2015-062 - Denying an appeal of PC and approving request to demolish single-family at 15925 Quail Hill Road (APN 527-02-007)RESOLUTION 2015 -062
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF LOS GATOS
DENYING AN APPEAL OF THE DECISION OF THE PLANNING COMMISSION AND
APPROVING A REQUEST TO DEMOLISH AN EXISTING SINGLE - FAMILY
RESIDENCE AND TO CONSTRUCT A NEW SINGLE - FAMILY RESIDENCE ON
PROPERTY ZONED HR -1
APN: 527 -02 -007
ARCHITECTURE AND SITE APPLICATION: S -14 -027
PROPERTY LOCATION: 15925 QUAIL HILL ROAD
APPLICANT /PROPERTY OWNER: KEVIN HWANG AND SABRINA DONG
APPELLANT: BRAD KROUSKUP
WHEREAS, on September 23, 2015, the Planning Commission held a public hearing
and considered an appeal of a Development Review Committee (DRC) decision approving a
request to demolish an existing single - family residence and to construct a new single - family
residence on property zoned HR -1. The Planning Commission denied the appeal and approved
the application.
WHEREAS, the appellant has filed an appeal of the decision of the Planning
Commission denying the appeal of a DRC decision approving a request to demolish an existing
single - family residence and to construct a new single - family residence.
WHEREAS, this matter came before the Town Council for public hearing on November
3, 2015, and was regularly noticed in conformance with State and Town law.
WHEREAS, Town Council received testimony and documentary evidence from the
applicant, appellant and all interested persons who wished to testify or submit documents. Town
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 for
their meeting on November 3, 2015, along with any and all subsequent reports and materials
prepared concerning this application.
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WHEREAS, Council finds as follows:
A. One or more of the following cannot be found, in accordance with Town Code
section 29.20.300:
1. Where there was error or abuse of discretion on the part of the Planning
Commission; or
2. New information was submitted to the Council during the appeal process that was
not readily and reasonably available for submission to the Commission; or
3. An issue or policy over which the Commission did not have discretion to modify
or address, but which is vested in the Council for modification or decision, and
NOW, THEREFORE, BE IT RESOLVED:
1. The appeal of the decision of the Planning Commission denying an appeal of a DRC
decision approving a request to demolish an existing single - family residence and to construct a
new single - family residence on property zoned HR -1 is denied.
2. The Town Council hereby adopts all findings, considerations and conditions of
approval set forth in that document attached as Exhibits A and B.
3. The decision constitutes a final administrative decision pursuant to Code of Civil
Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los
Gatos. Any application for judicial relief from this decision must be sought within the time
limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or
such shorter time as required by state and federal Law.
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PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of
Los Gatos, California, held on the 3`d day of November 2015, by the following vote:
COUNCIL MEMBERS:
AYES: Rob Rennie, Marico Sayoc, Barbara Spector, Mayor Marcia Jensen
NAYS: Steve Leonardis
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
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REQUIRED FINDINGS & CONSIDERATIONS FOR: November 3, 2015
15925 Ouail Hill Road
Architecture and Site Application 5 -14 -027
Requesting approval to demolish an existing single -family residence and to construct a new
single - family residence on property zoned HR -1. APN 527 -02 -007.
PROPERTY OWNER/APPLICANT: Kevin Hwang and Sabrina Dong
FINDINGS
Required finding for CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15303: New Construction or Conversion of
Small Structures.
Required findings for demolition:
As required by Section 29.10.09030(e) of the Town Code for the demolition of a single family
residence:
1. The Town's housing stock will be maintained as the house will be replaced.
2. The structure has no historic significance.
3. The property owner does not desire to maintain the structure due to its current
condition; and
4. The economic utility of the structure is limited due to its condition.
Required Compliance with the 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 the site is developed as a
single family residence on an existing parcel. The proposal is consistent with the development
criteria included in the plan.
CONSIDERATIONS
Required considerations in review of 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.
NADEV\FINDINGS\2015 \Quail hill 15925.doc
EXHIBIT A
CONDITIONS OF APPROVAL — November 3, 2015
15925 Ouail Hill Road
Architecture and Site Application S -14 -027
Requesting approval to demolish an existing single - family residence and to construct a
new single - family dwelling on property zoned HR -1. APN 527 -02 -007.
