2025-027 - APPROVING ARCHITECTURE AND SITE APPLICATION S-24-007 FOR A REQUEST TO DEMOLISH EXISTING COMMERCIAL STRUCTURES, CONSTRUCT A MIXED-USE DEVELOPMENT (30 MULTI-FAMILY RESIDENTIAL UNITS) WITH COMMERCIAL SPACE ON THE GROUND FLOOR, AND REMOVAL OF LARGE RESOLUTION 2025-027
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
APPROVING ARCHITECTURE AND SITE APPLICATION S-24-007 FOR A REQUEST TO
DEMOLISH EXISTING COMMERCIAL STRUCTURES,CONSTRUCT A MIXED-USE
DEVELOPMENT (30 MULTI-FAMILY RESIDENTIAL UNITS) WITH COMMERCIAL SPACE
ON THE GROUND FLOOR,AND REMOVAL OF LARGE PROTECTED TREES;
CONDITIONAL USE PERMIT U-24-002; CONDOMINIUM VESTING TENTATIVE MAP
M-24-004;AND MITIGATED NEGATIVE DECLARATION ND-24-003
UNDER SENATE BILL 330 (SB 330) ON PROPERTY ZONED C-2.
PROPERTY LOCATION: 143-151 E. MAIN STREET
APNS: 529-28-001 AND 529-28-002
ARCHITECTURE AND SITE APPLICATION: S-24-007
CONDITIONAL USE PERMIT APPLICATION: U-24-002
SUBDIVISION APPLICATION: M-24-004
MITIGATED NEGATIVE DECLARATION APPLICATION: ND-24-003
PROPERTY OWNER: DAVID BLATT, CSPN LLC.
APPLICANT: KENNETH RODRIGUES AND PARTNERS INC.
WHEREAS, the applicant, Kenneth Rodrigues and Partners, Inc., proposes to demolish
the existing commercial structures, construct a mixed-use development (30 multi-family
residential units) with commercial space on the ground floor; a condominium vesting tentative
map; and remove large protected trees under Senate Bill 330 (SB 330);
WHEREAS, the project includes an Architecture and Site Application (S-24-007),
Conditional Use Permit Application (U-24-002), Subdivision Application (M-24-004), and
Mitigated Negative Declaration (ND-24-003);
WHEREAS, on March 26, 2025, the Planning Commission held a public hearing and
received testimony from the applicant and all interested persons who wished to testify or
submit documents. The Planning Commission considered all testimony and materials
submitted, including the packet of materials contained in the Planning Commission Agenda
Report for their meeting on March 26, 2025, along with any and all subsequent reports and
materials prepared concerning this application, and forwarded a recommendation of approval
to the Town Council with modified Conditions of Approval;
WHEREAS, this matter came before the Town Council for a special public hearing on May
27, 2025, and was regularly noticed in conformance with state and Town law;
WHEREAS, on May 27, 2025,the Town Council held a special public hearing and
received testimony from the applicant and all interested persons who wished to testify or
submit documents. The Town Council considered all testimony and materials submitted,
including the record of the Planning Commission proceedings and the packet of materials
contained in the Council Agenda Report for their meeting on May 27, 2025, along with any and
all subsequent reports and materials prepared concerning this application; and
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Resolution 2025-027 May 27,2025
WHEREAS, the Town Council was able to make the findings required to approve the
Architecture and Site, Conditional Use Permit, Subdivision, and Mitigated Negative Declaration
applications.
NOW,THEREFORE, BE IT RESOLVED, that the Town Council of the Town of Los Gatos
does the following:
1. The following findings are made by the Town Council of the Town of Los Gatos. The
facts and evidence that support these findings are contained and explained in the
record of proceedings for the proposed project, including without limitation the
Initial Study, Mitigated Negative Declaration, and the staff reports for the Planning
Commission and Town Council hearings.
(A) Finding required for the California Environmental Quality Act (CEQA):
An Initial Study and Mitigated Negative Declaration have been prepared for this
project. It has been determined that this project will not have a significant
impact on the environment with adoption of the Mitigated Negative Declaration
and Mitigation Monitoring and Reporting Program to mitigate potential impacts
to a less than significant level. Each of the mitigation measures identified in the
Mitigated Negative Declaration are included in the Conditions of Approval in
Exhibit A.
(B) Finding required for consistency with the Town's Applicable General Plan.
Pursuant to SB 330, the Town's General Plan applicable to the proposed project
consists of the 2020 General Plan Land Use and Community Design Elements and
the 2040 General Plan excluding those two Elements, all as in effect on the date
the applicant submitted its SB 330 preliminary application.The applicable
General Plan Land Use Element designates the project site as Central Business
District, which encourages a mixture of community-oriented commercial goods,
services, and lodging unique in its accommodation of small-town style merchants
and maintenance of small-town character. The Central Business District restricts
developments to a maximum floor area ratio of 0.6, a maximum building height
of 45 feet, and maximum density of 20 dwelling units per acre. The proposed
mixed-use project, with the granting of the requested exceptions to maximum
allowed density and floor area ratio standards pursuant to the Builder's Remedy
provision of the Housing Accountability Act, California Government Code Section
65589.5(d), is consistent with the General Plan and its Elements.
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Resolution 2025-027 May 27,2025
(C) Findings required to deny a Subdivision application:
As required by Section 66474 (a)through (g) of the State Subdivision Map Act,
the map shall be denied if any of the findings listed in that Section are made.
None of the findings could be made to deny the application with granting of
the requested exceptions to Town standards pursuant to the Builder's Remedy
provision of the Housing Accountability Act, California Government Code
Section 65589.5(d).
• That the proposed map is consistent with all elements of the General Plan
with granting of the requested exceptions to Town standards pursuant to the
Builder's Remedy provision of the Housing Accountability Act, California
Government Code Section 65589.5(d).
• That the design and improvement of the proposed subdivision is consistent
with all elements of the General Plan with granting of the requested
exceptions to Town standards pursuant to the Builder's Remedy provision of
the Housing Accountability Act, California Government Code Section
65589.5(d).
• That the site is physically suitable for the type of development.
• That the site is physically suitable for the proposed density of development
with granting of the requested exceptions to Town standards pursuant to the
Builder's Remedy provision of the Housing Accountability Act, California
Government Code Section 65589.5(d).
• That the design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage nor substantially and
avoidably injure fish or wildlife or their habitat with implementation of the
Mitigation Monitoring and Reporting Program and the Conditions of
Approval.
• That the design of the subdivision and type of improvements is not likely to
cause serious public health problems.
• That the design of the subdivision and the type of improvements will not
conflict with easements, acquired by the public at large, for access through
or use of, property within the proposed subdivision.
(D) Findings required by Section 29.20.190 of the Town Code for granting a
Conditional Use Permit:
The Town Council, on the basis of the evidence submitted at the hearing, grants
the conditional use permit as specifically authorized by the provisions of the
Town Code, finding that:
(1) The proposed use is desirable to the public convenience because it provides
additional residential dwelling units and commercial space in the Town.
(2) The proposed use would not impair the integrity of the zone, in that the
proposed use is allowed with a Conditional Use Permit in the C-2 zone.
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Resolution 2025-027 May 27,2025
(3) The proposed use would not be detrimental to public health, safety, or
general welfare, as the conditions placed on the permit and existing
regulations would maintain the welfare of the community.
(4) The proposed use is in conformance with the Town Code and General Plan
with granting of the requested exceptions pursuant to State Builder's
Remedy Law.
(E) Findings required for compliance with the Zoning Regulations:
The project meets the objective standards of Chapter 29 of the Town Code
(Zoning Regulations)with granting of the requested exceptions to Town
standards pursuant to the Builder's Remedy provision of the Housing
Accountability Act, California Government Code Section 65589.5(d).
(F) Findings required for compliance with the Town of Los Gatos Objective Design
Standards for Qualifying Multi-Family and Mixed-Use Residential Development:
The project meets the Town of Los Gatos Objective Design Standards for
Qualifying Multi-Family and Mixed-Use Residential Development with granting of
the requested exceptions to Town standards pursuant to the Builder's Remedy
provision of the Housing Accountability Act, California Government Code Section
65589.5(d).
(G) Findings required to deny a project under State Builder's Remedy Law:
As required by California Government Code Section 65589.5(d) of the California
Housing Accountability Act, a qualifying housing development project shall not
be denied by the Town, or conditioned in a manner that renders the housing
development project infeasible, including through the use of design review
standards, unless the Town makes written findings, based on the preponderance
of the evidence in the record, as to one of the following:
(1) The Town had an adopted sixth cycle Housing Element that was determined
by HCD to substantially comply with state Housing Element law by January
31, 2023, and had met or exceeded its share of regional housing for the
planning period for the income categories proposed for the housing
development project.
(2) The housing development project would have a specific, adverse impact on
public health or safety.
(3) The denial of the housing development project or imposition of conditions is
required in order to comply with state or federal law.
(4) The housing development project is proposed on land zoned for agriculture
or resource preservation that is surrounded on at least two sides by land
being used for agricultural or resource preservation purposes, or which does
not have adequate water or wastewater facilities to serve the project.
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Resolution 2025-027 May 27,2025
(5) On the date the application for the housing development project was
deemed complete,the Town had adopted a revised housing element that
was in substantial compliance with California Government Code Section
65589.5(d) of the California Housing Accountability Act, and the housing
development project was inconsistent with both the Town's Zoning
Ordinance and General Plan Land Use designation.
None of these findings are present.
(H) Considerations required in review of Architecture and Site applications:
As required by Section 29.20.150 of the Town Code,the applicable
considerations in review of an Architecture and Site application were all made in
reviewing this project.
2. The Town Council of the Town of Los Gatos approves Architecture and Site
Application (S-24-007), Conditional Use Permit Application (U-24-002), Subdivision
Application (M-24-004), and Mitigated Negative Declaration Application ND-24-003
to demolish existing commercial structures, construct a mixed-use development (30
multi-family residential units) with commercial space on the ground floor, approve a
condominium vesting tentative map, and remove large protected trees under
Senate Bill 330 (SB 330) on property zoned C-2, located at 143-151 E. Main Street
subject to the attached Conditions of Approval included as (Exhibit A).
3. The decision constitutes a final administrative decision pursuant to Code of Civil
Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the
Town of Los Gatos. Any application for judicial relief from this decision must be
sought within the time limits and pursuant to the procedures established by Code of
Civil Procedure section 1094.6, or such shorter time as required by state and federal
Law.
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Resolution 2025-027 May 27, 2025
PASSED AND ADOPTED at a special meeting of the Town Council of the Town of Los Gatos,
California, held on the 27th day of May, 2025, by the following vote:
COUNCIL MEMBERS:
AYES: Rob Rennie, Maria Ristow and Rob Moore
NAYS: Mary Badame and Matthew Nudes
ABSENT: None
ABSTAIN: None
SIGNED:
////(117 -\_ '14 (1\--•
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
TOWN C RK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
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Resolution 2025-027 May 27, 2025
TOWN COUNCIL-May 27,2025
CONDITIONS OF APPROVAL
143 and 151 E.Main Street
Architecture and Site Application S-24-007
Conditional Use Permit Application U-24-002
Vesting Tentative Map Application M-24-004
and Mitigated Negative Declaration ND-24-003
Consider a Request for Approval to Demolish Existing Commercial Structures,
Construct a Mixed-Use Development(30 Multi-Family Residential Units) with
Commercial Space on the Ground Floor,a Conditional Use Permit,a Condominium
Vesting Tentative Map,and Remove Large Protected Trees Under Senate Bill 330 (SB
330) on Property Zoned C-2.APNs 529-28-001 and-002.An Initial Study and
Mitigated Negative Declaration Have Been Prepared.
Property Owner: David Blatt, CSPN LLC.
Applicant: Kenneth Rodrigues and Partners, Inc.
