Ord 2108 - Amending the Zoning Ordinance effecting a zone change from R-1:12 to RM:5-12:PD at 14561 Winchester BoulevardORDINANCE 2108
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE ZONING ORDINANCE EFFECTING A ZONE CHANGE
FROM R -1:12 TO RM:5 -12:PD AT
14561 WINCHESTER BOULEVARD
THE TOWN COUNCIL, OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION I
The Town Code of the Town of Los Gatos is hereby amended to change the zoning at 14561
Winchester Boulevard as shown on the map which is attached hereto marked Exhibit A and is part
of this Ordinance from R -1:12 (Single - Family Residential, minimum lot size of 12,000 square feet),
to RM:5 -12:PD (Multiple - Family Residential, 5 to 12 units per acre /Planned Development).
SECTION II
The PD (Planned Development Overlay) zone established by this Ordinance authorizes the
following construction and use of improvements:
1. Demolition of all existing improvements on the site except for the historic residence
and water tower;
2. Construction of 19 market rate units, one Below Market Price (BMP) unit, and
conversion of the historic house to a BMP unit (21 units total);
3. Landscaping, parking, and other site improvements shown and required on the
Official Development Plan (Exhibit B);
4. Uses permitted are residential and those uses specified in the underlying RM:5 -12
(Multiple- Family Residential) zone by Sections 29.40.610 (Permitted Uses) and
29.20.185 (Table of Conditional Uses) of the Zoning Ordinance, as those sections
exist at the time of the adoption of this Ordinance, or as they may be amended in the
future subject to any restrictions or other requirements specified elsewhere in this
ordinance including, but not limited to, the Official Development Plan. However,
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no use listed in Section 29.20.185 is allowed unless specifically authorized by this
Ordinance.
SECTION III
COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS
All provisions of the Town Code apply, except when the Official Development Plan
specifically shows otherwise.
SECTION IV
Architecture and Site Approval is required before any construction work for the project is
performed, whether or not a permit is required for the work and before any permit for construction
is issued. Construction permits shall only be issued in a manner complying with Section 29.80.130
of the Zoning Ordinance.
SECTION V
The attached Exhibit A (Map) and Exhibit B (development plans received by the Town of
Los Gatos on November 20, 2002, 15 sheets), incorporated herein by this reference, are part of the
Official Development Plan. The following must be complied with before issuance of any grading,
demolition or construction permits, unless otherwise stated:
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 shall be required for the new homes, remodeled historic home,
parking areas and landscape improvements.
2. BUILDING SIZES. The size and composition of the 21 homes shall be in the range of 1,250
and 1,900 square feet as shown in the table on the Conceptual Development Plan. The BMP
units shall be a minimum of 1,250 square feet.
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3. BUILDING HEIGHT. The maximum height of the new residences shall be 26 feet.
4. OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are
conceptual in nature. Final footprints and building designs shall be determined during the
architecture and site approval process.
5. 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.
6. TREE SCREENING -1. The Architectural Consultant's recommendation to retain
conifers along Winchester Boulevard shall be followed to the satisfaction of the
Director of Community Development.
7. TREE SCREENING -2. Screening trees shall be planted along the border of the project
adjacent to the Courtsyle condominium complex to the satisfaction of the Director of
Community Development.
8. ONE STORY HOMES. The new homes on lots 9 and 21 shall be one story. Building
footprints for these two homes may be modified as approved by the Director of
Community Development.
9. HISTORIC PANELS. The applicant shall provide historic panels to help explain the
historic significance of the site.
10. "CULTURAL RESOURCES MITIGATION MEASURE -1. In the event that cultural or
archaeological resources are uncovered during construction, all work must be halted within
a 50 -foot radius of the find, the Community Development Director shall be notified, and a
qualified archaeologist must be retained to examine the find, determine its significance and
make appropriate recommendations. Project personnel shall not alter the materials or their
context or collect cultural resources. The cost of the Town retaining a qualified archaeologist
shall be paid for by the property owner /developer.
11. * *CULTURAL RESOURCES MITIGATION MEASURE -2: If human remains are
discovered, the Los Gatos Police Department and Santa Clara County Coroner shall
immediately be notified. The Coroner will determine whether or not the remains were
Native American. If the Coroner determines that the remains are not subject to his or her
authority, the Coroner shall notify the Native American Heritage Commission, who would
attempt to identify descendants of the deceased Native American.