Property Owner /Applicant: Kevin Hwang and Sabrina Dong
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the
conditions of approval and in substantial compliance with the approved plans. Any
changes or modifications to the approved plans shall be approved by the Community
Development Director or the Planning Commission/Town Council, depending on the
scope of the changes.
2. EXPIRATION OF APPROVAL: The Architecture and Site application will expire two
years from the date of approval (September 23, 2017) unless the approval is used before
expiration. Section 29.20.335 defines what constitutes the use of an approval granted
under the Zoning Ordinance.
3. STORY POLES: The story poles on the project site shall be removed within 30 days of
approval of the Architecture & Site application.
4. EXTERIOR COLORS: The exterior colors of all structures shall comply with the
Hillside Development Standards & Guidelines (earthtone colors with a light reflectivity
value of 30 or less).
5. 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 materials be maintained in conformance with the Town's Hillside
Development Standards & Guidelines.
6. SALVAGE OF BUILDING MATERIALS: Prior to the issuance of a demolition permit,
the developer shall provide the Planning Director with written notice of the company
that will be recycling the building materials. All wood, metal, glass, and aluminum
materials generated from the demolished structure shall be deposited to a company
which will recycle the materials. Receipts from the company(s) accepting these
materials, noting the type and weight of materials, shall be submitted to the Town prior
to the Town's demolition inspection.
7. GENERAL: All existing trees shown on the plan and trees required to remain or to be
planted are specific subjects of approval of this plan, and must remain on the site.
8. TREE STAKING: All newly planted trees shall be double - staked using rubber tree ties.
9. 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. Include a tree protection fencing plan with the construction plans.
10. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be
down directed fixtures that will not reflect or encroach onto adjacent properties. No
flood lights shall be used unless first approved by the Planning Division. The outdoor
lighting plan can be reviewed during building plan check. Any changes to the lighting
plan shall be approved by the Planning Division prior to installation.
EXHIBIT B
11. 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.
Building Division
12. PERMITS REQUIRED: A building permit shall be required for the demolition of
portions of the existing single family residence and the construction of new single -
family residence alterations and additions to the existing single - family residence.
Separate permits are required for electrical, mechanical, and plumbing work as
necessary.
13. 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.
14. SIZE OF PLANS: Four sets of construction plans, minimum size 24" x 36 ", maximum
size 30" x 42 ".
15. 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. As an alternate, the necessary foundation
elements can be designed by a licensed Civil Engineer to the minimum requirements of
Chapter 4 of the 2013 California Residential Code.
16. 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 any 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
17. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy
Compliance Forms must be blue - lined, i.e. directly printed onto a plan sheet.
18. 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.
19. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA
Phase II approved appliance as per Town Ordinance 1905. Tree limbs shall be cut
within 10 -feet of Chimney.
20. HAZARDOUS FIRE ZONE: The project requires a Class A Roof assembly.
21. WILDLAND -URBAN INTERFACE: This project is located in a Wildland -Urban
Interface Fire Area, however only new buildings must comply with Section R327 of the
2010 California Residential Code. Additions and Remodels are not required to comply
with Section R327 at this time.
22. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared
by a California licensed Landscape Architect in conformance with California Public
Resources Code 4291 and California Government Code Section 51182.
23. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed
Landscape Architect certifying the landscaping and vegetation clearance requirements
have been completed per the California Public Resources Code 4291 and Government
Code Section 51182.
24. 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/buildin¢
25. 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.losgatosea.jzov/buildin .
26. APPROVALS REQUIRED: The project requires the following departments and
agencies approval before issuing a building permit:
a. Community Development — Planning Division
b. Engineering/Parks & Public Works Department
c. Santa Clara County Fire Department
d. West Valley Sanitation District
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 SATFISFATION OF THE DIRECTOR OF PARKS &PUBLIC WORKS:
Engineering Division
27. GENERAL: All public improvements shall be made according to the latest adopted
Town Standard Drawings and the Town Standard Specifications. All work shall
conform to the applicable Town ordinances. The adjacent public right -of -way shall be
kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not
be washed into storm drainage facilities. The storing of goods and materials on the
sidewalk and/or the street will not be allowed unless 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.
28. APPROVAL: This application shall be completed in accordance with all the conditions
of approvals listed below and in substantial compliance with the latest reviewed and
approved development plans. Any changes or modifications to the approved plans or
conditions of approvals shall be approved by the Town Engineer.