Project Planner: Ryan Safty
TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR:
Planning Division
1. APPROVAL: This project is vested to the ordinances, policies, and standards in effect on
May 3, 2024, and these conditions of approval conform to those ordinances, policies, and
standards. This application shall be completed in accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or business operation shall be approved by the
Community Development Director, Development review Committee, or the Planning
Commission depending on the scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3. BELOW MARKET PRICE (BMP) UNIT:The developer shall provide six for sale BMP units
(low income) to be sold at a price that is affordable to the target household income range,
as required by the Town's applicable BMP Program Guidelines and the applicable BMP
Resolution. A deed restriction shall be recorded prior to the issuance of any building
permits for residential units, stating that the BMP unit must be sold and maintained as a
below market price unit pursuant to the Town's BMP Ordinance and Guidelines.
4. AFFORDABLE HOUSING AGREEMENT: Prior to issuance of building permits for residential
units,the developer shall enter into an Affordable Housing Agreement with the Town for
provision of the required BMP units and to facilitate their sale pursuant to the BMP
Program Guidelines and BMP Resolution in place at the time of building permit issuance.
EXHIBIT A
5. PHASING OF THE CONSTRUCTION OF BMP UNITS:The BMP units shall be constructed and
Certificate of Occupancies secured in proportion with or prior to the construction of the
market rate units.
6. OUTDOOR LIGHTING: Prior to final inspection, exterior lighting shall be kept to a
minimum, and shall be down directed fixtures that will not reflect or encroach onto
adjacent properties. No flood lights shall be used unless it can be demonstrated that they
are needed for safety or security.
7. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to
be planted are specific subjects of approval of this plan, and must remain on the site.
8. TREE STAKING: Prior to final inspection, all newly planted trees shall be double-staked
using rubber tree ties.
9. LANDSCAPING: Prior to issuance of the Certificate of Occupancy, all landscaping must be
completed.
10. TREE SPECIES: Prior to building permit issuance,the Applicant shall update the landscape
plans incorporate Western Redbud or another similar native tree as approved by the
Director of Parks and Public Works for the proposed street trees. Additionally, the
Applicant shall replace the proposed Columnar Red Maple trees along the side yard shall
be replaced with Bay Laurel trees.
11. WATER EFFICIENCY LANDSCAPE ORDINANCE:The final landscape plan shall meet the
Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance (WELO), whichever is more restrictive. Submittal of a Landscape
Documentation Package pursuant to WELO is required prior to issuance of Building and/or
Grading Permits. This is a separate submittal from your Building Permit. A review deposit
based on the current fee schedule adopted by the Town Council is required when working
landscape and irrigation plans are submitted for review. A completed WELO Certificate of
Completion Appendix C) is required prior to final inspection/certificate of occupancy.
12. PROJECT IDENTIFICATION SIGNAGE: Project identification signage on the project site shall
be removed within 30 days of final action on the applications.
13. ROOFTOP EQUIPMENT: Prior to final inspection, any new or modified roof mounted
equipment shall be fully screened.
14. CC&RS: CC&Rs must be approved by the Town and recorded with the County prior to
building permit issuance.
15. SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department
must be obtained prior to any changes to existing signs or installation of new signs.
16. CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy must be
obtained prior to commencement of use.
17. BUSINESS LICENSE:A business license is required from the Town of Los Gatos Finance
Department prior to commencement of use.
18. REUSABLE MATERIALS: All reusable materials from residential, commercial, and
construction/renovation activities shall be recycled.
19. COMMERCIAL USE HOURS OF OPERATION: If a restaurant, specialty food retail, coffee
shop, or similar use is proposed,they shall be encouraged to open by at least 7:00 a.m. on
days when Los Gatos High School is in session.
20. PUBLIC ART: The applicant shall comply with the requirements of Chapter 25, Article VII of
the Town Code.
21. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement ("the Project")from the Town shall
defend (with counsel approved by Town), indemnify, and hold harmless the Town, its
agents, officers, and employees from and against any claim, action, or proceeding
(including without limitation any appeal or petition for review thereof) against the Town
or its agents, officers or employees related to an approval of the Project, including
without limitation any related application, permit, certification, condition, environmental
determination, other approval, compliance or failure to comply with applicable laws and
regulations, and/or processing methods ("Challenge"). Town may (but is not obligated to)
defend such Challenge as Town, in its sole discretion, determines appropriate, all at
applicant's sole cost and expense.
Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses
(including, without limitation,staff time and in-house attorney's fees on a fully-loaded
basis, attorney's fees for outside legal counsel, expert witness fees, court costs, and other
litigation expenses) arising out of or related to any Challenge ("Costs"), whether incurred
by Applicant, Town, or awarded to any third party, and shall pay to the Town upon
demand any Costs incurred by the Town. No modification of the Project, any application,
permit certification, condition, environmental determination, other approval, change in
applicable laws and regulations, or change in such Challenge as Town, in its sole
discretion, determines appropriate, all the applicant's sole cost and expense. No
modification of the Project, any application, permit certification, condition, environmental
determination, other approval, change in applicable laws and regulations, or change in
processing methods shall alter the applicant's indemnity obligation.
22. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed.
ENVIRONMENTAL REVIEW MITIGATION MEASURE CONDITIONS:
23. Mitigation Measure AQ-1: The applicant shall prepare a Construction Management Plan
for review and approval by the Town of Los Gatos Community Development Department
prior to the start of any ground-disturbing activities, including tree removal. The
Construction Management Plan shall include the following measures to reduce toxic air
contaminant emissions during construction:
a. Heavy-duty diesel vehicles will have 2010 or newer model year engines, in compliance
with the California Air Resources Board's Truck and Bus Regulation;
b. Idling of construction equipment and heavy-duty diesel trucks will be avoided where
feasible, and if idling is necessary, it will not exceed three minutes;
c. All construction equipment will be maintained and properly tuned in accordance with
manufacturer's specifications and will be checked by a certified visible emissions
evaluator; and
d. All non-road diesel construction equipment will, at a minimum, meet Tier 3 emission
standards listed in the Code of Federal Regulations Title 40, Part 89, Subpart B,
§89.112, in effect at the time this mitigation measure is adopted by the Town, or such
stricter standard as may apply. Further, where feasible, construction equipment will
use alternative fuels such as compressed natural gas, propane, electricity, or biodiesel.
24. Mitigation Measure AQ-2: The project applicant shall ensure that MERV 13 air filtration
systems, or an equivalent system, are included in the design and operations of the
proposed project. Prior to the issuance of building permits,the applicant shall submit
detailed plans and specifications demonstrating compliance with this requirement to the
Town of Los Gatos Building Department for review and verification. These plans shall
identify the locations and specifications of the air filtration systems and confirm they
meet the performance standards for particulate and airborne pollutant removal.
The air filtration systems must be operational prior to the issuance of a certificate of
occupancy. Verification of proper installation and functionality shall be conducted by a
licensed professional and documented in a final compliance report, which must be
submitted to the Town of Los Gatos Building Department for approval. The property
owner or operator shall also establish a maintenance plan for the air filtration system to
ensure ongoing performance in accordance with manufacturer specifications.
25. Mitigation Measure B/O-1:To avoid impacts to nesting birds during the nesting season
(January 15 through September 15), construction activities within or adjacent to the
project site boundary that include any tree or vegetation removal, demolition, or ground
disturbance (such as grading or grubbing) should be conducted between September 16
and January 14, which is outside of the bird nesting season. If this type of construction is
scheduled during the nesting season (February 15 to August 30 for small bird species such
as passerines; January 15 to September 15 for owls; and February 15 to September 15 for
other raptors), a qualified biologist shall conduct nesting bird surveys.
a. One survey for active bird nests shall occur within 48 hours prior to ground
disturbance. Appropriate minimum survey radii surrounding each work area are
typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger
raptors. The survey shall be conducted at the appropriate time of day to observe
nesting activities. Locations off the site to which access is not available may be
surveyed from within the site or from public areas. If no nesting birds are found, a
letter report confirming absence will be prepared and submitted to the Town of Los
Gatos Community Development Department and no further mitigation is required.
b. If the qualified biologist documents active nests within the project site or in nearby
surrounding areas, an appropriate buffer between each nest and active construction
shall be established. The buffer shall be clearly marked and maintained until the young
have fledged and are foraging independently. Prior to construction, the qualified
biologist shall conduct baseline monitoring of each nest to characterize "normal" bird
behavior and establish a buffer distance,which allows the birds to exhibit normal
behavior. The qualified biologist shall monitor the nesting birds daily during
construction activities and increase the buffer if birds show signs of unusual or
distressed behavior (e.g., defensive flights and vocalizations, standing up from a
brooding position, and/or flying away from the nest). If buffer establishment is not
possible, the qualified biologist or construction foreman shall have the authority to
cease all construction work in the area until the young have fledged and the nest is no
longer active. Once the absence of nesting birds has been confirmed, a letter report
will be prepared and submitted to the Town of Los Gatos.
26. Mitigation Measure B/O-2: Per Town Code Section 26.20.010 and Chapter 29, Article 1,
Division 2,the developer shall obtain a tree removal permit prior to the removal of
protected trees on private or Town property. The project developer shall abide by any
tree replacement ratios and/or in-lieu payments, tree protection measures, and best
management practices required by the tree removal permit and/or within the arborist
report dated October 24, 2024.
27. Mitigation Measure CUL-1: The following language shall be incorporated into any plans
associated with tree removal, grading, and construction, "In the event that archaeological
resources are encountered during ground disturbing activities, contractor shall
temporarily halt or divert excavations within 50 meters (165 feet) of the find until it can
be evaluated. All potentially significant archaeological deposits shall be evaluated to
demonstrate whether the resource is eligible for inclusion on the California Register of
Historic Resources, even if discovered during construction. If archaeological deposits are
encountered, they will be evaluated and mitigated simultaneously in the timeliest manner
practicable, allowing for recovery of materials and data by standard archaeological
procedures. For indigenous archaeological sites, this data recovery involves the hand-
excavated recovery and non-destructive analysis of a small sample of the deposit. Historic
resources shall also be sampled through hand excavation,though architectural features
may require careful mechanical exposure and hand excavation.
Any previously undiscovered resources found during construction activities shall be
recorded on appropriate California Department of Parks and Recreation (DPR) forms and
evaluated for significance by a qualified Archaeologist. Significant cultural resources
consist of but are not limited to stone, bone, glass, ceramics, fossils, wood, or shell
artifacts, or features including hearths, structural remains, or historic dumpsites."
28. Mitigation Measure CUL-2: The following language shall be incorporated into any plans
associated with tree removal, demolition, grading, and construction, "In the event that
human remains (or remains that may be human) are discovered at the project site, Public
Resource Code Section 5097.98 must be followed. All grading or earthmoving activities
shall immediately stop within 50 meters (165 feet) of the find. The Santa Clara County
Coroner will be notified immediately, and the coroner shall be permitted to examine the
remains as required by California Health and Safety Code Section 7050.5(b).
Section 7050.5 requires that excavation be stopped in the vicinity of discovered human
remains until the coroner can determine whether the remains are those of a Native
American. If human remains are determined as those of Native American origin, the
project proponent shall comply with the state relating to the disposition of Native
American burials that fall within the jurisdiction of the NAHC (Public Resource Code [PRC]
§ 5097). The coroner shall contact the Native American Heritage Commission (NAHC) to
determine the most likely descendant(s) (MLD). The MLD shall complete his or her
inspection and make recommendations or preferences for treatment within 48 hours of
being granted access to the site. The MLD will determine the most appropriate means of
treating the human remains and associated grave artifacts, and shall oversee the
disposition of the remains. In the event the NAHC is unable to identify an MLD or the MLD
fails to make a recommendation within 48 hours after being granted access to the site,
the landowner or his/her authorized representative shall rebury the Native American
human remains and associated grave goods with appropriate dignity within the project
area in a location not subject to further subsurface disturbance if: a)the Native American
Heritage Commission is unable to identify the MLD or the MLD failed to make a
recommendation within 48 hours after being allowed access to the site; b) the
descendent identified fails to make a recommendation; or c)the landowner or his
authorized representative rejects the recommendation of the descendent, and the
mediation by the Native American Heritage Commission fails to provide measures
acceptable to the landowner."
