15975 Union Ave - Staff Report & Exhibit 16TOWN OF LOS GATOS ITEM NO: 4
PLANNING COMMISSION STAFF REPORT
Meeting Date: March 9, 2016
PREPARED BY:
APPLICATION NO:
LOCATION:
APPLICANT/
CONTACT PERSON:
PROPERTY OWNER:
APPLICATION
SUMMARY:
RECOMMENDATION:
PROJECT DATA:
North
East
South
West
Erin Walters, Associate Planner
ewalters@losgatosca.gov
Subdivision Application M-15-00 1
Architecture and Site Applications S-15-009 through S-15-
011
15975 Un ion Avenue (located at the northwest corner of
Union A venue and Blossom Hill Ro ad)
Gary Kolhsaat
Betchart Union Ave Joint Venture Partnership
Requesting approval to demolish an existing single-family
residence, subdivide one lot into three lots , construct three
new single-famil y residences , and remove large protected
trees on property zo ned R-1: 10. APN 523-42-017.
DEEMED COMPLETE: February 19 ,20 16
FINAL ACTION TO TAKE ACTION ON
SUBDIVISION : April 8 , 2016
ARCHITECTURE AND SITE: August 19 ,2016
Approve, s ubject to conditions
General Plan Designation: Low Density Residential
Zoning Designation :
Applicable Plans
& Standards:
Parcel Size:
Surrounding Area:
Existing Land Use
Residential
Residential
Residential
Residential
R-1 : 10 -Single-Family
Residential, 1 0,000-square foot
lot minimum
General Plan; Residenti a l Design
Guidelines; Hill side
Development Standards and
Guidelines
43 ,103 square feet
General Plan Zoning
Low Density Residential R-1:8
Low Density Resid ential R-1:10
Hillside HR-1
Low Density Residential R-1: 10
Planning Commission Staff Report -Page 2
15975 Union Avenue/M-15-001 /S-15-009 through S-15-011
March 9, 2016
CEQA:
FINDINGS:
CONSIDERATIONS:
ACTION :
EXHIBITS:
The project is Categorically Exempt pursuant to the adopted
Guidelines for the Implementation of the California
Environmental Quality Act, Section 15303: New
Construction or Conversion of Small Structures and Section
15315: Minor Land Divisions.
• As required, pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality
Act, this project is Categorically Exempt, Section 15303:
New Construction or Conversion of Small Structures and
Section 15315: Minor Land Divisions.
• As required by Section 29.10.09030(e) of the Town Code
for the demolition of a single-family residence.
• As required by the Residential Design Guidelines that the
project complies with the Residential Design Guidelines .
• As required by Section 66474 of the Subdivision Map
Act if the Planning Commission denies the subdivision
application.
As required by Section 29.20.150 ofthe Town Code for
granting approval of Architecture and Site applications .
The decision of the Planning Commission is final unless
appealed within ten days.
Previously received with the January 27,2016 Staff Report:
1. Location Map (one page)
2. Findings (two pages)
3. Recommended Conditions of Approv al (18 pages)
4. CDAC Meeting Minutes (two pa ges)
5. Project Data Sheets (three pages)
6. Applicant's Letter, received April 10, 2015 (five pages)
7 . Applicant's Summary of Changes, received November
24, 2015 (three pages)
8. Applicant's Arborist Report, received on February I 0,
2015 (34 pages)
9. Town 's Consulting Arborist Report, received on April 3 ,
2015 (nine pages)
10. Original Development Plans, received on February 10,
2015 and reviewed by the Town's Consulting Architect
(32 pages)
11. Town 's Consulting Architect report , received April 6,
2015 (five pages)
Planning Commissi on Staff Report-Page 3
15975 Union Avenue/M -15-001/S-15-009 through S-15-011
March 9, 2016
BACKGROUND:
12 . Drainage Issues and Solutions Memorandum from nearby
subdivision (three pages)
13. Public C omments received July 26, 2015 through 1:00
p.m. January 21,2016 (22 pages)
14 . Currently proposed Development Plans, received on
November 24,2015 (36 pages)
Previously rece ived with the January 27, 2016 Desk Item:
15. Conceptual Layout Off-Site Improvements (one page)
Received with this StaffReport :
16. Revised Conditions of Approval ( 18 pages)
17. Applicant 's Letter (three pages) includes Drainage
Diagrams, Site Sections, Site Plan, Conceptual Off-Site
Improvements and Conceptual Planting Plan (seven
pages), received February 19 ,2016
18. Public Comments, received February 1, 2016 through
1 :00 p.m. March 4 , 2016 (four pages)
19. Revised Development Plans, received February 19, 2016
(37 pages)
On January 27, 2016, the Planning Commission considered a Subdivision application to
subdivide one lot into three lots and three Architecture and Site applications to demolish an
existing single-family house and construct three single-family houses with attached garages. The
Commission continued the Subdivision and the three Architecture and Site applications to this
agenda and directed the applicant to address concerns and questions regarding the following
topics:
• Site Design
• Fire Access and Parking Restrictions
• On-site Parking
• Shared Driveway
• CC&R's
• Privacy Between Properties
• Improving Site Drainage
• Long Term Maintenance of Storm water Treatment Facilities
Additionally, the Planning Commission directed staff to an swer traffic and public improvement
questions . The responses and analysis are discussed in the body of this report.
Planning Commission Staff Report-Page 4
15975 Union Avenue/M-15-001 /S-15-009 through S-15-011
March 9, 2016
ANALYSIS:
The applicant submitted a letter and exhibits addressing concerns and questions raised by the
Planning Commission (Exhibit 17). Staffhas provided analysis below.
A. Site Design and Parking
Shared Driveway vs. Flag Lot
The Planning Commission and neighbors asked if the project could be a two-lot, flag lot
subdivision rather than a three-lot subdivision with a shared driveway. While the applicant
could request two lots, instead of three, the proposed three-lot subdivision complies with
applicable policies, regulations, and guidelines . The applicant has stated that the project is
not viable with only two lots (Exhibit 17).
On-Site Parking and Fire Access
Concerns were raised regarding the proposed fire truck turnaround on Lot 3, prohibited
parking in the driveway in the Lot 3 driveway, and prohibited parking on the shared
driveway due to fire access.
In response to the Planning Commission's concerns the applicant has modified the site plan
to provide additional on-site parking for each lot by relocating the fire truck turnaround
from the Lot 3 driveway to the Lot 2 driveway (Exhibit 19, Sheet A4.5).
To accommodate the relocated turnaround the house on Lot 2 was shifted over by two feet
to the west and four feet, four inches towards Blossom Hill Road providing additional
distance between the proposed house and neighbor's house to the north at I 04 Lausen
Court (Exhibit 19, Sheet A4.4).
By relocating the fire truck turnaround to Lot 2 and recognizing that the fire access parking
restrictions will apply to the Lot 2 driveway the applicant has enlarged the driveway. The
revised driveway dimensions of Lot 2 will support both the clear and free fire truck
turnaround and one additional surface parking space.