12. * *CULTURAL RESOURCES MITIGATION MEASURE -3: If the Community
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Development Director finds that the archaeological find is not a significant resource, work
will resume only after the submittal of a preliminary archaeological report and after
provisions for reburial and on -going monitoring are accepted. Provisions for identifying
descendants of a deceased Native American and for reburial will follow the protocol set forth
in Appendix K of the CEQA Guidelines. If the site is found to be a significant
archaeological site, a mitigation program will be prepared and submitted to the Director of
Community Development for consideration and approval, in conformance with the protocol
set forth in Appendix K of the CEQA Guidelines.
13. "CULTURAL RESOURCES MITIGATION MEASURE-41f applicable, a final report will
be prepared when a find is determined to be a significant archaeological site, and /or when
Native American remains are found on the site. The final report will include background
information on the completed work, a description and list of identified resources, the
disposition and curation of these resources, any testing, other recovered information, and
conclusions.
14. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained prior to the issuance
of a Building, Grading or Encroachment Permit.
15. TREE PROTECTION -1. The builder shall strive to restrict all construction activity
including foot and equipment traffic, grading, trenching, building, landscaping, etc. outside
the dripline of protected trees to the greatest extent possible.
16. TREE PROTECTION -2. Improvement plans, grading and drainage plans, landscape and
irrigation plans and demolition plans shall be reviewed by the Consulting Arborist prior to
issuance of any applicable permits.
17. TREE PROTECTION -3. Tree Preservation Specifications shall be included on all
construction plans.
18. TREE PROTECTION -4. A designated storage area that does not conflict with any trees to
remain shall be provided during construction.
19. TREE PROTECTION -5. Avoid open trenching within tree driplines to the greatest extent
possible.
20. TREE PROTECTION -6. A Tree Protection Zone will be designated by the Consulting
Arborist prior to issuance of any permits. Underground utilities, downspout drains, irrigation
systems and shall not be within the Tree Protection Zone to the greatest extent possible. Any
exceptions to this must be cleared by the Consulting Arborist or the Parks Superintendent.
21. TREE PROTECTION -7. Any herbicides placed under paving materials shall be safe for use
around trees and shall be labeled for that use.
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22. TREE PROTECTION -8. New landscaping shall be compatible with existing trees. The final
landscape plan shall be reviewed by the Consulting Arborist during the Architecture and Site
review process.
23. RECYCLING. All wood, metal, glass, and aluminum materials generated from the
demolished structure shall be deposited to a company that will recycle the materials.
Receipts from the company(s) accepting these materials, noting type and weight of material,
shall be submitted to the Town prior to the Town's demolition inspection.
24. DEMOLITION. The demolition of existing structures and facilities on the site shall not take
place until the Planned Development has been approved by the Town Council and a
demolition permit has been issued by the Building Division.
25. BELOW MARKET PRICE PROGRAM. The developer shall designate two of the
residential units as BMP units. The units shall be sold (not rented) to qualified buyers
through the Town's BMP Program. A deed restriction shall be recorded prior to issuance of
building permits, stating that the BMP units must be sold as below market priced units
pursuant to the Town's BMP requirements.
Building Division
26. * *GEOLOGIC MITIGATION MEASURE -l: A geotechnical investigation shall be
conducted to determine the surface and subsurface soil conditions of the site, as well as to
determine the potential for surface fault rupture on the site. The geotechnical study shall
provide recommendations for site grading as well as the design of foundations, retaining
walls, concrete slab -on -grade construction, excavation, drainage, on -site utility trenching and
pavement sections. The project shall incorporate all recommendations of the investigation
in order to minimize the potential impacts resulting from regional seismic activity and
subsurface conditions of the site.
27. * *HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASUREI:
Construction finish materials that are suspect for containing lead -based paint shall be tested,
and pending laboratory analysis, shall not be subjected to any process that renders them
friable unless proper engineering controls and worker protection procedures are initiated.