29. ENCROACHMENT PERMIT: All work in the public right -of -way will require a
Construction Encroachment Permit. All work over $5,000 will require construction
security. It is the responsibility of the applicant/developer to obtain any necessary
encroachment permits from affected agencies and private parties, including but not
limited to, Pacific Gas and Electric (PG &E), AT &T, Comcast, Santa Clara Valley Water
District, California Department of Transportation. Copies of any approvals or permits
must be submitted to the Town Engineering Department prior to releasing of any permit.
30. PUBLIC WORKS INSPECTIONS: The developer or his representative shall notify the
Engineering Inspector at least twenty -four (24) hours before starting any work
pertaining to on -site drainage facilities, grading or paving, and all work in the Town's
right -of -way. Failure to do so will result in rejection of work that went on without
inspection.
31. RESTORATION OF PUBLIC IMPROVEMENTS: The developer shall repair or
replace all existing improvements not designated for removal that are damaged or
removed because of developer's operations. Improvements such as, but not limited to:
curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers,
thermoplastic pavement markings, etc. shall be repaired and replaced to a condition
equal to or better than the original condition. Existing improvement to be repaired or
replaced shall be at the direction of the Engineering Construction Inspector, and shall
comply with all Title 24 Disabled Access provisions. Developer shall request a walk -
through with the Engineering Construction Inspector before the start of construction to
verify existing conditions.
32. SITE SUPERVISION: The General Contractor shall provide qualified supervision on
the job site at all times during construction
33. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan
review at the Engineering Division of the Parks and Public Works Department
34. INSPECTION FEES. Inspection fees shall be deposited with the Town prior to issuance
of any Permit or recordation of the Final Map.
35. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to
the approval of the Town prior to alter work is started. The Applicant Project Engineer
shall notify, in writing, the Town Engineer at least 72 hours in advance of all the
proposed changes. Any approved changes shall be incorporated into the final "as- built"
plans.
36. GRADING PERMIT: Grading permit may be /is required for all site grading and
drainage work except for exemptions listed in Section 12.20.015 of the Town Grading
Ordinance. The grading permit application (with grading plans) shall be made to the
Engineering Division of the Parks & Public Works Department located at 41 Miles
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.
37. CONSTRUCTION EASEMENT: Prior to the issuance of a grading permit, it shall be
the sole responsibility of the owner /applicant to obtain any and all proposed or required
easements and/or permissions necessary to perform the grading herein proposed. Proof
of agreement/approval is required prior to issuance of any Permit.
38. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior
to issuance of a grading permitibuilding permit.
39. 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
40. RETAINING WALLS: A building permit, issued by the Building Department 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.
41. SOILS REPORT: One copy of the soils and geologic report shall be submitted with the
application. The soils report shall include specific criteria and standards governing site
grading, drainage, pavement design, retaining wall design and erosion control. The
reports shall be signed and "wet stamped" by the engineer or geologist, in conformance
with Section 6735 of the California Business and Professions Code.
42. GEOLOGY AND SOILS MITIGATION MEASURE. A geotechnical investigation
shall be conducted for the project to determine the surface and sub - surface conditions at
the site and to determine the potential for surface fault rupture on the site. The
geotechnical study shall provide recommendations for site grading as well as the design
of foundations, retaining walls, concrete slab -on -grade construction, excavation,
drainage, on -site utility trenching and pavement sections. All recommendations of the
investigation shall be incorporated into project plans
43. SOILS REVIEW: Prior to issuance of any permit, the applicant's engineers shall prepare
and submit a design -level geotechnical /geological investigation for review and approval
by the Town. The applicant's soils engineer shall review the final grading and drainage
plans to ensure that designs for foundations, retaining walls, site grading, and site
drainage are in accordance with their recommendations and the peer review comments.
The applicant's soils engineer's approval shall then be conveyed to the Town either by
letter or by signing the plans.
44. 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.
45. UTILITIES: The Developer shall install all new, relocated, or temporarily removed
utility services, including telephone, electric power and all other communications lines
underground, as required by Town Code Section 27.50.015(b). All new utility services
shall be placed underground. Underground conduit shall be provided for cable
television service. Applicant is required to obtain approval of all proposed utility
alignments from any and all utility service providers. The Town of Los Gatos does not
approve or imply approval for final alignment or design of these facilities.