With the relocation of the fire truck turnaround, Lot 3 can accommodate three guest
parking spaces in the driveway. In addition, the applicant has provided two more parking
spaces at the western end of the shared driveway which will be designated as shared
parking for all three homeowners and their guests. The applicant has also designated one of
the surface spaces on Lot 1 to be a shared parking space for all homeowners and their
guests. Staffhas included a condition of approval that the Maintenance Agreement will
require one surface space on Lot 1 and two surfaces spaces at the end of the shared
driveway to be maintained as shared parking spaces for all three property owners and their
guests (Condition #58 of Exhibit 16).
Planning Commission Staff Report -Page 5
15975 Union Avenue/M-15-001/S-15-009 through S-15-011
March 9, 2016
The revised site plan provides the fire truck turnaround and a total of 17 on-site parking
spaces for the three single-family homes which require six parking spaces pursuant to
Town Code.
The following chart provides the on-site parking summary:
On-Site Parking Spaces
Required by Additional On-Site
Town Code for Provided Parking Provided
Single Family Homes Not Required by
Town Code
Lot 1 2 spaces 3 garage spaces 2 spaces
1 surface space
Lot2 2 spaces 3 garage spaces 2 spaces
1 driveway space
Lot3 2 spaces 3 garage spaces 4 spaces
3 driveway spaces
Shared 0 spaces 3 spaces (one surface at Lot 1 3 spaces
and two surface at the end of
the shared driveway)
Total 6 spaces 17 spaces 11 spaces
Keeping Fire Access Clear
Concerns were raised regarding the enforcement to keep the driveway and fire tum around
free and clear for fire access.
The shared driveway and Lot 2's driveway apron with the exception of the surface parking
space are required to be signed and marked (Condition #58 of Exhibit 16) for fire access.
The requirement to keep these areas clear must be included in the Maintenance Agreement
(Condition #58 of Exhibit 16) and Deed Restrictions (Condition #133 of Exhibit 16).
The 20-foot width of the shared driveway allows for a fire truck and a car to pass each
other. The applicant has modified the plans to add additional surface and guest parking on-
site to relieve the need to park on the shared driveway (Exhibit 19, Sheet A4.5).
Examples of Developments
The Planning Commission requested that the applicant provide examples of projects they
have developed with shared driveways with no parking. The applicant has provided five
examples of projects they have developed in Redwood City, Palo Alto , San Jose, Menlo
Park and Sunnyvale (Exhibit 17). T he applicant has stated that parking enforcement has not
been an issue for these sites. Site plans for the examples will be available at th e Planning
Commission meeting.
Planning Commission Staff Report -Page 6
15975 Union Avenue/M-15-001/S-15-009 through S-15-011
March 9, 2016
Pedestrian Access at Shared Driveway
Concerns were raised that the site does not have a sidewalk on the shared drivew ay. The
proposed driveway does not require a sidewalk pursuant to Town Code. The driveway is
set four feet from the property line and the project includes landscaping and fencing to
provide separation from adjacent properties. A curb is also included as part of the project.
The width of the driveway allows room for both pedestrians and vehicles to pass (Exhibit
17, Traffic Plan).
B. CC&R/Shared Maintenance Agreement
Concerns were raised regarding the use of CC&R' s for the project. The applicant has
requested to utilize a shared Maintenance Agreement between the three property owners to
address and define all responsibilities ofthe owners rather than the use ofCC&R's (Exhi bit
17). The Town Attorney has confirmed that a shared Maintenance Agreement recorded on
the deeds would be appropriate for this project.
The Maintenance Agreement will be required but not limited to include the following
(Condition# 58, Exhibit 16):
• Maintenance of the shared driveway
• All three property owners to be
responsible for keeping the shared
driveway signed, marked, and free and
clear for fire access
• Lot 2 property owner to be responsible
for keeping the Lot 2 driveway signed,
marked, and free and clear for fire
access with the exception of the
designated surface parking space
• One s urface space on Lot 1 and two
surfaces spaces at the end of the
shared driveway shall be maintained
as shared parking spaces for all three
property owners and their guests
D eed R estrictions
• Maintenance of all private utilities
• Maintenance of stormwater treatment
facilities
• Maintenance of landscape and other
common areas
• Maintenance of the fences located on
th e northern property lin e
• Maintenance of wildland and fire
buffer areas
In addition the Town will require that a deed restriction be recorded for each property
requiring all three property owners to be responsible for keeping the shared driveway
signed, marked, and free and clear for fire access and requiring the Lot 2 property owner to
be responsible for keeping the Lot 2 driveway signed, marked, and free and clear for fire
Planning Commission Staff Report-Page 7
15975 Union Avenue/M-15-001/S-15-009 through S-15-011
March 9, 2016
access with the exception ofthe designated surface parking space (Condition #133,
Exhibit 16).
C. Privacy
Fence Height and Privacy Screening
The neighbor at 100 Lasuen Court requested a taller fence and landscape screening to
address noise and light from Lot 1 's garage. The applicant has addressed this by providing
an eight-foot fence along the northern property boundary and providing screening trees
along the northern property perimeter (Exhibit 19, Sheet L1).
A condition of approval (Condition #9 of Exhibit 16) for the tall shrubs proposed along that
fence to be planted at a 24-inch box size has been included to provide landscape screening
sooner than if the smaller shrubs were planted. Staff also included a condition of approval
that requires an eight-foot tall fence, where it does not interfere with traffic visibility, to
help shield light and noise (Condition #14 of Exhibit 16).
Fence Maintenance
In addition the neighbor at 100 Lasuen Court has requested that the fence on the northern
property line be maintained by the property owners of the new development long term. The
applicant has addressed this by ensuring that the new fences will be inside the subject
property line and the Maintenance Agreement will require maintenance by the new
property owners. Staff has included that the Maintenance Agreement will require that
fences located along the northern property line will be maintained by the project property
owners (Condition #58 of Exhibit 16).
D . Drainage
Improved Drainage
Drainage will be improved after this project is implemented as the project meets the
requirements to capture storm water on-site. The project's design will reduce the impact of
storm water for adjacent properties by capturing water onsite and facilitating better water
flow along the street. The project's proposed stormwater treatment facilities address the
neighbor's concerns regarding surface drainage and the presence of the high groundwater
table (Exhibit 19, Sheet 6 and 7). The applicant has provided additional exhibits regarding
drainage (Exhibit 17, Drainage Cross Section, Existing Drainage Pattern, and Proposed
Drainage Pattern).
E. Public Improvements and Traffic
The applicant 's team and staff met to review the conceptual off-site improvement plan. The
applicant has provided a revised Off-Site Improvement Plan (Exhibit 17, Sheet PD-1 ). The
Planning Commission Staff Report-Page 8
15975 Union Avenue/M-15-001/S-15-009 through S-15-011
March 9, 2016
plan provides the location and striping of the proposed bike lane on Union Avenue, the
future bike lane on Blossom Hill Road, the dedicated right turn lane, the cross walk, and
on-street parking along Union A venue and Blossom Hill Road.
