Ord 2193 - Amending the Town Code effecting a zone change from C-1, C-2, RC and RM:5-12 to C1:PD for property located at 110 and 208 East Main Street, 56, 56A, 104, and 108 Villa Avenue and 17 and 25 Fiesta WayORDINANCE 2193
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE ZONING ORDINANCE EFFECTING A ZONE
CHANGE FROM R-1:8 TO R-1:8:PD AT 15881 LINDA AVENUE
AND A PORTION OF 15950 STEPHENIE LANE
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION I
The Town Code of the Town of Los Gatos is hereby amended to change the
zoning at 15881 Linda Avenue (APN 523-25-052) and a portion of 15950 Stephenie
Lane (APN 523-25-051) as shown on the map which is attached hereto marked Exhibit A
and is part of this Ordinance from R-1:8 (Single Family Residential, 1 to 5 dwelling units
per acre), to R-1:8:PD (Single Family Residential, 1 to 5 dwelling units per acre, Planned
Development)..
SECTION II
The PD (Planned Development Overlay) zone established by this Ordinance
authorizes the following construction and use of improvements:
1. Demolition of asingle-family residence and a nonperrnitted second
dwelling unit;
2. Construction of seven single family residences; and
3. Landscaping, streets, parking, open space and other site improvements
shown and required on the Official Development Plan.
4. Uses permitted are those specified in the underlying R-1 (Single Family
Residential) zone by Sections 29.40.385 (Permitted Uses) and 29.20.185
(Conditional Uses) of the Zoning Ordinance, as those sections exist at the
time of the adoption of this Ordinance, or as they may be amended in the
future, subject to any restrictions or other requirements specified
elsewhere in this ordinance including, but not limited to, the Official
1
Development Plan. However, no use listed in Section 29.20.185 is
allowed unless specifically authorized by this Ordinance, or by
Conditional Use Permit.
SECTION III
COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS
All provisions of the Town Code apply, except when the Official Development
Plan specifically shows otherwise.
SECTION V
The attached Exhibit A (Map) and Exhibit B (Development Plans, 26 sheets), are
part of the Official Development Plan. The following must be complied with before
issuance of any grading, demolition or construction permits:
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY
DEVELOPMENT:
(Planning Division)
1. ARCHITECTURE AND SITE APPROVAL REQUIRED. The Official
Development Plans and this ordinance establish the allowed uses and intensity of
development. The Official Development Plans are conceptual in nature such that
minor deviations may be approved through the Architecture and Site approval
process if necessary to achieve architectural excellence. The Planning
Commission shall be the deciding body of the Architecture and Site applications.
2. BMP. Prior to final occupancy of each unit, the applicant shall pay the Below
Market Price (BMP) as established by Town Council Resolution.
3. HOUSE SIZE. The footprint, square footage and height of each house shall be
consistent with the Development Plans as shown in Exhibit B.
4. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained prior to
the issuance of a Building, Grading or Encroachment Permit:
5. RECYCLING. All wood, metal, glass, and aluminum materials generated from
the demolished sh'ucture shall be deposited to a company which will recycle the
materials. Receipts from the company(s) accepting these materials, noting type
2
and weight of material, shall be submitted to the Town prior to the Town's
demolition inspection.
6. I SAN FRANCISCO DUSKY FOOTED WOODRAT -NESTS
ENCOUNTERED.
Require that a qualified biologist examine the project area before and during any
initial vegetation, woody debris, and/or tree removal, or other initial ground
disturbing activities. If a dusky footed woodrat nest/house structure is
encountered in the area of disturbance, avoid disturbing the structure or evicting
the individuals. Install a protective exclusion zone around any woodrat nest found
within the project area before initiating tree/vegetation removal and ground
disturbing activities. Applicant shall provide the preconstruction survey to the
Conununity Development Department and report of periodic inspection during
construction to ensure protective fencing is in place.
7. ZSAN FRANCICCO DUSKY FOOTED WOODRATS ENCOUNTERED. If a
woodrat is incidentally encountered in the work area and does not voluntarily
move out of the area, a biological monitor, with the appropriate California
Department of Fish and Game (CDFG) permits, shall relocate the anhnal out of
the construction area to the nearest safe location (as approved and authorized by
CDFG). Prior to relocating any woodrats, a suitable release site shall be created
on site, and approved by CDFG. Applicant shall provide a letter report to the
Community Development Department from the biologist and/or CDFG staff that
documents the consultation with and approval by CDFG of an onsite relocation
area if woodrat nest is encountered.
8. 3IMPACTS TO NESTING BIRDS AND BATS. Implement the following
measures prior to tree removal or construction.
• Conduct tree removal operations between September 1 and October 15, before
special status bats have established seasonal roost locations. This will prevent
harming potential fall/winter hibernacula (October 15-February 15) and
spring/ summer maternity colonies (April 1-September 1). If removal cannot
`Mitigation Measure 2B-1
a Mitigation Measure 2B-2
' Mitigation Measure 2B3
3
take place during these periods, require a qualified biologist to conduct apre-
construction survey for bats. Winter hibemacula surveys should be conducted
between October 15 and February 15 to determine if bats are utilizing the site
for winter roosting. Maternity roost surveys should be conducted over 4 visits
between mid April and early May, when bats are establishing maternity
roosts, but before pregnant females generally give birth, to determine if a
maternity roost is being established. For any trees/snags that could provide
roosting space for cavity or foliage-roosting bats, thoroughly evaluate the
trees/snags and foliage to determine if a colony is present prior to trimming or
cutting. Visual inspection, trapping, and acoustic surveys may be utilized as
initial techniques.
• If a tree is determined not to be an active roost site, it may be immediately
pruned or removed. If the tree is not trimmed or removed within four days of
the survey, repeat night survey efforts.
• If roosting bats are found, coordinate with CDFG to develop and implement
acceptable passive exclusion methods. Authorization from CDFG will be
necessary to evict winter hibernacula areas for bats. Have a qualified
biologist, in the possession of an applicable CDFG Memorandum of
Understanding, humanely remove roosting bats if they are not successfully
excluded.
• If established maternity colonies are found, protect pre-volant young from
construction noise by creating a minimum 100 foot buffer around. the colony
until the young can fly or consult with California Department of Fish and
Game for other acceptable measures of avoidance. It is assumed that after
September 1 colonies have no pre-volant young.
• Removal of any occupied tree/snag, if necessary, shall be mitigated for by the
.creation of a snag or other artificial roost structure within suitable habitat
located in the project area. The creation of snags/roost structures, if necessary,
will take place during tree removal activities to avoid distm~bance of nesting
birds/roosting bats. Applicant shall provide the preconstruction survey to the
Community Development Department and report of periodic inspections
4
during construction to ensure construction buffers, if required are in place.
Applicant shall provide report on creation of a snag or artificial roost structure
if required.
9. QMIGRATORY BIRD NESTING. Conduct tree removal activities between
September 1 and January 1, outside of nesting bird season. For tree removal or
construction activities scheduled to occur during the period from February
through August, a qualified ornithologist and/or biologist will conduct nesting
bird surveys no more than 15 days before tree removal and/or before construction
begins. Surveys shall include the project site and a 300-foot-wide buffer (where
accessible) to examine nearby tree stands and structures for special-status birds,
and all birds (and their nests) protected under the Migratory Bird Treaty Act
(META). If an active nest is found, delay project activities until a qualified
biologist determines that young have fledged from active nest site or consult with
CDFG prior to commencing any activity within 300 feet of the nest area as set
forth in the Streambed Alteration Agreement issued by CDFG. If nesting birds
are not found, no further action would be necessary, and tree removal and
construction may proceed. Applicant shall provide the pre-construction survey to
the Community Development Department. If nesting birds are found, applicant
shall provide documentation to the Community Development Department that
demonstrates compliance with actions specified in the measure (i.e., delay
construction or consult with CDFG).
