Ord 2147 - Extending an urgency interim ordinance establishing a streamlined review process for a replacement facility at 15200 Los Gatos Boulevard (Los Gatos Auto Mall)ORDINANCE 2147
ORDINANCE OF THE TOWN OF LOS GATO S
AMENDING THE TOWN CODE EFFECTING A ZONE CHANG E
FROM HR-2% TO HR-2 4:PD FOR PROPERTY LOCATED AT THE TERMINUS OF
SHADY LANE (APNs 527-12-001. 527-09-001 & 004)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION I
The Town Code of the Town of Los Gatos is hereby amended to change the zoning on
property at to terminus of Shady Lane (Santa Clara County Assessor Parcel Numbers 527-12-001.
527-09-001 & 004) as shown on the map attached hereto as Exhibit A, and is part of this Ordinance,
from HR-2%a (Hillside Residential, 2% Acres per Dwelling Unit) to HR-2%:PD (Hillside Residential,
2% Acres per Dwelling Unit, Planned Development).
SECTION II
The PD (Planned Development Overlay) zone established by this Ordinance authorizes the
following construction and use of improvements:
1.
Construction of 19 new single-family dwelling units.
2.
Landscaping, streets, trails, and other improvements shown and required on the Officia l
Development Plan.
3.
Dedication of 42.87 acres of scenic easements as shown on the Official Development Plans.
4.
Dedication of trail easements to the Town of Los Gatos as shown on the Officia l
Development Plans.
5.Uses permitted are those specified in the HR (Hillside Residential) zone by Section s
29.40.235 (Permitted Uses) and 29.20.185 (Conditional Uses) of the Zoning Ordinance, as
those sections exist at the time of the adoption of this Ordinance, or as they may be amende d
in the future. However, no use listed in Section 29.20.185 is allowed unless specifically
authorized by this Ordinance, or by a Conditional Use Permit.
SECTION III
COMPLIANCE WITH OTHER DEVELOPMENT STANDARD S
All provisions of the Town Code apply, except when the Official Development Pla n
specifically shows otherwise.
SECTION IV
A recorded subdivision map and Architecture and Site Approval and Subdivision Approval
are required before construction work for the dwelling units is performed, whether or not a permi t
is required for the work and before any permit for construction is issued. Construction permits shall
only be in a manner complying with Section 29.80.130 of the Town Code.
SECTION V
The attached Exhibit A (Map), and Exhibit B (Official Development Plans), are part of th e
Official Development Plan. The following conditions must be complied with before issuance of an y
grading, or construction permits:
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1.ARCHITECTURE AND SITE APPROVAL REQUIRED. A separate Architecture and Site
application and approval is required for each of the new single family homes and for the
infrastructure improvements. The Development Review Committee may be the deciding
body of the infrastructure improvements and for Architecture and Site applications where th e
proposed home is in compliance with the Hillside Development Standards & Guidelines,
except for lots 2 and 12 which shall be reviewed by the Planning Commission due to
concerns about visibility.
2.OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are
conceptual in nature. Final building footprints and building designs shall be determine d
during the architecture and site approval process.
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3.SUBDIVISION REQUIRED. A tentative map application shall be approved for the project
prior to the issuance of building permits. The Development Review Committee maybe the
deciding body of the tentative map.
4.ARCHITECTURAL RESTRICTIONS. The applicant shall submit the proposed
architectural restrictions for the project through an Architecture and Site application fo r
review and approval by the Planning Commission, prior to recordation of the Final Map.
5.ENTRY MONUMENT. The entry monument shall be modified to be consistent with the
Hillside Development Standards & Guidelines as part of the Architecture & Site approva l
for the infrastructure improvements.
6.HOUSE SITING. New homes shall be sited within the grading envelopes shown on the
Official Development Plans unless it can be demonstrated that another location is more
appropriate for the lot. The burden of proof is on the applicant to justify any deviation from
the approved grading envelope.
7.BUILDABLE LOT AND LANDSCAPE AREAS. Any improvement or planting within the
buildable lot and landscape areas shown on the Official Development Plans must comply
with the Hillside Development Standards & Guidelines.
8.FENCING. Fence locations shall be reviewed and approved during the Architecture & Site
review(s). The developer will include in the CC&R's for the project a restriction limiting
the home owners from replacing the fence type approved during the Architecture & Site
review(s). Fencing shall be restricted to open design, such as wood with wire mesh an d
wood or concrete split-rail fencing. CC&R' s shall prohibit fencing within scenic easements.
9.CONCEPTUAL LANDSCAPE PLAN. The conceptual landscape plan shall be revised to
be consistent with the scenic easements shown on the conceptual site plan, sheet 2 of th e
Official Development Plans.
10.
SETBACKS. The minimum setbacks are those specified by the HR zoning district.
11.HEIGHT. The maximum height for homes shall be 25 feet unless it is determined that a
home will be visible from a Town viewing platform, in which case the height shall be
restricted to 18 feet.
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12.**AESTHETICS MITIGATION MEASURE 4.2-2a. Proposed lots on the westerly and
easterly ridge lines (lots 2, 9, 11, 12, 14, 15, 17 and 19) shall be subject to a view analysi s
in accordance with the Town's Hillside Development Standards & Guidelines.
13.**AESTHETICS MITIGATION MEASURE 4.2-2b. As part of the Architecture and Site
review, the Town will require home designs to be consistent with the Hillside Developmen t
Standards & Guidelines (HDS&G) for site planning, development intensity, architectural
design site elements and landscape design.
14.EXTERIOR LIGHTING. All exterior lighting shall be reviewed and approved as part of th e
Architecture & Site review(s) and shall comply with the HDS&G. Lighting shall be down
directed and shall not reflect or encroach onto neighboring properties. Flood lights shall not
be installed unless it can be demonstrated that they are clearly needed for safety.
15.COLOR REFLECTIVITY DEED RESTRICTION. Prior to the issuance of a building
permit, a deed restriction shall be recorded by the applicant with the Santa Clara County
Recorder's Office that states that all exterior paint colors shall not exceed a light reflectivity
value of 30, shall blend with the natural color of the vegetation that surrounds the site, an d
shall be maintained in conformance with the Town's Hillside Development Standards as may
be amended by the Town.
16.BELOW MARKET PRICE (BMP) IN-LIEU FEE: A Below Market Price (BMP) in-lieu fee
shall be paid by the property owner/developer pursuant to Town Code Section 29.10.3025
and any applicable Town Resolutions. The fee amount shall be based upon the Town
Council fee resolution in effect at the time a final or vesting tentative map is approved.
17.COMMUNITY BENEFIT. The applicant shall enter into an agreement with the Town for
provision of the community benefits being offered with the project. The agreement shall
include details on the timing and implementation of each item and shall be approved by the
Town Attorney and the Director of Community Development prior to issuance of any
building permits for the project.
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18.
PROJECT CC&R's. CC&R's shall be provided with the Tentative Map application and
shall address the following:
a.maintenance of landscaping in the public right-of-wa y
b.maintenance of storm drain system
c.landscape guidelines (shall be compliant with the Hillside Development Standard s
& Guidelines, EIR and safe fire protocol).
19. FINAL CC&R's. Final CC&R's shall be approved by the Town Attorney prior to th e
recording of the Final Map. The CC&R's shall include provisions for traffic circulation,
vehicle parking enforcement procedures, and landscaping, exterior lighting and fencin g
restrictions. The approved CC&R's shall become conditions of this Ordinance.
20. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for the removal of
any ordinance sized tree prior to the issuance of a Building, Grading or Encroachmen t
Permit. The only trees to be removed are those identified in the September 17, 2004 arboris t
report prepared by Arbor Resources. If it becomes necessary to remove any additional trees,
a separate Tree Removal Permit shall be submitted for review by the Town. Review by the
Town's Consulting Arborist maybe required at the discretion of the Director of Communit y
Development.
21. **BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3-la. Focused surveys shall
be conducted for the three special status plant species having the potential to occur in the oa k
woodland habitat. If mitigation plantings occur in grassland or chaparral, surveys for thre e
special status plant species having the potential to occur in these habitats shall also be done.
22. **BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3-lb. If any special status
species would be affected by the project, a Special Status Plant Species Mitigation and
Monitoring Plan should be required to either avoid, minimize or compensate for the impact.
23. * *BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3-3a. Prior to recordation of
the Final Map a formal wetland delineation shall be completed and submitted to the USAC E
for verification. If the USACE, CDFG and/or RWQCB claim jurisdiction over the seasona l
wetlands and seasonal drainages on the site, the project applicant shall submit appropriat e
permit applications to those agencies claiming jurisdiction prior to project construction and
comply with the terms of the permits.
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24. **BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3-3b. The section of the
proposed Shady Lane Extension located west of the site boundary (where the seasona l
drainage channel extends along the north side) shall be widened to the south to the extent
feasible to avoid impacts on the riparian corridor and avoid identified tree removal along thi s
corridor.
25. **BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3-4. Due to the temporal loss
associated with proposed tree removal, replacement trees shall be planted at a 3:1
replacement/loss ratio. Based on a maximum potential removal of approximately 122 to 142
trees; mitigation planting of 366 to 426 oak trees in specified areas will be required. A Tree
Protection and Preservation Plan shall be developed by the applicant and individual lo t
owners to ensure survival of trees to be retained and appropriate compensation for impact s
on mixed oak woodlands.
26. **BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3-5. The applicant and futur e
lot owners shall replace trees removed in accordance with the Los Gatos Tree Protectio n
Ordinance 2114 which is as follows:
a.Two replacement trees (24-inch box size) for each impacted tree assigned a high
suitability rating:
b.One replacement tree (24-inch box size) for each impacted tree assigned a moderate
suitability rating.
A total of approximately 105 replacement trees shall be required for road, lot, and driveway
development.
27. **BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3-8. A protocol-level,
pre-construction survey for nesting raptors shall be conducted by a qualified ornithologist.
The preconstruction surveys shall be conducted no more than 14 days prior to the initiation
of demolition and/or construction activities during the early part of the breeding season and
no more than 30 days prior to the initiation of these activities during the late part of th e
breeding season. During this survey, the ornithologist will inspect all trees and electrica l
towers in and immediately adjacent to the impact areas for raptor nests. If an active raptor
nest is found close enough to the construction/demolition area to be disturbed by these
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activities, the ornithologist, in consultation with the DFG, will determine the extent of a
construction-free buffer zone (typically 75 meters [250 feet]) to be established around th e
nest to remain until the young have fledged.
28.**HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE 4.5-2b.
