06 Staff Report - 107 Drysdale DriveMEETING DATE: 5/16/2005
~owN o~ ITEM NO. 5 .
COUNCIL AGENDA REPORT
!QS GA~OS
DATE: May 6, 2005
TO: MAYOR AND TOWN COUNCIL
FROM: ORRY P. KORB, TOWN ATTORNEY
SUBJECT: ADOPT RESOLUTION GRANTING AN APPEAL OF A PLANNING
COMMISSION DECISION DENYING AN APPLICATION TO CONSTRUCT
A SINGLE FAMILY RESIDENCE ON PROPERTY ZONED HR-1.
PROPERTY LOCATION: 107 DRYSDALE DRIVE. PROPERTY OWNER /
APPLICANT / APPELLANT: HOWELL & MCNEIL DEV., LLC.
ARCHITECTURE AND SITE APPLICATION: S-05-16
RECOMMENDATION:
Adopt resolution confirming Council action on May 2, 2005.
DISCUSSION:
On May 2, 2005, Council granted the appeal of a decision of the Planning Commission concerning
the application to construct a single family residence on property located at 107 Drysdale Drive:
Attachments: Resolution
Distribution: Howell & McNeil Development, 125 Glen Ridge Avenue, Los Gatos, CA 95030
ORRY P. KORB, TOWN ATTORNEY
1-1
OPK:LMB/wp [N:WTY\Drysdale.TCR.wpd]
Reviewed by: wn Manager Assistant Town Manager Clerk Administrator
Finance Community Development
Rev: 5/6/05 11:04
Reformatted: 7/19/99 File# 301-05
RESOLUTION
ADOPT RESOLUTION GRANTING AN APPEAL OF A PLANNING COMMISSION
DECISION DENYING AN APPLICATION TO CONSTRUCT A SINGLE
FAMILY RESIDENCE ON PROPERTY ZONED HR-1
PROPERTY LOCATION: 107 DRYSDALE DRIVE.
PROPERTY OWNER / APPLICANT / APPELLANT: HOWELL & McNEIL DEV., LLC.
ARCHITECTURE AND SITE APPLICATION: 5-05-16
WHEREAS:
A. This matter came before Council for public hearing on May 2, 2005, on an appeal
by Howell & McNeil Dev., LLC (property owner/applicant/appellant) from a decision of the
Planning Commission and was regularly noticed in conformance with State and Town law.
B. Council received testimony and documentary evidence from the appellant and all
interested persons who wished to give evidence. Council considered all testimony and materials
submitted, including the record of the Planning Commission proceedings and the packet of material
contained in the Council Agenda Report dated April 28, 2005 and the Desk Item dated May 2, 2005,
along with subsequent reports and materials prepared concerning this application.
C. The applicant is requesting approval of an architectural and site application to
construct a new 4,678 square foot home with a 718 square foot garage on a 1.8 acre vacant lot. The
proposed two story home is to be located on the southern part of the site, on a slope of less than 3 0%.
The proposed height is no greater than 25 feet at any point on the structure and a maximum height
of 29 feet from the lowest point to the highest point of the structure.
D. The Plam- ing Commission considered this project on March 23, 2005. The
Commission determined that the design and mass of the home were inappropriate for a hillside
home, but could not reach consensus on specific design changes that could be incorporated by the
applicant. The Commission denied the project with the understanding that the applicant would
1
appeal to the Council.
E. The grounds for the appeal are the applicant's belief that the Commission erred or
abused its discretion and that the decision was not based on evidence in the record or the
recommendations of Town staff.
F. Council finds as follows:
1. Pursuant to Town Code section 29.20.300, this application raised issues under the
Town's Hillside Standards, and, consequently, required interpretation of a policy over which the
Planning Commission did not have the discretion to modify or address, but which is vested in the
Council for modification or decision; to wit, the conflict between policies aimed at reducing visible
mass and other policies aimed at, limiting grading of hillsides. Council finds that applicant has
demonstrated that the desired reduction of visible mass was stymied by the grading policy.
2. The project with not have a significant impact on the environment and a mitigated
Negative Declaration has been approved.
