2005-045 - Grant Appeal Of A Planning Commission Decision Denying An Application To Construct A Single Family Residence At 107 Drysdale DrRESOLUTION 2005 - 45
ADOPT RESOLUTION GRANTING AN APPEAL OF A PLANNING COMMISSION
DECISION DENYING AN APPLICATION TO CONSTRUCT A SINGLE
FAMILY RESIDENCE ON PROPERTY ZONED HR -1
PROPERTY LOCATION: 107 DRYSDALE DRIVE.
PROPERTY OWNER / APPLICANT / APPELLANT: HOWELL & McNEIL DEV., LLC.
ARCHITECTURE AND SITE APPLICATION: S -05 -16
WHEREAS:
A. This matter came before Council for public hearing on May 2, 2005 , on an appeal
by Howell & McNeil Dev., LLC (property owner /applicant /appellant) from a decision of the
Planning Commission and was regularly noticed in conformance with State and Town law.
B. Council received testimony and documentary evidence from the appellant and all
interested persons who wished to give evidence. Council considered all testimony and materials
submitted, including the record of the Planning Commission proceedings and the packet of material
contained in the Council Agenda Report dated April 28, 2005 and the Desk Item dated May 2, 2005,
along with subsequent reports and materials prepared concerning this application.
C. The applicant is requesting approval of an architectural and site application to
construct a new 4,678 square foot home with a 718 square foot garage on a 1.8 acre vacant lot. The
proposed two story home is to be located on the southern part of the site, on a slope of less than 30 %.
The proposed height is no greater than 25 feet at any point on the structure and a maximum height
of 29 feet from the lowest point to the highest point of the structure.
D. The Plamling Commission considered this project on March 23, 2005. The
Commission determined that the design and mass of the home were inappropriate for a hillside
home, but could not reach consensus on specific design changes that could be incorporated by the
applicant. The Commission denied the project with the understanding that the applicant would
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appeal to the Council.
E. The grounds for the appeal are the applicant's belief that the Commission erred or
abused its discretion and that the decision was not based on evidence in the record or the
recommendations of Town staff.
F. Council finds as follows:
1. Pursuant to Town Code section 29.20.300, this application raised issues under the
Town's Hillside Standards, and, consequently, required interpretation of a policy over which the
Planning Commission did not have the discretion to modify or address, but which is vested in the
Council for modification or decision; to wit, the conflict between policies aimed at reducing visible
mass and other policies aimed at limiting grading of hillsides. Council finds that applicant has
demonstrated that the desired reduction of visible mass was stymied by the grading policy.
2. The project with not have a significant impact on the environment and a mitigated
Negative Declaration has been approved.
3. Pursuant to section 29.20.150, the considerations for approval of Architecture and
Site applications have been made. The proposed construction, as modified, is well designed and
consistent with the hillside architectural style of the neighborhood and does. not set a precedent
regarding future development in the neighborhood.
RESOLVED:
1. The appeal of the decision of the Planning Commission on Architecture and Site
Application 5 -05 -16 is therefore granted.
2. Revised Conditions of approval, attached hereto as Exhibit A, are applied to this
Application.
3. The decision constitutes a final administrative decision pursuant to Code of Civil
01
Procedure section 1094,6 as adopted by Section 1.10.085 of the Town Code of the Town of Los
Gatos. Any application for judicial relief from this decision must besought within the time limits
and pursuant to the procedures established by Code of Civil Procedure Section 1094.6, or such
shorter time as required by state or federal law.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los
Gatos, California held on the 16 " day of May, 2005 by the following vote.
COUNCIL MEMBERS:
AYES: Steve Glickman, Diane McNutt, Joe Pirzynski,
Mayor Mike Wasserman
NAYS: Barbara Spector
ABSENT: None
ABSTAIN: None
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST
CLERK ISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
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TOWN COUNCIL - MAY 2, 2005
CONDITIONS OF APPROVAL
107 Drysdale Drive
Architecture and Site Application S -05 -16
Negative Declaration ND -05 -05
Requesting approval to construct a single family residence on property zoned HR -1. No significant
environmental impacts have been identified and a Negative Declaration is recommended. APN 527-
04 -009.
