of way shall be reviewed and approved by the Public Works Director.

50. All work and/or activity in the public right-of-way will require an Encroachment Permit application to be submitted to the Public Works Department for approval. This application shall include a traffic control plan that shows how traffic will be safely controlled and motorists will be alerted during all construction activity including, but not limited to, times when construction vehicles are entering and exiting the project site.

51. All public improvements shall be guaranteed by written agreement with the City, Faithful Performance Bond and Labor and Materials Bond, to the Public Works Department for approval. The Faithful Performance Bond shall be an amount equal to at least one hundred percent (100%) of the engineer’s estimated cost of Improvements (on-site and off-site). The Labor and Materials Bond shall be an amount equal to at least fifty percent (50%) of the engineer’s estimated cost of Improvements (on-site and off-site).

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Public Works Department prior to the commencement of land alteration and construction activities for the project. It shall contain the following elements:
a. Stationary equipment such as motors, pumps, and welding equipment shall be placed over drip pans or other containment apparatus.
b. Construction materials shall not be stockpiled or stored where they could be accidentally discharged downslope or onto Mount Hermon Road. c. Any petroleum, lubricants or other hazardous materials used during construction shall be stored in a special storage location equipped with double containment and this location shall be shown on the erosion control plan roved by the agencies that review this plan. Applicant shall construct all storm drain facilities in conformance with data and analysis in the adopted City of Scotts Valley Stormwater Technical Guide, August 2017.

53. The Applicant shall repair any damage caused to the City streets by applicant or its contractors, consultants, and/or employees prior to certificate of occupancy. A video log, DVD format, clearly showing the existing condition of [the applicable street] to the project site shall be presented to the Department of Public Works prior to the start of construction. Applicant is advised that, absent clear video evidence to the contrary, road damage must be repaired to the satisfaction of the City prior to certificate of occupancy . Applicant shall update all striping to latest standards for full frontage of project.

54. The Applicant shall provide 2” mill and Hot Mix Asphalt (HMA) overlay for the full width of the road along the full parcel frontage on Erba Lane.

55. Prior to connecting to the sanitary sewer main on Erba Lane, the Applicant shall construct a diversion structure connecting the existing 10-inch diameter situated on the Scotts Valley Drive southbound direction and an existing 18-inch diameter sewer mains running along Scotts Valley Drive northbound direction. An additional study must be completed prior to design to determine the optimal location for this structure.

The requirement to complete the diversion structure prior to the sanitary sewer connection on Erba Lane may be modified or waived at the discretion of the Public Works Director.

56. The applicant shall dedicate a 6’ Public Utility Easement (PUE) from the property line along the project frontage for the placement of utilities, subject to the review and approval of the City Engineer. Storm drainage improvements shall be excluded from the PUE unless otherwise approved by the City Engineer.

57. Concurrent with submittal of the Final Subdivision Map, the applicant shall submit a Homeowners’ Association Agreement (HOA) and Conditions, for review by the Public Works Department, Planning Department and the City Attorney. The HOA shall include a maintenance agreement or reference an HOA maintenance agreement document that describes how all common lot utilities and other features, including open space areas, will be permanently maintained and the funding for such maintenance. HOA shall be approved by the City before the Final Subdivision Map can be recorded.

58. The applicant shall pay the appropriate park dedication in-lieu fee as calculated by the City prior to approval of the Final Subdivision Map.

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59. The applicant shall pay the appropriate traffic impact mitigation fee as calculated by the City prior to approval of the Final Subdivision Map.

Scotts Valley Water District

60. The applicant shall provide the following information on the construction plans:
a. Sizes for all meters, fire services, potable water service laterals, and back flow devices detailed on the plans.
b. Provide a cut-in tee detail for the proposed fire service and fire hydrant laterals c. Stainless steel full band type tapping saddles must be used for all existing water mains.
d. Service taps shall be spaced at a minimum 18-inches from another tap and 24- inches from any fitting, bell or joint.
e. The meter bank serving Units 14-19 must be relocated to the other side of the driveway in front of Unit 19, in softscape. Relocation of the proposed 8-inch fire service and/or irrigation service may be required to accommodate the shifting of this meter bank.
f. The proposed fire service line and thrust blocks are too close to the existing AC water main. Construction plans must show elimination of the proposed middle tree on the South West end in the front of Unit 19 as well as elimination of the (2) 90- degree elbow fittings to maintain a straight run on the backside DCDA BFD.

Name and Signature of Property Owner Date

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RESOLUTION NO. 2068.2

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SCOTTS VALLEY APPROVING DESIGN REVIEW (DR24-
004) AND SB330 APPLICATION FOR THE “RIDGEWOOD
WEST” DEVELOPMENT WHICH INCLUDES DEMOLITION

OF AN EXISTING SURFACE PARKING LOT AND
CONSTRUCTION OF 19 TOWNHOME-STYLE
CONDOMINIUM UNITS ON A 1.04-ACRE PROJECT SITE ON
ERBA LANE (APNS 022-481-18, & -22) IN THE

RESIDENTIAL HIGH DENSITY (R-H) ZONING DISTRICT
WHEREAS, the City of Scotts Valley has received an application and technical reports from Darian Dennler, City Ventures Homebuilding LLC, applicant, to merge two parcels into a one lot subdivision and to subdivide airspace to create 19 new condominium units on a 1.04-acre site and related site improvements, in the High Density residential general plan and zoning district, located at Erba Lane (no situs), as shown on project plans on file with the Planning Department / APN 022-481-18 and 22; and WHEREAS, the applicant has presented substantial evidence which supports the application; and
WHEREAS, the Application was reviewed for completeness and is determined to be a “project” as defined by the California Environmental Quality Act (CEQA); and, WHEREAS, in accordance with CEQA Guidelines Section 15164, the City prepared an Addendum to the Bay Village Planned Development Mitigated Negative Declaration, titled “Ridgewood West CEQA Addendum,” to explain the rationale for determining that the proposed Project would not create any new or substantially more severe significant effects on the environment that were not previously analyzed in the Bay Village Planned Development Mitigated Negative Declaration and supporting Initial Study; and WHEREAS, the environmental analysis in the Addendum concludes that none of the conditions that had been analyzed in the Bay Village Project would change with adoption of the proposed Project, and no new information of substantial importance meeting the criteria listed in CEQA Guidelines Section 15162 has been identified in the environmental analysis; and
WHEREAS, the Planning Commission held a duly published and noticed public hearing on June 12, 2025, to review and consider the proposed development and the requested planning permits (entitlements), hear public testimony, and provide comments and recommendations to the City Council; and
WHEREAS, a public hearing on the proposed project was held by the City Council on August 20, 2025, and such hearing was noticed pursuant to the requirements of the Scotts Valley Municipal Code and State Law; and
WHEREAS, the City Council certified the Mitigated Negative Declaration for the project by adoption of Resolution No 2068; and

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WHEREAS, the City Council approved the Land Division for the project by adoption of Resolution No 2068.1.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Scotts Valley as follows:

SECTION 1: The City Council of the City of Scotts Valley does hereby make the following Design Review findings, as further clarified in the staff report dated August 20, 2025:

1. The siting of any structure on the property as compared to the siting of other structures in the immediate neighborhood is appropriate. The project meets the requirements of this finding in that the proposed condominiums will be sited appropriately in relation to the existing neighborhood and fronting on Erba Lane and on a private road. To protect the riparian woodland habitat, all structures (excluding decks) and impervious surfaces would be located outside of the riparian drip line (i.e., outside the tree canopy). A concrete path is proposed adjacent to the drip line. Within the drip line, a decomposed granite path is proposed which will replace existing asphalt and provide a pervious surface that will directly benefit the riparian tree root zone. Per State Density Bonus Law, the Project is eligible for waivers and reductions to development standards that have the effect of physically precluding the construction of a development. Pursuant to State Density Bonus Law. The Project Applicant is employing various development standards waivers related to site and building design, parking, and open space as described in the Project plans and as described in Section 2 of this document. As proposed the development is suited to the property, setting, and zoning context.