On January 27,2016, the Planning Commission and members of the public raised questions
and concerns regarding traffic at Union A venue and Blossom Hill Road and the proposed
off-site improvements. Staffs response is below in italic type.
• Can "Keep Clear" be painted in front of Lasuen Court along Union A venue?
Staff Response: A "keep clear " pavement marking is not recommended. There was a
recent legal case concerning the use of "keep clear" pavement markings. Staff does not
recommend painting "keep clear" markings for new intersections due to concerns
regarding liability.
• Will adding a lane on Union increase or decrease traffic?
Staff Response: Adding a lane on Union Avenue will not increase traffic or decrease. The
new lane is for right turns onto Blossom Hill Road, which is a movement of lower traffic
demand.
• Safety concerns were raised regarding the speed on Union A venue.
Staff Response: The posted speed limits are 35 mph. Based on field observation, traffic on
Union Avenue slows down when approaching Blossom Hill Road to turn left or right. The
turning movements will be defined with lane delineation. In addition, there is a traffic
signal defining the right of way at the intersection. Staff believes the traffic movements
are safe at this location.
• Is turning left onto Union from the shared driveway dangerous?
Staff Response: This movement is not dangerous. Because of low traffic volumes,
residential driveway turning movements are typically not restricted. The primary users of
residential driveways are familiar with the traffic conditions and can exercise their due
caution entering and exiting the driveways. Typical morning commute hours are 7:00
a.m. to 9:00a.m., assuming six adults leave the driveway in the morning commute hours,
it would be an average of one vehicle every 20 minutes. Based on field observation, there
are adequate gaps for turning left onto Union Avenue. Periodically residents may need to
wait until the end of the green light cycle when Union Avenue traffic is clear.
• Concerns were raised regarding traffic backing up along Union A venue during peak
hours.
Staff Response: During the morning commute hours, the backup on Union Avenue occurs
occasionally and more frequently between 8:00a.m. and 8:30a.m. The queue clears out
Planning Commission StaffReport-Page 9
15975 Union Avenue/M-15-001 /S-15-009 through S-15-011
March 9, 2016
at the end of the green light cycle and would provide adequate gaps for exiting the
driveway.
• Safety concerns were raised that new tenant vehicles would need to cross over street
parking, two lanes of traffic on Union A venue, and a bike lane to make a left tum onto
Blossom Hill Road.
Staff Response: The residents will be familiar with the traffic condition and their access
opportunities. If there is a backup blocking the driveway, they can wait until the end of
the green light cycle when the queue clears. If there is a gap between stopped vehicles,
they can choose to exit with caution or wait until the queue clears.
• Safety concerns with vehicles turning right from Blossom Hill Road onto Union A venue.
Staff Response: The motorists have to slow down and yield at the turn although they are
not required to stop. This is a typical situation for right turn movements to the right of a
pork-chop island. Staff believes the right turn movements are safe.
• What are the alternatives?
Staff Response: Right-in right-out for the development if the Planning Commission deems
it appropriate. The applicant does not want turning restrictions into or out of the
project's shared driveway.
• Are bike lanes currently located on Union A venue?
Staff Response: Not anywhere on Union Avenue between Los Gatos Almaden Road and
Blossom Hill Road.
• Could a bike lane be located adjacent to the street parking along Union A venue? This
would provide a further buffer between the traffic on Union and the existing homes that
front Union A venue.
Staff Response: The design standard is that a bike lane be placed between the left turn
and right turn lanes.
• Which municipality has jurisdiction on Blossom Hill Road for bike path improvements-
San Jose or Los Gatos?
Staff Response: From Union Avenue west, half of the road on the north side between
Francis Oaks and Blossom Dale is within the City of San Jose jurisdiction. The other
areas are under the Town 's jurisdiction.
Planning Commission StaffReport-Page 10
15975 Union Avenue/M-15-001 /S-15-009 through S-15-011
March 9 , 2016
• Can a bike lane be reserved on Blossom Hill Road as a long term solution?
Staff Response: This development provides an opportunity for a future bike lane from
Union Avenue to Blossom Dale. Bike lanes can be provided even with permitted parking.
With this condition, the bicyclists will have an option ofbypassing the section of Blossom
Hill Road between Blossom Dale and Camino Del Cerro through other residential
streets. With the pedestrian and bicycle master plan in process, this section of Blossom
Hill Road will be reviewed for solutions to include future bike lane opportunities.
• Is the parking proposed at Blossom Hill Road needed? Is it safe?
Staff Response: The improved roadway will provide adequate width for on-street parking.
Parking along this section of Blossom Hill Road is safe and has been permitted along the
improved section with no reported accident rates involving on-street parking for the past
three years.
• Can Blossom Hill Road be striped for parked cars?
Staff Response: Yes it could be striped for parking.
• How will garbage trucks access the property?
Staff Response: The applicant contacted the garbage company and the garbage will be
picked up for all three lots at the Union Avenue curb near the entrance of the shared
driveway.
• Is the proposed six-foot wood property fence at Blossom Hill Road adequate to prevent
cars from going through the fence onto the property below (approximate 10 foot grade
difference)?
Staff Response: The six-foot wood fence is consistent with the existing fences along
Blossom Hill Road. The six-foot fence meets pedestrian requirements for safety as
required by the Building Code. There is not a design requirement for installation of a
guardrail or vehicle barrier at the back of sidewalk except where there is a history of
vehicles running off the roadway or if there is a concern of vehicles running off the road,
such as a curved roadway.
Staff and the applicant's consulting traffic engineer have determined that a guardrail or
barrier behind the sidewalk is not necessary. The proposed fence meets the standards.
PUBLIC COMMENTS:
The Town has received four public comments following the January 27, 2016 Planning
Commission meeting (see Exhibit 18). Staffwill be prepared to respond to Planning Commission
questions regarding comments at the public hearing.
Planning Commission Staff Report -Page 11
15975 Union Avenue/M-15-001/S-15-009 through S-15-011
March 9, 2016
COORDINATION:
Planning staff coordinated with the Parks and Public Works Engineering and Traffic divisions,
the Town Attorney's Office, and the Santa Clara County Fire Department.
SUMMARY AND RECOMMENDATION:
A. Summary
Staffbelieves the applicant has addressed the Commission's concerns by providing
additional on-site parking, moving the house on Lot 2 back further back from the neighbor
at 1 00 Lasuen Court, moving the fire truck turnaround to Lot 2, providing neighborhood
privacy through the use of an 8-foot fence and landscape screening, providing additional
information on the off-site improvements and additional information on the proposed
drainage plan. The project improves the drainage for the site and neighbors, complies with
the Residential Guidelines as the residences are well designed , are an appropriate size for
the lots, and would be compatible with surrounding homes in the immediate neighborhood .
The proposed project meets all zoning requirements, and required considerations and for
these reasons staff recommends approval of the revised project.
