14 Staff Report - 17101 Hicks Road.~pW N Of
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3
DATE:
TO:
FROM:
SUBJECT:
COUNCIL AGENDA REPORT
,May 25, 2006
MEETING DATE: 6/05/06
ITEM NO.
1 ILI
MAYOR AND TOWN C UNCIL
TOWN MANAGER
CONSIDER A REQUEST TU AMEND AN APPROVED PLANNED
DEVELOPMENT TO MODIFY THE GRADING FOR LOTS 6 THROUGH 11
(287, 289, 291, 293, 297 & 299 MOUNTAIN LAUREL LANE) ON PROPERTY
ZONED HR-5:PD. APNS 537-18-001, 567-23-042 AND 567-24-008.
PROPERTY LOCATION: 17101 HICKS ROAD. FILE# PD-06-04.
PROPERTY OWNEWAPPLICANT: GHC SHANNON VALLEY RANCH,
LLC.
RECOMMENDATION:
1. Hold the public hearing and receive public testimony,
2. Close the public hearing;
3. Direct the Clerk Administrator to read the title of the ordinance (no motion required);
4. Move to waive the reading of the ordinance (motion required);
5. Introduce the ordinance to effectuate Planned Development PD-06-04 (motion required)..
6. Direct the Clerk Administrator to publish summary of the ordinance no more than five days
prior to adoption (no motion required);
PROJECT SUMMARY
On March 4, 2002 the Town Council approved a Planned Development (PD) for 14 single family
homes on 80.3 acres located generally at the intersection of Shannon and Hicks Roads. A location
map is included with the PD Ordinance (see Exhibit A). The applicant is in the process of
constructing 13 new homes. The approved 14th home includes the replacement of a home that was
burned down. The seller of the property retained the lot that contains the site of the burned house,
and will submit plans for a replacement residence some time in the future.
On January 22, 2003 the Planning Commission approved a tentative map for the project. On January
14, 2004 the Commissionap)-prove hitecture & Site (A&S) applications for 13 new homes. The
PREPARED BY: Bud N. Lo , Dir for of Community Development
N:\DEV\SUZANNE\CouncMeports\Fwd to TOGraubnar\SVR-PDA.wpd
Reviewed by: _Q'_Assistant Town Manager own Attorney Clerk Finance
Community Development Revised: 5/25/06 4:47 pm
Reformatted: 5/30/02
PAGE 3 -
MAYOR AND TOWN COUNCIL
SUBJECT: 17101 HICKS ROAD/PD-06-04
May 31, 2006
The proposed areas of extended grading are located behind each of the six homes along the uphill
side of Mountain Laurel Lane. The areas are delineated on each home site with stakes and yellow
tape (see photos, Exhibit F). Exhibit G shows the locations the photos were taken from. Generally,
for every foot of retaining wall, the rear yard will increase by four feet, so a four foot high wall will
provide about 16 feet of additional depth to the yard area. The applicant's proposal includes walls
that will be four feet at the highest point, and will increase the rear yard areas by 7 to 22 feet between
the house and wall as measured at the center point. The revised grading plan includes a table
summarizing the increase in yard areas for each of the six homes. These distances are taken from
-three-points between the house and proposed cut bank and do not reflect varying wall locations along
the rear of the houses. The grading plans shows the footprint of the houses along with the toe of
slope and proposed wall locations (refer to Exhibit D to the revised PD Ordinance, Attachment 1).
A second table on the revised grading plan includes an earthwork summary that shows the total cut
volume at 850 cubic yards. This material will be dispersed elsewhere on the site and will not need
to be hauled away. Some dirt will be used to backfill previously approved walls, and some will be
spread in open space areas.
The proposed retaining walls will all be situated below the v-ditch that was previously installed as
part of site drainage improvements and will be within an artificially created slope area (as opposed
to a native slope) that was established with the construction of the v-ditch. The walls will not be
visible from any off-site views, and will be screened from the internal streets by the houses and new
landscaping. The walls will be scored precast concrete that will be painted a dark earthtone color
to help blend them with the hillside.
SUMMARY OF PROJECT REVIEW
On April 12, 2006 the Planning Commission considered the applicant's request. The Commission
had an extensive discussion and voted 5-2 to not recommend approval of the applicant's request.
The Commission raised concerns about allowing additional grading, the style and appearance of the
retaining walls, and whether the proposal is consistent withe Hillside Development Standards &
Guidelines (HDS&G). The Commission did not come to a consensus on any of these issues (see
verbatim meeting minutes, Attachment 3).
Because of the Planning Commission discussion, staff is providing some information on the types
of projects that a homeowner could do without permits or the need for discretionary approvals, as
listed below:
• retaining walls with less than three feet of exposed height (unless a grading permit is
required)
• trellises or other structures that do not exceed 120 square feet
• at.grade patios ,
Date: April 6-2006
For Agenda Of. April 12, 2005
Agenda Item: 4
REPORT TO:
FROM:
LOCATION:
The Planning Commission
The Development Review Committee
17101 Hicks Road
Planned Development Application PD-06-04
Requesting approval to modify an approved Planned Development to
modify the grading for lots 6 through 11 (287, 289, 291, 293, 297 & 299
Mountain Laurel Lane) on property zoned HR 5:PD. APNS 537-18-001,
567-23-042 and 567-24-008.
PROPERTY OWNER/APPLICANT: GHC Shannon Valley Ranch, LLC
DEEMED COMPLETE: February 28, 2005
FINAL DATE TO TAKE ACTION: Rezoning applications are legislative
acts and are therefore not governed by the Permit Streamlining Act.
FINDINGS
CONSIDERATIONS ■ The Planning Commission must find that the zone change is
consistent with the General Plan if the recommendation' is for
approval.
ACTION: Recommendation to Town Council
ENVIRONMENTAL
ASSESSMENT: An Environmental Impact Report (EIR) and Addendum were previously
prepared for this project. The EIR Addendum was certified by the Town
Council on March 4, 2002.
EXHIBITS: A. Adopted Planned Development Ordinance (24 pages)
B. Draft (Revised) Planned Development Ordinance (24 pages) with
zoning exhibit, conceptual development plans, landscape guidelines
and revised grading plan.
C. Required Finding (one page)
D. Applicant's letter (two pages), received February 28, 2006
E. Letter from ENGEO, Inc. (three pages), received February 28, 2006
F. Site photos (eight pages), received February 28, 2006
G. Map for site photos (one page), February 28, 2006
RECOMMENDATION
SUMMARY: Recommendation to Town Council
i
ATTACHMENT 2L
The Planning Commission - Page 3
17101 Hicks Road/PD-06-04
April 12, 2006
appearance and height, and it will be more difficult to maintain continuity with grading and drainage
from lot to lot. Staff has experienced these kinds of issues with the Summerhill Homes project on
Blossom Hill Road as the hillside lots were individually developed by new buyers.
The proposed areas of extended grading are located behind each of the six homes along the uphill
side of Mountain Laurel Lane. The areas are delineated on each home site with stakes and yellow
tape (see photos, Exhibit F). Exhibit G shows the locations the photos were taken from. Generally,
for every foot of retaining wail, the rear yard will. increase by four feet, so a four toot high wail will
provide about 16 feet of additional yard area. The applicant's proposal includes walls that will be
- - four feet at the highest point, and will increase the rear yard areas by 7-to 22-feet between the house---- -
and wall as measured at the center point. The revised grading plan includes a table summarizing the
increase in yard areas for each of the six homes. The grading plan is attached as Exhibit D to the
revised PD Ordinance (see Exhibit B). These distances are taken from three points between the
house and proposed cut bank and do not reflect varying wall locations along the rear of the houses.
The grading plans shows the footprint of the houses along with the toe of slope and proposed wall
locations.
A second table includes an earthwork summary that shows the total cut volume at 850 cubic yards.
This material will be used elsewhere on the site and will not need to be hauled away. Some dirt will
be used to backfill previously approved walls, and some will be spread in open space areas.
The proposed retaining walls will all be situated below the v-ditch that was previously installed as
part of site drainage improvements and will be within an artificially created slope area that was
established with the construction of the v-ditch.. The walls will not be visible from any off-site
views, and will be screened from the internal streets by the houses and new landscaping. The walls
will be scored precast concrete that will be painted an earthtone color to help blend them with the
_.F ;.hillside.:. The..applicant will have photos or a brochure of the wall type at the Commission meeting.
RECOMMENDATION:
The Plnn n~' g ommission should forward a recommendation on the modified grading to the Town
Council. A revised PD Ordinance has been prepared for the Commission's consideration (see
Exhibit B).
Prepared by:
Suzanne Davis, Associate Planner
Approved by:
Bud N. Lortz,
Director of Community Development
BNL:SD
,i cc: Tim Stanley, Greenbriar Homes Communities, Inc., 43160 Osgood Road, Fremont, CA
94539
N-.\DEV\SUZANNBPQREPORTS\GreenbriaAHicks 17101-PDA.wpd
ORDINANCE 2097
ORDINANCE OF THE TOWN OF LOS GATOS AMENDING THE TOWN CODE
EFFECTING A ZONE CHANGE FROM RC AND HR-5 PREZONE TO HR-5:PD FOR
PROPERTY LOCATED AT 17101 HICKS ROAD AND 14045 SHANNON ROAD
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION i
The- To-wn_Code_of-the _Town of-Los Gatos-is-hereby amended-to-change-the zoning-on----.-- - -
property at 17101 Hicks Road and 14045 Shannon Road (Santa Clara County Assessor Parcel
Numbers 537-18-001, 567-24-008 and 567-23-041) as shown onthe map attachedhereto as Exhibit
A, and is part of this Ordinance, from RC (Resource Conservation) and HR-5 (Hillside Residential,
5 Acres per Dwelling Unit) to HR-5:PD (Hillside Residential, 5 Acres per Dwelling Unit, Planned
Development).
SECTION II
The PD (Planned Development Overlay) zone established by this Ordinance authorizes the
following construction and use of improvements:
1. Demolition of two existing pre-1941. and two post-1041 single family residences and
one pre-1941 barn.
2. Construction of 13 new single-family dwelling units and reconstruction of one single-
family dwelling that was destroyed by fire.