10. SSNAGS. Retain existing snags and/or dead limbs within the riparian habitat and
setback area to provide potential nesting habitat for cavity-nesting birds.
Applicant shall provide letter report to the Community Development Department
from the biologist that documents the compliance with the measure.
11. TREE REMOVAL AND TRANSPLANTING. Require implementation of all
recommendations provided by the Town's consulting arborist (Arbor Resources,
February 5, 2007) and require an independent arborist review of the site plans to
verify recommendations have been included on the plans and implemented during
Mitigation Measure 2C-1
s Mitigation Measure 2C-2
e Mitigation Measure 2E-1
5
construction. The arborist report includes a measure requiring tree transplanting
by a qualified tree professional under the supervision of a certified arborist, and
shall also include measures for irrigation prior to, during, and after transplanting
and shall specify replacement trees if the transplanted trees do not survive within
5 years. Applicant shall provide a letter report to the Community Development
Department from a certified arborist documenting compliance with all arborist
report recommendations after tree removal and transplanting has been completed
and again at five years from transplanting.
12. TREE REPLACEMENT. Require planting of three additional 36-inch box trees
as part of the project landscaping plan and payment of fees into the Town Forestry
Fund as required by Town regulations. Payment of fees shall be made prior to
issuance of the building permit, and installation of the three additional trees shall
occur prior to final occupancy permit.
13. gNOISE. The proposed six-foot high, solid wood "Good Neighbor" fence along
the east side of Lot 1 and south side of Lot 5 shall be constructed as early as
possible (prior to project grading activities if possible) to help reduce construction
noise at existing adjacent residences.
14. 9RiPARIAN ENHANCEMENT PLAN MEASURES. Implement all measures
outlined in the Linda Avenue Riparian Enhancement Plan developed by H.T.
Harvey and Associates (2008) and revise the enhancement plan to reflect the
revised edge of the riparian canopy and setback as set forth in this EIR. For
understory enhancement, include a variety of native sluubs and vines (e.g. Pacific
blackberry, elderberry, snowberry, wild rose) that provide understory structure, a
food base, and cover for wildlife.
15. 10REMOVAL OF TREE #92. When removing the large eucalyptus tree, the roots
will be left in place to avoid disturbing the root mass armoring the southern bank
of Ross Creek, to prevent erosion and promote creek bank stability in this area.
'Mitigation Measure 2E-2
s Mitigation Measure IS-3
s EIR Recommended Condition of Approval
10 Ibid.
6
16. 'ISNAG FEATURES FOR TREES #80, #83, #87 & #92. The trunks, lower
limbs, crotches, and notches of non-native trees currently proposed for removal
(Trees #80, #87, #83, and #92) can be killed in place and left to provide snag
features for wildlife habitat.
17. 'ZRIPARIAN HABITAT AND SETBACK PROTECTION. Implement the
following measures during construction to protect the riparian habitat and setback
during construction.
• Riparian habitat shall be designated as a sensitive area and clearly shown
on construction plans. Orange construction fencing shall be installed
upslope of the outer edge of the riparian setback and shall not be disturbed
except as required for installation of the bioswales and outfall.
• Require all access routes, staging areas, stockpile areas, and equipment
maintenance areas to be located outside of the riparian corridor and
setback area.
• Construction materials and equipment shall not be stockpiled or stored
where they could be washed into the water or cover aquatic or riparian
vegetation.
18. 13EXTERIOR LIGHTING. Design exterior lighting so that it is directed to the
ground and not directed toward the riparian corridor.
19. 140UTFALL. Final drainage plan design details shall include outfall details that
conform to Design Guide 12 of the Santa Clara Valley Water Resources
Protection Collaborative's "Guidelines for Land Uses Near Streams".
20. 15WATER QUALITY- CC&R's. The project's CC&Rs shall require regular
inspection and maintenance of the bioswales and drainage system improvements
consistent with the Town of Los Gatos "Engineering Design Standards."
21. ARCHAELOGICAL. In the event archaeological traces are encountered, all
construction within a 50 meter radius of the find shall be halted, the Director of
11 Ibid.
~z Ibid.
13 Ibid.
14 Ibid.
is Ibid.
7
Community Development shall be notified and an archaeologist shall be retained
to examine the find and make appropriate recommendations.
22. NATIVE AMERICAN REMAINS. If human remains are discovered, the Santa
Clara County Coroner shall immediately be notified. The Coroner will determine
whether or not the remains were Native American. If the Coroner determines that
the remains are not subject to his or her authority, the Coroner shall notify the
Native American Heritage Commission, who would attempt to identify
descendants of the deceased Native American.
23. ARCHAEOLOGICAL FIND. If the Director of Community Development finds
that the archaeological find is not a significant resource, work will resume only
after the submittal of a preliminary archaeological report and after provision for
reburial and ongoing monitoring are accepted. Provisions for identifying
descendants of a deceased Native American and for reburial will follow the
protocol set forth in Section 15064.5 of the CEQA Guidelines. If the site is found
to be a significant archaeological site, a mitigation program must be prepared and
submitted to the Director of Community Development for consideration and
approval, in conformance with the protocol set forth in Public Resources Code
Section 21083.2.
24, FINAL ARCHAEOLOGICAL REPORT. A final report shall be prepared at the
applicant's cost when a find is determined to be a significant archaeological site
and/or when Native American remains are found on the site. The final report
shall include background information on the completed work, a description and
list of identified resources, the disposition and cm~ation of these resources, any
testing, other recovered information, and conclusions.
25. ARBORIST REPORT. The applicant shall implement the 29 recommendations
provided by the Town's Consulting Arborist, Arbor Resources, in the report dated
February 5, 2007. These recommendations are included as Attachment 1 of the
Initial Study.
26. GOOD NEIGHBOR FENCE. The proposed six foot high, solid wood "Good
Neighbor" fence along the east side of Lot 1 and south side of Lots 5 and 6 shall
8
be constructed as early as possible (prior to project grading activities if possible)
to help reduce construction noise at existing adjacent residences.
27. CC&R's -SANTA CLARA VALLEY WATER DISTRICT. The CC&R's shall
be reviewed and accepted by the Town of Los Gatos and the Santa Clara Valley
Water District, and shall include statements of homeowner responsibilities as may
be provided by the Santa. Clara Valley Water District.
28. CC&R's. RIPARIAN CORRIDOR CC&R's shall include a statement regarding
the responsibilities of living next to a riparian corridor, the limitations on the uses
of the rear yards for Lots 1 through 4. The CC&R's shall also include a statement
that no physical or built improvements are allowed within the Santa Clara Valley
Water District easement or ten foot Riparian Buffer zone.
29. CC&R's -SAN FRANCISCO DUSKY FOOTED WOODRAT NEST. The
CC&Rs shall include a statement that the endangered San Francisco Dusky
Footed Woodrat has been located on the property and shall provide homeowner
information on how to identify and avoid nests.
30. CC&R's -REPLACEMENT OF TRANSPLANTED TREES. The CC&R's shall
include a statement that identifies transplanted trees and provides measures for
their replacement if they do not survive within 5 years of transplanting:
Replacement trees shall be determined by Town Code requirements at the time of
replacement.
