Attachment 5
PREPARED BY: JOCELYN SHOOPMAN and SEAN MULLIN, AICP
Associate Planner Associate Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 03/13/2019 ITEM NO: 5
DATE: MARCH 8, 2019 TO: PLANNING COMMISSION FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PLANNED DEVELOPMENT APPLICATION PD-16-002 AND ENVIRONMENTAL IMPACT REPORT EIR-17-001. PROJECT LOCATION: 16100 GREENRIDGE
TERRACE. PROPERTY OWNER: EMERALD LAKE INVESTMENTS LLC. APPLICANT: KOHLSAAT AND ASSOCIATES, INC. REQUESTING APPROVAL TO REZONE A PROPERTY ZONED HR-2½ TO HR-2½:PD, TO SUBDIVIDE ONE LOT INTO EIGHT LOTS, AND REMOVAL OF LARGE PROTECTED TREES ON PROPERTY ZONED HR-2½. APN 527-12-002.
RECOMMENDATION:
Forward a recommendation to Town Council to certify the Final Environmental Impact Report
and for approval of the Planned Development application, subject to the recommended
performance standards.
PROJECT DATA:
General Plan Designation: Hillside Residential
Zoning Designation: Hillside Residential, HR-2½
Applicable Plans & Standards: General Plan; Hillside Development Standards and Guidelines;
Hillside Specific Plan
Parcel Size: 36 acres
Surrounding Area:
Existing Land Use General Plan Zoning
North Single-Family Residential Hillside Residential HR-1
East Single-Family Residential Agriculture RC
South Single-Family Residential Hillside Residential HR-2½:PD
West Single-Family Residential Hillside Residential HR-2½:PD
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CEQA:
An Environmental Impact Report and Mitigation Monitoring and Reporting Program have been
prepared for the project.
FINDINGS:
As required by CEQA for certifying the Environmental Impact Report.
That the Planned Development to rezone the property is consistent with the General Plan.
That the project is consistent with the Hillside Development Standards and Guidelines.
That the project is in compliance with the Hillside Specific Plan.
That the project is consistent with the Town’s Housing Element and addresses the Town’s
housing needs as identified in the Housing Element.
ACTION:
Forward a recommendation regarding Environmental Impact Report EIR-17-001 to the
Town Council.
Forward a recommendation regarding Planned Development application PD-16-002 to the
Town Council.
BACKGROUND:
The subject 36-acre property is currently vacant with an existing graded road and a San Jose
Water Company storage tank located on the southern portion of the property. The subject site
takes access from Santella Drive and Greenridge Terrace (Exhibit 3).
The CDAC reviewed preliminary proposals from a previous applicant on December 9, 2015 and
from the current applicant on August 10, 2016. Summary minutes of the CDAC meetings are
attached (Exhibit 6 and Exhibit 7).
A Draft Environmental Impact Report (EIR) was prepared and circulated for a 45-day public
review period from September 14, 2018 through October 29, 2018 (Exhibit 1). The Final EIR
(Exhibit 2), which includes the Response to Comments, was previously provided on February 13,
2019.
Future required approvals would include a Subdivision application (including removal of large
protected trees, site improvements for a private road, and recordation of easements) and
Architecture and Site applications for each new single-family home.
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PROJECT DESCRIPTION:
A. Project Summary
As noted in the letter of justification (Exhibit 8), the applicant is proposing a Planned
Development (PD) to rezone the subject site from HR-2½ to HR-2½:PD, to allow the future
subdivision into eight lots, removal of large protected trees, site improvements for a private
road, and construction of eight new single-family homes.
The proposed PD would allow the site to be subdivided into eight lots for single-family
residential uses. The project also includes installation of a trail and dedication of a trail
easement, as required by the Hillside Specific Plan. The proposed trail would connect to an
existing trail located within the Highlands of Los Gatos on Santella Drive, with the proposed
extension terminating at Francis Oaks Way and the eastern property line of Lot 1 (Exhibit
14, Exhibit B, Sheet 4). The subject site is approximately 36 acres and the size of the
proposed single-family lots would range in size from 3.36 acres and 7.77 acres, with a total
of 4.5 acres preserved through an open space easement. To minimize new disturbances to
the site, the existing graded road is proposed to be used to provide circulation for the
project, in addition the existing retaining walls adjacent to the road are proposed to remain
and/or be replaced in-kind where replacement is necessary. The existing road extension
from Santella Drive is proposed to be used to provide access to lots 2 through 6. Lots 7 and
8 are proposed to be accessed by a shared driveway that would follow the existing graded
road, while lot 1 is proposed to be accessed from Greenridge Terrace.
The proposed home and driveway locations provided in the development plans are
conceptual, and individual building and site plans would be submitted and evaluated as part
of future Architecture and Site applications for each lot. The conceptual proposed
development plans for the PD application are included in Exhibit B of Exhibit 14.
B. Planned Development Application
The PD application is requesting to rezone the property from HR-2½ to HR-2½:PD. The
Hillside Development Standards and Guidelines (HDS&G), page 56, state that:
The purpose of the PD overlay zone, as it relates to hillside areas, is to encourage the
appropriate location of residential units in the least restrictive development areas of the
site. The intent is to significantly reduce the amount of grading, roads, and other
alterations to the existing environment, to minimize the visual impact of the
development, and to retain the maximum amount of continuous open space in its
natural state.
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PROJECT DESCRIPTION (continued):
Town Code states that the purpose of a PD is to provide for alternative uses and
developments that are more consistent with site characteristics, to create an optimum
quantity and use of open space, and to encourage good design. The Planning Commission
shall make a recommendation regarding the merits of the PD application to the Town
Council, who will be the final deciding body. If adopted by the Town Council, the proposed
PD Ordinance (Exhibit 14) would allow the Development Review Committee to approve
future Subdivision and Architecture and Site applications for new residences less than 5,000
square feet in size.
C. Location and Surrounding Neighborhood
The subject property is approximately 36 acres of vacant land which takes access from
Santella Drive and Greenridge Terrace (Exhibit 3). The site is surrounded by hillside
residential or agriculture properties on all sides. The property generally sits south of
Blossom Hill Road and north of Shannon Road. Lots 2 through 6 are proposed to be
accessed by a private road extension from Santella Drive. Lots 7 and 8 are proposed to be
accessed by a shared driveway that would follow the existing graded road, while lot 1 is
proposed to be accessed from Greenridge Terrace.
D. Zoning Compliance
The proposed base zoning designation of HR-2½ permits single-family homes and is
consistent with the zoning of the adjacent hillside properties.