3. Landscaping, streets,-trails, and other improvements -shown and required on the
Official Development Plan.
4. Dedication of 45.4 acres of hillside and riparian open space as shown on the Official
Development Plans.
5. Dedication of trail easements to the Town of Los Gatos as shown on the Official
Development Plans.
6. Uses permitted are those specified in the HR (Hillside Residential) zone by Sections
29.40.235 (Permitted Uses) and 29.20.185 (Conditional Uses) of the Zoning
Ordinance, as those sections exist at the time of the adoption of this Ordinance, or as
they may be amended in the future. However, no use listed in Section 29.20.185 is
Page t of 17
Exhibit A
5. RECYCLING. All wood, metal, glass -and aluminum materials generated from the
demolished structures shall be deposited to a company which will recycle the materials.
Receipts from the company(s) accepting these materials, noting type and weight of material,
shall be submitted to the Town prior to the Town's demolition inspection and the issuance
of any building permits.
6. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for the removal of
any ordinance sized tree prior to the issuance of a Building, Grading or Encroachment
Permit.
7. FENCING. Fence locations shall be reviewed and approved during the Architecture & Site
review(s), including privacy and yard fencing. Developer will include in the CC&R's for the
project a restriction limiting the home owners froth replacing the fence type as installed by
the Developer and as shown on the Official Development Plans, or as otherwise approved
- - - - - during the Architecture & Site reviews . Any replacement or addition of other fence
g Y types - -
shall be restricted to open fence types including wood with wire mesh and wood or concrete .
split-rail fencing. Solid fencing will be permitted only where installed by the Developer and
as shown on the approved development plans. CC&R's shall require fences to be set back
a minimum of 10 feet for from property lines.
8. BUILDING SQUARE FOOTAGE. All project homes will be limited to a maximum size of
4,850 square feet with an average of 4,650 square feet, and at least 2/3 of the homes shall be
limited to a one story design. Final building design and size will be determined during
Architecture and Site review. No further expansion of the homes will be allowed unless this
Ordinance is amended by the Town Council. Lot 14 shall be developed under guidelines of
a replacement structure and shall be similar is size, mass and scale to the original home that
was destroyed by fire.
9. SETBACKS. The minimum setbacks are those specified by the HR-5 zoning district.
10. HEIGHT. The maximum height for single-story homes shall be 25 feet and the maximum
height for two-story homes shall be 30 feet.
11. EXTERIOR LIGHTING. All exterior lighting shall be reviewed and approved as part of the
Architecture & Site review(s). Lighting shall be down directed, and no street lighting shall
be included in the development. If it, is determined that lighting is needed for safety reasons
at the intersection of Hicks Road and the new road into the development, a street light may
be required, but only if there is not alternative safety devices that can adequately delineate
the intersection. If it is determined that a new light must be installed, it shall be designed to
only illuminate the minimum area necessary for safety.
12. "BIOLOGICAL RESOURCES MITIGATION MEASURE 6-3a. During the design phase,
the property owner/developer shall implement the following measures:
a. Any plan affecting trees shall be reviewed by the Consulting Arborist to ensure that
improvement plans, utility and drainage plans, grading plans, landscape and irrigation
plans, and demolition plans will not adversely affect the tree to be retained.
b. The horizontal and vertical elevations of trees to be preserved within development
areas shall be established and included on all plans.
C. The Consulting Arborist shall identify a Tree Protection Zone for trees to be
preserved in which no soil disturbance is permitted. For design purposes, the Tree
Protection Zone shall be defined by the dripline. Where development must encroach
- Page 3 of 17
a comprehensive management plan for the trees shall be developed that considers the broad
objectives of development as well as the needs of the specific species. This management
plan shall specify pruning, fertilization, mulch, pest management, replanting and irrigation
requirements. In addition, provisions for monitoring both tree health and structural stability
following construction must be made a priority. As trees age, the likelihood of failure of
branches or entire trees increases. Therefore, the management plan must include an annual
inspection for hazard potential.
16. "BIOLOGICAL RESOURCES MITIGATION MEASURE 6-4. To minimize impacts on
nesting raptors, the applicant shall complete necessary pre-construction surveys and
monitoring. If it is not possible to schedule construction between August and February, then
nrP_-nngtnurtinn gttryPVC fnr nesting ra»tnrs will be cnnrhirtPri by 1' o.a +t, .i ' 4.
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in order to ensure that no raptor nests will be disturbed during project construction. This
survey will be conducted no more than 15 days prior to the initiation of-construction
activities during the early part of the breeding season (February through April) and no more
than 30 days prior to the initiation of these activities during the late part of the breeding
season (May through August). During this survey, the biologist will inspect all trees in and
immediately adjacent to the impact areas for raptor nests. If an active raptor nest is found
close enough to the construction area to be disturbed by these activities, the ornithologist, in
consultation with CDFG, will determine the extent of a construction-free buffer zone to be
established around the nest.
17. "BIOLOGICAL RESOURCES MITIGATION MEASURE 6-5a. To minimize impacts on
yellow warblers; the property owner/developer shall retain sycamore riparian habitat along
Shannon Creek and shall maintain setbacks of at least 50 feet between proposed development
j and sycamore riparian habitat. If a small amount of development encroaches into this 50-
foot setback, then this encroachment (indirect impact) shall be mitigated by planting riparian
habitat at a 1:1 ratio.
18. "BIOLOGICAL RESOURCES MITIGATION MEASURE 6-5b. The property
owner/developer shall implement the following measures to minimize potential impacts on
- any roosting bats:
a. Surveys shall be conducted up to one year in advance of building demolition and tree
removal, if possible, to determine if active roosts. are present. These surveys shall not.
substitute for pre-construction/pre-disturbance surveys for nesting raptors, as bats
could move on or adjacent to the site between survey periods. If roosting bats are
found during these surveys, either avoidance of the maternity roost season,
establishment of buffer zones or exclusion of bats shall be implemented as
appropriate.
b. Avoidance: Construction activities involving potential roost sites shall be conducted
outside the maternity roost season if the project commences after young are volant
by July 31 and finished before the formation of maternity roosts begins (as early as
March 1).
C. Pre-demolition Surveys and Buffer Zones: If the project schedule does not allow for
early detection surveys to occur, a pre-demolition survey for roosting bats shall be
conducted by a qualified bat biologist 14 days prior to construction as determined by
a Memorandum of Understanding with the California Department of Fish & Game
Page 5 of 17
ti
goal is to create and enhance riparian habitat with habitat functions and values equal
to, or greater than those existing along the Shannon Creek drainage and northern
' drainage. The final species selection and configuration shall be determined during
final mitigation design. The trees and shrubs to be installed should be of local origin,
preferably contract grown from seed or cuttings from within five miles of the site.
e. A detailed monitoring plan including specific success criteria shall be developed and
submitted to The Town of Los Gatos for approval. The mitigation area will be
monitored in accordance with the plan approved by the Town. The basic components
of the monitoring plan are final success criteria, performance criteria, monitoring
methods, data analysis, as-built plans, monitoring schedule, contingency/remedial
measures and reporting requirements.
£ Specific success criteria and characteristics shall be developed during preparation of
the mitigation and monitoring plan. At a minimum, the final success criteria shall_
include absolute percent cover by native trees and shrubs of 60% and 40%,
respectively. The performance criteria should include tree and shrub survival at three
years of 80% of the original planting. If the final encroachment estimates exceed 1.0
acre, monitoring of the mitigation site shall be conducted for 10 years. Annual
monitoring reports shall be sent to the appropriate agencies. If the required
mitigation planting is less than 1.0. acres,. monitoring shall be conducted annually for
five years.
g. During the development of the riparian restoration plan, an appropriate area (or areas)
shall be identified to replace encroachment impacts at a 1:1 basis.
h. Maintain Water Quality ofthe Watershed. The project shall be designed, constructed
and built in such a way as to maintain the water quality in the adjacent drainage
channels and ponds. Appropriate best management practices (BMPs) shall be
developed for the project. `
20. SOLAR WATER SYSTEM. Each residence shall be pre-plumbed for a solar waterlieater
system prior to issuance of a certificate of occupancy.
21. COLOR REFLECTIVITY DEED RESTRICTION. Prior to the issuance of a building
permit, a deed restriction shall. be recorded.by the applicant with the Santa Clara County
Recorder's Office that requires all exterior paint colors to be maintained in conformance with
the Town's Hillside Development Standards.
.22. SUBDIVISION REQUIRED. A separate tentative map application submittal and approval
is required for the proposed project prior to the issuance of building permits.
23. BELOW MARKET PRICE (BMP) IN-LIEU FEE: A Below Market Price (BMP) in-lieu fee
shall be paid by the property owner/developer pursuant to Town Code Section 29.10.3 025
and any applicable Town Resolutions. The fee amount shall be based upon the Town
Council fee resolution in effect at the time a final or vesting tentative map is approved.
24. FINAL CC&R's. Final CC&R's shall be approved by the Town Attorney prior to the
recording of the Final Map. The CC&R's shall include provisions for traffic circulation,
vehicle parking enforcement procedures, and landscaping, exterior lighting and fencing
restrictions. The approved CC&R's shall become conditions of this.Otdinance.
Building Division
Page 7 of 17
to the Building Official for approval prior to issuance of any building permits, in accordance
with UBC Section 106.3.5. Please obtain Town Special Inspection form from the Building
Division Service Counter. The Town Special Inspection schedule shall be printed on the
construction plans.
38. NON-POINT SOURCE POLLUTION STANDARDS. The Town standard Santa Clara
Valley Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet is available at the Building Division service counter.
39. ADDITIONAL AGENCY APPROVALS REQUIRED. The project requires the following
agencies approval before issuance of a building permit:
a. West Valley Sanitation District 378-2407
b. Santa Clara County Fire Department: 378-4010
C. Lots 1-13: Los Gatos School District: 335-2000
d. Lot 14: Union School District: 377-8010
Note: Obtain the school district forms from the Town Building Department, after the
Building Department has approved the building plans.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
40. GRADING. Grading shall be kept to a minimum to construct the roads within the project.
Any future grading will be considered at the time of Architecture & Site review(s).