29. Mitigation Measure GEO-1: The applicant shall prepare a soils report addressing, but not
limited to: foundation and retaining wall design recommendations, and impacts
associated with lateral spreading, subsidence, or collapse. The soils report shall be
submitted to the Town Building Division for review and approval prior to issuance of a
grading permit. All recommendations outlined in the soils report shall be incorporated
into the project design.
30. Mitigation Measure GEO-2: The following measure shall be included in project plans, prior
to issuance of a demolition permit:
"If paleontological resources are uncovered during demolition, grading or other on-site
excavation activities, construction activities in the area shall be suspended. The developer
shall retain a qualified paleontologist to examine the site and identify protective measures
to be implemented to protect the paleontological resource. The measures shall be subject
to review and approval by the Community Development Director."
31. Mitigation Measure GHG-1: The project developer shall incorporate the following GHG
emissions reduction performance standard into the final project design:
• No permanent natural gas infrastructure shall be permitted as part of the project
plans; no natural gas shall be made available through permanent natural gas
infrastructure. The project shall be all electric.
Final plans for the development shall be reviewed by the Town Community
Development Department prior to issuance of a building permit to ensure this
performance standard is incorporated into the project design.Verification of
development consistent with this performance standard shall be assured prior to
approval of occupancy permits.
32. Mitigation Measure HAZ-1:The project developer shall conduct soil vapor testing on the
project site prior to issuance of a grading permit.The results of the soil vapor testing shall
be reviewed by the Town Engineer and only with approval by the Town Engineer can any
grading and earth-moving construction activities take place.
If soil vapor testing comes back with concentration levels that exceed safety thresholds
for residential uses, the Town Engineer shall determine if Environmental Solutions should
provide recommendations for construction of the project. If soil vapor testing comes back
with concentration levels below safety thresholds, no further action is necessary.
33. Mitigation Measure N-1:The project developer shall ensure that no individual piece of
construction equipment produce a noise level exceeding 85 dBA at 25 feet. Prior to the
start of ground disturbing activities,the applicant shall demonstrate compliance with this
requirement to the Town of Los Gatos Building Department for review and verification.
• The project developer shall also ensure that best management practices are
incorporated during construction activities. The following shall be placed on all
ground-disturbing project plans:
• All construction equipment shall be properly maintained and muffled as to minimize
noise generation at the source.
• Noise-producing equipment shall not be operating, running, or idling while not in
immediate use by a construction contractor.
• All noise-producing construction equipment shall be located and operated,to the
extent possible, at the greatest possible distance from any noise-sensitive land uses.
• Locate construction staging areas,to the extent possible, at the greatest possible
distances from any noise-sensitive land uses.
• Signs shall be posted at the construction site and near adjacent sensitive receptors
displaying hours of construction activities and providing the contact phone number of
a designated noise disturbance coordinator.
34. Mitigation Measure N-2: The project developer shall install mechanical ventilation or air
conditioning for all residential units so that windows and doors can remain closed for
sound insulation purposes. Implementation of this measure is subject to review and
approval by the Town Building Department, prior to issuance of an occupancy permit.
35. Mitigation Measure TRANS-1: Project improvements plans shall include the following,
subject to review and approval by the Town Engineer, prior to issuance of an occupancy
permit:
a. Stripe a loading space along the project frontage on E. Main Street;
b. Apply 10 feet of No Parking (Red Zone) on both sides of the project driveway on
Church Street; and
c. Provide adequate landing space at the top and bottom of the garage ramps.
Building Division
36. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing
structure. A separate Building Permit is required for the construction of the new multi-
family structure with commercial/retail space, and underground parking. An additional
Building Permit will be required for the PV System that is required by the California Energy
Code.
37. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los
Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California
Code of Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes.
38. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
39. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
40. SIZE OF PLANS: Minimum size 24" x 36", maximum size 30" x 42".
41. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building
Department Demolition Application and a Bay Area Air Quality Management District
Application for the removal of each existing structure. Once the demolition form has been
completed, all signatures obtained, and written verification from PG&E that all utilities
have been disconnected, submit the completed form to the Building Department with the
Air District's J# Certificate, PG&E verification, and site plans showing all existing
structures, existing utility service lines such as water, sewer, and PG&E. No demolition
work shall be done without first obtaining a permit from the Town.
42. AIR QUALITY:To limit the project's construction-related dust and criteria pollutant
emissions,the following the Bay Area Air Quality Management District (BAAQMD)-
recommended basic construction measures shall be included in the project's grading plan,
building plans, and contract specifications:
a. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to 2 minutes. Clear signage shall be provided for
construction workers at all access points.
b. All construction equipment shall be maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall be checked by a certified visible
emissions evaluator. All non-road diesel construction equipment shall at a minimum
meet Tier 3 emission standards listed in the Code of Federal Regulations Title 40, Part
89, Subpart B, §89.112.
c. Developer shall designate an on-site field supervisor to provide written notification of
construction schedule to adjacent residential property owners and tenants at least
one week prior to commencement of demolition and one week prior to
commencement of grading with a request that all windows remain closed during
demolition, site grading, excavation, and building construction activities in order to
minimize exposure to NOx and PM10. The on-site field supervisor shall monitor
construction emission levels within five feet of the property line of the adjacent
residences for NOx and PM10 using the appropriate air quality and/or particulate
monitor.
43. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation, and retaining wall design recommendations, shall be submitted
with the Building Permit Application.This report shall be prepared by a licensed Civil
Engineer specializing in soils mechanics.
44. SHORING: Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth, or which remove lateral support from any existing building, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
45. 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 that the building pad elevations and on-site retaining wall locations and
elevations have been prepared according to the approved plans. Horizontal and vertical
controls shall be set and certified by a licensed surveyor or registered Civil Engineer for
the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
46. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e., directly printed, onto a plan sheet.
47. SITE ACCESSIBILITY: At least one accessible route within the boundary of the site shall be
provided from public transportation stops, accessible parking and accessible passenger
loading zones and public streets or sidewalks to the accessible building entrance that they
serve. The accessible route shall, to the maximum extent feasible, coincide with the route
for the general public. At least one accessible route shall connect all accessible buildings,
facilities, elements and spaces that are on the same site.
48. ACCESSIBLE PARKING: The parking lots, as well as the parking structure, where parking is
provided for the public as clients, guests, or employees, shall provide accessible parking.
Accessible parking spaces serving a particular building shall be located on the shortest
accessible route of travel from adjacent parking to an accessible entrance. In buildings
with multiple accessible entrances with adjacent parking, accessible parking spaces shall
be dispersed and located closest to the accessible entrances.
49. BACKWATER VALVE:The scope of this project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.40.020. Please provide information on the
plans if a backwater valve is required and the location of the installation. The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
50. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
51. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the
Architect or Engineer of Record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the Building Permit. The
Town Special Inspection form must be completely filled-out and signed by all requested
parties prior to permit issuance. Special Inspection forms are available online at
www.losgatosca.gov/building.
52. BLUEPRINT FOR A CLEAN BAY SHEET:The Town standard Santa Clara Valley Nonpoint
Source Pollution Control Program Sheet (page size same as submitted drawings) shall be
part of the plan submittal as the second page. The specification sheet is available online at
www.losgatosca.gov/building.
53. APPROVALS REQUIRED:The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development—Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Santa Clara County Environmental Health Department: (408) 918-3479
f. Local School District: The Town will forward the paperwork to the appropriate school
district(s)for processing. A copy of the paid receipt is required prior to permit
issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS& PUBLIC WORKS:
Engineering Division
THE FOLLOWING CONDITIONS SHALL BE ADDRESSED OR NOTED ON THE CONSTRUCTION PLANS
SUBMITTED FOR ANY BUILDING OR GRADING PERMIT, OR IF ANOTHER DEADLINE IS SPECIFIED
IN A CONDITION, AT THAT TIME.
54. THIRD-PARTY PLAN CHECK FEE AND INSPECTION FEE—The Town will procure a third-party
engineering firm to perform Plan Review and Inspection Services. Applicant shall provide
an initial deposit of$50,000 plus a 20 percent fee for staff time to the Town for plan
review and inspection services. This deposit and fee are required at the time of the
project building permit submittal. Once this deposit is received, the Town will select the
consultant and initiate the plan review process. The Applicant's deposit will be charged on
a time and materials basis. A supplemental deposit will be required if the remaining
deposit is expected to be exhausted prior to completion of the work. Permitted work will
not be allowed to continue without available funds to complete the required inspection
services. Third-party engineering services will be required for the duration of the
construction and project closeout phases.
55. STORM DRAINAGE FEE—The Applicant shall pay Storm Drainage Fees for the future
construction of drainage facilities serving new buildings, improvements, or structures to
be constructed which substantially impair the perviousness of the surface of land. The
estimated fee, based on the site area of 0.425 acres, is $2,212.13. The Applicant shall pay
this fee to PPW prior to issuance of the first building permit.
56. TRAFFIC IMPACT FEES—The project is subject to the Town's Traffic Impact Fee for the
generation of new average daily trips.The Town's Fee Schedule in effect at the time of
vesting indicates a fee of$1,104 per additional average daily trip. This results in an
estimated total amount due of$19,173.59. Payment of this Impact Fee is required prior to
the issuance of the first building permit issuance.
57. CONSTRUCTION ACTITIVITIES MITIGATION FEE (ORDINANCE 2189)—Per the Town's
Comprehensive Fee Schedule in effect at the date of vesting,the project is subject to the
Town's Construction Activities Mitigation Fee based on the square footage of new
buildings, 47,580 SF. The fee is $1.43 per square foot of new residential and non-
residential building area.Therefore, the fee is calculated to be $68,039.40. Payment of
this fee shall pe paid prior to issuance of the first building permit.
58. GRADING PERMIT—A grading permit is required for all site grading and drainage work
that is outside the perimeter of a building, retaining wall footing, or other structure
authorized by a valid building permit. The Applicant must submit a grading permit
application after the appeal period of the entitlement approval process has passed.
Submittals are accepted through Accela only. The grading permit application shall include
detailed grading plans and associated required materials. Plan check fees are based on the
scope of onsite work. Prior to approval of the grading permit,the Applicant shall pay all
fees due and provide faithful performance and payment securities for the performance of
the work described and delineated on the approved grading plan, final erosion and
sedimentation control plan, and interim erosion and sedimentation control plan (if
required), in an amount to be set by the Town Engineer (but not to exceed one hundred
(100) percent) of the approved estimated cost of the grading and erosion and
sedimentation control measures. The form of security shall be one or a combination of
the following to be determined by the Town Engineer and subject to the approval of the
Town Attorney: (1) Bond or bonds issued by one or more duly authorized corporate
sureties on a form approved by the Town; (2) Deposit with the Town, money, or
negotiable bonds of the kind approved for securing deposits of public monies; or (3) other
instrument of credit from one or more financial institutions subject to regulation by the
State or Federal Government wherein such financial institution pledges funds are on
deposit and guaranteed for payment. The grading permit shall be issued prior to the
issuance of the building permit unless otherwise allowed by the Town Engineer. The
permit shall be limited to work shown on the grading plans approved by the Town
Engineer. In granting a permit, the Town Engineer may impose any condition deemed
necessary to protect the health, safety, and welfare of the public,to prevent the creation
of a nuisance or hazard to public or private property, and to assure proper completion of
the grading including but not limited to: (1) Mitigation of adverse environmental impacts;
(2) Improvement of any existing grading or correction of any existing grading violation to
comply with Town Code; (3) Requirements for fencing or other protection of grading
which would otherwise be hazardous; (4) Requirements for dust, erosion, sediment, and
noise control, hours of operation and season of work, weather conditions, sequence of
work, access roads, and haul routes; (5) Requirements for safeguarding watercourses
from excessive deposition of sediment or debris in quantities exceeding natural levels; (6)
Assurance that the land area in which grading is proposed and for which habitable
structures are proposed is not subject to hazards of land slippage or significant settlement
or erosion and that the hazards of seismic activity or flooding can be eliminated or
adequately reduced; and (7) Temporary and permanent landscape plans.
