Item 5 - Exhibit 03 - Recommended Conditions of ApprovalPLANNING COMMISSION – November 13, 2019
CONDITIONS OF APPROVAL
25 W. Main Street
Architecture and Site Application S-19-005
Variance Application V-19-002
Conditional Use Permit Application U-19-001
Requesting approval for construction of an addition to a contributing building in the
Downtown Historic Commercial District, including variances for maximum floor area
and driveway length for a multi-family use in a mixed-use project on property zoned
C-2:LHP. APN 529-01-017.
PROPERTY OWNER: Steven and Mary Leonardis
APPLICANT: Gordon Wong
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. Any changes or
modifications to the approved plans 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.LAPSE FOR DISCONTINUANCE: If the activity for which the Conditional Use Permit has been
granted is discontinued for a period of one (1) year, the approval lapses pursuant to Section
29.20.340 of the Zoning Ordinance.
4.USE: The approved use is for a mixed-use project, with commercial uses on the ground floor
and multi-family dwellings on the second floor including, one market rate rental unit, and
two BMP rental units.
5.CERTIFICATE OF USE AND OCCUPANCY: A Certificate of Use and Occupancy must be obtained
prior to commencement of use on the ground floor.
6.BUSINESS LICENSE: A business license is required from the Town of Los Gatos Finance
Department prior to commencement of use on the ground floor.
7.SIGN PERMIT: A Sign Permit from the Los Gatos Community Development Department must
be obtained prior to any changes to existing signs or installation of new signs
8.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.
9.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.
10.TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any Town-regulated
trees to be removed, prior to the issuance of a building or grading permit.
11.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
EXHIBIT 3
attached to two-inch diameter steel posts drive 18 inches into the ground and spaced no
further than 10 feet apart. Include a tree protection fencing plan with the construction
plans. Any trenching within the dripline of existing trees shall be hand dug.
12. 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. No new trees planted on site shall have a trunk diameter of less than
1.5 inches. New trees shall be double staked with rubber ties and shall be planted prior to
final inspection and issuance of occupancy permits.
13. ROOFTOP EQUIPMENT: Any new or modified roof mounted equipment shall be fully screened
and painted to match the roof material prior to issuance of an occupancy permit.
14. BELOW MARKET PRICE (BMP) UNIT. The developer shall provide two BMP rental units to be
rented at a price that is affordable to the target household income range, as required by the
Town’s BMP Program Guidelines and the BMP Resolution in place at the time of building
permit issuance. A deed restriction shall be recorded for each BMP rental dwelling unit
prior to the issuance of any building permits, stating that the two BMP units must be rented
and maintained as a below market price unit pursuant to the Town’s BMP Ordinance and
Guidelines. The BMP units shall be provided prior to final inspection and issuance of an
occupancy permit.
15. AFFORDABLE HOUSING AGREEMENT. Prior to issuance of building permits, the developer
shall enter into an Affordable Housing Agreement with the Town for provision of the
required BMP units and to facilitate their rental pursuant to the BMP Program Guidelines
and BMP Resolution in place at the time of building permit issuance.
16. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
17. ARCHAEOLOGICAL RESOURCES AND HUMAN REMAINS:
a. In the event that archaeological traces are encountered, all construction within a 50-
meter radius of the find will be halted, the Community Development Director will be
notified, and an archaeologist will be retained to examine the find and make
appropriate recommendations.
b. If human remains are discovered, the Santa Clara County Coroner will be notified.
The Coroner will determine whether or not the remains are Native American. If the
Coroner determines the remains are not subject to his authority, he will notify the
Native American Heritage Commission, who shall attempt to identify descendants of
the deceased Native Americans.
c. If the Community Development Director finds that the archaeological find is not a
significant resource, work will resume only after the submittal of a preliminary
archaeological report and after provisions for reburial and ongoing monitoring are
accepted. Provisions for identifying descendants of a deceased Native American and
for reburial will follow the protocol set forth in CEQA Guidelines Section 15064.5( e).
