Attachment 02DATE:
TO:
FROM:
SUBJECT:
REMARKS:
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
JANUARY 11, 2017
PLANNING COMMISSION
MEETING DATE: 1/11/2017
ITEM NO: 4
DESK ITEM
JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR
ARCHITECTURE AND SITE APPLICATION S-16-044. PROJECT LOCATION:
15680 GUM TREE LANE. PROPERTY APPLICANT: GARY KOHLSMT &
ASSOCIATES. PROPERTY OWNER: S&S DEVELOPMENT. LLC.
Consider a request to construct a NEW single-family residence ON VACANT
PROPERTY ZONED HR-21h. APN 527-09-006.
DEEMED COMPLETE: DECEMBER 20, 2016
FINAL DATE TO TAKE ACTION: JUNE 20, 2017
The Recommended Conditions of Approval have been revised (Exhibit 12}, to include Parks and
Public Works conditions regarding pavement condition and repair of any damages that may
result from construction operations.
Exhibit 13 includes public comments received between 11:01 a.m., Thursday, January 5, 2017 and
11:00 a.m., Thursday, January 11, 2017.
EXHIBITS:
Previously received with January 11, 2017 Staff Report:
1. Location Map
2. Findings
3. Recommended Conditions of Approval {nine pages)
4. Project Description and Justification for Exception, received June 21, 2016 and October 24, 2016
(five pages)
5. Project Data Sheet (two pages)
6. Consulting Architect's Report, received July 18, 2016 (four pages)
PREPARED BY: AZHAR KHAN
Assistant Planner
Reviewed -by: Planning Manager and Community Development Department Director
110 E. Main Street Los Gatos, CA 95030 • 408-354-6874
www .tosgatosca.gov ATTACHMENT 2
PAGE 2 OF 2
SUBJECT : 15680 GUM TREE LANE/S-16-044
DATE: JANUARY 11, 2017
7. Consulting Arborist's Report, received June 1, 2016 (37 pages)
8. Geotechnical Peer Review Letter, received October 14, 2016 (two pages)
9. Neighborhood Letter of Support (one page)
10. Color and Materials Sheet, received June 21, 2016 (one page)
11. Development Plans, received November 30, 2016 (22 pages)
Received with this Desk Item:
12. Revised Recommended Conditions of Approval
13. Public Comment received between 11:01 a.m., Thursday, January S, 2017 and 11:00 a.m.,
Thursday, January 11, 2017
N:\DEV\PC REPORTS\2017\Gum Tree Ln 15680 01.11.17 DESK ITEM.docx 1/11/2017 3:22 PM
PLANNING COMMISSION-Revised January 11, 2017
CONDITIONS OF APPROVAL
15680 Gum Tree Lane
Architecture and Site Application S-16-044
Requesting approval to construct a new single-family residence on property zoned
HR-21h. APN 527-09-006.
PROPERTY OWNER: S+S Development, LLC
APPLICANT: Gary Kohlsaat, & Associates
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNllY DEVELOPMENT:
Planning Division
1. APPROVAL : This application shall be completed i n accordance with all of the conditions of
approval and in substantial compliance with the approved plans. Any changes or
modifications to the approved plans and/or bus i ness operation shall be approved by the
Community Development Director, DRC o r the Plann i ng Commission depending on the
scope of the changes.
2. EXPIRATION: The approval will expire two years from the approval date pursuant to
Section 29.20.320 of the Town Code, unless the approval has been vested.
3 . OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down
directed fixtures that will not r eflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security.
4 . ARBORIST REQUIREMENTS : The developer shall implement, at their cost, all
recommendations identified in the Arborist's report dated as received July 1, 2016 for the
project, on file in the Community Development Department. These recommendations
must be incorporated in the bu ilding permit plans, and completed prior to issuance of a
building permit where applicable.
5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the i ssuan ce of a building or grading permit .
6. LANDSCAPE : The final landscaping plan shall comply with the Hillside Development
Standards and Guidelines criteria for planting. Ornamental landscaping shall not be
located more than 30 feet (Zone 1) from the primary residence. Plant materials outside of
Zone 1 shall be native plant species .
7 . REPLACEMENT TREES : New trees shall be planted to mitigate the loss of trees being
removed . The number of trees and size of r eplacement trees shall be determine d us i ng
the canopy replacement table in the Town Code. Town Code requires a minimum 24-inch
box size replacement tree that is native to the Hillsides. New trees shall be double staked
with rubber t ies and shall be planted prior to final inspection and issuance of occupancy
permits.