41. GRADING PERMIT. A grading permit is required for all on-site grading, erosion control
and improvements (roadway, storm drainage, utilities, lighting, etc.). A separate application
for a grading permit (with grading plans) shall be made to the Engineering Division of the
Parks & Public Works Department. The grading plans shall include final grading, drainage,
retaining wall location, driveway, utilities and interim erosion control. Unless specifically
allowed by the Director of Parks & Public Works, the grading permit will be issued
concurrently with the building permit.
42. SOILS REPORT. One copy of the soils and geologic 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 report shall be signed and "wet stamped" by the engineer or geologist, in
conformance with Section 6735 of the California Business and Professions Code.
43. FINAL MAP. A final map shall be recorded. Two copies of the final map shall be submitted
to the Engineering Division of the Parks & Public Works Department for review and
approval. The submittal shall include closure calculations, title report and appropriate fees.
The map shall be recorded prior to issuance of any building permits for the project.
44. DEDICATIONS. The following shall be dedicated prior to issuance of any permits:
a. Hicks Road. A 40-foot half street right-of-way with the chord of a 20=foot radius at
the intersection with the new street.
b. Shannon Road. A 20-foot half street right-of-way.
C. New interior streets. A 40-foot street right-of-way with the chord of a 20-foot radius
at all intersections and a standard 42-foot radius cul-de-sac.
d. Public Service Easement (PSE). Ten (10) feet wide, next to the new street right-of-
Page 9 of 17
hillside areas between October I and April 15 of each year. For grading operations
commenced before October 1, all grading or earth-disturbing activities shall cease October
15 and will not be allowed to restart until April 15. Grading permits will not be issued
between September 15 and April 15. These limitations include, but are not limited to these
items: driveways, building pads, foundation trenches and drilled piers, retaining walls,
swimming pools, tennis courts, outbuildings and utility trenches. Install interim erosion
control measures, shown on the approved interim erosion control plan, by October 1, if final
landscaping is not in place. Maintain the interim erosion control measures throughout the
October I to April 15 period.
52. GRADING INSPECTIONS. The soils engineer or her/his qualified representative shall
continuously inspect all grading operations. The soils engineer shall submit a final grading
report before occupancy/Certificate of Completion.
51 _ SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by
a licensed surveyor or registered civil engineer qualified to practice land surveying, for the
following items:
a. Retaining wall--top of wall elevations and locations.
b. Toe and top of cut and fill slopes.
C. Top of future curb along one.side of the new street.
54. EROSION CONTROL. Interim and final erosion control plans shall be prepared and
submitted to the Engineering Development Division of the Parks & Public Works
Department. A Notice of Intent (NOI) shall be submitted to the San Francisco Bay Regional
Water Quality Control Board. A Storm Water Pollution Prevention Plan (SWPPP) shall be
submitted to the Town Engineering Division concurrently with the grading 'permit
application. Grading activities shall be limited to the period of least rainfall (April 15 to
October 1). A maximum of two weeks is allowed between clearing of an area/building on
an area if grading is allowed during the rainy season. In addition, straw bales and plastic
sheeting shall be stored on-site for emergency control, if needed. Install fiber berms, check
dams, retention basins, silt fences, erosion control blankets and fiber rolls as needed on the
project site, to protect down stream water quality during winter months.
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 or creeks.
56. NPDES REQUIREMENTS. All work within the project shall be in conformance with the .
National Pollution Discharge Elimination System permit issued to local agencies within
Santa Clara County by the San Francisco Bay Regional Water Quality Control Board on
October 17, 2001.
57. FISH & GAME REQUIREMENTS. A "1603" permit shall be obtained for the California
Department of Fish & Game for proposed improvements in or near riparian areas within that
agency's jurisdiction. A copy of the permit shall be provided to the Parks & Public Works
Department before any permits are issued/final map is recorded.
58. 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). Cable television capability shall be provided to all new lots.
Page t t of 17
SWPPP shall be in conformance with the Santa Clara County NPDES Permit as amended
by the San Francisco Bay Regional Water Quality Control Board (RWQCB) on October 17,
2001. The SWPPP shall be approved concurrently with the grading, drainage and erosion
control plans. Reference the Addendum to the EIR for additional details.
69.
**HYDROLOGYAND WATER QUALITY MITIGATION MEASURE Theprojectdesign
shall incorporate water quality mitigation measures in accordance with current NPDES
requirements. ' Water quality measures should include use of biofilters, drainage swales, and
detention facilities to mitigate non-point source impacts. In addition, the SCVWD and
RWQCB, recommend the incorporation of site planning design measures to help reduce
potential contributions of urban pollutants from the project. See the Addendum to the EIR
aa'+:..., i A 1
1V1 auuIL1V11a1 %AeLa ls.
70.
**TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 8-2. In order to
-_minimize potential--.traffic safety impacts the property--owner/developer shall take the - - -
following measures:
a. Adequate sight distance shall be provided for the'project access road/Hicks Road
intersection through removal of vegetation and grading of the embankment.
b. A stop sign shall be installed to control traffic on the project access road to Hicks
Road. The stop sign for the proposed driveway shall be located along and parallel
to the'north edge of pavement on Hicks Road.
C. Warning signs shall be installed indicating a "T' intersection along Hicks Road
approaching the new driveway. These signs shall be ]ocated approximately 300 feet
east and west of the project entrance/Hicks Road intersection.
d. Traffic reflectors shall be installed on the south side of Hicks Road at the intersection
with the. entrance road to the project.
71.
"TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 8-3. A separate
pedestrian trail shall be installed along the north side of Hicks Road.
72.
**TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 8-4. Use of traits by
bicyclists, particularly the trail parallel to Hicks Road, shall be considered during
Architecture and Site review. In addition, design issues such as the appropriateness of trail
widths, pavement versus compacted earth, and trailhead facilities shall be considered during
Architecture and Site Review.
73.
GEOTECHNICAL REVIEW OF SUBDIVISION IMPROVEMENT PLANS. The project
geotechnical consultant shall review and approve all geotechnical aspects of the subdivision
improvement plans to ensure that their recommendations have been properly incorporated.
The results of the plan review shall be summarized by the geotechnical consultant in a letter
and submitted to the Town Engineer for review, prior to issuance of permits for construction
of subdivision level improvements.
74.
GEOTECHNICAL PLAN REVIEW (LOTS 1 THROUGH 13). The project geotechnical
consultant shall review and approve all geotechnical aspects of the project building and
grading plans for individual residences on Lots 1 through 13. To ensure that their
recommendations have been properly incorporated. The consultant shall verify that
recommended measures to address potential debris flows on Lot 6, and potential co-seismic
ground deformation on Lots 1 and 13 have been incorporated.
75.
GEOTECHNICAL INVESTIGATION (LOT 14). The proj ect geotechnical consultant shall
Page 13 of 17
Page 15 of 17
Gatos on March 4, 2002, and adopted by the following vote as an.ordinance of the Town of Los
Gatos at a meeting of the Town Council.of the Town of Los Gatos on March 18, 2002 and takes
effect 30 days after it is adopted.
COUNCIL MEMBERS:
AYES: Steven Blanton, Sandy Decker, Steve Glickman, Joe Pirzynski,
Mayor Randy Attaway.
NAYS: None
ABSENT: None
ABSTAIN: None
SIGNED:
MAYOR OF TOWN OF OS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
Page 17 of 17
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HR-5
HR-2112
Prezone
HR -5
Prezone
RC
Prezone
HR-20 - L
Prezone
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17101 Hicks Rd & 14045 Shannon Rd.
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TONV, N OF LOS GAT00"' Application No. DEV-99-02 A.P.N. # 567-24-008, 567-23-041, 537-18-0
Change of zoning map amending the Town Zoning Ordinance..
❑x Zone Change
El Prezoning From: RC, HR-5 Prezone TO: HR-5:PD
Recommended by PlanniAg Commission Date: 1/23/02
Approved by Town CA Date: `~/i Ord: Zo C
Town Clerk r! a or ~
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HR-1
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PROPOSED LANDSCAPE GUIDELINES
FOR
SHANNON VALLEY RANCH
1. Use native plants, particularly along property boundaries or in corridors viewed from nearby
properties. Select trees from the Town's List of Approved Trees and shrubs and ground
cover from 'the Suggested and Supplemental native plant lists attached..
2. Use the landscape plan to address the particular needs of the property such as controlling
erosion, providing privacy, creating shade, and softening or mitigating.the appearance of
structures.
3. Create a SIMPLE and elegant planting scheme that is not elaborate.
4. Make use of existing plant material, especially indigenous-grasses, chaparral and oaks. Do -
not.replace with incompatible plant materials. Refer to the Town's List of Approved Trees
and the attached Suggested and Supplemental plant fists.
5. Plant in random groupings (cluster planting) rather than in linear form. Allow plants and
shrubs to appear to flow across property lines. Avoid a cultivated, formal appearance.
6. Whenever possible leave large areas in grasses and other indigeno.us plants.
7. Use appropriate plant material in each location such as Alders and Redwoods in damp,
shady locations and Oaks in dry, open areas.
8. Consider the future height of trees and shrubs such that major views on-and off--site will not
become obstructed.
9. Avoid-the introduction of non-indigenous trees that would dramatically alter the character of
the landscape.
i
10. Planting or building of any types of structures within trail easements or conservation
easements is prohibited.
11. Adjacent to street rights-of-way or trail easements avoid plantings that would restrict sight
distance, require unusual maintenance to keep easements open, or interfere with already
established indigenous plantings.
12. Utilize drip or bubbler irrigation to establish plantings. Minimize the use of spray irrigation
13. Spray irrigation may be used to water lawn areas and to assist in fire suppression adjacent
_ and/or near structures.
14. Lawns shall be limited to 10% of a lot's area and shall be drought tolerant.
15. Fencing is not allowed at property lines. Any new or replacement fences shall be open and
rural, such as a wood, a wood-look polymer, or a concrete 3 or 4-rail fence, with or without
wire mesh backing. Any wire mesh should be of a color that blends into the background and
not white'.