2. The materials, colors, proportion, mass, and detail of all structures shall be in good proportion, have simplicity of mass and detail and be compatible in appearance with surrounding structures. There shall be an appropriate use of materials. Colors shall be appropriate within the context of use and should blend with surrounding structures. The project is consistent with this finding in that the buildings incorporate contemporary traditional architecture incorporating peaked roofs, wood siding (board and batten, lap, and shingle) and stucco, with balconies, window trellises, and various other architectural details. Per State Density Bonus Law, the Project is employing waivers to several Zoning Code requirements and Multi Unit Residential Design Standards including maximum building height, setbacks, upper story setback, garage size, private open space, balcony and patio design, parking placement, landscaping and the number of driveways allowed.

3. Landscaping and irrigation plans shall be required on the site. Landscaping shall be in keeping with the character or design of the building. Existing trees shall be preserved wherever possible. The project meets the requirements of this finding in that there are 41 trees located on the Project site. Forty (40) of these trees are classified as ordinance-sized trees under the City of Scotts Valley Municipal Code Section 17.44.080 and would remain. Landscaping on the Project site would total approximately 7,768 sf and would be owned and maintained by the homeowners association (HOA). Private pedestrian circulation and amenity areas would generally be situated away from Erba Lane and oriented toward the preserved riparian woodland and include pockets of informal plantings. A common open space area would be constructed adjacent to the tree canopy and include picnic tables, seating, and a “no-mow” turf (Fescue) area. The existing informal trails within the woodland area would be preserved and a new private path consisting of concrete outside of the

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tree canopy, and decomposed granite within the tree canopy would also be constructed. A total of 37 trees would be installed (10 of which will be 24-inch boxed size) with a variety of species including Crape myrtle, Strawberry tree, Water gum, and Chinese Elm. Additional landscaping would include a variety of large evergreen shrubs, and smaller accent shrubs and groundcover.

4. The size, location and arrangement of on-site parking and paved areas shall be appropriate. The project meets the requirements of this finding in that each unit includes a two-car garage and provides 9 guest parking spaces, which exceeds the guest parking requirement set forth in the Zoning Code. Three of the guest spaces are located at the end of the proposed cul de sac and the remaining six spaces are accessible from Erba Lane.

5. For ingress, egress, and internal traffic circulation, all the above factors shall be related to the setting or established character of the neighborhood or surrounding area. The project meets the requirement of this finding in that a new private cul-de-sac will be constructed from the southwestern half of the Project site, providing resident and emergency vehicle access. The design of this roadway would be consistent with City standards and subject to design review to ensure there is adequate emergency vehicle access. The frontage along Erba Lane would be improved with a sidewalk, curb and gutter, landscaping, and on-street parking consistent with City standards. Per State Density Bonus Law, the project is employing a waiver to allow for multiple driveways on Erba Lane

6. For fences and walls over eight feet tall or fences over three feet tall in front yards when across from Hwy 17, consider height and access to sunlight, setbacks, landscaping and use of materials for articulation and visual relief. The project site slopes towards Scotts Valley Drive to the southeast. To accommodate the site grades and create level building pads the project requires a 4’ tan colored, stucco retaining wall that is softened with landscaping.

SECTION 2: The proposed project is consistent with Government Code Section 65915 (Density Bonus Law) and Government Code Section 65863 (No Net Loss) for the following reasons and is hereby approved:

A. Section 65915-65918 (State Density Bonus Law)
The Approval includes no concessions, 13 waivers, and a 23% density bonus (16 base units, 3 density bonus units for a total of 19 units) that the Applicant has requested under Density Bonus Law. Because 16% of the base units in the project are restricted for lower income households, the Application is eligible for concessions and an unlimited number of waivers under Density Bonus Law.

No concessions are requested, and no concessions are granted under this Approval.

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b. SVMC Section 17.10.040(E): Development Standards – Building Height. No structure shall exceed 35’ in height in the R-H districts. As a waiver, the project is approved with a maximum building height of +/-43’-3” to allow a third floor, maximizing vertical space and increasing the number of units without expanding the project footprint (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP A1.1.1 – A1.1.3) c. SVMC Section 17.10.040(C)(1): Development Standards – Front Yard. The minimum front yard shall be twenty feet. As a waiver, the project is approved with a reduced front yard to maximize buildable space around the riparian area (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1).
d. SVMC Section 17.44.030(J)(2): Off Street Parking and Loading Requirements – Standards for Residential Parking Facilities. Driveways and parking spaces in any residential zone district shall not proportionately occupy more than three hundred square feet per each ten feet of required setback. As a waiver, the project is approved with a reduced setback requirement to ensure parking is efficiently located, prioritizing space for housing (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1). e. Scotts Valley Multi-Unit Residential Design Standards, Part 2, Section IV.B.2 – Upper Story Setbacks. A building taller than 35 feet shall provide a stepback at the uppermost story on façades fronting public streets, publicly-accessible open spaces and property lines adjoining existing single-family uses (a) the required stepback shall be a minimum of 6 feet in depth (b) The stepback shall be required to extend for 80 percent of the building façade length. As a waiver, the project is approved to allow for more usable space on upper floors, increasing marketable square footage (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP A1.1.1 – A1.1.3). f. Scotts Valley Multi-Unit Residential Design Standards Part 2, Section III.B.6 – Perimeter Parking Lot Landscaping. Parking areas adjacent to a street shall include a landscaped planting strip between the street and parking area at least 4 feet wide or as required in the zoning district, whichever is greater. The planting strip shall contain a row of landscaping with a minimum planting height of 36 inches, (b) Trees shall be provided within the planting strip with a maximum distance of 30 feet between each tree. The minimum planting size for trees is 15-gallon. Tree species shall reach a mature height of at least 20 feet. Planting strip tree requirements are in addition to required interior parking lot trees (c) Landscaping shall comply with intersection and driveway vision clearance requirements in Zoning Code Section 17.46.110.E. As a waiver, the project is approved to allow more space for housing (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet L1.1). g. Scotts Valley Multi-Unit Residential Design Standards Part 2, Section III.B.4. - Number of Driveways. No more than one driveway shall serve a development site less than 100 feet wide and no more than two driveways shall serve a site 100 feet wide or more. On corner lots, this rule applies separately to each of the two street-facing sides. As a waiver, the project is approved to allow multiple driveways on Erba Lane (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1).

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h. Scotts Valley Multi-Unit Residential Design Standards Part 2, Section III.B.1.b. (3) Parking Screening. The parking area shall be screened with a wall or fence located between the parking spaces and the landscaped planting strip required by Standard B.6 (Perimeter Parking Lot Landscaping). As a waiver, the project is approved to reduce the area allocated to landscaping to allow more space for housing (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet L1.1).
i. SVMC Section 17.10.040(C)(3): Development Standards – Rear Yard Setbacks. The rear yard shall be twenty percent of the depth of the lot, not more than 25’ or less than 15’, subject to the following exceptions (a) The rear yard may be reduced to not less than fifteen feet, provided, that one side yard is not less than twenty-five feet, (b) One foot shall be added to the rear yard for each two feet in height above which the top plate line exceeds twenty feet in height. As a waiver, the project is approved with reduced rear yard setback to help maximize buildable space around the riparian area (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1).
j. SVMC 17.10.040(C)(2): Development Standards – Side Setbacks. The minimum side yard for a permitted use shall be ten percent of the width of the site; provided, that a side yard of more than ten feet shall not be required and a side yard of less than five feet shall not be permitted, subject to the following exceptions: (a) On the street side of a corner lot, the side yard shall be twenty percent of the width of the site; provided, that a side yard of more than twenty feet shall not be required and a side yard of less than eight feet shall not be permitted, (b) One foot shall be added to each side yard for each two feet of height above which the top plate line exceeds twenty feet in height, (c) One foot shall be added to the interior side yard for each five feet by which a wall of a structure within twenty-five feet of the side property line exceeds forty feet in length parallel or approximately parallel to the side property line, (d) A side yard providing access to more than one dwelling shall be not less than twelve feet. As a waiver, the project is approved with reduced rear yard setback to help maximize buildable space around the riparian area (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1).
k. Scotts Valley Multi-Unit Residential Design Standards, Part 2, Section VI.B.1.a – Private Open Space. Each dwelling unit shall have at least 100 square feet of private open space. As a waiver, the project is approved to with reduced private open space to provide more land for residential units (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet A2.1.1, A2.1.2, A3.1.1 and A3.2.1).
l. Scotts Valley Multi-Unit Residential Design Standards, Part 2, Section VI.B.1.b.2 – Balcony Design Standards. Balconies shall have a minimum dimension of 6 feet in depth and width and a minimum floor area of 50 square feet. As a waiver, the project is approved to with reduced sized balconies to provide more land for residential units (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet A2.1.1, A2.1.2, A3.1.1 and A3.2.1).
m. Scotts Valley Multi-Unit Residential Design Standards, Part 2, Section VI.B.1.b.3 – Patio Design Standards. Patios shall have a minimum dimension

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of 8 feet in depth and width and a minimum floor area of 64 square feet. As a waiver, the project is approved to with reduced sized patios to provide more land for residential units (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet A2.1.1, A2.1.2, A3.1.1 and A3.2.1).