31. CC&R's -NON-NATIVE SPECIES MANAGEMENT. The CC&R's shall
include a statement regarding the homeowners responsibility for ongoing
eradication of invasive herbaceous vegetation and follow-up removal of non-
native tree re-sprouts in accordance with the Riparian Enhancement Plan prepared
by H.T. Harvey & Associates, June 12, 2008.
32. DEED RESTRICTION. Prior to final occupancy, deed restrictions shall be
recorded for Lots 1 through 4 at the applicant's expense, which discuss the
responsibilities of living next to a riparian corridor.
33. WATER EFFICIENCY. This project is subject to the Town's Water Efficient
Landscape Ordinance, Chapter 26, Article IV of the Town Code. A fee as
established by Town Council resolution shall be paid when the landscape,
9
irrigation plans and water calculations are submitted for review prior to the
issuance of building permit.
34. NEW TREES. All newly planted trees are required to be double staked to Town
standards.
35. GENERAL. All newly planted trees shown on the plan are specific subjects of
approval of this plan and must remain on the site.
36. IRRIGATION. All newly planted landscaping shall be irrigated by an in-ground
irrigation system. Special care shall be taken to avoid irrigation which will
endanger existing native trees and shrubs.
37. PROTECTIVE FENCING. Prior to any equipment arriving on site and prior to
construction or building permits being issued, the applicant shall meet with the
Town's Consulting Arborist, at the developer's expense, concerning the need for
protective fencing around the existing trees and other required tree protection
measures identified in this ordinance. Such fencing is to be installed prior to, and
be maintained during, construction. The fencing shall be a five foot high chain
link attached to steel poles driven at least 18 inches into the ground when at the
dripline of the tree. If the fence has to be within eight feet of the trunk of the tree,
a fence base may be used, as in a typical chain link fence that is rented.
(Building Division)
38. PERMITS REQUIRED: A building permit shall be required for the seven
proposed dwelling units and the demolition of any structure(s).
39. CONSTRUCTION PLANS: The Conditions of Approval shall be stated in full on
the cover sheet of the construction plans submitted for a building permit.
40. SIZE OF PLANS: The maximum size of construction plans submitted for
building permits shall be 24" x 36".
41. PLAN PREPARATION: The construction plans for this project shall be prepared
under the direct supervision of a licensed architect or engineer. (Business and
Professionals Code Section 5538)
42. DEMOLITION REQUIREMENTS: Contact Town of Los Gatos Building
Counter technicians for demolition requirements and complete the process before
obtaining a building permit for demolition of such work.
l0
43. LEAD-BASED PAINT. A state certified lead-based paint professional shall be
retained to perform a lead-based paint survey of the existing structures and the
recommendations of the professional shall be followed for abatement of any
identified lead-based paint prior to demolition of the structures.
44. HAZARDOUS MATERIALS. The identified hazardous materials being stored on
site shall be carefully removed prior to demolition and grading, and legally
disposed of in accordance with local, county and state regulations.
45. HOUSE NUMBERS: The developer shall submit requests for additional house
numbers prior to the building permit application process.
46. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residences shall
be designed with adaptability features for single-family residence per Town
Resolution 1994-61.
a. Wooden backing (no smaller than 2" x 8") shall be provided in all
bathroom walls, at water closets, showers and bathtubs located at
34" from the floor to the center of the backing, suitable for the
installation of grab bars.
b. All passage doors shall be at least 32" wide on accessible floor.
c. Primary entrance shall have a 36" wide door including, a 5"x5"
level landing, no more than 1" out of plane with the ixnrnediate
interior floor level, with an 18" clearance.
47. SOILS REPORT: Two copies of a soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design
recommendations shall be submitted with the building permit application. This
report shall be prepared by a licensed civil engineer specializing in soils
mechanics.
48. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil
engineer or land surveyor shall be submitted to the project building inspector
upon foundation inspection. This certificate shall certify compliance with the
recommendations as specified in the soils report and the building pad elevation
and on-site regaining wall locations and elevations are prepared according to
11
approved plans. Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer for the following items:
a. Pad elevation
b. Finish floor elevation
c. Foundation corner locations
49. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance
forms CF-1R and MF-1R.
50. TOWN FIREPLACE STANDARDS: New fireplaces shall be EPA Phase II
approved appliances as per Town Ordinance 1905. Tree limbs shall be cut within
10 feet of chimneys.
51. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section
1701, the architect or engineer of record shall prepare an inspection program that
shall be submitted to the Building Official for approval prior to issuance of the
building permits, in accordance with UBC Section 106.3.5. Please obtain Town
Special Inspection form from the Building Division Service Counter. The Town
Special Inspection schedule shall be blue-lined on the construction plans.
52. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa
Clara Valley Nonpoint Source Pollution Control Program specification shall be
part of the plan submittal. The specification sheet is available at the Building
Division Service Counter.
53. APPROVALS REQUIRED: The project requires the following agencies approval
before issuing a building permit:
a. Community Development Department
b. Parks and Public Works Department
c. West Valley Sanitation District: 378-2407
d. Santa Clara County Fire Department: 378-4010
e. Santa Clara Valley Water District
£ California Regional Water Quality Control Board
g. California Department of Fish and Game
h. U.S. Army Corps of Engineers
i. Los Gatos Union School District
]2
Note: Obtain the school district form from the Town Building Service Counter after the
Building Division plan check has approved the plans.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC
WORKS: (Engineering Division)
54. 16EROSION CONTROL. Implement erosion control measures, including, but not
limited to:
• Require temporary fencing on the western outer edge of the riparian
vegetation canopy during construction to prevent inadvertent erosion,
sedimentation, and/or construction debris from entering the adjacent
riparian area or Ross Creek. Prohibit construction activities, placement of
spoils, and storage of materials and machinery in the riparian setback.
• Provide adequate erosion control protection in the area of the drainage
outlets, such as use of silt fences, straw bale barrier or other protective
measures
• Conduct grading work prior to the rainy season; protect disturbed areas
during the rainy season; and contain and/or properly de-water accumulated
construction-related runoff from disturbed areas or excavated areas.
• Restrict the timing of installation of the drainage outlets to the periods
outside the rainy season (generally June 1 -September 30).
• Immediately re-vegetate disturbed areas. Apply weed-free mulch or re-
vegetate all soil exposed as a result of the proposed grading before
November 1st of each year in accordance with recommendations of
Design Guide 5 of the Santa Clara Valley Water Resoru~ces Protection
Collaborative's "Guidelines & Standards for Land Use Near Streams."
• Inspect and repair/maintain all erosion control measures prior to and after
any rainfall event exceeding '/z inch, at 24-hour intervals during extended
storm events, and a minimum of every two weeks after the winter storm
season.
~~ Mitigation Measure 3B-1
13
• Locate staging and storage areas for equipment, materials, fuels, lubricants
and solvents at least 100 feet from Ross Creek. Locate oil absorbent and
spill containment materials on site when mechanical equipment is in
operation with 100 feet of the creek.
• If water is present in Ross Creek at the time of installation of the proposed
drainage outfall, require a temporary coffer dam or other appropriate
means (such as sandbags or straw bales) be installed. for temporary
dewatering and to minimize downstream water quality impacts. Allow
water to continue flowing downstream or be diverted around the work site
in a pipe or channel, and discharged in anon-erosive manner. Applicant
shall provide the pre-construction survey to the Community Development
Department and report of periodic inspections during construction to
ensure protective fencing is in place
55. ~~AIR QUALITY. Require implementation of Bay Area Air Quality Management
District recommended control measures for emissions of PM10 and other "Best
Management Practices" (BMPs) s follows:
• Water all active construction areas at least twice daily.
