Ord 2237 - Amend Town Code Effecting Zone Change for Property Located at the Terminus of Shady Ln (Highlands PD)ORDINANCE 2237
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE
FROM HR -2% TO HR- 2'%:PD FOR PROPERTY LOCATED AT THE TERMINUS OF
SHADY LANE (APNs 527 -12- 001.527 -09 -001 & 004)
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 on
property at the terminus of Shady Lane (Santa Clara County Assessor Parcel Numbers
527 -12 -001. 527 -09 -001 & 004) as shown on the map attached hereto as Exhibit A, and is part of
this Ordinance, from HR -2%2 (Hillside Residential, 2%2 Acres per Dwelling Unit) to HR- 2 %2:PD
(Hillside Residential, 2'/2 Acres per Dwelling Unit, Planned Development).
SECTION II
The PD (Planned Development Overlay) zone established by this Ordinance authorizes the
following construction and use of improvements:
1. Construction of 19 new single - family dwelling units.
2. Landscaping, streets, trails, and other improvements shown and required on the Official
Development Plan.
3. Dedication of 42.87 acres of scenic easements as shown on the Official Development
Plans.
4. Dedication of trail easements to the Town of Los Gatos as shown on the Official
Development Plans.
5. Uses permitted are those specified in the HR (Hillside Residential) zone by Sections
29.40.235 (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. However, no use listed in Section 29.20.185 is allowed unless
specifically authorized by this Ordinance, or by a 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 IV
A recorded subdivision map and Architecture and Site Approval and Subdivision Approval
are required before construction work for the dwelling units is performed, whether or not a permit
is required for the work and before any permit for construction is issued. Construction permits
shall only be in a manner complying with Section 29.80.130 of the Town Code.
SECTION V
The attached Exhibit A (Map), and Exhibit B (Official Development Plans), are part of the
Official Development Plan. The following conditions must be complied with before issuance of
any grading, or construction permits:
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. ARCHITECTURE AND SITE APPROVAL REQUIRED. A separate Architecture and
Site application and approval is required for each of the new single family homes and for
the infrastructure improvements. The Development Review Committee may be the
deciding body of the infrastructure improvements and for Architecture and Site
applications where the proposed home is in compliance with the Hillside Development
Standards & Guidelines, except for lots 2 and 12 which shall be reviewed by the Planning
Commission due to concerns about visibility.
2. OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are
conceptual in nature. Final building footprints and building designs shall be determined
during the architecture and site approval process.
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3. SUBDIVISION REQUIRED. A tentative map application shall be approved for the
project prior to the issuance of building permits. The Development Review Committee
may be the deciding body of the tentative map.
4. ARCHITECTURAL RESTRICTIONS. The applicant shall submit the proposed
architectural restrictions for the project through an Architecture and Site application for
review and approval by the Planning Commission, prior to recordation of the Final Map.
5. ENTRY MONUMENT. The entry monument shall be modified to be consistent with the
Hillside Development Standards & Guidelines as part of the Architecture & Site approval
for the infrastructure improvements.
6. HOUSE SITING. New homes shall be sited within the grading envelopes shown on the
Official Development Plans unless it can be demonstrated that another location is more
appropriate for the lot. The burden of proof is on the applicant to justify any deviation
from the approved grading envelope.
7. BUILDABLE LOT AND LANDSCAPE AREAS. Any improvement or planting within
the buildable lot and landscape areas shown on the Official Development Plans must
comply with the Hillside Development Standards & Guidelines.
8. FENCING. Fence locations shall be reviewed and approved during the Architecture &
Site review(s). The developer will include in the CC &R's for the project a restriction
limiting the home owners from replacing the fence type approved during the Architecture
& Site review(s). Fencing shall be restricted to open design, such as wood with wire mesh
and wood or concrete split -rail fencing. CC &R's shall prohibit fencing within scenic
easements.
9. CONCEPTUAL LANDSCAPE PLAN. The conceptual landscape plan shall be revised
to be consistent with the scenic easements shown on the conceptual site plan, sheet 2 of
the Official Development Plans.
10. SETBACKS. The minimum setbacks are those specified by the HR zoning district.
1 l . HEIGHT. The maximum height for homes shall be 25 feet unless it is determined that a
home will be visible from a Town viewing platform, in which case the height shall be
restricted to 18 feet.