8 . EXISTING TREES: All existing trees shown on the plan and trees required to remain o r to
be planted are specific subjects of approva l of th is plan, and must remai n on t he site.
EXHIBIT 1 2
9 . TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Include a tree protection plan with the
construction plans.
10. FRONT YARD LANDSCAPE : Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
11. WATER EFFECIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape
Ordinance, whichever is more restrictive. A review fee based on the current fee schedule
adopted by the Town Council is required when working landscape and irrigation plans are
submitted for review.
12. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
13. EXTERIOR COLORS: The exterior colors of all structures shall comply with the Hillside
Development Standards & Guidelines .
14. 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 requires all
exterior materials be maintained in conformance with the Town's Hillside Development
Standards & Guidelines.
15 . TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
16. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building plans detailing how the Conditions of Approval will be addressed .
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Building Division
17. PERMITS REQUIRED: A Building Permit shall be requited forthe construction of the new
single-family residence with cellar and attached garage. A separate Building Permit for the
Swimming Pool and a separate Building Permit for Site Retaining Walls not connected to
the residence. Separate permits are required for electrical, mechanical, and plumbing
work as necessary.
18. CONDITIONS OF APPROVAL : The Conditions of Approval must be blue-lined in full on the
cover sheet of the construction plans. A Compliance Memorandum shall be prepared and
submitted with the building permit application detailing how the Conditions of Approval
will be addressed.
19. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
20. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wali design recommendations, shall be submitted
with the Building Permit Application. This report shall be prepared by a licensed Civil
Engineer specializing in soils mechanics.
21. SHORING: Shoring plans and calculations will be required for al! excavations which exceed
five (5) feet in depth or which remove lateral support from any existing building, adjacent
property or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
22. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project Building Inspector at foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the Soils Report, and that the building pad elevations and on-site retaining
wall locations and elevations have been prepared according to the approved plans.
Horizontal and vertical controls shall be set and certified by a licensed surveyor or
registered Civil Engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
23. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet.
24. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2" x 8" 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 if needed in the future.
b. All passage doors shall be at least 32 inch doors on the accessible floor level.
c. The primary entrance door shall be a 36 inch wide door including a S'x 5' level landing,
no more than 1 inch out of plane with the immediate interior floor level and with an
18 inch clearance at interior strike edge.
d. A door buzzer, bell or chime shall be hard wired at primary entrance.
25. BACKWATER VALVE: The scope of this project may require the installation of a sanitary
sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the
plans if a backwater valve is required and the location of the installation. The Town of Los
Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on
drainage piping serving fixtures that have flood level rims less than 12 inches above the
elevation of the next upstream manhole.
26. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II
appliance or gas appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10
feet of chimneys.
27. HAZARDOUS FIRE ZONE: This project will require Class A Roof Assemblies.
28. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High
Fire Area and must comply with Section R327 of the 2013 California Public Resources
Code 4291 and California Government Code Section 51182.
29. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California
licensed Landscape Architect in conformance with California Public Resources Code 4291
and California Government Code Section 51182.
30. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape
Architect certifying the landscaping and vegetation clearance requirements have been
completed per the California Public Resources Code 4291 and Government Code Section
51182.
31. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the
Architect or Engineer of Record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance ofthe Building Permit. The
Town Special Inspection form must be completely filled-out and signed by all requested
parties prior to permit issuance. Special Inspection forms are available from the Building
Division Service Counter or online at www.losgatosca.gov/building.
32. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint
Source Pollution Control Program Sheet (24"x36"} shall be part of the plan submittal as
the second page. The specification sheet is available at the Building Division Service
Counter for a fee of $2 or at ARC Blue Print for a fee or on line at
www.losgatosca.gov/building.
33. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development -Planning Division: Azhar Khan (408) 354-6806
b. Engineering/Parks & Public Works Department: Mike Weisz (408} 354-5236
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408} 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
34. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work shall
conform to the applicable Town ordinances. The adjacent public right-of-way shall be
kept clear of all job-related dirt and debris at the end of the day. Dirt and debris shall not
be washed into storm drainage facilities. The storing of goods and materials on the
sidewalk and/or the street will not be allowed unless an encroachment 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.
35. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer.
36. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction
Encroachment Permit. Ali work over $5,000 will require construction security. It is the
responsibility of the Applicant/Developer to obtain any necessary encroachment permits
from affected agencies and private parties, including but not limited to, Pacific Gas and
Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department
of Transportation (Caltrans). Copies of any approvals or permits must be submitted to the
Town Engineering Division ofthe Parks and Public Works Department prior to releasing
any permit.
37. PUBLIC WORKS INSPECTIONS: The Developer or their representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining
to on-site drainage facilities, grading or paving, and all work in the Town's right-of-way.
Failure to do so will result in penalties and rejection of work that went on without
inspection.
38. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because
of the Developer's operations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic
pavement markings, etc., shall be repaired and replaced to a condition equal to or better
than the original condition. Any new concrete shall be free of stamps, logos, names,
graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed
and replaced at the Contractor's sole expense and no additional compensation shall be
allowed therefore. Existing improvement to be repaired or replaced shall be at the
direction of the Engineering Construction Inspector, and shall comply with all Title 24
Disabled Access provisions. The Developer shall request a walk-through with the
Engineering Construction Inspector before the start of construction to verify existing
conditions.
39. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street
and/or sidewalk requires an encroachment permit. Special provisions such as limitations
on works hours, protective enclosures, or other means to facilitate public access in a safe
manner may be required.
40. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan review
at the Engineering Division of the Parks and Public Works Department.
41. ;NSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance
of any permits or recordation of the Parcel / Final Map.
42. GRADING PERMIT: A grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of the Town Code (Grading Ordinance).
The grading permit application (with grading plans) shall be made to the Engineering
Division of the Parks and P~blic Works Department located at 41 Miles Avenue. The
grading plans shall include final grading, drainage, retaining wall location(s), driveway,
utilities and interim erosion control. Grading plans shall list earthwork quantities and a
table of existing and proposed impervious areas. Unless specifically allowed by the
Director of Parks and Public Works, the grading permit will be issued concurrently with
the building permit. The grading permit is for work outside the building footprint(s). A
separate building permit, issued by the Building Department on E. Main Street, is needed
for grading within the building footprint.
43. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be
conducted for the project to determine the surface and sub-surface conditions at the site
and 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. All recommendations of the investigation shall be
incorporated into project plans.
44. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare
and submit a design-level geotechnical/geological investigation for review and approval
by the Town. The Applicant's soils engineer shall review the final grading and drainage
plans to ensure that designs for foundations, retaining walls, site grading, and site
drainage are in accordance with their recommendations and the peer review comments.
Approval ofthe Applicant's soils engineer shall then be conveyed to the Town either by
letter or by signing the plans.
45. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and
grading shall be inspected by the Applicant's soils engineer prior to placement of concrete
and/or backfill so they can verify that the actual conditions are as anticipated in the
design-level geotechnical report, and recommend appropriate changes in the
recommendations contained in the report, if necessary. The results of the construction
observation and testing shall be documented in an "as-built" letter/report prepared by
the Applicant's soils engineer and submitted to the Town before final release of any
occupancy permit is granted.
46. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the Updated Geologic and Geotechnical Study by Upp
Geotechnology, dated September 30, 2016, and any subsequently required report or
addendum. Subsequent reports or addendum are subject to peer review by the Town's
consultant and costs shall be borne by the Applicant.
47. UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility
services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.0lS(b). All new utility services
shall be placed underground. Underground conduit shall be provided for cable television
service. The Applicant is required to obtain approval of all proposed utility alignments
from any and all utility service providers before a Certificate of Occupancy for any new
building can be issued. The Town of Los Gatos does not approve or imply approval for
final alignment or design of these facilities.
48. TRAFFIC IMPACT MITIGATION FEE: The Developer shall pay the project's proportional
share oftransportation 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 building permit is issued. The fee shall be paid before issuance of a
building permit. The final traffic impact mitigation fee for this project shall be calculated
from the final plans using the current fee schedule and rate schedule in effect at the time
the building permit is issued, using a comparison between the existing and proposed uses.
49. QUITCLAIM OF EASEMENTS: Applicant has indicated that two easements in favor of Pacific
Gas and Electric Company (Instrument No. 53742.84 and instrument No. 5837826) wili be
abandoned. This abandonment shall be recorded, and a copy of the recorded quitclaim
shall be submitted to the Engineering Division of the Parks and Public Works Department,
prior to issuance of building permit.
50. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of
a street which abuts property in a residential zone without prior to approval from the
Town Engineer.
