Attachment 1 Exhibit 1-615343 Santella Court — Lot 7
EXIMIT 1
3/11/15 PC Staff Report
ORDINANCE 2147
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE
FROM HR -2%2 TO HR -2%:PD FOR PROPERTY LOCATED AT THE TERMINUS OF
SHADY LANE (APNs 527 -12- 001.527 -09 -001 & 004)
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 to terminus of Shady Lane (Santa Clara County Assessor Parcel Numbers 527 -12 -001.
527 -09 -001 & 004) as shown on the map attached hereto as Exhibit A, and is part ofthis Ordinance,
from HR -2%2 (Hillside Residential, 2% AcresperDwellingUnit) to HR- 2 %2:PD (Hillside Residential,
2'/2 Acres per Dwelling Unit, Planned Development).
SECTION If
The PD (Planned Development Overlay) zone established by this Ordinance authorizes the
following construction and use of improvements:
1• Construction of 19 new single - family dwelling units.
2. Landscaping, streets, trails, and other improvements shown and required on the Official
Development Plan.
3 • Dedication of 42.87 acres of scenic easements as shown on the Official Development Plans.
4. Dedication of trail easements to the Town of Los Gatos as shown on the Official
Development Plans.
5. 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 maybe amended
in the future. However, no use listed in Section 29.20.185 is allowed unless specifically
authorized by this Ordinance, or by a Conditional Use Permit.
EXHMIT 2
3/11/15 PC Staff Report
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SECTION III
COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS
All provisions of the Town Code apply, except when the Official Development Plan
specifically shows otherwise.
SECTION IV
A recorded subdivision map and Architecture and Site Approval and Subdivision Approval
are required before construction work for the dwelling units is performed, whether or not a permit
is required for the work and before anypermit for construction is issued. Construction permits shall
only be in a manner complying with Section 29.80.130 of the Town Code.
SECTION V
The attached Exhibit A (Map), and Exhibit B (Official Development Plans), are part of the
Official Development Plan. The following conditions must be complied withbefore issuance of any
grading, or construction permits:
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. ARCHITECTURE AND SITE APPROVAL REQUIRED. A separate Architecture and Site
application and approval is required for each of the new single family homes and for the
infrastructure improvements. The Development Review Committee may be the deciding
body ofthe infrastructure improvements and for Architecture and Site applications where the
proposed home is in compliance with the Hillside Development Standards & Guidelines,
except for lots 2 and 12 which shall be reviewed by the Planning Commission due to
concerns about visibility.
2. OFFICIAL DEVELOPMENT PLANS. The Official Development Plans provided are
conceptual in nature. Final building footprints and building designs shall be determined
during the architecture and site approval process.
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3. SUBDIVISION REQUIRED. A tentative map application shall be approved for the project
prior to the issuance of building permits. The Development Review Committee maybe the
deciding body of the tentative map. j
4. ARCHITECTURAL RESTRICTIONS. The applicant shall submit the proposed
architectural restrictions for the project through an Architecture and Site application for
review and approval by the Planning Commission, prior to recordation of the Final Map.
5. ENTRY MONUMENT. The entry monument shall be modified to be consistent with the
Hillside Development Standards & Guidelines as part of the Architecture & Site approval
for the infrastructure improvements.
6. HOUSE SITING.. New homes shall be sited within the grading envelopes shown on the
Official Development Plans unless it can be demonstrated that another location is more
appropriate for the lot. The burden ofproof is on the applicant to justify any deviation from
the approved grading envelope.
7. BUILDABLE LOT AND LANDSCAPE AREAS. Anyimprovement orplantingwithm the
buildable lot and landscape areas shown on the Official Development Plans must comply
with the Hillside Development Standards & Guidelines.
8. FENCING. Fence locations shall be reviewed and approved during the Architecture & Site
review(s). The developer will include in the CC &R's for the project a restriction limiting
the home owners from replacing the fence type approved during the Architecture & Site
review(s). Fencing shall be restricted to open design, such as wood with wire mesh and
wood or concrete split -rail fencing. CC&R's shall prohibit fencing within scenic easements.
9. CONCEPTUAL LANDSCAPE PLAN. The conceptual landscape plan shall be revised to
be consistent with the scenic easements shown on the conceptual site plan, sheet 2 of the
Official Development Plans.
10. SETBACKS. The minimum setbacks are those specified by the HR zoning district.
11. HEIGHT. The maximum height for homes shall be 25 feet unless it is determined that a
home will be visible from a Town viewing platform, in which case the height shall be
restricted to 18 feet.
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12. * *AESTHETICS MITIGATION MEASURE 4.2 -2a. Proposed lots on the westerly and
easterly ridge lines (lots 2, 9, 11, 12, 14, 15, 17 and 19) shall be subject to a view analysis
in accordance with the Town's Hillside Development Standards & Guidelines.
13. * *AESTHETICS MITIGATION MEASURE 4.2 -2b. As part of the Architecture and Site
review, the Town will require home designs to be consistent with the Hillside Development
Standards & Guidelines (HDS &G) for site planning, development intensity, architectural
design site elements and landscape design.
14. EXTERIOR LIGHTING. All exterior lighting shall be reviewed and approved as part of the
Architecture & Site review(s) and shall comply with the HDS &G. Lighting shall be down
directed and shall not reflect or encroach onto neighboring properties. Flood lights shall not
be installed unless it can be demonstrated that they are clearly needed for safety.
15. 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 states that all exterior paint colors shall not exceed a light reflectivity
value of 30, shall blend with the natural color of the vegetation that surrounds the site, and
shall be maintained in conformancewiththe Town's Hillside Development Standards as may
be amended by the Town.
16. 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 29.10.3025
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.
17. COMMUNITY BENEFIT. The applicant shall enter into an agreement with the Town for
provision of the community benefits being offered with the project. The agreement shall
include details on the tinning and implementation of each item and shall be approved by the
Town Attorney and the Director of Community Development prior to issuance of any
building permits for the project.
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18. PROJECT CC &R's. CC &R's shall be provided with the Tentative Map application and
shall address the following:
a. maintenance of landscaping in the public right -of -way
b. maintenance of storm drain system
c. landscape guidelines (shall be compliant with the Hillside Development Standards
& Guidelines, EIR and safe fire protocol).
19. 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 Ordinance.
20. 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. The only trees to be removed are those identified in the September 17, 2004 arborist
report prepared by Arbor Resources. Ifit becomes necessary to remove any additional trees,
a separate Tree Removal Permit shall be submitted for review by the Town. Review by the
Town's Consulting Arborist maybe required at the discretion of the Director of Community
Development.
21. ** BIOLOGICALRESOURCESMITIGATIONMEASURE4 .3 -1a. Focused surveys shall
be conducted for the three special status plant species having the potential to occur in the oak
woodland habitat. If mitigation plantings occur in grassland or chaparral, surveys for three
special status plant species having the potential to occur in these habitats shall also be done.
22. * *BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3 -1b. If any special status
species would be affected by the project, a Special Status Plant Species Mitigation and
Monitoring Plan should be required to either avoid, minimize or compensate for the impact.
23. ** BIOLOGICALRE SOURCESMITIGATIONMEASURE4.3 -3a. Priortorecordationof
the Final Map a formal wetland delineation shall be completed and submitted to the USACE
for verification. Ifthe USAGE, CDFG and/orRWQCB claim jurisdiction over the seasonal
wetlands and seasonal drainages on the site, the project applicant shall submit appropriate
Permit applications to those agencies claiming jurisdiction prior to project construction and
comply with the terms of the permits.