DISCUSSION:
A. Conceptual Development Advisory Committee
The CDAC reviewed a preliminary proposal from a previous applicant on December 9, 2015
and from the current applicant on August 10, 2016. Both proposals consisted of a similar
subdivision for eight single-family homes. The CDAC provided comments on each of the
proposals (Exhibit 6 and Exhibit 7). The applicant states in their project description and
letter of justification (Exhibit 8) that the comments from the August 10, 2016 CDAC meeting
have been incorporated into the proposed project.
B. Planned Development
The PD application is proposing to rezone the property from HR-2½ to HR-2½:PD. The
HR-2½ zoning would be consistent with adjacent properties, which are zoned HR-1, HR-2
½:PD, and RC.
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DISCUSSION (continued):
Approval of the PD application would establish the regulations through an ordinance (which
would include the development plans) under which the following actions would be allowed:
• Subdivision of one lot into eight lots through a future Subdivision application;
• Removal of large protected trees and construction of associated site improvements; and
• Construction of eight new single-family homes through future Architecture and Site
applications.
The proposed PD application complies with all provisions of the HR-2½ zone and HDS&G,
except for the item listed below, which is proposed to be allowed through the PD
ordinance:
• A shared driveway length of approximately 720 feet for lots 7 and 8, where 300 feet is
allowed by the HDS&G. It should be noted, that the proposed shared driveway would
follow an existing graded road. Pursuant to the guidelines of the HDS&G, the deciding
body may approve a driveway in excess of 300 feet if it makes specific findings for
thedeviation and places additional conditions such as turnouts and secondary accesses
to reduce hazards. The applicant has proposed a turnaround area that meets Santa
Clara County Fire Department requirements.
In considering the Least Restrictive Development Area (LRDA) for each lot, the applicant has
provided conceptual single-family home and driveway locations. Based on the conceptual
designs, the following exceptions to the HDS&G would need to be requested for future
applications:
• Lot 1 – Depths of fill, up to four feet for a portion of the proposed driveway in order to
be in compliance with the turnaround requirements of the Santa Clara County Fire
Department, where three feet is allowed by the standards of the HDS&G. In addition,
the driveway is proposed at approximately 600 feet in length, where 300 feet is allowed
by the HDS&G. Pursuant to the guidelines of the HDS&G, the deciding body may
approve a driveway in excess of 300 feet if it makes specific findings for the deviation
and places additional conditions such as turnouts and secondary accesses to reduce
hazards. The applicant has proposed a turnaround area that meets Santa Clara County
Fire Department requirements.
• Lot 2 – Depths of fill, up to four and one-half feet for a portion of the proposed driveway
in order to be in compliance with the turnaround requirements of the Santa Clara
County Fire Department, where three feet is allowed by the standards of the HDS&G. In
addition, the driveway is proposed at approximately 340 feet in length, where 300 feet
is allowed by the HDS&G. Pursuant to the guidelines of the HDS&G, the deciding body
may approve a driveway in excess of 300 feet if it makes specific findings for the
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DISCUSSION (continued):
deviation and places additional conditions such as turnouts and secondary accesses to
reduce hazards. The applicant has proposed a turnaround area that meets Santa Clara
County Fire Department requirements.
• Lot 5 – Depths of cut, up to six feet to allow for the terraced walls necessary to create
an entry to the conceptual single-family home, where four feet is allowed by the
standards of the HDS&G.
• Lot 6 – Depths of fill, up to four feet for a portion of the proposed driveway due to the
sloping terrain, where three feet is allowed by the standards of the HDS&G. In addition,
the proposed location for the driveway would be located outside of the LRDA as there is
no point at which the LRDA for a potential home location adjoins the private roadway.
• Lot 7 – Depths of cut, up to six feet to allow for a portion of the proposed driveway to
be in compliance with the turnaround requirements of the Santa Clara County Fire
Department, where four feet is allowed by the standards of the HDS&G.
• Lot 8 – The driveway is proposed at approximately 380 feet in length, where 300 feet is
allowed by the HDS&G. Pursuant to the guidelines of the HDS&G, the deciding body
may approve a driveway in excess of 300 feet if it makes specific findings for the
deviation and places additional conditions such as turnouts and secondary accesses to
reduce hazards. The applicant has proposed a turnaround area that meets Santa Clara
County Fire Department requirements.
The applicant discusses the requested exceptions listed above in their letter of justification
(Exhibit 8).
The PD application is proposing to rezone the property which would provide specific
guidance for the future subdivision and single-family residential development. The PD
Ordinance would define the maximum allowable development, including the maximum
floor area and building height. Subdivision and Architecture and Site applications would be
required to implement the proposed project if the PD is approved.
C. Lot and Building Size
The project is proposing a subdivision of the site into eight lots for single-family residential
uses. Based on the average slope of the site of 32.11%, the maximum number of houses on
the 36-acre site, would be nine. The lot sizes, preliminary average slopes, and likely
maximum floor area for each parcel are shown in the following table:
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DISCUSSION (continued):
Acres Average Slope Max FAR
Lot 1 7.77 43.28% 6,000 sq. ft.
Lot 2 5.16 47.39% 6,000 sq. ft.
Lot 3 3.55 41.83% 6,000 sq. ft.
Lot 4 4.51 35.86% 6,000 sq. ft.
Lot 5 3.36 44.68% 6,000 sq. ft.
Lot 6 3.38 40.95% 6,000 sq. ft.
Lot 7 3.77 38.92% 6,000 sq. ft.
Lot 8 4.22 33.64% 6,000 sq. ft.
Open Space
Easement Area 4.5 N/A N/A
D. Grading
The project proposes to use the existing graded road for circulation within the planned
development. Existing retaining walls along the roadway will be maintained or replaced in
kind where necessary.
Details of the proposed grading (including site sections, illustrations of the locations of the
proposed cut and fill, and conceptual future driveway details) are included on Sheets 11
through 15 of the development plans within Exhibit B of Exhibit 14. Additional information
regarding cut and fill exceptions for future development of the proposed lots are included
on pages 5 and 6 of this report.
E. Trees
The locations of the trees to be removed for the proposed site improvements to the existing
road are included on Sheets 11 through 13 of the development plans. The locations of trees
to be removed for the conceptual home and driveway locations are included on Sheets L1.1
through L8.1 of the development plans. The property includes thousands of existing trees.
The project was reviewed by the Town’s Consulting Arborist (Exhibit 11) who focused the
review on the trees impacted by the project, including site improvements and the
conceptual home and driveway locations. An addendum report was prepared by
the Town’s Consulting Arborist which focused more closely on the trees adjacent to the
existing road and retaining walls (Exhibit 12). Of the trees surveyed adjacent to the existing
road and retaining walls, 10 are recommended for removal for the site improvements. Of
the trees surveyed for the conceptual home and driveway locations, 90 would be highly
impacted and are recommended for removal. The tree removals identified for each home
and driveway location are conceptual and specific tree removals for each lot would be
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DISCUSSION (continued):
evaluated when Architecture and Site applications are submitted for the new single-family
homes.