• Cover all trucks hauling soil, sand and other loose materials or require all
bucks to maintain at least two feet of freeboard.
• Pave, apply water three times daily or apply (non-toxic) soil stabilizers on
all unpaved access roads, parking areas and staging areas at construction
sites.
• Sweep daily (with water sweepers) all paved access roads, parking areas
and staging areas at constructions sites.
• Sweep streets daily (with water sweepers) if visible soil material is carried
onto adjacent public streets.
• Cover stockpiles of debris, soil and other materials which can become
windblown.
• Initiate re-vegetation and erosion control immediately upon completion of
grading and prior to onset of the rainy season.
~~ Mitigation Measure IS-1
14
56. 18GEOLOGY AND SOILS. A geotechnical investigation shall be conducted for
this project to determine the surface and subsurface soil conditions at the site. The
geotechnical study shall provide recommendations for site grading as well as the
design of foundations, retaining walls, concrete slab-on-grade construction,
excavation, drainage, on-site utility trenching and pavement sections. The project
shall incorporate all recommendations of the investigation in order to minhnize
the potential impacts resulting from regional seismic activity and subsurface soil
conditions on the site. Applicant shall submit plan review letter from the
geotechnical engineer stating that plans comply with the report.
57. CC&R's -ACCESS. The CC&R's shall include language to require easements
and deed restrictions over the private street which will guarantee access rights in
perpetmty.
58. DEVELOPMENT AGREEMENT. The Applicant shall enter an agreement to
construct public improvements in accordance with Town Code §24.40.020.
59. PUBLIC IMPROVEMENT SECURITY. The applicant shall supply suitable
securities for all public improvements that are a part of the development in a form
acceptable to the Town in the amount of 100% (performance) and 100% (labor
and material) prior to issuance of any permit. Applicant shall provide two (2)
copies of documents verifying the cost of the public improvements to the
satisfaction of the Engineering Division of the Parks and Public Works
Department.
60. GRADING PERMIT. A grading permit is required for site grading and drainage.
The grading permit application (with grading plans) shall be made to the
Engineering Division of the Parks & Public Works Department located at 41
Miles Avenue. The grading plans shall include final grading, drainage, retaining
wall location, driveway, utilities and interim erasion control. Grading plans shall
list earthwork quantities and a table of existing and proposed impervious areas.
Unless specifically allowed by the Director of Parks and Public Works, the
grading permit will be issued concurrently with the building permit. The grading
permit is for work outside the building footprint(s). A separate building permit,
iR Mitigation Measure IS-2
15
issued by the Buildmg Department on E. Main Street is needed for grading within
the building footprint.
61. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the
commencement of any site work, the general contractor shall:
a. Along with the project applicant, attend apre-construction meeting with
the Town Engineer to discuss the project conditions of approval, working
hours, site maintenance and other construction matters;
b. Acknowledge in writing that they have read and understand the project
conditions of approval, and will make certain that all project sub-
contractors have read and understand them prior to commencing work and
that a copy of the project conditions of approval will be posted on site at
all times dm~ing construction.
62. RETAINING WALLS. A building permit, issued by the Building Department at
110 E. Main Street, may be required for site retaining walls. Walls are not
reviewed or approved by the Engineering Division of Parks and Public Works
during the grading permit plan review process.
63. SOILS REPORT. One copy of the soils report shall be submitted with the
grading permit application. The soils report shall include specific criteria and
standards governing site grading, drainage, pavement design, retaining wall
design and erosion control. The reports shall be signed and "wet stamped" by the
engineer or geologist, in conformance with Section 6735 of the California
Business and Professions Code.
64. SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer
shall review the final grading and drainage plans to ensure that designs for
foundations, retaining walls, site grading, and site drainage are in accordance with
their recommendations and the peer review comments. The applicant's soils
engineer's approval shall then be conveyed to the Town either by letter or by
signing the plans.
65. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction,
all excavations and grading shall be inspected by the applicant's soils engineer
prior to placement of concrete and/or backfill so they can verify that the actual
16
conditions -are as anticipated in the design-level geotechnical report, and
recommend appropriate changes in the recommendations contained in the report,
if necessary. The results of the construction observation and testing should be
documented in an "as-built" letter/report prepared by the applicant's soils
engineer and submitted to the Town before final release of any occupancy permit
is granted.
66. CERTIFICATE OF LOT LINE ADJUSTMENT. A Certificate of Lot Line
Adjustment shall be recorded prior to recordation of the final map. Two copies of
the legal description for each new lot configuration, a plat map (8-''/z in. X 11 in.)
and two copies of the legal description of the land to be exchanged shall be
submitted to the Engineering Division of the Parks & Public Works Department
for review and approval. The submittal shall include closure calculations, title
reports less than 90 days old and the appropriate fee. The certificate shall be
recorded before any permits may be issued.
67. DEMOLITION. Existing structures on the site shall be removed prior to
recordation of the final map.
68. FINAL MAP. A final map shall be recorded. Two copies of the final map shall
be submitted to the Engineering Division of the Parks & Public Works
Department for review and approval. Submittal shall include closure calculations,
title reports and appropriate fee. The map shall be recorded before any permits
are issued.
69. UTILITY COMPANY REVIEW. Letters from the electric, telephone, cable, and
trash companies indicating that the proposed improvements and easements are
acceptable shall be provided prior to recordation of the final map.
70. DEDICATIONS. The following shall be dedicated on the final map. The
dedications shall be recorded before any permits are issued.
a. Linda Court. A 22-foot private street right-of--way with a 36-foot radius
cul-de-sac.
b. Public Service Easement (PSE). Five (5) foot wide, next to the Linda Ct.
right-of--way.
17
c. Ingress-egress, storm drainage and sanitary sewer easements, as required.
Private storm drain easements shall be provided across lot 4 in favor of lot
5, and along the property line between lots 2 and 3.
d. Sanitary Sewer Easement. Ten (10) to twelve (12) feet wide, as shown on
the tentative map.
e. Emergency Access Easement. Twenty (22) feet wide, from the end of the
public road over the entire Linda Ct. Private right of way.
f Riparian Parcel. The Riparian Parcel, identified on the Tentative map as
Riparian Area, shall be dedicated in fee to the, Town and a flood control
and maintenance easement shall be dedicated to SCV WD.
71. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by
the Town prior to issuance of any permit.
72. ABOVE GROUND UTILITIES. The applicant shall submit a 75-percent progress
printing to the Town for review of above ground utilities including backflow
prevention devices, fire department connections, gas and water meters, off-street
valve boxes, hydrants, site lighting, electrical/communication cable boxes,
transformers, and mail boxes. Above ground utilities shall be reviewed and
approved by Community Development prior to issuance of any perrnit.
73. PRIVATE EASEMENTS. Agreements detailing rights, limitations, and
responsibilities of involved parties shall accompany each private easement. The
easements and associated agreements shall be recorded simultaneously with the
final map.
74. CC&R's. CC&R APPROVAL shall be reviewed and approved by the Town
Attorney, Community Development Department, and Parks and Public Works
Department prior to recordation of the final map.
75. PUBLIC IMPROVEMENTS. The following improvements shall be installed by
the developer. Plans for those improvements shall be prepared by a California
registered civil engineer, reviewed and approved by the Town, and guaranteed by
contract, Faithful Performance Security and Labor & Materials Security before
the issuance of a building permit or the recordation of a map. The improvements
18
must be completed and accepted by the Town before a Certificate of Occupancy
for any new building can be issued.
a. Drive. Curb, gutter, sidewalk, street lights, tie-in paving, signing, striping,
storm drainage and sanitary sewers, as required.
b. Restripe/Community Benefit. The applicant shall re-stripe the Blossom
Hill Road intersection with Linda Avenue and Old Blossom Hill Road.