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24. * *BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3 -3b. The section of the
proposed Shady Lane Extension located west of the site boundary (where the seasonal
drainage channel extends along the north side) shall be widened to the south to the extent
feasible to avoid impacts on the riparian corridor and avoid identifiedtree removal along this
corridor.
25. ** BIOLOGICALRESOURCESMMGATIONMEASURE4 .3 -4. Duetothetemporalloss
associated with proposed tree removal, replacement trees shall be planted at a 3:1
replacement/loss ratio. Based on amaximum potential removal of approximately 122 to 142
trees; mitigation planting of 366 to 426 oak trees in specified areas will be required. A Tree
Protection and Preservation Plan shall be developed by the applicant and individual lot
owners to ensure survival of trees to be retained and appropriate compensation for impacts
on mixed oak woodlands.
26. ** BIOLOGICALRESOURCESM ITIGATIONMEASURE4.3 -5. The applicantandfuture
lot owners shall replace trees removed in accordance with the Los Gatos Tree Protection
Ordinance 2114 which is as follows:
a. Two replacement trees (24 -inch box size) for each impacted tree assigned a high
suitability rating.
b One replacement tree (24 -inch box size) for each impacted tree assigned a moderate
suitability rating.
A total of approximately 105 replacement trees shall be required for road, lot, and driveway
development.
27. * *BIOLOGICAL RESOURCES MITIGATION MEASURE 4.3 -8. A protocol - level,
pre - construction survey for nesting raptors shall be conducted by a qualified ornithologist.
The preconstruction surveys shall be conducted no more than 14 days prior to the initiation
of demolition and/or construction activities during the early part of the breeding season and
no more than 30 days prior to the initiation of these activities during the late part of the
breeding season. During this survey, the ornithologist will inspect all trees and electrical
towers in and immediately adjacent to the impact areas for raptor nests. If an active raptor
nest is found close enough to the construction/demolition area to be disturbed by these
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activities, the ornithologist, in consultation with the DFG, will determine the extent of a
construction -free buffer zone (typically 75 meters [250 feet]) to be established around the
nest to remain until the young have fledged.
28. * *HAZARDS AND HAZARDOUS MATERIALS MITIGATION MEASURE 4.5 -2b.
Prior to recordation of the Final Map a wildlife management plan shall be prepared to
Provide guidelines for establishment of defensible space and fuel breaks, use of appropriate
building materials, selection of appropriate landscape species, and implementation of
appropriate vegetation management practices to minimize fuel loads.
Building Division
29. *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -1a. Project plans shall
demonstrate compliance with 1997 Uniform Building Code requirements for structural and
seismic loads and recommendations made by Terresearch.
30. * *AIR QUALITY MITIGATION MEASURE 4.9 -1. The project shall comply with
BAAQMD basic, enhanced, and applicable optional control measures to minimize short-term
emissions.
31. * *NOISE MITIGATION MEASURE 4.9 -1 Truck noise shall be minimized by limiting
truck operations to the less noise - sensitive daytime working hours, as well as limiting travel
speeds and avoiding compression braking as trucks travel downhill along Shady Lane.
32. * *PUBLIC SERVICES AND UTILITIES MITIGATION MEASURE 4.11 -1. Affected
school districts will charge the prof ect applicant impact fees based on the size ofnew homes
(per square foot basis) and by supplemental parcel taxes on the new residential parcels.
33. PERMITS REQUIRED: A building permit shall be required for the construction of site
retaining walls and the proposed water tank pad.
34. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on
the cover sheet of the construction plans.
35. SIZE OF PLANS. The maximum size of construction plans submitted for building permits
shall be 24 inches by 36 inches.
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36. 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.
37. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official,
containing retaining wall and pad foundation 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 designpressure (Uniform Building Code Volume 2 - Section 1805).
38. 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 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. On -site retaining wall location
b. Finish floor elevation
C. Foundation comer locations
39. RESIDENTIALTOWNACCESSIBILITYSTANDARDS .Theresidencesshall bedesigned
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.
40. SPECIAL INSPECTIONS: When a special inspection is required byUBC 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
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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.
41. 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.
42. TITLE 24 ENERGY COMPLIANCE. California Title 24 Energy Compliance forms CR-
IR and MF -IR shall be printed on the construction plans.
43. HAZARDOUS FIRE ZONE. This project requires Class A roofing assembly.
44. 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.
45. PLANS: The construction plans shall be prepared under the direct supervision of a licensed
architect or engineer. (Business and Professionals Code Section 5538).
46. NON -POINT SOURCE POLLUTION STANDARDS. The Town standard Santa Clara
ValleyNon -point Source Pollution Control Program specification sheet shall be part ofplan
submittal. The specification sheet is available at the Building Division service counter.
47. APPROVALS REQUIRED: The project requires the following agencies approval before
issuing a building permit:
a. Community Development: Suzanne Davis at 354 -6875
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
Note: Obtain the school district forms from the Town Building Department, after the
Building Department has approved the buildingplans.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
48. * *AESTHETICS MITIGATION MEASURE 4.2 -3 (STREET LIGHTING). Lighting shall
be kept to a minimum and shall be installed only at intersections, dangerous curves, end of
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cul -de -sacs and multi-use parldng areas if needed for safety as determined by the Town
Engineer. Developer shall submit detailed plans of proposed street lighting, including
photometrics, for lighting to be installed prior to approval of Final Map.
49. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -1b. A screening level slope
stability analysis shall be completed for Cross- section H -H.
50. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4-3 a. The applicant shall repair
the debris flows(landslides located on Lots 1 and 10.
51. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -3b. Prior to development of
each home site, a lot- specific geologic and geotechnical investigation shall be conducted to
identify and address potential geotechmcal hazards. Each individual report shall be peer
reviewed by the Town's Geotechncial Consultant.
52. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -3c. To the extent feasible,
proposed development should avoid slopes over 30 %unless designed in accordance with the
Town's Hillside Standards and Guidelines.
53. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -3d. Grading associated with
development of homes and driveways shall be minimized.
54. * *GEOLOGY AND SOILS MITIGATION MEASURE 4.4 -3e. All utilities located on
slopes over 30% shall be directional drilled.
55. * *HYDROLOGY AND WATER QUALITYMITIGATIONMEASURE4 .6- 1. Tomitigate
the project's impact on downstream flood hazards, the proposed detention basin shall be
adequately sized to accommodate surface runoff generated on proj ect streets and lots during
the 100 -year design storm, prior to recordation of the Final Map. Specifically, the final
system shall be designed to satisfy both theHMP (continuous modeling) and 100 -year storm
criteria, that it shall provide two feet of freeboard for the 10 -year storm and zero feet for the
100 -year, and that the road shall be designed to act as a spillway in the event of
"overflooding" from an event larger than the 100 -year.
56. * *OPEN SPACE AND RECREATION MITIGATION MEASURE 4.12 -1a. New trails
shall meet Town requirements regarding ownership, maintenance, materials, alignments,
width, grade, parldng, and signage.
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57. "OPEN SPACE AND RECREATION MITIGATION MEASURE 4.12 -3a.. If a tennis
court and/or par course is to be installed, the Town will require a detailed soils investigation;
grading, drainage, and utilities extension to be shown on plans; proof of maintenance and
construction access rights from Francis Oaks Way; and preparation of a traffic control plan
for Francis Oaks Way.
58. "OPEN SPACE AND RECREATION MITIGATION MEASURE 4.12 -3b. Project
CC&R's shall prohibit project residents from using Francis Oaks Way for access orparking
while using the par course, if installed.