3. Pursuant to section 29.20.150, the considerations for approval of Architecture and
Site applications have been made. The proposed construction, as modified, is well designed and
consistent with the hillside architectural style of the neighborhood and does not set a precedent
regarding future development in the neighborhood. .
RESOLVED:
1. The appeal of the decision of the Planning Commission on Architecture and Site
Application 5-05-16 is therefore granted.
2. Revised Conditions of approval, attached hereto as Exhibit A, are applied to this
Application.
3. The decision constitutes a final administrative decision pursuant to Code of Civil
2
Procedure section 1094.6 as adopted by Section 1.10.085 of the Town Code of the Town of Los
Gatos. Any application for judicial relief from this decision must be sought within the time limits
and pursuant to the procedures established by Code of Civil Procedure Section 1094.6, or such
shorter time as required by state or federal law.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California held on the day of , 2005 by the following vote.
COUNCIL MEMBERS:
AYES :
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA WATY\Drysda1e.RES.wpd
3
TOWN COUNCIL - MAY 2, 2005
CONDITIONS OF APPROVAL
107 Drysdale Drive
Architecture and Site Application S-05-16
Negative Declaration ND-05-05
Requesting approval to construct a single family residence on property zoned HR-1. No
significant environmental impacts have been identified and a Negative Declaration is
recommended. APN 527-04-009.
PROPERTY OWNER/APPLICANT: Howell & McNeil Dev. LLC
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL EXPIRATION: Zoning approval will expire two years from the approval date
pursuant to Section 29.20.320 of the Town Code, unless the application is vested.
2. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval listed below and in substantial compliance with the approved plans received
March 8, 2005. Any minor changes or modifications made to the approved plans shall be
approved by the Director of Community Development and other changes will be approved
by the Planning Commission, depending on the scope of the change(s).
3. DEED RESTRICTION: Prior to issuance of a building permit, a deed restriction shall be
recorded by the applicant with the Santa Clara County Recorder's Office that requires all
exterior paint colors to be maintained in conformance with the Town's Hillside Development
Standards. Final exterior colors shall be approved by the Director of Community
Development prior to issuance of building permits.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees
proposed for removal prior to the issuance of a Building or Encroachment Permit.
5. AESTHETICS MITIGATION MEASURE-1: The project will be required to relocate one
small oak tree currently located adjacent to the proposed home site. Relocation of this oak
to the southeast corner of the site along the north side of Drysdale Drive (consistent with the
row of oaks along the southwestern project boundary) could help reduce visibility of the
proposed home from the existing residence to the south. If the relocated trees die within two
years of relocation, replacement trees should be required and the number and size of
replacement trees should be determined by the Director of Parks and Public Works.
6. AESTHETICS MITIGATION MEASURE-2: Outdoor lighting shall be minimized and
directed downward so as not to affect nighttime views from adjacent residences.
7. BIOLOGICAL RESOURCES MITIGATION MEASURE-1: The project applicant shall be
required to implement all 21 recommendations made by the Town's consulting arborist,
Arbor Resources, in its November 24, 2004 report and letter dated January 24, 2005.
8. BIOLOGICAL RESOURCES MITIGATION MEASURE-2: The two storm drain lines,
outlets, and energy dissipaters proposed on the north side of the house shall be re-aligned and
directed westward, similar to the drains proposed on the southern side of the building
envelope. The re-aligned storm drains would avoid discharge of new storm runoff flows in
the vicinity of oak trees designated for retention on the project site.
EXHIBIT A
Conditions of Approval
107 Drysdale Drive
Page 2 of 9
9. GEOLOGY AND SOILS MITIGATION MEASURE-1: The project design shall incorporate
all applicable recommendations in Redwood Geotechnical Engineering, Inc.'s (RGE)
geotechnical investigation (August 31, 2004) for the proposed project (included as
Attachment 2) in order to minimize the potential impacts resulting identified geotechnical
constraints.
10. GEOLOGY AND SOILS MITIGATION MEASURE-2: Prior to issuance of the building
permit(s), Geomatrix Consultants shall review the construction plans submitted with the
building permit application. The construction plans shall include foundation plans and other
structural plans for all structures and should reflect RGE's recommendations and any other
supplemental recommendations by RGE.