28. * *HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE -The Town
shall require abandonment of the on -site well in accordance with local and state
requirements. The Santa Clara Valley Water District shall be consulted to inquire whether
the on -site well that has been filled with soil will need to be capped or plugged with concrete
prior to final closure of the well.
29. * *HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE-1-he small
volume of excavated soils (less than one cubic yard) that is currently stockpiled on the site
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shall be properly managed or disposed of.
30. "HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE -4: The
drums and containers of oil and other chemicals stored on the site, primarily in the fruit barn,
shall be properly disposed of off -site.
31. "HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE --The septic
systems on the site shall be properly removed as part of project development.
32. NOISE MITIGATION MEASURE -1: All project units shall have fresh air supply systems
or air conditioning to maintain acceptable interior noise levels of 45 dBA (CNEL or Ldn)
with the windows in the closed positions. In addition, project homes shall have upgraded
acoustical treatment (e.g. sound rated windows) to ensure that the 45 dBA interior standard
is achieved. A detailed noise study shall be conducted to specify the required treatments
based on future railroad operations and projected traffic volumes on Winchester Boulevard.
This noise study shall also identify sound wall heights and locations that will be required to
meet the Town's noise goal and /or State guidelines for outdoor use areas.
33. NOISE MITIGATION MEASURE -2: Vibration measurements shall be taken at proposed
building locations to ensure that existing train operations do not cause adverse vibration
effect. Since train operations already exist and measurements are possible, actual
measurements will more precisely indicate the effects of subsoils on vibration propagation
at specific locations that model estimates. These measurements should then be used to
determine appropriate foundation design. The potential for perceptible vibration shall be
fully disclosed to buyers.
34. PERMITS REQUIRED. A building permit application shall be required for each proposed
structure. Separate Electrical /Mechanical /Plumbing permit shall be required as necessary.
35. CONDITIONS OF APPROVAL. The Conditions of Approval shall be "blue lined" in full
on the cover sheet of the construction plan submitted for building permit. Conditions shall
not be reduced to a size that cannot easily be read.
36. SIZE OF PLANS. The maximum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
37. PLANS. The construction plans for this project shall be prepared under direct supervision
of a licensed architect or engineer (Business and Professionals Code Section 5538).
38. DEMOLITION REQUIREMENTS. Obtain a demolition form from the Building Service
Counter. Once the demolition form has been completed and all signatures obtained return
the completed for to the Building Service Counter with three (3) sets of site plans that
include all existing structures, existing service lines such as water, sewer, and PG &E. No
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demolition work shall be done without first obtaining a permit from the Town.
39. STREET NAMES & HOUSE NUMBERS: Submit requests for new street names and /or
house numbers to the Office of the Town Clerk prior to the application for building permit.
40. HAZARDOUS FIRE ZONE: This project requires a Class A roof assembly.
41. SOILS REPORT. Two copies of a soils report, prepared to the satisfaction of the Building
Official, containing foundation and retaining wall design recommendations, shall be
submitted with the building permit application. This report shall be prepared by a licensed
civil engineer specializing in soils mechanics. ALTERNATIVE: Design the foundation for
an allowable soil 1,000 psf bearing pressure in accordance with the Uniform Building Code
Section 1805.
42. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as specified
in the soils report and the building pad elevation and on -site 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. Pad elevations
b. Finish floor elevations
C. Property line setbacks
43. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CR-
IR and MF -IR shall be printed on the construction plans.
44. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residences, including the
historic residence if possible, shall be designed with adaptability features for single family
residence per Town Resolution 1994 -61:
a. Wooden backing (two inches by right inches 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 have a 36 inch wide door including a 5 foot by 5 foot
level landing, no more than 1 inch our of plane with the immediate interior
floor level with an 18 inch clearance.
45. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be EPA Phase 11
approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10 feet of
chimneys.
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46. SPECIAL INSPECTIONS. When a special inspection is required by UBC Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted
to the Building Official for approval prior to issuance of any building permits, in accordance
with UBC Section 106.3.5. Special Inspection forms are available from the Building
Division Service Counter. The Town Special Inspection schedule shall be printed on the
construction plans.