Prior to recordation of the Final Map a wildlife management plan shall be prepared to
provide guidelines for establishment of defensible space and fuel breaks, use of appropriat e
building materials, selection of appropriate landscape species, and implementation of
appropriate vegetation management practices to minimize fuel loads.
Building Division
29.*GEOLOGY AND SOILS MITIGATION MEASURE 4.4-la. Project plans shall
demonstrate compliance with 1997 Uniform Building Code requirements for structural and
seismic loads and recommendations made by Terrasearch.
30.**AIR QUALITY MITIGATION MEASURE 4.9-1. The project shall comply with
BAAQMD basic, enhanced, and applicable optional control measures to minimize short-ter m
emissions.
31.**NOISE MITIGATION MEASURE 4.9-1 Truck noise shall be minimized by limiting
truck operations to the less noise-sensitive daytime working hours, as well as limiting travel
speeds and avoiding compression braking as trucks travel downhill along Shady Lane.
32.**PUBLIC SERVICES AND UTILITIES MITIGATION MEASURE 4.11-1. Affected
school districts will charge the project applicant impact fees based on the size of new home s
(per square foot basis) and by supplemental parcel taxes on the new residential parcels.
33.
PERMITS REQUIRED: A building permit shall be required for the construction of sit e
retaining walls and the proposed water tank pad.
34.CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on
the cover sheet of the construction plans.
35.
SIZE OF PLANS. The maximum size of construction plans submitted for building permit s
shall be 24 inches by 36 inches.
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36. • STREET NAMES & HOUSE NUMBERS: Submit requests for new street names and/or
house numbers from the Office of the Town clerk prior to the building permit applicatio n
process.
37. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official,
containing retaining wall and pad foundation design recommendations, shall be submitte d
with the building permit application. This report shall be prepared by a licensed civi l
engineer specializing in soils mechanics. ALTERNATE: Design the foundation for an
allowable soils 1,000 psf design pressure (Uniform Building Code Volume 2 - Section 1805).
38. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector at foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soil s
report; and, the on-site retaining wall locations and elevations are prepared according to
approved plans. Horizontal and vertical controls shall be set and certified by a licensed
surveyor or registered civil engineer for the following items:
a.
On-site retaining wall location
b.
Finish floor elevation
c.
Foundation corner locations
39. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS. The residences shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61.
a.Wooden backing (no smaller than 2-inches by eight-inches) shall be provided in all
bathroom walls at water closets, showers and bathtub, located at 34-inches from th e
floor to the center of the backing, suitable for installation of grab bars.
b.All passage doors shall have a 36-inch wide door including a five foot by five foo t
level landing no more than one-inch out of plane with the immediate interior floo r
level, with an 18-inch clearance at interior strike edge.
c.
Door buzzer, bell or chime shall be hard wired.
40. SPECIAL INSPECTIONS: When a special inspection is required byUBC 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
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Special Inspection form must be completely filled-out, signed by all requested parties an d
be blue-lined on the construction plans. Special Inspection forms are available from the
Building Division Service Counter.
41. SOLAR HOT WATER HEATING. The residences shall be pre-plumbed for solar hot wate r
heating. The plans shall show the location of a stub and valve located in the attics for sola r
heating use.
42. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CR-
IB and MF-IR shall be printed on the construction plans.
43. HAZARDOUS FIRE ZONE. This project requires Class A roofmg assembly.
44. TOWN FIREPLACE STANDARDS. New fireplaces shall be EPA Phase II approved
appliances per Town Ordinance 1905. Tree limbs within 10 feet of chimneys shall be cut.
45.
PLANS: The construction plans shall be prepared under the direct supervision of a licensed
architect or engineer. (Business and Professionals Code Section 5538).
46. NON-POINT SOURCE POLLUTION STANDARDS. The Town standard Santa Clara
Valley Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet is available at the Building Division service counter.
47. APPROVALS REQUIRED: The project requires the following agencies approval befor e
issuing a building permit:
a.Community Development: Suzanne Davis at 354-687 5
b.Engineering Department: Fletcher Parsons at 395-3460
c.Parks & Public Works Department: (408) 399-5777
d.Santa Clara County Fire Department: (408) 378-4010
Note: Obtain the school district forms from the Town Building Department, after th e
Building Department has approved the building plans.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
48. **AESTHETICS MITIGATION MEASURE 4.2-3 (STREET LIGHTING). Lighting shall
be kept to a minimum and shall be installed only at intersections, dangerous curves, end o f
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cul-de-sacs and multi-use parking areas if needed for safety as determined by the Town
Engineer. Developer shall submit detailed plans of proposed street lighting, including
photometrics, for lighting to be installed prior to approval of Final Map.
49.**GEOLOGY AND SOILS MITIGATION MEASURE 4.4-lb. A screening level slope
stability analysis shall be completed for Cross-section H-H.
50.**GEOLOGY AND SOILS MITIGATION MEASURE 4.4-3a. The applicant shall repair
the debris flows/landslides located on Lots 1 and 10.
51.**GEOLOGY AND SOILS MITIGATION MEASURE 4.4-3b. Prior to development of
each home site, a lot-specific geologic and geotechnical investigation shall be conducted to
identify and address potential geotechnical hazards. Each individual report shall be peer
reviewed by the Town's Geotechncial Consultant.
52.**GEOLOGY AND SOILS MITIGATION MEASURE 4.4-3c. To the extent feasible,
proposed development should avoid slopes over 30% unless designed in accordance with the
Town's Hillside Standards and Guidelines.
53.**GEOLOGY AND SOILS MITIGATION MEASURE 4.4-3d. Grading associated with
development of homes and driveways shall be minimized.
54.**GEOLOGY AND SOILS MITIGATION MEASURE 4.4-3e. All utilities located on
slopes over 30% shall be directional drilled.
55.**HYDROLOGY AND WATER QUALITY MITIGATIONMEASURE 4.6-1. To mitigate
the project's impact on downstream flood hazards, the proposed detention basin shall b e
adequately sized to accommodate surface runoff generated on project streets and lots durin g
the 100-year design storm, prior to recordation of the Final Map. Specifically, the final
system shall be designed to satisfy both the HMP (continuous modeling) and 100-year storm
criteria, that it shall provide two feet of freeboard for the 10-year storm and zero feet for th e
100-year, and that the road shall be designed to act as a spillway in the event of
"overflooding" from an event larger than the 100-year.
56.**OPEN SPACE AND RECREATION MITIGATION MEASURE 4.12-la. New trails
shall meet Town requirements regarding ownership, maintenance, materials, alignments,
width, grade, parking, and signage.
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57.**OPEN SPACE AND RECREATION MITIGATION MEASURE 4.12-3a.. If a tennis
court and/or par course is to be installed, the Town will require a detailed soils investigation;
grading, drainage, and utilities extension to be shown on plans; proof of maintenance and
construction access rights from Francis Oaks Way; and preparation of a traffic control plan
for Francis Oaks Way.
58.**OPEN SPACE AND RECREATION MITIGATION MEASURE 4.12-3b. Project
CC&R's shall prohibit project residents from using Francis Oaks Way for access or parkin g
while using the par course, if installed.
59.CERTIFICATE OF LOT LINE ADJUSTMENT. A Certificate of Lot Line Adjustment shal l
be recorded for the off-site parcels as shown on the Official Development Plans. Two copies
of the legal description for each new lot configuration, a plat map (8-V2 in. X 11 in.) and two
copies of the legal description of the land to be exchanged shall be submitted to th e
Engineering Division of the Parks & Public Works Department for review and approval. The
submittal shall include closure calculations, title reports less than 90 days old and th e
appropriate fee. The certificate shall be recorded before any permits may be issued.
60.GRADING PERMIT. A grading permit is required for site grading and drainage. The
grading permit application (with grading plans) shall be made to the Engineering Division
of the Parks & Public Works Department located at 41 Miles Avenue. The grading plans
shall include final grading, drainage, retaining wall location, driveway, utilities and interi m
erosion control. Grading plans shall list earthwork quantities and a table of existing an d
proposed impervious areas. Unless specifically allowed by the Director of Parks and Publi c
Works, the grading permit will be issued concurrently with the building permit. The grading
permit is for work outside the building footprint(s). A separate building permit, issued by the
Building Department on E. Main Street is needed for grading within the building footprint.
61.SOILS REPORT. One copy of the soils and geologic report shall be submitted with the
grading permit application. The soils report shall include specific criteria and standards
governing site grading, drainage, pavement design, retaining wall design, and erosion
control. The report shall be signed and "wet stamped" by the engineer or geologist, i n
conformance with Section 6735 of the California Business and Professions Code.
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62.SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall revie w
the final grading and drainage plans to ensure that designs for foundations, retaining walls,
site grading, and site drainage are in accordance with their recommendations and the pee r
review comments. The applicant's soils engineer's approval shall then be conveyed to th e
Town either by letter or by signing the plans.
63.SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all
excavations and grading shall be inspected by the applicant's soils engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are a s
anticipated in the design-level geotechnical report, and recommend appropriate changes i n
the recommendations contained in the report, if necessary. The results of the construction
observation and testing should be documented in an "as-built" letter/report prepared by th e
applicants soils engineer and submitted to the Town before fmal release of any occupancy
permit is granted.
64.DEVELOPMENT AGREEMENT. The Applicant shall enter an agreement to construct
public improvements in accordance with Town Code §24.40.020.
65.FINAL MAP. A final map shall be recorded. Two copies of the final map shall be submitte d
to the Engineering Division of the Parks & Public Works Department for review an d
approval. The submittal shall include closure calculations, title report and appropriate fees.
The map shall be recorded prior to issuance of any building permits for the project.
66.
DEDICATIONS. The following shall be dedicated prior to issuance of any permits:
a.Shady Lane extension (west of project site boundary): 40 foot street right-of-way
with a 10 foot wide Public Service Easement (PSE) on each side.
b.New interior streets. A 40-foot street right-of-way with the chord of a 20-foot radius
at all intersections and a standard 42-foot radius cul-de-sac.
c.Public Service Easement (P SE). Ten (10) feet wide, next to the new street rights-of-
way.
d.Ingress-egress, storm drainage and sanitary sewer easements, as required.
e.Trail Easement. Ten (10) feet wide, as shown on the Official Development Plan.
f.
Trail easement. Over the area between the overlook and Blossom Hill Road for
installation of a trail should the Town decide to implement this trail connection.