46. EMERGENCY ACCESS EASEMENT: Prior to the issuance of a building or grading
permit, the applicant shall perform one of the following:
a. Record a new emergency access /ingress - egress easement to encompass the existing
driveway between the public right -of -way at Short Road and the subject property
(APN 527 -02 -007). The existing access easement shall be vacated;
b. Construct new roadway improvements within the existing emergency access /ingress-
egress easement. New improvements shall conform to Santa Clara County Fire
Department Standards.
47. FENCING: Any fencing proposed within 200 -feet of an intersection shall comply with
Town Code Section §23.10.080.
48. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements,
including but not limiting to trees and hedges, will need to abide by Town Code Section
23.10.080, 26.10.065, 29.40.030.
49. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences encroached into the neighbors will need to be
removed and replaced to the correct location of the boundary lines. Waiver of this
condition will require signed and notarized letters from all affected neighbors.
50. AS -BUILT PLANS: An AutoCAD disk of the approved "as- built" plans shall be
provided to the Town prior to issuance of a Certificate of Occupancy. 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.
51. CONSTRUCTION STREET PARKING: No vehicle having a manufacture'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 to approval
from the Town Engineer.
52. HAULING OF SOIL: Hauling of soil on or off -site shall not occur during the morning
or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and
6:00 p.m.). Prior to the issuance of a building permit, the developer shall work with the
Town Building and Engineering Department Engineering Inspectors to devise a traffic
control plan to ensure safe and efficient traffic flow under periods when soil is hauled on
or off the project site. This may include, but is not limited to provisions for the
developer /owner to place construction notification signs noting the dates and time of
construction and hauling activities, or providing additional traffic control. Coordination
with other significant projects in the area may also be required. Cover all trucks hauling
soil, sand, and other loose debris.
53. 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.
54. BEST MANAGEMENT PRACTICES (BMP's): The applicant is responsible for
ensuring that all contractors are aware of all storm water quality measures and such
measures are implemented. Best Management Practices (BMPs) shall be maintained
and be placed for all areas that have been graded or disturbed and for all material,
equipment and/or operations that need protection. Removal of BMPs (temporary
removal during construction activities) shall be placed at the end of each working day.
Failure to comply with the construction BMP will result in the issuance of correction
notices, citations, or stop orders.
55. SITE DESIGN MEASURES: All projects must incorporate the following measures:
a. Protect sensitive areas and minimize changes to the natural topography.
b. Minimize impervious surface areas.
c. Direct roof downspouts to vegetated areas.
d. Use permeable pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
56. DUST CONTROL: Blowing dust shall be reduced by timing construction activities so
that paving and building construction begin as soon as possible after completion of
grading, and by landscaping disturbed soils as soon as possible. Further, water trucks
shall be present and in use at the construction site. All portions of the site subject to
blowing dust shall be watered as often as deemed necessary by the Town, or a minimum
of three times daily, or apply (non- toxic) soil stabilizers on all unpaved access roads,
parking areas, and staging areas at construction sites in order to insure proper control of
blowing dust for the duration of the project. Watering on public streets shall not occur.
Streets will be cleaned by street sweepers or by hand as often as deemed necessary by
the Town Engineer, or at least once a day. Watering associated with on -site construction
activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least
one late- afternoon watering to minimize the effects of blowing dust. All public streets
soiled or littered due to this construction activity shall be cleaned and swept on a daily
basis during the workweek to the satisfaction of the Town. Demolition or earthwork
activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All
trucks hauling soil, sand, or other loose debris shall be covered.
57. 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.
58. 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 10' minimum from adjacent
property line and/or right of way.
59. 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.
60. 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. The adjacent
public right -of -way shall be kept clear of all job related dirt and debris at the end of the
day. Dirt and debris shall not be washed into storm drainage facilities. The storing of
goods and materials on the sidewalk and/or the street will not be allowed unless 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.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
61. AUTOMATIC FIRE SPRINKLER SYSTEM REQUIRED. An approved automatic fire
sprinkler system is required for the new residence and barn, hydraulically designed per
National Fire Protection Association (NFPA) Standard #13D. A State of California
licensed fire protection contractor shall submit plans, calculations a completed permit
application and appropriate fees to the Fire Department for review and approval, prior to
beginning work.
62. PREMISE IDENTIFICATION. Approved addresses shall be placed on all new
buildings so they are clearly visible and legible from the street. Numbers shall be a
minimum of four inches high and shall contrast with their background.
NADEV\C0NDITNS\2015 \Quai1 Hill 15925.doc