11. GEOLOGY AND SOILS MITIGATION MEASURE-3: Prior to issuance of the building
permit(s), RGE shall review the final construction plans, including foundation and structural
plans, to ensure that final plans conform with all RGE (August 31, 2004). RGE shall submit
a Plan Review letter to the Town.
12. GEOLOGY AND SOILS MITIGATION MEASURE-4: During construction, RGE shall
observe and document the geotechnical engineering aspects of construction, including
grading and drainage improvements. Prior to project completion, RGE shall submit an
"as-built" construction observation letter to the Town.
13. HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE: Relocated
Trees #3 (recommended in Measure #3) should be located so as maintain defensible space
around the proposed home. If the relocated trees die within two years of relocation,
replacement trees should be required and the number and size of replacement trees should
be determined by the Director of Parks and Public Works.
14. SCREEN TREES: Screen trees shall be planted to screen the home from Shady Lane, to the
satisfaction of the Director of Community Development. The number and location of trees
shall be review and approved by the Director of Community Development prior to approval
of building permits.
15. VEHICULAR TURN AROUND: Provide a vehicular turn around on the project site
to the satisfaction of the Director of Community Development.
16. NORTH ELEVATION: Revise the northwest end of the home (i.e., north and west
elevations) to break up the massing to the satisfaction of the Director of the Community
Development.
17. LOWER THE FINISHED FLOOR ELEVATION OF THE HOUSE: Lower the
finished floor elevation of the house by approximately two feet which will increase the
slope of the driveway from approximately six (6) to eight (8) degrees.
Building Division
18. PERMITS REQUIRED: A building permit shall be required for the construction of the new
single family residence. Separate building permits are required for site retaining walls, water
tanks, and swimming pools; separate electrical, mechanical, and plumbing permits shall be
required as necessary.
19. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on
the cover sheet of the construction plans.
N:\DEV \CONDITNS\2005107Drysdale-AP.wpd
Conditions of Approval
107 Drysdale Drive
Page 3 of 9
20. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
21. STREET NAMES & HOUSE NUMBERS: Submit requests for new street names and/or
house numbers from the Office of the Town clerk prior to the building permit application
process.
22. 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. ALTERNATE: Design the foundation for an allowable soils
1,000 psf design pressure. (Uniform Building Code Volume 2 - Section 1805).
23. 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, the building pad elevation, on-site retaining wall locations and elevations are
prepared according to 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
24. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be designed
with adaptability features for single family residences per Town Resolution 1994-61:
a. Wooden 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 have 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 with an 18-
inch clearance.
d. Door buzzer, bell or chime shall be hard wired at primary entrance.
25. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-1R
and MF-1R must be blue-lined on the plans.
26. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase
H approved appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10-feet
of chimneys.
27. HAZARDOUS FIRE ZONE: This project requires a Class A roofing assembly.
28. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701, 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, signed by all requested parties and
be blue-lined on the construction plans. Special Inspection forms are available from the
Building Division Service Counter or online at www.losgatosca.gov.
29. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara
Valley Nonpoint Source Pollution Control Program shall be part of the plan submittal as the
second page. The specification sheet is available at the Building Division Service Counter
NADEV \CONDITNS\2005\ I07Drysdale-AP.wpd
Conditions of Approval
107 Drysdale Drive
Page 4 of 9
for a fee of $2 or at San Jose Blue Print.
30. PLANS: The construction plans shall be prepared under the direct supervision of a licensed
architect or engineer. (Business and Professionals Code Section 5538).
31. APPROVALS REQUIRED: The project requires the following agencies approval before
issuing a building permit:
a. Community Development: Suzanne Davis at 354-6872
b. Engineering Department: Fletcher Parsons at 395-3460
C. Parks & Public Works Department: (408) 399-5777
d. Santa Clara County Fire Department: (408) 378-4010
e. West Valley Sanitation District: (408) 378-2407
f. Local School District: (Contact the Town Building Service Counter for the
appropriate school district and to obtain the school form.)
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
32. UTILITIES. Any utilities constructed within the LRDA shall require arborist review of the
alignment and special backfill provisions to minimize erosion.