59. PUBLIC IMPROVEMENTS—Prior to the issuance of any building permit and prior to any
work being done in the Town's right-of-way, the Applicant must submit Public
Improvement Plans for review and approval. All public improvements shall be made
according to the Town's latest adopted Standard Plans, Standard Specifications, and
Engineering Design Standards. The Applicant is required to confirm the location of existing
utility lines along the project frontage by potholing. Prior to any potholing, Applicant shall
submit an Encroachment Permit application with a pothole plan for Town review and
approval. The Applicant shall provide the pothole results to the Town Engineer prior to
final design. All existing public utilities shall be protected in place and, if necessary,
relocated as approved by the Town Engineer. No private facilities are permitted within the
Town right-of-way or within any easement unless otherwise approved by the Town
Engineer. The Applicant shall have Public Improvement Plans prepared, stamped, and
signed by a California licensed civil engineer.
Once the Public Improvement Plans have been approved, the Applicant shall submit an
application for an Encroachment Permit. The Encroachment Permit requires the Applicant
to post the required bonds and insurance and provide a one (1) year warranty for all work
to be done in the Town's right-of-way or Town easement. New concrete shall be free of
stamps, logos, names, graffiti, etc. Any new concrete installed that is damaged shall be
removed and replaced at the Contractor's sole expense. Prior to issuance of the
encroachment permit, the Applicant shall submit a temporary traffic control plan ("TTCP")
inclusive of all modes of travel for any lane or sidewalk closures. Special provisions such as
limitations on works hours, protective enclosures, or other means to facilitate public
access in a safe manner may be required. The TTCP shall comply with the State of
California Manual of Uniform Traffic Control Devices ("MUTCD") and standard
construction practices.
The project engineer shall notify the Town Engineer in writing of any proposed changes.
Any proposed changes to the approved plans shall be subject to the approval of the Town.
The Applicant shall not commence any work deviating from the approved plans until such
deviations are approved. Any approved and constructed changes shall be incorporated
into the final "as-built" plans.
Right-of-way improvements shall include, at a minimum, the following items:
a. STREET BEAUTIFICATION -The Applicant shall improve the street frontage as shown
on the approved entitlement plan set.
b. STREET TREES-The Applicant shall plant seven (7) street trees along the project
frontage. The street trees shall be per the entitled set and will include Town Standard
tree grates.
c. TREE GRATES—The Applicant shall install eight (8)Town Standard Tree Grates as
specified in the approved plans. Tree grates shall be 4'x6', model OT-T24 by Urban
Accessories, and shall be black power coated. The tree grates shall be shown on the
improvement plans to be located at the back of curb to the approval of the Town
Engineer and shall be installed with the street trees prior to the first occupancy.
d. STREET MARKINGS-The Applicant shall install necessary street markings of a material
and design approved by the Town Engineer and replace any that are damaged during
construction.These include but are not limited to all pavement markings, painted
curbs, and handicap markings. All permanent pavement markings shall be
thermoplastic and comply with Caltrans Standards. Color and location of painted curbs
shall be shown on the plans and are subject to approval by the Town Engineer. Any
existing painted curb or pavement markings no longer required shall be removed by
grinding if thermoplastic, or sand blasting if in paint.
e. SIDEWALK-The Applicant shall replace to Town standards all sidewalk surrounding
the project site. Sidewalk replacement shall be constructed per the Town Standard
Drawings. Sidewalk work in the Villa Hermosa area shall comply with the Villa
Hermosa Style per Standard Plan Nos. ST-224 and ST-225.
f. CURB RAMP(S) -The Applicant shall construct four (4) bulb-out curb ramp(s) in
accordance with the latest Caltrans State Standard Drawing. Both north-south curb
ramps at the pedestrian crossing of Church Street on the north side of the project as
well as both east-west curb ramps for the pedestrian crossing of High School Court on
the east side of the project shall be constructed per this condition.The actual ramp
"Case" shall be identified on the plans and shall be to the approval of the Town
Engineer.
g. CURB AND GUTTER -The Applicant shall replace to existing Town standards all curb
and gutter surrounding the project site. New curb and gutter shall be constructed per
the Town Standard Drawing ST-210 (Vertical) or ST-215 (Rolled).
h. DRIVEWAY APPROACH(ES) -The Applicant shall install one (1)Town Standard driveway
approach(es) as shown on the approved plans. The new driveway approach shall be
constructed per the Town Standard Drawing. The Applicant shall install 10-feet of red
curb on both sides of the project driveway to allow vehicles better sight distance when
entering and exiting the driveway.
i. DRIVEWAY REMOVAL-The Applicant is to remove all existing driveway approach and
replace them with sidewalk, curb, and gutter per the Town Standard Drawings.
j. LOADING ZONE—The Applicant shall install a loading zone along the project frontage
on E. Main Street in accordance with Town Standard as directed by the Town
Engineer.
k. SEWER CLEAN-OUT-The Applicant shall install the sewer lateral clean-out within
three-feet of the right-of-way on private property in accordance with the West Valley
Sanitation District standards. Sewer clean-out(s) shall be constructed prior to
occupancy of the first building.
I. PARKING LOTS—The Applicant shall submit plans for all required off street parking lots
showing proper grading, drainage, ramps profile, and parking dimensions in
conformance with Town parking standards. The plans shall be approved by the Town
Engineer prior to the issuance of the first building permit.
m. BICYCLE PARKING—The Applicant shall provide both long-term bicycle lockers and
short-term bicycle racks on-site, as shown on the approved site plan,to the approval
of the Town Engineer.
n. STORM WATER CATCH BASIN(S) -The Applicant shall install standard storm water
catch basins per approved Improvement Plans and in accordance with the Town
Standard Drawing.
o. STREETLIGHT(S) -The Applicant shall provide and install three (3) new post top street
light(s) per Town Standard Drawing ST-271. The Applicant is responsible for all PG&E
service fees and hook-up charges. Any new service point connection required to
power the new lights shall be shown on the construction drawings along with the
conduit, pull boxes and other items necessary to install the streetlights. An Isometric
lighting level needs to be provided by the designer/contractor. A separate light study
may be required by the Town Engineer. The Applicant shall provide banded banner
brackets, to the approval of the Town Engineer,for each street light pole. The lights
shall be shielded from residential units using an internal shielding device provide by
the manufacturer. The final location and style of street lights and poles are to be
reviewed and approved by the Town Engineer during review of the submitted
construction lighting plan. As these lights are a long lead-time item, it is recommended
that the Applicant contact the manufacturer early in the construction phase of the
project. Private lights shall be metered with billing addressed to the homeowners'
association. Pole numbers, assigned by PG&E, shall be clearly delineated on the plans.
60. TREE REMOVAL PERMIT—The Applicant shall apply and obtain a Tree Removal Permit
from the Parks and Public Works Department for the removal of existing trees on-site or
in the public right-of-way prior to the issuance of a building permit or demolition building
permit, whichever is issued first. An arborist report may be required by the Town Arborist
prior to the removal of any tree.
61. CONSTRUCTION PHASE PLAN SUBMITTAL REQUIREMENTS—The Grading Permit Plans and
Public Improvement Plans (together referred to as "Improvement Plans") shall be
submitted as a set to Parks and Public Works Department along with a title report dated
no older than 30 days from the date the Improvement Plans are submitted. The
Improvement Plans shall be submitted at the same time as the Building Plans are
submitted to the Building Department. All improvements shall be designed and
constructed in accordance with Federal law, State law, Los Gatos Town Code, and the Los
Gatos Standard Specifications and Details.
Construction drawings shall comply with Section 1 (Construction Plan Requirements) of
the Town's Engineering Design Standards, which are available for download from the
Town's website. The Improvement Plans shall include:
a. A cover sheet with at least the proposed development vicinity map showing nearby
and adjacent major streets and landmarks, property address, APN, scope of work,
project manager and property owner, a "Table of Responsibilities" summarizing
ownership, access rights, and maintenance responsibilities for each facility(streets,
utilities, parks, landscaping, etc.), a sheet index including a sequential numeric page
number for each sheet (i.e. "Sheet 1 of 54"), the lot size, required and proposed lot
setbacks by type, proposed floor areas by type for each building, average slope,
proposed maximum height, and required and proposed parking count and type.
b. The Approved Conditions of Approval printed within the plan set starting on the
second sheet of the plan set.
c. An Existing Site Plan showing existing topography, bearing and distance information
for all rights-of-way, easements, and boundaries, any existing easements proposed to
be quit-claimed, existing hardscape, existing above ground utility features, and
existing structures. The Improvement Plans shall identify the vertical elevation datum,
date of survey, and surveyor responsible for the data presented.
d. A Proposed Site Plan showing proposed topography, boundaries, proposed and
existing to remain easements, hardscape, above ground utility features (hydrants,
transformers, control cabinets, communication nodes, etc.), and structures. Include
top and bottom elevations of every inflection point of each wall. Show proposed
public right-of-way improvements. Distinguish proposed linework from existing
linework using heavier line type for proposed.
e. A Grading and Drainage Plan clearly showing existing onsite and adjacent topography
using labeled contour lines, drainage direction arrows with slope value, and break
lines. Proposed and existing to remain hardscape elevations must be provided in detail
including slope arrows.
f. A Utility Plan showing appropriate line types and labels to identify the different types
of utilities and pipe sizes. Utility boxes, hydrants, backflow preventers, water meters,
sanitary sewer cleanouts, etc. shall be located on private property unless otherwise
approved by the Town Engineer.
g. A Photometric Lighting Plan analyzing the full width of the adjacent right-of-way. The
plan shall show the average maintained horizontal illumination in foot-candles and the
average to minimum uniformity ratio. Lighting shall comply with the Town's Standard
Specification section 2.38.
h. A Traffic Signal Plan (as applicable) shall include a conduit schedule, conduit plan, pole
locations, streetlights, intersection striping, power connection and meter locations,
and as directed.
i. A Landscaping Plan for the project site and the full width of the public right-of-way
adjacent to the project. The plans shall clearly identify public and private utilities and
points of demarcation between the two.
j. A Composite Plan showing civil, landscape, electrical, and joint trench locations
combined on one drawing to identify potential conflicts between disciplines. The
Composite Plan shall include the size, location, and details of all trenches, locations of
building utility service stubs and meters, and placements or arrangements of junction
structures as a part of the Improvement Plan submittals for the project. Show
preferred and alternative locations for all utility vaults and boxes if project has not
obtained PG&E approval. A licensed Civil or Electrical Engineer shall sign the
composite drawings and/or utility improvement plans. (All dry utilities shall be placed
underground). A note shall be placed on the joint trench composite plans which states
that the plan agrees with Town Codes and Standards and that no underground utility
conflict exists.
k. General Notes found in the Town of Los Gatos General Guidelines.
I. A statement in the general notes indicating the need to obtain a Caltrans
Oversized/Overweight Vehicles Transportation Permit if oversized or overweight
vehicles are expected to be used
m. A statement that all utility boxes in vehicular pathways shall be traffic-rated.
62. STANDARD PLAN COMPLIANCE—The project shall comply with the Town's Standard Plans
to the approval of the Town Engineer. Street improvements, all street sections, the design
of all off-site storm drainage facilities shall be in accordance with most current Town
Standard Specifications and Standard Plans approved by the Town Engineer.
Improvements deemed necessary by the Town Engineer shall be shown on the
Improvement Plans.