B . Recommendation
Staff recommends approval ofthe Subdivision and Architecture and Site applications based
on the summary above. If the Planning Commission finds merit with the proposed project,
it should:
1. Make the required finding pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, that this project is
CategoricaJly Exempt, Section 15303 : New Construction or Conversion of Small
Structures and Section 15315: Minor Land Divisions; and
2. Make the required findings as required by Section 29.1 0.09030(e) of the Town
Code for granting approval of demolition of a single-family residence (Exhibit 2);
and
3. Make the finding that the project is in conformance with the Residential Design
Guidelines (Exhibit 2); and
4. Do not make any of the findings required by Section 66474 of the Subdivision Map
Act to deny the subdivision application ; and
5. Make the required considerations as required by Section 29.20.150 ofthe Town
Code for granting approval of Architecture & Site applications (Exhibit 2); and
6. Approve Subdivision Application M-15-001 and Architecture and Site Applications
S-15-009 through S-15-0 11 with the conditions contained in Exhibit 16 and
development plans attached as Exhibit 19 .
Planning Commission Staff Report -Page 12
15975 Union Avenue/M-15-001/S-15-009 through S-15-011
March 9, 2016
ALTERNATIVES:
Alternatively, the Commission can:
1. Continue the matters to a date certain with specific direction ; or
2. Approve the applications with additional and/or modified conditions; or
3. Deny the applications.
Prepared by: "= Approved by:
Erin Walters Joel Paulson, AICP
Associate Planner Community Development Director
JP:EW :sr
cc: Gary Kohlsaat, 51 University A venue, Suite L, Los Gatos, CA 95030
Betchart Union Avenue Joint Venture Partnership, 349 Front Street, Los Altos, CA 94022
N :\DEV\PC REPORTS\20 16\Union 15975 _continu e. 3-9-16.doc x
PLANNING COMMISSION-March 9, 2016
CONDITIONS OF APPROVAL
15975 Union A venue
Subdivision Application M-15-001
Architecture and Site Applications S-15-009 thr ough S-15-01 1
Requesting approval to demolish an existing single-family residence, subdivide one lot into
three lots, construct three new single-family residences, and remove large protected trees
on property zoned R-1:10. APN 523-42-017.
PROPERTY OWNER: Betchart Union Ave Joint Venture Partnership
APPLICANT : Gary Kohlsaat, Architect
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT :
Plan ning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval listed below and in substantial compliance with the plans approved and noted
as received by the Town on February 19, 2015. Any changes or modifications to the
approved plans shall be approved by the Community Development Director, the
Development Review Committee, the Planning Commission, or Town Council , 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 reflect or encroach onto adjacent properties. No flood lights
shall be used unless it can be demonstrated that they are needed for safety or security. The
lighting plan shall be reviewed during building plan check.
4 . GENERAL: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
5. TREE REMOVAL PERMIT : A Tree Removal Permit shall be obtained for any trees to be
removed, prior to the issuance of a building or grading permit.
6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations made by Monarch Consulting Arborists LLC and Deborah Ellis, MS ,
identified in the Arborist reports , dated as received February 10, 2015 and April3, 2015 ,
respectively, on file in the Community Development Department. A Compliance
Memorandum shall be prepared by the applicant and submitted with the building permit
application detailing how the recommendations have or will be addressed. These
recommendations must be incorporated in the building permit plans, and completed prior to
issuance of a building permit where applicable.
7. TREE FENCING: Protective tree fencing shall be placed at the drip line of existing trees
and shall remain through all phases of construction. Fencing shall be six foot high cyclone
attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no
further than 1 0 feet apart. Include a tree protection fencing plan with the construction
plans.
8. REPLACEMENT TREES: New trees shall be planted to mitigate the loss of trees being
removed. The number of trees and size of replacement trees shall be determined using the
canopy replacement table in the Town Code. Town Code requires a minimum 24-inch box
size replacement tree. New trees shall be double staked with rubber ties and shall be
planted prior to final inspection and issuance of occupancy permits.
9. LANDSCAPE SCREENING: Landscape screening shall be planted along all property
lines. Shrubs and tall shrubs shall be planted with larger than 5-gallon size plants for faster
landscape screening. A minimum 24-inch box size trees shall be planted, including some
along the project's western property line, and large size trees shall be considered.
10. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan, including
landscape and irrigation plans and calculations, shall meet the Town of Los Gatos Water
Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is
more restrictive. The final landscape plan shall be reviewed by the Town's consultant prior
to issuance of building permits. 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.
11. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit,
the developer shall provide the Community Development Director with written notice of
the company that will be recycling the building materials. All wood, metal, glass, and
aluminum materials generated from the demolished structure shall be deposited to a
company which will recycle the materials. Receipts from the company(s) accepting these
materials, noting the type and weight of materials, shall be submitted to the Town prior to
the Town's demolition inspection.
12 . STORY POLES : The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
13. BLOSSOM HILL ROAD FENCE HEIGHT: Fence height is limited to six feet from grade
along Blossom Hill Road.
14 . OTHER FENCE HEIGHT: Fence height for fences not along Blossom Hill Road are
limited to eight feet from grade and may not conflict with traffic view areas.
15 . BUILDING PERMIT PLANS: The building permit plans shall include correct calculations
for allowable floor areas. The building permit plans shall be consistent between plan
sheets, including references for retaining wall and fence details, fence heights, pavers,
pipes, and chimneys. The applicant must include this information in the building permit
plans prior to issuance of building permits.
16. DRIVEWAY MATERIAL: Stamped concrete shall be used at the driveway entrance and
the garage aprons. Stamped concrete at these locations shall be shown on the building
permit plans prior to issuance and be installed prior to final of building permits.
17. 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.
Building Division
18. PERMITS REQUIRED : A Demolition Permit shall be required for the demolition of the
existing single-family residence and associated accessory structures and a Building Permit
the construction of each new single-family residence with attached garage. A separate plan
set is required for each lot. Separate permits are required for electrical, mechanical, and
plumbing work as necessary.
19 . 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.
20. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36 ", maximum
size 30" x 42".
21. DEMOLITION REQUIREMENTS: Obtain a Building Department Demolition Application
and a Bay Area Air Quality Management District Application from the Building
Department Service Counter. Once the demolition form has been completed, all signatures
obtained, and written verification from PG&E that all utilities have been disconnected,
return the completed form to the Building Department Service Counter with the Air Quality
District's J# Certificate, PG&E verification, and three (3) sets of site plans showing all
existing structures, existing utility service lines such as water, sewer, and PG&E. No
demolition work shall be done without first obtaining a permit from the Town.
22. BUILDING ADDRESSES : Submit requests for new building addresses to the Building
Division prior to submitting for the Building Permit application process.
23 . SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted with
the Building Permit Application. This report shall be prepared by a licensed Civil Engineer
specializing in soils mechanics.
24. 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 el evation 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 comer locations
d. Retaining Walls
25. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence 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, suitabl e 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 be a 36-inch wide door including a 5 'x5 ' level landing, no
more than l-inch out of plane with the immediate interior floor level with an 18-inch
clearance at interior strike edge.
d . Door buzzer, bell or chime shall be hard wired at primary entrance.
26. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue-lined, i .e. directly printed, onto a plan sheet.
27. 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.
28. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase
II approved appliance or a gas appliance as per Town Ordinance 1905. Tree limbs shall be
cut within 10-feet of Chimney.
29 . FIRE ZONE: The project requires a Class A Roof assembly.
30. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban High
Fire Interface Area and must comply with the materials and construction methods for
exterior wildfire exposure requirements of Section R327 of the 2013 California Residential
Code.
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 of the building permit. The
Town Special Inspection form must be completely filled-out and signed by all requested
parties prior to permit issuance. Special Inspection forms are available 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 County
Valley Nonpoint Source Pollution Control Program Sheet (24x36) 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 online 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: Erin Walters (408) 354-6867
b . Engineering/Parks & Public Works Dept.: 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.
f . Bay Area Air Quality Management District: (415) 771-6000
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 the conditions of
approvals 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
approva ls shall be approved by the Town Engineer.
36. 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. It is the responsibility of the Applicant/Developer to obtain any necessary
encroachment permits from affe cted 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. Copies of any approvals or permits must be
submitted to the Town Engineering Division of the Parks and Public Works Department
prior to releasing any permit.
37. PUBLIC WORKS INSPECTIONS : The DevelopeF or his 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 rejection of work that went on without inspecti on .
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, rai sed 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. SITE SUPERVISION : The General Contractor shall provide qualified supervision on the
job site at all times during construction.
40. STREET CLOSURE: Any proposed blockage or partial closure of the street requires an
encroa chment 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 .
41. 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.
42. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to issuance of
any Permit or recordation of the Parcel Map.
43 . DESIGN CHANGES : Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to altered work is started. The Applicant's project engineer
shall notify, in writing, the Town Engineer at least 72 hours in advance of all the proposed
changes. Any approved changes shall be incorporated into the fina l "as-built" plans .
44. PARKING: Any proposed parking restriction must be approved by The Town of Los
Gatos, Community Development Department.
45. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
Professional Engineer in the State of California, and submitted to the Town Engineer for
review and approval.
46. GRADING PERMIT: Grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of the Town Grading Ordinance. The
grading permit application (with grading plans) shall be made to the Engineering Division
of the Parks and Public Works Department located at 41 Miles A venue. The grading plans
shall include final grading, drainage, retaining wall location, 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.
47. DRIVEWAY: The driveways conform to existing pavement on Union Avenue shall be
constructed such that existing drainage patterns will not be obstructed.
48 . DRAINAGE STUDY: Prior to the issuance of any grading permits, the following drainage
studies shall be submitted to and approved by the Town Engineer: A drainage study of the
project including diversions, off-site areas that drain onto and/or through the project, and
justification of any diversions; a drainage study evidencing that proposed drainage patterns
will not overload existing storm drains ; and detailed drainage studies indicating how the
project grading, in conjunction with the drainage conveyance systems including applicable
swales, channels, street flows, catch basins, storm drains, and flood water retarding, will
allow building pads to be safe from inundation from rainfall runoff which may be expected
from all storms up to and including the theoretical 1 00-year flood.
49 . DRAINAGE IMPROVEMENT: Prior to the recordation of a subdivision map (except
maps for financing and conveyance purposes only) or prior to the issuance of any
grading/improvement permits, whichever comes first, the Applicant shall: a) Design
provisions for surface drainage; and b) Design all necessary storm drain facilities extending
to a satisfactory point of disposal for the proper control and disposal of storm runoff; and
c) Provide recorded copy of any required easements to the Town.
50. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
issuance of a grading permit/building permit.
51. 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.
52. PAD CERTIFICATION: A letter from a licensed land surveyor shall be provided stating
that the building foundation was constructed in accordance with the approved plans shall be
provided subsequent to foundation construction and prior to construction on the structure.
The pad certification shall address both vertical and horizontal foundation placement.
53. PRECONSTRUCTION MEETING: Prior to issuance of any permit or the commencement
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, site
maintenance and other construction matters;
b. Acknowledge in writing that they have read and understand the project conditions of
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 conditions
of approval will be posted on site at all times during construction.
54. 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.
55. CERTIFIF ATE OF COMPLIANCE : A Certificate of compliance shall be recorded. Two
copies of the legal description for each lot configuration, a plat map (8-Vl in . X 11 in.) shall
be submitted to the Engineering Division of the Parks and Public Works Department for
review and approval. The submittal shall include closure calculations, title reports less than
90 days old and the appropriate fee . The certificate shall be recorded before any permits
may be issued.
56. CERTIFICATE OF LOT LINE ADJUSTMENT: A Certificate of Lot Line Adjustment
shall be recorded. Two copies of the legal description for each new lot configuration, a plat
map (8-Vl in. X 11 in.) and two copies ofthe legal description ofthe land to be exchanged
shall be submitted to the Engineering Division of the Parks and Public Works Department
for review and approval. The submittal shall include closure calculations, title reports less
than 90 days old and the appropriate fee. The certificate shall be recorded before any
permits may be issued.
57 . PARCEL MAP: A parcel map shall be recorded. Two copies of the parcel map shall be
submitted to the Engineering Division of the Parks and Public Works Department for
review and approval. Submittal shall include closure calculations, title reports and the
appropriate fee. The map shall be recorded before any permits for new construction are
issued. The Applicant/Subdivider shall provide the Engineering Division with an
electronic copy (in PDF format) and two hardcopies of the signed recorded map along with
a CAD drawing of the Parcel Map after it is recorded.
58 . SHARED MAINTENANCE AGREEMENT: The Applicant/Subdivider shall record a
shared Maintenance Agreement at the time of recordation of the parcel subdivision map.
The shared Maintenance Agreement shall be subject to the review and approval of the
Town prior to recordation of the parcel map . The owners of the three properties shall be
responsible for the maintenance of all private utilities, wildland fire and buffer areas , storm
water treatment facilities (including the three bioretention ponds,and bio-treatment swale)
landscape areas , the long term maintenance the fences located on the northern boundary
line, and other common areas/facilities within the proposed subdivision. The owners of the
three properties shall be responsible for keeping the shared driveway signed, marked, free
and clear for fire department access. The property owner of Lot 2 shall keep Lot 2 's
driveway apron signed, marked, free and clear for fire vehicle turnaround with the
exception of the surface parking space. One surface space on Lot 1, and two surface spaces
at the end of the shared driveway will be shared parking and available to all property
owners and their guests.
59. WEST VALLEY SANITATION DISTRICT: All sewer connection and treatment plant
capacity fees shall be paid either immediately prior to the recordation of any subdivis ion or
tract maps with respect to the subject property or properties, or immediately prior to the
issuance of a sewer connection permit, which ever event occurs first. Written confirmation
of payment of these fees shall be provided prior to map recordation .
60. PRIVATE UTILITIES-STREET: Prior to the recordation of a subdivision map the
Applicant/Subdivider shall place a note on the map, in a manner that meets the approval of
the Town Engineer that states: "The private streets, utilities constructed within this map
shall be owned, operated and maintained by the Developer, successors or assigns."