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12. * *AESTHETICS MITIGATION MEASURE 4.2 -2a. Proposed lots on the westerly and
easterly ridge lines (lots 2, 9, 11, 12, 14, 15, 17 and 19) shall be subject to a view analysis in
accordance with the Town's Hillside Development Standards & Guidelines.
13. * *AESTHETICS MITIGATION MEASURE 4.2 -2b. As part of the Architecture and Site
review, the Town will require home designs to be consistent with the Hillside
Development Standards & Guidelines (HDS &G) for site planning, development intensity,
architectural design site elements and landscape design.
14. EXTERIOR LIGHTING. All exterior lighting shall be reviewed and approved as part of
the Architecture and Site review(s) and shall comply with the HDS &G. Lighting shall be
down directed and shall not reflect or encroach onto neighboring properties. Flood lights
shall not be installed unless it can be demonstrated that they are clearly needed for safety.
15. COLOR REFLECTIVITY DEED RESTRICTION. Prior to the issuance of a building
permit, a deed restriction shall be recorded by the applicant with the Santa Clara County
Recorder's Office that states that all exterior colors for all lots, with the exception of lot 3 or
lots that have any elevation that is more than 25 percent visible from the viewing platforms,
may use the color averaging approach detailed in Attachment 5 of the October 7, 2014
Town Council report to comply with the light reflectivity value (LRV) requirement of 30
or less, the body of the color shall be no more than the color as proposed by the developer at
the time of application, shall blend with the natural color of the vegetation that surrounds
the site, and shall be maintained in conformance with the Town's Hillside Development
Standards as may be amended by the Town.
16. BELOW MARKET PRICE (BMP) IN -LIEU FEE. A Below Market Price (BMP) in -lieu
fee shall be paid by the property owner /developer pursuant to Town Code Section
29.10.3025 and any applicable Town Resolutions. The fee amount shall be based upon
the Town Council fee resolution in effect at the time a final or vesting tentative map is
approved.
17. COMMUNITY BENEFIT. The applicant shall enter into an agreement with the Town for
provision of the community benefits being offered with the project. The agreement shall
include details on the timing and implementation of each item and shall be approved by the
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Town Attorney and the Director of Community Development prior to issuance of any
building permits for the project.
18. PROJECT CC &R's. CC &R's shall be provided with the Tentative Map application and
shall address the following:
a. maintenance of landscaping in the public right -of -way
b. maintenance of storm drain system
C. landscape guidelines (shall be compliant with the Hillside Development Standards
& Guidelines, EIR and safe fire protocol).
19. FINAL CC &R's. Final CC &R's shall be approved by the Town Attorney prior to the
recording of the Final Map. The CC &R's shall include provisions for traffic circulation,
vehicle parking enforcement procedures, and landscaping, exterior lighting and fencing
restrictions. The approved CC &R's shall become conditions of this Ordinance.
20. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for the removal
of any ordinance sized tree prior to the issuance of a Building, Grading or Encroachment
Permit. The only trees to be removed are those identified in the September 17, 2004
aborist report prepared by Arbor Resources. If it becomes necessary to remove any
additional trees, a separate Tree Removal Permit shall be submitted for review by the
Town. Review by the Town's Consulting Arborist maybe required at the discretion of the
Director of Community Development.
21. "BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3 -1a. Focused surveys
shall be conducted for the three special status plant species having the potential to occur in
the oak woodland habitat. If mitigation plantings occur in grassland or chaparral, surveys
for three special status plant species having the potential to occur in these habitats shall also
be done.
22. "BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3 -1b. If any special status
species would be affected by the project, a Special Status Plant Species Mitigation and
Monitoring Plan should be required to either avoid, minimize or compensate for the
impact.
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23. "BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3 -3a. Prior to recordation
of the Final Map a formal wetland delineation shall be completed and submitted to the
USACE for verification. If the USACE, CDFG and/or RWQCB claim jurisdiction over
the seasonal wetlands and seasonal drainages on the site, the project applicant shall submit
appropriate permit applications to those agencies claiming jurisdiction prior to project
construction and comply with the terms of the permits.
24. "BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3 -3b. The section of the
proposed Shady Lane Extension located west of the site boundary (where the seasonal
drainage channel extends along the north side) shall be widened to the south to the extent
feasible to avoid impacts on the riparian corridor and avoid identified tree removal along
this corridor.
25. "BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3 -4. Due to the temporal
loss associated with proposed tree removal, replacement trees shall be planted at a 3:1
replacement/loss ratio. Based on a maximum potential removal of approximately 122 to
142 trees, mitigation planting of 366 to 426 oak trees in specified areas will be required.