59. CERTIFICATE OF LOT LINE ADJUSTMENT. A Certificate ofLotLineAdjustmentshall
be recorded for the off - siteparcels as shown on the Official Development Plans. Two copies
of the legal description for each new lot configuration, a plat map (8 -%2 in. X 11 in.) and two
copies of the legal description of the land to be exchanged shall be submitted to the
Engineering Division ofthe Parks& Public Works Department forreview and approval. The
submittal shall include.closure calculations, title reports less than 90 days old and the
appropriate fee. The certificate shall be recorded before any permits maybe issued.
60. 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.
61. 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.
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62. SOILSREVIEW. Prior to issuance of anypermit, 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.
63. SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all
excavations and grading shall be inspected by the applicant's soils engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design -level geotechnical report, and recommend appropriate changes in
the recommendations contained in the report, if necessary. The results of the construction
observation and testing should be documented in an "as- built" letter /report prepared by the
applicants soils engineer and submitted to the Town before final release of any occupancy
permit is granted.
64. DEVELOPMENT AGREEMENT. The Applicant shall enter an agreement to construct
public improvements in accordance with Town Code §24.40.020.
65. FINALMAP. A final map shallberecorded. 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.
66. DEDICATIONS. The following shall be dedicated prior to issuance of any permits:
a Shady Lane extension (west of project site boundary): 40 foot street right -of -way
with a 10 foot wide Public Service Easement (PSE) on each side.
b. 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.
C. Public Service Easement (PSE). Ten (10) feet wide, next to the new street rights -of-
way.
d. Ingress- egress, storm drainage and sanitary sewer easements, as required.
e. Trail Easement. Ten (10) feet wide, as shown on the Official Development Plan.
f. Trail easement. Over the area between the overlook and Blossom Hill Road for
installation of a trail should the Town decide to implement this trail connection.
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67. 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. New Streets. Curb, gutter, new street paving, signing, striping, lighting, storm
drainage and sanitary sewers, as required. (labs shall be rolled concrete to the
satisfaction of the Director of Parks and Public Works.
b. Shady Lane. Curb as required in the vicinity of Drysdale Drive to reduce overbank
erosion in the roadside ditch.
68. PUBLIC IldPROVEMENT SECURITY. The applicant shall supply suitable securities for
all public improvements that are a part of the development in a form acceptable to the Town
in the amount of 100% (performance) and 100% (labor and material) prior to issuance of any
permit. Applicant shall provide two (2) copies of documents verifying the cost of the public
improvements to the satisfaction ofthe Engineering Division of the Parks and Public Works
Department.
69. INSURANCE. One million dollars ($1,000,000) of liability insurance holding the Town
harmless shall be provided in a format acceptable to the Town Attorney before recordation
of the map.
70. CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction
management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic
ControlPlan, Project Schedule, site security fencing, employee parking, construction staging
area, construction trailer, and proposed outhouse locations.
71. CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross
vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the
portion of a street which abuts property in a residential zone without prior approval from the
Town Engineer (§ 15.40.070).
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72. 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 theyhave 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 proj ect conditions
of approval will be posted on site at all times during construction.
73. PRECONSTRUCTION PAVEMENT SURVEY. Prior to issuance of a grading permit, the
project applicant shall complete a pavement condition survey documenting the extent of
existing pavement defects using a 35 -mm or digital video camera. The survey shall be
conducted across the full extent of Francis Oaks Way, Drysdale Drive, Gum Tree Lane and
Shady Lane. The results shall be documented in a report and submitted to the Town for
review.
74. POST - CONSTRUCTION PAVEMENT SURVEY. The project Applicant will complete a
pavement condition survey and pavement deflection analysis to determine whether road
damage occurred as a result of project construction and whether there were changes in
pavement strength. Rehabilitation improvements required to restore the pavement to pre -
construction condition and strength shall be determined using State of Califomiaprocedures
for deflection analysis. The results shall be documented in a report and submitted to the
Town for review and approval. The Applicant shall be responsible for completing any
required road repairs prior to release of the faithful performance bond.
75. TRAFFIC IMPACT MITIGATION FEE (RESIDENTIAL). 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 each new house in this project using the current fee schedule is $5,742.
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The final fee shall be calculated from the final plans using the rate schedule in effect at the
time of the request for building permit.
76. * *TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7 -1 Construction
truck traffic shall be minimized on Drysdale Drive and Gum Tree Lane. Prior to issuance
of any permits the applicant shall work with the Town to develop a traffic control plan that
reduces traffic safety hazards.
77. * *TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7 -3. Access roads
are recommended to be widened to 22 feet ofpaved width, where practical. Curve warning
signs, delineators, and advisory speeds, should be installed to enhance the traffic safety. A
guard rail shall be installed along the north side of Gum Tree Lane (just west ofthe project's
western boundary) where the road extends directly above existing homes to the north.
Repaving of the access roads should also be considered. At the intersection of Shady Lane,
two driveways and the project entrance, a stop sign should be installed for traffic exiting the
project if the angle and elevation constraints cannot be improved.
78. * *TRANSPORTATION AND TRAFFIC MITIGATIONMEASURE4.7_5. TheTownmay
require provision of parking bays along project roadways (wherever topography allows).
Parking bay analysis shall be done as part of the Architecture & Site review for the
infrastructure improvements.
79. * *TRANSPORTATION AND TRAFFIC MITIGATION MEASURE 4.7 -6. During
Architecture and Site review for each proposed lot, proposed driveways shall be reviewed
for adequate sight distance at the driveway intersections. On lots with long driveways,
driveways should be designed to allow vehicles to turnaround near the garage so that drivers
could exit long driveways going forward.
80. GENERAL. All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications or as otherwise approved by the
Director of Parks and Public Works. All work shall conform to the applicable Town
ordinances. The adjacent public right -of -way shall be kept clear of all job related dirt and
debris at the end of the day. Dirt and debris shall not be washed into storm drainage
facilities. The storing of goods and materials on the sidewalk and/or the street will not be
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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.
81. ENCROACHMENT PERMIT. All work in the public right -of -way will require a
Construction EncroachmentPermit. All work over $ S, 000 will require construction security.
82. 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.
83. GRADING. No grading or earth- disturbing activities shall be initiated in hillside areas
between October 1 and April 15 of each year unless approved by the Town Engineer.
84. RETAP41NG WALLS. Abuildingpermit, issuedbythe BuildingDepartment at 110 E. Main
Street, may be required for site retaining walls. Walls are not reviewed or approved by the
Engineering Division of Parks and Public Works during the grading permit plan review
process.
85. 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.
86. EROSION CONTROL. Interim and final erosion. control plans shall be prepared and
submitted to the Engineering Division of the Parks & Public Works Department. A Notice
of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to
the San Francisco Bay Regional Water Quality Control Board for projects disturbing more
than one acre. A maximum of two weeks is allowed between clearing of an area and
stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion
control measures, to be carved out during construction and before installation of the final
Page 16 of 28
landscaping shall be included. Interim erosion control method shall include, but are not
limited to: silt fences, fiberrolls (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 applicablemeasures contained in the amended provisions C.3 and C.14 of Order 01 -024
of the amended Santa Clara County NPDES Permit.
87. DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading, and
by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and
in use at the construction site. All portions of the site subject to blowing dust shall be
watered as often as deemed necessary by the Town, or a minimum of three times daily, or
apply (non - toxic) soil stabilizers on all unpaved access roads, parking areas, and staging
areas at construction sites in order to insure proper control of blowing dust for the duration
of the project. Watering on public streets shall not occur. Streets will be cleaned by street
sweepers or by hand as often as deemed necessary by the Town Engineer, or at least once a
day. Watering associated with on -site construction activity shall take place between the
hours of 8 a.m. and 5 p.m. and shall include at least one late- afternoon watering to minimise
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.