61. DEDICATIONS: The following shall be dedicated on the parcel map by separate
instrument. The dedication shall be recorded before any permits are issued:
a. Union Avenue: A 25-foot right-of-way dedication
b. Blossom Hill Road: A 15-foot right-of-way dedication with a 36-foot radius at the
intersection with the newly-dedicated right-of-way line of Union Avenue.
c . A 3-foot wide sidewalk easement along Union Avenue.
d. A reciprocal Ingress & Egress Easement (ISE) by separate easement, recorded
concurrently with the Parcel Map.
e . Emergency Vehicle Access Easement: A 24-foot wide easement through Lots 1 thru
3, in addition to a 20-foot wide easement for turnaround , as shown on Lot 3.
62. DEMOLITION: The existing building shall be demolished prior to recordation of the
parcel map affected by this existing building.
63 . SOILS REPORT: One copy of the soils and geologic report shall be submitted with the
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 or geologist, in conformance with
Section 6735 of the California Business and Professions Code.
64. SOILS REVIEW: Prior to issuance of any permit, 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 reconunendations and the peer review comments. Approval of the
Applicant 's soils engineer shall then be conveyed to the Town either by letter or by signing
the plans.
65. 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 reconunend appropriate changes in
the reconunendations 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.
66. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
reconunendations contained in the Geotechnical Investigation by Silicon Valley Soils
Engineering, dated November 2014, 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.
67. IMPROVEMENTS AGREEMENT: The Applicant shall enter into an agreement to
construct public improvements that are part of the development in a form acceptable to the
Town in the amount of 100% (performance) and 100% (labor and materials) prior to
issuance of any permit. The 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.
68. JOINT TRENCH PLANS: Joint trench plans shall be reviewed and approved by the Town
prior to recordation of a map . The joint trench plans shall include street and/or site lighting
and associated photometries. A letter shall be provided by PG&E stating that public street
light billing will by Rule LS2A, and that private lights shall be metered with billing to the
owners of the three properties. Pole numbers, assigned by PG&E, shall be clearly
delineated on the plans.
69. WATER DESIGN: Water plans prepared by San Jose Water Company must be reviewed
and approved prior to issuance of any permit.
70. 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. Union A venue & Blossom Hill Road: curb, gutter, sidewalk, tie-in paving, signing,
striping, storm drainage and sanitary sewers, street lights, traffic signal, intersection
improvement, as required.
b. Union A venue & Blossom Hill Road: an appropriate structural pavement section for
the half-width immediately adjacent to the project frontage of both Union Avenue and
Blossom Hill Road shall be constructed to the centerline.
71. FRONTAGE IMPROVEMENTS: The Applicant shall be required to improve the project's
public frontage to current Town Standards. These improvements may include but not
limited to curb, gutter, sidewalk, driveway approaches, curb ramps , traffic signal, street
lighting (upgrade and/or repaint) etc. The improvements must be completed and accepted
by the Town before a Certificate of Occupancy for any new building can be issued.
72. FRONT AGE IMPROVEMENTS (STREET LIGHT): Remove existing street light on
PG&E power pole and replace with a Town standard octaflute street light pole with LED
light fixture.
73. FRONTAGE IMPROVEMENTS (TRAFFIC): The Applicant shall construct and modify
the Blossom Hill Road/Union A venue intersection improvements as required including,
and may not be limited to, curb, gutter, sidewalk, asphalt concrete pavement, pork chop
island, median island, signs, striping, traffic signal poles, conduits, and equipment, etc., as
directed by the Town Engineer. The improvements must be completed and accepted by the
Town before a Certificate of Occupancy for any new building can be issued.
74. FRONTAGE IMPROVEMENTS (SIGNALIZED INTERSECTION): The Applicant shall
upgrade existing traffic signal to current Town standards including, and may not be limited
to , the following:
a. Replace non-LED signals with LEDs
b. Replace 8" signal heads with 12 " signal heads
c. Install pedestrian signal countdown heads
d. Install ADA compliant pedestrian push buttons
e. Install two video detection cameras
f. Install LED safety lighting fixture
g. Install EMTRAC fire preemption device
h. ADA-compliant pedestrian improvements including curb ramps and pork chop
islands
1. Others as applicable
The improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
75. ADA COMPLIANCE: The Applicant shall be required to meet all ADA standards, which
must be completed and accepted by the Town before a Certificate of Occupancy for any
new building can be issued. This may require additional construction measures as directed
by the Town.
76. 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 .50.015(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. The Town of Los Gatos does not approve or
imply approval for final alignment or design of these facilities. The improvements must be
completed and accepted by the Town before a Certificate of Occupancy for any new
building can be issued .
77. UTILITY EASEMENTS : Deed restrictions shall be placed on lots containing utility
easements. The deed restrictions shall specify that no trees , fences, or hardscape are
allowed within the easement boundaries, and that maintenance access must be provided.
The Town will prepare the deed language and the Applicant's surveyor shall prepare the
legal description and plat. The Applicant shall pay any recordation costs.
78 . PRIVATE EASEMENTS. Agreements detailing rights , limitations, and responsibilities of
involved parties shall accompany any proposed private easement. Access driveway shall be
within the recorded access easement. New private access easement shall be recorded prior
to issuance of building permit. The easement(s) and associated agreement(s) shall be
recorded simultaneously with the Parcel Map.
79. TRENCHING MORATORIUM: Trenching within a newly paved street will be allowed
subject to the following requirements:
a . The Town standard "T" trench detail shall be used.
b . A Town approved colored controlled density backfill shall be used .
c. All necessary utility trenches and related pavement cuts shall be consolidated to
minimize the impacted area of the roadway.
d . The total asphalt thickness shall be a minimum of3-inches, meet Town standards, or
shall match the existing thickness, whichever is greater. The final lift shall be 1.5-
inches ofhalfinch medium asphalt. The initiallift(s) shall be of three quarter inch
medium asphalt.
e. The Contractor shall schedule a pre-paving meeting with the Town Engineering
Construction Inspector the day the paving is to take place.
f. A slurry seal topping may be required by the construction inspector depending his
assessment of the quality of the trench paving. If required , the slurry seal shall extend
the full width of the street and shall extend 5-feet beyond the longitudinal limits of
trenching. Slurry seal materials shall be approved by the Town Engineering
Construction Inspector prior to placement. Black sand may be required in the slurry
mix. All existing striping and pavement markings shall be replaced upon completion
of slurry seal operations. All pavement restorations shall be completed and approved
by the Inspector before occupancy.
80. SIDEWALK REP AIR: The Developer shall repair and replace to existing Town standards
any sidewalk damaged now or during construction of this project. All new and existing
adjacent infrastructures must meet current ADA standards. Sidewalk repair shall match
existing color, texture and design, and shall be constructed per Town Standard Details.
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. The limits of sidewalk
repair will be determined by the Engineering Construction Inspector during the
construction phase of the project. The improvements must be completed and accepted by
the Town before a Certificate of Occupancy for any new building can be issued.