Government Code Section 65915 states that the City shall approve requested concessions/incentives unless it finds that:

1. The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs, as defined in Section 5002.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c).

2. The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or on any real property that is listed in the California Register of Historic Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.

3. The concession or incentive would be contrary to state or federal law.

City Analysis: No concessions are requested.

Following are the findings that must be made to deny a waiver/reduction under Density Bonus Law:

1. The waiver or reduction would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health and safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

City Analysis: There is no substantial evidence in the record that the proposed waivers will have a specific adverse impact, as defined above.

Therefore, there is no substantial evidence that the proposed waivers will have a specific adverse impact on public health and safety.

2. The waiver or reduction would have an adverse impact on any real property that is listed in the California Register of Historical Resources.

City Analysis: The project does not involve the demolition of a historic structure that was placed on a national, state or local historic register prior to submission of the application. Therefore, there is no substantial evidence that the proposed waivers will have a specific adverse impact on any real property that is listed in the California Register of Historic Resources.

3. The waiver or reduction would be contrary to state or federal law.

City Analysis: There is no evidence in the record that the proposed waivers are contrary to Federal and State laws because the building will be constructed in compliance with the California Building and Fire Codes.

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B. No Net Loss (Gov Code Section 65863)
Pursuant to Government Code section 65863 (No Net Loss Law), a local jurisdiction must ensure that development opportunities remain available throughout the Housing Element planning period to accommodate the jurisdiction’s Regional Housing Need Allocation (RHNA). Since the capacity to accommodate the RHNA could change if developments do not align with the capacity anticipated in the Housing Element, a local jurisdiction must constantly monitor entitlement and permitting activities to ensure that there are adequate sites to accommodate the remaining unmet RHNA by each income category at all times.

If a local jurisdiction approves a development on a parcel identified in the Housing Element Sites Inventory with fewer units than shown in the Housing Element at any income category, the jurisdiction must either make findings that the Housing Element’s remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by each income category or identify and make available sufficient sites to accommodate the remaining unmet RHNA for each income category.

The project site or a portion thereof was identified in the Housing Element to accommodate a portion of the regional housing need. The estimated capacity on the project site was as follows: 10 total units, 1 Lower, 1 Moderate, and 8 Above Moderate.

The proposed project increases the density of the site above what was projected in the Housing Element to 2 low, 1 moderate and 16 above moderate-income units. The proposed project provides a total of 19 units, including 1 additional low-income unit and 6 additional above moderate units. The proposed development's residential density is above the density included in the Housing Element, and the remaining sites identified in the Housing Element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City's share of the regional housing need pursuant to Section 65584.

The Housing Element, adopted on December 20, 2023, requires that the City accommodate 1220 low/moderate/above moderate units as its share of the regional housing need. The City identified sites that would accommodate 2,166 low/moderate/above moderate units. With the proposed 19-unit project, the remaining need will be reduced to 1,176 units (this calculation includes 25 units at 4444 Scotts Valley Drive).

NOW THEREFORE, BE IT FURTHER RESOLVED that, after careful consideration of the application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, and incorporated herein by this reference, the City Council approves Design Review DR24-004 and SB330 application for the “Ridgewood West” project to allow for demolition of an existing surface parking lot and construction of 19 townhome-style condominium units on a 1.04-acre project site (APNs 022-481-18, & - 22) in the Residential High Density (R-H) Zoning District subject to Conditions of Approval (Exhibit A), and project development plans which are attached hereto and incorporated herein by this reference.

THE ABOVE AND FOREGOING RESOLUTION was duly and regularly passed by the City Council of the City of Scotts Valley at a meeting held on the 20th day of August 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

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ABSENT:

APPROVED:
_____________________
Derek Timm, Mayor
ATTEST:
_____________________
Cathie Simonovich, City Clerk

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Exhibit A
Standard

4. All required building permits shall be obtained, and the applicant shall pay all appropriate fees prior to commencement of any construction on the property.

5. Any peer review work required by the project applicant to comply with the Conditions of Approval shall be done at the project applicant’s expense.

Planning Department

6. All mitigation identified in the Ridgewood West CEQA Addendum, dated June 2025, are incorporated as project conditions of approval.

9. To ensure that the Mitigation and Monitoring measures are communicated and complied with, a preconstruction meeting shall be conducted prior to the start of any construction and the following shall attend: the developer, grading contractor supervisor, project planner, Building Official, Public Works Director, project biologist Page 221 of 619 and arborist, with exception of installing temporary construction fencing demarcating the disturbance area, siltation and tree protection fencing. Temporary construction protective measures and tree protection fencing shall be installed prior to the meeting and inspected at that time by the biologist and arborist. Provide an attendance list to the project planner.

Air Quality

Biological Resources

12. Mitigation Measure BIO-4 Protection of Sensitive Animal Species: Prior to issuance of the grading permit, the project applicant shall demonstrate to the satisfaction of Page 222 of 619 the City the following:
a. The landowner shall hire a qualified biologist to search for San Francisco duskyfooted woodrat nests. If any are found and impacts to the nests cannot be avoided, the applicant shall seek written approval from CDFW to implement a trapping and relocation program. Wood rat nests shall not be disturbed without prior written approval from CDFW.
b. If construction is scheduled to begin between February 1 and August 15 of any given year, the landowner shall hire a qualified biologist to conduct a search for active bird nests in the vicinity of the work site (following CDFW survey protocols). If active bird nests are observed, the work shall be postponed until the biologist determines that all chicks have fledge the nest(s).

Archaeological Resources

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e. If any cultural resources are discovered, the project contractor shall immediately stop all earth disturbing work within a 150-foot radius of the discovery to allow for inspection, evaluation, and potential recovery of resources by the supervising project archaeologist, before resuming any earth-disturbing construction activities. The developer shall also contact the Planning Department and Building Official as soon as work has been stopped. It may be necessary to resume grading or excavation activities under the direction of the supervising archaeologist in order to locate or expose cultural remains.

Paleontological Resources

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Hazards and Hazardous Materials

18. Applicant shall have the construction contractor implement a best management practice/hazardous materials containment plan during the entire time construction activities are occurring. The hazardous materials containment plan shall contain the following elements:
a. Stationary equipment such as motors, pumps, welding equipment shall be placed over drip pans or other containment apparatus.
b. Construction materials shall not be stockpiled or stored where they could be accidently discharged downslope or into Scotts Valley Drive. c. Any petroleum, lubricants or other hazardous materials used during; and, construction shall be stored in a special storage location equipped with double containment and this location shall be shown on the erosion control plan and approved by the agencies that review this plan.

Hydrology and Water Quality

19. Applicant and construction contractor shall implement best management practices to prevent sedimentation and discharge of contaminants off-site during project construction, including hazardous materials during the entire time construction activities are occurring. The hazardous materials containment plan shall contain the following elements:
a. Stationary equipment such as motors, pumps, welding equipment shall be placed over drip pans or other containment apparatus.
b. Construction materials shall not be stockpiled or stored where they could be accidentally discharged downslope or into Scotts Valley Drive. c. Any petroleum, lubricants or other hazardous materials used during; and, construction shall be stored in a special storage location equipped with double containment and this location shall be shown on the erosion control plan and approved by the agencies that review this plan.