63. EXISTING FACILITY PROTECTION AND REPAIR—All existing public utilities shall be either
protected in place, relocated, or repaired. The Applicant shall repair or replace all existing
improvements not designated for removal, and all new improvements that are damaged
during construction or removed because of the Applicant's operations. This includes
sidewalk, curb and gutter, streetlights, valley gutters, curb ramps, and any other existing
improvements in the area that are not intended to be removed and replaced. The
Applicant shall request a walk-through with the PPW construction Inspector before the
start of construction to verify existing conditions. Said repairs shall be completed prior to
issuance of the first certificate of occupancy of the project.
64. UNDERGROUND UTILITIES—All new services to the development shall be placed
underground in accordance with the various utility regulations. Transformers and switch
gear cabinets within designated Underground Districts shall be placed underground unless
otherwise approved by the Town Engineer. Underground utility plans must be submitted
to the Town and approved by the Town Engineer prior to installation.
65. UTILITY RESPONSIBILITIES—The Applicant is responsible for the maintenance of existing
stormwater drainage facilities, including piped and open channel stormwater conveyances
in private areas. The Applicant is responsible for all expenses necessary to connect to the
various utility providers. Currently, the public storm sewer system is owned and
maintained by the Town of Los Gatos,the water system in Los Gatos is owned and
maintained by San Jose Water Company, and the sanitary sewer system in Los Gatos is
owned and maintained by West Valley Sanitation District. Any alterations of the approved
utilities listed must be approved by the Town prior to any construction.
66. UTILITY COMPANY COORDINATION —The Applicant shall negotiate any necessary right-of-
way or easements with the various utility companies in the area, subject to the review
and approval by the Town Engineer and the utility companies. Prior to the approval of the
site plan for construction, the Applicant shall submit "Will Serve" letters from PG&E, San
Jose Water, West Valley Sanitation District, West Valley Collections and Recycling, and
AT&T(or the current "Carrier of Last Resort") with a statement indicating either a list of
improvements necessary to serve the project or a statement that the existing network is
sufficient to accommodate the project. Coordination of the stormwater conveyance
system will be addressed during the Grading Permit review.
67. PREPARATION OF ELECTRICAL PLANS—All street lighting and traffic signal electrical plans
shall be prepared by a California registered professional engineer experienced in
preparing these types of plans. The Applicant shall submit necessary stamped and signed
Traffic Signal Plan with the Improvement Plans.
68. EXTERIOR SITE LIGHTING STANDARDS—The Applicant shall submit a photometric plan for
on-site lighting showing lighting levels in compliance with the Town Standard
Specifications section 2.38. The plan shall show the minimum maintained horizontal
illumination in foot-candles and the uniformity ratio for all areas. This lighting standard is
applicable to all parking lots, driveways, circulation areas, aisles, passageways, recesses,
and accessible grounds contiguous to all buildings. Private, interior courtyards not
accessible to the public are not required to meet this standard. The lighting system shall
be so designed as to limit light spill beyond property lines and to shield the light source
from view from off site. The photometric plan shall be approved by the Town Engineer
and shall be addressed on the construction plans submitted for the first building permit.
Any subsequent building permits that include any site lighting shall also meet these
requirements.
69. STORM DRAINAGE STUDY—The Applicant shall submit a Storm Drainage Study for the
proposed development stormwater conveyance system evaluating pre-and post-
development peak discharge rates for the theoretical 2-year, 10-year, and 100-year (50-
percent, 10-percent, and 1-percent annual chance) storm events including supporting
hydraulic calculations for proposed pipe network. The study must address sizing and
design details for the stormwater treatment systems proposed with the development. The
study shall include an evaluation of the project site drainage including topography, natural
drainage patterns, and existing man-made diversions (structures, raised pads, fences,
etc.). If the study indicates that the theoretical water surface elevation or hydraulic grade
line of the proposed development during a 10-year storm event is above ground level at
any point, the Applicant shall construct and dedicate to the Town new downstream storm
drainage facilities necessary to achieve a connection point water depth no more than 80
percent full during the projected 10-year storm event. The study must evaluate the 100-
year storm event base flood elevation, if applicable. The finish floor elevations of all
structures must be constructed at least 1-foot above this elevation. The Applicant shall
submit the study for review and approval by the Town Engineer prior to the issuance of
the first building permit.
70. STORM WATER MANAGEMENT PLAN —The Applicant shall develop a Storm Water
Management Plan ("SWMP")that complies with the California Water Board regulations
and delineates site design measures, source control measures, low-impact-development
("LID") treatment measures, hydromodification management measures, and construction
site controls as appropriate. The Plan must indicate erosion protection measures for the
inlet structures (e,g., pipe outlets, pump dissipator pipes, and/or bubblers). For the Bay
Area Hydrology Model ("BAHM") analysis, the Applicant must provide pump operations
and intended routing during various runoff conditions (i.e.,treatment runoff vs.
Hydrologic Modification controls) and the rationale for the pump size selected relative to
the treatment flow rate.The Applicant shall update the BAHM analysis to conform to
project conditions to the satisfaction of the Town Engineer and include a summary of the
changes made to the BAHM analysis since the entitlement plan review for review by the
C3 consultant. The Applicant must select and indicate bioretention area plants capable of
withstanding and surviving the higher design ponding conditions. If pumps are proposed,
the Applicant must:
a. Provide pump discharge rates that receiving bioretention areas are capable of
treating, to avoid consistently overwhelming the bioretention areas.
b. The Applicant must integrate an X+1 redundancy and generator backups at all
required pump locations and include an alarm system that will notify the owner or
operator of a pump failure.
c. If off-site improvements modify the quantities of regulated and unregulated off-site
impervious area, the Applicant must update Section 2, item "d" and Section 8 of the
C.3 Data Form to reflect those changes.
71. DEVELOPER STORM WATER QUALITY RESPONSIBILITY—The Applicant is responsible for
ensuring that all contractors including subcontractors are aware of all stormwater quality
measures and implement such measures. The Applicant shall perform all construction
activities in accordance with approved Improvement Plans, Los Gatos Town Code Chapter
12—Grading, Erosion and Sediment Control, and the National Pollutant Discharge
Elimination System (NPDES) General Permit. Failure to comply with these rules and
regulations will result in the issuance of correction notices, citations, or a project stop
order.
72. SITE DRAINAGE—No through curb drains will be allowed. Any storm drains (public or
private) directly connected to public storm system shall be stenciled/signed with
appropriate "NO DUMPING - Flows to Bay" NPDES required language using methods
approved by the Town Engineer on all storm inlets surrounding and within the project
parcel. Furthermore, storm drains shall be designed to serve exclusively stormwater. Dual-
purpose storm drains that switch to sanitary sewer are not permitted in the Town of Los
Gatos. No improvements shall obstruct or divert runoff to the detriment of an adjacent,
downstream or down slope property. No pump discharge to the Town storm drain system
is allowed.
73. CLEAN, INSPECT, AND REPAIR STORM LINE—If the project will connect to the public storm
drainage system, the Applicant is required to evaluate the conditions of the existing storm
lines along the project frontage by videotaping and providing the result to the Town
Engineer. The Applicant shall clean and inspect (via remote TV camera)the storm line
from the manhole upstream to the manhole downstream of the project area. The video
inspection shall be done by a professional video inspection company and be completed
prior to building permit issuance. The video of the inspection shall be reviewed with PPW
and any cracked, broken, or otherwise compromised integrity is found,the areas of the
line along the project frontage shall be repaired by the Applicant at the applicant's
expense. The Applicant shall include the required repairs on the Improvement Plans
submitted. All necessary repairs to the storm line shall be completed and approved prior
to the project connecting to the storm drainage system
74. GRADING & DRAINAGE WINTER MORATORIUM —All grading activity shall comply with the
Municipal Regional Stormwater Permit and Chapter 12 of the Town Code. There shall be
no earthwork disturbance or grading activities between October 15th and April 15th of
each year unless approved by the Town Engineer. In order to be considered for approval,
the Applicant must submit a Winterization Erosion Control Plan certified by a California
certified QSD to the Town Engineer for review and approval. If grading is allowed during
the rainy season, a maximum of two (2) weeks is allowed between clearing of an area and
stabilizing/building on the exposed area. The submission of a certified plan does not
guarantee approval. Any approved and executed plan must be kept on-site while the
project is in construction.
75. EROSION CONTROL—The Applicant shall prepare and submit interim and final erosion
control plans to the Town Engineer for review and approval. The interim erosion control
plan(s) shall include measures carried out during construction before final landscaping is
installed. Multiple phases of interim erosion control plans may be necessary depending on
the complexity of the project. Interim erosion control best management practices may
include silt fences, fiber rolls, erosion control blankets, Town approved seeding mixtures,
filter berms, check dams, retention basins, etc. The Applicant shall install, maintain, and
modify the erosion control measures as needed to continuously protect downstream
water quality. In the event an emergency modification is deemed necessary, the Applicant
must implement necessary measures to protect downstream waterways immediately and
then submit the changes made within 24-hours to the Town Engineer for review and
approval. The erosion control plans shall be in compliance with applicable measures
contained in the most current California Regional Water Quality Control Board San
Francisco Bay Region Municipal Regional Stormwater NPDES Permit (MRP). Any fees or
penalties assessed against the Town in response to the Applicant's failure to comply with
the Permit must be paid by the Applicant. The Applicant must permit Town staff onsite to
conduct periodic NPDES inspections throughout the recognized storm season to verify
compliance with the Construction General Permit and Stormwater ordinances and
regulations.
76. SITE TRIANGLE AND TRAFFIC VIEW AREA—Fencing, landscaping, and permanent
structures shall be less than three-feet in height or have a minimum vertical clearance of
7.5-feet if located within the driveway view area, traffic view area, or corner sight triangle.
The driveway and intersection site triangles are represented on Town Standard Drawing
ST-231. The traffic view area and corner sight triangle are shown on Town Standard
Drawing ST-232. This includes all above ground obstructions including utility structures,
for example electric transformers.The various clearance lines shall be shown on the site
plan to demonstrate compliance.
77. GEOTECHNICAL REVIEW— Prior to building permit issuance, the Applicant's Geotechnical
Engineer shall submit a design level geotechnical report. The report will require a peer
review by the Town's geological and geotechnical consultant. A deposit and fee for the
peer review will be required per the Town's fee schedule in effect at the time of vesting,
unless there are any remaining deposit funds from the entitlement phase. The Town will
route the design level geotechnical report to the Town's peer review consultant once the
report is submitted and deposit and fee are available. Once approved, the geotechnical
engineer shall review the grading and drainage plan and proposed pavement and
foundation design to verify that the design is in accordance with their recommendations.
The Applicant's Geotechnical Engineer's approval shall be conveyed to the Town either by
letter or by signing and stamping the plans. All grading operations and soil compaction
activities shall be per the approved project's design level geotechnical report. The
Applicant shall add this condition to the general notes on the grading plan.
78. GEOTECHNICAL ENGINEER OBSERVATION —All grading activities shall be conducted under
the observation of, and tested by, a licensed geotechnical engineer. A report shall be filed
with the Town of Los Gatos for each phase of construction stating that all grading
activities were performed in conformance with the requirements of the project's design
level geotechnical report. The Applicant shall submit a Final Geotechnical Construction
Observation and Testing Summary in an "as-built" letter/report prepared and submitted
to the Town prior to issuance of the certificate of occupancy. The Applicant shall add this
condition to the general notes on the grading plan.
79. PRECONSTRUCTION MEETING—After the issuance of any Grading or Encroachment
permit and before the commencement of any on or off-site work, the Applicant shall
request a pre-construction meeting with the PPW Inspector to discuss the project
conditions of approval, working hours, site maintenance, and other construction matters.
At that meeting, the Applicant shall submit a letter acknowledging that:
a. They have read and understand these project Conditions of Approval;
b. They will require that all project sub-contractors read and understand these project
Conditions of Approval; and,
c. They ensure a copy of these project Conditions of Approval will be posted on-site at all
times during construction.