If the site is found to be a significant archaeological site, a mitigation program will be
prepared and submitted to the Community Development Director for consideration
and approval, in conformance with the protocol set forth in Public Resources Code
Section 21083.2.
d. A final report shall be prepared when a find is determined to be a significant
archaeological site, and/or when Native American remains are found on the site.
The final report will include background information on the completed work, a
description and list of identified resources, the disposition and curation of these
resources, any testing, other recovered information, and conclusions.
18. 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.
19. COMPLIANCE MEMEMORANDUM: A memorandum, in compliance with standard Town
practice, shall be prepared and submitted with the building permit detailing how the
conditions of approval will be addressed.
Building Division
20. PERMITS REQUIRED: A Building Permit will be required for the renovation of and addition to
the existing Historical structure. An additional Building Permit will be required for the
detached trash enclosure.
21. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos
as of January 1, 2017, are the 2016 California Building Standards Code, California Code of
Regulations Title 24, Parts 1-12. These codes are applicable on Building Applications up to
December 20, 2019. Effective January 1, 2020 the 2019 California Building Standard Code,
California Code of Regulations Title 24, Parts 1-12, as amended by the Town of Los Gatos,
will be applicable.
22. 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.
23. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Building
Division prior to submitting for the building permit application process.
24. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24” x 36”, maximum
size 30” x 42”.
25. 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.
26. SHORING: Shoring plans and calculations will be required for all excavations which exceed
five (5) feet in depth or which remove lateral support from any existing building, adjacent
property, or the public right-of-way. Shoring plans and calculations shall be prepared by a
California licensed engineer and shall confirm to the Cal/OSHA regulations.
27. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project Building Inspector at foundation inspection. This
certificate shall certify compliance with the recommendations as specified in the Soils
Report, and that the building pad elevations and on-site retaining wall locations and
elevations have been prepared according to the approved plans. Horizontal and vertical
controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the
following items:
a. Building pad elevation
b. Finish floor elevation
c. Foundation corner locations
d. Retaining wall(s) locations and elevations
28. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms
must be blue-lined (sticky-backed), i.e. directly printed, onto a plan sheet.
29. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed
with adaptability features for single-family residences per Town Resolution 1994-61:
a. Wood backing (2” x 8” minimum) shall be provided in all bathroom walls, at water
closets, showers, and bathtubs, located 34 inches from the floor to the center of the
backing, suitable for the installation of grab bars if needed in the future.
b. All passage doors shall be at least 32-inch doors on the accessible floor level.
c. The primary entrance door shall be a 36-inch-wide door including a 5’x 5’ level
landing, no more than 1 inch out of plane with the immediate interior floor level and
with an 18-inch clearance at interior strike edge.
d. A door buzzer, bell or chime shall be hard wired at primary entrance.
30. 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.
31. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof
assemblies.
32. 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.
33. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint
Source Pollution Control Program Sheet (page size same as submitted drawings) 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 Blueprint for a fee or online at
www.losgatosca.gov/building.
34. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development – Planning Division: (408) 354-6874
b. Engineering/Parks & Public Works Department: (408) 399-5771
c. Santa Clara County Fire Department: (408) 378-4010
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to
permit issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
35. 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 mud, silt, concrete, dirt and other construction 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 by the Engineering Division of the Parks and Public Works
Department. The Owner and/or Applicant '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 issuance of correction notices, citations, or stop work orders and
the Town performing the required maintenance at the Owner and/or Applicant 's expense.
36. APPROVAL: This application shall be completed in accordance with all the conditions of
approval listed below and in substantial compliance with the latest reviewed and approved
development plans. Any changes or modifications to the approved plans or conditions of
approvals shall be approved by the Town Engineer.