16. The use of uplighting is prohibited.
17. Fountains and statues are prohibited in front yard spaces.
Exhibit C
SUPPLEMENTAL PLANT LIST
CALIFORNIA NATURALIZED
TREES
WHITE ALDER
WESTERN DOGWOOD, PACIFIC DOGWOOD
TANBARK, OR TAN OAK
BISHOP PINE
CALIFORNIA SYCAMORE
CANYON LIVE OAK
BLUE OAK
Alnus rhombifolia
Corpus nuttallli
Lithocarpus densifforus
Pinus muricata
Platanus racemosa
Quercus chrysolepis
Quercus douglasii _
SHRUBS
CHAMISE
COAST OR CALIFORNIA SAGEBRUSH
SPICE BUSH
BUSH ANEMONE.
WESTERN REDBUD
SUMMER HOLLY
CALIFORNIA HAZELNUT
ISLAND BUSH POPPY
BUSH POPPY
CALIFORNIA BUCKWHEAT
ST. CATHERINE'S LACE
FLANNEL BUSH
ISLAND SNAPDRAGON
CREAM BUSH
WHITE PITCHER SAGE
OREGON GRAPE
CALIFORNIA HOLLY GRAPE
BUSH MONKEY FLOWER
PLUMAS MONKEY FLOWER
PACIFIC WAX MYRTLE
LEATHER OAK
REDBERRY
COAST RHODODENDRON
LEMONADE BERRY
SUGARBUSH
ANY CALIFORNIA-CURRANT OR GOOSEBERRY
MATiLIJA POPPY
CALIFORNIA WILD ROSE
EVERGREEN HUCKLEBERRY
Adenostoma fasciculatum
Artemisla californica
Calycanthus occidentalis
Carpenteria californica
Cercis occidentalis
Comarostaphylis diversifolla var. Planifolia
Corylus comuta variety californica
Dendromecon harfordii
Dendromecon rigida
Eriogonum fasciculatum
Eriogonum giganleum
Fremontodendron - any are fine
Galvesia specfosa
Holodiscus discolor
Lepechinia calycina
Mahonia aquifolium
Mahonia pinnata
Mimulus aurantiacus
Mimulus bifrdus
Myrica californica
Quercus durata
Rhamnus crocea
Rhododendron occidentaie
Rhus integrifolia
Rhus ovate
Ribes or Grossufaria
Romneya coulteri
Rosa californica
Vaccinium ovatum
1'
DRAFT
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING PLANNED DEVELOPMENT PD-99-02 RELATIVE TO GRADING AND
REPEALING ORDINANCE 2097 FOR THE SHANNON VALLEY RANCH PROJECT
AT SHANNON & HICKS ROADS
(PREVIOUSLY ADDRESSED AS 17101 HICKS ROAD AND 14045 SHANNON ROAD)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION I
The Town Code of the Town of Los Gatos is hereby amended to change the zoning on
property at i:7 i 01 f ficks.Ruad and 14 Shannon and Hicks Roads (Santa Clara County Assessor
Parcel Numbers - - 567-24-608 567-23- 567-24-010 through 025) as shown on
the map attached hereto as Exhibit A, and is part of this Ordinance, from Re (Resomee
eonseraafion) and HR-5:PD (Hillside Residential, 5 Acres per Dwelling Unit, Planned
Development) to HR-5:PD (Hillside Residential, 5 Acres perDwelling Unit, Planned Development).
SECTION II
The PD (Planned Development Overlay) zone established by this Ordinance 2097 is hereby
amended to authorizes the following construction and use of improvements:
1. Demolition of two existing pre-1941 and two post-1941 single family residences and one
pre-1941 barn.
2. Construction of 13 new single-family dwelling units and reconstruction of one single-family
dwelling that was destroyed by fire.
3. Landscaping, streets, trails, and other improvements shown and required on the Official
Development Plan.
4. Dedication of 45.4 acres of hillside and riparian open space as shown on the Official
Development Plans.
5. Dedication of trail easements to the Town of Los Gatos as shown on the Official
Development Plans.
6. Revised grading shown on the plan attached as Exhibit D.
7. Ordinance 2087 is hereby repealed.
DRAFT
Exhibit B
2. ARCHITECTURE AND SITE APPROVAL REQUIRED. A separate Architecture and Site
application and approval is required for, the residential units proposed.
3. OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are
conceptual in nature. Final footprints and building designs shall be determined during the
architecture and site approval process.
4. HOUSE SITING. The siting of the homes shall be determined during the Architecture &
Site approval process.
5. RECYCLING. All wood, metal, glass and aluminum materials generated from the
demolished structures shall be deposited to a company which will recycle the materials.
Receipts from the company(s) accepting these materials, noting type and weight of material,
shall be submitted to the Town prior to the Town's demolition inspection and the issuance
of any building permits.
6. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for the removal of
any ordinance sized tree prior to the issuance of a Building, Grading or Encroachment
Permit.
7. FENCING. Fence locations shall be reviewed and approved during the Architecture & Site
review(s), including privacy and yard fencing. Developer will include in the CC&R's for the
project a restriction limiting the home owners from replacing the fence type as installed by
the Developer and as shown on the Official Development Plans, or as otherwise approved
during the Architecture & Site review(s). Any replacement or addition of other fence types
shall be restricted to open fence types including wood with wire mesh and wood or concrete
split-rail fencing. Solid fencing will be permitted only where installed by the Developer and
xa onhe apnrn€~'s shyfences to beset back . .
` N-WA
a`iniriimurii of 10 fee- f for froini property roes:
8. BUILDING SQUARE FOOTAGE. All project homes will be limited to a maximum size of
4,850 square feet with an average of 4,650 square feet, and at least 2/3 of the homes shall be
limited to a one story design. Final building design and size will be determined during
Architecture and Site review. No further expansion of the homes will be allowed unless this
Ordinance is amended by the Town Council. Lot 14 shall be developed under guidelines of
Page 3 of 23
13
g. Irrigation systems must be designed so that no trenching will occur within the Tree
Protection Zone.
"BIOLOGICAL RESOURCES MITIGATION MEASURE 6-3b. During the pre-
construction phase, the property owner/developer shall take the following measures:
a.
b.
A fence shall be constructed around all trees to be retained and it shall completely
enclose the Tree Protection Zone prior to demolition, grubbing, or grading. Fencing
shall be 6-foot chain link or equivalent. Fencing shall be placed at the dripline or as
otherwise directed by the Cons'uiungArborist. Fences are tiv remain until all grading
and construction is completed.
All trees to be retained shall be pruned within and adjacent to development areas
shall be-reviewed by a certified aborist to determine which trees should be pruned
to clean the crown, reduce end weight and/or provide clearance. Tree #201 will
.
require pruning to reduce weight throughout the crown. Clearance shall be provided
by selectively thinning low-hanging lateral branches.
All pruning shall be performed by a Certified Arborist or Tree Worker in accordance
with the Tree Pruning Guidelines of the International Society of Arboriculture.
Prior to the start of any demolition and clearing, the Consulting Arborist will meet
with the demolition, grading and other relevant contractors to review limits of
construction activity, identify areas requiring fencing, identify trees to be removed
and review work procedures.
14. "BIOLOGICAL RESOURCES MITIGATION MEASURE 6-3 C. Prior to the construction
phase of the project, the applicant shall take the following measures:
a. Any grading, construction demolition, or other work within the Tree Protection Zone
shall be monitored by the Consulting Arborist.
_ b' Any root pruning required for construction purposes shall receive the prior approval
of, and be supervised by, the Consulting Arborist.
C. If any injuryto a tree should occur during construction, it should be evaluated as soon
as possible by the Consulting Arborist so that appropriate treatments can be made.
d. Root-injured trees have a limited capacity to absorb water. Therefore, it is important
to ensure adequate soil moisture in the area of active roots. One to several irrigations
Page 5 of 23
and sycamore riparian habitat. If a small amount of development encroaches into this 50-
foot setback, then this encroachment (indirect impact) shall be mitigated by planting riparian
habitat at a 1:1 ratio.
18.. "BIOLOGICAL RESOURCES MITIGATION MEASURE 6-5b. The property
owner/developer shall implement the following measures to minimize potential impacts on
any roosting bats:
a. Surveys shall be conducted up to one year in advance of building demolition and tree
removal, it yoSSiuie, w uvwi ■ ~ ~ nv ii aa.u JerooSi.S are preseut. 1 ueje Dui JeyS Strati nog
substitute for pre-construction/pre-disturbance surveys for nesting raptors, as bats
could move on or adjacent to the site between survey periods. If roosting bats are
found during these surveys, either avoidance of the maternity roost season,
establishment of buffer zones or exclusion of bats shall be implemented as
appropriate,
b. Avoidance: Construction activities involving potential roost sites shall be conducted
outside the maternity roost season if the project commences after young are volant
by July 31 and finished before the formation of maternity roosts begins (as early as
March 1).
C. Pre-demolition Surveys and Buffer Zones: If the project schedule does not allow for+
early detection surveys to occur, a pre-demolition survey for roosting bats shall be
conducted by a qualified bat biologist 14 days prior to construction as determined by
a Memorandum of Understanding with the California Department of Fish & Game
(CDFG) prior to any removal of buildings, particularly those with closed areas such
as an attic space, or trees 12 inches in diameter. No activities that would result in
disturbance to active roosts shall proceed prior to the completed surveys. If no active
roosts are found, then no further action is warranted. If a maternity roost were
present, a qualified batbiologist shall determine the extent of construction-free zones
around active nurseries located during surveys. CDFG shall also be notified of any
active nurseries within the construction zone.
d. Surveys: Initial surveys can be conducted any time prior to the pre-demolition
surveys to establish if a particular location has supported, or supports, roosting bats.