PROPERTY OWNER/APPLICANT: Howell & McNeil Dev. LLC
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL EXPIRATION: Zoning approval will expire two years from the approval date
pursuant to Section 29.20.320 of the Town Code, unless the application is vested.
2. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the approved plans received March 8,
2005. Any minor changes or modifications made to the approved plans shall be approved by the
Director of Community Development and other changes will be approved by the Planning
Commission, depending on the scope of the change(s).
3. DEED RESTRICTION: Prior to issuance of a building permit, a deed restriction shall be recorded
by the applicant with the Santa Clara County Recorder's Office that requires all exterior paint
colors to be maintained in conformance with the Town's Hillside Development Standards. Final
exterior colors shall be approved by the Director of Community Development prior to issuance of
building permits.
4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees proposed
for removal prior to the issuance of a Building or Encroachment Permit.
5. AESTHETICS MITIGATION MEASURE -1: The project will be required to relocate one small
oak tree currently located adjacent to the proposed home site. Relocation of this oak to the
southeast corner of the site along the north side of Drysdale Drive (consistent with the row of oaks
along the southwestern project boundary) could help reduce visibility of the proposed home from
the existing residence to the south. If the relocated trees die within two years of relocation,
replacement trees should be required and the number and size of replacement trees should be
determined by the Director of Parks and Public Works.
6. AESTHETICS MITIGATION MEASURE -2: Outdoor lighting shall be minimized and directed
downward so as not to affect nighttime views from adjacent residences.
7. BIOLOGICAL RESOURCES MITIGATION MEASURE -1: The project applicant shall be
required to implement all 21 recommendations made by the Town's consulting arborist, Arbor
Resources, in its November 24, 2004 report and letter dated January 24, 2005.
8. BIOLOGICAL RESOURCES MITIGATION MEASURE -2: The two storm drain lines, outlets,
and energy dissipaters proposed on the north side of the house shall be re- aligned and directed
westward, similar to the drains proposed on the southern side of the building envelope. The
re- aligned storm drains would avoid discharge of new storm runoff flows in the vicinity of oak
trees designated for retention on the project site.
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9. GEOLOGY AND SOILS MITIGATION MEASURE -1: The project design shall incorporate all
applicable recommendations in Redwood Geotechnical Engineering, Inc.'s (RGE) geotechnical
investigation (August 31, 2004) for the proposed project (included as Attachment 2) in order to
minimize the potential impacts resulting identified geotechnical constraints.
10. GEOLOGY AND SOILS MITIGATION MEASURE -2: Prior to issuance of the building
permit(s), Geomatrix Consultants shall review the construction plans submitted with the building
permit application. The construction plans shall include foundation plans and other structural
plans for all structures and should reflect RGE's recommendations and any other supplemental
recommendations by RGE.
11. GEOLOGY AND SOILS MITIGATION MEASURE -3: Prior to issuance of the building
permit(s), RGE shall review the final construction plans, including foundation and structural plans,
to ensure that final plans conform with all RGE (August 31, 2004). RGE shall submit a Plan
Review letter to the Town.
12. GEOLOGY AND SOILS MITIGATION MEASURE -4: During construction, RGE shall observe
and document the geotechnical engineering aspects of construction, including grading and drainage
improvements. Prior to project completion, RGE shall submit an "as- built" construction
observation letter to the Town.
13. HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE: Relocated Trees #3
(recommended in Measure #3) should be located so as maintain defensible space around the
proposed home. If the relocated trees die within two years of relocation, replacement trees should
be required and the number and size of replacement trees should be determined by the Director of
Parks and Public Works.
14. SCREEN TREES: Screen trees shall be planted to screen the home from Shady Lane, to the
satisfaction of the Director of Community Development. The number and location of trees shall
be review and approved by the Director of Community Development prior to approval of building
permits.
15. VEHICULAR TURN AROUND: Provide a vehicular turn around on the project site to the
satisfaction of the Director of Community Development.
16. NORTH ELEVATION: Revise the north elevation to break up the massing to the satisfaction of
the Director of the Community Development.