F. Visibility
In order to show that the project includes building sites that are buildable without significant
visibility impacts, the applicant has provided a visibility analysis based on a conceptual home
design constructed within the LRDA of each lot. This analysis is included on Sheets A-1.1
through A-8.2 of the development plans within Exhibit B of Exhibit 14. The visibility analysis
illustrates that the building sites for lots 3 and 4 would be visible from the Blossom Hill
Road/Los Gatos Boulevard viewing area and lots 5 and 8 would be visible from the Los Gatos –
Almaden Road/Selinda Way viewing area. The conceptual home designs proposed by the
applicant for these lots are shown at 18 feet in height. As a result, a performance standard is
included in the PD Ordinance which limits the maximum height for a future home on lots 3, 4,
5, and 8 to 18 feet.
G. Environmental Review
An EIR was prepared for the project. As part of the environmental review process a number
of technical reports were prepared, including species lists and database reviews, tree
evaluations and arborist reports, geotechnical investigations, noise analyses, and traffic
analyses. Reports that were prepared by outside consultants were peer reviewed by Town
Consultants.
The Notice of Preparation (NOP) was distributed on April 7, 2017, for a 30-day comment
period. Comments received on the NOP are included as Appendix A to the Draft EIR.
The Notice of Completion and Availability for review of the Draft EIR was released on
September 14, 2018, with the 45-day public review period ending on October 29, 2018. On
October 24, 2018, the Planning Commission held a public hearing to accept comments on
the Draft EIR. Verbal comments were received from six individuals, many of whom also
submitted written comments. Written comments on the Draft EIR were received from one
public agency and 10 individuals. The Final EIR, with Response to Comments, was
completed in February 2019.
A Mitigation Monitoring and Reporting Program (MMRP) has been prepared as required by
CEQA (Exhibit 2). The MMRP includes a list of all mitigation measures and the
department(s) responsible for ensuring that the mitigation measures are properly
implemented. All mitigation measures are also included as performance standards within
the draft PD Ordinance (Exhibit 14).
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PUBLIC COMMENTS:
Written notice was sent to property owners and tenants within 500 feet of the subject
property. Neighborhood outreach completed by the applicant is included as Exhibit 9, in
addition to letters of support for the project included as Exhibit 10. Public comments received
by 11:00 A.M. on Friday, March 8, 2019, are included as Exhibit 13.
CONCLUSION:
A. Summary
The project would allow the subdivision of the 36-acre site into eight lots, the removal of
large protected trees for site improvements for a private road, and construction of eight
new single-family homes. This proposal includes a PD application to rezone the property
from HR-2½ to HR-2½:PD. Through the PD application the applicant is asking to allow the
following exception to the HDS&G:
• A shared driveway length of approximately 720 feet for lots 7 and 8, where 300 feet is
allowed by the HDS&G. It should be noted, that the proposed shared driveway would
follow an existing graded road. Pursuant to the guidelines of the HDS&G, the deciding
body may approve a driveway in excess of 300 feet if it makes specific findings for
deviation and places additional conditions such as turnouts and secondary accesses to
reduce hazards. The applicant has proposed a turnaround area that meets Santa Clara
County Fire Department requirements.
Based on the conceptual single-family home and driveway locations proposed for each lot, the
following exceptions to the HDS&G would need to be requested for future applications:
• Lot 1 – Depths of fill, up to four feet for a portion of the proposed driveway and a
proposed driveway length of approximately 600 feet.
• Lot 2 – Depths of fill, up to four and half feet for a portion of the proposed driveway and
a proposed driveway length of approximately 340 feet.
• Lot 5 – Depths of cut, up to five to six feet to allow for the terraced walls necessary to
create an entry to the conceptual single-family home.
• Lot 6 – Depths of fill, up to four feet for a portion of the proposed driveway and a
proposed driveway located outside of the LRDA.
• Lot 7 – Depths of cut, up to six feet for a portion of the proposed driveway.
• Lot 8 – A proposed driveway length of approximately 380 feet.
With the exception of the items listed above, the project complies with the General Plan,
Town Code, and HDS&G. The applicant discusses the proposed exceptions and compliance
with the General Plan, Town Code, HDS&G, and Hillside Specific Plan in Exhibit 8. A draft PD
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CONCLUSION (continued):
Ordinance has been prepared with performance standards to require the project to adhere
to the aforementioned requirements (Exhibit 14).
B. Recommendation
Based on the summary above, staff recommends the Commission take the following actions
to forward the Final EIR and PD applications to the Town Council with a recommendation
for approval of the proposed project:
1. Make the required findings (Exhibit 4) including the CEQA Findings of Fact (Exhibit 5);
2. Recommend that the Town Council certify the Final EIR and adopt the Mitigation
Monitoring and Reporting Program (Exhibit 2); and
3. Recommend that the Town Council adopt the Planned Development Ordinance (Exhibit
14) and approve the proposed project.
C. Alternatives
Alternatively, if the Commission has concerns with the proposed project, it can:
1. Forward a recommendation for approval of the applications with modified performance
standards to the Town Council; or
2. Forward a recommendation of denial of the applications to the Town Council; or
3. Continue the matter to a date certain with specific direction.
EXHIBITS:
Previously received under separate cover:
1. August 2018 Draft Environmental Impact Report
2. February 2019 Final Environmental Impact Report and Mitigation Monitoring and Reporting
Program
Received with this Staff Report:
3. Location Map (one page)
4. Required Findings (two pages)
5. Required CEQA Findings of Fact (34 pages)
6. December 9, 2015, Conceptual Development Advisory Committee meeting minutes (three
pages)
7. August 10, 2016, Conceptual Development Advisory Committee meeting minutes (three
pages
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8. Project Description and Letter of Justification, received February 21, 2019 (15 pages)
9. Neighborhood Outreach (10 pages)
10. Letters of Support (three pages)
11. Consulting Arborist’s Report, dated June 30, 2017 (54 pages)
12. Addendum to Consulting Arborist’s Report, dated June 20, 2018 (21 pages)
13. Public comments received by 11:00 a.m., Friday, March 8, 2019
14. Planned Development Ordinance (30 pages) with Exhibit A Rezone Area (one page) and
Exhibit B Development Plans, received February 15, 2019 (47 sheets)
Distribution:
Emerald Lake Investments LLC, 2635 Bronzewood Drive, Tustin, CA 92782
Gary Kohlsaat, 51 University Ave, Suite L, Los Gatos, CA 95030
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PLANNING COMMISSION – March 13, 2019
REQUIRED FINDINGS FOR:
16100 Greenridge Terrace
Planned Development Application PD-16-002
Environmental Impact Report EIR-17-001
Requesting approval to rezone a property zoned HR-2½ to HR-2½:PD, to subdivide one
lot into eight lots, and removal of large protected trees on property zoned HR-2½.