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67. PUBLIC IMPROVEMENTS. The following improvements shall be installed by th e
developer. Plans for those improvements shall be prepared by a California registered civil
engineer, reviewed and approved by the Town, and guaranteed by contract, Faithfu l
Performance Security and Labor & Materials Security before the issuance of a buildin g
permit or the recordation of a map. The improvements must be completed and accepted by
the Town before a Certificate of Occupancy for any new building can be issued.
a.New Streets. Curb, gutter, new street paving, signing, striping, lighting, storm
drainage and sanitary sewers, as required. Curbs shall be rolled concrete to the
satisfaction of the Director of Parks and Public Works.
b.Shady Lane. Curb as required in the vicinity of Drysdale Drive to reduce overban k
erosion in the roadside ditch.
68. PUBLIC IMPROVEMENT SECURITY. The applicant shall supply suitable securities for
all public improvements that are a part of the development in a form acceptable to the Tow n
in the amount of 100% (performance) and 100% (labor and material) prior to issuance of any
permit. Applicant shall provide two (2) copies of documents verifying the cost of the public
improvements to the satisfaction of the Engineering Division of the Parks and Public Works
Department.
69. INSURANCE. One million dollars ($1,000,000) of liability insurance holding the Tow n
harmless shall be provided in a format acceptable to the Town Attorney before recordation
of the map.
70. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffi c
Control Plan, Project Schedule, site security fencing, employee parking, construction staging
area, construction trailer, and proposed outhouse locations.
71. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gros s
vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on th e
portion of a street which abuts property in a residential zone without prior approval from th e
Town Engineer (§ 15.40.070).
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72. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencemen t
of any site work, the general contractor shall:
a.Along with the project applicant, attend a pre-construction meeting with the Town
Engineer to discuss the project conditions of approval, working hours, sit e
maintenance and other construction matters;
b.Acknowledge in writing that they have read and understand the project conditions o f
approval, and will make certain that all project sub-contractors have read and
understand them prior to commencing work and that a copy of the project condition s
of approval will be posted on site at all times during construction.
73. PRECONSTRUCTION PAVEMENT SURVEY. Prior to issuance of a grading permit, the
project applicant shall complete a pavement condition survey documenting the extent of
existing pavement defects using a 35-mm or digital video camera. The survey shall be
conducted across the full extent of Francis Oaks Way, Drysdale Drive, Gum Tree Lane an d
Shady Lane. The results shall be documented in a report and submitted to the Town fo r
review.
74. POST-CONSTRUCTION PAVEMENT SURVEY. The project Applicant will complete a
pavement condition survey and pavement deflection analysis to determine whether roa d
damage occurred as a result of project construction and whether there were changes in
pavement strength. Rehabilitation improvements required to restore the pavement to pre-
construction condition and strength shall be determined using State of California procedure s
for deflection analysis. The results shall be documented in a report and submitted to the
Town for review and approval. The Applicant shall be responsible for completing an y
required road repairs prior to release of the faithful performance bond.
75. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL). The developer shall pay a
proportional the project's share of transportation improvements needed to serve cumulative
development within the Town of Los Gatos. The fee amount will be based upon the Town
Council resolution in effect at the time the request of Certificate of Occupancy is made. The
fee shall be paid before issuance of the Certificate of Occupancy. The traffic impact
mitigation fee for each new house in this project using the current fee schedule is $5,742.
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The final fee shall be calculated from the final plans using the rate schedule in effect at th e
time of the request for building permit.
76.**TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7-1 Construction
truck traffic shall be minimized on Drysdale Drive and Gum Tree Lane. Prior to issuance
of any permits the applicant shall work with the Town to develop a traffic control plan that
reduces traffic safety hazards.
77.**TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7-3. Access roads
are recommended to be widened to 22 feet of paved width, where practical. Curve warning
signs, delineators, and advisory speeds, should be installed to enhance the traffic safety.A
guard rail shall be installed along the north side of Gum Tree Lane (just west of the project's
western boundary) where the road extends directly above existing homes to the north.
Repaving of the access roads should also be considered. At the intersection of Shady Lane,
two driveways and the project entrance, a stop sign should be installed for traffic exiting the
project if the angle and elevation constraints cannot be improved.
78.**TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7-5. The Town may
require provision of parking bays along project roadways (wherever topography allows).
Parking bay analysis shall be done as part of the Architecture & Site review for th e
infrastructure improvements.
79.**TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7-6. During
Architecture and Site review for each proposed lot, proposed driveways shall be reviewed
for adequate sight distance at the driveway intersections. On lots with long driveways,
driveways should be designed to allow vehicles to turnaround near the garage so that drivers
could exit long driveways going forward.
80.GENERAL. All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications or as otherwise approved by th e
Director of Parks and Public Works. All work shall conform to the applicable Tow n
ordinances. The adjacent public right-of-way shall be kept clear of all job related dirt and
debris at the end of the day. Dirt and debris shall not be washed into storm drainag e
facilities. The storing of goods and materials on the sidewalk and/or the street will not be
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allowed unless a special permit is issued. The developer's representative in charge shall be
at the job site during all working hours. Failure to maintain the public right-of-way
according to this condition may result in the Town performing the required maintenance at
the developer's expense.
81. ENCROACHMENT PERMIT. All work in the public right-of-way will require a
Construction Encroachment Permit. All work over $ 5,000 will require construction security.
82. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify th e
Engineering Inspector at least twenty-four (24) hours before starting an work pertaining t o
on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in rejection ow work that went on without inspection.
83.
GRADING. No grading or earth-disturbing activities shall be initiated in hillside area s
between October 1 and April 15 of each year unless approved by the Town Engineer.
84. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main
Street, may be required for site retaining walls. Walls are not reviewed or approved by the
Engineering Division of Parks and Public Works during the grading permit plan review
process.
85.
SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by
a licensed surveyor or registered civil engineer qualified to practice land surveying, for the
following items:
a.Retaining wall--top of wall elevations and locations.
b.Toe and top of cut and fill slopes.
c.Top of future curb along one side of the new street.
86. EROSION CONTROL. Interim and final erosion. control plans shall be prepared and
submitted to the Engineering Division of the Parks & Public Works Department. A Notice
of Intent (NOT) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to
the San Francisco Bay Regional Water Quality Control Board for projects disturbing mor e
than one acre. A maximum of two weeks is allowed between clearing of an area an d
stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion
control measures, to be carried out during construction and before installation of the final
Page 16 of 28
landscaping shall be included. Interim erosion control method shall include, but are not
limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Tow n
standard seeding specification, filter berms, check dams, retention basins, etc. Provide
erosion control measures as needed to protect downstream water quality during winter
months. The grading, drainage, erosion control plans and SWPPP shall be in compliance
with applicable measures contained in the amended provisions C.3 and C.14 of Order 01-024
of the amended Santa Clara County NPDES Permit.
87.DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading, an d
by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and
in use at the construction site. All portions of the site subject to blowing dust shall be
watered as often as deemed necessary by the Town, or a minimum of three times daily, or
apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and stagin g
areas at construction sites in order to insure proper control of blowing dust for the duration
of the project. Watering on public streets shall not occur. Streets will be cleaned by street
sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a
day. Watering associated with on-site construction activity shall take place between th e
hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimiz e
the effects of blowing dust. All public streets soiled or littered due to this constructio n
activity shall be cleaned and swept on a daily basis during the workweek to the satisfactio n
of the Town. Demolition or earthwork activities shall be halted when wind speeds
(instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debri s
shall be covered.
88.DUST CONTROL (SITES > 4 ACRES).The following measures should be implemented at
construction sites greater than four acres in area:
a.Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas
(previously graded areas inactive for ten days or more).
b.Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed
stockpiles (dirt, sand, etc.)
Page 17 of 28.
c.Limit traffic speeds on unpaved roads to 15 mph.
d.Install sandbags or other erosion control measures to prevent silt runoff to public
roadways.
e.Replant vegetation in disturbed areas as quickly as possible.
89. SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and
home owner to make sure that all dirt tracked into the public right-of-way is cleaned up on
a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into
the Town's storm drains or creeks.
90 UTILITIES. The developer shall install all utility services, including telephone, electri c
power and all other communications lines underground, as required by Town Code
§27.50.015(b). Cable television capability shall be provided to all new lots.
91.UTILITY COMPANY REVIEW. Letters from the electric, telephone, cable, and tras h
companies indicating that the proposed improvements and easements are acceptable shall b e
provided prior to recordation of the final map.
92.ABOVE GROUND UTILITIES. The applicant shall submit a 75-percent progress printing
to the Town for review of above ground utilities including backflow prevention devices, fir e
department connections, gas and water meters, off-street valve boxes, hydrants, site lighting,
electrical/communication/cable boxes, transformers, and mail boxes. Above ground utilitie s
shall be reviewed and approved by Community Development prior to issuance of any permit.
93.WATER SYSTEM DESIGN. Water plans prepared by SJWC must be reviewed and
approved prior to issuance of any permit.
94.DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town Engineer,
in writing, at least 72 hours in advance of all differences between the proposed work and th e
design indicated on the plans. Any proposed changes shall be subject to the approval of th e
Town before altered work is started. Any approved changes shall be incorporated into the
final "as-built" drawings.
95.JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the Town
prior to issuance of any permit.
Page 18 of 28
96.RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because o f
developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks,
driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings,
etc. shall be repaired and replaced to a condition equal to or better than the origina l
condition. Existing improvement to be repaired or replaced shall be at the direction of the
Engineering Construction Inspector, and shall comply with all Title 24 Disabled Acces s
provisions. Developer shall request a walk-through with the Engineering Construction
Inspector before the start of construction to verify existing conditions.
97.DRIVEWAY APPROACH. The developer shall install a minimum of one (1) Town
standard residential driveway approach for each lot. The new driveway approaches shall be
constructed per Town Standard Detail.
98.AS-BUILT PLANS. After completion of the construction of all work, the original plans
shall have all changes (change orders and field changes) clearly marked. The "as-built" plans
shall again be signed and "wet-stamped" by the civil engineer who prepared the plans,
attesting to the changes. The original "as-built" plans shall be review and approved th e
Engineering Inspector. A Mylar and AutoCAD disk of the approved "as-built" plans shall
be provided to the Town before the Faithful Performance Security or Occupancy Permit i s
released. The AutoCAD file shall include only the following information and shall conform
to the layer naming convention: a) Building Outline, Layer: BLDG-OUTLINE; b) Driveway,
Layer: DRIVEWAY; c) Retaining Wall, Layer: RETAINING WALL; d) Swimming Pool,
Layer: SWIMMING-POOL; e) Tennis Court, Layer: TENNIS-COURT; f) Property Line,
Layer: PROPERTY-LINE; g) Contours, Layer: NEWCONTOUR. All as-built digital files
must be on the same coordinate basis as the Town's survey control network and shall b e
submitted in AutoCAD version 2000 or higher.
