Item 2 - Exhibit 23 - Revised Recommended Conditions of ApprovalPLANNING COMMISSION
CONDITIONS OF APPROVAL – February 13, 2019 - Revised
11 Peralta Avenue
Minor Residential Development Application MR-18-008
Requesting approval for construction of an addition to an existing second story to a
pre-1941 single-family residence on property zoned R-1:8. APN 510-42-073.
PROPERTY OWNER: Wendy Fan Kandasamy
APPLICANT: Tony Jeans
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1.APPROVAL: This application shall be completed in accordance with all of the conditions
of approval and in substantial compliance with the approved plans (received November
27, 2018). Any changes or modifications to the approved plans and/or business
operation shall be approved by the Community Development Director, DRC or the
Planning 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.STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Minor Residential application.
4.DEMOLITION AFFIDAVIT: The Town of Los Gatos Demolition Affidavit shall be reviewed
and signed by all involved parties and submitted to Planning staff prior to issuance of
building permits.
5.HISTORIC: The plans shall incorporate the recommendations made by the Historic
Preservation Committee at the May 23, 2018 meeting and at the January 23, 2019
meeting.
6.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.
7.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.
8.TREE PROTECTIVE FENCING: Protective tree fencing shall be installed per Town Code
prior to issuance of building or demolition plans.
9.TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties.
10.ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations made by Monarch Consulting Arborists, LLC, identified in the
Arborist’s report dated as received July 20, 2018, 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.
a.The Coast Live Oak tree identified as Tree #476 in the arborist report received
July 20, 2018 shall remain and be protected per the arborist’s recommendations.
b.A licensed arborist shall monitor the Coast Live Oak tree identified as Tree #476
during demolition, construction of the new foundation and relocation of utilities.
EXHIBIT 23
N:\DEV\CONDITIONS\2019\PeraltaAve11- revised COA 2-13-19.docx
11.PRIVACY 1-OBSCURE GLASS: Prior to issuance of a Certificate of Occupancy the two
primary exterior doors on the south elevation shall utilize obscured glass to facilitate
privacy with the neighboring.
12.PRIVACY 2-FENCING: Prior to issuance of a Certificate of Occupancy a new six-foot wood
fence will be built on the southern property line between the existing fence and the
Coast Live Oak, Tree #476 per approved development plans.
13.PRIVACY 3- LANDSCAPING: Prior to issuance of a Certificate of Occupancy screening
shrubs and an evergreen canopy tree shall be planted on the southern property line to
provide privacy between properties, as shown on the approved plans.
a. Six 15-gallon screening shrubs shall be planted (Pittosporum, Podocarpus or
equivalent).
b.One 24-inch box tree medium evergreen canopy tree shall be planted (Bronze
Loquat, Arbutus Marina or equivalent).
c.Eight 15-gallon pittosporum or equivalent shall be planted per approved plans.
14.PRIVACY 4- WINDOWS: Window location and size shall be installed per the approved
plans to address privacy between properties on the south and north elevations.
15.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.
16.HEIGHT: The maximum height of the building addition shall be a maximum of 30 feet.
17.LEGAL NON-CONFORMING ADU: The maximum size of the legal non-conforming
Accessory Dwelling Unit (ADU) located on the below-grade area may not exceed 912
square feet.
18.FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard
must be landscaped.
19.WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the
requirements of the Town of Los Gatos Water Conservation Ordinance or the State
Water Efficient Landscape Ordinance, whichever is more restrictive. Submittal of a
Landscape Documentation Package pursuant to WELO is required prior to issuance of a
building permit. 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. A completed WELO Certificate of Completion is required prior to final
inspection/certificate of occupancy.
20.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.
21.COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with
the building plans detailing how the Conditions of Approval will be addressed.