Page 7 of 23
C. Compensation by Wetland Creation. Any impacts from the project (i.e., outfalls)
shall be mitigated by creating habitat on-site at a minimum of 1:1 ratio.
d. Compensation by Riparian Restoration. A riparian restoration plan for mitigation
shall be developed by a qualified biologist. The mitigation area(s) should be
designed to expand existing riparian vegetation and re-create high quality riparian .
habitat along the Shannon Creek drainage and northern drainage. The mitigation
goal is to create and enhance riparian habitat with habitat functions and values equal
to, or greater than those existing along the Shannon Creek drainage and northern
drainage. The final species selection and configuration shall be determined during
final mitigation design. The trees and shrubs to be installed should be of local origin,
preferably contract grown from seed or cuttings from within five miles of the site.
e. A detailed monitoring plan including specific success criteria shall be developed and
submitted to The Town of Los Gatos for approval. The mitigation area will be
monitored in accordance with the plan approved bythe Town. The basic components
of the monitoring plan are final success criteria, performance criteria, monitoring
methods, data analysis, as-built plans, monitoring schedule, contingency/remedial
measures and reporting requirements.
f Specific success criteria and characteristics shall be developed during preparation of.
the mitigation and monitoring plan. At a minimum, the final success criteria shall
include absolute percent cover by native trees and shrubs of 60% and 40%,
respectively. The performance criteria should include tree and shrub survival at three
years of 80% of the original planting. If the final encroachment estimates exceed 1.0
acre, monitoring of the mitigation site shall be conducted for 10 years. Annual
monitoring reports shall be sent to the appropriate agencies. If the required
mitigation planting is less than 1.0 acres, monitoring shall be conducted annually for
five years.
g. During the development of the riparian restoration plan, an appropriate area (or areas)
shall be identified to replace encroachment impacts at a 1:1 basis.
1 Page 9 of 23
28. DEMOLITIONREQUIREMENTS. Contact the Bay Area Air Quality Management District
at (495).771-6000 and complete their process as necessary before obtaining a demolition
permit from the Town Building Department. No demolition work shall be-done without first
obtaining a demolition permit from the Town.
29. SOILS REPORT. Two copies of 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.
30. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as specified
in the soils report and the building pad elevation and 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. Pad elevation
b. Finish floor elevation
C. Foundation comer locations
31. RESIDENTIA _TOWNACCESSIBILITYSTANDARDS.Theresidencesshallbedesigned
with adaptability features for single-family residences per Town Resolution 1994-61.
a. Wooden backing (no smaller than 2-inches by eight-inches) shall be provided in all
bathroom walls at water closets, showers and bathtub, located at 34-inches'from the
floor to the center of the backing, suitable for installation of grab bars.
b. All passage doors shall have a 36-inch wide door including a five foot by five foot
level landing no more than one-inch out of plane with the immediate interior floor
level, with an 18-inch clearance at interior strike edge.
C. Door buzzer, bell or chime shall be hard wired.
32. SOLAR HOT WATER HEATING. The residences shall be pre-plumbed for solar hot water
heating. The plans shall show the location of a stub and valve located in the attics for solar
heating use.
Page 11 of 23
Parks & Public Works Department. The grading plans shall include final grading, drainage,
retaining wall location, driveway, utilities and interim erosion control. Unless specifically
allowed by the Director of .Parks & Public Works, the grading permit will be issued
concurrently with the building permit.
41. SOILS REPORT. One copy of the soils and geologic 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 report shall be signed and "wet stamped" by the engineer or geologist, in
conformance with Section 6735 of the California Business and Professions Code.
42. FINAL MAP. A final map shall be recorded. Two copies oft he final map shall be submitted
to the Engineering Division of the Parks & Public Works Department for review and
approval. The submittal shall include closure calculations, title report and appropriate fees.
The map shall be recorded prior to issuance of any building permits for the project.
43. DEDICATIONS. The following shall be dedicated prior to issuance of any permits:
a. Hicks Road. A 40-foot half street right-of-way with the chord of a 20-foot radius at .
the intersection with the new street.
b. Shannon Road. A 20-foot half street right-of-way.
C. New interior streets. A 40-foot street right-of-way with the chord of a 20-foot radius,
at all intersections and a standard 42-40ot radius cul-de-sac.
d. Public Service Easement (PSE). Ten (10) feet wide, next to the new street right-of-
ways.
e. Ingress-egress, storm drainage and sanitary sewer easements, as required.
f. Trail Easement. Ten (10) to twenty (20) feet wide, as shown on the Official
Development Plan.
g. Emergency Access Easement. Twenty (20) feet wide, frorn the new public road to
Shannon Road, as shown on the Official Development Plans.
44. 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
Page 13 of 23
49. 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.
50. GRADING MORATORIUM. No grading or earth-disturbing activities shall be initiated in
hillside areas between October 1 and April 15 of each year. For grading operations
commenced before October 1, all grading or earth-disturbing activities shall cease October
15 and will not be allowed to restart until April 15. Grading permits will not be issued
--between-September 15 and_April_15._These.limitations include, but are not limited-to-these
_
items: driveways, building pads, foundation trenches and drilled piers, retaining walls,
s`yimming pools, tennis courts, outbuildings and utility trenches. Install interim erosion
control measures, shown on the approved interim erosion control plan, by October 1, if final
landscaping is not in place. Maintain the interim erosion control measures throughout the
October 1 to April 15 period.
51. GRADING INSPECTIONS. The soils engineer or her/his qualified representative shall,
continuously inspect all grading operations. The soils engineer shall submit a final grading,
report before occupancy/Certificate of Completion.
52. 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.
C. Top of future curb along one side of the new street.
53. EROSION CONTROL. Interim and final erosion control plans shall be prepared and
submitted to the Engineering Development Division of the Parks & Public Works
Department. A Notice of Intent (NOI) shall be submitted to the San Francisco Bay Regional
Water Quality Control Board. A Storm Water Pollution Prevention Plan (SWPPP) shall be
submitted to the Town Engineering Division concurrently with the grading permit
application. Grading activities shall be limited to the period of least rainfall (April 15 to
October 1). A maximum of two weeks is allowed between clearing of an arealbuilding on
Page 15 of 23
59. DRIVEWAY APPROACH. The developer shall install a minimum of one (1) Town
standard residential driveway approach for each lot. The new driveway approaches shall be
constructed per Town Standard Detail.
60. LOT 14 DRIVEWAY. The driveway to Lot 14 shall be the minimum width required to
provide fire access. The intent is to minimize the visibility of the driveway.
61. AS-BUILT PLANS. After completion of the construction of all work in the public right-of-
way or public easements, the original plans shall have all changes (change orders and field
changes) clearly marked. i he "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 Construction Inspector. A Mylar of the
approved "as-built" plans shall be provided to the Town before the Faithful Performance
Security is released.
62. 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 of each new lot.
63. SIDEWALK REPAIR. 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 Detail
The limits of sidewalk repair will be determined by the Engineering Construction Inspector
during the construction phase of the project.
64. CURB AND GUTTER. 'The developer shall repair and rep~ace'tS existing Town standards
determined by the Engineering Construction Inspector during the construction phase of the
project.
65. CURB RAMPS. The developer shall construct curb ramp according to State Standard
Drawings at all intersections. The actual "Case" as shown on the standard to be used will
be decided by the Engineering Construction Inspector during the construction phase of the
project.
f Page 17 of 23
d. Traffic reflectors shall be installed on the south side of Hicks Road at the intersection
with the entrance road to the project.
70. "TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 8-3. A separate
pedestrian trail shall be installed along the north side of Hicks Road.
71. "TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 8-4. Use of trails by
bicyclists, particularly the trail parallel to Hicks Road, shall be considered during
Architecture and Site review. In addition, design issues such as the appropriateness of trail
ri`1t r ~~~m t~ c~ eiie nnmr~ ~ta~ a }i ndtr"he f ciliftio~+ hall b d a
,i,. ra en J..- VV11 paVi.VY Val , a.l ai-add alliti; .n7uaal U~i W11JIde,ell during
Architecture and Site Review.
72. GEOTECHNICAL REVIEW OF SUBDIVISION IMPROVEMENT PLANS. The project
geotechnical consultant shall review and approve all geotechnical aspects of the subdivision
improvement plans to ensure that their recommendations have been properly incorporated.
The results of the plan review shall be summarized by the geotechnical consultant in a letter
and submitted to the Town Engineer for review, prior to issuance of permits for construction
of subdivision level improvements.
73. GEOTECHNICAL PLAN REVIEW (LOTS 1 THROUGH 13). The project geotechnical
consultant shall review and approve all geotechnical aspects of the project building and
grading plans for individual residences on Lots 1 through 13. To ensure that their
recommendations have been properly incorporated. The consultant shall verify that
recommended measures to address potential debris flows on Lot 6, and potential co-seismic
ground deformation on Lots 1 and 13 have been incorporated.
74. GEOTECHNICAL INVESTIGATION (LOT 14). The project geotechnical consultant shall
complete a site specific soil and foundation investigation as a basis for preparing
recommended geotechnical design parameters for Lot 14 residential improvements. The
results of this investigation shall be submitted to the Town for review by the Town Engineer
and Town Geotechnical Consultant prior to approval of a site specific development plan.
75. GEOTECHNICAL FIELD INVESTIGATION. The project geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of the project construction.
The results of these inspections and the as-built conditions of the project shall be described
Page 19 of 23
typical chain link fence that is rented. The fencing must be inspected and approved by the
Parks Superintendent and must be installed prior to issuance of a grading and/or building
permit.
85. ORNAMENTAL LANDSCAPING. All formal landscaping shall be within 30 feet of the
perimeter of the houses. Any planting beyond the 30-foot perimeter shall be native
vegetation that is drought and fire resistant, and planted in natural clusters.
86. LANDSCAPE GUIDELINES. The adopted landscape guidelines and native plant lists shall
inrlnriP the rPrnmAatinna of the Tnwr+ ^^isiut'ia"ig- oust, except that lawn areas shah
not exceed 5,000 square feet. The landscape guidelines are attached-as Exhibit C.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
87. WATER SUPPLY. Two water tanks with a capacity of 10,000 Gallons and one wharf style
hydrant shall be provided unless the proposed public water system can be extended to
provide appropriate lot protection, or other acceptable means of fire protection can provided
as authorized by the Fire Department. Installations shall conform with Fire Department
Standard Details and Specifications W-L
88. FIRE APPARATUS(ENGINE) ACCESS. Provide access roadwayswith apaved all weather
surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches,-.
minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum
slope of 15%. Installations shall conform with Fire Department Standard Details and
Specifications A-1.'
89. FIRE APPARATUS (ENGINE) TURN-AROUND REQUIRED.. Provide an approved fire
department engine roadway turnaround with a minimum radius of 3 6 feet outside and 23 feet
inside. Installations shall conform with Fire Department Standard Details and Specifications
A-1. Cul-De-Sac Diameters shall be no less than 64 feet.