80. FLOOR DRAINS—All floor drains shall be plumbed to connect to the sanitary sewer system
only. Site design must facilitate drainage away from building floor drains.
81. GARBAGE/RECYCLE STORAGE AND SERVICE—The Applicant shall provide adequate area
within their property for the purposes of storing garbage and recycling collection
containers for scheduled servicing by the Town's solid waste collection provider. New
food service buildings and/or multi-family residential complexes shall provide a covered
or enclosed area for dumpsters and recycling containers. The area shall be designed to be
hydrologically isolated. Areas around trash enclosures, recycling areas, and/or food
compactor enclosures shall not discharge directly to the storm drain system. Any drains
installed in or beneath dumpsters and compactors shall be connected to the sanitary
sewer. Any drains installed in or beneath tallow bin areas serving food service facilities
shall be connected to the sanitary sewer system with a grease removal device prior to
discharging. The Applicant shall contact the local permitting authority and/or West Valley
Sanitation District for specific connection and discharge requirements. The collection
containers shall be brought to the service area on the day of service and returned to the
storage enclosure by the property owner that same day. The containers are not to be in
public view or in the public right-of-way prior to or beyond the scheduled service times. A
letter from West Valley Collection and Recycling confirming serviceability and site
accessibility shall be provided to the Town Engineer for approval prior to the approval of
an occupancy permit.
82. OVERHEAD UTILITY CLEARANCE—For projects that have overhead utility lines on-site that
travel over new buildings, the Applicant shall obtain a letter from the utility company
indicating that there is adequate overhead clearance from the utility to the proposed
building. The letter shall be submitted with the first set of improvement plans submitted.
The plans shall show the existing utility pole, any necessary proposed pole protection
(including overhead clearance warning identification), and shall be confirmed satisfactory
with the utility company. The letter shall be to the approval of the Town Engineer.
83. SITE LANDSCAPING COORDINATION —The Applicant shall coordinate the overall site
landscaping and the stormwater treatment area landscaping. Stormwater treatment areas
should be identified on the site first, and then site landscaping to make sure the correct
plant material is identified for each area. Some site landscaping plant material may not be
suitable in stormwater treatment areas due to the nature of the facility. Sanitary sewer
facilities cannot be aligned through stormwater treatment facilities.
84. OFF-HOURS MATERIAL DELIVERY—The Applicant shall coordinate with the future site
operators so that all site delivery of materials and goods are delivered off-hours and on-
site. This will allow the on-site customer parking for the development site to be utilized
during business hours and not be impacted by the staging of delivery vehicles. The
Applicant shall provide a written plan, to ensure that this condition is satisfied, prior to
occupancy of the first site building. The plan shall be to the approval of the Town
Engineer.
85. TRANSPORTATION DEMAND MANAGEMENT ("TDM") PLAN—The Applicant shall submit a
Transportation Demand Management Plan prior to the issuance of any building permit.
The TDM plan shall include the measures such as bicycle facility provisions, shower
facilities, local shuttle service,transit passes and subsidies, carpool incentive, designated
car share parking, and other measures that may be required by the Town Engineer to
obtain a goal of a 15 percent vehicle trip reduction. The TDM plan shall also include a TDM
Coordinator and identify the requirement for an annual TDM effectiveness report to be
submitted the Town of Los Gatos.
86. GARAGE ENTRY SAFETY: The Applicant shall include traffic control in the form of a flashing
light and audio warning system at the property entrance ramp on Church Street, to the
satisfaction of the Town Engineer.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE APPROVAL OF THE FINAL MAP OR
PARCEL MAP, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME
87. TEMPORARY CONSTRUCTION EASEMENT—Prior to the issuance of a grading or building
permit, it shall be the sole responsibility of the project to obtain any and all proposed or
required easements and/or permissions necessary to perform any work on neighboring
private property herein proposed. Proof of agreement/approval is required prior to the
issuance of any Permit.
88. FINAL MAP—The Applicant shall have a condominium map prepared by a person
authorized to practice land surveying in California delineating all parcels created or
deleted and all changes in lot lines in conformance with the Los Gatos Town Code and the
Subdivision Map Act. Existing buildings shall be demolished prior to the recordation of the
map if they will conflict with any newly created lot line. The Town Council must approve
all Final Maps. The Town Council meeting will be scheduled approximately fifty (50) days
after the Final Map, Public Improvement Plans, Stormwater Treatment Facilities
Maintenance Agreement, Landscape Maintenance Agreement, and Subdivision
Improvement Agreement are approved by the Town Engineer. The Final Subdivision Map
shall be approved by PPW and recorded by the County Recorder's Office prior to the
issuance of the first building permit. In lieu of the Town Clerk's Office coordinating the
recordation of the Final Map(s) with the County, the Applicant may submit a map
guarantee by the Applicant's title company for the release of the signed Final Map to the
title company for recordation. Prior to the Town's release of the Final Map, the Town
Engineer may require the Applicant to submit to the Town an electronic copy of the map
in the AutoCAD Version being used by the Town at the time of recordation. It is the
Applicant's responsibility to check with their title company and the County Recorder's
Office to determine the time necessary to have the map recorded after Town approval.
89. SUBDIVISION IMPROVEMENT AGREEMENT("SIA")—The Applicant shall enter as a
contractor into an agreement with the Town per Town Code Section 24.40.020, Gov. Code
Section 66462(a), and shall arrange to provide Payment and Performance bonds each for
100 percent of the cost of public infrastructure improvements to be constructed in the
public right-of-way. These improvements shall include, but not be limited to, roadway
construction, sidewalk, curb and gutter, storm lines, streetlights, and signal equipment.
Town Standard insurance shall be provided per the terms of the agreement. The
agreement will be forwarded to the Town Council for approval with the project Final Map.
The SIA shall be approved by the Town Council prior or at the same time as the Final Map.
90. MONUMENTS—The Applicant shall arrange for the engineer to have all monuments set
per the recorded map. A certificate letter by the Surveyor or Engineer stating the
monuments are set per plan shall be provided to the Town Engineer prior to occupancy.
91. COVENANTS, CONDITIONS & RESTRICTIONS (CC&R) —The Applicant shall prepare and
submit draft project Covenants, Conditions and Restrictions (CC&R) for the project. The
CC&Rs shall be submitted with the project map for review and approval of the Town
Engineer, the Town Attorney, and the Planning Manager. The CC&Rs shall include relevant
project Conditions of Approval and shall include language that restricts the Homeowner's
Association from making changes to the CC&Rs without first obtaining approval from the
Town. References to the Stormwater Treatment Facilities Maintenance Agreement
obligations shall be incorporated. The CC&Rs shall be reviewed and approved prior to the
Town Council approval of the Final map.
92. LOT LINE ADJUSTMENT/LOT MERGER—It shall be the Applicant's responsibility to have a
lot line adjustment/lot merger documentation prepared by a person authorized to
practice land surveying in California, delineating all changes in lot lines in conformance
with the Los Gatos Town Code and the Subdivision Map Act. The lot line adjustment shall
be approved by the Department of Public Works, recorded by the County Recorder's
Office, and a recorded copy of the document returned to the Town prior to the issuance
of any Town permits. It is the Applicant's responsibility to check with their title company
and the County Recorder's Office to determine the time necessary to have the lot line
adjustment/lot merger recorded after Town approval.
93. PAYMENT OF WEST VALLEY SANITATION DISTRICT FEES—All sewer connection and
treatment plant capacity fees shall be paid either immediately prior to the recordation of
any maps or immediately prior to the issuance of a sewer connection permit, which ever
event occurs first. Written confirmation of payment of these fees shall be provided to the
Town Engineer prior to map recordation.
THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO RELEASE OF UTILITIES, FINAL
INSPECTION, OR ISSUANCE OF A CERTIFICATE OF OCCUPANCY, WHICHEVER OCCURS FIRST, OR
IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME.
94. RECORD DRAWINGS—The Applicant shall submit a scanned PDF set of stamped record
drawings and construction specifications for all off-site improvements to the Department
of Parks and Public Works. All underground facilities shall be shown on the record
drawings as constructed in the field.The Applicant shall also provide the Town with an
electronic copy of the record drawings in the AutoCAD Version being used by the Town at
the time of completion of the work. The Applicant shall also submit an AutoCAD drawing
file of all consultants composite basemap linework showing all public improvements and
utility layouts. This condition shall be met prior to the release of utilities, final inspection,
or issuance of a certificate of occupancy, whichever occurs first.
95. RESTORATION OF PUBLIC IMPROVEMENTS—The Applicant shall repair or replace all
existing improvements not designated for removal that are damaged or removed during
construction. Improvements such as, but not limited to curbs, gutters, sidewalks,
driveways, signs, streetlights, pavements, raised pavement markers, thermoplastic
pavement markings, etc., shall be repaired or replaced to a condition equal to or better
than the original condition. Any new concrete shall be free of stamps, logos, names,
graffiti, etc. Existing improvement to be repaired or replaced shall be at the direction of
the PPW Inspector and shall comply with all Title 24 Disabled Access provisions. The
restoration of all improvements identified by the PPW Inspector shall be completed
before the issuance of a certificate of occupancy. The Applicant shall request a walk-
through with the PPW Inspector before the start of construction to verify existing
conditions.
96. PAVEMENT RESTORATION —Due to construction activities, new utility cuts along the
project frontage, and the anticipated project's truck traffic, the Applicant shall grind and
provide a 2.5" overlay with asphalt concrete the full width of East Main Street, High
School Court, and Church Street along the project frontage. Prior to overlay, any base
failure repair or required dig-outs identified by the PPW Inspector shall be completed. The
Town Engineer shall approve the roadway repair prior to the release of utilities, final
inspection, or issuance of a certificate of occupancy, whichever occurs first.
97. STORMWATER TREATMENT FACILITIES MAINTENANCE AGREEMENT—The Applicant shall
execute and record a Stormwater Treatment Facilities Maintenance Agreement to ensure
perpetual maintenance of the regulated project's treatment facilities. The agreement shall
outline the operation and maintenance (O&M) plan for the permanent storm water
treatment facilities. The Town-Standard Stormwater BMP Operation and Maintenance
Agreement will be provided by PPW upon request. The agreement shall be executed prior
to occupancy of the first building and include the following:
a. The property owner shall operate and maintain all on-site stormwater treatment
facilities in good condition and promptly repair/replace any malfunctioning
components.
b. The property owner shall inspect the stormwater treatment facilities at least twice per
year and submit an inspection report to PPW at PPW_Stormwater@losgatosca.gov no
later than October 1st for the Fall report, and no later than March 15th of the
following year for the Winter report. Written records shall be kept of all inspections
and shall include, at minimum, the following information:
i. Site address;
ii. Date and time of inspection;
iii. Name of the person conducting the inspection;
iv. List of stormwater facilities inspected;
v. Condition of each stormwater facility inspected;
vi. Description of any needed maintenance or repairs; and
vii. As applicable,the need for site re-inspection.
c. The property owner shall not make any design changes to the system with the Town's
approval.
d. The property owner(s) shall develop a maintenance and replacement schedule for the
stormwater treatment facilities that describes maintenance frequency and
responsibility. This maintenance schedule shall be included with the approved
Stormwater Treatment Facilities Maintenance Agreement.
e. The property owner(s) shall reimburse the Town for the cost of site inspections
required under the Municipal Regional Permit.
f. The property owner(s) shall authorize Town Staff to perform maintenance and/or
repair work and to recover the costs from the property owner in the event that
maintenance or repair is neglected, or the stormwater management facility becomes a
danger to public health or safety.
