Item 02 - 485 Monterey Ave - Desk Item & Exhibits 24 -25TOWN OF LOS GATOS
PLANNING COMMISSION STAFF REPORT
Meeting Date: November 11, 2015
PREPARED BY: Erin M. Walters, Associate Planner
ewa lt e rs@lo s gatosca .gov
APPLIC ATION NO: Zone C hange Application Z-15-00 1
Architecture and Site Application S-15-0 18
ITEM NO: 2
DESK ITEM
LOCATION: 485 Monterey Avenue (southwest comer of Monterey Avenue
and Andrews Street)
APPLICANT/
CONTACT PERSON: Michael Black
PROPERTY OWNER: Black Real Estate Investment LLC
APPLICATION SUMMARY: Requesting approval to rezone a property from 0 to R-ID, to
demolish an existing office building, construct a new single-
family residence, construct an accessory structure with reduced
setbacks, and obtain a grading permit for property z oned 0.
APN 410-16-026.
EXHIBITS: 1-17. Previously received with October 14,2015 Staff Report
REMARKS:
Letters of Support
18-19. Previously received with the October 14 , 2015 Desk Item
20-23. Previously received with the November 11 , 2015 Staff
Report
24. Letters of support dated N ov ember 2, November 4 and
November 7, 2015 (7 pages)
25. Revised Conditions of Approval
Seven letters of support (Exhibit 24) were received after the staff report was distributed.
Revised Conditions of Approval
There is an existing healthy 14-inch diameter redwood tree located at the southeast comer of the
neighboring property (307 Andrews Street) which is located behind the subject property. The
neighbor, Wendy Paige would like to make sure it is protected during construction.
The October 14, 2015 Desk Item summarized staffs response to M s . Paige 's original comments.
Staff has added the following condition to addres s Ms. Paige 's late st request:
Planning Commission Staff Report-Page 2
485 Monterey Avenue/Z-15-001, S-15-018
November 11 ,2015
TREE PROTECTION FOR NEIGHBORING REDWOOD TREE : P er the Town 's Consulting
Arborist re commendation tree protection shall include no soil disturbance within a minimum of
four f eet from th e edge of the trunk of th e 14-inch diameter redwood tree located at the south east
corn er of n eighboring property (307 Andrews Street). The applicant will reflect locations of the
ne ighboring trees on the building plans per the Town 's Cons ulting Arborisl 's recomm endations.
Staff has attached revised conditions of a pproval to reflect this specific tree protection measure
(Condition 8 of Exhibit 25).
z~~/L£;L-
Erin M. Walters
Associate Pl anner
LRP:EW:sr
N :\DEV\PC R EPORTSI2 01 5\Mont erey4 85-Deskltem2 .d ocx
proved by:
Laurel R. Prevetti
Town Manager/ Community Development
Director
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388 Santana Row, #1123 , San Jose, CA 95128
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RECEIVED_ .
NOV 1 0 Z015
T OWN OF LOS GATOS
PLANNING DIVISION
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485 MONTEREY AVENUE, LOS GATOS
Neighbor Awareness Form
To: Homeowners adjacent to 485 Monterey Avenue:
1/We the neighbo rs of the proposed project at 485 MONTEREY AVENUE. LOS GATOS have
reviewed the proposed residential sing le family h o use as sh own o n the architectural design plan sheets (S ite
Plan & E levations) that arc dated OCTOBER 26TH 2015. Tht: de sign plans show a 2,853 square foot
two-s tory house and a 77 4 sq uar e foot deta ched garage.
I /\Xi e state herewith that we understand the plans d escribed above and:
( v) Suppo rt This Project
( ) Ha,·e the fo ll owing con cerns with the project:
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388 Santana Row, #1123, San Jose, CA 95128
(-+08) 2 19 --l-+21 • Fax (-+08) 354-7415
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NOV 1 0 2015
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TO'NN OF LOS GATOS
PLANNING OJVJSJON
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485 MONTEREY A VENUE, LOS GATOS
Neighbor Awareness Form
To: Homeowners adjacent to 485 Monterey Avenue:
I /We the n eighbors of the prop osed proj ect at 485 MONTEREY AVENUE, LOS GATOS have
reviewed the proposed residential single family house as shown o n the architectural design plan sheets (S ite
Plan & E levations) that are dated OCTOBER 26TH 2015 . The d esign plans sh o w a 2,853 square fo ot
two-story h ouse a nd a 774 square foot d etached garage.