A Tree Protection and Preservation Plan shall be developed by the applicant and individual
lot owners to ensure survival of trees to be retained and appropriate compensation for
impacts on mixed oak woodlands.
26. "BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3 -5. The applicant and
future lot owners shall replace trees removed in accordance with the Los Gatos Tree
Protection Ordinance 2114 which is as follows:
a. Two replacement trees (24 -inch box size) for each impacted tree assigned a high
suitability rating.
b. One replacement tree (24 -inch box size) for each impacted tree assigned a moderate
suitability rating.
A total of approximately 105 replacement trees shall be required for road, lot, and
driveway development.
27. "BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3 -8. A protocol- level,
pre - construction survey for nesting raptors shall be conducted by a qualified ornithologist.
The preconstruction surveys shall be conducted no more than 14 days prior to the initiation
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of demolition and/or construction activities during the early part of the breeding season and
no more than 30 days prior to the initiation of these activities during the late part of the
breeding season. During this survey, the ornithologist will inspect all trees and electrical
towers in and immediately adjacent to the impact areas for raptor nests. If an active raptor
nest is found close enough to the construction/demolition area to be disturbed by these
activities, the ornithologist, in consultation with the DFG, will determine the extent of a
construction -free buffer zone (typically 75 meters [250 feet]) to be established around the
nest to remain until the young have fledged.
28. * *HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE 4.5 -2b.
Prior to recordation of the Final Map a wildlife management plan shall be prepared to
provide guidelines for establishment of defensible space and fuel breaks, use of appropriate
building materials, selection of appropriate landscape species, and implementation of
appropriate vegetation management practices to minimize fuel loads.
Building Division
29. *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -1a. Project plans shall
demonstrate compliance with 1997 Uniform Building Code requirements for structural and
seismic loads and recommendations made by Terrasearch.
30. * *AIR QUALITY MITIGATION MEASURE 4.9 -1. The project shall comply with
BAAQMD basic, enhanced, and applicable optional control measures to minimize
short-term emissions.
31. * *NOISE MITIGATION MEASURE 4.9 -1. Truck noise shall be minimized by limiting
truck operations to the less noise - sensitive daytime working hours, as well as limiting
travel speeds and avoiding compression braking as trucks travel downhill along Shady
Lane.
32. * *PUBLIC SERVICES AND UTILITIES MITIGATION MEASURE 4.11 -1. Affected
school districts will charge the project applicant impact fees based on the size of new
homes (per square foot basis) and by supplemental parcel taxes on the new residential
parcels.
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33. PERMITS REQUIRED. A building permit shall be required for the construction of site
retaining walls and the proposed water tank pad.
34. CONDITIONS OF APPROVAL. The Conditions of Approval must be blue -lined in full
on the cover sheet of the construction plans.
35. SIZE OF PLANS. The maximum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
36. STREET NAMES AND HOUSE NUMBERS. Submit requests for new street names
and/or house numbers from the Office of the Town clerk prior to the building permit
application process.
37. SOILS REPORT. A soils report, prepared to the satisfaction of the Building Official,
containing retaining wall and pad foundation design recommendations, shall be submitted
with the building permit application. This report shall be prepared by a licensed civil
engineer specializing in soils mechanics. ALTERNATE: Design the foundation for an
allowable soils 1,000 psf design pressure (Uniform Building Code Volume 2 - Section
1805).
38. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer
or land surveyor shall be submitted to the project building inspector at foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report; and, the on -site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. On -site retaining wall location
b. Finish floor elevation
C. Foundation corner locations
39. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS. The residences shall be
designed with adaptability features for single - family residences per Town Resolution
1994 -61.
a. Wooden backing (no smaller than 2- inches by eight- inches) shall be provided in all
bathroom walls at water closets, showers and bathtub, located at 34- inches from the
floor to the center of the backing, suitable for installation of grab bars.
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b. All passage doors shall have a 36 -inch wide door including a five foot by five foot
level landing no more than one -inch out of plane with the immediate interior floor
level, with an 18 -inch clearance at interior strike edge.
C. Door buzzer, bell or chime shall be hard wired.
40. 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 permit.
The Town Special Inspection form must be completely filled -out, signed by all requested
parties and be blue -lined on the construction plans. Special Inspection forms are available
from the Building Division Service Counter.