37. 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 Owner/Applicant to obtain any necessary encroachment permits from
affected agencies and private parties, including but not limited to, Pacific Gas and Electric
(PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of
Transportation (Caltrans). Copies of any approvals or permits must be submitted to the
Town Engineering Division of the Parks and Public Works Department prior to releasing any
permit.
38. PUBLIC WORKS INSPECTIONS: The Owner and/or Applicant or their representative shall
notify the Engineering Inspector at least twenty-four (24) hours before starting any work
pertaining to on-site drainage facilities, grading or paving, and all work in the Town's right-
of-way. Failure to do so will result in penalties and rejection of any work that occurred
without inspection.
39. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner and/or Applicant or their
representative shall repair or replace all existing improvements not designated for removal
that are damaged or removed because of the Owner and/or Applicant or their
representative's operations. Improvements such as, but not limited to: curbs, gutters,
sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement
markings, etc., shall be repaired and replaced to a condition equal to or better than the
original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any
concrete identified that is displaying a stamp or equal shall be removed and replaced at the
Contractor’s sole expense and no additional compensation shall be allowed therefore.
Existing improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector and shall comply with all Title 24 Disabled Access provisions. The
restoration of all improvements identified by the Engineering Construction Inspector shall
be completed before the issuance of a certificate of occupancy. The Owner and/or
Applicant or their representative shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
40. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site
at all times during construction.
41. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street and/or
sidewalk requires an encroachment permit. Special provisions such as limitations on works
hours, protective enclosures, or other means to facilitate public access in a safe manner
may be required.
42. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The Owner
and/or Applicant’s project engineer shall notify, in writing, the Town Engineer at least
seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall
be incorporated into the final “as-built” plans.
43. PLANS AND STUDIES: Any studies imposed by the Planning Commission or Town Council
shall be funded by the Owner and/or Applicant.
44. DRIVEWAY: The (rolled curb) driveway conform to existing pavement on Park Avenue shall
be constructed in a manner such that the existing drainage patterns will not be obstructed.
45. DRAINAGE IMPROVEMENT: Prior to the issuance of any improvement permits, the Owner
and/or 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 a recorded copy of any required easements to the
Town.
46. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the
issuance of a building permit.
47. PRECONSTRUCTION MEETING: Prior to issuance of any building permits or the
commencement of any site work, the general contractor shall:
a. Along with the Owner and/or 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 as well prior to commencing any work, and that a copy of the project
conditions of approval will be posted on-site at all times during construction.
48. DEDICATIONS: The following shall be dedicated by separate instrument. The dedication
shall be recorded before any grading or building permits are issued:
a. W. Main Street: Right-of-way ten (10) feet in width, or the distance between the
current northerly property line and northern face of the existing building, shall be
dedicated in-fee.
49. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be
conducted for the project to determine the surface and sub-surface conditions at the site
and to determine the potential for surface fault rupture on the site. The geotechnical study
shall provide recommendations for site grading as well as the design of foundations,
retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility
trenching and pavement sections. All recommendations of the investigation shall be
incorporated into project plans.
50. SOILS REVIEW: Prior to Town approval of a development application, the Owner and/or
Applicant’s engineers shall prepare and submit a design-level geotechnical and geological
investigation for review by the Town’s consultant, with costs borne by the Owner and/or
Applicant, and subsequent approval by the Town. The Owner and/or Applicant’s soils
engineer shall review the final grading and drainage plans to ensure that designs for
foundations, retaining walls, site grading, and site drainage are in accordance with their
recommendations and the peer review comments. Approval of the Owner and/or
Applicant’s soils engineer shall then be conveyed to the Town either by submitting a Plan
Review Letter prior to issuance of grading or building permit(s).
51. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the project’s design-level geotechnical/geological
investigation as prepared by the Owner and/or Applicant’s engineer(s), 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 Owner and/or
Applicant.