1/We state herewith that we unde rs tand the plans described above a nd:
( t,-{Support This Project / 1.> t:o J, / /.' -o J'
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NOV 1 0 2011
TOWN OF LOS GATOS
PLANNING DIVISION
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485 MONTEREY AVENUE, LOS GATOS
Neighbor Awareness Form
To: Homeowners adjacent to 485 Monterey Avenue:
I/Wc the neighbors of the proposed project at 485 MONTEREY AVENUE, LOS GATOS have
reviewed the proposed residential single famil y house as shown on the architectural design p lan sheet s (Site
Plan & E le,·ations) that are dated OCTOBER 26TH 2015 . The design plans show a 2,853 square foot
tw o-s tory house and a 77 4 square fo o t detached garage.
I /We s tate herewith that we understand the plans described above and:
(~ Support This Project
( ) Have the following concern s with the project:
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388 Santana Row, #1123, San Jose, CA 95128
(408) 219-4421 • Fax (408) 354 -7415
RECEIVED . -
NOV 1 0 2015
TOWN OF LOS GATOS
PLANNING !JIVISlmJ
S-tc;,·ol~
485 MONTEREY A VENUE, LOS GATOS
Neighbor Awareness Form
To: Homeowners adjacent to 485 Monterey Avenue:
1/We the neighbors of the propose d project at 485 MONTEREY A VENUE, LOS GATOS have
reviewed the proposed residential single family house as shown on the architectural design plan sheets (Site
Plan & E levations) that are dated OCTOBER 26TH 2015. The design plans show a 2,853 square foot
two-story h o use and a 77 4 square foot detached garage.
I /We state h ere,vith that we understand the plans th:scribed above and:
(}<) Support This Project
( ) Have the following concerns w ith the project:
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388 Santana Row, #1123, San Jose, CA 95128
(408} 2JCJ -442 l • Fax (4ll8) 354 --:'415
485 MONTEREY AVENUE, LOS GATOS
Neighbor Awareness Fonn
To: Homeowners adjacent to 485 Monterey Avenue:
RECEIVED
NOV 1 0 2015
TO \fi.'N OF LOS GATOS
PLANNING DIVISION
~-\'7-ote
!/We the neighbors of the proposed project at 485 MONTEREY AVENUE. LOS GATOS haYc
re\·iewed the proposed res id ential single famiJy h o use as shown o n the a rchitectural design plan sheets (Site
Plan & Elevations) that arc dated OCTOBER 26TH 2015. The design plans show a 2,853 SC1uare foot
two-story house and :1 ~74 sg uare font detached ga rage .
!/We s tate herewith th at we understand the plans dt•scribed above a nd :
()()Support This Proj ect
( ) Have the follo wing co ncc:ms with the projt:c t:
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PrinrName
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Date
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388 Santana Row, #1123, San Jose, CA 95128
(408) 219-4421 • Fax (408) 354-7415
RECEIVED
NOV 1 0 Z015
-~;\V\'! OF LOS GATOS
'1;LANNtN G DIVISION
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485 MONTEREY A VENUE, LOS GATOS
Neighbor Awareness Form
To: Homeowners adjacent to 485 Monterey Avenue:
l /W c the neighbors o f the prupos<:d project :-~r 485 MONTEREXAVENUE, LOS GATOS have
reviewed the pro posed residenti~l single family h o use as shown on the architectural design plan sheet!' (Site
Plan & Elevations) that are dated OCTOBER 26TH 2015. The design plans show a 2,853 square foot
two -story house and a 774 square foot detached garage.
1 /'W\~ s tate h e rewitb tha t we ut H.:le r s tand th<: phlns d e~c ribed :-~hu1·e and:
( ~upport This Project
( ) Have the following concerns with the project:
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Signature
Date
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388 Santana Row, #1123 , San Jose, CA 95128
(408) 219 --+4 21 • Fax (40R) 354-7-t-15
RECEIVED
~-,~-~re
NOV 1 0 2015
T0\1\.IN OF LOS GATOS
PLANNIN G DIVISION
485 MONTEREY A VENUE, LOS GATOS
Neighbor Awareness Form
To: Homeowners adjacent to 485 Monterey Avenue:
1/We the neighb ors of the proposed project at 485 MONTEREY AVENUE, LOS GATOS have
reviewed the proposed residential single family house as s hown on the architectural design plan sheets (S ite
Plan & E le vations) that are dated OCTOBER 26TH 2015 . The design plans show a 2,853 square foot
two-story h o u se and a 77 4 S']uare fo o t detached garage.