99.SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley
Sanitation District and approved by the Town of Los Gatos before they are used or reused.
Install a sanitary sewer lateral clean-out at the property line of each new lot.
Page 19 of 28
100.SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have
flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next
upstream manhole and/or flushing inlet cover at the public or private sewer system servin g
such drainage piping shall be protected from backflow of sewage by installing an approved
type backwater valve. Fixtures above such elevation shall not discharge through the
backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The Town
shall not incur any liability or responsibility for damage resulting from a sewer overflow
where the property owner or other person has failed to install a backwater valve, as defined
section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code
and maintain such device in a functional operating condition. Evidence of West Valley
Sanitation District's decision on whether a backwater device is needed shall be provide d
prior to issuance of a building permit.
101.CURB AND GUTTER. The developer shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction of this project. New curb and gutter
shall be constructed per Town Standard Detail. The limits of curb and gutter repair will be
determined by the Engineering Construction Inspector during the construction phase of th e
project.
102.SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed.
103.NPDES. On-site drainage systems shall include a filtration device such as a bio-swale or
permeable pavement.
104.STORM WATER MANAGEMENT PLAN. A storm water management shall be included
with the grading permit application for all Group 1 and Group 2 projects as defined in the
amended provisions C.3 of Order 01-024 of the amended Santa Clara County NPDE S
Permit. The plan shall delineate source control measures and BMP's together with the sizin g
calculations. The plan shall be certified by a professional pre-qualified by the Town. In the
event that storm water measures proposed on the Planning approval differ significantly from
those certified on the Building/Grading Permit, the Town may require a modification of th e
Planning approval prior to release of the Building Permit. The applicant may elect to have
the Planning submittal certified to avoid this possibility.
Page 20 of 28
105.FENCING. Any fencing proposed within 200-feet of an intersection shall comply wit h
Town Code Section §23.10.080.
106.CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall b e
allowed. No individual piece of equipment shall produce a noise level exceeding eighty-fiv e
(85) dBA at twenty-five (25) feet. If the device is located within a structure on the property,
the measurement shall be made at distances as close to twenty-five (25) feet from the devic e
as possible. The noise level at any point outside of the property plane shall not exceed
eighty-five (85) dBA.
107.GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all time s
during the course of construction. Superintendence of construction shall be diligently
performed by a person or persons authorized to do so at all times during working hours. The
storing of goods and/or materials on the sidewalk and/or the street will not be allowed unless
a special permit is issued by the Engineering Division.
108.HAULING OF SOIL. Hauling of soil on or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00
p.m.). Prior to the issuance of a building permit, the developer shall work with the Town
Building and Engineering Department Engineering Inspectors to devise a traffic control plan
to ensure safe and efficient traffic flow under periods when soil is hauled on or ff the projec t
site. This may include, but is not limited to provisions for the developer/owner to plac e
construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Cover all trucks hauling soil, sand, and
other loose debris or require all trucks to maintain at least two feet of freeboard.
109.EXISTING WATER WELLS. Prior to issuance of any permit, all existing wells affected by
this project shall be identified and properly registered with the District, and either b e
maintained or destroyed in accordance with District standards. Destruction of any well and
the construction of any new wells proposed, including monitoring wells, require a permi t
from the District prior to construction. Property owners or their representative should contact
the District Wells and Water Production Unit at (408) 265-2607, extension 2660, for mor e
information.
Page 21 of 28
110. OFFSITE EASEMENTS. Formal easements and/or agreements shall be recorde d
concurrently with the Final Map documenting the following:
a.Emergency Access rights to Shannon Road via private driveways.
b.Emergency Access rights to Blossom Hill Road via Francis Oaks Way if an
emergency access road is approved.
c.Public Access rights through 15777 and 15769 Shady Lane for a off-street trail.
Additional rights through 15980 Short Road and 104 Angel Court are also required
if not already in-place.
d.Waterline easement rights as required including, but not limited to, Francis Oak s
Way and the Ganal, Greiner, and Moffat properties.
111. SHADY LANE TRAIL. An off-site trail shall be provided between existing trail facilities
near the intersection of Shady Lane & Short Road and the project site. The specific trail
alignment shall be determined during Architecture and Site review of the infrastructure and
shall bereflected on the Tentative Map.
112. ONSITE TRAILS. On-site trails shall be provided generally as specified in Figure 3 of the
Los Gatos Hillside Specific Plan and as shown on the Official Development Plans. The
specific trail alignments shall be determined during Architecture and Site review of th e
infrastructure and shall be reflected on the Tentative Map. The trail connection shown in
Figure 3, connecting the project site and Blossom Hill Road, shall terminate at the ridge lin e
and not extend fully to Blossom Hill Road.
113. TRAIL SPECIFICATIONS. On-Site trails shall be as wide as 6-feet where practical. Trail
width may be reduced to 4-feet in locations where a 6-foot width would require retaining
wall, grading beyond the edge of trail, or would result in a maximum combined cut and fill
depth of 2-feet. Vertical earth slopes of up to 1-foot high may be utilized to maximize trail
width. Trailhead signage and gates shall be provided per Midpeninsula Regional Openspac e
standard details.
114. UTILITY COMPANY REVIEW. Prior to recordation of the Final Map, the applicant shal l
submit letters from SJWC, WVSD, ans PG&E stating that they have reviewed the map an d
have no objection to recording the map.
Page 22 of 28
115.SANITARY SEWER EJECTOR PUMPS. Sanitary sewer ejector pumps shall be provide d
at Lots 9, 12, 14, 17, and 21. A rear lot sewer gravity sewer will not be allowed.
116.ACCESS TO PARCEL 527-12-002. A 40-foot right of way shall be dedicated across Lot s
19 and 21 to create future access to parcel 527-12-002 (Greiner parcel). A No Access
easement in favor of the Town shall be recorded across the full right of way width at the
project site boundary. Town Council must approve the removal of the No Access easement.
The right of way and No Access easement shall be reflected on the Tentative Map.
117.NO ACCESS EASEMENT. Prior to recordation of the Final Map, the applicant shall ente r
an agreement with The Town of Los Gatos specifying the conditions for removal of the No
Access Easement across Lots 19 and 21.
118.OFFSITE WATER ALIGNMENT. Detailed off-site water alignment alternatives shall be
studied for conformance with the Town's Hillside Development Standards & Guideline s
(HDS&G) during the Architecture and Site review of project infrastructure. The applicant
shall implement the alternative that best conforms to the HDS&G as determined by th e
Town.
119.NEW WATER SYSTEM. The properties shown on the map attached as Exhibit C shall be
connected to the new water system. The applicant shall provide all necessary water
infrastructure up through the water meter at no cost to the residents. The residents shall be
responsible for any improvements between the meter and the house (such as storag e
facilities, pressure pumps, piping, etc.). The water system shall be installed prior to issuance
of the first occupancy permit for the project.
120.ELIMINATION OF SHADY LANE MUTUAL WATER COMPANY. The applicant shall
provide public water and public fire hydrants to all members of the Shady Lane Mutual
Water Company. The applicant shall provide all necessary water infrastructure up through
the water meter at no cost to the residents. The residents shall be responsible for any
improvements between the meter and the house (such as storage facilities, pressure pumps,
piping, etc.). The residents will also be responsible for dissolution of the existing water
company including any applications to the State or Local agencies, and demolition o f
existing facilities, if any. The water system shall be installed prior to issuance of the first
occupancy permit for the project.
Page 23 of 28
121.MAINTENANCE OF PUBLIC FACILITIES. Prior to recordation of the Final Map, the
applicant shall enter into a maintenance agreement with the Town. The Homeowner's
Association shall maintain all landscaping within the public right of way for the new on-site
roadways, as well as landscaping within the Shady Lane extension west of the project sit e
boundary, and shall perform routine maintenance on the public storm drain system withi n
the project boundaries. The Town shall be responsible for storm drain infrastructure repairs.
The agreement shall include provisions to address paragraph C.3 of the Town's Regional
Board permit.
122.FUTURE STUDIES. Any post project traffic or parking counts, or other studies imposed
by Planning Commission or Town Council shall be funded by the applicant.
123.PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to submittal
of plans to the Engineering Division of the Parks and Public Works Department.
124.INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of
any Permit or recordation of the Final Map.
Parks Division
125.AERATION TUBES. All impervious surface encroaching under the dripline of existing
trees shall have aeration tubes installed and these tube locations shown on the plans.
126.IRRIGATION. All newly planted landscaping shall be irrigated by an in-ground irrigation
system. Special care shall be taken to avoid irrigation which will endanger existing nativ e
trees and vegetation.
127.BUILDING FOUNDATIONS: Any buildings under the dripline of existing trees shall have
a foundation built from pier and grade beam to minimize impaction on existing trees.
128.TREE STAKING: All newly planted trees are required to be double staked to Tow n
standards.
129.GENERAL. All existing and newly planted trees shown on the plan are specific subjects of
approval of this plan and must remain on site.
130.IRRIGATION SYSTEM. Water efficient irrigation systems shall be utilized to conserve
water in all project irrigation of publicly landscaped areas.
Page 24 of 28
131.WATER EFFICIENT ORDINANCE. This project is subject to the Town's Water Efficient
Ordinance. A deposit of $5,000 is required when the landscape, irrigation plans, and wate r
calculations are submitted for review. The review fee will be based on actual cost.
132.TREE PROTECTION. Tree protection fencing shall be placed at the dripline of existing
trees to be saved in the area of construction. Fencing shall be four feet high chain link
attached to steel poles driven two feet into the ground when at the dripline of the tree. If the
fence has to be within eight feet of the trunk of the tree a fence base may be used, as in a
typical chain link fence that is rented. The fencing must be inspected and approved by the
Parks Superintendent and must be installed prior to issuance of a grading and/or buildin g
permit.
133.ORNAMENTAL LANDSCAPING. All formal landscaping shall be within 30 feet of th e
perimeter of the houses. Any planting beyond the 30-foot perimeter shall be nativ e
vegetation that is drought and fire resistant, and planted in natural clusters.
134.LANDSCAPE GUIDELINES. The adopted landscape guidelines and plant lists shall be
incorporated into the CC&Rs for the project.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
135.**HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE 4.5-2a. Trees
should be pruned to ensure that branches do not overhang roofs of proposed homes, and
understory vegetation (brush or shrubs) under existing trees should be cleared.