90. FIRE APPARATUS (HYDRANT). Where buildings exceed 150 feet travel distance from
the street either an on-site (private) hydrant or an approved residential fire sprinkler system
shall be provided.
Page 21 of 23
SECTION VI
1 This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos on 2006, and adopted by the following vote as an ordinance of the
Town of Los Gatos at a meeting of the Town Council of the Town of Los Gatos on effect 30 days
after it is adopted.
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
N.\DMORM171011-E&"haanonV allryRanch-PDA.wpd
Page 23 of 23
PLANNING COMMISSION - APRIL 12, 2006
REQUIRED FINDINGS FOR:
17101 Hicks Road
Planned Development Application PD-06-04
Requesting approval to modify an approved Planned Development to modify the grading for lots 6
through 11 (287, 289, 291, 293, 297 & 299 Mountain Laurel Lane) on property. zoned HR-5:PD.
APNS 537-18-001, 567-23-042 and 567-24-008.
PROPERTY OWNER/APPLICANT: GHC Shannon Valley Ranch, LLC
FINDINGS
Required consistency with the Town's General Plan:
• That the proposed Zone Change is internally consistent with the General Plan and its Elements.
N.\DEV,EWDMGSIlrch 17101-PDA.wpd
Exhibit C
Greenbriar Homes Communities sm
RECEIVED
- February 27, 2006 FEB 2 8 2006
TOWN OF LOS GATOS
PLANNING DIVISION
- - - -Ms. Suzanne Davis—
TOWN OF LOS GATOS
110 East Main Street
Los Gatos, CA 95031
RE: RETAINING WALL MODIFICATION FOR PD PERMIT NUMBERS:
LOT 6 B04-0752 LOT 9 B04-0526
LOT 7 904-0528 LOT 10 B04-0753
LOT 8 B04-0527 LOT 11 B04-0754
Dear Suzanne:
The purpose of this letter is to provide background information and justification for
Greenbriar's PD Amendment proposal of February 2, 2006. In that proposal, Greenbriar
wishes to add retaining walls in the rear yards of Lots 6, 7, 8, 9, 10 and 11.
- Greenbriar's history with the Hicks property dates back to 1998, when it started
processing approvals to build what ultimately will be 13 homes on an 80 acre parcel.
During the approval process, there were numerous public meetings to discuss all aspects
of construction, including fine grading.
As the project has evolved, and grading operations were completed, it became apparent
that the spaces created in the rear yard of some of the homes appeared to be inadequate
for the type and scale of house being constructed. Under further consideration and after
review of the completed graded product,' Greenbri ar feels the request for additional
retaining walls is a natural consequence following the completion of mass grading.
Given the final topography of these lots, Greenbriar has received considerable feedback
from prospective homeowners that there is a need to "capture" additional space in the.
rear yards. We believe that this proposal should be considered for the following reasons:
1) The retaining walls as proposed would only extend into slopes that were
previously disturbed. No natural terrain would be touched.
43160 Osgood Road, Fremont, California 94539 • Phone: (510) 497-8200 • Fax: (510) 497-8290
www.greenbriarhomes.com
Exhibit D
Q7'E0
If N C 0 F, T E D
February 24, 2006
Mr. Tim Stanley
Greenbriar Homes Communities
43160 Osgood Road
Fremont, CA 94539
Subject: Shannon Valley Ranch
Los Gatos, California
REAR YARD SITE RETAINING WALLS
RECEIVED Project No.
FEB 2 8 2006 4502.5.100.01
TOWN OF LOS GATOS
PLANNING DIVISION
References: 1. ENGEO Inc.; Geotechnical Exploration, Lands of Kring and Hamilton,
Los Gatos, California;` June 19, 1998; Project No. 4502-W1.
GEOTECHNICAL AND ENVIRONMENTAL CONSULTANTS
MATERIALS TESTING
2. ENGEO Inc.; Review of Grading Plans, Shannon Valley Ranch, Los Gatos,
California; July 23, 2004; Project No. 4502.5.100.01.
Dear Mr. Stanley:
As requested, we are providing geotechnical information for rear yard retaining walls within your
Shannon Valley Ranch project in Los Gatos, California. The purpose of our letter is to discuss the
proposed improvements and provide recommended design criteria and construction considerations.-
PROPOSED IMPROVEMENTS
Exterior site retaining walls, up to a maximum of 4 feet in exposed height; are planned for
construction at the rear of Lots 6 through 11 prior to homeowner occupancy. The subject walls are
intended to enlarge the rear yard area by cutting into the toe of the existing rear cut and/or engineered
fill slopes. The walls behind Lots 7 through 11 are anticipated to be single walls up to 4 feet in
exposed height. The wall system behind Lot 6 may be a terraced wall system, with each wall up to 4
feet in exposed height. The general configuration at the wall locations, therefore, consists of level
terrain in front of the wall system with 2:1 (horizontal:vertical) or flatter backfill slope conditions.
For the given locations and heights, construction of the subject unrestrained walls is geotechnically
suitable, provided the walls are appropriately designed by a Structural Engineer and constructed,
backdrained, and backfilled with engineered fill under the observation of a qualified Geotechnical
Engineer. The following provides recommended soil criteria for.use in foundation and stem design
of the subject retaining walls.
DESIGN CRITERIA
Unrestrained drained retaining walls less than 10 feet in vertical height and constructed on level
ground may be designed for active equivalent fluid pressures determined as follows.
Exhibit E
6288 San Ignacio Avenue - Suite A - San Jose, CA 95119 - (408) 574-4900 - Fax (408) 574-4902
E-mail; www.engeo.com
Greenbriar Homes Communities
Shannon Valley Ranch
REAR YARD SITE RETAINING WALLS
CONSTRUCTION CONSIDERATIONS AND OBSERVATIONS
All backfill should be placed in accordance with
reports. Light equipment should be used du
overstressing of the walls.
4502.5.100.01
February 24, 2006
Page 3
the recommendations provided in the referenced
ing backfill compaction to minimize possible
If footing-supported walls are planned, it is important that footing excavations be observed and
approved by ENGEO prior to placement of steel reinforcement. T "he footings win be observed and
approved for minimum embedment depth, general configuration, cleanliness, and bearing soils.
If pier-supported walls are planned, it is important that pier drilling be observed and approved by
ENGEO. Additionally, the pier layout should .take into consideration subdrain lines that may have
been installed during mass grading activities. Prior to pier drilling, a field survey should be
performed to stake subdrain lines in proximity to the walls, and ENGEO should review the layout of
the walls. If a subdrain line is encountered during drilling activities, pier drilling should be
terminated at that location, and appropriate methods to adjust the pier layout and repair the severed
line should be determined. Pier drilling and concrete placement should be coordinated so that pier
holes are left open a minimum amount of time. Pier holes should not be allowed to desiccate visibly
before placing concrete. Pier holes should be cleaned of loose materials, and any water at the base of
the pier hole should be pumped prior to concrete placement, or displaced during concrete placement
using the tremie method. The contractor should also consider placing concrete into the pier shaft by.
inserting the pumper hose down into the pier shaft to avoid dislodging soil from the sidewalls.
CLOSING
The design calculations and wall locations should be reviewed by ENGEO prior to construction to
determine if the designs incorporated the information provided herein and those in the referenced
reports.
However, from a geotechnical standpoint and for the given locations and planned heights,
construction of the proposed rear yard site walls is suitable, provided the walls are appropriately
designed by a Structural Engineer. and constructed, backdrained, and backfilled with engineered fill
under the observation of a qualified Geotechnical Engineer.
If you have any questions, please call.
Very truly yours,
l
ENGEO INCORPO
r eRU F2\
F 2
Julia A. Moria E GE 2094
Exp. 12J31/
jam/jb:retwalls n
. Reviewed by:
~a C. Guerin, GE
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TOWN COUNCIL - JUNE 5, 2006
REQUIRED FINDINGS FOR:
17101 Hicks Road
Planned Development Application PD-06-04
Requesting approval to modify an approved Planned Development to modify the grading for lots 6
through 11 (287, 289, 291, 293, 297 & 299 Mountain Laurel Lane) on property zoned HR-S:PD.
APNS 537-18-001, 567-23-042 and 567-24-008.
PROPERTY OWNER/APPLICANT: GHC Shannon Valley Ranch, LLC
FINDINGS
Required consistency with the Town's General Plan:
• That the proposed Zone Change is internally consistent with the General Plan and its Elements.
NADEV\F1NDINGS\FScks 17101-PDA.wpd
ATTACHMENT 3
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING PLANNED DEVELOPMENT PD-99-02 RELATIVE TO GRADING AND
REPEALING ORDINANCE 2097 FOR THE SHANNON VALLEY RANCH PROJECT
AT SHANNON & HICKS ROADS
(PREVIOUSLY ADDRESSED AS 17101 HICKS ROAD AND 14045 SHANNON ROAD)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION I
The Town Code of the Town of Los Gatos is hereby amended to change the zoning on
Parcel-Numbers-5f-7--24-01-0----- -
through 025) as shown on the map attached hereto as Exhibit A, and is part of this Ordinance, from
HR-5:PD (Hillside Residential, 5 Acres per Dwelling Unit, Planned Development) to HR-5:PD
(Hillside Residential, 5. Acres per Dwelling Unit, Planned Development).
SECTION II.
The PD (Planned Development Overlay) zone established by Ordinance 2097 is hereby
amended to authorizes the following construction and use of improvements:.
1. Demolition of two existing pre-1941 and two post-1941 single family residences and one
pre-1941 barn.
2. Construction of 13 new single-family dwelling units and reconstruction of one single-family
dwelling that was destroyed by fire.
3. Landscaping, streets, trails, and other improvements shown and required on the Official
Development Plan.
4. Dedication of 45.4 acres of hillside and riparian open space as shown on the Official
Development Plans.
5. Dedication of trail easements to the Town of Los Gatos as shown on the Official
Development Plans.
6. Revised grading shown on the plan attached as Exhibit D.
7. Ordinance 2087 is hereby repealed.
r'
ATTACHMENT 'f
3. OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are
conceptual in nature. Final footprints and building designs shall be determined during the
architecture and site approval process.