33. GRADING PERMIT. A grading permit is required for site grading and drainage. The
grading permit application (with grading plans) shall be made to the Engineering Division
of the Parks & Public Works Department located at 41 Miles Avenue. 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.
34. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement
of any site work, the general contractor shall:
a. Along with the project applicant, attend a pre-construction meeting with the Town
Engineer to discuss the project conditions of approval, working hours, site
maintenance and other construction matters;
b. Acknowledge in writing that they have read and understand the project conditions of
approval, and will make certain that all project sub-contractors have read and
understand them prior to commencing work and that a copy of the project conditions
of approval will be posted on site at all times during construction.
35. RETAINING WALLS. A building permit, issued by the Building Department at 110 E.
Main Street, maybe required for site retaining walls. Walls are not reviewed or approved by
the Engineering Division of Parks and Public Works during the grading permit plan review
process.
36. SOILS REPORT. One copy of the soils report shall be submitted with the grading permit
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
N:\DEV\CONDITNS12005\107Drysdale-AP.wpd
Conditions of Approval
107 Drysdale Drive
Page 5 of 9
6735 of the California Business and Professions Code.
37. SOILS REVIEW. Prior to issuance of any permit, 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.
38. 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.
39. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the
developer. Plans for those improvements shall be prepared by a California registered civil
engineer, reviewed and approved by the Town, and guaranteed by contract, Faithful
Performance Security and Labor & Materials Security before the issuance of a building
permit or the recordation of a map. The improvements must be completed and accepted by
the Town before a Certificate of Occupancy for any new building can be issued.
a. Drysdale Drive. Widen road to provide a 24-foot width across property frontage.
40. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town Engineer,
in writing, at least 72 hours in advance of all differences between the proposed work and the
design indicated on the plans. Any proposed changes shall be subject to the approval of the
Town before altered work is started. Any approved changes shall be incorporated into the
final "as-built" drawings.
41. TRAFFIC IMPACT MITIGATION FEE. The developer shall pay a proportional the
project's 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 request of Certificate of Occupancy is made. the fee shall
be paid before issuance of the Certificate of Occupancy. The traffic impact mitigation fee
for this project using the current fee schedule is $5,742. the final fee shall be calculated form
the final plans using the rate schedule in effect at the time of the request for a Certificate of
Occupancy.
42. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to submittal
of plans to the Engineering Division of the Parks and Public Works Department.
43. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of
any Permit or recordation of the Final Map.
44. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to
issuance of a grading permit.
45. 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
N.\DE V ACONDITNS\2005\107Drysdale-AP.wpd
Conditions of Approval
107 Drysdale Drive
Page 6 of 9
drainage facilities. The storing of goods and materials on the sidewalk and/or the street will
not be allowed unless a special 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.
46. 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.
47. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting an 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 ow work that went on without inspection.
48. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by
a licensed surveyor or registered civil engineer qualified to practice land surveying, for the
following items:
a. Retaining wall-top of wall elevations and locations
b. Toe and top of cut and fill slopes
49. EROSION CONTROL. Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks & Public Works Department. A Notice
of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to
the San Francisco Bay Regional Water Quality Control Board for projects disturbing more
than one acre. A maximum of two weeks is allowed between clearing of an area and
stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion
control measures, to be carried out during construction and before installation of the final
landscaping shall be included. Interim erosion control method shall include, but are not
limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, Town
standard seeding specification, filter berms, check dams, retention basins, etc. Provide
erosion control measures as needed to protect downstream water quality during winter
months. The grading, drainage, erosion control plans and SWPPP shall be in compliance
with applicable measures contained in the amended provisions C.3 and C.14 of Order 01-024
of the amended Santa Clara County NPDES Permit.
50. 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 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.
N:\DEV\CONDITNS\20055107Drysdale-AP.wpd
Conditions of Approval
107 Drysdale Drive
Page 7 of 9
51. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross
vehicle weight exceeding ten thousand (10,000) pounds shall be allowed on the portion of
a street which abuts property in a residential zone without prior approval from the Town
Engineer 15.40.070).
52. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed.
53. UNDERGROUND UTILITIES. No underground utilities shall be constructed within the
dripline of a tree or shrub/bush.