17. LOWER THE PAD ELEVATION OF THE HOUSE: Increase the slope of the driveway from
approximately six (6) to eight (8) degrees to lower the pad elevation of the house by roughly two
feet.
Building Division
18. PERMITS REQUIRED: A building permit shall be required for the construction of the new single
family residence. Separate building permits are required for site retaining walls, water tanks, and
swimming pools; separate electrical, mechanical, and plumbing permits shall be required as
necessary.
19. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on the
cover sheet of the construction plans.
20. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36."
21. STREET NAMES & HOUSE NUMBERS: Submit requests for new street names and /or house
numbers from the Office of the Town clerk prior to the building permit application process.
22. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official, containing
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foundation and retaining wall design recommendations, shall be submitted with the building permit
application. This report shall be prepared by a licensed civil engineer specializing in soils
mechanics. ALTERNATE: Design the foundation for an allowable soils 1,000 psf design pressure.
(Uniform Building Code Volume 2 - Section 1805).
23. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector at foundation inspection. This
certificate shall certify compliance with the recommendations as specified in the soils report; and,
the building pad elevation, on -site retaining wall locations and elevations are prepared according
to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor
or registered civil engineer for the following items:
a. Building pad elevation
b. Finish floor elevation
C. Foundation corner locations
24. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be designed with
adaptability features for single family residences per Town Resolution 1994 -61:
a. Wooden backing (2" x 8" minimum) shall be provided in all bathroom walls, at water
closets, showers and bathtubs located 34 inches from the floor to the center of the backing,
suitable for the installation of grab bars
b. All passage doors shall be at least 32 inches wide on the accessible floor.
C. Primary entrance shall have a 36 -inch wide door including a 5' x 5' level landing, no more
than 1 inch out of plane with the immediate interior floor level with an 18 -inch clearance.
d. Door buzzer, bell or chime shall be hard wired at primary entrance.
25. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF -1R and
MF -1R must be blue -lined on the plans.
26. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II
approved appliance as per Town Ordinance 1905. Tree limbs sh all b e c ut within 10 -feet of
chimneys.
27. HAZARDOUS FIRE ZONE: This project requires a Class A roofing assembly.
28. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to the
Building Official for approval prior to issuance of the building permit. The Town Special
Inspection form must be completely filled -out, signed by all requested parties and be blue -lined
on the construction plans. Special Inspection forms are available from the Building Division
Service Counter or online at www.losgatosea.gov.
29. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara Valley
Nonpoint Source Pollution Control Program shall be part of the plan submittal as the second page.
The specification sheet is available at the Building Division Service Counter for a fee of $2 or at
San Jose Blue Print.
30. PLANS: The construction plans shall be prepared under the direct supervision of a licensed
architect or engineer. (Business and Professionals Code Section 5538).
31. APPROVALS REQUIRED: The project requires the following agencies approval before issuing
a building permit:
a. Community Development: Suzanne Davis at 354 -6872
b. Engineering Department: Fletcher Parsons at 395 -3460
C. Parks & Public Works Department: (408) 399 -5777
d. Santa Clara County Fire Department: (408) 378 -4010
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e. West Valley Sanitation District: (408) 378 -2407
f. Local School District: (Contact the Town Building Service Counter for the appropriate
school district and to obtain the school form.)
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
32. UTILITIES. Any utilities constructed within the LRDA shall require arborist review of the
alignment and special backfill provisions to minimize erosion.
33. GRADING PERMIT. A grading permit is required for site grading and drainage. The grading
permit application (with grading plans) shall be made to the Engineering Division of the Parks &
Public Works Department located at 41 Miles Avenue. The grading plans shall include final
grading, drainage, retaining wall location, driveway, utilities and interim erosion control. Grading
plans shall list earthwork quantities and a table of existing and proposed impervious areas. Unless
specifically allowed by the Director of Parks and Public Works, the grading permit will be issued
concurrently with the building permit. The grading permit is for work outside the building
footprint(s). A separate building permit, issued by the Building Department on E. Main Street is
needed for grading within the building footprint.
34. PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any
site work, the general contractor shall:
a. Along with the project applicant, attend a pre - construction meeting with the Town Engineer
to discuss the project conditions of approval, working hours, site maintenance and other
construction matters;
b. Acknowledge in writing that they have read and understand the project conditions of approval,
and will make certain that all project sub - contractors have read and understand them prior to
commencing work and that a copy of the project conditions of approval will be posted on site
at all times during construction.
35. RETAINING WALLS. A building permit, issued by the Building Department at 110 E. Main
Street, in ay b e required f or s ite retaining w alls. W alls are not reviewed o r approved by the
Engineering Division of Parks and Public Works during the grading permit plan review process.
36. SOILS REPORT. One copy of the soils report shall be submitted with the grading permit
application. The soils report shall include specific criteria and standards governing site grading,
drainage, pavement design, retaining wall design and erosion control. The reports shall be signed
and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the
California Business and Professions Code.
37. SOILS REVIEW. Prior to issuance of any permit, the applicant's soils engineer shall review the
final grading and drainage plans to ensure that designs for foundations, retaining walls, site
grading, and site drainage are in accordance with their recommendations and the peer review
comments. The applicant's soils engineer's approval shall then be conveyed to the Town either by
letter or by signing the plans.
38. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations
and grading shall be inspected by the applicant's soils engineer prior to placement of concrete
and /or backfill so they can verify that the actual conditions are as anticipated in the design -level
geotechnical report, and recommend appropriate changes in the recommendations contained in the
report, if necessary. The results of the construction observation and testing should be documented
in an "as- built" letter /report prepared by the applicants soils engineer and submitted to the Town
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before final release of any occupancy permit is granted.
39. PUBLIC IMPROVEMENTS. The following improvements shall be installed by the developer.
Plans for those improvements shall be prepared by a California registered civil engineer, reviewed
and approved by the Town, and guaranteed by contract, Faithful Performance Security and Labor
& Materials Security before the issuance of a building permit or the recordation of a map. The
improvements must be completed and accepted by the Town before a Certificate of Occupancy for
any new building can be issued.
a. Drysdale Drive. Widen road to provide a 24 -foot width across property frontage.
40. DESIGN CHANGES. The Applicant's registered Engineer shall notify the Town Engineer, in
writing, at least 72 hours in advance of all differences between the proposed work and the design
indicated on the plans. Any proposed changes shall be subject to the approval of the Town before
altered work is started. Any approved changes shall be incorporated into the final "as- built"
drawings.
41. TRAFFIC IMPACT MITIGATION FEE. The developer shall pay a proportional the project's
share of transportation improvements needed to serve cumulative development within the Town
of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time
the request of Certificate of Occupancy is made. the fee shall be paid before issuance of the
Certificate of Occupancy. The traffic impact mitigation fee for this project using the current fee
schedule is $5,742. the final fee shall be calculated form the final plans using the rate schedule in
effect at the time of the request for a Certificate of Occupancy.
42. PLAN CHECK FEES. Plan check fees shall be deposited with the Town prior to submittal of
plans to the Engineering Division of the Parks and Public Works Department.
43. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of any
Permit or recordation of the Final Map.
44. TREE REMOVAL. Copies of all necessary tree removal permits shall be provided prior to
issuance of a grading permit.
45. GENERAL. All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications. All work shall conform to the
applicable Town ordinances. The adjacent public right -of -way shall be kept clear of all j ob related
dirt and debris at the end of the day. Dirt and debris shall not be washed into storin drainage
facilities. The storing of goods and materials on the sidewalk and /or the street will not be allowed
unless a special permit is issued. The developer's representative in charge shall be at the job site
during all working hours. Failure to maintain the public right -of -way according to this condition
may result in the Town performing the required maintenance at the developer's expense.
46. ENCROACHMENT PERMIT. All work in the public right -of -way will require a Construction
Encroachment Permit. All work over $5,000 will require construction security.
47. PUBLIC WORKS INSPECTIONS. The developer or his representative shall notify the
Engineering Inspector at least twenty -four (24) hours before starting an work pertaining to on -site
drainage facilities, grading or paving, and all work in the Town's right -of -way. Failure to do so
will result in rejection ow work that went on without inspection.