4. HOUSE SITING. The siting of the homes shall be determined during the Architecture &
Site approval process.
5. RECYCLING. All wood, metal, glass and aluminum materials generated from the
demolished structures shall be deposited to a company which will recycle the materials.
Receipts from the company(s) accepting these materials, noting type and weight of material,
shall be submitted to the Town prior to the Town's demolition inspection and the issuance
of any building permits.
6. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for the removal of
any ordinance sized tree prior to the issuance of a Building, Grading or Encroachment
Permit.
7. FENCING. Fence locations shall be reviewed and approved during the Architecture & Site
review(s); including privacy and yard fencing. Developer will include in the CC&R's for the
project a restriction limiting the home owners from replacing the fence type as installed by
the Developer and as shown on the Official Development Plans, or as otherwise approved
during the Architecture & Site review(s). Any replacement or addition of other fence types
shall be restricted to open fence types including wood with wire mesh and wood or concrete
split-rail fencing. Solid fencing will be permitted only where installed by the Developer and
as shown on the approved development plans. CC&R's shall require fences to be set back
a minimum of 10 feet for from property lines.
8. BUILDING SQUARE FOOTAGE. All project homes will be limited to a maximum size of
4,850 square feet with an average of 4,650 square feet, and at least 2/3 of the homes shall be
limited to a one story design. Final building design and size will be determined during
Architecture and Site review. No further expansion of the homes will be allowed unless this
Ordinance is amended by the Town Council. Lot 14 shall be developed under guidelines of
a replacement structure and shall be similar is size, mass and scale to the original home that
was destroyed by fire.
1 Page 3 of 23
13. "BIOLOGICAL RESOURCES MITIGATION MEASURE 6-3b. During the pre-
construction phase, the property owner/developer shall take the following measures:
a. A fence shall be constructed around all trees to be retained and it shall completely
enclose the Tree Protection Zone prior to demolition, grubbing, or grading. Fencing
shall be 6-foot chain link or equivalent. Fencing shall be placed at the dripline or as
otherwise directed by the Consulting Arborist. Fences are to remain until all grading
and construction is completed.
b. All trees to be retained shall be pruned within and adjacent to development areas
shall be reviewed by a certified arborist to determine which trees should be pruned _
to clean the crown, reduce end weight and/or provide clearance. Tree #201 will
require pruning to reduce weight throughout the crown. Clearance shall be provided
by selectively thinning low-hanging lateral branches.
C. All pruning shall be performed by a Certified Arborist or Tree Worker in accordance
with the Tree Pruning Guidelines of the International Society of Arboriculture.
d. Prior to the start of any demolition and clearing, the Consulting Arborist will meet
with the demolition, grading and other relevant contractors to review limits of
construction activity, identify areas requiring fencing, identify trees to be removed,
and review work procedures.
14. "BIOLOGICAL RESOURCES MITIGATION MEASURE 6-3C. Prior to the construction
phase of the project, the applicant shall take the following measures:
a. Any grading, construction demolition, or other work within the Tree Protection Zone
shall be monitored by the Consulting Arborist.
b. Any root pruning required for construction purposes shall receive the prior approval
of, and be supervised by, the Consulting Arborist.
G. If any injury to a tree should occur during construction, it should be evaluated as soon
as possible by the Consulting Arborist so that appropriate treatments can be made.
d. Root-injured trees have a limited capacity to absorb water. Therefore, it is important
to ensure adequate soil moisture in the area of active roots. One to several irrigations
may be needed for trees that are at risk of impacts. Irrigations shall be specified by
the Consulting Arborist.
r~ .
Page 5 of 23
18. "BIOLOGICAL RESOURCES MITIGATION MEASURE 6-5b. The property
owner/developer shall implement the following measures to minimize potential impacts on
any roosting bats:
a. Surveys shall be conducted up to one year in advance ofbuilding demolition and tree
removal, if possible, to determine if active roosts are present. These surveys shall not
substitute for pre-construction/pre-disturbance surveys for nesting raptors, as bats
could move on or adjacent to the site between survey periods. If roosting bats are
found during these surveys, either avoidance of the maternity roost -season,
establishment of buffer zones or exclusion of bats shall_ be _impl_emented as
appropriate.
b. Avoidance: Construction activities involving potential roost sites shall be conducted
outside the maternity roost season if the project commences after young are volant
by July 31 and finished before the formation of maternity roosts begins (as early as
March 1).
C. Pre-demolition Surveys and Buffer Zones: If the project schedule does not allow for
early detection surveys to occur, a pre-demolition survey for roosting bats shall-be
conducted by a qualified bat biologist 14 days prior to construction as determined by
a Memorandum of Understanding with the California Department of Fish & Game
(CDFG) prior to any removal of buildings, particularly those with closed areas such
as an attic space, or trees 12 inches in diameter. No activities that would result in
disturbance to active roosts shall proceed prior to the completed surveys. If no active
roosts are found, then no further action is warranted. If a maternity roost were
present, a qualified bat biologist shall determine the extent of construction-free zones
around active nurseries located during surveys. CDFG shall also be notified of any
active nurseries within the construction zone.
d. Surveys: Initial surveys can be conducted any time prior to the pre-demolition
surveys to establish if a particular location has supported, or supports, roosting bats.
A survey for indications of nursery roosts shall be conducted prior to March 1. If
indications of a maternity roost are present, the structure can be removed or modified
before a maternity roost becomes reestablished.
Page 7 of 23
designed to expand existing riparian vegetation and re-create high quality riparian
1
habitat along the Shannon Creek drainage and northern drainage. The mitigation
goal is to create and enhance riparian habitat with habitat functions and values equal
to, or. greater than those existing along the Shannon Creek drainage and northern
drainage. The final species selection and configuration shall be determined during
final mitigation design. The trees and shrubs to be installed should be of local origin,
preferably contract grown from seed or cuttings from within five miles of the site.
e. A detailed monitoring plan including specific success criteria shall be developed and
--submitted -to-The--T-own -of-Los Gatos for approval. The-mitigation area-will-be--
monitored in accordance with the plan approved by the Town. The basic components
of the monitoring plan are final success criteria, performance criteria, monitoring
methods, data analysis, as-built plans, monitoring schedule, contingency/remedial
measures and reporting requirements.
f. Specific success criteria and characteristics shall be developed during preparation of
the mitigation and monitoring plan. At a minimum, the final success criteria shall'
include absolute percent cover by native trees and shrubs of 60% and 40%,:__
respectively. The performance criteria should include tree and shrub survival at three
years of 80% of the original planting. If the final encroachment estimates exceed 1.0'
acre, monitoring of the mitigation site shall be conducted for 10 years. Annual
monitoring reports shall be sent to the appropriate agencies. If the required
mitigation planting is less than 1.0 acres, monitoring shall be conducted annually for
five years.
g. During the development of the riparian restoration plan, an appropriate area (or areas)
shall be identified to replace encroachment impacts at a 1:1 basis.
h. ' Maintain Water Quality of the Watershed. The project shall be designed, constructed
and built in such a way as to maintain the water quality in the adjacent drainage
channels and ponds. Appropriate best management practices (BMPs) shall be
developed for the project.
Page 9 of 23
29. SOILS REPORT. Two copies of 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.
30. FOUNDATION INSPECTIONS. A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as specified
in the soils report and the building pad elevation and 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 engineerfor the following items:
a. Pad elevation
b. Finish floor elevation
31.
C. Foundation corner locations
RESIDENTIAL TOWN ACCESSIBILITY STANDARDS. The residences shall be designed
with adaptability features for single-family residences per Town Resolution 19946L-
a. Wooden backing (no smaller than 2-inches by eight-inches) shall be provided in all
bathroom walls at water closets, showers and bathtub, located at 34-inches from the
b.
C.
floor to the center of the backing, suitable for installation of grab bars.
All passage doors shall have a 36-inch wide door including a five foot by five foot
level landing no more than one-inch out of plane with the immediate interior floor
level, with an 18-inch clearance at interior strike edge.
Door buzzer, bell or chime shall be hard wired.
32. SOLAR HOT WATER HEATING. The residences shall be pre-plumbed for solar hot water
, . heating. The plans shall show the location of a stub and valve located in the attics for solar
heating use.
33. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CR-
IR and MF-IR shall be printed on the construction plans.
34. HAZARDOUS FIRE ZONE. This project requires Class A roofing assembly.
35. TOWN FIREPLACE STANDARDS. New fireplaces shall be EPA Phase II approved
appliances per Town Ordinance 1905. Tree limbs within 10 feet of chimneys shall be cut.
- Page 11 of 23
41. SOILS REPORT. One copy of the soils and geologic 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 report shall be signed and "wet stamped" by the engineer or geologist, in
conformance with Section 6735 of the California Business and Professions Code.
42. FINAL MAP. A final map shall be recorded. Two copies of the final map shall be submitted
to the Engineering Division of the Parks & Public Works Department for review and
approval. The submittal shall include closure calculations, title report and appropriate fees.
The map shall berecorded prior to-issuance of any building permits for the project.__________-
43. DEDICATIONS. The following shall be dedicated prior to issuance of any permits:
a. Hicks Road. A 40-foot half street right-of-way with the chord of a 20-foot radius at
the intersection with the new street.
b. Shannon Road. A 20-foot half street right-of-way.
C. New interior streets. A 40-foot street right-of--way with the chord of a 20-foot radius
at all intersections and a standard 42-foot radius cul-de-sac.
d. Public Service Easement (PSE). Ten (10) feet wide, next to the new street right-of-
ways.
e. Ingress-egress, storm drainage and sanitary sewer easements, as required.
f. Trail Easement. Ten (10) to twenty (20) feet wide, as shown on the Official
Development Plan.
g. Emergency Access Easement. Twenty (20) feet wide, from the new public road to
Shannon Road, as shown on the Official Development Plans.
44. PUBLIC RvTROVEMENTS. 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.
Page 13 of 23
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.