41. SOLAR HOT WATER HEATING. The residences shall be pre - plumbed for solar hot
water heating. The plans shall show the location of a stub and valve located in the attics
for solar heating use.
42. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CR-
IR and MF -IR shall be printed on the construction plans.
43. HAZARDOUS FIRE ZONE. This project requires Class A roofing assembly.
44. TOWN FIREPLACE STANDARDS. New fireplaces shall be EPA Phase II approved
appliances per Town Ordinance 1905. Tree limbs within 10 feet of chimneys shall be cut.
45. PLANS. The construction plans shall be prepared under the direct supervision of a licensed
architect or engineer. (Business and Professionals Code Section 5538).
46. NON -POINT SOURCE POLLUTION STANDARDS. The Town standard Santa Clara
Valley Non -point Source Pollution Control Program specification sheet shall be part of
plan submittal. The specification sheet is available at the Building Division service
counter.
47. APPROVALS REQUIRED. The project requires the following agencies approval before
issuing a building permit:
a. Community Development: Joel Paulson (408) 354 -6875
b. Engineering Department: Fletcher Parsons (408) 395 -3460
C. Parks & Public Works Department: (408) 399 -5777
d. Santa Clara County Fire Department: (408) 378 -4010
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Note: Obtain the school district forms from the Town Building Department, after the
Building Department has approved the building plans.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
48. * *AESTHETICS MITIGATION MEASURE 4.2 -3 (STREET LIGHTING). Lighting
shall be kept to a minimum and shall be installed only at intersections, dangerous curves,
end of cul -de -sacs and multi -use parking areas if needed for safety as determined by the
Town Engineer. Developer shall submit detailed plans of proposed street lighting,
including photometrics, for lighting to be installed prior to approval of Final Map.
49. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4-lb. A screening level slope
stability analysis shall be completed for Cross - section H -H.
50. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -3a. The applicant shall
repair the debris flows /landslides located on Lots 1 and 10.
51. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -3b. Prior to development of
each home site, a lot- specific geologic and geotechnical investigation shall be conducted to
identify and address potential geotechnical hazards. Each individual report shall be peer
reviewed by the Town's Geotechncial Consultant.
52. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -3c. To the extent feasible,
proposed development should avoid slopes over 30% unless designed in accordance with
the Town's Hillside Standards and Guidelines.
53. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -3d. Grading associated with
development of homes and driveways shall be minimized.
54. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -3e. All utilities located on
slopes over 30% shall be directional drilled.
55. * *HYDROLOGY AND WATER QUALITY MITIGATION MEASURE 4.6 -1. To
mitigate the project's impact on downstream flood hazards, the proposed detention basin
shall be adequately sized to accommodate surface runoff generated on project streets and
lots during the 100 -year design storm, prior to recordation of the Final Map. Specifically,
the final system shall be designed to satisfy both the HMP (continuous modeling) and
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100 -year storm criteria, that it shall provide two feet of freeboard for the 10 -year storm and
zero feet for the 100 -year, and that the road shall be designed to act as a spillway in the
event of "overflooding" from an event larger than the 100 -year.
56. "OPEN SPACE AND RECREATION MITIGATION MEASURE 4.12 -1a. New trails
shall meet Town requirements regarding ownership, maintenance, materials, alignments,
width, grade, parking, and signage.
57. "OPEN SPACE AND RECREATION MITIGATION MEASURE 4.12 -3a.. If a tennis
court and/or par course is to be installed, the Town will require a detailed soils
investigation; grading, drainage, and utilities extension to be shown on plans; proof of
maintenance and construction access rights from Francis Oaks Way; and preparation of a
traffic control plan for Francis Oaks Way.
58. "OPEN SPACE AND RECREATION MITIGATION MEASURE 4.12 -3b. Project
CC &R's shall prohibit project residents from using Francis Oaks Way for access or parking
while using the par course, if installed.
59. CERTIFICATE OF LOT LINE ADJUSTMENT. A Certificate of Lot Line Adjustment
shall be recorded for the off -site parcels as shown on the Official Development Plans.
Two copies of the legal description for each new lot configuration, a plat map (8 -%z in. X
I 1 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.
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 erosion 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
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separate building permit, issued by the Building Department on E. Main Street is needed
for grading within the building footprint.
61. SOILS REPORT. One copy of the soils and geologic 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 report shall be signed and "wet stamped" by the engineer or geologist, in
conformance with Section 6735 of the California Business and Professions Code.