136.**PUBLIC SERVICES AND UTILITIES MITIGATION MEASURE 4.11-2. The project
shall meet all Department requirements in order to mitigate the project's increased deman d
on fire protection services.
137.AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. New homes shall be protected
throughout by an approved automatic fire sprinkler system, hydraulically designed per
National Fire Protection Association (NFPA) Standard #13d.
138.FIRE HYDRANTS REQUIRED. Provide fire hydrants at locations to be determined jointly
by the Fire Department and San Jose Water Company. Hydrants shall have a minimum
single flow of 1,000 GPM at 20 psi residual, with spacing not to exceed 500 feet. Prior to
Page 25 of 28
applying for building permits, the applicant shall provide civil drawings reflecting all fire
hydrants serving the site. The final determination of placement and number of hydrants shall
be to the satisfaction of the Dire Department.
139.FIRE HYDRANT LOCATION IDENTIFIER. Prior to project inspection, the general
contractor shall ensure theat an approved ("Blue" Dot") fire hydrant location identifier ha s
been placed in the roadway as directed by the Fire Department.
140.TIMING OF REQUIRED WATER SUPPLY INSTALLATIONS. Installations of required
fire service(s) and fire hydrants(s) shall be tested and accepted by the Fire Department, prior
to the start of framing or delivery of bulk combustible materials. Building permit issuanc e
may be withheld until required installations are completed, tested, and accepted.
141.FIRE APPARATUS(ENGINE) ACCESS ROADS. Provide access roadways with a paved
all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13
feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, an d
a maximum slope of 15%. Installations shall conform with Fire Department Standard Detail s
and Specifications A-1.
142.FIRE APPARATUS (ENGINE) TURN-AROUND. Provide an approved fire department
engine roadway turnaround with a minimum radius of 36 feet outside and 23 feet inside.
Installations shall conform with Fire Department Standard Details and Specifications A-1.
Cul-de-sac diameters shall be no less than 72 feet.
143.TIMING OF REQUIRED ROADWAY INSTALLATIONS. Required driveways and/or
access roads up through first lift of asphalt shall be inspected and accepted by the Fir e
Department prior to the start of construction: Bulk combustible materials shall not be
delivered to the site until installations are complete. During construction emergency acces s
roads shall be maintained clear and unimpeded. Note that building permit issuance may be
withheld until installations are completed.
144.EMERGENCY GATES/ACCESS GATES. Gate installations shall conform with Fire
Department Standard Details and Specifications G-1 and when open, shall not obstruct any
portion of the required width for emergency access roadways or driveways. Locks, if
provided, shall be Fire Department approved prior to installation. This condition applies to
single family home sites as well as gated emergency access roadways.
Page 26 of 28
145.PARKING ALONG ROADWAYS. The required width of fire access roadways shall no t
be obstructed in any manner and parking shall not be allowed along roadways less than 28
feet in width. Roadway widths shall be measured curb face to curb face, with parking space s
based on an eight foot width.
146.FIRE LANE MARKING REQUIRED. Roadways deemed necessary to facilitate emergency
vehicle access shall be identified in accordance with Fire Department Standard Details an d
Specification A-6 and Local Government Standards. This condition shall apply through the
length of access roads as well as at emergency access roadway gates.
147.REQUIRED ACCESS TO BUILDINGS. Provide access to all portions of all residence s
within 150 feet travel distance from fir apparatus access points.
148.PREMISE IDENTIFICATION. Approved numbers or addresses shall be placed on all new
and buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
149.EMERGENCY ACCESS ROADWAYS. Emergency access roadways shall conform to
Standard Detail and Specification A-4 regarding circulation radius, gradient and pavemen t
widths.
150.WATER SYSTEM. San Jose Water Company shall provide plans for the new water system
to the Fire Department upon completion of engineering and system design. The applicant
shall help facilitate this.
TO THE SATISFACTION OF THE POLICE CHIEF:
151.**PUBLIC SERVICES AND UTILITIES MITIGATION MEASURE 4.11-3. The project
shall comply with Police Depaitinent's specified basic requirements.
Page 27 of 28
SECTION VI
This Ordinance was introduced at a regular meeting of the Town Council of the Town of Lo s
Gatos on December 19, 2005, and adopted by the following vote as an ordinance of the Town of Lo s
Gatos at a meeting of the Town Council of the Town of Los Gatos on January 17, 2006 and become s
effective 30 days after it is adopted.
COUNCIL MEMBERS:
AYES:
Steve Glickman Joe Pirzynski, Mike Wasserman,
Mayor Diane McNutt.
NAYS:
Barbara Spector
ABSENT:
None
ABSTAIN:
None
=tomb lay
MAYOR OF THE TOWN OF LOS GATO S
LOS GATOS, CALIFORNIA
SIGNED:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATO S
LOS GATOS, CALIFORNIA
C:\Documents and Settings\MRasmuss\Local Settings\Temp\ShadyLane-Highlands-AP.wpd
Page 28 of 28
TOWN OF LOS GATOS
Exhibit A
Application No.PD-04-03
Change of zoning map amending Town Zoning Ordinance
Zone Change from HR 2 1/2 to HR-2 1/2: PD
APPROVED by Planning Commission
Date November 15, 2005
Shady Lane
Water System
500
0
500 Feet
• Properties with Option to Connect to Water System
Exhibit C
EXHIBIT B
DEVELOPMENT PLANS
ARE.AVAILABLE FOR REVIEW
1N THE CLERK DEPARTMENT
AND WILL BE FILED WITH
THE ORDINANCE UPON
APPROVAL BY COUNCIL
HIGHLANDS OF LOS GATOS SUBDIVISIO N
TOWN OF LOS GATOS
GENEPA-
OWNERS&
SUBDIVIDER:
ENGINEER:
ZONING:
TOTAL LOTS:
SUBDIVIDED AREA:
WATER SYSTEM:
SANITARY SEWERS:
DRAINAGE
STREET IMPROVEMENTS:
EXISTING LAND USE:
PROPOSED LAND USE:
GAS AND ELECTRIC
TELEPHONE
CABLE
FIRE SERVICE:
ASSESSOR'S PARCEL No.:
MINTYMAP
N.T.S.SANDY HARRIS
906 CAPRI DRIVE
CAMPBELL, CA 95008
(408)569-5681
MARK THOMAS & COMPANY, INC.
90 ARCHER ST
SAN JOSE, CA 9511 2
(408)453-537 3
HR-2 1/2(HILLSIDE RESIDENTIAL)
0-1 DU/ACRE
19
66.28± ACRES
SAN JOSE WATER COMPAN Y
WEST VALLEY SANITATION DISTRICT
PER TOWN OF LOS GATOS REQUIREMENTS
PER TOWN OF LOS GATOS STANDARD S
VACANT
HILLSIDE RESIDENTIAL (HR)
PACIFIC GAS & ELECTRIC
SBC
COMCAS T
PER SANTA CLARA COUNTY FIRE DEPARTMENTS REQUIREMENTS
527-09-001,004
527-12-001
PROPOSED
EXISTIN G
ar-n-•-a
__1S'HDPE SD_
rRs55
E-~
RECEIVED
INDEXOF
SHEET
DESCRIPTIO N
11 11E SHEET
CONCEPTUAL SITE PLAN
SLOPE ANALYSIS PLAN
LEAST RESTRICTIVE DEVELOPMENT AREA (LRDA) PLA N
KEY MAP
CONCEPTUAL GRADING AND DRAINAGE PLAN
CONCEPTUAL GRADING AND DRAINAGE PLAN
CONCEPTUAL GRADING AND DRAINAGE PLAN
CONCEPTUAL GRADING AND DRAINAGE PLAN
CONCEPTUAL GRADING AND DRAINAGE PLAN
CROSS SECTIO N
CROSS SECTIO N
CONCEPTUAL U11UTY PLA NGUMTREE DRIVE
TREE PLAN - SHADY LANE
TREE PLAN - LOT 1&22
TREE PLAN - LOT 2&3
TREE PLAN - LOT 4,5.6,&7TREE PLAN - LOT 8
'TREE PLAN - LOT 9.10,11,&12TREE PLAN - LOT 13,14,15,&17
TREE PLAN - LOT 16,18,19,20,&21
LEGEND
DESCRIPTION
PROPERTY (BOUNDARY) UNE
LOT UNE/RIGHT-OF-WAY
STREET CENTERLINE
RETAINING WALL
STORM DRAIN UNE (SIZE & TYPE)
STORM DRAIN MANHOLE
SANITARY SEWER UNE (SIZE & TYPE)
SANITARY SEWER LATERAL (STUB)SANITARY SEWER MANHOLE
SANITARY SEWER CLEAN OUT
DRAINAGE (CURB) INLET
CATCH BASI N
FLARED END SECTION (AT 011TFALL)
ELECTRICAL POLE
ROCK SLOPE PROTECTIO N
CURB & GUTTER
CONTOUR (ELEVATION)
LIMIT OF GRADING
EXISTING CREEK/DITCH FLOW UNE
DRAINAGE FLOW PATH
SLOPE (PERCENTAGE)
FIRE HYDRANT
GUARD RAIL
OCT °19 2005
`--TOWN OF,;LOS GATOS
PLANNING DIVISION
P,T 5ca -3
1
INDEX MAP
SCALE: 1"=200'
MARK THOMAS & COMPANY, INC.
Prating EEngkleeMg,$DNByI,"QOIdPoMI(IgSeMces
(408)453-5373
FAX (408)453-5390
DESIGNED BY: DP
DATE:
7/18/05
SCALE: AS SHOWN
MT&CO. JOB N0.:23-53009
90 ARCHER STREET
SAN JOSE, CA 95112
NUM DATEBY REVISIONSDATE NMI OF LOS GATOS
ow)
DATE
DRAIN BY: OP
HIGHLANDS OF LOS GATOS SUBDIVISION
EXHIMMIA FILE NO.
23-53009
TITLE SHEET
TOWN OF LOS GATOS
1
If
INDEX MAP
SCALE: 1"=200'
HIGHLANDS OF LOS GATOS SUBDIVISIO N
TOWN OF LOS GATOS
GENERAL NOTE&
OWNERS&
SUBDIVIDER:
ENGINEER:
ZONING:
TOTAL LOTS:
SUBDIVIDED AREA:
WATER SYSTEM:
SANITARY SEWERS:
DRAINAGE:
STREET IMPROVEMENTS:
EXISTING LAND USE:
PROPOSED LAND USE:
GAS AND ELECTRIC
TELEPHONE:
CABLE
FIRE SERVICE:
ASSESSOR'S PARCEL No.:
527-09-001,004
527-12-00 1
SANDY HARRI S
906 CAPRI DRIVECAMPBELL, CA 95008
(408)569-5681
MARK THOMAS & COMPANY, INC.