47. ADDITIONAL AGENCY APPROVALS REQUIRED. The project requires the following
agency approvals before issuance of a building permit:
a. Community Development: Suzanne Davis, 354 -6875
b. Parks & Public Works Department: Imad Baiyasi, 39503430
C. West Valley Sanitation District 408 - 378 -2407
d. Santa Clara County Fire Department: 408 - 378 -4010
e. Los Gatos Union School District: 335 -2000
f. Los Gatos Sartoga Joint Union High School District: 354 -2520
Note: Obtain the school district forms from the Town Building Department, after the
building plan check has been completed.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
48. * *TRANSPORTATION & TRAFFIC MITIGATION MEASURE -1: The project applicant
shall contribute its fair share (proportional to its impact), as determined by the Town
Engineer, to modification of the signal phasing of the Winchester Boulevard /Knowles Drive
intersection to "overlap phasing" so that eastbound right -turn movements on Knowles Drive
go at the same time as the northbound Winchester Boulevard left -turn movements. Also, U-
turns shall be prohibited on the northbound Winchester Boulevard approach. All required
fees shall be paid prior to issuance of any occupancy permits.
49. * *TRANSPORTATION & TRAFFIC MITIGATION MEASURE -2: Striping and signing
shall be provided to restrict vehicles at the project driveway to "right turn in /right turn out"
only. In addition, the median island shall be modified and striping and signage provided to
restrict use of the median opening to emergency vehicles only. The work shall be completed
prior to issuance of any occupancy permits.
50. * *TRANSPORTATION & TRAFFIC MITIGATION MEASURE- 3WinchesterBoulevard
shall be restriped along the project frontage to provide a ten foot wide turn lane into the
project. The work shall be completed prior to issuance of any occupancy permits.
51. * *TRANSPORTATION & TRAFFIC MITIGATION MEASURE -4: The design of the
proposed linear park and islands in the center of the project cul -de -sac or the driveway
entrances shall be modified to allow more room for passenger vehicles to maneuver in and
out of the driveways for units 2, 5, 7, 9, 12 and 13. The design changes shall be approved
by the Town Engineer prior to issuance of any grading or building permits.
52. * *TRANSPORTATION & TRAFFIC MITIGATION MEASURE -5: The median at the
project entrance shall be modified to allow more room for southbound single -unit trucks to
turn into the project site. The work shall be done prior to issuance of any occupancy permits.
53. * *TRANSPORTATION & TRAFFIC MITIGATION MEASURE -6: No on- street parking
shall be allowed within the project site except as identified on the Conceptual Development
Plan.
54. ACCESS. The recommendations of VTA regarding pedestrian access from the site to
Winchester Boulevard shall be followed, to the satisfaction of the Directors of
Community Development and Parks & Public Works.
55. STORM WATER RUN -OFF. The developer shall ensure that mitigation measures are
in place to prevent increased storm water run -off.
56. GRADING PERMIT. A grading permit is required for all on -site grading, erosion control
and improvements (roadway, storm drainage, utilities, lighting, etc.). A separate application
for a grading permit (with grading plans) shall be made to the Engineering Division of the
Parks & Public Works Department. The grading plans shall include final grading, drainage,
retaining wall location, driveway, utilities and interim erosion control. Unless specifically
allowed by the Director of Parks & Public Works, the grading permit will be issued
concurrently with the building permit.
57. SOILS REPORT. One copy of the soils and geologic report shall be submitted with the
grading permit and /or public improvements application. The soils report shall include
specific criteria and standards governing site grading, drainage, pavement design, retaining
wall design and erosion control. The reports shall be signed and "wet stamped" by the
engineer, in conformance with Section 6735 of the California Business and Professions
Code.
58. FINAL MAP. A final map shall be recorded. Two copies of the final map shall be submitted
to the Engineering Division of the Parks & Public Works Department for review and
approval. Submittal shall include closure calculations, title reports and appropriate fee. The
map shall be recorded before any permits are issued.
59. DEDICATIONS. The following shall be dedicated on the Final Map. The dedication shall
be recorded prior to issuance of any permits.
a. New Private Street. Ingress- egress, public service, storm drainage and
sanitary sewer easements, as required.
b. Private Storm Drainage Easement. As required.