81. 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. All new and
existing adjacent infrastructures must meet Town standards. New curb and gutter shall be
constructed per Town Standard Details. 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. The limits of curb and gutter repair will be determined by the
Engineering Construction Inspector during the construction phase of the project. The
improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
82. DRIVEWAY APPROACH: The Developer shall install one Town standard residential
driveway approach at the project's vehicular point of entry along Union Avenue. The new
driveway approach shall be constructed per Town Standard Plans and must be completed
and accepted by the Town before a Certificate of Occupancy for any new building can be
issued. 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.
83. CURB RAMPS: The Developer shall construct all curb ramps in compliance with ADA
Standards which must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued. 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.
84. FENCING: Any fencing proposed within 200-feet of an intersection shall comply with
Town Code Section §23.10.080.
85. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements,
including but not limiting to trees and hedges, shall abide by Town Code Section
23.1 0.080, 26.1 0.065, 29 .40.030.
86. FENCES: Fences between all adjacent parcels shall be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor's property shall
be removed and replaced to the correct location of the boundary lines before a Certificate
of Occupancy for any new building can be issued. Waiver of this condition will require
signed and notarized letters from all affected neighbors.
87. TRAFFIC IMPROVEMENTS (OFF-SITE IMPROVEMENT): Off-site improvement plans
shall be prepared by the Developer's design consultants and submitted to Town Engineer
for approval prior to construction. The Applicant is required to designate necessary right of
way for the required widening. The improvements must be completed and accepted by the
Town before a Certificate of Occupancy for any new building can be issued.
88 . STREET LIGHTS AND TRAFFIC SIGNAL INSPECTION FEES: The Developer shall
pay for the Town's inspection of street lights and traffic signal related work installed by the
developer. The fees, $2 ,000, shall be due at time of building permit application.
89. TRAFFIC STUDY: Any development ofland use that generates greater traffic impacts
than those assumed in the traffic study report may be required an updated traffic study in
accordance with Town's traffic impact policy.
90 . TRAFFIC IMPACT MITIGATION FEE: The Developer shall pay the project's
proportional 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 building permit is issued. The fee shall be paid before
issuance of a building permit. The traffic impact mitigation fee for this project shall be
calculated from the final plans using the rate schedule and current fee schedule in effect at
the time the building permit is issued, using a trip generation rate based on a comparison of
the site 's current and proposed uses.
91 . 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 results shall be
documented in a report and submitted to the Town for review.
92. POSTCONSTRUCTION PAVEMENT SURVEY: The project applicant will complete a
pavement condition survey and pavement deflection analysis 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 prior to release of the faithful performance bond.
93. 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.
94. TRAFFIC CONTROL PLAN: Traffic control plan is required and must be submitted and
approved prior to issuance of any work in the public right-of-way. This plan shall include,
but not be limited to , the following measures:
a. Construction activities shall be strategically timed and coordinated to minimize traffic
disruption for schools, residents, businesses, special events, and other projects in the
area. The schools located on the haul route shall be contacted to help with the
coordination of the trucking operation to minimize traffic disruption.
b. Flag persons shall be placed at locations necessary to control one-way traffic flow.
All flag persons shall have the capability of communicating with each other to
coordinate the operation.
c. Prior to construction, advance notification of all affected residents and emergency
services shall be made regarding one-way operation, specifying dates and hours of
operation.
95. TRAFFIC SIGNAL MODIFICATION PLAN : A Traffic Signal Modification Plan is
required and must be submitted and approved prior to issuance of any work in the public
right-of-way. This plan shall be prepared by a licensed traffic engineer.
96. HAULING OF SOIL: Hauling of soil on or off-site shall not occur during the morning or
evening peak periods (between 7:00a.m. and 9:00a.m. and between 4:00p.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 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.
97 . CONSTRUCTION HOURS : All subdivision improvements and site improvements
construction activities, including the delivery of construction materials, labors, heavy
equipment, supplies, etc. shall be limited to the hours of 8:00a.m. to 8:00p.m., weekdays
and 9:00a.m. to 7:00p.m. weekends and holidays. The Town may authori ze on a case-by-
case basis alternate construction hours . The Applicant/Subdivider shall provide written
notice 24 hours in advance of modified construction hours. Approval of this request is at
discretion of the Town.
98. CONSTRUCTION NOISE: Between the hours of 8:00a.m. to 8:00p.m., weekdays and
9 :00a.m. to 7:00p.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.
99. 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 Earth Movement Plan, Traffic Control Plan, Project Schedule, site security
fencing, employee parking, construction staging area , materials storage area(s),
construction trailer(s), concrete washout(s) and proposed outhouse locations.
100. MAINTENANCE ACCESS: Prior to the issuance of any permits, the Applicant shall
propose maintenance access improvements for the Town Engineer to review, comment on,
and approve. The Engineering Division of the Parks and Public Works Department shall
approve the surface materials over each public easement.
101. COMMON PRIVATE DRIVEWAY: The common private driveway accessing the Project
Site shall be kept open and in a safe, drive-able condition throughout construction and in
perpetuity after construction has been completed. If temporary closure is needed, then
formal written notice shall be provided at least one week in advance of closure.
102. WVSD (WEST VALLEY SANITATION DISTRICT): Sanitary Sewer Clean-out shall be
installed for each property at the property line, or a location specified by the Town.
103. 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
serving 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 Building Official. 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 in the
Uniform Plumbing Code adopted by the Town and maintain such device in a functional
operation condition. Evidence of West Sanitation District's decision on whether a
backwater device is needed shall be provided prior to issuance of a building permit.
104. STORMW A TER MANAGEMENT : Construction activities including but not limited to
clearing, stockpiling, grading or excavation ofland, which disturbs 1 acre or more which
are part of a larger common plan of development which disturbs less than 1 acre are
required to obtain coverage under the construction general permit with the State Water
Resources Control Board. The Applicant is required to provide proof ofWDID# and keep
a current copy of the storm water pollution prevention plan (SWPPP) on the construction
site and shall be made available to the Town of Los Gatos Engineering Division ofthe
Parks and Public Works Department and/or Building Department upon request.
105. BEST MANAGEMENT PRACTICES (BMPs): The Applicant is responsible for ensuring
that all contractors are aware of all storm water quality measures and that such measures
are implemented. Best Management Practices (BMPs) shall be maintained and be placed
for all areas that have been graded or disturbed and for all material , equipment and/or
operations that need protection. Removal ofBMPs (temporary removal during
construction activities) shall be replaced at the end of each working day. Failure to comply
with the construction BMP will result in the issuance of correction notices, citations, or
stop work orders.
I 06 . STORMW ATER DEVELOPMENT RUNOFF: All new development and redevelopment
projects are subject to the Storm water development runoff requirements. Every applicant
shall submit a stormwater control plan and implement conditions of approval that reduce
stormwater pollutant discharges through the construction, operation and maintenance of
treatment measures and other appropriate source control and site design measures.
Increases in runoff volume and flows shall be managed in accordance with the
development runoff requirements in such a way that post-development flows meet or are
below pre-development flows.
107. SITE DESIGN MEASURES: All projects shall incorporate 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 landscaping to treat stormwater.