90 ARCHER ST
SAN JOSE, CA 9511 2
(408)453-5373
HR-2 1/2(HILLSIDE RESIDENTIAL)
0-1 DU/ACRE
VICINITY MAP
N.T.S.
19
66.281 ACRES
SAN JOSE WATER COMPANY
WEST VALLEY SANITATION DISTRICT
PER TOWN OF LOS GATOS REQUIREMENT S
PER TOWN OF LOS GATOS STANDARD S
VACANT
HILLSIDE RESIDENTIAL (HR)
PACIFIC GAS & ELECTRI C
SBC
COMCAST
PER SANTA CLARA COUNTY FIRE DEPARTMENTS REQUIREMENTS
INDEX OF SH FTS
SHEET
DESCRIPTIO N
I
TITLE SHEET
2
CONCEPTUAL SITE PLAN
3
SLOPE ANALYSIS PLAN
4
LEAST RESTRICTIVE DEVELOPMENT AREA (LRDA) PLA N5
KEY MAP
6
CONCEPTUAL GRADING AND DRAINAGE PLAN
7
CONCEPTUAL GRADING AND DRAINAGE PLAN8
CONCEPTUAL GRADING AND DRAINAGE PLA N9
CONCEPTUAL GRADING AND DRAINAGE PLAN
10
CONCEPTUAL GRADING AND DRAINAGE PLAN
11
CROSS SECTIO N
12
CROSS SECTIO N
13
CONCEPTUAL UTILITY PLAN14
GUMTREE DRIVE
15
TREE PLAN - SHADY LANE
16
TREE PLAN - LOT 1&22
17
TREE PLAN - LOT 2&3
18
TREE PLAN - LOT 4,5,6,&719
TREE PLAN - LOT 8
20
TREE PLAN - LOT 9,10,11,&12
21
TREE PLAN - LOT 13,14,15,&1722
TREE PLAN - LOT 16,18,19,20,&21
PROPOSED
EXISTIN G
-_--
-
a®a
MM 15'HOPE SD_
ems
P du 3
1n
LEGEND
DESCRIPTIO N
PROPERTY (BOUNDARY) LINE
LOT LINE/RIGHT-OF-WAY
STREET CENTERLIN E
RETAINING WALL
STORM DRAIN LINE (SIZE & TYPE)
STORM DRAIN MANHOLE
SANITARY SEWER LINE (SIZE & TYPE)
SANITARY SEWER LATERAL (STUB)SANITARY SEWER MANHOLE
DAG SEWER CLEAN OUT
•RECEIVEDDRAINAGE (CURB) INLET
A
CATCH BASIN
11
FLARED END SECTION (AT OIJTFALL)
OC TELECTRICAL POLE
4'9 9 2005
ROCK SLOPE PROTECTION
csRg-l 9
CURB & GUIILN
CONTOUR (ELEVATION)
TOWN OF, LOS GATOS
LIMIT OF GRADING
PLANNING DIVISION
EXISTING CREEK/DITCH FLOW LINE
DRAINAGE FLOW PATH
SLOPE (PERCENTAGE)
FIRE HYDRANT
GUARD RAIL
MARK THOMAS & COMPANY, INC.
Providing Engineering, Sniveling and Planning SeMce s
(408)453-537 3
FAX (408)453-5390
EXHIBITS.
HIGHLANDS OF LOS GATOS SUBDIVISIO N
90 ARCHER STREE T
SAN JOSE, CA 95112
NT&CO. JOB NO.:23-53000
A
1011 CF LOS GATOS (O RC)DATE
DATE TITLE SHEET
TOWN OF LOS GATO S
NUN
A
DESIGNED BY:OP
DRAWN BY: DP
REVISION SBY DATE
A DATE: 7/18/05
ASCALE:
AS SHOWN
FILE NO.
23-53003
LOT NUMBER BUILDABLE LOT
& LANDSCAPE AREA
SCENIC EASEMENT
AREA (ACRES)
LOT ARE A
(ACRES)
1 1.081 1.15±2.23*
2 1.27±2.75±4.02±
5 0.72±1.481 2.20±
7 0.89±3.10±3.991
8 0.91±1.35±2.26±
9 1.24±1.28±2.52±
10 1.45t 0.79±2.24t
11 0.82±0.431 1.25±
12 0.96±1.85±2.81±
13 0.83±0.64±1.47±
1.4 0.74±0.66t 1.40±
15 1.07±1.131 2.20±
16 0.61±0.52t 1.13±
17 0.83±0.50±1.331
18 0.66±0.981 1.64i
19*1.07±0.751 1.82+
20 0.581 0.641 1.22±
21 0.92±0.25t 1.17 1
22 1.47±0.62±2.09 1
19 LOTS 18.12±20.87t 38.991
PROPOSED RIGHT OF WA Y
TO BE DEDICATED TO THE TOWN
OF LOS GATOS
TOTAL LOT AREA
(EXCLUDING WATER TANK
MAINTENANCE ACCESS EASEMENT)
R.O.W. AREA
(TO BE DEDICATED TO TH E
TOM OF LOS GATOS)
LANDS AREA TO BE EXCHANGED
0.46± AC
FOR DIXON, MONTI, ESHKAR
SCENIC EASEMENT AREA
22.05± AC
(IN ADDITION TO INDIVIDUAL LOT
SCENIC EASEMENT)
WATER TAN KTANK MAINTENANCE
ACCESS EASEMENT AREA
(FOR DEVELOPMENT)
SUB-TOTAL SITE AREA
=66.28±AC
MINIMUM LAND AREA (PER =
a = greater of
0.6893-0.0117865
1
LOT)
or 2.5
or 2.5
0.6893-0.011786(35.60)
MARK THOMAS 8c COMPANY, INC.
Provldlag Engineesirg, Stweying and Planning SeMcas
90 ARCHER STREE T
SAN JOSE, CA 95112
(408) 453-5373
FAX (408)453-5390
DESIGNED BY:.DP
CRAM BY: DP
DATE:
SCALE:
MT&CO. JOB NO.:23-53009
7/18/05
INN100'
A
A
A
NUN DATE PENSIONS vymOF LOS GATOSORO DATE
DATE
TOWN OF LOS GATO S
HIGHLANDS OF LOS GATOS SUBDMSION
CONCEPTUAL SITE PLAN
CALIFORNIA
FILE NO.
23-53009
NOTE:
1. SLOPE INSIDE BUILDING ENVELOP FOR LOTS 2,8,9,11,14,15,17,20 & 22
IS WITHIN 30% OR LESS BASED ON FIELD SURVEY (BY OTHERS). SEE
GRADING PLANS FOR EXISITNG ELEVATIONS.
DESIGNED BY: DP,NNN DATE BY PENSIONS TONR IT LOS GATOS (ORC)DATEMARK THOMAS & COMPANY, INC.
Raiding EnGg,SuNe SuNe~ng and Planning Sates
DRAWN BY:
DP
DATE.:
7/18/05
A DATE
90 ARCHER STREET
(408) 453-5373
SAN JOSE, CA 95112
FAX (408) 453-5390 ScALE:
1'=100'
A
NT&CO. JOB NO.:23-53009
A
HIGHLANDS OF LOS GATOS SUBDIVISION
SLOPE ANALYSIS PLAN
TOWN OF LOS GATOS
CALIFORNIA
FILE NO.
2T-53OO 9
LEGEND
HISTORIC DEBRIS FLOW/LANDSLIDE. MITIGATION
PER GEOTECHNICAL ENGINEER'S RECOMMENDATION.
(SEE SLIDE REPAIR DETAIL SHEET 12)
HISTORIC DEBRIS FLOW/LANDSLID E
(NO MITIGATION REQUIRED)
SOIL CREEP AREA. NO MITIGATION REQUIRED.
NOTE
1.REFER TO GEOLOGIC MAPS PREPARED BY TERRASEARC H
AND STEVEN F. CONNELLY FOR SPECIFIC TEST PI T
LOCATIONS AND OTHER GEOLOGICAL FINDINGS AND
RECOMMENDATION.
2.SLOPE INSIDE BUILDING ENVELOP FOR LOTS 2,8,
9,11,14,15,17,20 & 22 IS WITHIN 30% OR LESS PE R
FIELD SURVEY (BY OTHERS). SEE GRADING PLAN S
FOR ELEVA11ONS.
NATURAL WATER COURSE / DRAINAGE SWALE
LEAST RESTRICTIVE DEVELOPMENT ARE A
(LRDA)
EXISTING ROSS CREEK
PROPOSED TRAIL (4' MIN.)
DESIGNED BY:DP NuM DATE BY PENSIONS TOIT Cr LOS GA10S (0BC)DATEMARK THOMAS & COMPANY, IN'C.DRANK BY:
DP APioMngEngu
lg„figandPlamugSeMces
DATE:
7/18/05
A DATE
90 ARCHER STREET
(408) 453-537 3
SAN JOSE, CA 95112
FAX (408) 453-5390 SCALE:
1`=100'
A
MT&CO.JO B NO.: 23-5300 0
A
HIGHLANDS OF LOS GATOS SUBDMSIO N
LEAST RESTRICTIVE DEVELOPMENT AREA (LRDA)
TOWN OF LOS GATOS
CALIFORNIA
FILE NO.
23-53008
nit MARK THOMAS & COMPANY, INC.
PooWdlgEngInee Surveying and Planningames
90 ARCHER STREET
SAN JOSE, CA 95112
(408)453-537 3
FAX(408)453-5390
HIGHLANDS OF LOS GATOS SUBDIVISION
KEY MAP
(FOR CONCEPTUAL GRADING & DRAINAGE PLANS)
TOWN OF LOS GATOS
CALIFORNI A
WAN OP LOS GATOS MC)DATEB YDESIGNED BY:DP DATE NUM REVISIONS
ADRAWN BY: DP
A DATEDATE:
7/18/05
ASCALE:
AMT&CO. JOB NO.: 23-53009
ALE NO.