98. STORMWATER TREATMENT FACILITIES INSPECTION —Prior to final inspection, the
Applicant must facilitate the testing of all stormwater facilities by a certified QSP or QSD
to confirm the facilities are meeting the minimum design infiltration rate. All tests shall be
made at on 20 foot by 20 foot grid pattern over the surface of the completed stormwater
facility unless otherwise approved by the Town Engineer. All soil and infiltration
properties for all stormwater facilities shall be evaluated by the geotechnical engineer.
Percolation tests (using Double Ring Infiltrometer Testing with appropriate safety factors)
at horizontal and vertical (at the depth of the stormwater facility) shall be conducted for
each stormwater facility. A 50 percent safety factor shall be applied to the calculated
percolation test and shall be used as the basis for design (the design percolation rate). The
geotechnical report shall include a section designated for stormwater design, including
percolation results and design parameters. Sequence of construction for all stormwater
facilities (bioswales, detention/retention basins, drain rock, etc.) shall be done toward
final phases of project to prevent silting of the stormwater treatment facilities.
99. LANDSCAPE MAINTENANCE AGREEMENT—The Applicant shall enter into a Landscape
Maintenance Agreement with the Town of Los Gatos in which the property owner agrees
to maintain the vegetated areas along the project's East Main Street, High School Court,
and Church Street frontage located within the public right-of-way. The agreement must
be executed and accepted by the Town Attorney prior to the issuance of any occupancy
permit.
100. EMERGENCY RESPONDER RADIO COVERAGE—All new buildings, including parking garages
and hospitals, shall have approved radio coverage for emergency responders throughout
their interiors. Prior to issuance of the final occupancy permit,the Applicant shall conduct
a radio signal survey demonstrating compliance with Section 510 of the California Fire
Code and the applicable provisions of NFPA 72 (National Fire Alarm and Signaling Code)
and NFPA 1221 (Standard for the Installation, Maintenance, and Use of Emergency
Services Communications Systems). Radio coverage must meet a minimum signal strength
of-95 dBm, ensuring at least 95 percent coverage throughout general building areas and
99 percent coverage within critical areas, as defined by these standards. If the survey
shows inadequate coverage, the Applicant shall install an approved Emergency Responder
Radio Coverage System (ERRCS), such as an FCC-certified signal booster or distributed
antenna system (DAS), meeting the requirements of the California Fire Code and
referenced NFPA standards. All ERRCS installations must include battery backup,
monitoring systems, and shall be tested and approved by the Fire Marshal (or designee)
prior to occupancy. With approval of the Community Development Director and Police
Chief, the requirements in this condition can be waived or modified when such change
would not unnecessarily impair the provision of emergency communication as specified in
this condition.
THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES DURING THE
CONSTRUCTION PHASE OF THE PROJECT, OR IF ANOTHER DEADLINE IS SPECIFIED IN A
CONDITION, AT THAT TIME
101. PROJECT CONSTRUCTION SETUP—All storage and office trailers will be kept off the public
right-of-way.
102. PUBLIC WORKS CONSTRUCTION NOTICE—The contractor shall notify the PPW Inspector at
least ten (10)working days prior to the start of any construction work. At that time, the
Contractor shall provide an initial project construction schedule and a 24-hour emergency
telephone number list.
103. PROJECT CONSTRUCTION SCHEDULE—The contractor shall submit the project schedule in
a static PDF 11"x17"format and Microsoft Project, or an approved equal. The Contractor
shall identify the scheduled critical path for the installation of improvements to the
approval of the Town Engineer. The schedule shall be updated monthly and submitted to
the PPW Inspector in the same formats as the original.
104. PROJECT CONSTRUCTION HANDOUT—The Contractor shall provide to the Town Engineer
an approved construction information handout for the purpose of responding to
questions the Town receives regarding the project construction.
105. PROJECT CONSTRUCTION SUPERVISION—The Contractor shall always provide a qualified
supervisor on the job site during construction.
106. COORDINATION WITH HIGH SCHOOL: The Contractor shall develop in coordination with
the School District a section of their Project Safety Plan to focus specifically on Los Gatos
High School student and faculty safety during construction activities. The plan shall
address at a minimum traffic control plans including pedestrian detours, material and
equipment delivery hours, suspended loads protocol, noise and vibration, and
construction site security. The Applicant shall submit the Contractor's Project Safety Plan
to the Town Engineer before issuance of any construction permit. The Project Safety Plan
shall require that the developer meet regularly, as determined by the Town Engineer, with
School District staff and Town staff prior to and during construction in order to
meaningfully address student safety concerns.
107. PUBLIC WORKS CONSTRUCTION INSPECTION —All work shown on the Improvement Plans
shall be inspected to the approval of the Town Engineer. Uninspected work shall be
removed as deemed appropriate by the Town Engineer.
108. PROJECT CONSTRUCTION HOURS—Construction activities related to the issuance of any
PPW permit shall be restricted to the weekday between 8:00 a.m. and 6:00 p.m. and
Saturday 9:00 a.m. to 4:00 p.m. No work shall be done on Sundays or on Town Holidays
unless otherwise approved by the Town Engineer. Please note that no work shall be
allowed to take place within the Town right-of-way after 5:00 p.m. Monday through
Friday. In addition, no work being done under Encroachment Permit may be performed on
the weekend unless prior approvals have been granted by the Town Engineer. The Town
Engineer may apply additional construction period restrictions, as necessary, to
accommodate standard commute traffic along arterial roadways and along school
commute routes. Onsite project signage must state the project construction hours. The
permitted construction hours may be modified if the Town Engineer finds that the
following criteria is met:
a. Permitting extended hours of construction will decrease the total time needed to
complete the project without an unreasonable impact to the neighborhood.
b. Permitting extended hours of construction is required to accommodate a construction
requirement such as a large concrete pour or major road closure. Such a need would
be presented by the project's design engineer and require approval of the Town
Engineer.
c. An emergency situation exists where the construction work is necessary to correct an
unsafe or dangerous condition resulting in obvious and eminent peril to public health
and safety. If such a condition exists, the Town may waive any of the remaining
requirements outlined below.
d. The exemption will not conflict with any other condition of approval required by the
Town to mitigate significant environmental impacts.
e. The contractor or property owner will notify residential and commercial occupants of
adjacent properties of the modified construction work hours. This notification must be
provided three days prior to the start of the extended construction activity.
f. The approved hours of construction activity will be posted at the construction site in a
place and manner that can be easily viewed by any interested member of the public.
g. The Town Engineer may revoke the extended work hours at any time if the contractor
or owner of the property fails to abide by the conditions of extended work hours or if
it is determined that the peace, comfort, and tranquility of the occupants of adjacent
residential or commercial properties are impaired because of the location and nature
of the construction.
h. The waiver application must be submitted to the PPW Inspector ten (10) working days
prior to the requested date of waiver.
109. PROJECT CONSTRUCTION BMPs—All construction activities shall conform to the latest
requirements of the CASQA Stormwater Best Management Practices Handbooks for
Construction Activities and New Development and Redevelopment,the Town's grading
and erosion control ordinances, the project specific temporary erosion control plan, and
other generally accepted engineering practices for erosion control as required by the
Town Engineer when undertaking construction activities.
110. PROJECT CONSTRUCTION EXCAVATION —The following provisions to control traffic
congestion, noise, and dust shall be followed during site excavation, grading, and
construction:
a. All construction vehicles should be properly maintained and equipped with exhaust
mufflers that meet State standards.
b. Travel speeds on unpaved areas shall be limited to fifteen (15) miles per hour.
c. Blowing dust shall be reduced by timing construction activities so that paving and
building construction begin as soon as possible after completion of grading, and by
landscaping disturbed soils as soon as possible.
d. Water trucks shall be present and in use at the construction site. All portions of the
site subject to blowing dust shall be watered as often as deemed necessary by the
Town, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all
unpaved access roads, parking areas, and staging areas at construction sites in order
to ensure proper control of blowing dust for the duration of the project.
e. Watering on public streets and wash down of dirt and debris into storm drain systems
is prohibited. Streets will be cleaned by street sweepers or by hand as often as
deemed necessary by the PPW Inspector, or at least once a day. Watering associated
with on-site construction activity shall take place between the hours of 8 a.m. and 5
p.m. and shall include at least one late-afternoon watering to minimize the effects of
blowing dust. Recycled water shall be used for construction watering to manage dust
control where possible, as determined by the Town Engineer. Where recycled water is
not available potable water shall be used. All potable construction water from fire
hydrants shall be coordinated with the San Jose Water Company.
f. All public streets soiled or littered due to this construction activity shall be cleaned
and swept on a daily basis during the workweek to the satisfaction of the Construction
Inspector.
g. Construction grading activity shall be discontinued in wind conditions in excess of 25
miles per hour, or that in the opinion of the PPW Inspector cause excessive
neighborhood dust problems.
h. Site dirt shall not be tracked into the public right-of-way and shall be cleaned
immediately if tracked into the public right-of-way. Mud, silt, concrete and other
construction debris shall not be washed into the Town's storm drains.
i. Construction activities shall be scheduled so that paving and foundation placement
begin immediately upon completion of grading operation.
j. All aggregate materials transported to and from the site shall be covered in
accordance with Section 23114 of the California Vehicle Code during transit to and
from the site.
k. Prior to issuance of any permit, the Applicant shall submit any applicable pedestrian or
traffic detour plans to the satisfaction of the Town Engineer for any lane or sidewalk
closures. The temporary traffic control plan shall be prepared by a licensed
professional engineer with experience in preparing such plans and in accordance with
the requirements of the latest edition of the California Manual on Uniform Traffic
Control Devices (MUTCD) and standard construction practices. The Traffic Control Plan
shall be approved prior to the commencement of any work within the public right-of-
way.
I. During construction, the Applicant shall make accessible any or all public and private
utilities within the area impacted by construction, as directed by the Town Engineer.
m. The minimum soils sampling and testing frequency shall conform to Chapter 8 of the
Caltrans Construction Manual. The Applicant shall require the soils engineer submit to
daily testing and sampling reports to the Town Engineer.
111. MATERIAL HAULING ROUTE AND PERMIT—For material delivery vehicles equal to, or
larger than two-axle, six-tire single unit truck size as defined by FHWA Standards, the
Applicant shall submit a truck hauling route that conforms to Town of Los Gatos Standards
for approval. Note that the Town requires a Haul Permit be issued for any hauling
activities. The Applicant shall require contractors to prohibit trucks from using
"compression release engine brakes" on residential streets. The haul route for this project
unless otherwise approved by the Town Engineer, shall be: East Main Street to Highway 9
to Interstate 17. A letter from the Applicant confirming the intention to use the
designated haul route shall be submitted to the Town Engineer for review and approval
prior to the issuance of any Town permits. All material hauling activities including but not
limited to, adherence to the approved route, hours of operation, staging of materials, dust
control and street maintenance shall be the responsibility of the Applicant. Hauling of soil
on- or off-site shall not occur during the morning or evening peak periods (between 7:00
a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified
by the Town Engineer. No material delivery vehicles, as defined above, shall park or drop-
off along High School Court between the hours of 7:00 a.m. and 9:00 a.m. and 2:00 p.m.
and 4:00 p.m. on days school is in session. The Applicant must provide an approved
method of cleaning tires and trimming loads on site. All material hauling activities shall be
done in accordance with applicable Town ordinances and conditions of approval.
112. PROJECT CLOSE-OUT—Prior to requesting a Final Inspection,the Applicant shall submit to
the Town Engineer a letter indicating that all project conditions have been met, and all
improvements are complete. All work must be completed to the satisfaction of the
Planning Director and Town Engineer prior to the first occupancy. All public
improvements, including the complete installation of all improvements relative to streets,
fencing, storm drainage, underground utilities, etc., shall be completed and attested to by
the Town Engineer before approval of occupancy of any unit. Where facilities of other
agencies are involved, including those for water and sanitary sewer services, such
installation shall be verified as having been completed and accepted by those agencies. In
addition,the Applicant shall submit an itemized final quantities list of all public
improvements constructed on-site and within the public right-of-way. The final quantities
list shall be prepared by the project engineer and be to the approval of the Town
Engineer. The final quantities list shall be broken out into on-site and off-site
improvements based on the format provided by the Town. Until such time as all required
improvements are fully completed and accepted by Town,the Applicant shall be
responsible for the care, maintenance, and any damage to such improvements. Town
shall not, nor shall any officer or employee thereof, be liable or responsible for any
accident, loss or damage, regardless of cause, happening or occurring to the work or
improvements required for this project prior to the completion and acceptance of the
work or Improvements. All such risks shall be the responsibility of and are hereby
assumed by the Applicant.