88. DUST CONTROL (SITES > 4 ACRES).The following measures should be implemented at
construction sites greater than four acres in area:
a. Hydroseed or apply (non - toxic) soil stabilizers to inactive construction areas
(previously graded areas inactive for ten days or more).
b. Enclose, cover, water twice daily or apply (non - toxic) soil binders to exposed
stockpiles (dirt, sand, etc.)
Page 17 of 28.
C. Limit traffic speeds on unpaved roads to 15 mph.
d. Install sandbags or other erosion control measures to prevent silt runoff to public
roadways.
e. Replant vegetation in disturbed areas as quickly as possible.
89. 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 dailybasis. Mud, silt, concrete and other construction debris SHALLNOT be washed into
the Town's storm drains or creeks.
90. 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(6). Cable television capability shall be provided to all new lots.
91. LvrnjTY COMPANY REVIEW. Letters from the electric, telephone, cable, and trash
companies indicating that theproposed improvements and easements are acceptable shall be
provided prior to recordation of the final map.
92. ABOVE GROUND UTILITIES. The applicant shall submit a 75- percent progress printing
to the Town for review of above ground utilities including backflow prevention devices, fire
department connections, gas and watermeters, off - street valve boxes, hydrants, site lighting,
electrical / communication /cable boxes, transformers, andmailboxes. Above groundutilities
shall be reviewed and approved by CommunityDevelopment prior to issuance of anypermit.
93. WATER SYSTEM DESIGN. Water plans prepared by SJWC must be reviewed and
approved prior to issuance of any permit.
94. 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 subj ect to the approval of the
Town before altered work is started. Any approved changes shall be incorporated into the
final "as- built" drawings.
95. JOINT TRENCH PLANS. Joint trench plans shall be reviewed and approved by the Town
prior to issuance of any permit.
Page 18 of 28
l
96. RESTORATIONOFPUBLICE %4PROVEMENTS. The developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because of
developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks,
driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings,
etc. shall be repaired and replaced to a condition equal to or better than the original
condition. Existing improvement to be repaired or replaced shall be at the direction of the
Engineering Construction Inspector, and shall comply with all Title 24 Disabled Access
provisions. Developer shall request a walk- through with the Engineering Construction
Inspector before the start of construction to verify existing conditions.
97. 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,
98. AS -BUILT PLANS. After completion of the construction of all work, the original plans
shall have all changes (change orders and field changes) cleaflymarked. 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 layernaming convention: a) Building Outline, Layer: BLDG - OUTLINE; b) Driveway,
Layer: DRIVEWAY; c) Retaining Wall, Layer: RETAINING WALL; d) Swimming Pool,
Layer: SR MVE NG -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.
99. 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.
Page 19 of 28
100. SANITARY SEWERBACKWATERVALVE. Drainagepiping serving fixtureswhichhave
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. I Fixtures above such elevation shall not discharge through the
backwater valve, unless first approved by the Administrative (Sec. 6.50.025). The Town
shall not incur any liability or responsibility for damage resulting from a sewer overflow
where the property owner or other person has failed to install a backwater valve, as defined
section 103(e) of the Uniform Plumbing Code adopted by section 6.50.010 of the Town Code
and maintain such device in a functional operating condition. Evidence of West Valley
Sanitation District's decision on whether a backwater device is needed shall be provided
prior to issuance of a building permit.
101. CURB AND GUTTER. The developer shall repair and replace to existing Town standards
any curb and gutter damaged now or during construction ofthis 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.
102. SITE DRAINAGE. Rainwater leaders shall be discharged to splashblocks. No through curb
drains will be allowed.
103. NPDES. On -site drainage systems shall include a filtration device such as a bio -swale or
permeable pavement.
104. STORM WATER MANAGEMENT PLAN. A storm water management shall be included
with the grading permit application for all Group 1 and Group 2 projects as defined in the
amended provisions C.3 of Order 01 -024 of the amended Santa Clara County NPDES
Permit. The plan shall delineate source control measures and BMP's together with the sizing
calculations. The plan shall be certified by a professional pre - qualified by the Town. In the
event that storm water measures proposed on the Planning approval differ significantly from
those certified on the Building/Grading Permit, the Town may require a modification of the
Planning approval prior to release of the Building Permit. The applicant may elect to have
the Planning submittal certified to avoid this possibility.
Page 20 of 28
105. FENCING. Any fencing proposed within 200 -feet of an intersection shall comply with
Town Code Section §23.10.080.
106. CONSTRUCTIONNOISE. 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 anoise 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.
107. GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times
during the course of construction. Superintendence of construction shall be diligently
performed by a person or persons authorized to do so at all times during working hours. The
storing of goods and/or materials on the sidewalk and/or the street will not be allowed unless
a special permit is issued by the Engineering Division.
108. HAULING OF SOIL. Hauling of soil on or off -site shall not occur during the morning or
evening peak periods (between 7:00 a.m. and 9:00 am. 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 atraffic control plan
to ensure safe and efficient traffic flow under periods when soil is hauled on or ff the project
site. This may include, but is not limited to provisions for the developer /owner to place
construction notification signs noting the dates and time of construction and hauling
activities, or providing additional traffic control. Cover all trucks hauling soil, sand, and
other loose debris or require all trucks to maintain at least two feet of freeboard.
109. EXISTING WATER WELLS. Prior to issuance of any permit, all existing wells affected by
this project shall be identified and properly registered with the District, and either be
maintained or destroyed in accordance with District standards. Destruction of any well and
the construction of any new wells proposed, including monitoring wells, require a permit
from theDistrictpriorto construction. Propertyowners ortheirrepresentative should contact
the District Wells and Water Production Unit at (408) 265 -2607, extension 2660, for more
information.
Page 21 of 28
110. OFFSITE EASEMENTS. Formal easements and/or agreements shall be recorded
concurrently with the Final Map documenting the following:
a. Emergency Access rights to Shannon Road via private driveways.
b. Emergency Access rights to Blossom Hill Road via Francis Oaks Way if an
emergency access road is approved.
C. Public Access rights through 15777 and 15769 Shady Lane for a off - street trail.
Additional rights through 15980 Short Road and 104 Angel Court are also required
if not already in- place.
d. Waterline easement rights as required including, but not limited to, Francis Oaks
Way and the Ganal, Greiner, and Moffat properties.
111. SHADY LANE TRAIL. An off -site trail shall be provided between existing trail facilities
near the intersection of Shady Lane & Short Road and the project site. The specific trail
alignment shall be determined during Architecture and Site review of the infrastructure and
shall be reflected on the Tentative Map.
112. ONSITE TRAILS. On -site trails shall be provided generally as specified in Figure 3 of the
Los Gatos Hillside Specific Plan and as shown on the Official Development Plans. The
specific trail alignments shall be determined during Architecture and Site review of the
infrastructure and shall be reflected on the Tentative Map. The trail connection shown in
Figure 3, connecting the proj ect site and Blossom Hill Road, shall terminate at the ridge line
and not extend fully to Blossom Hill Road.
113. TRAIL SPECIFICATIONS. On -Site trails shall be as wide as 6 -feet where practical. Trail
width may be reduced to 4 -feet in locations where a 6 -foot width would require retaining
wall, grading beyond the edge of trail, or would result in a maximum combined cut and fill
depth of 2 -feet. Vertical earth slopes of up to 1 -foot high may be utilized to maximize trail
width. Trailhead signage and gates shall be provided per Midpeninsula Regional Openspace
standard details.