23-53009
QUANTMES MAXIMUM
CUT (FT)
MAXIMU M
FILL (FT)
LAN E
DAD)
CUT:
2,0001 CY
FILL:
650i CY
NET:
1,350±CY CUT
4 4
IDS COURT
CUT:
1501 CY
FILL:
250*CY
NET:
100*CY FILL
2 2
T
CUT:
40i CY
FILL:
80± CY
NET
40± CY FILL
2 3
NCY ACCESS
CUT:
751 CY
FILL:
10*CY
NET:
65± CY CUT
4 1
L FIR E
ROAD
CUT:
100i CY
FILL:
400± CY
NET:
300±CY ALL
2 5
IN POND
CUT:
10± CY
FILL:
15i CY
NET
5*CY FILL
1 1
ANK
GED)
CUT:
800± CY
FILL:
Ot CY
NET:
800± CY CUT
14 0
CUT:
0*CY
FILL:
750± CY
NET
750± CY FILL
0 5
CUT:
0± CY
ALL:
900± CY
NET:
900± CY FILL
0 5
PAI R
: 10)
CUT:
5,200± CY
FILL:
5,200±CY
NET:
0± CY FILL
-
CUT:8.375±CY
8,255*CY
NET; 120±CY CUT
CONTINENCY:24tCY(20%)
RTHWORK QUANTITIES ARE APPROXIMATE ONLY.
kY EARTHWORK QUANTITIES ARE NOT INCLUDED IN THIS ESTIMATE.
TO LANDSCAPE PLANS FOR DRIVEWAY CUT/FILL QUANTITIES.
MENTION BASti CRIT13GA
DN BASIN
:AREA
DED AREA)
10,600 SF
ON BASIN
,AT GRADED 4 FEET
)N BASIN
(AT GRADED 0.7 Ac/Ft.
)N BASI N
)PE 3:1 MAX
TO LANDSCAPE PLANS FOR INDIVIDUAL LOT (PAD) AN DMY GRADING.
VG ENVELOP CORNER ELEVATIONS ARE BASED ON
SURVEY (BY OTHERS).
ABBREVIATION
DI
DRAIN INLET
CdW
DRIVEWAY
FLOW UNE
EL
ELEVATION
G.E.
GARAGE ELEVATION
HOPE
HIGH DENSITY POLYETHYLENE
H.R.
HIGH POIN T
LP.
LOW POIN T
PVC
POLYVINYL L CHLORID E
R
R S
ROW
RIGHT OF WAY
SD
STORM DRAIN
SDMH
STORM DRAIN MANHOLE
SS
SANITARY SEWER
SSMH
SANITARY SEWER MANHOLE
SM.
STANDARD
TG
TOP OF GRATE
TYP.
WITHH
EX. ELECTRICAL POLE
ToOTHBERE sR.ELOCATED BY
LANDS OF'
OAR
A
RLMDICIS T081 OF IDS GKKG DATE HIG17LANDS OF LOS GATOS SUBDIVISION
A DATE
A
A
MARK THOMAS & COMPANY, INC.
Provirftng Engineering, Surveying and Planning Services
90 ARCHER STREET
(408) 453-537 3
SAN JOSE, CA 95112
FAX (408) 453-5390
.ISEASP-EU
DRAM 07 DP
DATE: 7718705
SCALE 2
1--40.
CCOCEPIUAL GRAMM&DRAINAGE PLAN
)MARK THOMAS & COMPANY, INC.
ProvirEng Engineering, Surveying and Mantling Services
90 ARCHER STREET
(408) 453-537 3
SAN ,tOSE, CA 95112
FAX (408) 453-5390
E
TR TO LANDSCAPE PLANS FOR INDIVIDUAL LOT (PAD) AN D
VEWAY GRADING.
WING ENVELOP CORNER ELEVATIONS ARE BASED ONLD SURVEY (BY OTHERS).
hiroAmR
ingKEilgTiIII
Al suAryeS
and
Unprtg AservicesN Y ,
INC.D CE111101ED BY;W._
DRAM BY:
DP
A
DATE 15.10F U8 081C* &CI
7ME:
18/05 A90 ARCHER STREET
(408) 453-537 3SAN JOSE, CA 95112
FAX (408) 453-5390:1%40'A
MT&00. MI NO.: 25•43(88
A Tnuni 11
n, nom
-
HIGHLANDS OF LOS GATOS SUBDMSION
WADING DRNIMOE KLAN
DA'IE
.t,TB
REFER TO LANDSCAPE PLANS FOR INDIVIDUAL LOT (PAD) ANDDRIVEWAY GRADING.
3UILDING D110,_OP CORNER ELEVATIONS ARE BASED ONMELD SURVEY (BY OTHERS).
MARK THOMAS & COMPANY, INC.
Providlg Engine*,Surveying and Pluming Services
90 ARCHER STREET
(408) 453-5373
SAN JOSE,CA 95112
FAX
(408) 453-5390
HIGHLANDS OF LOS GATOS 8USDIVSION
CONCEPTUAL GRAMM GI DRAINAGE PLAN
TOWN OF LOS GATOS
DESIGNED BY:DP NUM DATE BY FEN9IONS TOM OF LOS 6ATp$ [qC DATE'0~
M A R N
H Os
A S &COMPANY , I N C.DRAWN BY
A a HIGHLANDS OF LOS GATOS SUBDIVISIO N
Pf0'
TAE(~QI
I,1M1f
IQ01F~WON3!Il~$EMiC2S
,11J
DATE:
7/18/05
A
JNNY 458
DATE
p Ha 35458
90 ARCHER STREET
(408) 453-5373* x,09/30/
CONCEPTUAL GRADING & DRAINAGE PLANSAN JOSE, CA 95112
FAX (408) 453-5390~A~
1"...40'
NT&C0. JOB NO.: 23-53008
y
Q
"f alcv~~~TOWN OF LOS GATOS
CALIFORNIA
FILE
a9z
NOTE
1.REFER TO LANDSCAPE PLANS FOR INDIVIDUAL LOT (PAD) AN DDRIVEWAY GRADING.
2.BUILDING ENVELOP CORNER ELEVATIONS ARE BASED ONFIELD SURVEY (BY OTHERS).
'..
PAD 485.0
-JW 486 Ot
RETAINING'
'
,
:WALL
UMIT OF HISTORI C
DEBRIS FILQW/{ANDSUD E
SLOPE REPAIR PER
GEUIECHNIC&L'E IGINEER S;'
R ECOMMENDA1ION.-SEE..,
;_SUDS REP IR;DEINL:; (.:'., a,.
SHEEf,12,
Lf OP ES
IT OF HISfQRIC D) Bh(S !F~ OW~LRND;SIID(:L
REPAIR;PER GEOTECHNICAL;i
ENGINEERS RECOMMENDATI
EET
ONSEE;
SLIDE REPAIR DETAIL SH
1\2i'
(MIN) WIDE TRAIL
.
"
SEEE.DETAI L
NO Y
'SHEET
ACCESS ROAD..:.E
12
tll
STREET.
(E.
PROPOSED'60'ROW
i
ROW
30'
PROPOSED
1
22'ROADWAY
132'117.5'
1
ROW
SECTION D•D D-D
NTS
7
SECTION AA
A_
2:1 MAX
Y(.
CONCRETE SWALEA--A
RETAINING WALL
GRADE BEAM & POS T
ROW
PROPOSEDI40'ROW
k..7----
ROLLED CURB
SLING GROUN D
NTS
PROPOSEDI22'ROADWAY
v
"'f•
•t~l`(}LLiS:i-.5., ii:{i;~ii~(illiL:i~y 44a`i
w:
ASPHALT CONCRETE OVER
AGGREGATE BASE.
PAVEMENT SECTION PER
GEOTECHNICAL REPORT
SEMENBIBB-B
NTS 6
SECTION Se
NTS
9
3'
LANDSCAPE
VERTICAL CURB
VERTICAL CURB
ASPHALT CONCRETE OVER
AGGREGATE BAS E
PAVEMENT SECTION PER
GEOTECHNICAL REPORT
EXISTING GROUND
ROW
1
1,
J~,~~~a~~~ ~~ ~~N~7f~LX•'•X~L•l~i ry-t~~'~~a`~~v~.~.
20'
11'
PROPOSED,22' ROADWAY
ROLLED CUR B
3'2.5'
LANDSCAPE
PROPOSED4C'ROW
20'
RO W
1I
'PROPOSEDI40'ROW
ROW
1
20'20'
SECTIONC-C C-C
NTS
7
SECTION F-F F-F
NTS
9
MARK THOMAS & COMPANY, INC.
DESIGNED BY:DP NUM DATE BY REHSIONS TOM OF LC6 GAT OS(IMO)DATE,XFEIWapk HIGHLANDS OF LOS GATOS SUBDMSION~.,.,
.
ppAWMBY:
DP
A
fitt P~O?IgE11gI0ee1C(~,&N'eyngardPhn~ngSeWce sD
DATE:
7/18/05
A
JMMYW. SANS
DATE
Ia,
35458 CROSS SE~~QNS
OF
90 ARCHER STREET
(408)453-5373 NONE
A
-E,,oB/30/0
dN LSAN JOSE, CA 95112
FAX(408)453-5390 wpm;~FILE No
ITTt60.JOB NO.: 93 53D00 0°~ ~"TOWN OF LOS GATOS
CALIFORNIA YS-UIIUGA
SECTION D-DD-D
NTS
7
VERTICAL CUR B
ASPHALT CONCRETE OVER
AGGREGATE BASE.
PAVEMENT SECTION PER
GEOTECHNICAL REPORT
SECTION AA
NTS
ROW
ROW
ROW
I
PROPOSED 40'ROW
1
20 20'
PROPOSEDI40'ROW
PROPOSED,22' ROADWAY
2.5'
3'
INOSCWE
CONCRETE SWALE-~
2:1 MAX
GRADE BEAM & POST
RETAINING WALL
xt
2'.3,
LANDSCAPE
ASPHALT CONCRETE OVER
AGGREGATE BASE.
PAVEMENT SECTION PER
GEOTECHNICAL REPORT
PROPOSED 22'ROADWAY 5'
EXISTING GROUN D
ASPHALT CONCRETE OVER
AGGREGATE BASE
PAVEMENT SECTION PER
GEOTECHNICAL REPORT--
\-ROLLED CUR B
VERTICAL CUR B
SECTION D"D B-B
NTS
6
SECTION E"EE-E
NTS
9
ROLLED CURB
20'
ASPHALT CONCRETE OVER
AGGREGATE BASE.
PAVEMENT SECTION PER
GEOTECHNICAL REPORT-
PROPOSEDI40'ROW
PROPOSED 22'ROADWAY
20'
3'
1'
-LANDSCAPE1
,041.0
RETAINING WALL
RADE BEAM & POST
:1 MAX
CONCRETE SWALE
ROW
SECTION F -F F-F
NIS
9
SEC ZION C-C C-C
NTS
7
MARK THOMAS & COMPANY, INC.