Trees

20. All recommendations in the Arborist Report prepared by HMH, dated December 23, 2024, revised January 16, 2025, and March 21, 2025, are incorporated as conditions of project approval.

22. The project arborist shall place a monetary value on trees preserved on development sites and a surety bond in an amount equal to the value of the preserved trees shall be deposited with the City prior to issuance of a grading/building permit for the Page 225 of 619 project. If damage occurs to the preserved trees during development and/or construction, funds will be drawn from the deposited amount. Funds remaining in the account will be returned to the applicant upon final inspection of the project.

24. The project arborist shall routinely inspect the development site through the term of the project.

26. The cost of the project arborist review and implementation of conditions, site inspection and related work shall be borne by the applicant.

28. The arborists recommendations for tree protection during construction shall be printed on the demolition, grading and construction drawings.

29. The arborist shall monitor and observe hand grading and trenching near the protected trees.

31. Provide a copy of a contract for services for the Community Development Department Director review and approval prior to issuance of a demolition or grading permit.

Landscaping

32. The landscaping improvements shall be permanently maintained and irrigated.

34. A final landscape and irrigation plan shall be submitted and shall include the name, Page 226 of 619 number, size, and location for all planting materials, trees and ground covers and tree replacement locations shall be approved by the Community Development Director prior to issuance of grading or building permits.

Lighting

35. All exterior lighting shall be the minimum necessary for security and all lighting shall be down shining with the light source not directly visible from adjacent properties.

Where deemed necessary by the Community Development Director light cutoffs/shields shall be installed.

Geotechnical

36. All recommendations made in the Geotechnical Investigation, prepared by Quantum Geotechnical, Inc. and dated March 4, 2024 are incorporated as project conditions of approval.

CC&R’s

Parking

38. Garages are required to remain free and clear and to be used for parking. This condition shall also be included in the CC&R’s for the project.

39. On street parking within the public right of way as shown on the project plans is not approved with this application.

Landscape Maintenance Agreement

Affordable Housing

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Public Art

Public Works

44. All required documents, covenants, developer and City improvement agreements and bonds, shall be submitted to the Public Works Department for approval.

45. A registered civil engineer shall provide storm (hydrologic and hydraulic) calculations for appropriate storm drain facilities to control on-site drainage and mitigate off-site impacts. The design shall follow the criteria contained in the City of Scotts Valley Standard Details and the data and analysis contained in the latest adopted City of Scotts Valley Storm Drainage Master Plan, the City’s Stormwater Management Plan, Stormwater Urban Runoff Pollution Control Chapter 12.14, Stormwater Technical Guide, and the Post Construction Requirements by the Central Coast Regional Water Board. Development shall not increase the rate of flow (cubic feet per second) or velocity (feet per second) of site run-off water to any off-site drainage areas beyond the measured or calculated pre-project rate and velocity. Impervious area must be shown on the cover sheet of the project plans.

46. Engineered temporary erosion control plan shall be submitted to the Public Works Department for approval for any grading occurring between October 1st and April 30th.

48. All new improvements within the public right-of-way shall be ADA-compliant and shall be submitted to the Public Works Department via an Encroachment Permit application. The Encroachment Permit application shall include, but are not limited to, all civil improvements, traffic control plans, and striping plans. The traffic control plan must show how traffic will be safely controlled and how motorists will be alerted Page 228 of 619 during construction work/activity, including when construction vehicles are entering and exiting the project site. Off-site improvements within the public right-of-way shall be completed to the satisfaction of the Public Works Director. The Director may allow partial occupancy where sufficient improvements have been completed to ensure public safety and access.

49. All new landscaping within the public right of way shall be reviewed and approved by the Public Works Director.

52. To prevent sedimentation and discharge of contaminants off-site during project construction, the project applicant shall have the construction contractor implement an erosion control plan and implement a best management practice/hazardous materials containment plan during the entire time construction activities are occurring. The hazardous materials containment plan shall be approved by the Public Works Department prior to the commencement of land alteration and construction activities for the project. It shall contain the following elements:
a. Stationary equipment such as motors, pumps, and welding equipment shall be placed over drip pans or other containment apparatus.
b. Construction materials shall not be stockpiled or stored where they could be accidentally discharged downslope or onto Mount Hermon Road. c. Any petroleum, lubricants or other hazardous materials used during construction shall be stored in a special storage location equipped with double containment and this location shall be shown on the erosion control plan roved by the agencies that review this plan. Applicant shall construct all storm drain facilities in conformance with data and analysis in the adopted City of Scotts Valley Stormwater Technical Guide, August 2017.

54. The Applicant shall provide 2” mill and Hot Mix Asphalt (HMA) overlay for the full width of the road along the full parcel frontage on Erba Lane.

The requirement to complete the diversion structure prior to the sanitary sewer connection on Erba Lane may be modified or waived at the discretion of the Public Works Director.

58. The applicant shall pay the appropriate park dedication in-lieu fee as calculated by the City prior to approval of the Final Subdivision Map.

59. The applicant shall pay the appropriate traffic impact mitigation fee as calculated by the City prior to approval of the Final Subdivision Map.

Scotts Valley Water District

60. The applicant shall provide the following information on the construction plans:
a. Sizes for all meters, fire services, potable water service laterals, and back flow devices detailed on the plans.
b. Provide a cut-in tee detail for the proposed fire service and fire hydrant laterals c. Stainless steel full band type tapping saddles must be used for all existing water mains.
d. Service taps shall be spaced at a minimum 18-inches from another tap and 24- inches from any fitting, bell or joint.
e. The meter bank serving Units 14-19 must be relocated to the other side of the driveway in front of Unit 19, in softscape. Relocation of the proposed 8-inch fire service and/or irrigation service may be required to accommodate the shifting of this meter bank. Page 230 of 619
f. The proposed fire service line and thrust blocks are too close to the existing AC water main. Construction plans must show elimination of the proposed middle tree on the South West end in the front of Unit 19 as well as elimination of the (2) 90- degree elbow fittings to maintain a straight run on the backside DCDA BFD.

Name and Signature of Property Owner Date

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Mr. Taylor Bateman
Community Development Director
City of Scotts Valley
1 Civic Center Drive
Scotts Valley, CA 95066
via email
Dear Mr. Bateman,
Thank you for your continued help and thoughtful review of our proposed 19-unit residential community, Ridgewood West, located on Erba Lane. As discussed in meetings with all staff departments, and in advance of the upcoming public hearing on June 12, 2025, we are providing updated unit plans for our project site. Our internal design team reviewed our unit plans and noted that the main floor living area was not sufficiently sized for a dining room. Consequently, we have revised our plans to incorporate the appropriate unit types, which are deeper than those in the original submittal. The resultant site plan is substantially similar to what has been previously approved, but eight driveways on Erba Lane have been reduced in length to accommodate the additional depth of the units and stay out of the tree canopy for all the onsite preservation trees. As a point of reference, the updated unit types are now in line with the depths approved on City Ventures’ prior Bluebonnet and Grove projects. Accordingly, we are requesting the Planning Commission’s recommendation of approval for this update to the design, shown in Exhibit A.

The alternate design maintains the original 19-unit count and complies with the General Plan and Zoning. It was provided to all staff departments on June 3. While the applicant acknowledges the alternate design has only received preliminary staff approval, no significant issues have been identified (by Fire, Public Works, Planning or Building). We are committed to continuing to work with the City prior to the project’s City Council hearing to address any concerns that may arise.

Design Modifications
The most notable change is a reconfiguration of the floor plans to create formal dining areas. The revised dining areas make the units a similar length as the homes City Ventures has completed at The Grove on Enterprise Way and Bluebonnet Lane in Scotts Valley.