APN 527-12-002.
APPLICANT: Gary Kohlsaat
PROPERTY OWNER: Emerald Lake Investments LLC
FINDINGS
Required finding for CEQA:
■An Environmental Impact Report (EIR) was prepared for the proposed development. The
Planning Commission recommends certification of the EIR, making findings of fact, and
recommends adoption of the Mitigation Monitoring and Reporting Program.
Required consistency with the Town’s General Plan:
■That the proposed Zone Change is consistent with the General Plan and its Elements in that the
Planned Development overlay allows residential use consistent with the property’s zoning
district.
Required compliance with Hillside Development Standards and Guidelines:
■The project is in compliance with the Hillside Development Standards and Guidelines with the
exception of the following:
•The length of the shared driveway for lots 7 and 8, which has been determined to be
acceptable as it follows an existing graded road;
•The length of the future driveways for lots 1, 2, and 8, which have been determined to be
acceptable as they allow for future development of driveways that will meet the
requirements of the Santa Clara County Fire Department;
•The depth of fill for portions of the future driveways on lots 1, 2, and 6, which have been
determined to be acceptable as they allow for future development of driveways that will
meet the requirements of the Santa Clara County Fire Department;
•The depth of cut for future terraced walls on lot 5, which has been determined to be
acceptable as they are necessary to create an entry to a future single-family home;
•The depth of cut for portions of the future driveway on lot 7, which has been determined
to be acceptable as they allow for future development of a driveway that will meet the
requirements of the Santa Clara County Fire Department; and
EXHIBIT 4
• Development outside of the Least Restrictive Development (LRDA) Area for the future
driveway on lot 6, which has been determined to be acceptable as there is no point at
which the LRDA for a potential home location adjoins the private roadway.
Compliance with Hillside Specific Plan:
■ The project is in compliance with the Hillside Specific Plan in that the proposal is the
development of the lot for eight single-family residences with associated site elements on an
existing parcel. The proposal is consistent with the development criteria included in the plan.
Required consistency with Town’s Housing Element:
■ The project is consistent with the Town’s Housing Element and addresses the Town’s housing
needs as identified in the Housing Element.
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CEQA FINDINGS OF FACT
ofthe
PLANNING COMMISSION OF THE TOWN OF LOS GATOS
for the
16100 GREENRIDGE TERRACE PLANNED DEVELOPMENT
PROJECT
February 18, 2019
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Page 1 of 30
ORDINANCE
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE
FROM HR-2½ TO HR-2½:PD
FOR PROPERTY LOCATED AT
16100 GREENRIDGE TERRACE (APN: 527-12-002)
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 located at 16100 Greenridge Terrace (Santa Clara County Assessor Parcel Number
527-12-002) as shown on the map attached hereto as Exhibit A, and is part of this Ordinance,
from HR-2½ (Hillside Residential, two and half to 10 acres for each dwelling unit) to HR-2½:PD
(Hillside Residential, two and half to 10 acres for each dwelling unit, Planned Development).
SECTION II
With respect to compliance with the California Environmental Quality Act (“CEQA”), the
Town Council finds as follows:
A.An Environmental Impact Report (EIR) was completed for the proposed
development and no significant unmitigated impacts are associated with the application. The
Findings of Fact are made and the Final Environmental Impact Report (EIR) and Mitigation
Monitoring and Reporting Program are adopted.
SECTION III
The PD (Planned Development Overlay) zone established by this Ordinance authorizes
the following construction and use of improvements:
1.Subdivision of one lot into eight lots.
2.Construction of eight market rate single-family detached residences.
3.Landscaping, private streets, trails, parking and other improvements shown and
required 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-2½ (Hillside Residential, two and half to 10
acres for each dwelling unit) zone by Sections 29.40.235 (Permitted Uses), as it exists at
the time of the adoption of this Ordinance, or as they may be amended in the future.
Draft Ordinance: subject to
modification by Town Council
based on
deliberations and direction
EXHIBIT 14
Page 2 of 30
SECTION IV
COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS:
All provisions of the Town Code apply, except when the Official Development Plan
specifically shows otherwise.
SECTION V
A Tentative Subdivision Map and Architecture and Site Approvals are required before
construction of subdivision improvements or new residences, whether or not a permit is
required for the work and before any permit for construction is issued. Construction permits
shall only be in a manner complying with Section 29.80.130 (PD Ordinance) of the Town Code.
SECTION VI
The attached Exhibit A (Map), and Exhibit B (Official Development Plans), are part of the
Official Development Plan. The following performance standards must be complied with
before issuance of any grading, or construction permits (mitigation measures are so noted and
are flagged with an asterisk):
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. 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. Colors and building materials shown
on the Official Development Plans are not approved and shall be reviewed during the
Architecture and Site application approval process.
2. 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.
3. SUBDIVISION REQUIRED. A Tentative Map application shall be approved for the project
prior to the issuance of building permits. The Development Review Committee may be
the deciding body of the Tentative Map.
4. ARCHITECTURE AND SITE APPROVAL REQUIRED. A separate Architecture and Site (A&S)
application and approval is required for each of the new residences. The Architecture
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and Site applications shall be reviewed by the Development Review Committee.
Architectural details, including fencing and a project entry sign, shall be refined as part
of this process with input from the Town’s Consulting Architect.
5. FINAL LANDSCAPE PLAN. A final landscape plan shall be reviewed by the Town’s
Consulting Landscape Architect and approved as part of the Architecture and Site
process. Minimum tree size at time of planting shall be 24-inch box.
6. WATER CONSERVATION ORDINANCE REQUIREMENT. The proposed landscaping 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 prior to the issuance of a building permit.
7. SETBACKS. The minimum setbacks are those specified by the HR-2½ zoning district or
as otherwise shown on the Conceptual Development Plans.
8. FENCING. Fencing shall comply with the Town Code and Hillside Development
Standards and Guidelines in place at the time of approval. Fence locations, design, and
materials shall be reviewed and approved during the Architecture & Site review(s). The
CC&R’s for the project shall include a restriction prohibiting the home owners from
replacing the fence type approved during the Architecture & Site review(s) without
prior approval from the Town. The CC&R’s shall prohibit fencing within the open space
easement.