The striping shall provide left turn pockets for both eastbound Blossom
Hill Road traffic turning left on Linda Avenue, and for westbound
Blossom Hill Road traffic turning left on Old Blossom Hill Road.
76. SITE LIGHTING. Lighting photometrics shall be provided and approved by the
Director of Community Development prior to the approval of the Tentative Map.
77. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town
Engineer, in writing, at least 72 hours in advance of all differences between the
proposed work and the design indicated on the plans. Any proposed changes shall
be subject to the approval of the Town before altered work is started. Any
approved changes shall be incorporated into the final "as-built" drawings.
78. INSURANCE. One million dollars ($1,000,000) of liability insurance holding the
Town harmless shall be provided in a format acceptable to the Town Attorney
before recordation of the map.
79. TRAFFIC IMPACT MITIGATION FEE. The developer shall pay a proportional
the project's share of transportation improvements needed to serve cumulative
development within the Town of Los Gatos. The fee amount will be based upon
the Town Council resolution in effect at the time the request of Certificate of
Occupancy is made. the fee shall be paid before issuance of the Certificate of
Occupancy. The traffic impact mitigation fee for this project using the current fee
schedule is $5,742 per each new home. The credit for the existing home will be
pro-rated across each new home. The final fee shall be calculated form the final
plans using the rate schedule in effect at the time of the request for a Certificate of
Occupancy.
19
80. FUTURE STUDIES. Any post project traffic or parking counts, or other studies
imposed by Planning Commission or Town Council shall be funded by the
applicant.
81. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to
submittal of plans to the Engineering Division of the Parks and Public Works
Department.
82. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to
issuance of any Permit or recordation of the Final Map.
83. FISH AND GAME REQUIREMENTS. Approval of a Streambed Alteration
Agreement shall be obtained from the California Department of Fish and Game
for proposed improvements in or near riparian areas within their jurisdiction. A
copy of the permit shall be provided to the Parks & Public Works Department
before any permits are issued.
84. SCVWD. Applicant shall submit evidence of acceptance of the Dedicated
Easement and approval of an Encroachment Permit from the Santa Clara Valley
Water District for all work within their jurisdiction. Permits shall be obtained
prior to issuance of any Town permits.
85. REGIONAL WATER QUALITY CONTROL BOARD. Approval of a
Wastewater Discharge Permit and review of "Notice of Intent" and Storm Water
Pollution Prevention Plan from the Regional Water Control Board shall be
provided prior to issuance of any permits. In the event that no permit is required
from this agency, a letter stating as much shall be provided. (This condition is
intended to address the storm drain outfall).
86. ARMY CORPS OF ENGINEERS. Authorization under Nationwide Permit 7 for
Outfall structures and Associated Intake Structures and Nationwide Permit 33 for
Temporary Construction, Access and Dewatering was given on August 26, 2008.
Applicant shall provide a letter from this agency stating that the permit is still
valid, or the applicant shall provide current permits from the Army Corps of
Engineers prior to issuance of any Town permits. (This condition is intended to
address the storm drain outfall).
20
87. TREE REMOVAL. Copies of all necessary tree removal permits shall be
provided prior to issuance of a grading permit.
88. GENERAL. All public improvements shall be made according to the latest
adopted Town Standard Drawings and the Town Standard Specifications. All
work shall conform to the applicable Town ordinances. The adjacent public right-
of-way shall be kept clear of all job related dirt and debris at the end of the day.
Dirt and debris shall not be washed into storm drainage facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless a
special permit is issued. The developer's representative in charge shall be at the
job site during all working hours. Failure to maintain the public right-of--way
according to this condition may result in the Town performing the required
maintenance at the developer's expense.
89. ENCROACHMENT PERMIT. All work in the public right-of--way will require a
Construction Encroachment Permit. All work over $5,000 will require
construction security.
90. PUBLIC WORKS INSPECTIONS. The developer or his representative shall
notify the Engineering Inspector at least twenty-four (24) hours before starting
any work pertaining to on-site drainage facilities, grading or paving, and all work
in the Town's right-of--way. Failure to do so will result in rejection of work that
went on without inspection.
91. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer qualified to practice
land surveying, for the following items:
a. Retaining wall--top of wall elevations and locations
b. Toe and top of cut and fill slopes.
92. CONSTRUCTION ACCESS. Construction access shall be provided from Linda
Avenue. No access will be allowed via Stephenie Lane.
93. EROSION CONTROL. Interim and final erosion control plans shall be prepared
and submitted to the Engineering Division of the Parks & Public Works
Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan
(SWPPP) shall be submitted to the San Francisco Bay Regional Water Quality
21
Control Board for projects disturbing more than one acre. A maximum of two
weeks is allowed between clearing of an area and stabilizing/building on an area
if grading is allowed during the rainy season. Interim erosion control measures, to
be carried out during construction and before installation of the final landscaping
shall be included. Interim erosion control method shall include, but are not
limited to: silt fences, fiber rolls (with locations and details), erosion control
blankets, Town standard seeding specification, filter berms, check dams, retention
basins, etc. Provide erosion control measures as needed to protect downstream
water quality during winter months. The grading, drainage, erosion control plans
and SWPPP shall be in compliance with applicable measures contained in the
amended provisions C.3 and C.14 of the most current Santa Clara County NPDES
Permit.
94. DUST CONTROL. Blowing dust shall be reduced by timing construction
activities so that paving and building construction begin as soon as possible after
completion of grading, and by landscaping disturbed soils as soon as possible.
Fm-ther, water trucks shall be present and in use at the construction site. All
portions of the site subject to blowing dust shall be watered as often as deemed
necessary by the Town, or a minimum of three times daily, or apply (non-toxic)
soil stabilizers on all unpaved access roads, parking areas, and staging areas at
construction sites in order to insure proper control of blowing dust for the
duration of the project. Watering on public streets shall not occur. Streets will be
cleaned by street sweepers or by hand as often as deemed necessary by the-Town
Engineer, or at least once a day. Watering associated with on-site construction
activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include
at least one late-afternoon watering to minimize the effects of blowing dust. All
public streets soiled or littered due to this construction activity shall be cleaned
and swept on a daily basis during the workweek to the satisfaction of the Town.
Demolition or earthwork activities shall be halted when wind speeds
(instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose
debris shall be covered.
22
95. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's
rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be
allowed to park on the portion of a street which abuts property in a residential
zone without prior approval from the Town Engineer (§ 15.40.070).
96. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No
through curb drains will be allowed.
97. STORM WATER MANAGEMENT PLAN. A storm water management shall be
included with the grading permit application for all Group 1 and Group 2 projects
as defined in the amended provisions C.3 of the amended Santa Clara County
NPDES Permit. The plan shall delineate source control measures and BMP's
together with the sizing calculations. The plan shall be certified by a professional
pre-qualified by the Town. In the event that storm water measures proposed on
the Planning approval differ .significantly from those certified on the
Building/Grading Permit, the Town may require a modification of the Planning
approval prior to release of the Building Permit. The applicant may elect to have
the Planning submittal certified to avoid this possibility.
98. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES
INSPECTION AND MAINTENANCE OBLIGATIONS. The homeowner's
association shall enter into an agreement with the Town for maintenance of the
storm water filtration devices required to be installed on this project by Town's
Storm Water Discharge Permit and all current amendments or modifications. The
agreement will specify that certain routine maintenance shall be performed by the
homeowner's association and will specify device maintenance reporting
requirements. The agreement will also specify routine inspection requirements,
permits and payment of fees. The agreement shall be recorded prior to release of
any occupancy permits.
99. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of
contractor and home owner to make sure that all dirt tracked into the public right-
of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction
debris SHALL NOT be washed into the Town's storm drains.
23
100. UTILITIES. The developer shall install all utility services, including telephone,
electric power and all other communications lines underground, as required by
Town Code §27.50.015(b). All new utility services shall be placed underground.
Underground conduit shall be provided for cable television service.
101. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or
replace all existing improvements not designated for removal that are damaged or
removed because of developer's operations. Improvements such as, but not
limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised
pavement markers, thermoplastic pavement markings, etc. shall be repaired and
replaced to a condition equal to or better than the original condition. Existing
improvement to be repaired or replaced shall be at the direction of the
Engineering Construction Inspector, and shall comply with all Title 24 Disabled
Access provisions. Developer shall request awalk-through with the Engineering
Construction Inspector before the start of construction to verify existing
conditions.
102. DRIVEWAY APPROACH. The developer shall install one Town standard
residential driveway approach at each new driveway. The new driveway
approach shall be constructed per Town Standard Details.
103. AS-BUILT PLANS. After completion of the construction of all work, the
original plans shall have all changes (change orders and feld changes) clearly
marked. The "as-built" plans shall again be signed and "wet-stamped" by the civil
engineer who prepared the plans, attesting to the changes. The original "as-built"
plans shall be review and approved the Engineering Inspector. A Mylar and
AutoCAD disk of the approved "as-built" plans shall be provided to the Town
before the Faithful Performance Security or Occupancy Permit is released. The
AutoCAD file shall include only the following information and shall conform to
the layer naming convention: a) Building Outline, Layer: BLDG-OUTLINE; b)
Driveway, Layer: DRIVEWAY; c) Retaining Wall, Layer: RETAINING WALL;
d) Swimming Pool, Layer: SWIMMING-POOL; e) Tennis Court, Layer:
TENNIS-COURT; f) Property Line, Layer: PROPERTY-LINE; g) Contours,
Layer: NEWCONTOUR. All as-built digital files'must be on the same coordinate
24
basis as the Town's survey control network and shall be submitted in AutoCAD
version 2000 or higher.
104. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are
used or reused. Install a sanitary sewer lateral clean-out at the property line.
105. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures
which have flood level rims less than twelve (12) inches (304.8 mm) above the
elevation of the next upstream manhole and/or flushing inlet cover at the public or
private sewer system serving such drainage piping shall be protected from
backflow of sewage by installing an approved type backwater valve. Fixtures
above such elevation shall not discharge through the backwater valve, unless first
approved by the Administrative (Sec. 6.50.025). The Town shall not incur any
liability or responsibility for damage resulting from a sewer overflow where the
property owner or other person has failed to install a backwater valve, as defined
section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the
Town Code and maintain such device in a functional operating condition.
Evidence of West Valley Sanitation District's decision on whether a backwater
device is needed shall be provided prior to issuance of a building permit.
106. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m.,
weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays, construction,
alteration or repair activities shall be allowed. No individual piece of equipment
shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25)
feet. If the device is located within a structure on the property, the measurement
shall be made at distances as close to twenty-five (25) feet from the device as
possible. The noise level at any point outside of the property plane shall not
exceed eighty-five (85) dBA.
107. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all
times during the course of construction. Superintendence of construction shall be
diligently performed by a person or persons authorized to do so at all times during
working hours. The storing of goods and/or materials on the sidewalk and/or the
25
street will not be allowed unless a special permit is issued by the Engineering
Division.
108. SITE SUPERVISION. The General Contractor shall provide qualified supervision
on the job site at all times during construction.
109. HAULING OF SOIL. Hauling of soil on or off-site shall not occur during the
morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between
4:00 p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the developer
shall work with the Town Building and Engineering Department Engineering
Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow
under periods when soil is hauled on or off the project site. This may include, but
is not limited to provisions for the developer/owner to place construction
notification signs noting the dates and time of construction and hauling activities,
or providing additional traffic control. Cover all trucks hauling soil, sand, and
other loose debris or require all trucks to maintain at least two feet of freeboard.
110. UTILITY SETBACKS. House foundations shall be set back from utility lines a
sufficient distance to allow excavation of the utility without undermining the
house foundation. The Town Engineer shall determine the appropriate setback
based on the depth of the utility, input from the project soils engineer, and the
type of foundation.
111. MAINTENANCE ACCESS. The applicant shall propose maintenance access
improvements for the Town Engineer to review, comment on, and approve. The
Engineering Division shall approve the surface materials over each public
easement.
112. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a
construction management plan that shall incorporate at a minimum the Earth
Movement Plan, Traffic Control Plan, Project Schedule, site security fencing,
employee parking, construction staging area, construction trailer, and proposed
outhouse locations. All construction staging and parking shall occur on-site.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE
DEPARTMENT:
26
113. REQUIRED FIRE FLOW. Required fire flow for this project is 1,000 GPM at 20
psi. residual pressure.
114. FIRE HYDRANTS. Provide one public fire hydrant at a location to be
determined by the Fire Department and the San Jose Water Company. Hydrant(s)
shall have a minimum single flow of 1,000 GPM at 20 psi residual, with spacing
not to exceed 500 feet. Prior to applying for a building permit, the applicant shall
provide civil drawings reflecting all fire hydrants serving the site. To prevent
building permit delays, the developer shall pay all required fees to the water
company ASAP.
115. HYDRANT INSTALLATION. Fire hydrants shall be installed and located along
the new or replacement water main installation(s), at a maximum spacing of 500
feet. Provide hydraulic calculations to show that the required fire flow will be
provided.
116. TIMING OF REQUIRED WATER SUPPLY HYDRANTS. Installations of
required fire service(s) and fire hydrant(s) shall be tested and accepted by the Fire
Department, prior to the start of framing or delivery of bulk combustible
materials. Building permit issuance may be withheld until required installations
are completed, tested and accepted.
117. FIRE ACCESS ROADS. The applicant shall provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet six inches, minimum circulating turning radius of 36 feet
outside and 23 feet inside, and a maximum slope of 15%. Installations shall
conform with Fire Department Standard Details and Specifications sheet A-1.
118. ROADWAY TURNAROUND. The applicant shall provide an approved fire
department engine roadway turnaround with a minimum radius of 36 feet outside
and 23 feet inside. Installations shall conform with Fire Department Standard
Details and Specifications sheet A-1. Cul-de-sac dianieters shall be no less than
72 feet.
119. FIRE LANE MARKINGS. The applicant shall provide marking for all roadways
within the project. Markings shall be per fire department specifications.
27
Installations shall also conform to Local Government Standards and Fire
Department Standard Details and Specifications A-6.
120. PARKING ALONG ROADWAYS. The required width of the fire access
roadways shall not be obstructed in any manner and parking shall not be allowed
along roadways less than 28 feet in width. Roadway widths shall be measured
curb face to curb face.
121. TIMING OF ROADWAY INSTALLATIONS. Required access roads, up
through first lift of asphalt, shall be installed and accepted by the Fire Department
prior to the start of construction. Bulk combustible materials shall not be
delivered to the site until installation is complete. During construction,
emergency access roads shall be maintained clear and unimpeded unless
alternative solutions are approved by the Fire Department. Prior to issuance of a
building permit, the developer shall contact the Fire Department to discuss their
plan far maintaining the emergency access road. during construction. Note that
building permit issuance maybe withheld until installations are completed.