1. Front Yard - To accommodate the deeper unit while preserving the existing tree canopy along the northern property line, we’ve removed reduced driveways fronting on Erba Lane. Buildings in the alternate design will be located approximately 5 feet 9 inches from garage to sidewalk. The project had previously requested waivers to setbacks pursuant to gov code section 65915 (state density bonus law). This change does not require any additional waivers.

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2. Parking Spaces - Under the municipal code, this project is required to provide 42 parking spaces, including 2 garage spaces per home and 4 guest parking spaces (Scotts Valley Municipal Code §17.44.30). Under the state code (Gov Code 65915(p)), this project is required to have 29 parking spaces. The project in both scenarios proposes the same amount of parking spaces: 46 parking spaces including 2 garage spaces per home and 8 guest parking spaces, double the guest parking spaces required. Though the modified design does not reduce parking, the reduction in driveway length means that owners of 8 of these homes cannot additionally park in their driveways.

3. Square Footage - Under the modified design, homes will change from ~1,550 square feet to ~1,900 square feet. As previously mentioned, this change will provide additional second floor living area consistent with prior homes that City Ventures has completed in Scotts Valley and the greater Bay Area. The comfort of these homes is important for quality of life. Without properly sized spaces for living, kitchen, and dining rooms these homes lose both their livability and saleability, the latter of which would make this project financially infeasible.

Please feel free to reach out if there are any questions or clarifications that would be helpful. We appreciate the City’s time and review of our project.

Kind Regards,
Darian Dennler
City Ventures Development Manager

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JT JT

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT SVC SVC JT JT JT JT JT JT JT JT

UP UP UP UP
UP UP UP UP UP UP UP UP ERBA LANE BLDG 1 UNIT 1 BLDG 2 BLDG 3 BLDG 4 UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8 UNIT 9 UNIT 10 UNIT 11 UNIT 12 UNIT 13 UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18 UNIT 19 R23'-0" R23'-0" SYMBOL CODE BOTANICAL / COMMON NAME CONT QTY TREES ACE PAL ACER PALMATUM / JAPANESE MAPLE WUCOLS (M) 15 GAL. 3 ARB STR ARBUTUS UNEDO / STRAWBERRY TREE WUCOLS (L) 15 GAL. 2 LAG NAT LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' / NATCHEZ CRAPE MYRTLE WUCOLS (L) 15 GAL. 5 PRU LYO PRUNUS ILICIFOLIA LYONII / CATALINA CHERRY WUCOLS (L), TREES SHALL BE PRUNED AS REQUIRED TO FIT THE SPACE 15 GAL. 2 TRI ELE TRISTANIA LAURINA 'ELEGANT' / ELEGANT WATER GUM WUCOLS (M) 24" BOX 6 ULM PAR ULMUS PARVIFOLIA / CHINESE ELM WUCOLS (L) 24" BOX 3 TREE LEGENDEXISTING TREE TO REMAIN 1 LARGE EVERGREEN SHRUBS LARGE, EVERGREEN SHRUBS USED AS FOUNDATION PLANTING, BACKGROUND PLANTING, AND FOR SCREENING. (LOW TO MEDIUM WATER USE). SEE SHEET L1.4 FOR PLANT LIST MID-GROUND SHRUBS SMALL MID-GROUND SHRUBS SELECTED FOR INTEREST AND COLOR. PREDOMINATELY LOW WATER USE. SEE SHEET L1.4 FOR PLANT LIST SHRUBS & GROUNDCOVER SEE SHEET L1.5-1.6 FOR PLANT LIST NATIVE GRASSLAND / RESTORATION MIX NON-IRRIGATED TURF & NO MOW FESCUE C H U N T H A L E J O N E S A R C H I T E C T S Architecture Planning Interiors 444 Spear Street, Suite 105 San Francisco, CA 94105 www.hunthalejones.com t. 415-512-1300 f. 415-288-0288 DATE: PROJECT: RIDGEWOOD WEST CITY VENTURES ERBA LANE SCOTTS VALLEY, CA 95066 6.2.25 317073 SCALE: CONCEPTUAL LANDSCAPE PLAN L1.1 1" = 20'-0" N23076 0' 20' 40' 1" = 20' PROJECT NARRATIVE SEE SHEET L1.4-1.6 FOR PLANT SPECIES AND IMAGES SHORT-TERM BICYCLE PARKING PER ODS II.B.5.: REQUIRED: 2 SPACES (19 UNITS @ 1 SPACE PER EVERY 10 UNITS) PROVIDED: 4 SPACES PRIVATE OPEN SPACE PER ODS VI.B.1, TYP. Landscape at Ridgewood West Townhomes provides a rhythmic and natural tree canopy, serving as buffer and screen to the adjacent residences, while grounding the architecture with evergreen planting. Pedestrian circulation, as well as amenity areas, are removed from the street and directly face the preserved riparian canopy. Pockets of naturalized planting abut the preserved open space, while existing natural surface trails under the existing canopy are retained. Residents have full use of private front yard areas, buffered by open rail wood fencing. Passive uses, including picnic tables set in decomposed granite, and a meadow of native and no-mow fescue, provide welcome opportunities to enjoy the view. PROPOSED NATURAL SURFACE TRAIL TO MACDORSA PARK, FINAL ALIGNMENT TO BE DETERMINED BY CITY STAFF DURING CONSTRUCTION DOCUMENTS RIPARIAN BUFFER / EXISTING TREE DRIPLINE COMMON OPEN SPACE PER ODS VI.B.2: 315 SF AMENITY AREA (INCL. PICNIC TABLES AND SEATING) 703 SF NO-MOW TURF AREA CLUSTER MAIL BOX UNIT & TRASH RECEPTACLE TOTAL SITE AREA: 46,378 SF LANDSCAPED AREA: 7,006 SF TOTAL LANDSCAPED AREA PER SVMC §17.20.040(I) LANDSCAPED AREA REQUIRED = 46,378 SF X 10% = 4,638 SF LANDSCAPED AREA PROVIDED = 7,006 SF > 4,638 SF NOTE: ALL LANDSCAPED AREA WILL BE PERMANENTLY MAINTAINED. PER ODS VI.B.1. PRIVATE OPEN SPACE: 1,390 SF PER ODS VI.B.2. COMMON OPEN SPACE: 1,018 SF PARKING AREA: 1,364 SF LANDSCAPED AREA: 404 SF > 10% OF 1,364 SF = 137 SF PROPOSED LANDSCAPE IRRIGATION WATER METER TRANSFORMER, SEE ELECTRICAL DRAWINGS; TRANSFORMER SCREENING, SEE DETAIL 1/L1.11 DECOMPOSED GRANITE PATH WITHIN EXISTING TREE DRIPLINE, TYP.CONCRETE PATH OUT OF EXISTING TREE DRIPLINE ONLY, TYP. SHRUB & GROUNDCOVER LEGEND TOTAL NUMBER OF TREES (EXCL. EXISTING): 21 24" BOX TREES REQUIRED: 21 TREES X 25% = 6 TREES 24" BOX TREES PROPOSED: 9 TREES PROPERTY LINE, TYP. 1. PLANTING SPECIES WITH A “HIGH” RATING IN THE CALIFORNIA INVASIVE PLAN COUNCIL’S CAL-IPC INVENTORY OF INVASIVE PLANTS IS PROHIBITED. 2. GROUNDCOVER MUST BE PROVIDED THROUGHOUT THE LANDSCAPED AREA AND MUST BE SPACED TO ACHIEVE FULL COVERAGE OF THE GROUNDCOVER AREA WITHIN ONE YEAR. 3. A MAXIMUM OF 50 PERCENT OF THE REQUIRED LANDSCAPE AREA MAY CONSIST OF MULCH, BARK CHIP, CRUSHED ROCK, PEBBLES, STONE, OR SIMILAR NON-PLANT MATERIALS. 4. LANDSCAPED AREAS MUST BE TOP DRESSED WITH BARK, CHIP, MULCH, OR OTHER SIMILAR MATERIAL TO COVER EXPOSED BARE SOIL. 5. PLANTING IN ABOVE GRADE COURTYARDS SHALL HAVE A MINIMUM SOIL DEPTH OF 12 INCHES FOR GROUND COVER, 20 INCHES FOR SHRUBS, AND 36 INCHES FOR TREES. 6. TREES MUST BE A MINIMUM 15-GALLON SIZE. 7. TREES IN LANDSCAPE PLANTERS LESS THAN 10 FEET IN WIDTH OR LOCATED CLOSER THAN 5 FEET FROM A PUBLIC SIDEWALK, STREET, OR PERMANENT STRUCTURE ON AN ADJACENT PROPERTY MUST BE PLANTED WITH ROOT BARRIERS OR ROOT BARRIER PANELS TO PREVENT DAMAGE TO ADJACENT STRUCTURES OR PAVEMENT. 8. ALL TREES SHALL COMPLY WITH NON-COMPACTED SOIL AND SEPARATION STANDARDS IN CITY OF SCOTTS VALLEY MULTI-UNIT RESIDENTIAL DESIGN STANDARDS (ODS) VIII.B.4.E TABLE 3. 9. MINIMUM VERTICAL CLEARANCE FOR TREE CANOPIES AT MATURITY SHALL BE PROVIDED AS FOLLOWS: 9.1. 14 FEET IN AND AROUND SERVICE AND LOADING AREAS AND DRIVEWAYS. 9.2. 12 FEET FOR PARKING LOTS. 9.3. 8 FEET FOR TREE CANOPIES IMMEDIATELY ADJACENT TO SIDEWALKS AND PATIOS. 10. LANDSCAPING MUST BE INSTALLED PRIOR TO RECEIVING A TEMPORARY OR FINAL CERTIFICATE OF OCCUPANCY. PRELIMINARY PLANTING NOTES SIGHT DISTANCE PER AASHTO, NO SHRUBS OVER 3' WITHIN THIS AREA. TOP OF BANK PARKING AREA: 618 SF LANDSCAPED AREA: 294 SF > 10% OF 618 SF = 62 SF