51. 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 Department and Engineering Division Inspectors to devise a traffic control plan to
ensure safe and efficient traffic flow under periods when soil is hauled on or off of the
project site. This may.include, but is not limited to provisions for the Developer/Owner to
place construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Coordination with other significant
projects in the area may also be required. Cover all trucks hauling soil, sand and other
loose debris.
52. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00
a.m. to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall
be allowed. No individual piece of equipment shall produce a noise level exceeding
eighty-five (85} dBA at twenty-five (25) feet from the source. If the device is located
within a structure on the property, the measurement shall be made at distances as close
to twenty-five (25} feet from the device as possible. The noise level at any point outside
of the property plane shall not exceed eighty-five (85) dBA.
53. CONSTRUCTION MANAGEMENT PLAN: Prior to the issuance of any permits, the Applicant
shall submit a construction management plan that shall incorporate at a minimum the
employee parking, materials storage area, concrete washout, and proposed outhouse
locations.
54. SITE DESIGN MEASURES: All projects shall incorporate one or more of the following
measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
55. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading,
and by landscaping disturbed soils as soon as possible. Further, water trucks shall be
present and in use at the construction site. All portions of the site subject to blowing dust
shall be watered as often as deemed necessary by the Town, or a minimum of three (3)
times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas,
and staging areas at construction sites in order to insure proper control of blowing dust
for the duration of the project. Watering on public streets shall not occur. Streets shall be
cleaned by street sweepers or by hand as often as deemed necessary by the Town
Engineer, or at least once a day. Watering associated with on-site construction activity
shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one (1)
late-afternoon watering to minimize the effects of blowing dust. All public streets soiled
or littered due to this construction activity shall be cleaned and swept on a daily basis
during the workweek to, the satisfaction of the Town. Demolition or earthwork activities
shall be halted when wind speeds (instantaneous gusts) exceed twenty-five (25) miles per
hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered.
56. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of
the CASQA Stormwater Best Management Practices Handbooks for Construction Activities
and New Development and Redevelopment, the Town 1s grading and erosion control
ordinance, and other generally accepted engineering practices for erosion control as
required by the Town Engineer when undertaking construction activities.
57. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. Any storm drain inlets (public or private) directly connected to
public storm system shall be stenciled/signed with appropriate "NO DUMPING -Flows to
Bay" NPDES required language. On-site drainage systems for all projects shall include one
of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit.
These include storm water reuse via cisterns or rain barrels, directing runoff from
impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to
be used they shall be placed a minimum of ten (10) feet from the adjacent property line
and/or right-of-way. No improvements shall obstruct or divert runoff to the detriment of
an adjacent, downstream or down slope property.
58. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during
the course of construction. All construction shall be diligently supervised 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 an
encroachment permit is issued by the Engineering Division of the Parks and Public Works
Department. The adjacent public right-of-way shall be kept clear of all job related dirt and
debris at the end of the day. Dirt and debris shall not be washed into storm drainage
facilities. The storing of goods and materials on the sidewalk and/or the street will not be
allowed unless an encroachment permit is issued. The Developer1s 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 penalties and/or the Town
performing the required maintenance at the Developer's expense.
59. PRECONSTRUCTION PAVEMENT SURVEY: Prior to issuance of any permits, the project
applicant shall complete a pavement condition survey documenting the extent of existing
pavement defects using a 35-mm, smartphone video (in Landscape orientation only) or
digital video camera. The survey shall extend the length of Gum Tree Lane from its
beginning at the intersection of Drysdale Drive to the southern property line of the site in
question. In addition, a pavement deflection analysis conforming to the same limits as the
photographic survey shall be performed to determine pavement strength. The results
shall be documented in a report and submitted to the Town for review.
60. POSTCONSTRUCTION PAVEMENT SURVEY: The project applicant shall complete a
pavement condition survey and pavement deflection ana lysis for the length of Gum Tree
Lane from its beginning at the intersection of Drysdale Drive to the southern property line
of the site in question to determine whether road damage occurred as a result of project
construction and whether there were changes in pavement strength. Rehabilitation
improvements required to restore the pavement to pre-construction condition and
strength shall be determined using State of California procedures for deflection analysis.