50. GRADING MORATORIUM. No grading or earth-disturbing activities shall be initiated in
hillside areas between October 1 and April 15 of each year. For grading operations
commenced before October 1, all grading or earth-disturbing activities shall cease October
15 and will not be allowed to restart until April 15. Grading permits will not be issued
between September 15 and April 15. These limitations include, but are not limited to these
items: driveways, building pads, foundation trenches and drilled piers, retaining walls,
swimming pools, tennis courts, outbuildings and utility trenches. install interim erosion----
control measures, shown on the approved interim erosion control plan, by October 1, if final
landscaping is not in place. Maintain the interim erosion control measures throughout the
October 1 to April 15 period.
51. GRADING INSPECTIONS. The soils engineer or her/his qualified representative shall
continuously inspect all grading operations. The soils engineer shall submit a final grading
report before occupancy/Certificate of Completion.
52. 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.
C. Top of future curb along one side of the new street.
53. EROSION CONTROL. Interim and final erosion control plans shall be prepared and
submitted to the Engineering Development Division of the Parks & Public Works
Department. A Notice of Intent (NOD shall be submitted to the San Francisco Bay Regional
Water Quality Control Board. A Storm Water Pollution Prevention Plan (SWPPP) shall be
submitted to the Town Engineering Division concurrently with the grading permit
application. Grading activities shall be limited to the period of least rainfall (April 15 to
October, 1). A maximum of two weeks is allowed between clearing of an area/building on
an area if grading is allowed during the rainy season. In addition,. straw bales and plastic
sheeting shall be stored on-site for emergency control, if needed. Install fiber berms, check
Page 15 of 23
60. LOT 14 DRIVEWAY. The driveway to Lot 14 shall be the minimum width required to
provide fire access. The intent is to minimize the visibility of the driveway.
61. AS-BUILT PLANS. After completion of the construction of all work in the public right-of-
way or public easements, 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 Construction Inspector. A Mylar of the
approved "as-built" plans shall be provided to the Town before the Faithful Performance
--Security is released. - - - - - - -
62. 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 of each new lot.
63. SIDEWALK REPAIR. 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 Detail.
I The limits of sidewalk repair will be determined by the Engineering Construction Inspector
during the construction phase of the project.
64. 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 Detail. The limits of curb and gutter repair will be
determined by the Engineering Construction Inspector during the construction phase of the
project.
65. CURB RAMPS. The developer shall construct curb ramp according to State Standard
Drawings at all intersections. The actual "Case" as shown on the standard to be used will
be decided by the Engineering Construction Inspector during the construction phase of the
project.
66. "HYDROLOGY AND WATER QUALITY MITIGATION MEASURE 7-3. Energy
dissipaters should be provided at the outfalls of proposed storm drains to minimize the
increased potential for erosion hazards due to project development.
Page 17 of 23
71. "TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 8-4. Use of trails by
bicyclists, particularly the trail parallel to Hicks Road, shall be considered during
Architecture and Site review. In addition, design issues such as the appropriateness of trail
widths, pavement versus compacted earth, and trailhead facilities shall be considered during
Architecture and Site Review.
72. GEOTECHNICAL REVIEW OF SUBDIVISION IMPROVEMENT PLANS. The project
geotechnical consultant shall review and approve all geotechnical aspects of the subdivision
improvement plans to ensure that their recommendations have been properly incorporated.
The results of the plan review. shall be summarized by_the_ geotechnical consultant in a letter
and submitted to the Town Engineer for review, prior to issuance ofpermits for construction
.of subdivision level improvements.
73. GEOTECHNICAL PLAN REVIEW (LOTS 1 THROUGH 13). The project geotechnical
consultant shall review and approve all geotechnical aspects of the project building and
grading plans for individual residences on Lots 1 through 13. To ensure that their
recommendations have been properly incorporated. The consultant shall verify that
recommended measures to address potential debris flows on Lot 6, and potential co-seismic
ground deformation on Lots 1 and 13 have been incorporated.
74. GEOTECHNICAL INVESTIGATION. (LOT 14). The project geotechnical consultant shall
complete a site specific soil and foundation investigation as a basis for preparing
recommended geotechnical design parameters for Lot 14 residential improvements. The
results of this investigation shall be submitted to the Town for review by the Town Engineer
and Town Geotechnical Consultant prior to approval of a site specific development plan.
75. GEOTECHNICAL FIELD INVESTIGATION. The project geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of the project construction.
The results of these inspections and the as-built conditions of the project shall be described
by'the project geotechnical consultant in a letter and submitted to the Town Engineer for
review prior to final inspection.
For further detail on conditions 71 through 74, see the letter from Cotton, Shires &
Associates dated February 12, 2002.
Page 19 of 23
85. ORNAMENTAL LANDSCAPING. All formal landscaping shall be within 30 feet of the
perimeter of the houses. Any planting beyond the 30-foot perimeter shall be native
vegetation that is drought and fire resistant, and planted in natural clusters.
86. LANDSCAPE GUIDELINES. The adopted landscape guidelines and native plant lists shall
include the recommendations of the Town consulting arborist, except that lawn areas shall
not exceed 5,000 square feet. The landscape guidelines are attached as Exhibit C.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
_ _ 87. WATER SUPPLY.--Two water tanks with-a capacity of 10,000 Gallons-and one wharf-style----------- -
hydrant shall be provided unless the proposed public water system can be extended to
provide appropriate lot protection, or other acceptable means of fire protection can provided
as authorized by the Fire Department. Installations shall conform with Fire Department
Standard Details and Specifications W-1.
88. FIRE APPARATUS(ENGINE) ACCESS. Provide access roadways with apaved all weather
surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches,
minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum
slope of 15%. Installations shall conform with Fire Department Standard Details and
Specifications A-1.
89. FIRE APPARATUS (ENGINE) TURN-AROUND REQUIRED. Provide an approved fire
department engine roadway turnaround with a minimum radius of 36 feet outside and 23 feet
inside. Installations shall conform with Fire Department Standard Details and Specifications
A-l. Cul-De-Sac Diameters shall be no less than 64 feet.
90. FIRE APPARATUS (HYDRANT). Where buildings exceed 150 feet travel distance from
the street either an on-site (private) hydrant or an approved residential fire sprinkler system
shall be provided.
91. PUBLIC FIRE HYDRANT(S) REQUIRED. Provide public fire hydrant(s) at location(s) to
be determined jointly by the Fire Department and the San Jose Water Company. Maximum
hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1,750 GPM at 20
psi, residual. Consult with San Jose Water Company relative to main sizing requirements
Page 21 of 23
SECTION VI
This Ordinance was introduced at-a regular meeting of the Town Council of the Town of Los
Gatos on June 5, 2006, and adopted.by the following vote as an ordinance of the Town of Los Gatos
at a meeting of the Town Council of the Town of Los Gatos on effect 30 days after it is adopted.
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
N:kDEV\ORDS11710IFEcka Sb~ nVallcyRmch-PDA-TC.wpd
1 Page 23 of 23
Greenbriar Homes Communitiessm
May 23, 2006
RECEIVED
MAY 2 3 2006
TOWN OF LOS GATOS
PLANNING DIVISION
- ---Attn: Ms. Suzanne Davis-__
Town of Los Gatos Council Members
TOWN OF LOS GATOS
110 East Main Street
Los Gatos, CA 95031
RE: RETAINING WALL MODIFICATION FOR PD PERMIT, NUMBERS:
LOT 6 B04-0752 LOT 9 B04-0526
LOT 7 B04-0528 LOT 10 B04-0753
LOT 8 B04-0527 LOT 11 B04-9754
i Dear Council Members:
The purpose of this letter is to provide background information and justification for
Greenbriar's PD Amendment proposal of February 2, 2006. In that proposal, Geenbriar
wishes to add retaining walls in the rear yards of Lots 6, 7, 8, 9, 10 and 11.
Greenbriar's history with the Hicks property dates back to 1998, when it started
processing approvals to build what ultimately will be 13 homes on an 80 acre parcel. .
During the approval process, there were numerous public meetings to discuss all aspects
of construction, including fine grading.
As the project has evolved,.and grading operations were completed, it became apparent
that the spaces created in the rear yard of some of the homes appeared_to be inadequate
for the type and scale of house being constructed. Under-further consideration and after
review of the completed graded product, Greenbriar feels the request for additional
retaining walls is a natural consequence following the completion of mass grading.
Given the final topography of these lots, Greenbriar has received considerable feedback
from prospective'homeowners that there is a need to "capture" additional space in the
rear yards. We believe that this proposal should be considered for the following reasons:.
1) The retaining walls as proposed would only extend into slopes that were
previously disturbed. No natural terrain would be touched.
ATTACHMENT 5
43160 Osgood Road, Fremont; California 94539 • Phone: (510) 497-8200
www.greenbriarhomes.com
Town of Los Gatos Council-Members., Page Three
May-23,2006
3. Concern over the aesthetics of the double wall on Lot No.. 6: A double
retaining wall shown on Lot 6 has already been approved. It was
' approved due to the fact that it was recommended by the Geotechnical
L' i. 1 any of nfy p1n11R +-rr frn++~ 1-.:ilr.:A ?'l.
Lll'llleer to cVLLLOl au pV{.e...4.1a1 .]lVi.a5hylls uV=„ the .,•,1.lJ,L ILL llle neW
proposal was to change to a single height wall in lieu of a double wall.
_ _We apologize _for, any confusion this mayhave_caused at-the Planning----_
Commission meeting.
4. We will be compromising the Hillside and that buyers for this proiect
should have to choose to live in a hillside area: Greenbriar's proposed
walls would be placed in a sloped area that has already been graded.
Additionally, the walls will not be visible from the street and will be "
painted,an appropriate color to blend them into the slope behind. It is also
important to note that the 4 foot walls we are proposing will dwarf in
comparison to the large amount of "hillside" that will remain behind them.
Thus, the walls we are proposing.will not at all compromise thehillside
setting of our subdivision.
We appreciate your consideration of our proposed amendment and would welcome an7,
opportunity to answer any questions you may have: Should you require further:
clarification, please.do not hesitate to phone me at (925) 586-0772.
Sincerely,
G HOMES COMMUNITIES, INC.
Brad a
Vice President of Development
BD:mh "
enclosure
VISIT CLERK DEPARTMENT FOR VIEWING
OF ALL ATTACHMENTS AND EXHIBITS.