114. UTILITY COMPANY REVIEW. Prior to recordation of the Final Map, the applicant shall
submit letters from SJWC, W VSD, ans PG &E stating that they have reviewed the map and
have no objection to recording the map.
Page 22 of 28
115. SANITARY SEWER EJECTOR PUMPS. Sanitary sewer ejector pumps shall be provided
at Lots 9, 12, 14, 17, and 21. A rear lot sewer gravity sewer will not be allowed.
116. ACCESS TO PARCEL 527 -12 -002. A 40 -foot right of way shall be dedicated across Lots
19 and 21 to create future access to parcel 527 -12 -002 (Greiner parcel). A No Access
easement in favor of the Town shall be recorded across the full right of way width at the
project site boundary. Town Council must approve the removal of the No Access easement.
The right of way and No Access easement shall be reflected on the Tentative Map.
117. NO ACCESS EASEMENT. Prior to recordation of the Final Map, the applicant shall enter
an agreement with The Town of Los Gatos specifying the conditions for removal of the No
Access Easement across Lots 19 and 21.
118. OFFSITE WATER ALIGNMENT. Detailed off -site water alignment alternatives shall be
studied for conformance with the Town's Hillside Development Standards & Guidelines
(HDS &G) during the Architecture and Site review of project infrastructure. The applicant
shall implement the alternative that best conforms to the HDS &G as determined by the
Town.
119. NEW WATER SYSTEM. The properties shown on the map attached as Exhibit C shall be
connected to the new.water system. The applicant shall provide all necessary water
infrastructure up through the water meter at no cost to the residents. The residents shall be
responsible for any improvements between the meter and the house (such as storage
facilities, pressure pumps, piping, etc.). The water system shall be installed prior to issuance
of the first occupancy permit for the project.
120. ELEvENATION OF SHADY LANE MUTUAL WATER COMPANY. The applicant shall
provide public water and public fire hydrants to all members of the Shady Lane Mutual
Water Company. The applicant shall provide all necessary water infrastructure up through
the water meter at no cost to the residents. The residents shall be responsible for any
improvements between the meter and the house (such as storage facilities, pressure pumps,
piping, etc.). The residents will also be responsible for dissolution of the existing water
company including any applications to the State or Local agencies, and demolition of
existing facilities, if any. The water system shall be installed prior to issuance of the first
occupancy permit for the project.
Page 23 of 28
121. MAINTENANCE OF PUBLIC FACILITIES. Prior to recordation of the Final Map, the
applicant shall enter into a maintenance agreement with the Town. The Homeowner's
Association shall maintain all landscaping within the public right of way for the new on -site
roadways, as well as landscaping within the Shady Lane extension west of the project site
boundary, and shall perform routine maintenance on the public storm drain system within
the project boundaries. The Town shall be responsible for storm drain infrastructure repairs.
The agreement shall include provisions to address paragraph C.3 of the Town's Regional
Board permit.
122. FUTURE STUDIES. Any post project traffic or parking counts, or other studies imposed
by Planning Commission or Town Council shall be funded by the applicant.
123. 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.
124. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance of
any Permit or recordation of the Final Map.
Parks Division
125. AERATION TUBES. All impervious surface encroaching under the dripline of existing
trees shall have aeration tubes installed and these tube locations shown on the plans.
126. IRRIGATION. All newly planted landscaping shall be irrigated by an in- ground irrigation
system. Special care shall be taken to avoid irrigation which will endanger existing native
trees and vegetation.
127. BUILDINGFOUNDATIONS: Any buildings under the dripline of existing trees shall have
a foundation built from pier and grade beam to minimize impaction on existing trees.
128. TREE STAKING: All newly planted trees are required to be double staked to Town
standards.
129. GENERAL. All existing and newly planted trees shown on the plan are specific subj ects of
approval of this plan and must remain on site.
130. IRRIGATION SYSTEM. Water efficient irrigation systems shall be utilized to conserve
water in all project irrigation of publicly landscaped areas.
Page 24 of 28
131. WATER EFFICIENT ORDINANCE. This project is subject to the Town's Water Efficient
Ordinance. A deposit of $5,000 is required when the landscape, irrigation plans, and water
calculations are submitted for review. The review fee will be based on actual cost.
132. TREE PROTECTION. Tree protection fencing shall be placed at the dripline of existing
trees to be saved in the area of construction. Fencing shall be four feet high chain link
attached to steel poles driven two feet into the ground when at the dripline of the tree. If the
fence has to be within eight feet of the trunk of the tree a fence base may be used, as in a
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.
133. 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.
134. LANDSCAPE GUIDELINES. The adopted landscape guidelines and plant lists shall be
incorporated into the CC &Rs for the project.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
135. "HAZARDS A NDHAZARDOUS MATERIALS NMGATIONMFASURE4 .5 -2a. Trees
should be pruned to ensure that branches do not overhang roofs of proposed homes, and
understory vegetation (brush or shrubs) under existing trees should be cleared.
136. "PUBLIC SERVICES AND UTILITIES MITIGATION MEASURE 4.11 -2. The prof ect
shall meet all Department requirements in order to mitigate the project's increased demand
on fire protection services.
137. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. New homes shall be protected
throughout by an approved automatic fire sprinkler system, hydraulically designed per
National Fire Protection Association (NFPA) Standard #13d.
138. FIRE HYDRANTS REQUIRED. Provide fire hydrants at locations to be determined jointly
by the Fire Department and San Jose Water Company. Hydrants shall have a minimum
single flow of 1,000 GPM at 20 psi residual, with spacing not to exceed 500 feet. Prior to
Page 25 of 28
(
applying for building permits, the applicant shall provide civil drawings reflecting all fire
hydrants serving the site. The final determination ofplacement and number ofhydrants shall
be to the satisfaction of the Due Department.
139. FIRE HYDRANT LOCATION IDENTIFIER. Prior to project inspection, the general
contractor shall ensure theat an approved (`Blue" Dot') fire hydrant location identifier has
been placed in the roadway as directed by the Fire Department.
140. TIDD1G OF REQUIRED WATER SUPPLY INSTALLATIONS. Installations of required
fire service(s) and fire hydrants(s) shall be tested and accepted by the Fire Department, prior
to the start of framing or delivery of bulk combustible materials. Building permit issuance
may be withheld until required installations are completed, tested, and accepted.
141. FIRE APPARATUS(ENGINE) ACCESS ROADS. 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.
142. FIRE APPARATUS (ENGINE) TURN- AROUND. 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 -1.
Cul -de -sac diameters shall be no less than 72 feet.
143. TB41NG OF REQUIRED ROADWAY INSTALLATIONS. Required driveways and/or
access roads up through first lift of asphalt shall be inspected and accepted by the Fire
Department prior to the start of construction. Bulk combustible materials shall not be
delivered to the site until installations are complete. During construction emergency access
roads shall be maintained clear and unimpeded. Note that building permit issuance may be
withheld until installations are completed.
144. EMERGENCY GATES /ACCESS GATES. Gate installations shall conform with Fire
Department Standard Details and Specifications G -1 and when open, shall not obstruct any
portion of the required width for emergency access roadways or driveways. Locks, if
provided, shall be Fire Department approved prior to installation. This condition applies to
single family home sites as well as gated emergency access roadways.
Page 26 of 28
�l
145. PARKING ALONG ROADWAYS. The required width of fire access roadways shall not
be obstructed in any manner and parking shall not be allowed along roadways less than 28
feet in width. Roadway widths shall be measured curb face to curb face, with parking spaces
based on an eight foot width.
