2010081606 - Attachment 5TOWN COUNCIL -AUGUST 16, 2010
CONDITIONS OF APPROVAL
15928 Union Avenue -Parcels 2 and 3
Architecture and Site Applications 5-09-33 & S-09-34
Requesting approval to construct two new single-family residences on vacant parcels created by
a three-lot subdivision on property zoned R-1:8. APN 527-42-008.
PROPERTY OWNER: 217 O'Connor LLC
APPLICANT: Tony Jeans, T.H.LS. Design
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL. This application shall be completed in accordance with all of the
conditions of approval listed below and in substantial compliance with the plans
approved by the Planning Commission on June 9, 2010, and noted as received by the
Town on May 20, 2010. Any changes or modifications to the approved plans shall be
approved by the Community Development Director, the Planning Commission or Town
Council depending on the scope of the change(s).
2. EXPIRATION OF APPROVAL. The Architecture and Site applications will expire two
years from the date of the approval pursuant to Section 29.20.335 of the Town Code,
unless the approval is used prior to expiration.
3. TOWN INDEMNITY. Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
4. TENTATIVE MAP. All conditions of approval for Tentative Map M-09-13 remain in
full force and effect unless modified by the conditions herein.
5. OUTDOOR LIGHTING. House exterior and landscape lighting shall be kept to a
minimum, and shall be down directed fixtures that will not reflect or encroach onto
adjacent properties. The outdoor lighting plan shall be reviewed during building plan
check. Any changes to the lighting plan shall be approved by the Planning Division prior
to installation.
6. GREEN BUILDING. The houses shall be designed to achieve compliance with
GreenPoint Rated Standards for green building certification. The GreenPoint checklist
shall be completed by a Certified Green Building Professional.
7. NEW TREES. Required replacement and screening trees shall be planted prior to final
inspection and issuance of an occupancy permit. Minimum tree size is 24-inch box.
8. TREE STAKING. All newly planted trees shall be double-staked using rubber tree ties.
Building Division
9. PERMITS REQUIRED: A building permit is required for the demolition of the existing
single family residence and construction of the new single family residence and accessory
structure. Separate permits are required for electrical, mechanical and plumbing work as
necessary.
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ATTACHlII?NT 5
10. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
11. CONDITIONS OF APPROVAL: The Conditions of Approval must beblue-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 haw the Conditions
of Approval will be addressed.
12. 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 (California Building Chapter 18).
13. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer
or land surveyor may be required to be submitted to the project building inspector at
foundation inspection. This certificate shall certify compliance with the recommendations
as specified in the soils report; and, the building pad elevation, on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation comer locations
d. Retaining Walls
14. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be
designed with adaptability features for single family residences per Town Resolution
1994-61:
a. Wooded backing (2-inch x 8-inch minimum) shall be provided in all bathroom
walls, at water closets, showers, and bathtubs located 34-inches from the floor to
the center of the backing, suitable for the installation of grab bars.
b. All passage doors shall be at least 32-inches wide on the accessible floor.
c. Primary entrance shall a 36-inch wide door including a 5'x5' level landing, no more
than 1-inch out of plane with the immediate interior floor level with an 18-inch
clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance
15. TTfLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CF-
1R, MF-1R, and WS-SR must be blue-lined on the plans.
16. BACKWATER VALVE. The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. 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.
17. TOWN FIREPLACE STANDARDS. New wood burning fireplaces shall be an EPA
Phase II approved appliance as per Town Ordinance 1905. Tree limbs within 10 feet of
chimneys shall be cut.
18. SPECIAL INSPECTIONS. When a special inspection is required by CBC Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit.
The Town Special Inspection form must be completely filled-out, signed by all requested
parties, and be blue-lined on the construction plans. Special Inspection forms are
available from the Building Division Service Counter or at unvw.losgatosca.gov/building.
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19. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara
Valley Nonpoint Source Pollution Control Program sheet (or 24x36 Clean Bay sheet)
shall be part of the plan submittal as the second page. The specification sheet is available
at the Building Division Counter for a fee of $2 or at San Jose Blue Print for a fee.
20. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development -Planning Division: Suzanne Davis (408) 354-6875
b. Engineering/Parks & Public Works Department: John Gaylord (408) 395-3460
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATFISFATION OF THE DIRECTOR OF PARKS & PUBLIC WORKS
Engineering Division
21. PAD CERTIFICATION. A letter from a licensed land surveyor shall be provided stating
that the building foundation was constructed in accordance with the approved plans shall
be provided subsequent to foundation construction and prior to construction on the
structure. The pad certification shall address both vertical and horizontal foundation
placement.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIItE DEPARTMENT:
22. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire
sprinkler system is required for the new residence and garage, hydraulically designed per
Nafional Fire Protection Association (NFPA) Standard #13D. A State of California (C-
16) Fire Protection contractor shall submit plans, calculations, a completed pernut
application and appropriate fees to the Fire Department for approval, prior to beginning
their work.
23. FIRE APPARATUS (ENGINE) ACCESS ROADS REQUIRED, An access road with a
paved all weather surface, minimum unobstructed width of 20 feet, vertical clearance of
13 feet six inches, minimum circulating turning radius of 36 feet outside and 23 feet
inside and a maximum slope of 15% shall be provided. Installations shall conform to
Fire Department Standard Details and Specifications sheet A-1.
24. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from the road they are fronting. Numbers shall be a
minimum of four inches high and shall contrast with their background.
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