!/We sta te herewith that we undmw:;;:::lan:<~~~l ab;e ando /. ~:u-L ' /.
(}l:Support This Project ·· O ~ ~:· ~ {./(]!.>
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PLANNING COMMISSION-November I I , 20I 5
CONDITIONS OF APPROVAL
485 Monterey A venue
Zone Change Application Z-15 -001
Architecture and Site Application S-15-018
Requesting approval to rezone a property from 0 to R-ID, to demolish an existing office
building, construct a new single-family residence, construct an accessory structure with
reduced setbacks, and to obtain a grading permit for property zoned 0. APN 410-16-026.
PROPERTY OWNERS: Black Real Estate Investment LLC
APPLICANT: Michael Black
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 listed below and in substantial compliance with the plans approved and noted
as received by the Town on September 17, 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 .2 0 .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. REPLACEMENT TREES: Replacement trees shall be planted for trees being removed.
The number and size of new trees shall be determined using the canopy replacement table
in the Town's Tree Protection Ordinance . Required trees shall be planted prior to final
inspection.
7. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations made by Deborah Ellis, MS., identified in the Arborist's reports dated as
received March 31,2015 , May 19 ,2015 , and August 24 ,2015, 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.
8. TREE PROTECTION FOR NEIGHBORING REDWOOD TREE: Per the Town's
Consulting Arborist recommendation tree protection shall include no soil disturbance
within a minimum of 4 feet from the edge of the trunk of the 14-inch diameter redwood
tree located at the southeast comer of neighboring property (307 Andrews Street). The
applicant will reflect locations of the neighboring trees on the building plans per the
Town 's Consulting Arborist's recommendations.
EXHIBIT 2 '5
9. TREE FENCING: Protective tree fencing and other protection measures shall be placed at
the drip line of existing trees prior to issuance of demolition and building permits and shall
remain through all phases of construction. Refer to tree fencing requirements and other
protection measures identified in the Arborist's reports dated as received March 31 , 2015,
May 19, 2015, and August 24, 2015, on file in the Community Development Department.
Include a tree protection plan with the construction plans.
10. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet
the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient
Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee
schedule adopted by the Town Council is required when working landscape and irrigation
plans are submitted for review .
11. LANDSCAPE INSTALLATION: Prior final occupancy front yard landscaping must be
installed.
12. ARCHITECTURAL CONSULTANT REQUIREMENTS: The developer shall implement,
at their cost, the recommendation made by Cannon Design Group, identified in the
Architectural Consultant reports, dated as received April 20, 2015 , June 3, 2015, and
August 19, 2015 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 recommendation has or will be addressed. This
recommendation must be incorporated in the building permit plans, and completed prior to
issuance of a building permit
13. 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.
14. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
15. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
16. COMPLIANCE MEMORANDUM: A memorandum, 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
17. PERMITS REQUIRED: A Demolition Permit shall be required for the demolition of the
existing office building and a Building Permit shall be required for the construction of the
new single-family residence and a separate Building Permit for the detached garage.
Separate permits are required for electrical, mechanical, and plumbing work as n ecessary.
18. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on
the cover sheet of the construction plans . A Compliance Memorandum shall be prepared
and submitted with the building permit application detailing how the Conditions of
Approval will be addressed.
19 . ·siZE OF PLANS : Four sets of construction plans, minimum size 24" x 36", maximum
size 30" x 42".
20. 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
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.
21. 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
engineering specializing in soils mechanics.
22. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector at foundation inspection.
This certificate shall certify compliance with the recommendations as specified in the soils
report, and that the building pad elevation 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
23 . RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The re sidence 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.
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 1/2 -inch out of plane with the immediate interior floor level with an 18-inch
clearance at interior strike edge.
d. Door buz zer, bell, or chime shall be hard wired at primary entrance.
24. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance
Forms must be blue-lined, i.e. directly printed, onto a plan sheet.
25 . BACKWATER VALVE : The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information
on the plans if a backwater valv e is required and the location of the installation. The Town
of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater
valves on drainage piping serving fixtures that have flood level rims less than 12-inches
above the elevation of the next upstream manhole.
26. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase
II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet
of Chimney.
27. FIRE ZONE: The project requires a Class A Roof assembly.
28. 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
29. 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.
30. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
a. Community Development-Planning Division: Erin Walters at (408) 354-6867
b. Engineering/Parks & Public Works Department: Mike Weisz at (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
31. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications. 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.