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REAR ELEVATION

STREET FACING ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 12'-1"
PLAN 1AINT. PLAN 1A-INT. PLAN 1A-END 3'-4"

TOP OF ROOF DECK
PLAN 1A-END
14 87'-8" ±40'-11"

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1"

FRONT ELEVATION
PLAN 1A-INT. PLAN 1A-INT. PLAN 1A-END 3'-4"
TOP OF ROOF DECK 39'-9
1 2" OVERALL HT.

F
F
PLAN 1A-END
F
F
3 1 8 12
11 5
7 4
9 17
87'-8"
F
F
F
F ±42'-8
1 2
"

RIGHT ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 9'-1"
PLAN 1A-END 3'-4"

TOP OF ROOF DECK
8" MIN.

LEFT ELEVATION

MAIN SUBFLOOR

LOWER PLATE

UPPER PLATE

UPPER SUBFLOOR

MAIN PLATE
S.O.G. 9'-1" 9'-1" 12'-1"
PLAN 1A-END 3'-4"

TOP OF ROOF DECK
F
6 TRELLIS - 24" PROJECTION ±43'-3"
8" MIN.

COMPLY WITH EXTERIOR LIGHTING
REQUIREMENTS IN STANDARD IX.B.5

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

05.30.25 317073
SCALE:

BLDG 2 CONCEPTUAL ELEVATIONS (BLDG 1 SIM)
A1.1.1
1/8" = 1'-0"

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1 BODY - SHINGLE SIDING
MFR.: SHERWIN-WILLIAMS
NIGHT OUT SW9560

BODY - LAP SIDING
MFR.: SHERWIN-WILLIAMS
BEDROCK SW9563
1 2

BODY - BOARD AND BATTEN /

STUCCO / TRIM
MFR.: SHERWIN-WILLIAMS
EXTRA WHITE SW7006
3 ROOF - COMPOSTION SHINGLE
MFR.: CERTAINTEED LANDMARK

WEATHERED WOOD

ROOF TO BE CLASS A ASSEMBLY
4 6 2
WINDOW
MFR.: VINYL WINDOW

WINDOW FRAMES - WHITE
(ALL WINDOWS TO BE NON MIRRORED)
5 4
6 5 NOTE:

ALL SIDING AND TRIM TO BE "HARDI" OR EQUAL
3 BODY - STUCCO
MFR.: SHERWIN-WILLIAMS
PASSIVE SW7064

CONCEPTUAL COLORS & MATERIALS
SCALE:

CONCEPTUAL MATERIAL BOARD
MB 1.1
NTS

C H U N T H A L E J O N E S A R C H I T E C T S
ArchitecturePlanningInteriors
444 Spear Street, Suite 105
San Francisco, CA 94105
www.hunthalejones.com
t. 415-512-1300
f. 415-288-0288
DATE:

PROJECT:

RIDGEWOOD WEST

CITY VENTURES

ERBA LANE
SCOTTS VALLEY, CA 95066

05.30.25 317073

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RESOLUTION NO. 1807

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF SCOTTS VALLEY RECOMMENDING TO THE CITY

COUNCIL CERTIFICATION OF AN ADDENDUM TO A
MITIGATED NEGATIVE DECLARATION (MND24-002), LAND
DIVISION (LD24-002), DESIGN REVIEW (DR24-004), AND
SB330 APPLICATION FOR THE “RIDGEWOOD WEST”

DEVELOPMENT WHICH INCLUDES DEMOLITION OF AN

EXISTING SURFACE PARKING LOT AND CONSTRUCTION
OF 19 TOWNHOME-STYLE CONDOMINIUM UNITS ON A

1.04-ACRE PROJECT SITE (APNS 022-481-18, & -22) IN THE

RESIDENTIAL HIGH DENSITY (R-H) ZONING DISTRICT
WHEREAS, the City of Scotts Valley has received an application and technical reports from Luke Morris, SV Housing LLC, property owner, to merge two parcels into a one lot subdivision and to subdivide airspace to create 19 new condominium units on a 1.04-acre site and related site improvements, in the high density residential general plan and zoning district, located at Erba Lane (no situs), as shown on project plans on file with the Planning Department / APN 022-481-18 and 22; and WHEREAS, the applicant has presented substantial evidence which supports the application; and
WHEREAS, the Application was reviewed for completeness and is determined to be a “project” as defined by the California Environmental Quality Act (CEQA); and,
WHEREAS, a Mitigated Negative Declaration was prepared for the Bay Village Planned Development on the subject site and consisted of a ten-lot subdivision for ten units (six detached single-family dwellings and two attached duet/ duplexes), and related site improvements; and
WHEREAS, a Mitigated Negative Declaration for the Bay Village Planned Development was prepared pursuant to Section 15162 of the California Environmental Quality Act (CEQA); and
WHEREAS, the project was determined to not have a significant impact on the environment based upon the results of the initial study; and WHEREAS, the City Council adopted Resolution No. 1997 on June 16, 2021, to adopt the Mitigated Negative Declaration for the Bay Village Planned Development); and
WHEREAS, in accordance with CEQA Guidelines Section 15164, the City prepared an Addendum to the Bay Village Planned Development Mitigated Negative Declaration to explain the rationale for determining that

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Erba Lane (Ridgewood West)
June 12, 2025

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the proposed Project would not create any new or substantially more severe significant effects on the environment that were not previously analyzed in the Bay Village Planned Development Mitigated Negative Declaration and supporting Initial Study; and
WHEREAS, the environmental analysis in the Addendum concludes that none of the conditions that had been analyzed in the Bay Village Project would change with adoption of the proposed Project, and no new information of substantial importance meeting the criteria listed in CEQA Guidelines Section 15162 has been identified in the environmental analysis; and WHEREAS, the Planning Commission held a duly published and noticed public hearing on June 12, 2025, to review and consider the proposed development and the requested planning permits (entitlements), hear public testimony, and provide comments and recommendations to the City Council.

NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Scotts Valley (“Commission”), that the Commission hereby recommends to the City Council:

SECTION 1: That the Addendum to the Mitigated Negative
Declaration has been completed in compliance with the requirements of CEQA and that the Planning Commission has reviewed and considered the information within the document.

SECTION 2: That the Addendum to the Mitigated Declaration represents the independent judgment and analysis of the City.