146. FIRELANE MARKING REQUIRED. Roadways deemed necessaryto facilitate emergency
vehicle access shall be identified in accordance with Fire Department Standard Details and
Specification A -6 and Local Government Standards. This condition shall apply through the
length of access roads as well as at emergency access roadway gates.
147. REQUIRED ACCESS TO BUILDINGS. Provide access to all portions of all residences
within 150 feet travel distance from fir apparatus access points.
148. PREMISE IDENTIFICATION. Approved numbers or addresses shall be placed on all new
and buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
149. EMERGENCY ACCESS ROADWAYS. Emergency access roadways shall conform to
Standard Detail and Specification A -4 regarding circulation radius, gradient and pavement
widths.
150. WATER SYSTEM. San Jose Water Company shall provide plans for the new water system
to the Fire Department upon completion of engineering and system design. The applicant
shall help facilitate this.
TO THE SATISFACTION OF THE POLICE CHIEF:
151. * *PUBLIC SERVICES AND UTILITIES MITIGATIONMEASURE 4.11 -3. The project
shall comply with Police Department's specified basic requirements.
Page 27 of 28
SECTION VI
This Ordinance was introduced at a regularmeeting of the Town Council of the Town ofLos
Gatos on December 19, 2005, and adopted by the following vote as an ordinance of the Town of Los
Gatos at a meeting of the Town Council ofthe Town of Los Gatos on January 17, 2006 and becomes
effective 30 days after, it is adopted.
COUNCIL MEMBERS:
AYES: Steve Glickman Joe Pirzynski, Mike Wasserman,
Mayor Diane McNutt.
NAYS: I Barbara Spector
ABSENT: None
ABSTAIN: None
SIGNED: tiamb lad
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
C:�. tryd
Page 28 of 28
REQUIRED FINDINGS & CONSIDERATIONS FOR:
15343 Santella Court — Lot 7
Architecture and Site Application S -14 -072
Appeal of a Development Review Committee decision to approve the construction of a single -
family residence on property zoned HR- 2 %2:PD. APN 527 -09 -016.
PROPERTY OWNER/APPLICANT: Davidon Homes
APPELLANT: David Weissman
FINDINGS:
Required findings for CEQA:
An Environmental Impact Report (EIR) was prepared for the Planned Development and was
certified by the Town Council on December 19, 2005. Required technical reviews (arborist,
architect and geotechnical) have been completed for the project and no further environmental
analysis is required for this application.
Compliance with Hillside Development Standards and Guidelines:
• The project is in compliance with the Hillside Development Standards and Guidelines.
Compliance with Hillside Specific Plan
The project is in compliance with the Hillside Specific Plan in that it is a single - family
residence being developed on an existing parcel. The proposed development is consistent
with the development criteria included in the Specific Plan,
CONSIDERATIONS:
Considerations in review of Architecture and Site applications:
As required by Section 29.20.150 of the Town Code, the considerations in review of an
Architecture and Site application were all made in reviewing this project.
N:OE�OWGS=51SA ELLA.15343.A& - appesl
EXHIBIT 3
3/11/15 PC Staff Report
CONDITIONS OF APPROVAL
March 11, 2015
15343 Santella Court — Lot 7
Architecture and Site Application 5 -14 -072
Appeal of a Development Review Committee decision to approve the construction of a single -
family residence on property zoned HR- 2 %2:PD. APN 527 -09 -016.
PROPERTY OWNER/APPLICANT: Davidon Homes
APPELLANT: David Weissman
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. PLANNED DEVELOPMENT: All performance standards included in Planned
Development Ordinance 2147 are incorporated herein by this reference as conditions of
approval applicable to this application. This applies to all departments and divisions.
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. Any changes or modifications to the approved plans shall be approved by the
Community Development Director, the Development Review Committee, or the Planning
Commission, depending on the scope of the changes.
3. EXPIRATION: The Architecture and Site approval will expire two years from the
approval date (March 11, 2017) pursuant to Section 29.20.320 of the Town Code, unless
the approval is vested prior to expiration.
4. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires
that any applicant who receives a permit or entitlement from the Town shall defend,
indemnify, and hold harmless the Town and its officials in any action brought by a third
party to overturn, set aside, or void the permit or entitlement. This requirement is a
condition of approval of all such permits and entitlements whether or not expressly set
forth in the approval, and may be secured to the satisfaction of the Town Attorney.
5. EXTERIOR COLOR: The exterior colors of the house shall not exceed a light reflectivity
value of 30 and shall blend with the natural vegetation.
6. 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 colors to be maintained in conformance with the Town's Hillside
Development Standards and Guidelines.
7. OUTDOOR LIGHTING: House exterior and landscape lighting shall be kept to a
minimum, and shall be down directed fixtures that will not reflect or encroach onto
adjacent properties. The outdoor lighting plan will be reviewed during building plan
check. Any changes to the lighting plan shall be approved prior to installation.
8. FENCING: No fencing is being approved with this application. Any future fencing shall
comply with the Hillside Development Standards and Guidelines and must be reviewed
and approved by the Planning Division prior to installation.
EXIMIT 4
3/11/15 PC Staff Report
Conditions of Approval
15343 Santella Court
Page 2 of 8
9. GREEN BUILDING: The house shall be designed to achieve compliance with
GreenPoint Rated Standards for green building certification. The GreenPoint checklist
shall be completed by a Certified Green Building Professional and submitted to the Town
prior to issuance of a building permit.
10. TREE REMOVAL PERMIT: A Tree Removal Permit shall be issued for trees to be
removed. Replacement trees shall be selected based on the Hillside Development
Standards and Guidelines and shall be planted based on the Canopy Replacement Table
in the Tree Protection Ordinance prior to final inspection. An in -lieu fee may be paid for
trees that cannot be reasonably accommodated on the project site.
11. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all
recommendations made by the Town's Consulting Arborist identified in the Arborist's
report, dated December 10, 2014, on file in the Community Development Department. A
Compliance Memorandum shall be prepared and submitted with the building permit
application detailing how the recommendations have or will be addressed. These
recommendations must be incorporated in the building permit plans, and completed prior
to issuance of a building permit where applicable.
12. TREE STAKING: All newly planted trees shall be double - staked using rubber tree ties.
13. TREE FENCING: Protective tree fencing shall be placed at the drip line of existing trees
prior to issuance of demolition and building permits and shall remain through all phases
of construction. Fencing shall be six foot high cyclone attached to two -inch diameter
steel posts driven 18 inches into the ground and spaced no further than 10 feet apart.
Refer to the report prepared by the Town's Consulting Arborist identified in the
Arborist's report, dated December 10, 2014, for details. Include a tree protection fencing
plan with the construction plans.
14. LANDSCAPE PLAN: The final landscape plan shall comply with the Hillside
Development Standards and Guidelines criteria for planting (ornamental planting shall be
confined to areas within 30 feet of the house, inclusive of decks, patios and driveway).
15. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall
meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient
Landscape Ordinance, whichever is more restrictive. A review fee based on the current
fee schedule adopted by the Town Council is required when working landscape and
irrigation plans are submitted for review.
16. BMP IN-LIEU FEE: A Below Market Price (BMP) in -lieu fee (6% of the building
valuation as determined by the Building Official) shall be paid by the developer prior to
issuance of an occupancy permit for the new residence.
17. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
TO THE SATISFACTION OF THE BUILDING DEPARTMENT:
Building Division
18. PERMITS REQUIRED: A building permit shall be required for the construction of the
new single - family residence. Separate permits are required for electrical, mechanical, and
plumbing work as necessary. Site retaining walls four (4) feet high or greater from the
bottom of the footing shall be under separate permit(s).