122. PREMISES IDENTIFICATION. Approved numbers or addresses shall be placed
on all new and existing buildings in such a position as to be plainly visible and
legible from the street or road fronting the property. Numbers shall contrast with
their background.
28
SECTION VI
This Ordinance was introduced at a regular meeting of the Town Council of the
Town of Los Gatos on September 7, 2010, and adopted by the following vote as an
ordinance of the Town of Los Gatos at a meeting of the Town Council of the Town of
Los Gatos on September 20, 2010 and becomes effective 30 days after it is adopted.
COUNCIL MEMBERS
AYES: Joe Pirzynski, Steve Rice, Mike Wasserman, Mayor Diane McNutt
NAYS: Barbara Spector
ABSENT:
ABSTAIN:
SIGNED:
~/a~e M~~l~'
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
29
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TOWN Of LOS GATOS
Application No. PD-08-004 A.P.N. # 523-25-051, 052
Change of zoning map amending the Town Zoning Ordinance.
® Zone Change From: R-1 :8 To: R-1:8:PD
Action by Planning Commission Date: August 11, 2010
Adopted by Town Council Date: September 20, 2010 Ord: 2193
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..Los Gatos, Ca. 95030
DEFtSITY TABLE
2001-098-
- area D.U. net area density
TGtal area within the prejeri - 1025fi9 7 102569 2.97
Riparian aura to be tled"lcatetl to Town of Los Gatos 9640
Total area minus riparian area to be dedicated to
Town of los Gatos
-
7
92929 -
3 28
Area within SCV WD 8728
Total area minus dpalian area to he detlldated to
Town Gf Las Gatos and minus area within SCV WO
7
83201
3.fi8
Area wihin ri Arian canopy fi810
Total aura minus riparian area to be tledpted la
Town of Los Gatos, minus area within BCV WD and
minus area within riparian canopy-
7
78697
3.98
Area waain riparian buffer 4607
Total area minus riparian area to 6e tledicated to
Tavn of Lqs Galas, minus area within SCVlNO, Mnus
area within riparian canopy and minus ripalran buffer
7
72084
4.23
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Floor Ian Lot Three
p
'ISaloBi®L Cmmw9aN5:
kT.xwarana AaeOLia[es . ~
_- 3B
Elevations Lot Three
~ 893 UCUVerufy gve.ftD ~
IJ:CFPl10NpRE4
+ FFMAINRlG8TRL'CR)gFSgYIXCFP110N
j
-AVEMGESLOPEOF EXCEPTION
ig,9,g SF.
3,TSOS.F.
)
556
4A
qB
Floor Ian Lot Four
p
El
i rA. ca c.9smz
408-0gaA450
~ T
_-vICItLIITg~?~-,~,
IV 16`4 ~
F
~ ~
- . evat
ons Lat Four ' aoa4oilrvre000anaam: gaade0ama «easzauwe - a a~
SA Floor plan Lat Five as3ss,,,,na;LRa.
SB
Elevations Lot Five -
taafimw, c,.9sm3
° y
6A
Floor plan L¢t Sis ~
-
409-353-11752 7~ }!
Yi ++'~33
7Gb l:,v ill
~V~
SNEET NO:
- 6B Elevations Lot Six „ A_O
7A Floor plan Lot Seven
7B
Elevations Lot Seven A70S
LO
SG
70~NNOF
(C
p~ry
r~
IILSJ 9JlLVlJI®nl p11~-
F.~uIBIT B
P/L CONFORMANCE W/
EXIST. SLOPE
i0P OF
4.5' BANK
M[N.
TOE ~ HDP
B~K
GEOTEXTLE FABRIC
MIRAFl ]OOX OR EDUAL
SECTION A - A
OUTFACE DETAIL
N. i.6.
NOTES FOR AN OUTFACE IN TD UNLINED CHANNEL
iv'
GEOtEXTILE FA6RIC
MIRAFI ]00X OR EWAL
SECTION B - B
LIMIT OF
GROUT
OUtFALL
i4 '.
t FOOT ~ GROUT TO A DEPTH
TYPICAL ~ ~'~ ~ CF ONE f00T
MINIMUM
5' SWALE WITH SUBDRAIN
N.T.S.
4 ~ 2~
t).S Y_ ~e ~~i
i v\~~\\i
1. It is mandatory that the SCVWD inspector be notifletl at least
48 hours prior to the commencement of constru<tion. Complete
remowl ai parii<ns of the work installed without inspection may
be required if this requirement is not met.
2. All work is to be done in accortlance with the latest edllian of
Calfmns' Standard Specifications Section ]2-2. No white rack
may be used Method 8 placement shall be used. Grout 4a be In
con farmance with Paragraph 65-1.06 for dement mortar.
3. The au [fall pipe is to be cut off flush with the slope
pmtedion.
4. Any b<ekFll necessary far the Inslallolian of the slope
protection should be compacted to 909. relative compaction in
con formonce with ASTM Stondartl Test method D I56], to test
edition.
5. Any excess soil from excavation shall be deposited off of
District right of way unless appmvetl by [he Districts in spsctw.
6. Use rock slope pratectlon designated as "ligh t° per to [es[
edition of "Coltrane Standard Specifications 6ecfian ]2-2.02".
]. The ou [fall pipe shaultl paint perpentlicWar io the creek Oaw
line ar slightly downstream.
GROUT DETAIL
rowN aF Los cATOS srAND4RDs
CONCRETE CURR AND ClIT1ER
CONCRETE DRIVEWAY MMOUT PLPNIER
STANpARO MONUNENi
CATCH 8451N (SOQ
TRENCH DETAIL
TRENCx DEruL xpres
SWALE
N.T.S.
ENERGY DISSIPATER
N.T.S.
va ~ 4
219
333
J03 1
]OS
JO6
CONCRETE SWALE
~~4' MIN. ~
-_- ~-
]' TO 6" ROCKS 8" 1HICK MINIMUM
HL1ER FABRIC
RACK LINED SWALE
x°~`~i - ~6'-8' ROCK
- ,_ .~ COVER PERFORATED PIPE
DRAIN PIPE WITH LAYER fK ROCK
:~ .'--:::5 .
PROVIDE THREADED ~Y ~~>~~~' ~'
END CAP AT EACH END .~ ~~.v `
POLYESTER
R' PVC PERFORATED ~-
PIPE WITH HOLES _
UP
PLACE PARALLEL ~-~~ -
TO CONTOUR ~ _, "=
sLPLE, xDR DETAILS '°- "a
.
VERi. WESTFALL ENGINEERS "°°`b96
-ES I6NEN JL 2Y: K4REL CYM9PL
4
RCE I NC.
~ L
C EC C ,
3
534
pPTE~
145R3 BlG -PSM MPT
SPRgTDG
C
9 ANDS ~ F DEN D AAS & BLUE SXEEi
PROD ENfR r .
q,
q
50]0 (408186]-W 34
LINO E LOS G OS 2
pF ]
PLAN VIEW
B111L-0INGS
PAVERS
PE~GBICIl
BUILDINGS 16,101 S.F.
STREET ~ SIDEWALKS 403 S.F. 71,311 S.F.
ORIVEWAYB - 1.788 S.F. 1,970 S.F.
WALKWAY6/PATI05 413 S.F, 7,222 S.F.