The results shall be documented in a report and submitted to the Town for review and
approval before a Certificate of Occupancy for any new building can be issued. The
Applicant shall be responsible for completing any required road repairs.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
61. FIRE SPRINKLERS: An automatic residential fire-sprinkler system shall be installed in one-
and two-family dwellings as follows. In all new one-and two-family dwellings and in
existing one-and two-family dwellings when additions are made that increase the building
area to more than 3,600 square feet. Exception: A one-time addition to an existing
building that does not total more than 1,000 square feet of building area. Note: The
owner(s}, occupant(s) and any contractor(s) or subcontractor(s) are responsible for
consulting with the water purveyor of record in order to determine if any modification or
upgrade of the existing water service is required. Note: Covered porches, patios,
balconies, and attic spaces may require fire sprinkler coverage. A State of California
licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed
permit application and appropriate fees to this department for review and approval prior
to beginning their work. CRC Sec. 313.2 as adopted and amended by LGTC
62. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water-based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable of causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant(s). 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.
63. TIMING OF REQUIRED WATER SUPPLY AND ACCESS INSTALLATION: Installations of
required fire service(s) and fire hydrant(s) shall be tested and accepted by the Fire
Department, prior to the start of framing or delivery of bulk combustible materials.
Building permit issuance may be withheld until required installations are completed,
tested, and accepted. CFC Sec. 501
64. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification Sl-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project. CFC
Chp 33.
65 . ADDRESS INDENTIFICATION : New and existing buildings shall have approved address
numbers, building numbers, or approved building identification placed i n a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background . Where required by the fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency
response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall
be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7
mm). Where access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to identify the
structure. Address numbers shall be maintained. CFC Sec . 505.1.
N:\DEV\CONDITIONS\2017\Gum Tree Lane 15680 01.11.17 PC Rvsd .docx
To: Joe! ~au Ison, Azhar Khan, Planning Commission
From: Dave Weissman, 1/9/2017
Re: PC Meeting 1/11/2017, item #4, Visibility Methodology considerations
In May, 2015, the TC sent a request to the PC to revise the Visibility Methodology as applied to
an A&S application for a hillside home in the Highlands of Los Gatos. Subsequently, several
other Highlands1 A&S applicatlons were delayed pending this visibility revision. The PC held 3
hearings, totaling some 8 hours, devoted to addressing this issue, in 2015. The matter came
before the TC in February, 2016, where it was sent to staff and the Policy Committee for more
revision. And there the revision has sat for the last 11 months. All life In this Town can't stop
because of the North 40. In addition, Lee Quintana and I spent many hours generating a draft
for an improved visibility methodology, which was submitted for both PC and TC hearings.
The continued lack of this revised methodology was an issue at the PC meeting on 12/14/2016,
item #6 for PD-15-001 for 15215 Shannon Road. The proposed 4 new building sites are all
located on a ridgeline. And while the applicant presented a very thorough analysis of possible
visibility issues from many specified and unspecified viewing platforms, they did not analyze
some of the basic issues agreed to by both the PC and TC during their 5 hearings of 2015 and
2016. Yes, these issues are not yet codified into Town law, but staff should have told them what
the PC and TC had already agreed to.
·' ~-.tt~
Now we see another instance where lack of action on the visibility revision hasresulted In more
work for all involved and lack of fairness to another applicant. Item #4 for 1/11/2017 is A&S
application for S-16-044. As the Architect's letter states, the "building pad provides incredible
views of the Santa Clara Valley as well as the Shannon corridor." The architect continues that
the "pad and proposed improvements are not visible from any of the Town's identified viewing
platforms." Unfortunately, there appears to be no effort to !demify alternative viewing
platforms, as provided by option 5 in the HDS&G, and thoroughly discussed and supported at
both the PC and TC level. Nor are trees to be removed by construction or in poor and fair/poor
condition excluded from counting as screening, items also agreed to by both the PC and TC .
Quite simply, if a pad has "incredible view~ of the Valley floor and Shannot) corridor, then,
since light does travel in both directions, the Valley floor and Shannon corridor will have
incredible views of this proposed house.
Although still a work in progress, staff does a terrible and expensive disservice to any applicant
by not requiring that those elements of the Visibility Methodology approved by the PC at their
12/2/15 meeting be complied with. Lacking this finalized revision, I find myself in the
unfortunate position of having to argue, on 1/11/2017, against this A&S for the same reasons
that I argued against prior A&S that didn't have an adequate Visibility analysis. Why are we
"relitigating and rearguing'' these same issues again? How much more time are we going to
waste and how much more will this cost the appllcant?
EXHIBIT 18
This Page
Intentionally
Left Blank