48. SURVEYING CONTROLS. Horizontal and vertical controls shall be set and certified by a
licensed surveyor or registered civil engineer qualified to practice land surveying, for the following
items:
a. Retaining wall -top of wall elevations and locations
b. Toe and top of cut and fill slopes
49. EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted
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to the Engineering Division of the Parks & Public Works Department. A Notice of Intent (NOI)
and Storm Water Pollution Prevention Plan ( SWPPP) shall be submitted to the San Francisco Bay
Regional Water Quality Control Board for projects disturbing more than one acre. A maximum
of two weeks is allowed between clearing of an area and stabilizing /building on an area if grading
is allowed during the rainy season. Interim erosion control measures, to be carried out during
construction and before installation of the final landscaping shall be included. Interim erosion
control method shall include, but are not limited to: silt fences, fiber rolls (with locations and
details), erosion control blankets, Town standard seeding specification, filter berms, check dams,
retention basins, etc. Provide erosion control measures as needed to protect downstream water
quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be
in compliance with applicable measures contained in the amended provisions C.3 and C.14 of
Order 01 -024 of the amended Santa Clara County NPDES Permit.
50. DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving
and building construction begin as soon as possible after completion of grading, and by
landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use
at the construction site. All portions of the site subject to blowing dust shall be watered as often
as deemed necessary by the Town, or a minimum of three times daily in order to insure proper
control of blowing dust for the duration of the project. Watering on public streets shall not occur.
Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Town
Engineer, or at least once a day. Watering associated with on -site construction activity shall take
place between the hours of 8 a.m. and 5 p.m. and shall include at least one late - afternoon watering
to minimize the effects of blowing dust. All public streets soiled or littered due to this
construction activity shall be cleaned and swept on a daily basis during the workweek to the
satisfaction of the Town. Demolition or earthwork activities shall be halted when wind speeds
(instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be
covered.
51. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed on the portion of a street which
abuts property in a residential zone without prior approval from the Town Engineer (§ 15.40.070).
52. SITE DRAINAGE. Rainwater leaders shall be discharged to splash blocks. No through curb
drains will be allowed.
53. UNDERGROUND UTILITIES. No underground utilities shall be constructed within the dripline
of a tree or shrubibush.
54. NONPOINT SOURCE POLLUTION PREVENTION. On -site drainage systems shall include a
filtration device such as a bio -swale or permeable pavement.
55. SILT AND MUD IN PUBLIC RIGHT -OF -WAY. It is the responsibility of contractor and home
owner to make sure that all dirt tracked into the public right -of -way is cleaned up on a daily basis.
Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town's storm
drains.
56. UTILITIES. The developer shall install all utility services, including telephone, electric power and
all other communications lines underground, as required by Town Code §27.50.015(b). All new
utility services shall be placed underground. Underground conduit shall be provided for cable
television service.
57. RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because of
developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks,
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driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc.
shall be repaired and replaced to a condition equal to or better than the original condition. Existing
improvement to be repaired or replaced shall be at the direction of the Engineering Construction
Inspector, and shall comply with all Title 24 Disabled Access provisions. Developer shall request
a walls- through with the Engineering Construction Inspector before the start of construction to
verify existing conditions.
58. DRIVEWAY APPROACH. The developer shall install one Town standard residential driveway
approach. The new driveway approach shall be constructed per Town Standard Details.
59. AS -BUILT PLANS. After completion of the construction of all work, the original plans shall have
all changes (change orders and field changes) clearly marked. The "as- built" plans shall again be
signed and "wet- stamped" by the civil engineer who prepared the plans, attesting to the changes.
The original "as- built" plans shall be review and approved the Engineering Inspector. A Mylar and
AutoCAD disk of the approved "as- built" plans shall be provided to the Town before the Faithful
Performance Security or Occupancy Permit is released. The AutoCAD file shall include only the
following information and shall conform to the layer naming convention: a) Building Outline,
Layer: BLDG- OUTLINE; b) Driveway, Layer: DRIVEWAY; c) Retaining Wall, Layer:
RETAINING WALL; d) Swimming Pool, Layer: SWIMMING -POOL; e) Tennis Court, Layer:
TENNIS - COURT; f) Property Line, Layer: PROPERTY -LINE; g) Contours, Layer:
NEWCONTOUR. All as -built digital files must be on the same coordinate basis as the Town's
survey control network and shall be submitted in AutoCAD version 2000 or higher.