LANOSCAPING/NATURAL 66,558 S.f.
i
I
i
I
I
i
TOTAL fi8,774 S.f. 2.191 S.F. 31,604 S.F
TOTAL IMPERVIOUS AREA INCLUDING AREAS COVERED W7TN S1A(-PERV10U5
MATERIAL IS 33,795 SQUARE FEET.
4
6
5
~~
sQ
e
7
tl
1w
Z~Z
~Ia ~
^~~ _• ^^••
- su umn
"°°"""'°" °" '° ""P5 9Y ppTr
- pPTE- DECEMBER 9, 2pC
~°ALE: NGR
1•=20- -
MPERV I ^US SURFACES Jp9 N0.
.
PERT.
WESTFALL ENGINEERS INC I 2001-000
pES IGNEB~ JC
BY~KpREL CYNBOL
RCE 34534 ,
TRACT N ~
1 0 0 1 2
SHEET
CY.ECKEO~ KC ,
pATE~ 14583 B[6 HASIN VPY, SpftATOGA
CP 9501p UOB)B6J-@44 , 3
. L2NpP VEN ~ LOS GPTOS pE
_~~
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\ `
I ~ `1 1 I ai 1 f I
1 ^ ~ l~ ~. ~\f~ 1 ]aulur~~r wr~
COLHOUR \>t\\ € 1 ~ to r_v
`\ ~; ~Y`~` 1.. ~<"h ~\\~b~ mNUw.nz ~4"~E~TaI
~ "~ ~ F ~x`r4 ~ ~ ~ 1
- 1 ~ $ \ _ s ~
~\o ~> -- ~- '~
\~ ` a / ` i 1 s as I
wPwlw <axcvr
6PTINE PEA EWSV5rEN5 I, 1\ ~ ~\^,~`~ , II N / /
~, ~/ ^:
q'v.s n\Y4 11I ~0~ig ~V~~
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E% IMSAMIaRY SEMX FP91ENt ~
NOTES: ORIDN \\t
Owners: Daniel Blue \
Mission Woy Partners LLC
C/o Terry McEJroy
214 Almendra Avenue
Los Gatos, CA 95070 /
Tel. 406-399-4460 wr J
Engineer. Westfall Engineers, Inc. u~xT c:- scow rr:F.u
14583 Big Basin Way
Saratoga, CA 95070
Tel. 406-667-0244
Fax 406-667-fi2fi1
Assessor's parcel numbers: 523-25-076 & 020
Total area 2.35 acres
Utilities: Water San Jose Water Co.
Sanitary Sewer West Valley Sanitary District
Coble N Cammst
Telephone AT & T
Gas and Electric PG & E
THE S1E DEVELOPMENT PLAN SHALL BE CONSISTENT WI1H THE ENGIN
APPROVED PLANNED DEVELOPMENT AND Y4LL BE EVALUA"fED DURING
THE ARCHIIECNRE AND SITE APPROVAL PROCESS.
NO STREET LIGHTING IS PROPOSED.
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's \ t v~3. ~' \\ ~. 44IJ 11~"`. .. A. 1
IDE\VALK FASEMENL
E%ISPNG CflOUND
TYPICAL SECTI^N
PRIVATE STREET
pWVaIE NGRESS E4AE55 GSEYEMI
E ENE3~FNCY VEWpE V.SEMENi
SCNN Y EAkNGT•NNiEN,]ICE ~~~ aOPD
t05 OPTOS - ~Pg~' I
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-- `~ '\ ""~ ~~V ' 1 UMIT CF 90EWAIX EASEMENT
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~ 1 _~,
R,. / /
i
e \ 1 y S
-. F N _.i\ \ 1 l \
\ -. ~ \r ,''<M1M~ry AREq 11 \ I 'fJ(+] .._•r r/ 1~ ~ ~. \~.
\ +\ - 1\ ` 2 \5140. H~1 11 \l n '1,~ O f~ /~~^//////~~G// /// / / ~?' ~ \ \\\~
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E°D9 4 TENTATIVE MAP >afl"°
'~ WESTFALL ENGINEERS INC. P°°`-D96N
BT~KAREL CTMBGL, RLE 34536 ' ~ LANDS ^F DEN DAAS & BLUE SHEET
OgiE~ 14583 B1G BASIN VPY, SARPTD4q, Cq 950]0 UDD)B6J-0244 q
LINOq AVENUE, LOS GATOS °F q
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PLANlINO LEGEND
TREES LOMMGN NPME QTY SIZE
n ~~ m~
n uermw s..,mxa s..me.e s xea
ux..~® e
M a
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nx awi.w.nea*.xa..n ~revxe.. .e eaaom
SHRUGS PNDGROUNDOOVER
CeaNnn'1eh U~' Wvlhe e9M
Yd~v®r.nsCrvf /uqe Yilalxq.BN 9a~
r,.wms..m vaa~xsRµaa 5
sa
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aw...,,.e~a~e,ev x..ua wriss '
sw~
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meu Pxw~'aea fa~NGm ~9a
m®mass.ma. x.i~s ue.~.a+...~a .e+
aeusn sagwenouea. 1ev
PLANTING NOTES
m~mnaaxw~vb wvry ee:muv aa~HS Yum sves.x
u
~.muxamaen.nmw~+auu.mxrmpm.ao.a,xam
s'
w.aNSmec v~Fmewmm.,~.a,-muau~..
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~
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mmm avb++ewwwmerFvwm.m.rtiwkgw~InwbamuNrwmwmw
~
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vw
mmm
mamem.
bawasa~
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Re ~daOglmOVChayp®ne41yPx6xIP. Tehgd a®1¢Nymrtvl ttKi
w
rv9vanwub~Vw~i¢bA~n W vemS.MNlamM it ivm/ImGm:
~,ma ~ma.mm m~aea,a.Ta n,a ea.ra.,... re+ae~ew,amxa'n,
w macaw rtmnmxn. wumaaum/amaxpuem 5+®vnen
vmpxT xmvi+.av®re
xa aaa~nuaxs®+r:w.a.
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Extsbng trees b be removed
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EXISTING TREE LEGEND IILi ~911!
3YM TREE SPECIES SIZE CONDITION DISPOSITION
1'evY1M W4 IV ~ PnYn
P o
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i19 Im~NTy PqA> ~ Renme 1R.b_.
/19 ¢w4LYe ryk Fire Peiue $
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' t6 Mm9ta1 Ptlain
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ar
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N1 CmstlMOy 6 F 0.Lm
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f96 CoartlMOrt s ee Pede `
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•Seeaheet L-1 br Dew lOCatlans of hatuPlanted trees. y
'
'
• See NbOtiwiwral Relm tttortree proteclion
vusWU
ORS
SHFFrNO:
•PUrsuRn[lONe request byfne Santa Clara Valley Wafer Dkhicf,
SamRpS enau be btaP rtem tree an aaa lass b replant a m PalaRCa L-'Z
ule dPat~P mmtlor. Tne woM anall ba PartonRea waer me airewaP
aM supernsion Ofa biobgical wnsuPaM COnsidercultiigsfian an
oMerspeciman frwn lne greater Guadalupe River Waters hed if the
mlerea t..,rtnm~ ar rcee an i 5 eel aan
anla fw omoaaauan. ~~
y= s
o~ s
~,
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REVLSIONS
ROOF PLAN
712 YoaF slope v. n.o. - _ I/6"~I'-o"
SECOND FLOOR PLAN FIRST FLOOR PLAN
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REVISIONS
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DESIGNSECTION B „g•_,.o
{~Q°°Ii O~`.
REVISIONS RY -
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MCELR4Y - LIIVDI~ COUkT
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