32. 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 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. Copies of any approvals or permits must be
submitted to the Town Engineering Department prior to releasing any permit.
33. PUBLIC WORKS INSPECTIONS: The developer 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 inspection.
34. RESTORATION OF PUBLIC IMPROVEMENTS : The developer shall repair or replace
all existing improvements not designated for removal that are damaged or removed because
of the developer's operations. Improvements such as, but not limited to: curbs, gutters ,
sidewalks, driveways, signs, pavements, raised pavement markers , thermoplastic pavement
markings, etc. shall be repaired and replaced to a condition equal to or better than the
original condition. 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. Developer shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
35. 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.
36. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of
any Permit.
37. 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.
38. 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 & 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.
39. DRIVEWAY: The driveway conform to existing pavement on Andrews Avenue shall be
constructed such that existing drainage patterns will not be obstructed
40. 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 .
41. DRAINAGE IMPROVEMENT: Prior to issuance of any grading/improvement permits, the
applicant shall: a) design the necessary provisions for the proper conveyance of surface
drainage, including those needed for any and all off-site areas that drain onto and/or
through the project; and b) design all necessary storm drain facilities extending · to a
satisfactory point of disposal for the proper control and di sposal of storm runo ff; and c)
provide recorded copy of any required easements to the Town .
42. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
issuance of a grading permit/building permit.
43. 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.
44. DEDICATIONS: The following shall be dedicated on the parcel map by separate
instrument. The dedication shall be recorded before any permits are issued:
a. Monterey A venue and Andrews Street: A chord of a 1 0-foot radius at the intersection.
45. 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.
46. 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.
47. 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 recommendations and the peer review comments. The applicant's
soils engineer's approval shall then be conveyed to the Town either by letter or by signing
the plans.
48 . SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all
excavations and grading shall be inspected by the applicant's soils engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design-level geotechnical report , and recommend appropriate changes in
the recommendations contained in the report, if necessary. The results of the construction
observation and testing should be documented in an "as-built" letter/report prepared by the
applicants ' soils engineer and submitted to the Town before final release of any occupancy
permit is granted.
49. 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. 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 .
50. 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. The total asphalt thickness shall be a minimum of 3-inches or shall match the existing
thickness , whichever is greater. The final lift shall be 1.5-inches of half inch medium
asphalt. The initiallift(s) shall be of three quarter inch medium asphalt.
d. The Contractor shall schedule a pre-paving meeting with the Town Engineering
Construction Inspector the day the paving is to take place.
e. 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.
51. SIDEWALK REP AIR: The developer shall repair and replace to existing Town standards
any sidewalk damaged now or during construction of this project. Sidewalk repair shall
match existing color, texture and design, and shall be constructed per Town Standard
Details. The limits of sidewalk repair will be determined by the Engineering Construction
Inspector during the construction phase of the project.
52. 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. New curb and
gutter shall be constructed per Town Standard Details. The limits of curb and gutter repair
will be determined by the Engineering Construction Inspector during the construction
phase of the project.
53. DRIVEWAY APPROACH: The developer shall install one (1) Town standard residential
driveway approach. The new driveway approach shall be constructed per Town Standard
Details.
54. CURB RAMPS: The developer shall construct one (1) curb ramp in compliance with ADA
Standards.
55. THRU-CURB DRAIN : The developer shall remove the existing thru-curb drain in the right
of way and replace the curb, gutter and sidewalk as necessary.
56. FENCING: Any fencing proposed within 200-feet of an intersection shall comply with
Town Code Section §23.1 0.080.
57. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements,
including but not limiting to trees and hedges, will need to abide by Town Code Section
23.1 0.080 , 26.1 0.065, 29 .40.030.
58. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gros s
vehicle weight exceeding ten thousand (1 0 ,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.
59. HAULING OF SOIL: Hauling of soil on or off-site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p .m. and 6:00
p.m.). Prior to the issuance of a building permit, the developer shall work with the Town
Building and Engineering Department Engineering 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.
60. 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.
61. CONSTRUCTION MANAGEMENT PLAN: 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.
62 . WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are used or
reused. Sanitary Sewer Clean-out is required for each property at the property line or
location specify by the Town.
63. 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.
64. 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 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.
65. 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 permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
66. 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 will 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 .
67. 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.
68. 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 ofthe 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.
69. 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.
70. 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. 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 is sued. 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.
71. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
72. 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.
73. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected fro.m
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
physica11y 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).
74. 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.
75. 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 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.
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