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60. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the
developer. Plans for those improvements shall be prepared by a California registered civil
engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful
Performance Security and Labor & Materials Security before the issuance of a building
permit or the recordation of a map. The improvements must be completed and accepted by
the Town before a Certificate of Occupancy for any new building can be issued.
a. Winchester Boulevard. New street entrance, curb ramps, tie -in paving, street
lighting, signing, striping, storm drainage and sanitary sewers, as required.
61. INSURANCE. One million dollars ($1,000,000) of liability insurance holding the Town
harmless shall be provided in a format acceptable to the Town Attorney before recordation
of the map.
62. 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 this project using the current fee schedule is- $5,469 per unit. The final fee
shall be calculated from the final plans using the rate schedule in effect at the time of the
request for a Certificate of Occupancy. The per unit fee shown has been adjusted to credit
the existing single family house to be retained.
63. LIGHTING. Final exterior lighting plans shall be reviewed with the Architecture & Site
application.
64. GENERAL. All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Standard Specifications for Public Works Construction. All
work shall conform to the applicable Town ordinances. The adjacent public right -of -way
shall be kept clear of all job related dirt and debris at the end of day. Dirt and debris shall
not be washed into storm sewers. The storing of goods and materials on the sidewalk and /or
street will not be allowed unless a special permit is issued. The developer's representative
in charge shall be at the job site during all working hours. Failure to maintain the public
right -of -way according to this condition may result in the Town performing the required
maintenance at the developer's expense.
65. 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.
66. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Public Works Inspector at least twenty -four (24) hours before starting any work pertaining
to on -site drainage facilities, grading, or paving; and all work in the Town's right -of -way.
Failure to do so will result in rejection of work that went on without inspection.
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67. GRADING INSPECTIONS. The soils engineer or his/her qualified representative shall
continuously inspect all grading operations. The soils engineer shall submit a final grading
report before occupancy /Certificate of Completion.
68. SURVEYING CONTROLS. 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. Top of curb
b.
69. EROSION CONTROL. Interim and final erosion control plans and the storm water pollution
prevention plan (SWPPP) shall be prepared and submitted to the Engineering Division of the
Parks & Public Works Department. Grading activities shall be limited to the period of least
rainfall (April 15 to October 1). The grading, drainage, erosion control plans and SWPPP
shall be in conformance 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.
70. NON -POINT SOURCE POLLUTION PREVENTION. On -site drainage systems shall
include a filtration device in the catch basins or a grease and oil separator shall be installed.
71. 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.
72. UTILITIES. The developer shall install all utility service, including telephone, electric
power, and other communications lines underground, as required by Town Code
§27.50.015(b). Cable television capability shall be provided to all new homes.
73. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because of
developer's operations. Improvements such as, but not limited to, curbs, gutters, sidewalks,
driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings,
or signs shall be repaired and replaced to a condition equal to or better than the original
condition. Existing improvements to be repaired or replaced shall be at the direction of the
Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access
provisions. Developer shall request a walk- through with the Engineering Construction
Inspector before the start of construction to verify existing conditions.
74. SIDEWALK REPAIR. The developer shall repair and replace to Town standards any
sidewalk damaged now or during construction of the project. Sidewalk repair shall match
existing color, texture and design, and shall be constructed per Town Standard Detail. The
limits of sidewalk repair will be determined by the Engineering Construction Inspector
during the construction phase of the project.
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75. CURB AND GUTTER REPAIR. The developer shall repair and replace to Town standards
any curb and gutter damaged now or during construction of the project. New curb and gutter
shall be constructed per Town Standard Detail. The limits of curb and gutter repair will be
determined by the Engineering Construction Inspector during the construction phase of the
proj ect.
76. CURB RAMPS. The developer shall construct two (2) curb ramps according to State
Standard Drawings at the crosswalk crossing the new private street. The actual "Case" as
shown on the standard to be used will be decided by the Engineering Construction Inspector
during the construction phase of the project.
77. AS -BUILT PLANS. After completion of the construction of all work in the public right -of-
way or public easements, 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 reviewed and approved the Engineering Construction Inspector. A mylar of
the approved "as- built" plans shall be provided to the Town before the Faithful Performance
Security is released.
78. SANITARY SEWER LATERAL. Sanitary sewer laterals shall be 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.
Parks Division
79. GENERAL. All existing and newly planted trees, except those identified for removal, are
specific subjects of approval of this project and shall remain on the site.