60. SANITARY SEWER BACKWATER VALVE. Drainage piping serving fixtures which have flood
level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream
manhole and /or flushing inlet cover at the public or private sewer system serving such drainage
piping shall be protected from backflow of sewage by installing an approved type backwater valve.
Fixtures above such elevation shall not discharge through the backwater valve, unless first
approved by the Administrative (Sec. 6.50.025). The Town shall not incur any liability or
responsibility for damage resulting from a sewer overflow where the property owner or other
person has failed to install a backwater valve, as defined section 103(e) of the Uniform Plumbing
Code adopted by section 6.50.010 of the Town Code and maintain such device in a functional
operating condition. Evidence of West Valley Sanitation District's decision on whether abackwater
device is needed shall be provided prior to issuance of a building permit.
61. SANITARY SEWER LATERAL. Sanitary sewer laterals are televised by West Valley Sanitation
District and approved by the Town of Los Gatos before they are used or reused. Install a sanitary
sewer lateral clean -out at the property line.
62. CONSTRUCTION NOISE. Between the hours of 8:00 a.m. to 8:00 p.m., weekdays and 9:00 a.m.
to 7:00 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed.
No individual piece of equipment shall produce a noise level exceeding eighty -five (85) dBA at
twenty -five (25) feet. If the device is located within a structure on the property, the measurement
shall be made at distances as close to twenty -five (25) feet from the device as possible. The noise
level at any point outside of the property plane shall not exceed eighty -five (85) dBA.
63. HAULING OF SOIL. Hauling of soil on or off -site shall not occur during the morning or evening
peals periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.). Prior to the
issuance of a building permit, the developer shall work with the Town Building and Engineering
Department Engineering Inspectors to devise a traffic control plan to ensure safe and efficient
traffic flow under periods when soil is hauled on or ff the proj ect site. This may include, but is not
limited to provisions for the developer /owner to place construction notification signs noting the
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dates and time of construction and hauling activities, or providing additional traffic control.
64. COVERED TRUCKS: All trucks transporting soil materials to and from the site shall be covered.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
65. REQUIRED FIRE FLOW: Required fire flow for this project is 2,000 GPM at 20 psi residual
pressure. As an automatic sprinkler system will be installed, the fire flow has been reduced by
75% establishing a required adjusted fire flow of 1000 gpm at 20 psi residual pressure. The
adjusted fire flow is not available from area water mains and fire hydrants which are spaced at the
required spacing.
66. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED: Buildings requiring a fire flow in
excess of 2,000 GPM or, in excess of two stories or 35 feet in height or, in excess of 10,000 square
feet or new homes located within the hazardous fire area, shall be protected throughout by an
automatic fire sprinkler system, hydraulically designed per National Fire Protection Association
(NFPA) Standard #13. *see additional underground fire service comment.
67. A State of California licensed fire protection contractor shall submit plans, calculations, a
completed permit application and appropriate fees to this department for review and approval prior
to beginning their work.
68. FIRE APPARATUS (ENGINE) ACCESS DRIVEWAY REQUIRED. Provide an access
driveway with a paved all weather surface, a minimum unobstructed width of 12 feet, vertical
clearance of 13 feet 6 inches, and a maximum slope of 15 %. Installations shall conform to Fire
Department Standard Details and Specifications sheet D -1.
69. TIMING OF REQUIRED ROADWAY INSTALLATIONS. Required driveway installations shall
be constructed to a surface of 8 inches of class 2 aggregate base and compacted to 95% prior to the
start of construction. Bulls combustible materials shall not be delivered tot he site until
installations are complete. Note that building permit issuance may be withheld until installations
are completed.
70. PREMISES IDENTIFICATION. Approved numbers or addresses shall be placed on all new
buildings in such a position as to be plainly visible and legible from the street or road fronting the
property. The numbers shall contrast with their background.
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