62. 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.
63. 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 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.
64. DEVELOPMENT AGREEMENT. The Applicant shall enter an agreement to construct
public improvements in accordance with Town Code §24.40.020.
65. 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. The submittal shall include closure calculations, title report and appropriate
fees. The map shall be recorded prior to issuance of any building permits for the project.
66. DEDICATIONS. The following shall be dedicated prior to issuance of any permits:
a. Shady Lane extension (west of project site boundary): 40 foot street right -of -way
with a 10 foot wide Public Service Easement (PSE) on each side.
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b. New interior streets. A 40 -foot street right -of -way with the chord of a 20 -foot
radius at all intersections and a standard 42 -foot radius cul -de -sac.
C. Public Service Easement (PSE). Ten (10) feet wide, next to the new street
rights -of -way.
d. Ingress- egress, storm drainage and sanitary sewer easements, as required.
e. Trail Easement. Ten (10) feet wide, as shown on the Official Development Plan.
f. Trail easement. Over the area between the overlook and Blossom Hill Road for
installation of a trail should the Town decide to implement this trail connection.
67. 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 must be completed and accepted
by the Town before a Certificate of Occupancy for any new building can be issued.
a. New Streets. Curb, gutter, new street paving, signing, striping, lighting, storm
drainage and sanitary sewers, as required. Curbs shall be rolled concrete to the
satisfaction of the Director of Parks and Public Works.
b. Shady Lane. Curb as required in the vicinity of Drysdale Drive to reduce
overbank erosion in the roadside ditch.
68. 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.
69. 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.
70. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, .Traffic
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Control Plan, Project Schedule, site security fencing, employee parking, construction
staging area, construction trailer, and proposed outhouse locations.
71. 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).
72. 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 a pre - 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 during construction.
73. PRECONSTRUCTION PAVEMENT SURVEY. Prior to issuance of a grading permit,
the project applicant shall complete a pavement condition survey documenting the extent
of existing pavement defects using a 35 -mm or digital video camera. The survey shall be
conducted across the full extent of Francis Oaks Way, Drysdale Drive, Gum Tree Lane and
Shady Lane. The results shall be documented in a report and submitted to the Town for
review.
74. POST - CONSTRUCTION PAVEMENT SURVEY. The project Applicant will complete
a pavement condition survey and pavement deflection analysis to determine whether road
damage occurred as a result of project construction and whether there were changes in
pavement strength. Rehabilitation improvements required to restore the pavement to
pre - construction condition and strength shall be determined using State of California
procedures for deflection analysis. The results shall be documented in a report and
submitted to the Town for review and approval. The Applicant shall be responsible for
completing any required road repairs prior to release of the faithful performance bond.
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75. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL). 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 each new house in this project using the current fee schedule is $5,742.
The final fee shall be calculated from the final plans using the rate schedule in effect at the
time of the request for building permit.
76. * *TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7 -1. Construction
truck traffic shall be minimized on Drysdale Drive and Gum Tree Lane. Prior to issuance
of any permits the applicant shall work with the Town to develop a traffic control plan that
reduces traffic safety hazards.
77. * *TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7 -3. Access
roads are recommended to be widened to 22 feet of paved width, where practical. Curve
warning signs, delineators, and advisory speeds, should be installed to enhance the traffic
safety. A guard rail shall be installed along the north side of Gum Tree Lane (just west of
the project's western boundary) where the road extends directly above existing homes to
the north. Repaving of the access roads should also be considered. At the intersection of
Shady Lane, two driveways and the project entrance, a stop sign should be installed for
traffic exiting the project if the angle and elevation constraints cannot be improved.
78. * *TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7 -5. The Town
may require provision of parking bays along project roadways (wherever topography
allows). Parking bay analysis shall be done as part of the Architecture & Site review for
the infrastructure improvements.
79. * *TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7 -6. During
Architecture and Site review for each proposed lot, proposed driveways shall be reviewed
for adequate sight distance at the driveway intersections. On lots with long driveways,
driveways should be designed to allow vehicles to turnaround near the garage so that
drivers could exit long driveways going forward.
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80. GENERAL. All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications or as otherwise approved by the
Director of Parks and Public Works. 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.
81. 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.
82. 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.
83. GRADING. No grading or earth - disturbing activities shall be initiated in hillside areas
between October 1 and April 15 of each year unless approved by the Town Engineer.