54. NONPOINT SOURCE POLLUTION PREVENTION. On-site drainage systems shall
include a filtration device such as a bio-swale or permeable pavement.
55. 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.
56. UTILITIES. The developer shall install all utility services, including telephone, electric
power and all other communications lines underground, as required by Town Code
§27.50.015(b). All new utility services shall be placed underground. Underground conduit
shall be provided for cable television service.
57. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because of
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.
58. DRIVEWAY APPROACH. The developer shall install one Town standard residential
driveway approach. The new driveway approach shall be constructed per Town Standard
Details.
59. AS-BUILT PLANS. After completion of the construction of all work, the original plans
shall have all changes (change orders and field changes) clearly marked. The "as-built" plans
shall again be signed and "wet-stamped" by the civil engineer who prepared the plans,
attesting to the changes. The original "as-built" plans shall be review and approved the
Engineering Inspector. A Mylar and AutoCAD disk of the approved "as-built" plans shall
be provided to the Town before the Faithful Performance Security or Occupancy Permit is
released. The AutoCAD file shall include only the following information and shall conform
to the layer naming convention: a) Building Outline, Layer: BLDG-OUTLINE; b) Driveway,
Layer: DRIVEWAY; c) Retaining Wall, Layer: RETAINING WALL; d) Swimming Pool,
Layer: SWIMMING-POOL; e) Tennis Court, Layer: TENNIS-COURT; f) Property Line,
Layer: PROPERTY-LINE; g) Contours, Layer: NEWCONTOUR. All as-built digital files
must be on the same coordinate basis as the Town's survey control network and shall be
submitted in AutoCAD version 2000 or higher.
N:\DE V \CONDITNS\2005107Drysdale-AP.wpd
Conditions of Approval
107 Drysdale Drive
Page 8 of 9
60. 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 Administrative (Sec. 6.50.025). 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 section
103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code and
maintain such device in a functional operating condition. Evidence of West Valley Sanitation
District's decision on whether a backwater device is needed shall be provided prior to
issuance of a building permit.
61. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley
Sanitation District and approved by the Town of Los Gatos before they are used or reused.
Install a sanitary sewer lateral clean-out at the property line.
62. 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. 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.
63. 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 ff 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.
64. COVERED TRUCKS: All trucks transporting soil materials to and from the site shall be
covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
65. REQUIRED FIRE FLOW: Required fire flow for this project is 2,000 GPM at 20 psi residual
pressure. As an automatic sprinkler system will be installed, the fire flow has been reduced
by 75% establishing a required adjusted fire flow of 1000 gpm at 20 psi residual pressure.
The adjusted fire flow is not available from area water mains and fire hydrants which are
spaced at the required spacing.
66. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED: Buildings requiring a fire flow
in excess of 2,000 GPM or, in excess of two stories or 35 feet in height or, in excess of
10,000 square feet or new homes located within the hazardous fire area, shall be protected
N:\DE V \C ONDTTNS\2005\ 107 Drysd ale-AP.wpd
Conditions of Approval
107 Drysdale Drive
Page 9 of 9
throughout by an automatic fire sprinkler system, hydraulically designed per National Fire
Protection Association (NFPA) Standard #13. *see additional underground fire service
comment.
67. A State of California licensed 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.
68. FIRE APPARATUS (ENGINE) ACCESS DRIVEWAY REQUIRED. Provide an access
driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical
clearance of 13 feet 6 inches, and a maximum slope of 15%. Installations shall conform to
Fire Department Standard Details and Specifications sheet D-1.
69. TINIING OF REQUIRED ROADWAY INSTALLATIONS. Required drivewayinstallations
shall be constructed to a surface of 8 inches of class 2 aggregate base and compacted to 95%
prior to the start of construction. Bulk combustible materials shall not be delivered tot he site
until installations are complete. Note that building permit issuance may be withheld until
installations are completed.
70. PREMISES IDENTIFICATION. Approved numbers or addresses shall be placed on all new
buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. The numbers shall contrast with their background.
N:1DEV\CONDIT'NS\2OOS107Drysdale-AP.wpd
N:1DEV\CONDITNS12005\107Drysdale-AP.wpd