9. BUILDING HEIGHT. The maximum height of the new residences shall be the maximum
height listed in the Hillside Development Standards and Guidelines. The maximum
height of the new residences on lots 3, 4, 5, and 8 shall be limited to 18 feet due to
visibility concerns.
10. BUILDING FLOOR AREA. The maximum floor area of the new residences shall be the
maximum floor area listed in the Hillside Development Standards and Guidelines.
11. GRADING: Depths of cut and fill for the roadway and site improvements shall not
exceed the maximums shown in the Official Development Plans (Exhibit B).
12. OUTDOOR LIGHTING. All exterior building and outdoor lighting shall be shielded and
directed away from neighboring properties, to shine on the project site only. Lighting
shall be the minimum needed for pedestrian safety and security. Lighting specifications
shall be reviewed as part of the Architecture and Site process.
13. EXTERIOR COLORS: The exterior colors of all structures shall comply with the Hillside
Development Standards & Guidelines.
14. 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
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all exterior materials be maintained in conformance with the Town’s Hillside
Development Standards & Guidelines.
15. 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.
16. PROJECT CC&R’s. CC&R’s shall be provided with the Tentative Map application and
shall address the following:
a. Maintenance of private roadway
b. Maintenance of landscaping adjacent to the private road
c. Maintenance of storm drain system
d. Maintenance of public open space
e. Maintenance of public trail
f. Landscape guidelines (shall be compliant with the Hillside Development
Standards and Guidelines, EIR, and safe fire protocol).
17. 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.
18. TREE PRESERVATION: All recommendations of the Town’s Consulting Arborist shall be
followed. Refer to the report and addendum report prepared by Richard Gessner, dated
June 30, 2017 and June 20, 2018 for additional details. The Arborist Consultant shall
reevaluate the plans for the new residences during Architecture and Site review.
19. TREE REMOVAL PERMIT. A Tree Removal Permit shall be obtained for trees approved
for removal prior to the issuance of demolition or grading permits.
20. REPLACEMENT TREES. New trees shall be planted to mitigate the loss of trees being
removed. The number of trees shall be determined using the canopy replacement table
in the Tree Protection Ordinance. New trees shall be double staked and shall be
planted prior to final inspection and issuance of occupancy permits.
21. TREE FENCING. Protective tree fencing shall be placed at the drip line of existing trees
and shall remain through all phases of construction. Refer to the report and addendum
report prepared by Richard Gessner, dated June 30, 2017 and June 20, 2018 for
requirements. Fencing shall be six-foot high cyclone attached to two-inch diameter
steel posts drive 18 inches into the ground and spaced no further than 10 feet apart.
Include a tree protection fencing plan with the construction plans.
22. FINAL UTILITY LOCATIONS. The applicant shall submit plans showing the final locations
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and screening of all exterior utilities, including but not limited to, backflow preventers,
Fire Department connections, transformers, utility boxes and utility meters. Utility
devices shall be screened to the satisfaction of the Director of Community
Development. The plans shall be submitted for review and approval prior to issuance of
building permits for new construction.
23. PLAN INCONSISTENCY. Any inconsistencies between sheets shall be limited to
whichever is more restrictive.
24. GENERAL PROVISIONS. This Planned Development shall comply with provisions in Town
Code Sections 29.40.015 through 29.40.070, and Article V, unless more restrictive
provisions are required in other performance standards for the subject Planned
Development.
25. *AIR QUALITY MITIGATION MEASURE AQ-1: The project contractor for subdivision
improvements and residential lot development shall implement basic dust control
measures at all on-site and off-site locations where grading or excavation takes place.
The project contractor shall implement additional dust control measures at all on-site
and off-site locations where grading or excavation takes place within 200 feet of
residential properties.
Basic dust control measures:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day;
b. All haul trucks transporting soil, sand, or other loose material off-site shall be
covered;
c. All visible mud or dirt track-out onto adjacent public roads shall be removed using
wet power vacuum street sweepers at least once per day. The use of dry power
sweeping is prohibited;
d. All vehicle speeds on unpaved roads shall be limited to 15 mph;
e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as
possible. Building pads shall be laid as soon as possible after grading unless seeding
or soil binders are used; and
f. Post a publicly visible sign with the telephone number and person to contact at the
Lead Agency regarding dust complaints. This person shall respond and take
corrective action within 48 hours. The air district’s phone number shall also be
visible to ensure compliance with applicable regulations.
g. All excavation, grading, and/or demolition activities shall be suspended when
average wind speeds exceed 20 mph;
h. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in
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disturbed areas as soon as possible and watered appropriately until vegetation is
established; and
i. Unpaved roads shall be treated with a three to six inch compacted layer of wood
chips, mulch, or gravel.
26. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-1: Focused plant surveys were
conducted in spring 2018; if project development occurs more than five years after
spring 2018, the surveys shall be repeated per below. To protect potentially occurring
special-status plants, the presence/absence of fragrant fritillary, Hall's bush-mallow,
Loma Prieta hoita, western leatherwood, and woodland woollythreads shall be
determined within the development footprint and fire defensible space. A qualified
biologist shall conduct focused botanical surveys for these five-target species in
accordance with current California Department of Fish and Wildlife and California
Native Plant Society rare plant survey protocols. Surveys shall occur during overlapping
blooming periods for the target species (likely March and June). If the surveys conclude
that the species are not present, no further mitigation is required. If any special-status
plant species is present within the development footprint and fire defensible space, to
compensate for loss or reduction of a special-status plant population, the project
proponent shall retain a qualified biologist or native plant specialist to collect seed from
all plant individuals and/or salvage plants within the development footprint at the
optimal time prior to initiation of ground disturbance activities. The project proponent
and the Town of Los Gatos shall oversee selection of an appropriate mitigation area,
preferably on the project site, or in the immediate vicinity, that would not be disturbed
in the future. After selection of the mitigation area and approval by the Town, a
qualified biologist shall develop a Special-Status Plant Management Plan detailing
optimal methods for seed collection/plant salvage from the impact area, preparation of
the mitigation area, and seed/plant installation at the mitigation area. The plan shall
also include maintenance measures to manage the rare plant occurrence for long-term
protection and persistence at the mitigation area. Collected seeds/plants shall be
installed at the mitigation area at the optimal time. Topsoil from the on-site occurrence
location shall also be salvaged (if practical) for use in the mitigation area.