84. 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.
85. 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.
C. Top of future curb along one side of the new street.
86. EROSION CONTROL. Interim and final erosion control plans shall be prepared and
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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 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 Order 01 -024 of the amended Santa Clara County NPDES
Permit.
87. 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. Further, 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- aftemoon 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.
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88. DUST CONTROL (SITES > 4 ACRES). The following measures should be implemented
at construction sites greater than four acres in area:
a. Hydroseed or apply (non- toxic) soil stabilizers to inactive construction areas
(previously graded areas inactive for ten days or more).
b. Enclose, cover, water twice daily or apply (non- toxic) soil binders to exposed
stockpiles (dirt, sand, etc.)
C. Limit traffic speeds on unpaved roads to 15 mph.
d. Install sandbags or other erosion control measures to prevent silt runoff to public
roadways.
e. Replant vegetation in disturbed areas as quickly as possible.
89. 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 or creeks.
90. 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). Cable television capability shall be provided to all new lots.
91. 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.
92. 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 permit.
93. WATER SYSTEM DESIGN. Water plans prepared by SJWC must be reviewed and
approved prior to issuance of any permit.
94. 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
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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.
95. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the
Town prior to issuance of any permit.
96. 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 a walk - through with the Engineering Construction
Inspector before the start of construction to verify existing conditions.
97. DRIVEWAY APPROACH. The developer shall install a minimum of one (1) Town
standard residential driveway approach for each lot. The new driveway approaches shall
be constructed per Town Standard Detail.
98. AS -BUILT PLANS. After completion of the construction of all work, the original plans
shall have all changes (change orders and field 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 basis as
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the Town's survey control network and shall be submitted in AutoCAD version 2000 or
higher.
99. 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 of each new lot.
100. 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.
101. CURB AND GUTTER. The developer shall repair and replace to existing Town
standards any curb and gutter damaged now or during construction of this project. New
curb and gutter shall be constructed per Town Standard Detail. The limits of curb and
gutter repair will be determined by the Engineering Construction Inspector during the
construction phase of the project.
102. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed.
103. NPDES. On -site drainage systems shall include a filtration device such as a bio -swale
or permeable pavement.
104. STORM WATER MANAGEMENT PLAN. A storm water management plan 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 Order 01 -024 of the amended Santa Clara
County NPDES Permit. The plan shall delineate source control measures and BMP's
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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.
105. FENCING. Any fencing proposed within 200 -feet of an intersection shall comply with
Town Code Section §23.10.080.
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 street will not be
allowed unless a special permit is issued by the Engineering Division.
108. 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.
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109. EXISTING WATER WELLS. Prior to issuance of any permit, all existing wells affected
by this project shall be identified and properly registered with the District, and either be
maintained or destroyed in accordance with District standards. Destruction of any well and
the construction of any new wells proposed, including monitoring wells, require a permit
from the District prior to construction. Property owners or their representative should
contact the District Wells and Water Production Unit at (408) 265 -2607, extension 2660,
for more information.
110. OFFSITE EASEMENTS. Formal easements and /or agreements shall be recorded
concurrently with the Final Map documenting the following:
a. Emergency Access rights to Shannon Road via private driveways.
b. Emergency Access rights to Blossom Hill Road via Francis Oaks Way if an
emergency access road is approved.
C. Public Access rights through 15777 and 15769 Shady Lane for a off - street trail.
Additional rights through 15980 Short Road and 104 Angel Court are also required
if not already in- place.
d. Waterline easement rights as required including, but not limited to, Francis Oaks
Way and the Gana], Greiner, and Moffat properties.
111. SHADY LANE TRAIL. An off -site trail shall be provided between existing trail facilities
near the intersection of Shady Lane & Short Road and the project site. The specific trail
alignment shall be determined during Architecture and Site review of the infrastructure and
shall be reflected on the Tentative Map.
112. ONSITE TRAILS. On -site trails shall be provided generally as specified in Figure 3 of the
Los Gatos Hillside Specific Plan and as shown on the Official Development Plans. The
specific trail alignments shall be determined during Architecture and Site review of the
infrastructure and shall be reflected on the Tentative Map. The trail connection shown in
Figure 3, connecting the project site and Blossom Hill Road, shall terminate at the ridge
line and not extend fully to Blossom Hill Road.