113. HOLIDAY CONSTRUCTION MORATORIUM —Due to concerns for business impacts during
the holiday season (defined as starting the Monday of Thanksgiving week through January
1), there shall be no construction activities within the right-of-way which would create
lane closures, eliminate parking, create pedestrian detours, or other activities that may
create a major disturbance as determined by the Town Engineer.
114. CONSTRUCTION WORKER PARKING—The Applicant shall provide a Construction Parking
Plan that minimizes the effect of construction worker parking in the neighborhood and
shall include an estimate of the number of workers that will be present on the site during
the various phases of construction and indicate where sufficient off-street parking will be
utilized and identify any locations for off-site material deliveries. Said plan shall be
approved by the Town Engineer prior to issuance of Town permits and shall be complied
with at all times during construction. Failure to enforce the parking plan may result in
suspension of the Town permits. No vehicle having a manufacturer's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of
a street which abuts property in a residential zone without prior approval from the Town
Engineer (§15.40.070).
115. SITE WATER DISCHARGE— In accordance with the Town Code, Prohibition of Illegal
Discharges (Los Gatos Town Code Section 22.30.015), the Town Engineer may approve in
coordination West Valley Sanitation District the discharge of uncontaminated pumped
ground waters to the sanitary sewer only when such source is deemed unacceptable by
State and Federal authorities for discharge to surface waters of the United States,
whether pretreated or untreated, and for which no reasonable alternative method of
disposal is available. Following the verification of the applicable local, state and/or federal
approvals, a Discharge Plan will be approved and monitored by the Town Engineer.
THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES THAT THE USE
PERMITTED BY THIS ENTITLEMENT OCCUPIES THE PREMISES
116. POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP)— Post construction storm
water pollution prevention requirements shall include:
a. The Applicant shallbe charged the cost of abatement for issues associated with, but
not limited to, inspection of the private stormwater facilities, emergency maintenance
needed to protect public health or watercourses, and facility replacement or repair if
the treatment facility is no longer able to meet performance standards or has
deteriorated. Any abatement activity performed on the Applicant's property by Town
staff will be charged to the Applicant at the Town's adopted fully-loaded hourly rates.
b. Maintenance of the storm drain inlets "No Dumping—Drains to Bay" plaques to alert
the public to the destination of storm water and to prevent direct discharge of
pollutants into the storm drain. Template ordering information is available at
www.flowstobay.org.
c. All process equipment, oils, fuels, solvents, coolants, fertilizers, pesticides, and similar
chemical products, as well as petroleum based wastes, tallow, and grease planned for
storage outdoors shall be stored in covered containers at all times.
d. All public outdoor spaces and trails shall include installation and upkeep of dog waste
stations.
e. Garbage and recycling receptacles and bins shall be designed and maintained with
permanent covers to prevent exposure of trash to rain. Trash enclosure drains shall be
connected to the sanitary sewer system.
f. It is the responsibility of the property owner(s)/homeowners association to implement
a plan for street sweeping of paved private roads and cleaning of all storm drain inlets.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
117. GENERAL: Review of this Developmental proposal is limited to acceptability of site access,
water supply and may include specific additional requirements as they pertain to fire
department operations, and shall not be construed as a substitute for formal plan review
to determine compliance with adopted model codes. Prior to performing any work,the
applicant shall make application to, and receive from, the Building Department all
applicable construction permits.
118. FIRE SPRINKLERS REQUIRED: (As Noted on Coversheet) Approved automatic sprinkler
systems in new and existing buildings and structures shall be provided in the locations
described in this Section or in Sections 903.2.1 through 903.2.12 whichever is the more
restrictive and Sections 903.2.14 through 903.2.21. For the purposes of this section,
firewalls and fire barriers used to separate building areas shall be constructed in
accordance with the California Building Code and shall be without openings or
penetrations.
119. FIRE ALARM REQUIREMENTS:As Noted on Coversheet) Refer to CFC Sec. 907 and the
currently adopted edition of NFPA 72. Submit shop drawings (3 sets) and a permit
application to the SCCFD for approval before installing or altering any system. Call (408)
341-4420 for more information.
120. FIRE HYDRANT REQUIRED: (As Noted on Sheet C-4.0)Where a portion of the facility or
building hereafter constructed or moved into or within the jurisdiction is more than 400
feet from a hydrant on a fire apparatus access road, as measured by an approved route
around the exterior of the facility or building, onsite fire hydrants and mains shall be
provided where required by the fire code official. Exception: For Group R-3 and Group U
occupancies equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3,the distance requirement
shall be not more than 600 feet. [CFC, Section 507.5.1].
121. PUBLIC FIRE HYDRANT REQUIRED: (As Noted on Sheet C-4.0) Provide a public fire hydrant
at a final location to be determined jointly by the Fire Department and San Jose Water
Company. Maximum distance of 337 feet from the building frontage, 500 ft between
hydrants and a maximum of 100 feet from the FDC, with a minimum hydrant flow of 2400
GPM @ 20 psi residual. Fire hydrants shall be provided along required fire apparatus
access roads and adjacent public streets. CFC Sec. 507, and Appendix B and associated
Tables, and Appendix C.
122. REQUIRED FIRE FLOW: The minimum require fireflow for this project is 2400 Gallons Per
Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic
fire sprinklers per CFC [903.3.1.3] Fire flow shall be met from the new hydrant and a fire
flow letter shall be provided.
123. FIRE DEPARTMENT CONNECTION: (As Noted on Sheet C-4.0) The fire department
connection (FDC) shall be installed at the street on the street address side of the building.
It shall be located within 100 feet of a public fire hydrant and within ten (10) feet of the
main PIV (unless otherwise approved by the Chief due to practical difficulties). FDC's shall
be equipped with a minimum of two (2), two-and one-half(2- 1/2") inch national standard
threaded inlet couplings. Orientation of the FDC shall be such that hose lines may be
readily and conveniently attached to the inlets without interference. FDC's shall be
painted safety yellow. [SCCFD, SP-2 Standard].
124. BUILDINGS AND FACILITIES ACCESS: (As Noted on Sheet C-6.0) Approved fire apparatus
access roads shall be provided for every facility, building or portion of a building hereafter
constructed or moved into or with the jurisdiction.The fire apparatus access road shall
comply with the requirements of this section and shall extend to within 150 feet of all
portions of the facility and all portions of the exterior walls of the first story of the
building as measured by an approved route around the exterior of the building or facility.
[CFC, Section 503.1.1].
125. REQUIRED AERIAL ACCESS: Where required: Buildings or portions of buildings or facilities
exceeding 30 feet (9144 mm) in height above the lowest level of fire department vehicle
access shall be provided with approved fire apparatus access roads capable of
accommodating fire department aerial apparatus. Overhead utility and power lines shall
not be located within the aerial fire apparatus access roadway. 2. Width: Fire apparatus
access roads shall have a minimum unobstructed width of 26 feet (7925) in the immediate
vicinity of any building or portion of building more than 30 feet (9144 mm) in height. 3.
Proximity to building: At least one of the required access routes meeting this condition
shall be located within a minimum of 15 feet (4572) and a maximum of 30 feet (9144mm)
from the building, and shall be positioned parallel to one entire side of the building, as
approved by the fire code official. SCCFD SD&S A-1. During building permit, unobstructed
aerial access shall be demonstrated include any trees that are along the required access
side of the building.
126. PARKING: (As Noted on Sheet C-6.0) When parking is permitted on streets, in both
residential/commercial applications, it shall conform to the following:
• Parking is permitted both sides of the street with street widths of 36 feet or more
• Parking is permitted on one side of the street with street widths of 28—35 feet
• No parking is permitted when street widths are less than 28 feet
NOTE: Fire lane and turnaround striping shall be provided and verified by site inspection.
127. KNOX KEY BOXES/LOCKS WHERE REQUIRED FOR ACCESS: (As Noted on Sheet A2.0) Where
access to or within a structure or an area is restricted because of secured openings or
where immediate access is necessary for lifesaving or firefighting purposes, the fire code
official is authorized to require a key box to be installed in an approved location. The Knox
Key Box shall be a of an approved type and shall contain keys to gain necessary access as
required by the fire code official. Locks. An approved Knox Lock shall be installed on gates
or similar barriers when required by the fire code official. Key box maintenance. The
operator of the building shall immediately notify the fire code official and provide the new
key when a lock is changed or re-keyed. The key to such lock shall be secured in the key
box. [CFC Sec. 506].
128. GROUND LADDER ACCESS: (As noted on sheet L6.0) Ground-ladder rescue from second
and third floor rooms shall be made possible for fire department operations. With the
climbing angle of seventy five degrees maintained, an approximate walkway width along
either side of the building shall be no less than seven feet clear. Landscaping shall not be
allowed to interfere with the required access. CFC Sec. 503 and 1031.2 NFPA 1932 Sec.
5.1.8 through 5.1.9.2.
129. TWO-WAY COMMUNICATION SYSTEM: (As Noted on Coversheet)Two-way
communication systems shall be designed and installed in accordance with NFPA 72 (2022
edition),the California Electrical Code (2022 edition), the California Fire Code (2022
edition), the California Building Code (2022 edition), and the city ordinances where two
way system is being installed, policies, and standards. Other standards also contain
design/installation criteria for specific life safety related equipment. These other
standards are referred to in NFPA 72.
130. EMERGENCY RESPONDER RADIO COVERAGE IN NEW BUILDINGS: (As Noted on
Coversheet)All new buildings shall have approved radio coverage for emergency
responders within the building based upon the existing coverage levels of the public
safety communication systems of the jurisdiction at the exterior of the building. This
section shall not require improvement of the existing public safety communication
systems. CFC Sec. 510.1.
131. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant(s). 2022 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
132. ADDRESS IDENTIFICATION: (As Noted on sheet A3.0) New and existing buildings shall have
approved address numbers, building numbers or approved building identification placed
in a position that is plainly legible and visible from the street or road fronting the
property. These numbers shall contrast with their background. Where required by the fire
code official, address numbers shall be provided in additional approved locations to
facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical
letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke
width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building
cannot be viewed from the public way, a monument, pole or other sign or means shall be
used to identify the structure.Address numbers shall be maintained. CFC Sec. 505.1.
133. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp. 33.
134. TURNING RADIUS: (As Noted on sheet C-6.0) The minimum outside turning radius is 50
feet. Use of cul-de-sacs is not acceptable where it is determined by the Fire Department
that Ladder Truck access is required, unless greater turning radius is provided. Cul-De-Sac
Diameters shall be no less than 72 feet. CFC Sec. 503.
135. STANDPIPES REQUIRED: (As Noted on Coversheet) Standpipe systems shall be provided in
new buildings and structures where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. Fire hose threads
used in connection with standpipe systems shall be approved and shall be compatible
with fire department hose threads. The location of fire department hose connections shall
be approved. Standpipes shall be manual wet type. In buildings used for high-piled
combustible storage, fire hose protection shall be in accordance with Chapter 32.
Installation standard. Standpipe systems shall be installed in accordance with this section
and NFPA 14 as amended in Chapter 47. CFC Sec. 905.
136. GENERAL: This review shall not be construed to be an approval of a violation of the
provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A
permit presuming to give authority to violate or cancel the provisions of the fire code or
other such laws or regulations shall not be valid. Any addition to or alteration of approved
construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6]