Pra+) gErL,1eerIg,SIU NgadPIaINI)gSeNIces
90 ARCHER STREET
SAN JOSE, CA 95112
(408)453-537 3
FAX(408)453-5390
DESIGNED BY: DP
DRAM BY: DP
DATE:
SCALE:
NON E
MT&CO. JOB NO.: 23-53009
7/16/05
NUN
A
A
A
A
DATE REASONSBY TOAM OF LOS GATOS (LAO)DATE
DATE
TOWN OF LOS GATO S
HIGHLANDS OF LOS GATOS SUBDIVISION
CROSS SECTIONS
CALIFORNIA
FILE NO.
23-53009
LIMIT OF HISTORIC
LOOSE FILL
PROPOSED BLDG ENVELOPE
SECTION K-K
N.T.S.
ENCHIN G
FINISHED
GRADEE
PROPOSED t18' ROW
ROW
J
9'
SECTIONfill H-H
NTS
7
SECTION I-I
N.T.S.
9'
ROW
TYPICAL TRAL DETAIL
SECTION L-L
N.T.S.
TYPICAL ME HYDRANT
LOCATION
N.T.S.
N.T.S.
Ali AL
N.T.S.
4'MIN. TRAIL
HIGHLANDS OF LOS GATOS SUBDIVISION
CROSS SECTIONS
TOWN OF LOS GATOS
CALIFORNI A
MARK THOMAS & COMPANY, INC,
ProVdigEngneetilgSun+T gadPlannngSeWces
90 ARCHER STREET
(408)453-537 3
SAN JOSE, CA 95112
FAX (408)453-5390
TOM 0' LOS GATOSMILD_DESIGNED BY: DP NUM DATE BY REMSIONS DATE
DRAVN BY: DP
DATE: 7/18/05
SCALE: NONE
MT§C0. JOB N0.:23-53009 A
A
A DATE
A
FlIE NO.
23-53009
MARK THOMAS & COMPANY, INC.
Prey gEgkeelrig,SungaNciR'amrlagSe Ices
90 ARCHER STREET
(408) 453-5373
SAN JOSE, CA 95112
FAX (408) 453-5390
DESIGNED BY: DP
DRAM BY DP
DATE 7/18/05
SCALE:
1-=100'
MT&CO. JOB NO.: 23-53009
DATE.BY DATE
DATE
TOWN OF LOS GATOS CALIFORNIA
7IE NO.
23-53009
HIGHLANDS OF LOS GATOS SUBDIVISION
CONCEPTUAL U11UTY PLAN
NUM
A
A
A
A
LEG_END
EXISTING PAVED ROAD.
ROAD WIDTHS ARE AS SHOWN.
t NOTES:
1
1
1
M
S & C O M P A N Y
I N C
DESIGNED BY
OP
NUM DATE BY REMSIONS TOM OF LO S G ATO S IRC)DATEA
S
R
H
Kngln
T
O
Sune
M
i/T
A
and
,
.
Provi ng E
eeftn g,
Hannk)g SeMces DRAWN BY:
DP
A
90 ARCHER STREET
(408) 453-5373
DATE:
A
SAN JOSE, CA 95112
FAX (408) 453-5390-60SCALE
MT&CO.
:A
JOB NO.: 23-53009
DATE
1. EXISTING ROAD WIDTHS ARE APPROXIMATE FIEL D
MEASUREMENTS ONLY PROVIDED BY OTHERS.
HIGHLANDS OF LOS GATOS SUBDIVISION
GUMTREE DRIVE
TOWN OF LOS GATOS FILE F40.
23-53009
CALIFORNI A
x
x
w
a
v
0
t
m
a,
ID
00
N
P
Z
D ox 0
0o
Nao W
I
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w
0
x
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ol-~
v
Fio~
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m o
o=
z
m
HIGHLANDS OF LOS GATOS SUBDMSION
TREE PLAN
LOTS 1,22
TOWN OF LOS GATOS
CALIFORNI A
1)
EXISTNG TREES TO BE SAVED WEH TREE PROTECTION FENCENO GRADING IN TREE WELL AREA
EXTREME CAUTION TO AVOID DISTURBANCE TO TREE ROOTS
MATCH LINE (SEE SHEET 17)
MARK THOMAS&COMPANY,INC.
Pmhg EngIneerolg,Sussying and Flog SeMces
90 ARCHER STREE T
SAN JOSE, CA 95112
(408)453-537 3
FAX(408)453-5390 SCALE:
A
MT@CO.JOB NO.:23-53009
A
BY DATEDATE REVISION SNUM
A
TOM OFLOS GAIOS 1090)DESIGNED BY: DP
A DATE
DESIGNED BY: DP NUM DATE BY REMSIONS TORN OF LOS GATOS (ORC)DATE
DRAM BY:
DP
A
DATE:
7/18/05 A
SCALE:
1'30'
A
MT&CO. JOB NO.: 23-53009
A
:C14D
EEXISTING TREES TTOO BE LLVIDR~TREE PROTECTION FENCEGRADING IN EE
EXTREME CAUTION TO AVOID DISTURBANCE TO TREE ROOTS
MARK THOMAS & COMPANY, INC.
PrakIng EDglner Sng, Suneftand Pbnning Ses
90 ARCHER STREET
(408)453-537 3
SAN JOSE, CA 95112
FAX(408)453-5390
DATE TREE PLAN
LOT 2
TOWN OF LOS GATOS
CALIFORNI A
HIGHLANDS OF LOS GATOS SUBDIVISION
FILE NO.
23-53009
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HIGHLANDS OF LOS GATOS SUBDMSION
TREE PLAN
LOTS 1,22
TOWN OF LOS GATOS
CALIFORNI A
1)
EXISTNG TREES TO BE SAVED WEH TREE PROTECTION FENCENO GRADING IN TREE WELL AREA
EXTREME CAUTION TO AVOID DISTURBANCE TO TREE ROOTS
MATCH LINE (SEE SHEET 17)
MARK THOMAS&COMPANY,INC.
Pmhg EngIneerolg,Sussying and Flog SeMces
90 ARCHER STREE T
SAN JOSE, CA 95112
(408)453-537 3
FAX(408)453-5390 SCALE:
A
MT@CO.JOB NO.:23-53009
A
BY DATEDATE REVISION SNUM
A
TOM OFLOS GAIOS 1090)DESIGNED BY: DP
A DATE
DESIGNED BY: DP NUM DATE BY REMSIONS TORN OF LOS GATOS (ORC)DATE
DRAM BY:
DP
A
DATE:
7/18/05 A
SCALE:
1'30'
A
MT&CO. JOB NO.: 23-53009
A
:C14D
EEXISTING TREES TTOO BE LLVIDR~TREE PROTECTION FENCEGRADING IN EE
EXTREME CAUTION TO AVOID DISTURBANCE TO TREE ROOTS
MARK THOMAS & COMPANY, INC.
PrakIng EDglner Sng, Suneftand Pbnning Ses
90 ARCHER STREET
(408)453-537 3
SAN JOSE, CA 95112
FAX(408)453-5390
DATE TREE PLAN
LOT 2
TOWN OF LOS GATOS
CALIFORNI A
HIGHLANDS OF LOS GATOS SUBDIVISION
FILE NO.
23-53009
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HIGHLANDS OF LOS GATOS SUBDMSION
TREE PLAN
LOTS 1,22
TOWN OF LOS GATOS
CALIFORNI A
1)
EXISTNG TREES TO BE SAVED WEH TREE PROTECTION FENCENO GRADING IN TREE WELL AREA
EXTREME CAUTION TO AVOID DISTURBANCE TO TREE ROOTS
MATCH LINE (SEE SHEET 17)
MARK THOMAS&COMPANY,INC.
Pmhg EngIneerolg,Sussying and Flog SeMces
90 ARCHER STREE T
SAN JOSE, CA 95112
(408)453-537 3
FAX(408)453-5390 SCALE:
A
MT@CO.JOB NO.:23-53009
A
BY DATEDATE REVISION SNUM
A
TOM OFLOS GAIOS 1090)DESIGNED BY: DP
A DATE
DESIGNED BY: DP NUM DATE BY REMSIONS TORN OF LOS GATOS (ORC)DATE
DRAM BY:
DP
A
DATE:
7/18/05 A
SCALE:
1'30'
A
MT&CO. JOB NO.: 23-53009
A
:C14D
EEXISTING TREES TTOO BE LLVIDR~TREE PROTECTION FENCEGRADING IN EE
EXTREME CAUTION TO AVOID DISTURBANCE TO TREE ROOTS
MARK THOMAS & COMPANY, INC.
PrakIng EDglner Sng, Suneftand Pbnning Ses
90 ARCHER STREET
(408)453-537 3
SAN JOSE, CA 95112
FAX(408)453-5390
DATE TREE PLAN
LOT 2
TOWN OF LOS GATOS
CALIFORNI A
HIGHLANDS OF LOS GATOS SUBDIVISION
FILE NO.
23-53009
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EXISTING TREES TO BE SAVED WITH TREE PROTECTION FENC ENO GRADING IN TREE WELL AREAEXTREME CAUTION TO AVOID DISTURBANCE TO TREE ROOTS
DATE
DATE
TOWN OF LOS GATOS
F4LE NO.
CALIFORNIA
23-53908
90 ARCHER STREET
SAN JOSE, CA 95112
(408)453-5373
FAX (408)453-5390 SCALE:
MT&C0. JOB NO.: 23-53004
HIGHLANDS OF LOS GATOS SUBDIVISION
TREE PLA N
MARK THOMAS & COMPANY, INC.
ProvkingEngineeling,Soveyinga)dPlannIngWces
DESIGNED BY:DP
DRAMBY: DP
DATE: 7/18109
BY REVISION SDATE NUM
A
MANCFLOSGATOS lOTS)
EGIEND
)EXISTING TREES TO BE SAVED WITH TREE PROTECTION FENC ENO GRADING IN TREE WELL AREAEXTREME CAU11ON TO AVOID' DISTURBANCE TO TREE ROOTS
DATE DATEREVISION SBY TORN OF LOSGATOS (MO)
DATE
DESIGNED BY:OP
DRAV8T BY: DP
DATE: 7/18/05
SCALE:
MT&CO. JOB N0.:23-53009
A
HIGHLANDS OF LOS GATOS SUBDIVISION
TREE PLAN
LOT 8
TOWN OF LOS GATOS
CALIFORNI A
90 ARCHER STREET
(408)453-537 3
SAN JOSE, CA 95112
FAX (408)453-539 0
MARK THOMAS & COMPANY, INC.
Rating Ertglneebg, Sunvltg and Planning Serttes
NUN
A
A
A
FI LE NO.
23-53009