52. PUBLIC IMPROVEMENTS: The following improvements shall be installed by the Owner
and/or Applicant. 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 any grading or
building permits 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. Southeastern corner of the intersection of W. Main Street and Park Avenue: modify
and stripe pedestrian crosswalks as directed by the Town Engineer.
b. Park Avenue:
i. Rolled curb in front of the proposed garage to provide vehicular access from
the street to said structure.
ii. Curb and gutter on both sides of the proposed garage access, conforming to
the driveway access to the south as well as the curb, gutter and pavement of
the southeastern corner of the intersection of W. Main Street and Park
Avenue to the north.
iii. 2” overlay from the centerline to the eastern edge of pavement, or alternative
pavement restoration measure as approved by the Town Engineer.
iv. Curb, gutter, tie-in paving, signing, striping, and storm drainage as required.
Curb shall be painted red to prohibit on-street parking
c. W. Main Street: 2” overlay from the centerline to the southern lip of gutter, or
alternative pavement restoration measure as approved by the Town Engineer.
53. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works
Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate of
Occupancy until all required improvements within the Town’s right-of-way have been
completed and approved by the Town.
54. GREEN INFRASTRUCTURE MEASURES: Projects which propose work within the Town’s right-
of-way, including but not limited to pavement restoration, street widening, construction of
curb, gutter and/or sidewalk, right-of-way dedication, etc., will be evaluated by Staff to
determine its potential for the implementation of Green Infrastructure measures and
associated improvements.
55. FRONTAGE IMPROVEMENTS: The Owner and/or Applicant shall be required to improve the
project’s public frontage (right-of-way line to centerline and/or to limits per the direction of
the Town Engineer) to current Town Standards. These improvements may include but not
limited to curb, gutter, sidewalk, driveway approach(es), curb ramp(s), signs, pavement,
raised pavement markers, thermoplastic pavement markings, storm drain facilities, traffic
signal(s), 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.
56. FLASHING LIGHT/WARNING SIGN SYSTEM: Prior to the issuance of any Building Permits, the
design of the flashing lights and warning signs as recommended by the Final Access Traffic
Assessment memorandum, prepared by KD Anderson & Associates, Inc., shall be approved by
the Town Traffic Engineer. Plans for these facilities shall be incorporated into the Building
Permit plan set prior to approval. Installation of the flashing lights and warning signs per the
approved plan shall be completed prior to issuance of a Certificate of Occupancy.
Maintenance of said lights and signs are the expressly the responsibility of the property
owner.
57. UTILITIES: The Owner and/or Applicant 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 Owner and/or Applicant is required to obtain approval of all proposed utility alignments
from any and all utility service providers before a Certificate of Occupancy for any new
building can be issued. The Town of Los Gatos does not approve or imply approval for final
alignment or design of these facilities.
58. SIDEWALK REPAIR: The Owner and/or Applicant shall repair and replace to existing Town
standards any sidewalk damaged now or during construction of this project. All new and
existing adjacent infrastructure 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.
59. CURB AND GUTTER REPAIR: The Owner and/or Applicant 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 infrastructure 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.
60. DRIVEWAY APPROACH: The Owner, Applicant and/or Developer shall install one (1) Town
standard residential driveway approach. 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.
61. FRONTAGE IMPROVEMENTS (TRAFFIC): The Owner and/or Applicant shall construct
improvements including and may not be limited to signage, striping, curb/gutter/sidewalk,
ADA ramps, pedestrian crosswalk, and streetlights at project frontage 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.
62. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of a/any building/grading permit(s),
the Owner/Applicant 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; per the current resolution this amount is $16,286.00. The fee shall be paid
before issuance of any grading or building permit. The final traffic impact mitigation fee for
this project shall be calculated from the final plans using the current fee schedule and rate
schedule in effect at the time the building permit is issued, using a comparison between the
existing and proposed uses.
63. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right-of-
way will only be allowed if it does not cause access or safety problems as determined by the
Town.
64. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening
peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), during
afternoon high school traffic (between 2:00 p.m. and 3:00 p.m.), and at other times as
specified by the Director of Parks and Public Works. Prior to the issuance of a grading or
building permit, the Owner and/or Applicant or their representative 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 Owner and/or Applicant 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.
65. CONSTRUCTION HOURS: All construction activities, including the delivery of construction
materials, labors, heavy equipment, supplies, etc., shall be limited to the hours of 8:00 a.m.
to 8:00 p.m., weekdays and 9:00 a.m. to 7:00 p.m. weekends and holidays. The Town may
authorize, on a case-by-case basis, alternate construction hours. The Owner and/or Applicant
shall provide written notice twenty-four (24) hours in advance of modified construction
hours. Approval of this request is at discretion of the Town.
66. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m.
to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be
allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five
(85) dBA at twenty-five (25) feet from the source. If the device is located within a structure
on the property, the measurement shall be made at distances as close to twenty-five (25) feet
from the device as possible. The noise level at any point outside of the property plane shall
not exceed eighty-five (85) dBA.
67. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any grading or building
permits, the Owner and/or Applicant’s design consultant shall submit a construction
management plan sheet (full-size) within the plan set that shall incorporate at a minimum the
Project Schedule, site security fencing, employee parking, construction staging area,
materials storage area(s), concrete washout(s) and proposed outhouse location(s). Please
refer to the Town’s Construction Management Plan Guidelines document for additional
information.
68. 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 the issuance of a building permit.
69. BEST MANAGEMENT PRACTICES (BMPs): The Owner and/or 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 of BMPs (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.
70. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use porous or pervious pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
71. 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 maximum of two
(2) 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 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.
72. 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. All portions of the site subject to blowing dust
shall be watered as often as deemed necessary by the Town, or a minimum of three (3) times
daily, or apply (non-toxic) soil stabilizers on all unpaved and parking areas, and staging areas
at construction sites in order to insure proper control of blowing dust for the duration of the
project. Watering on public streets shall not occur. Streets shall be cleaned by street
sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a
day. Watering associated with on-site construction activity shall take place between the
hours of 8 a.m. and 5 p.m. and shall include at least one (1) late-afternoon watering to
minimize the effects of blowing dust. All public streets soiled or littered due to this
construction activity shall be cleaned and swept on a daily basis during the workweek to the
satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds
(instantaneous gusts) exceed twenty (20) miles per hour (MPH). All trucks hauling soil, sand,
or other loose debris shall be covered.
73. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions,
the following the Bay Area Air Quality Management District (BAAQMD)-recommended basic
construction measures shall be included in the project’s grading plan, building plans, and
contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day, or otherwise kept dust-
free.
b. All haul trucks designated for removal of excavated soil and demolition debris from
site shall be staged off-site until materials are ready for immediate loading and
removal from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall be
covered.
d. As practicable, all haul trucks and other large construction equipment shall be staged
in areas away from the adjacent residential homes.
e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day, or as deemed appropriate by
Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out
control device is also recommended to minimize mud and dirt-track-out onto
adjacent public roads.
f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour.
g. All driveways and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used.
h. Post a publicly visible sign with the telephone number and person to contact at the
lead agency regarding dust complaints. This person shall respond and take corrective
action within forty-eight (48) hours. The Air District’s phone number shall also be
visible to ensure compliance with applicable regulations.
i. All excavation, grading, and/or demolition activities shall be suspended when average
wind speeds exceed twenty (20) miles per hour.
j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in
disturbed areas as soon as possible and watered appropriately until vegetation is
established.
74. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest requirements of the
CASQA Stormwater Best Management Practices Handbooks for Construction Activities and
New Development and Redevelopment, the Town'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.
75. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed. 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. No improvements shall obstruct or divert
runoff to the detriment of an adjacent, downstream or down slope property.
76. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor 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.
77. 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 Owner and/or Applicant'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 penalties and/or the Town
performing the required maintenance at the Owner and/or Applicant's expense.
78. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
79. FIRE SPRINKLERS REQUIRED: Approved automatic sprinkler systems in new and existing
buildings and structures shall be provided in the locations described in this Section or in
Sections 903.2.1 through 903.2.18 whichever is the more restrictive. For the purposes of this
section, firewalls used to separate building areas shall be constructed in accordance with the
California Building Code and shall be without openings or penetrations. In other than
residential buildings which require the installation of fire sprinklers for all new buildings
according to the California Residential Code, an automatic sprinkler system shall be provide
throughout all new California Residential Code, an automatic sprinkler system shall be
provided throughout all new buildings and structures. CRC Sec. 903.2 as adopted and
amended by LGTC. System shall be monitored.
80. GROUND LADDER ACCESS: Ground-ladder rescue from second and third floor rooms shall be
made possible for fire department operations. With the climbing angle of seventy-five
degrees maintained, an approximate walkway width along either side of the building shall be
no less than seven feet clear. Landscaping shall not be allowed to interfere with the required
access. CFC Sec. 503 and 1029 NFPA 1932 Sec. 5.1.8 through 5.1.9.2.
81. TWO-WAY COMMUNICATION SYSTEM: Two-way communication systems shall be designed
and installed in accordance with NFPA 72 (2016 edition), the California Electrical Code (2013
edition), the California Fire Code (2016 edition), the California Building Code (2016 edition),
and the city ordinances where two way system is being installed, policies, and standards.
Other standards also contain design/installation criteria for specific life safety related
equipment. These other standards are referred to in NFPA 72. Note: The above requirement
is applicable if the building is equipped with a passenger elevator. No elevator is currently
proposed.
82. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the applicant
and any contractors and subcontractors to contact the water purveyor supplying the site of
such project, and to comply with the requirements of that purveyor. Such requirements shall
be incorporated into the design of any water-based fire protection systems, and/or fire
suppression water supply systems or storage containers that may be physically connected in
any manner to an appliance capable of causing contamination of the potable water supply of
the purveyor of record. Final approval of the system(s) under consideration will not be
granted by this office until compliance with the requirements of the water purveyor of record
are documented by that purveyor as having been met by the applicant(s). 2016 CFC Sec.
903.3.5 and Health and Safety Code 13114.7.
83. 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
Chp.33.
84. SOLAR PHOTOVOLTIC POWER SYSTEMS: Solar photovoltaic power systems shall be installed
in accordance with Sections 605.11.1 through 605.11.4, the California Building Code and the
California Electrical Code. (CFC Sec. 605.11)
85. ADDRESS INDENTIFICATION: 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. Where required by the fire code official, address numbers
shall be provided in additional approved locations to facilitate emergency response. Address
numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4
inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is
by means of a private road and the building cannot be viewed from the public way, a
monument, pole or other sign or means shall be used to identify the structure. Address
numbers shall be maintained. CFC Sec. 505.1
86. TRASH ENCLOSURES: Means of egress shall not pass through kitchens, storage rooms, closets
or spaces used for similar purposes. [CFC 1016.2] The path of egress shall not be interrupted
by a building element other than a means of egress component. [CFC 1003.6]. Rubbish
containers exceeding 40 gallons shall have tight-fitting or self-closing lids. They shall be
constructed of non-combustible materials or those that have been tested in accordance with
ASTM E1354. [CFC 3301.2.3]. Dumpsters and containers with an individual capacity of 1.5
cubic yards shall not be stored in buildings or placed within 5 feet of combustible walls,
openings or combustible roof eave lines [CFC 304.3.3]. No combustible material shall be
placed or stored within 10 feet of any building or structure. [CFC 304.1 (a) and 304.1.1].
Storage of combustible rubbish shall not produce conditions that will create a nuisance or a
hazard to the public health, safety or welfare. [CFC 304.2]. Relocated commercial trash
containers/location away from residential egress path to building interior.
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