113. TRAIL SPECIFICATIONS. On -Site trails shall be as wide as 6 -feet where practical. Trail
width may be reduced to 4 -feet in locations where a 6 -foot width would require retaining
wall, grading beyond the edge of trail, or would result in a maximum combined cut and fill
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depth of 2 -feet. Vertical earth slopes of up to 1 -foot high may be utilized to maximize trail
width. Trailhead signage and gates shall be provided per Midpeninsula Regional
Openspace standard details.
114. UTILITY COMPANY REVIEW. Prior to recordation of the Final Map, the applicant
shall submit letters from SJWC, WVSD, and PG &E stating that they have reviewed the
map and have no objection to recording the map.
115. SANITARY SEWER EJECTOR PUMPS. Sanitary sewer ejector pumps shall be
provided at Lots 9, 12, 14, 17, and 21. A rear lot sewer gravity sewer will not be allowed.
116. ACCESS TO PARCEL 527 -12 -002. A 40 -foot right of way shall be dedicated across
Lots 19 and 21 to create future access to parcel 527 -12 -002 (Greiner parcel). A No
Access easement in favor of the Town shall be recorded across the full right of way width
at the project site boundary. Town Council must approve the removal of the No Access
easement. The right of way and No Access easement shall be reflected on the Tentative
Map.
117. NO ACCESS EASEMENT. Prior to recordation of the Final Map, the applicant shall
enter an agreement with The Town of Los Gatos specifying the conditions for removal of
the No Access Easement across Lots 19 and 21.
118. OFFSITE WATER ALIGNMENT. Detailed off -site water alignment alternatives shall
be studied for conformance with the Town's Hillside Development Standards &
Guidelines (HDS &G) during the Architecture and Site review of project infrastructure.
The applicant shall implement the alternative that best conforms to the HDS &G as
determined by the Town.
119. NEW WATER SYSTEM. The properties shown on the map attached as Exhibit C shall
be connected to the new water system. The applicant shall provide all necessary water
infrastructure up through the water meter at no cost to the residents. The residents shall
be responsible for any improvements between the meter and the house (such as storage
facilities, pressure pumps, piping, etc.). The water system shall be installed prior to
issuance of the first occupancy permit for the project.
120. ELIMINATION OF SHADY LANE MUTUAL WATER COMPANY. The applicant
shall provide public water and public fire hydrants to all members of the Shady Lane
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Mutual Water Company. The applicant shall provide all necessary water infrastructure up
through the water meter at no cost to the residents. The residents shall be responsible for
any improvements between the meter and the house (such as storage facilities, pressure
pumps, piping, etc.). The residents will also be responsible for dissolution of the existing
water company including any applications to the State or Local agencies, and demolition of
existing facilities, if any. The water system shall be installed prior to issuance of the first
occupancy permit for the project.
121. MAINTENANCE OF PUBLIC FACILITIES. Prior to recordation of the Final Map, the
applicant shall enter into a maintenance agreement with the Town. The Homeowner's
Association shall maintain all landscaping within the public right of way for the new
on -site roadways, as well as landscaping within the Shady Lane extension west of the
project site boundary, and shall perform routine maintenance on the public storm drain
system within the project boundaries. The Town shall be responsible for storm drain
infrastructure repairs. The agreement shall include provisions to address paragraph C.3 of
the Town's Regional Board permit.
122. 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.
123. 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.
124. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance
of any Permit or recordation of the Final Map.
Parks Division
125. AERATION TUBES. All impervious surface encroaching under the dripline of existing
trees shall have aeration tubes installed and these tube locations shown on the plans.
126. 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 vegetation.
127. BUILDING FOUNDATIONS: Any buildings under the dripline of existing trees shall
have a foundation built from pier and grade beam to minimize impaction on existing trees.
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128. TREE STAKING: All newly planted trees are required to be double staked to Town
standards.
129. GENERAL. All existing and newly planted trees shown on the plan are specific subjects
of approval of this plan and must remain on site.
130. IRRIGATION SYSTEM. Water efficient irrigation systems shall be utilized to conserve
water in all project irrigation of publicly landscaped areas.
131. WATER EFFICIENT ORDINANCE. This project is subject to the Town's Water
Efficient Ordinance. A deposit of $5,000 is required when the landscape, irrigation plans,
and water calculations are submitted for review. The review fee will be based on actual
cost.
132. TREE PROTECTION. Tree protection fencing shall be placed at the dripline of existing
trees to be saved in the area of construction. Fencing shall be four feet high chain link
attached to steel poles driven two feet 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. The fencing must be inspected and approved by
the Parks Superintendent and must be installed prior to issuance of a grading and/or
building permit.