80. TREE REPLACEMENT. Replacement trees of a size and number adequate to mitigate the
loss of existing mature trees shall be planted on the project site. The new trees shall be
included on the comprehensive landscape plan to be reviewed as part of the Architecture &
Site approval process.
81. NEW TREES. Newly planted and relocated trees shall be double- staked, using rubber tree
ties and shall be planted prior to acceptance of the subdivision or Architecture and Site
approval as determined by the Parks Superintendent.
82. IRRIGATION. All newly planted landscaping shall be irrigated by an in- ground irrigation
system. Special care shall be taken to avoid irrigation which will endanger existing native
trees and shrubs.
83. WATER EFFICIENCY. This project is subject to the Town's Water Efficient Landscape
Ordinance, Chapter 26, Article IV of the Town Code. A fee of $472 shall be paid when the
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landscape, irrigation plans and water calculations are submitted for review.
84. TREE PROTECTION FENCING. Tree protection fencing shall be placed at the drip lines
of existing trees to be retained in the areas of construction. Fencing shall be four foot high
chain link attached to steel poles driven two feet into the ground when at the dripline of a
tree. If the fencing is within eight feet of the trunk of a tree, a fence base may be used, as is
typical in a chain link fence is rented.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
85. REQUIRED FIRE FLOW. Required fire flow is 1,000 GPM at 20 psi. residual pressure.
86. PUBLIC FIRE HYDRANTS. Provide two (2) public fire hydrants at locations to be
determined by the Fire Department and San Jose Water Company. Hydrants shall have a
minimum single flow of 1,000 gallons per minute at 20 psi. residual, with spacing not to
exceed five hundred feet. To prevent delays, the developer shall pay all required fees to the
water company as soon as possible.
87. FIRE HYDRANT LOCATION IDENTIFIER. Prior to final inspection, a "blue" dot shall
be placed in the roadway near each fire hydrant, as directed by the Fire Department.
88. FIRE LANE MARKING REQUIRED. Provide marking for all roadways within the project
deemed necessary to facilitate emergency vehicle access. Markings shall conform to Fire
Department Standard Details & Specifications A -6 and Local Government Standards.
89. FIRE APPARATUS (ENGINE) ACCESS ROADS REQUIRED. Provide access roadways
with a paved all weather surface and a minimum width of 20 feet, vertical clearance of 13
feet six inches, minimum circulating turning radius of 36 feet outside and 23 feet inside.
Installations shall conform with Fire Department Standard Details and Specifications A -1.
Landscaping elements shall not encroach into the required width nor overhang into the traffic
lanes.
90. EMERGENCY VEHICLE TURNAROUND. Provide an approved Fire Department engine
roadway turnaround with a minimum radius of 36 feet outside and 23 feet inside.
Installations shall conform with the Fire Department Standard Details and Specification sheet
A -1. Cul -de -sac diameters shall be no less than 72 feet.
91. TIMING OF REQUIRED INSTALLATIONS. The required fire services, and fire hydrants
shall be tested and accepted by the Fire Department prior to the start of framing or delivery
of bulk construction materials to the site. Clearance for building permits will not be given
until required installations are completed, tested, and accepted by the Fire Department.
92. TIMING OF REQUIRED ROADWAY INSTALLATIONS. Required access roads, up
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through the first lift of asphalt, shall be installed and accepted by the Fire Department prior
to the start of construction. Bulk combustible materials shall not be delivered to the site until
installation is complete. During construction, emergency access roads shall be maintained
clear and unimpeded. Building permit issuance may be held up until installations are
completed.
93. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new buildings so
they are clearly visible and legible from the street fronting the property. Numbers shall be
a minimum of four inches high and shall contrast with their background.
SECTION VI
This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos on February 18, 2003, and adopted by the following vote as an ordinance of the Town of Los
Gatos at a meeting of the Town Council of the Town of Los Gatos on effect 30 days after it is
adopted.
COUNCIL MEMBERS:
AYES: Steve Glickman, Diane McNutt, Joe Pirzynski.
NAYS: Sandy Decker, Mike Wasserman
ABSENT: None
ABSTAIN: None
SIGNED:
MAYOR F THE TOWN OF LOS GATOS
LOS G TOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
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