SECTION 3: That the City Council certify the Addendum to the Mitigated Negative Declaration based on the following findings pursuant to CEQA and the CEQA Guidelines Section 15164:

Furthermore, no new information of substantial importance meeting the criteria listed in CEQA Guidelines Section 15162 has been identified in the environmental analysis.

2. The Addendum to the Mitigated Negative Declaration for the project

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June 12, 2025

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has been completed in compliance with the California Environmental Quality Act (CEQA).The Addendum to the Mitigated Negative Declaration was completed in compliance with CEQA.

5. Based on the Initial Study and when considering the record as a whole, there is no evidence before the City of Scotts Valley, including the information in the Mitigated Negative Declaration and comments of appropriate reviewing agencies, to indicate that the proposed project could have any potential for an adverse effect on fish and wildlife resources or the habitat upon which it depends. A Biological Assessment was prepared for the project site (Biotic Resources Group, May 31, 2019), an Addendum to the Biological Assessment was prepared based on a revised site plan which represented the Bay Village Planned Development project (Biotic Resources Group, May 31, 2020) and a Peer Review of the Biological Assessment was prepared by Monk & Associates in September 2024 for the subject Ridgewood West project. Similarly, an Arborist Report evaluated the trees on site (HMH, December 2024, revised January 16, 2025, and March 21, 2025). With the implementation of the City’s standard conditions of approval and the implementation of three biological mitigation measures (MM BIO-1, MM BIO-2, and BIO-3) impacts associated with vegetation, riparian woodland, wildlife, nesting birds, and other biological resources would be reduced to a less than significant level.

Therefore, the project will not result in any adverse impacts to fish and wildlife habitat or other resources.

SECTION 4: Approve the Land Division based on the following findings, and as shown on the plans submitted, subject to Conditions of Approval (Exhibit B) attached hereto and incorporated herein:

1. That the location of the uses is in accordance with the objectives of the zoning ordinance and the purposes of the district in which the site is located. The project meets the requirements of this finding in that the project provides 19 new single-family dwellings in the R-H, High Density Residential Zoning District. The homes utilize conventional materials and design details that integrate into the surrounding residentialneighborhood.

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2. That the proposed tentative map/land division, together with the provisions for its design and improvement, is consistent with the General Plan. The project meets the requirements of this finding in that the development is consistent with the General Plan High Density Residential density range. The subdivision design and the related property improvements create 19 new condominium dwellings and establishes a homeowner’s association to share in the maintenance of common driveways, landscaping and the oak riparian woodland area, retaining walls and stormwater infrastructure. The project as proposed and conditioned is consistent with goals and objectives of the General Plan. The development is also consistent with the goals and policies of the Housing Element because the previously approved ten- unit Bay Village Planned Development was identified as a Pipeline Project and the Ridgewood West development includes nineteen units, adding an additional nine units to the City’s Regional Housing Needs Allocation (RHNA).

3. That the project site is physically suitable for the density of the land division. The project meets the requirement of this finding in that the 1.04- acre site is sufficient in size to accommodate 19 condominium units and related improvements. The proposed project is consistent with both the General Plan and Zoning density ranges. Public services are available, and utilities are of adequate capacity to accommodate the project.

4. That the design of the land division or the proposed improvements arenot likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The project meets the requirements of this finding in that the Addendum to the Mitigated Negative Declaration determined that there were no potentially significant adverse environmental impacts, and the project will not degrade the quality of the environment or impact fish wildlife or habitat with the implementation of identified standard conditions of approval and mitigation measures.

5. That the design of the land division or the type of improvements is not likely to cause serious public health problems. The project will not generate hazardous emissions nor be a storage facility for hazardous/ combustible materials. During project grading and construction, to reduce dust generation to minimal levels and to prevent sedimentation and discharge of contaminants off- site, standard conditions of approval require the grading and construction contractors to implement best management practices (BMPs). The Addendum to the Mitigated Negative Declaration concluded that the project is not expected to cause serious public health problems.

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June 12, 2025

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site. A public access easement is required to provide access to MacDorsa Park from Erba Lane.

SECTION 5: Approve Design Review based on the following findings, subject to Conditions of Approval (Exhibit A) attached hereto and incorporated herein:

1. The siting of any structure on the property as compared to the siting of other structures in the immediate neighborhood is appropriate. The project meets the requirements of this finding in that the proposed condominiums will be sited appropriately in relation to the existing neighborhood and fronting on Erba Lane and on a private road. To protect the riparian woodland habitat, all structures (excluding decks) and impervious surfaces would be located outside of the riparian drip line (i.e., outside the tree canopy). A concrete path is proposed adjacent to the drip line. Within the drip line, a decomposed granite path is proposed which will replace existing asphalt and provide a pervious surface that will directly benefit the riparian tree root zone. Per State Density Bonus Law, the Project is eligible for waivers and reductions to development standards that have the effect of physically precluding the construction of a development. Pursuant to State Density Bonus Law. The Project Applicant is employing various development standards waivers related to site and building design, parking, and open space as described in the Project plans and as described in Section 7 of this document. As proposed the development is suited to the property, setting, and zoning context.

3. Landscaping and irrigation plans shall be required on the site.

Landscaping shall be in keeping with the character or design of the building. Existing trees shall be preserved wherever possible. The project meets the requirements of this finding in that there are 41 trees located on the Project site. Forty (40) of these trees are classified as ordinance-sized trees under the City of Scotts Valley Municipal Code Section 17.44.080 and would remain. Landscaping on the Project site would total approximately 7,768 sf and would be owned and maintained by the

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Erba Lane (Ridgewood West)
June 12, 2025

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homeowners association (HOA). Private pedestrian circulation and amenity areas would generally be away from Erba Lane and oriented toward the preserved riparian woodland and include pockets of informal plantings. A common open space area would be constructed adjacent to the tree canopy and include picnic tables, seating, and a “no-mow” turf (Fescue) area. The existing informal trails within the woodland area would be preserved and a new private path consisting of concrete outside of the tree canopy, and decomposed granite within the tree canopy would also be constructed. A total of 37 trees would be installed (10 of which will be 24-inch boxed size) with a variety of species including Crape myrtle, Strawberry tree, Water gum, and Chinese Elm. Additional landscaping would include a variety of large evergreen shrubs, and smaller accent shrubs and groundcover.

4. The size, location and arrangement of on-site parking and paved areas shall be appropriate. The project meets the requirements of this finding in that each unit includes a two-car garage and provides 8 guest parking spaces, which exceeds the guest parking requirement set forth in the Zoning Code. Three of the guest spaces are located at the end of the proposed cul de sac and the remaining five spaces are accessible from Erba Lane.

5. For ingress, egress, and internal traffic circulation, all the above factors shall be related to the setting or established character of the neighborhood or surrounding area. The project meets the requirement of this finding in that a new private cul-de-sac will be constructed from the southwestern half of the Project site, providing resident and emergency vehicle access. The design of this roadway would be consistent with City standards and subject to design review to ensure there is adequate emergency vehicle access. The frontage along Erba Lane would be improved with a sidewalk, curb and gutter, landscaping, and on-street parking consistent with City standards. Per State Density Bonus Law , the project is employing a waiver to allow for multiple driveways on Erba Lane.

SECTION 6: The proposed project is consistent with Government Code Section 65915 (Density Bonus Law) and Government Code Section 65913.4 (SB 35) for the following reasons and is hereby approved:

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Erba Lane (Ridgewood West)
June 12, 2025

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has requested under Density Bonus Law. Because 16% of the base units in the project are restricted for lower income households, the Application is eligible for concessions and an unlimited number of waivers under Density Bonus Law.

No concessions are requested, and no concessions are granted under this Approval.