108 . LANDSCAPING: In finalizing the landscape plan for the biotreatment area, it is
recommended that the landscape architect ensure that the characteristics of the selected
plants are similar to those of the plants listed for use in bioretention areas in Appendix D of
the SCVURPPP C.3 Stormwater Handbook.
109. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be
submitted to the San Francisco Bay Regional Water Quality Control Board for projects
disturbing more than one acre . A maximum of two weeks is allowed between clearing of
an area and 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 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, Town 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 ofmost current Santa Clara CountyNPDES MRP Permit. Monitoring for erosion
and sediment control is required and shall be performed by the QSD or QSP as required by
the Construction General Permit. Stormwater samples are required for all discharge
locations and projects may not exceed limits set forth by the Construction General Permit
Numeric Action Levels and/or Numeric Effluent Levels. A Rain Event Action Plan is
required when there is a 50% or greater forecast of rain within the 48 hours, by the
National Weather Service or whenever rain is imminent. The QSD or QSP must print and
save records of the precipitation forecast for the project location area from
(http ://www.srh.noaa.gov/forecast) and must accompany monitoring reports and sampling
test data. A Rain gauge is required on site. The Town of Los Gatos Engineering Division
of the Parks and Public Works Department and the Building Department will conduct
periodic NPDES inspections of the site throughout the recognized storm season to verify
compliance with the Construction General Permit and Stormwater ordinances and
regulations.
110. 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 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 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 25 MPH . All trucks hauling soil, sand, or other loose
debris shall be covered.
111 . 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 ABAG Manual of Standards for
Erosion & Sediment Control Measures, the Town's grading and erosion control ordinance,
and other generally accepted engineering practices for erosion control as required by the
Town Engineer when undertaking construction activities.
112. 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 1 0 ' minimum from adjacent property line and/or right-of-way.
113 . STORM WATER MANAGEMENT PLAN : A storm water management plan 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 the Municipal Regional Stormwater NPDES
Permit, Order R2-2009-074 . The plan shall delineate source control meas ures and BMP's
together with the sizing 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 the Planning approval prior to release of the Building Permit.
The Applicant may elect to have the Planning submittal certified to avoid this possibility.
114. STORM WATER MANAGEMENT PLAN NOTES: The following note shall be added to
the storm water management plan: "The biotreatment soil mix used in all stormwater
treatment landscapes shall comply with the specifications in Attachment L of the MRP.
Proof of compliance shall be submitted by the contractor to the Town of Los Gatos 30 days
prior to delivery of the material to the job site using the Biotreatment Soil Mix Supplier
Certification Statement."
115 . STORM WATER MANAGEMENT PLAN CERTIFICATION: Certification from the
biotreatment soils provider is required and shall be given to Engineering Division
Inspection staff 30 days prior to delivery of the material to the job site. Additionally
deliver tags from the soil mix shall also be provided to Engineering Division Inspection
staff. Sample Certification can be found here:
http://www.scvurppp-w2k.com/nd_wp.shtml?zoom_highlight=BIOTREATMENT+SOIL
116 . AGREEMENT FOR STORMW A TER BEST MANAGEMENT PRACTICES
INSPECTION AND MAINTENANCE OBLIGATIONS : The owners of the three
properties shall enter into an agreement with the Town for maintenance of the storm water
treatment facilities required to be installed on this project by Town's Stormwater Discharge
Permit and all current amendments or modifications. The agreement shall specify that
certain routine maintenance shall be performed by the owners of the three properties and
shall also specify facility maintenance reporting requirements. The agreement shall also
specify routine inspection requirements, permits and payment of fees. The agreement shall
be recorded prior to release of any occupancy permits.
117 . 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.
118. 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 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.
119 . NEIGHBORHOOD CONSTRUCTION COMMUNICATION PLAN: The Applicant shall
initiate a weekly neighborhood e-mail notification program to provide project status
updates. The e-mail notices shall also be posted on a bulletin board placed in a prominent
location along the project perimeter.
120. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading , shall
be issued simultaneously.
121. COVERED TRUCKS : All trucks transporting materials to and from the site shall be
covered.
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 . SUBDIVISION IMPROVEMENT AGREEMENT: The Applicant shall enter into an
agreement to construct public improvements in accordance with Town Code Section
24.40.020. The Applicant shall supply suitable securities for all public improvements that
are part ofthe development in a form acceptable to the Town in the amount of 100%
(performance) and I 00% (labor and materials) prior to issuance of any permit. Applicant
shall provide two (2) copies of documents verifying the cost of the public improvements to
the satisfaction ofthe Engineering Division of the Parks and Public Works Department.
124 . UTILITY COMPANY REVIEW: Letters from the electric, telephone, cable, and trash
companies indicating that the proposed improvements and easements are acceptable shall
be provided prior to recordation of the parcel map.
125. 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,
fire department connections, gas and water meters, off-street valve boxes, hydrants, site
lighting, electrical/communication/cable boxes, transformers, and mail boxes. Above
ground utilities shall be reviewed and approved by Community Development prior to
issuance of any permit.
126. PRIVATE EASEMENTS: Agreements detailing rights, limitations, and responsibilities of
involved parties shall accompany each private easement. The easements and associated
agreements shall be recorded simultaneously with the parcel map.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
127. WILDLAND-URBAN INTERFACE: This project is located within the designated
Wildland-Urban Interface Fire Area. The building construction shall comply with the
provisions of California Building Code (CBC) Chapter 7 A . Note that vegetation clearance
shall be in compliance with CBC Section 701A.3 .2.4 prior to project final approval. Check
with the Planning Department for related landscape plan requirements.
12 8. FIRE SPRINKLERS REQUIRED: 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. 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.
129. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with
applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-
7. Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chapter 33.
130. ADDRESS IDENTIFICATION. New and existing buildings shall have approved address
numbers , building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. 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 of0.5 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. CFC Sec. 505.1
131. FIRE DEPARTMENT ACCESS: The minimum clear width of fire department access
roads shall be 20 feet. Modifications to the design or width of a fire access road, or
additional access road(s) may be required when the fire code official determines that access
to the site or a portion thereof may become compromised due to emergency operations or
nearby natural or manmade hazards (flood prone areas, railway crossings , bridge failures,
hazardous material-related incidents, etc. Refer to SCCFD SD&S A-1 and A-6 , available
on our web site www.sccfd.org in the Fire Resources and Services Section, Fire Prevention
CFC Chapter 5.
132. FIRE LANE MARKING: Detailed plans showing the location of the lanes may be
required . Fire apparatus access roads, driveways and access ways shall not be marked as
fire lanes without first obtaining Fire Department approval. Fire lanes shall be identified by
red curb marking, signage or roadway surface marking as specified in our SD&S A-6 . CFC
Chapter 5.
133. 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
that the owners of the three properties be responsible for keeping the shared driveway
signed, marked, free and clear for fire department access. The property owner of Lot 2 shall
keep Lot 2's driveway apron signed , marked, free and clear for fire vehicle turnaround with
the exception of the surface parking space.
N:\DEV\CON DITIONS\20 16\Unio n 15975-revi sed.docx