133. ORNAMENTAL LANDSCAPING. All formal landscaping shall be within 30 feet of the
perimeter of the houses. Any planting beyond the 30 -foot perimeter shall be native
vegetation that is drought and fire resistant, and planted in natural clusters.
134. LANDSCAPE GUIDELINES. The adopted landscape guidelines and plant lists shall be
incorporated into the CC &Rs for the project.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
135. "HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE 4.5 -2a.
Trees should be pruned to ensure that branches do not overhang roofs of proposed homes,
and understory vegetation (brush or shrubs) under existing trees should be cleared.
136. "PUBLIC SERVICES AND UTILITIES MITIGATION MEASURE 4.11 -2. The
project shall meet all Department requirements in order to mitigate the project's increased
demand on fire protection services.
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137. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. New homes shall be
protected throughout by an approved automatic fire sprinkler system, hydraulically
designed per National Fire Protection Association (NFPA) Standard #13d.
138. FIRE HYDRANTS REQUIRED. Provide fire hydrants at locations to be determined
jointly by the Fire Department and San Jose Water Company. Hydrants 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 building permits, the applicant shall provide civil drawings reflecting
all fire hydrants serving the site. The final determination of placement and number of
hydrants shall be to the satisfaction of the Dire Department.
139. FIRE HYDRANT LOCATION IDENTIFIER. Prior to project inspection, the general
contractor shall ensure that an approved ( "Blue" Dot") fire hydrant location identifier has
been placed in the roadway as directed by the Fire Department.
140. TIMING OF REQUIRED WATER SUPPLY INSTALLATIONS. Installations of
required fire service(s) and fire hydrants(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.
141. FIRE APPARATUS (ENGINE) ACCESS ROADS. Provide access roadways with a
paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance
of 13 feet 6 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 A -1.
142. FIRE APPARATUS (ENGINE) TURN - AROUND. 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 A -1.
Cul -de -sac diameters shall be no less than 72 feet.
143. TIMING OF REQUIRED ROADWAY INSTALLATIONS. Required driveways and /or
access roads up through first lift of asphalt shall be inspected and accepted by the Fire
Department prior to the start of construction. Bulk combustible materials shall not be
delivered to the site until installations are complete. During construction emergency
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access roads shall be maintained clear and unimpeded. Note that building permit issuance
may be withheld until installations are completed.
144. EMERGENCY GATES /ACCESS GATES. Gate installations shall conform with Fire
Department Standard Details and Specifications G -1 and when open, shall not obstruct any
portion of the required width for emergency access roadways or driveways. Locks, if
provided, shall be Fire Department approved prior to installation. This condition applies
to single family home sites as well as gated emergency access roadways.
145. PARKING ALONG ROADWAYS. The required width of 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, with parking
spaces based on an eight foot width.
146. FIRE LANE MARKING REQUIRED. Roadways deemed necessary to facilitate
emergency vehicle access shall be identified in accordance with Fire Department Standard
Details and Specification A -6 and Local Government Standards. This condition shall
apply through the length of access roads as well as at emergency access roadway gates.
147. REQUIRED ACCESS TO BUILDINGS. Provide access to all portions of all residences
within 150 feet travel distance from fir apparatus access points.
148. PREMISE IDENTIFICATION. Approved numbers or addresses shall be placed on all
new and 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.
149. EMERGENCY ACCESS ROADWAYS. Emergency access roadways shall conform to
Standard Detail and Specification A -4 regarding circulation radius, gradient and pavement
widths.
150. WATER SYSTEM. San Jose Water Company shall provide plans for the new water
system to the Fire Department upon completion of engineering and system design. The
applicant shall help facilitate this.
TO THE SATISFACTION OF THE POLICE CHIEF:
151. "PUBLIC SERVICES AND UTILITIES MITIGATION MEASURE 4.11 -3. The
project shall comply with Police Department's specified basic requirements.
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SECTION VI
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on March 17, 2015, 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 April 7, 2015 and
becomes effective 30 days after it is adopted.
COUNCIL MEMBERS:
AYES: Steve Leonardis, Rob Rennie, Barbara Spector, Mayor Marcia Jensen
NAYS:
ABSENT: Marico Sayoc
ABSTAIN:
SIGNED:
MAY R OF HE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
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