The following waivers are granted under this Approval:
a. SVMC Section 17.44.030(B)(2): Off street parking and loading requirements – Minimum Garage Size. The minimum size of a private garage shall be 22’ x 22’ for two cars. As a waiver, the project is approved with undersized private garages (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1).
b. SVMC Section 17.10.040(E): Development Standards – Building Height. No structure shall exceed 35’ in height in the R-H districts. As a waiver, the project is approved with a maximum building height of +/-43’-3” to allow a third floor, maximizing vertical space and increasing the number of units without expanding the project footprint (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP A1.1.1 – A1.1.3) c. SVMC Section 17.10.040(C)(1): Development Standards – Front Yard. The minimum front yard shall be twenty feet. As a waiver, the project is approved with a reduced front yard to maximize buildable space around the riparian area (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1).
d. SVMC Section 17.44.030(J)(2): Off Street Parking and Loading Requirements – Standards for Residential Parking Facilities. Driveways and parking spaces in any residential zone district shall not proportionately occupy more than three hundred square feet per each ten feet of required setback. As a waiver, the project is approved with a reduced setback requirement to ensure parking is efficiently located, prioritizing space for housing (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1).
e. Scotts Valley Multi-Unit Residential Design Standards, Part 2, Section IV.B.2 – Upper Story Setbacks. A building taller than 35 feet shall provide a stepback at the uppermost story on façades fronting public streets, publiclyaccessible open spacesand property lines adjoining existing single-family uses (a) the required stepback shall be a minimum of 6 feet in depth (b) The stepback shall be required to extend for 80 percent of the building façade length. As a waiver, the project is approved to allow for more usable space on upper floors, increasing marketable square footage (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP A1.1.1 – A1.1.3)

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f. Scotts Valley Multi-Unit Residential Design Standards Part 2, Section III.B.6 – Perimeter Parking Lot Landscaping. Parking areas adjacent to a street shall include a landscaped planting strip between the street and parking area at least 4 feet wide or as required in the zoning district, whichever is greater.

The planting strip shall contain a row of landscaping with a minimum planting height of 36 inches, (b) Trees shall be provided within the planting strip with a maximum distance of 30 feet between each tree. The minimum planting size for trees is 15-gallon. Tree species shall reach a mature height of at least 20 feet. Planting strip tree requirements are in addition to required interior parking lot trees (c) Landscaping shall comply with intersection and driveway vision clearance requirements in Zoning Code Section 17.46.110.E. As a waiver, the project is approved to allow more space for housing (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet L1.1).
g. Scotts Valley Multi-Unit Residential Design Standards Part 2, Section III.B.4. - Number of Driveways. No more than one driveway shall serve a development site less than 100 feet wide and no more than two driveways shall serve a site 100 feet wide or more. On corner lots, this rule applies separately to each of the two street-facing sides. As a waiver, the project is approved to allow multiple driveways on Erba Lane (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1).
h. Scotts Valley Multi-Unit Residential Design Standards Part 2, Section III.B.1.b. (3) Parking Screening. The parking area shall be screened with a wall or fence located between the parking spaces and the landscaped planting strip required by Standard B.6 (Perimeter Parking Lot Landscaping).

As a waiver, the project is approved to reduce the area allocated to landscaping to allow more space for housing (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet L1.1). i. SVMC Section 17.10.040(C)(3): Development Standards – Rear Yard Setbacks. The rear yard shall be twenty percent of the depth of the lot, not more than 25’ or less than 15’, subject to the following exceptions (a) The rear yard may be reduced to not less than fifteen feet, provided, that one side yard is not less than twenty-five feet, (b) One foot shall be added to the rear yard for each two feet in height above which the top plate line exceeds twenty feet in height. As a waiver, the project is approved with reduced rear yard setback to help maximize buildable space around the riparian area (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1).
j. SVMC 17.10.040(C)(2): Development Standards – Side Setbacks. The minimum side yard for a permitted use shall be ten percent of the width of the site; provided, that a side yard of more than ten feet shall not be required and a side yard of less than five feet shall not be permitted, subject to the following exceptions: (a) On the street side of a corner lot, the side yard shall be twenty percent of the width of the site; provided, that a side yard of more

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than twenty feet shall not be required and a side yard of less than eight feet shall not be permitted, (b) One foot shall be added to each side yard for each two feet of height above which the top plate line exceeds twenty feet in height, (c) One foot shall be added to the interior side yard for each five feet by which a wall of a structure within twenty-five feet of the side property line exceeds forty feet in length parallel or approximately parallel to the side property line, (d) A side yard providing access to more than one dwelling shall be not less than twelve feet. As a waiver, the project is approved with reduced rear yard setback to help maximize buildable space around the riparian area (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet SP 1.1).
k. Scotts Valley Multi-Unit Residential Design Standards, Part 2, Section VI.B.1.a – Private Open Space. Each dwelling unit shall have at least 100 square feet of
private open space. As a waiver, the project is approved to with reduced private open space to provide more land for residential units (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet A2.1.1, A2.1.2, A3.1.1 and A3.2.1).
l. Scotts Valley Multi-Unit Residential Design Standards, Part 2, Section VI.B.1.b.2 – Balcony Design Standards. Balconies shall have a minimum dimension of 6 feet in depth and width and a minimum floor area of 50 square feet. As a waiver, the project is approved to with reduced sized balconies to provide more land for residential units (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet A2.1.1, A2.1.2, A3.1.1 and A3.2.1).
m. Scotts Valley Multi-Unit Residential Design Standards, Part 2, Section VI.B.1.b.3 – Patio Design Standards. Patios shall have a minimum dimension of 8 feet in depth and width and a minimum floor area of 64 square feet. As a waiver, the project is approved to with reduced sized patios to provide more land for residential units (plan set titled “Ridgewood West,” revised on 10/10/24, 01/22/2025 and 05/09/2025, Sheet A2.1.1, A2.1.2, A3.1.1 and A3.2.1).

Government Code Section 65915 states that the City shall approve requested concessions/incentives unless it finds that:

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or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.

3. The concession or incentive would be contrary to state or federal law.

City Analysis: No concessions are requested.

Following are the findings that must be made to deny a waiver/reduction under Density Bonus Law:

1. The waiver or reduction would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health and safety, and
for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

City Analysis: There is no substantial evidence in the record that the proposed waivers will have a specific adverse impact, as defined above.

Therefore, there is no substantial evidence that the proposed waivers will have a specific adverse impact on public health and safety.

2. The waiver or reduction would have an adverse impact on any real property that
is listed in the California Register of Historical Resources.

3. The waiver or reduction would be contrary to state or federal law.

B. Government Code Section 65913.4 (SB 35)
As noted above, the City determined that the Project was consistent with SB 35 (Gov Code Sections 65913.4) with the applicable concessions and waivers.

C. Pursuant to California Government Code Section 65863, the Planning Commission, finds the following:

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was projected in the Housing Element; the Housing Element shows a site capacity of 1 low, 1 moderate and 8 above moderate income units, whereas the Ridgewood West development includes 2 low, 1 moderate and 16 above moderate-income units.

The proposed project provides a total of 19 units, including 1 additional low income unit and 6 additional above moderate units.

The proposed development's residential density is consistent with the Housing Element, and the remaining sites identified in the Housing Element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City's share of the regional housing need pursuant to Section 65584.

NOW THEREFORE, BE IT FURTHER RESOLVED that, after careful consideration of the application and related materials, plans, maps, facts, exhibits, staff report, testimony and other evidence submitted in this matter, and incorporated herein by this reference, the Planning Commission of the City of Scotts Valley recommends City Council certify an Addendum to a Mitigated Negative Declaration MND24-002, approve Land Division LD24-002, and Design Review DR24-004 for the “Ridgewood West” project to allow for demolition of an existing surface parking lot and construction of 19 townhome-style condominium units on a 1.04-acre project site (APNs 022-481-18, & -22) in the Residential High Density (R-H) Zoning District subject to Conditions of Approval (Exhibit A), and project development plans which are attached hereto and incorporated herein by this reference.

THE ABOVE AND FOREGOING RESOLUTION was duly and regularly passed by the Planning Commission of the City of Scotts Valley at a meeting held on the 12th day of June 2025, by a vote of as follows:

AYES:

NOES:

ABSTAIN:

ABSENT:

Lori Gentile, Chair
Taylor Bateman, Community Development
Director

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Scotts Valley City CouncilAugust 20, 2025

Scotts Valley City Council
August 20, 2025