Conditions of Approval
15343 Santella Court
Page 3 of 8
19. CONDITIONS OF APPROVAL: The conditions of approval must be blue -lined in full
on the cover sheet of the construction plans. A Compliance Memorandum shall be
prepared and submitted with the building permit application detailing how the conditions
of approval will be addressed.
20. SIZE OF PLANS: Four (4) sets of construction plans, maximum size 24" x 36 ".
(Optional 30" x 42" maximum is acceptable.)
21. SOILS REPORT: A soils report, prepared to the satisfaction of the Building Official,
containing foundation and retaining wall design recommendations, shall be submitted
with the building permit application. This report shall be prepared by a licensed civil
engineer specializing in soils mechanics.
22. NPDES -C.3 DATA FORM: A copy of the NPDES C.3 Data Form (updated based on the
final construction drawings) must be blue -lined in full on the plans. In the event that this
data differs significantly from any Planning approvals, the Town may require
recertification of the project's storm water treatment facilities prior to the release of the
building permit.
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 that the building pad elevation and on -site retaining wall
locations and elevations have been prepared according to the approved plans. Horizontal
and vertical controls shall be set and certified by a licensed Surveyor or registered civil
engineer for the following items:
a. Building pad elevation.
b. Finish floor elevation.
c. Foundation corner locations.
d. Retaining walls.
24. RESIDENTIAL TOWN ACCESSIBILITY STANDARDS: The residence shall be
designed with adaptability features for single - family residences per Town Resolution
1994 -61:
a. Wood backing (2" x 8" minimum) shall be provided in all bathroom walls at water
closets, showers, and bathtubs, located 34- inches from the floor to the center of the
backing, suitable for the installation of grab bars.
b. All passage doors shall be at least 32- inches wide on the accessible floor.
c. Primary entrance shall be a 36 -inch wide door including a 5'x5' level landing, no
more than 1 -inch out of plane with the immediate interior floor level with an 18 -inch
clearance at interior strike edge.
d. Door buzzer, bell or chime shall be hard wired at primary entrance.
25. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy
Compliance Forms must be blue - lined, i.e. directly printed onto a plan sheet.
26. BACKWATER VALVE: The scope of this project may require the installation of a
sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide
information on the plans if a backwater valve is required and the location of the
installation. The Town of Los Gatos Ordinance and West Valley Sanitation District
(WVSD) requires backwater valves on drainage piping serving fixtures that have flood
level rims less than 12- inches above the elevation of the next upstream manhole.
Conditions of Approval
15343 Santella Court
Page 4 of 8
27. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA
Phase II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut when
within ten (10)feet of a chimney.
28. HAZARDOUS FIRE ZONE: The project requires a Class A roof assembly.
29. WILDLAND -URBAN INTERFACE: This project is located in a Wildland -Urban
Interface Fire Area and must comply with Section R327 Materials and Construction
Methods for Exterior Wildfire Exposure of the 2013 California Residential Code.
30. DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Provide a landscape
plan prepared by a California licensed architect or landscape architect in conformance
with California Public Resources Code 4291 and California Government Code Section
51182.
31. LANDSCAPE CERTIFICATION: Prior to final inspection, provide a letter from a
California licensed architect or landscape architect certifying the landscaping and
vegetation clearance requirements have been completed per the California Public
Resources Code 4291 and Government Code Section 51182.
32. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permit.
The Town Special Inspection form must be completely filled -out and signed by all
requested parties prior to permit issuance. Special Inspection forms are available from the
Building Division Service Counter or online at www.losgatosca.gov/building
33. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara County
Valley Nonpoint Source Pollution Control Program Sheet (2406) 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 for a fee or online at
www.losgatosca.gov/buildin .
34. REQUIREMENTS FOR COPPER ROOFS & COPPER ARCHITECTURAL
FEATURES: Avoid or limit the use of copper roofs or copper architectural features and
elements. When used implement the following Best Management Practices, BMPs, as
required by the Santa Clara Valley Urban Runoff Pollution Prevention Program, in order
to prevent prohibited discharges to storm drains:
a. If possible, purchase copper materials that have been pre - patinated at the factory.
b. If patination is done on -site discharge the rinse water to landscaping or a dry well to
ensure that the rinse water does not flow to the street or stone drain. Block off the
storm drain inlet if necessary.
c. Consider coating the copper materials with an impervious coating that prevents
further corrosion and runoff.
d. Implement the same BMPs during routine maintenance such as power washing, re-
patination, or reapplication of impervious coating.
e. At copper gutters and downspouts, create a percolation area at the downspout outlet
for the roof runoff to soak into the ground rather than flowing to a storm drain or
water course. Please note that if you are responsible for a discharge to the stone drain
of runoff from copper architectural features, you will be in violation of the municipal
storm water ordinance and may be subject to a fine.
35. APPROVALS REQUIRED: The project requires the following departments and agencies
approval before issuing a building permit:
Conditions of Approval
15343 Santella Court
Page 5 of 8
a. Community Development — Planning Division: Mami Moseley at (408) 354 -6802
b. Engineering/Parks & Public Works Department: Ryan Fong at (408) 395 -5340
C. Santa Clara County Fire Department: (408) 378 -4010
d. West Valley Sanitation District: (408) 378 -2407
e. Local School District: The Town will forward the paperwork to the appropriate
school district(s) for processing. A copy of the paid receipt is required prior to permit
issuance.
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
All conditions per prior approvals (including PD Ordinance 2147) shall be deemed in full force
and affect for this approval. Additional condition for this application are below:
36. GRADING PERMIT: A grading permit is required for all site grading and drainage work
except for exemptions listed in Section 12.20.015 of the Town Grading Ordinance. The
grading permit application (with grading plans) shall be submitted 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 located at 110 E. Main
Street is needed for grading within the building footprint.
37. DRAINAGE STUDY: Prior to the issuance of any grading permits, the following
drainage studies shall be submitted to and approved by the Town Engineer: A drainage
study of the project including diversions, off -site areas that drain onto and/or through the
project, and justification of any diversions; a drainage study evidencing that proposed
drainage patterns will not overload existing storm drains; and detailed drainage studies
indicating how the project grading, in conjunction with the drainage conveyance systems
including applicable swales, channels, street flows, catch basins, storm drains, and flood
water retarding, will allow building pads to be safe from inundation from rainfall runoff
which may be expected from all storms up to and including the theoretical 100 -year
flood.
38. DRAINAGE IMPROVEMENT: Prior to the issuance of any grading permits, the
applicant shall: a) Design provisions for surface drainage; and b) Design all necessary
storm drain facilities extending to a satisfactory point of disposal for the proper control
and disposal of storm runoff, and c) Provide a recorded copy of any required easements
to the Town.
39. SOILS REVIEW: Prior to issuance of the grading permit, the applicant's engineers shall
prepare and submit a design -level geotechnical /geological investigation for review and
approval by the Town's consultant. The applicant's soils engineer shall review the final
grading and drainage plans to ensure that designs for foundations, retaining walls,
landslide repairs, site grading, and site drainage are in accordance with their
recommendations and the peer review comments. The applicant's soils engineer's
Conditions of Approval
15343 Santella Court
Page 6 of 8
approval shall then be conveyed to the Town either by letter or by signing the plans.
40. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all
excavations and grading shall be inspected by the applicant's soils engineer prior to
placement of concrete and/or backfill so they can verify that the actual conditions are as
anticipated in the design -level geotechnical report, and recommend appropriate changes
in the recommendations contained in the report, if necessary. The results of the
construction observation and testing should be documented in an "as- built" letter /report
prepared by the applicants' soils engineer and submitted to the Town before final release
of any occupancy permit is granted.
41. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical /geological
recommendations contained in the Geotechnical Exploration, Lot 7, the Highlands of Los
Gatos, 15343 Santella Ct. by ENGEO, hic., dated November 03, 2014, and any
subsequently required report or addendum. Subsequent reports or addenda are subject to
peer review by the Town's consultant and the cost shall be borne by the applicant.
42. BEST MANAGEMENT PRACTICES (BMPs): Best Management Practices (BMPs)
shall be maintained and be placed in all areas that have been graded or disturbed and for
all material, equipment and/or operations that need protection. If BMPs are removed
(temporary removal during construction activities) they shall be replaced at the end of
each working day.
43. STORMWATER DEVELOPMENT RUNOFF: All new development and redevelopment
projects are subject to the Town's stormwater development runoff requirements. Every
applicant shall submit a stormwater control plan and implement the conditions of
approval as provided in Condition No. 23 above that reduce stormwater pollutant
discharges through the construction, operation and maintenance of treatment measures
and other appropriate source control and site design measures. Increases in runoff volume
and flows shall be managed in accordance with the development runoff requirements.
44. SITE DESIGN MEASURES: All projects must incorporate the following measures to the
maximum extent practicable:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas where feasible.
d. Use permeable pavement surfaces where feasible.
e. Use landscaping to treat stormwater.
45. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Department 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 methods
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
Conditions of Approval
15343 Santella Court
Page 7 of 8
provisions C.3 and C.14 of the most current Santa Clara County NPDES MRP Permit.
Monitoring for erosion and sediment control is required and shall be performed by the
QSD or QSP as required by the Construction General Permit. Stormwater samples are
required for all discharge locations and projects may not exceed limits set forth by the
Construction General Permit Numeric Action Levels and/or Numeric Effluent Levels. A
Rain Event Action Plan is required when there is a 50% or greater forecast of rain within
the 48 hours, by the National Weather Service or whenever rain is imminent. The QSD or
QSP must print and save records of the precipitation forecast for the project location area
from (http: / /www.srh.noaa.gov /forecast) and they must accompany monitoring reports
and sampling test data. A rain gauge is required to be kept on site. The Town of Los
Gatos Engineering and Building departments will conduct periodic NPDES inspections
of the site throughout the recognized storm season to verify compliance with the
Construction General Permit and Stormwater ordinances and regulations.
46. CONSTRUCTION ACTIVITIES: All construction shall conform to the latest
requirements of the CASQA Stormwater Best Management Practices Handbooks for
Construction Activities and New Development and Redevelopment, the ABAG Manual
of Standards for Erosion & Sediment Control Measures, the Town's grading and erosion
control ordinance and other generally accepted engineering practices for erosion control
as required by the Town Engineer when undertaking construction activities.
47. SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through
curb drains will be allowed. Any storm drain inlets (public or private) directly connected
to public storm system shall be stenciled/signed with appropriate "NO DUMPING -
Flows to Bay" NPDES required language. On -site drainage systems for all projects shall
include one of the alternatives included in section C.3.i of the Municipal Regional
NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing
runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If dry
wells are to be used they shall be placed aminimum of ten (10) feet from any adjacent
property line and/or right of way.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
48. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor supplying
the site of such project, and to comply with the requirements of that purveyor. Such
requirements shall be incorporated into the design of any water -based fire protection
systems, and/or fire suppression water supply systems or storage containers that may be
physically connected in any manner to an appliance capable for causing contamination of
the potable water supply of the purveyor of record. Final approval of the system(s) under
consideration will not be granted by this office until compliance with the requirements of
the water purveyor of record are documented by that purveyor as having been met by the
applicant. 2010 CFC Sec. 903.5 and Health and Safety Code 13114.7.
49. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED: An approved automatic fire
sprinkler system is required for the new residence, hydraulically designed per National
Fire Protection Association (NFPA) Standard #13D. A State of California (C -16) Fire
Protection contractor shall submit plans, calculations, a completed permit application and
Conditions of Approval
15343 Santella Court
Page 8 of 8
appropriate fees to the Fire Department for approval, prior to beginning their work.
50. CONSTRUCTION FIRE SAFETY: The construction site shall comply with applicable
provisions of the California Fire Code, Chapter 14 and Fire Department Standard Detail
and Specification SI -7.
51. PREMISE IDENTIFICATION: Approved addresses shall be placed on all new buildings
so they are clearly visible and legible from Santella Court. Numbers shall be a minimum
of four inches high and shall contrast with their background.
N:MEV \OoN ITN511013�mceRn.15343.A&S.doc
• trim
HIGHLANDS LOT 7 - PROJECT DATA
EXISTING PROPOSED
CONDITIONS PROJECT
REQUIRED/
PERMITTED
Zoning district
HR- 2' /z:PD same
Land use
undeveloped single family residence
vinyl clad
General Plan Designation
hillside residential same
Lot size
-
concrete file
• square feet
66,336 same
40,000 sq. ft. minimum
• acres
1.52 same
.92 acres minimum
Exterior materials:
-
4,262 sf
• siding
- Hardie board _
• trim
-
wood
_
• windows
-
vinyl clad
_
• roofing
-
concrete file
_
Building floor area:
• main level
-
4,262 sf
• lower level
-
425 sf
5,400 sq. ft. maximum
• cellar
-
3,003 sf
exempt
• garage _
712 sf
400 sq. ft. exempt
• total
-
4,999 sf
5,800 sq. ft. maximum
Setbacks (ft.):
• front
30'
30 feet minimum
• rear
-
218.1'
25 feet minimum
• side
20'
20 feet minimum
• side
29.9'
20 feet minimum
Maximum height (fr.) -
25'
25 feet maximum
Average slope (%) -
33.7%
Building coverage (%) -
20.1%
no maximum
Impervious coverage (%)
34.5%
no maximum
Parking
garage spaces -
3
six spaces minimum
uncovered spaces _
3
Sewer or septic
-
sewer
N:�EVMa A&S 15343 SweWprojm d a.&c
EXHIBIT 5
3/11/15 PC Staff Report
CD G ARCHITECTURE PLANNING URBAN DESIGN
CANNON
DESIGN
G R p
February 13, 2015
Ms. Muni Moseley
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: Highlands: Lots 7
Dear Marni:
I reviewed the drawings some time ago, and e- mailed my comments to staff. "This is a brief summary of my comments
and recommendations.
Neighborhood Context
Lot 7 is located adjacent to several homes that have previously been reviewed and approved by the Town. ?he aerial
photo below shows the site location. Previously reviewed structures are shown in gray.
700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939
EXHIBIT 6
3/11/15 PC Staff Report
TEL: 415.331.3795
CUGPIAN @PACBELL.NET
Highlands: Lots
Design Review Comments
Feb.ary 13, 2015 Page 2
Concerns and Recommendations
I reviewed the drawings with attention to the architectural style and detail. An image of the front elevation for the sub-
mitted design is shown in the illustration below.
The design is very high quality with a traditional style and details that are authentic to that style. I have not been to the
site since any of the new homes already approved have been finished, but given the high quality of all of the designs to
date, and the relatively large parcels, this should fit in well - especially given that its height is limited to one -story on the
street front, and the two -story rear of the structure has substantially articulation.. I have no recommendations for
changes.
Marni, please let me know if you have any questions, or if there are specific issues of concern that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR. CA . 94939