The Special-Status Plant Management Plan shall require at a minimum three years of
annual monitoring by a qualified biologist during the plant’s peak blooming period to
ensure that mitigation was successful and that long-term maintenance procedures
specified in the plan are creating conditions that support survival of the transplanted
population. The initial focused surveys will identify how many plant individuals occur in
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the development footprint; this amount or more must occur in the mitigation area
during each of the three years following installation. If this success criteria is not
achieved, the project proponent shall coordinate with the Town to implement remedial
mitigation through revision of the Special-Status Plant Management Plan, and then
collection of additional seed from a local population and repeated installation in the
mitigation area, followed by another three years of annual monitoring. This process
shall be extended as needed until all success criteria contained in the Special-Status
Plant Management Plan are achieved.
27. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-2: Prior to the start of
construction activities for the subdivision improvements and development of
residential lots, a qualified biologist shall conduct pre-construction surveys of the
grassland habitat on the site to identify any potential American badger burrows/dens.
These surveys shall be conducted no more than 15 days prior to the start of
construction. In the event that construction activities are suspended for 15 consecutive
days or longer, including the time period between the subdivision improvements and
development activities at each respective residential lot, these surveys shall be
recompleted. If a potential American badger burrow/den is found during the surveys,
coordination with the California Department of Fish and Wildlife shall be undertaken in
order to develop a suitable strategy to avoid impacts to American badger. With
California Department of Fish and Wildlife approval, impacts to active American badger
dens shall be avoided by establishing exclusion zones around all active badger dens,
within which construction related activities shall be prohibited until denning activities
are complete or the den is abandoned. A qualified biologist shall monitor each den once
per week in order to track the status of the den and to determine when a den area has
been cleared for construction.
28. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-3: A qualified biologist shall
conduct pre-construction surveys for woodrat middens within the development
footprints. These surveys shall be conducted no more than 15 days prior to the start of
construction for the infrastructure improvements and development of the residential
lots. In the event that construction activities are suspended for 15 consecutive days or
longer, including the time period between the subdivision improvements and
development activities at each respective residential lot, these surveys shall be
recompleted. All woodrat middens shall be flagged for avoidance of direct construction
impacts where feasible. To avoid midden/nest disturbance, if active middens/nests are
found, a 50-foot buffer will be established in which project activities will not occur. This
buffer should be clearly marked. For all woodrat middens/nests that cannot be avoided
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by project activities, live trapping should be conducted by a qualified biologist to
determine if the midden/nest is in use. Trapping should occur prior to April and after
mid-July to avoid impacts to woodrats rearing young or to young woodrats. If a
midden/nest is found to be unoccupied (none captured after two nights of trapping),
then it can be removed as described below. If woodrats are trapped, they may be kept
in captivity by a qualified biologist until their middens/nests are immediately relocated.
Each midden/nest should be dismantled by hand as described below, and the relocated
midden/nest should be placed in suitable habitat a minimum of 50 feet from the
construction area, no closer than 20 feet from existing woodrat middens/nests and
other relocated woodrat middens/nests, and be reassembled under shrub or tree
canopy that will receive some sunlight. The midden/nest should be rebuilt surrounding
a log-based structure, an inverted wooden planter, or similar structure having at least
one entrance and exit hole. Any cached food and nest material found during nest
dismantling should be placed within the relocated midden/nest during rebuilding. The
occupied trap should then be opened, placed tightly against the entrance to the
artificial shelter, and the woodrat be allowed to enter the midden/nest on its own
accord. After the individual enters, the entrance should promptly be covered with a
loose plug of small sticks to encourage the individual to stay for the short-term. Where
impacts cannot be avoided, woodrat middens shall be dismantled no more than three
days prior to construction activities starting at each midden location. All vegetation and
duff materials shall be removed from three feet around the midden prior to dismantling
so that the occupants do not attempt to rebuild. Middens are to be slowly dismantled
by hand in order to allow any occupants to disperse.
29. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-4: Approximately 15 days prior to
tree removal or other construction activities, the applicant shall retain a qualified
biologist to conduct a habitat assessment for bats and potential roosting sites in trees
to be removed, in trees within 50 feet of the development footprint, and surrounding
the water tank structures situated within 50 feet of disturbance activities by the
project. In the event that construction activities are suspended for 15 consecutive days
or longer, including the time period between the subdivision improvements and
development activities at each respective residential lot, these surveys shall be
recompleted. These surveys shall include a visual inspection of potential roosting
features (bats need not be present) and a search for presence of guano within the
project site, construction access routes, and 50 feet around these areas. Cavities,
crevices, exfoliating bark, and bark fissures that could provide suitable potential nest or
roost habitat for bats shall be surveyed. Assumptions can be made on what species is
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present due to observed visual characteristics along with habitat use, or the bats can be
identified to the species level with the use of a bat echolocation detector such as an
“Anabat” unit. Potential roosting features found during the survey shall be flagged or
marked. Locations off the site to which access is not available may be surveyed from
within the site or from public areas. If no roosting sites or bats are found, a letter report
confirming absence shall be submitted by the biologist to the Town of Los Gatos and no
further mitigation is required. If bats or roosting sites are found, a letter report and
supplemental documents shall be provided by the biologist to the Town of Los Gatos
prior to disturbance activities or grading permit issuance and the following monitoring,
exclusion, and habitat replacement measures shall be implemented:
a. If bats are found roosting outside of the nursery season (May 1 through October 1),
they shall be evicted as described under (b) below. If bats are found roosting during
the nursery season, they shall be monitored to determine if the roost site is a
maternal roost. This could occur by either visual inspection of the roost bat pups, if
possible, or by monitoring the roost after the adults leave for the night to listen for
bat pups. If the roost is determined to not be a maternal roost, then the bats shall
be evicted as described under (b) below. Because bat pups cannot leave the roost
until they are mature enough, eviction of a maternal roost cannot occur during the
nursery season. Therefore, if a maternal roost is present, a 50-foot buffer zone (or
different size if determined in consultation with the California Department of Fish
and Wildlife) shall be established around the roosting site within which no
construction activities including tree removal or structure disturbance shall occur
until after the nursery season.
b. If a non-breeding bat hibernaculum is found in a tree or snag scheduled for removal
or on any structures within 50 feet of project disturbance activities, the individuals
shall be safely evicted, under the direction of a qualified bat biologist. If pre-
construction surveys determine that there are bats present in any trees or
structures to be removed, exclusion structures (e.g. one-way doors or similar
methods) shall be installed by a qualified biologist. The exclusion structures shall not
be placed until the time of year in which young are able to fly, outside of the
nursery season. Information on placement of exclusion structures shall be provided
to the CDFW prior to construction. If needed, other removal methods could include:
carefully opening the roosting area in a tree or snag by hand to expose the cavity
and opening doors/windows on structures, or creating openings in walls to allow
light into the structures. Removal of any trees or snags and disturbance within 50
feet of any structures shall be conducted no earlier than the following day (i.e., at
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least one night shall be provided between initial roost eviction disturbance and tree
removal/disturbance activities). This action will allow bats to leave during dark
hours, which increases their chance of finding new roosts with a minimum of
potential predation.
30. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-5: Construction activities that
include any tree removal, pruning, grading, grubbing, or demolition shall be conducted
outside of the bird nesting season (January 15 through September 15) to the greatest
extent feasible. If this type of construction occurs during the bird nesting season, then a
qualified biologist shall conduct pre-construction surveys for nesting birds to ensure
that no nests would be disturbed during project activities. If project-related work is
scheduled during the nesting season (February 15 to August 30 for small bird species
such as passerines; January 15 to September 15 for owls; and February 15 to September
15 for other raptors), or if construction activities are suspended for at least 15 days and
recommence during the nesting season, including the time period between the
subdivision improvements and development activities at each respective residential lot,
a qualified biologist shall conduct nesting bird surveys. Two surveys for active nests of
such birds shall occur within 15 days prior to the start of construction, with the second
survey conducted within 48 hours prior to the start of construction. Appropriate
minimum survey radii surrounding each work area are typically 250 feet for passerines,
500 feet for smaller raptors, and 1,000 feet for larger raptors. Surveys shall be
conducted at the appropriate times of day to observe nesting activities. Locations off
the site to which access is not available may be surveyed from within the site or from
public areas. A report documenting survey results and plan for active bird nest
avoidance (if needed) shall be completed by the qualified biologist prior to initiation of
construction activities. If the qualified biologist documents active nests within the
project site or in nearby surrounding areas, an appropriate buffer between each nest
and active construction shall be established. The buffer shall be clearly marked and
maintained until the young have fledged and are foraging independently. Prior to
construction, the qualified biologist shall conduct baseline monitoring of each nest to
characterize “normal” bird behavior and establish a buffer distance, which allows the
birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds
daily during construction activities and increase the buffer if birds show signs of unusual
or distressed behavior (e.g. defensive flights and vocalizations, standing up from a
brooding position, and/or flying away from the nest). If buffer establishment is not
possible, the qualified biologist or construction foreman shall have the authority to
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cease all construction work in the area until the young have fledged and the nest is no
longer active.
31. *BIOLOGICAL RESOURCES MITIGATION MEASURE BIO-6: Prior to issuance of a building
permit or a grading permit for infrastructure improvement and each residential lot,
developers shall retain a certified arborist to develop a site-specific tree protection plan
for retained trees, and supervise the implementation of all proposed tree preservation
and protection measures during construction activities, including those measures
specified in the 2017 project arborist report and 2018 project arborist report
addendum. Also, in accordance with the Town’s Tree Protection Ordinance, the project
proponent shall obtain a tree removal permit for proposed tree removals on each
development lot prior to tree removals, and shall install replacement trees in
accordance with all mitigation, maintenance, and monitoring requirements specified in
the tree removal permit(s) or otherwise required by the Town for project approvals.
32. *GEOLOGIC HAZARDS MITIGATION MEASURE GEO-1: Prior to the approval of
development applications for the project site, design-level studies for the roadways and
infrastructure, and each of the proposed residential lots shall be prepared and shall
address site specific geotechnical issues and provide lot-specific foundation and
drainage recommendations. These design-level studies shall include an evaluation of
expansive soil for each lot as well as an evaluation of local and global slope stability of
each building area, concept, and access way. The design-level study for Lot 1 shall
include an assessment of the potential hazards associated with alluvial infilling or debris
flows along with geotechnical provisions for collecting and dispersing concentrated
runoff flowing down the axis of the drainage towards the home site.
33. *GEOLOGIC HAZARDS MITIGATION MEASURE GEO-2: Prior to the approval of
development applications for the individual lots, applicants shall be responsible for
demonstrating to the satisfaction and approval of the Town Engineer that proposed
design plans are in conformance with all current California Building Code standards and
that all design measures and site preparation recommendations as suggested in the lot-
specific geotechnical studies identified in mitigation measure GEO-1 have been
incorporated into the project’s final design.
Building Division
34. PERMITS REQUIRED: A separate Building Permit shall be required for each new single-
family residence and each detached structure including retaining walls.
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TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS:
Engineering Division
35. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Plans, Standard Specifications and Engineering Design Standards. All work
shall conform to the applicable Town ordinances. The adjacent public right-of-way shall
be kept clear of all job-related mud, silt, concrete, dirt and other construction 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 an encroachment permit is issued by the Engineering Division of the
Parks and Public Works Department. The Owner, Applicant and/or 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 issuance
of correction notices, citations, or stop work orders and the Town performing the
required maintenance at the Owner, Applicant and/or Developer's expense.
36. APPROVAL: This application shall be completed in accordance with all of the conditions
of approval 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.
37. 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 Owner/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 (Caltrans). Copies of any approvals or
permits must be submitted to the Town Engineering Division of the Parks and Public
Works Department prior to releasing any grading or building permits.
38. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT):
The property owner shall enter into an agreement with the Town for all existing and
proposed private improvements within the Town’s right-of-way. The Owner shall be
solely responsible for maintaining the improvements in a good and safe condition at all
times and shall indemnify the Town of Los Gatos. The agreement must be completed
and accepted by the Director of Parks and Public Works prior to the issuance of any
grading or building permits.
39. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or Developer or their
representative shall notify the Engineering Inspector at least twenty-four (24) hours
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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 penalties and rejection
of work that went on without inspection.
40. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or
their representative shall repair or replace all existing improvements not designated for
removal that are damaged or removed because of the Owner, Applicant and/or
Developer or their representative'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. Any new concrete shall be free of
stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or
equal shall be removed and replaced at the Contractor’s sole expense and no additional
compensation shall be allowed therefore. 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. The restoration of all improvements
identified by the Engineering Construction Inspector shall be completed before the
issuance of a certificate of occupancy. The Owner, Applicant and/or Developer or their
representative shall request a walk-through with the Engineering Construction
Inspector before the start of construction to verify existing conditions.
41. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the
job site at all times during construction.
42. STREET/SIDEWALK CLOSURE: Any proposed blockage or partial closure of the street
and/or sidewalk requires an encroachment permit. Special provisions such as
limitations on works hours, protective enclosures, or other means to facilitate public
access in a safe manner may be required.
43. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be
deposited with the Engineering Division of the Parks and Public Works Department
prior to the commencement of plan check review.
44. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the
issuance of any permits or recordation of the Final Map.
45. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the
approval of the Town prior to the commencement of any and all altered work. The
Owner, Applicant and/or Developer’s project engineer shall notify, in writing, the Town
Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any
approved changes shall be incorporated into the final “as-built” plans.
46. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered
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Professional Engineer in the State of California, and submitted to the Town Engineer for
review and approval. Additionally, any post-project traffic or parking counts, or other
studies imposed by the Planning Commission or Town Council shall be funded by the
Owner, Applicant and/or Developer.
47. 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 Code of the Town of Los Gatos
(Grading Ordinance). After the preceding Architecture and Site Application has been
approved by the respective deciding body, the grading permit application (with grading
plans and associated required materials and plan check fees) shall be made to the
Engineering Division of the Parks and Public Works Department located at 41 Miles
Avenue. The grading plans shall include final grading, drainage, retaining wall
location(s), 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). Prior to Engineering signing off and closing out on the issued
grading permit, the Owner/Applicant/Developer’s soils engineer shall verify, with a
stamped and signed letter, that the grading activities were completed per plans and per
the requirements as noted in the soils report. A separate building permit, issued by the
Building Department, located at 110 E. Main Street, is needed for grading within the
building footprint.
48. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work
unlawfully completed shall be charged double the current fee. As a result, the required
grading permit fees associated with an application for grading proposed will be charged
accordingly.
49. GRADING ACTIVITY RESTRICTIONS: Upon receipt of a grading permit, any and all grading
activities and operations shall not commence until after/occur during the rainy season,
as defined by Town Code of the Town of Los Gatos, Sec. 12.10.020, (October 15-April
15), has ended.
50. COMPLIANCE WITH HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES: All grading
activities and operations shall be in compliance with Section III of the Town’s Hillside
Development Standards and Guidelines. All development shall be in compliance with
Section II of the Town’s Hillside Development Standards and Guidelines.
51. CONSTRUCTION EASEMENT: Prior to the issuance of a grading permit, it shall be the
sole responsibility of the Owner, Applicant and/or Developer to obtain any and all
proposed or required easements and/or permissions necessary to perform the grading
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herein proposed. Proof of agreement/approval is required prior to the issuance of any
Permit.
52. DRAINAGE STUDY: Prior to the issuance of any grading permits, 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 the proposed
drainage patterns will not overload the existing storm drain facilities; 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.
53. DRAINAGE IMPROVEMENT: Prior to the recordation of a subdivision map (except maps
for financing and conveyance purposes only) or prior to the issuance of any
grading/improvement permits, whichever comes first, the Owner, Applicant and/or
Developer 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.
54. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to
the issuance of a grading permit/building permit.
55. 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.
56. 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.
57. GENERAL: The Owner, Applicant and/or Developer shall comply with all Town, County,
State and Federal laws and regulations applicable to this land division. No other
proposed development is included in this particular application of the Certificate of
Compliance. Issuance of a Certificate of Compliance will acknowledge the Town’s
acceptance of the parcel as legally created in accordance with the Subdivision Map Act.
Any subsequent development will be required to demonstrate compliance with the
Town Development Standards and Codes.
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58. CERTIFICATE OF COMPLIANCE: A Certificate of compliance shall be recorded. Two (2)
copies of the legal description for each lot configuration, a plat map (8-½ in. X 11 in.)
shall be submitted to the Engineering Division of the Parks and Public Works
Department for review and approval. The submittal shall include closure calculations,
title reports less than ninety (90) days old and the appropriate fee. The certificate shall
be recorded prior to the issuance of any permits.
59. FINAL / PARCEL MAP: A final/parcel map shall be recorded. Two (2) copies of the
final/parcel map shall be submitted to the Engineering Division of the Parks and Public
Works Department for review and approval. Submittal shall include closure
calculations, title reports and the appropriate fee. The map shall be recorded prior to
the issuance of any grading or building permits. The Applicant/Subdivider shall provide
the Engineering Division with an electronic copy (in PDF format) and two hardcopies of
the signed recorded map along with a CAD drawing of the Parcel Map after it is
recorded.
60. WEST VALLEY SANITATION DISTRICT: All sewer connection and treatment plant capacity
fees shall be paid either immediately prior to the recordation of any subdivision or tract
maps with respect to the subject property or properties or immediately prior to the
issuance of a sewer connection permit, which ever event occurs first. Written
confirmation of payment of these fees shall be provided prior to map recordation.
61. PRIVATE UTILITIES–STREET: Prior to the recordation of a subdivision map the
Applicant/Developer/Subdivider shall place a note on the map, in a manner that meets
the approval of the Town Engineer that states: "The private streets, utilities constructed
within this map shall be owned, operated and maintained by the Developer, successors
or assigns.”
62. DESIGN-LEVEL REPORTS: One copy of a geotechnical and geologic report shall be
submitted with the application of each approved lot. 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.
63. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations
and grading shall be inspected by the Owner, Applicant and/or Developer’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 shall be documented
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in an “as-built” letter/report prepared by the Applicant’s soils engineer and submitted
to the Town before final release of any occupancy permit is granted.
64. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological
recommendations contained in the Geologic and Geotechnical Feasibility Study by UPP
Geotechnology, dated October 4, 2016, and any subsequently required report or
addendum. Subsequent reports or addendum are subject to peer review by the Town’s
consultant and costs shall be borne by the Owner, Applicant and/or Developer.
65. UTILITIES: The Owner, Applicant and/or 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. The Owner, Applicant and/or Developer is
required to obtain approval of all proposed utility alignments from any and all utility
service providers before a Certificate of Occupancy for any new building can be issued.
The Town of Los Gatos does not approve or imply approval for final alignment or design
of these facilities.
66. UTILITY SETBACKS: House foundations shall be set back from utility lines a sufficient
distance to allow excavation of the utility without undermining the house foundation.
The Town Engineer shall determine the appropriate setback based on the depth of the
utility, input from the project soils engineer, and the type of foundation.
67. UTILITY EASEMENTS: Deed restrictions shall be placed on lots containing utility
easements. The deed restrictions shall specify that no trees, fences, structures or
hardscape are allowed within the easement boundaries, and that maintenance access
must be provided. The Town will prepare the deed language and the Owner, Applicant
and/or Developer's surveyor shall prepare the legal description and plat. The Owner,
Applicant and/or Developer shall pay any recordation costs. The documents shall be
recorded before any grading or permits are issued.
68. PRIVATE EASEMENTS: Agreements detailing rights, limitations and responsibilities of
involved parties shall accompany any proposed private easement. Access driveway shall
be within the recorded access easement. A new private access easement shall be
recorded, and a copy of the recorded agreement shall be submitted to the Engineering
Division of the Parks and Public Works Department, prior to issuance of building permit
or realigned access driveway shall be completed prior to the issuance of building
permit.
69. QUITCLAIM OF EASEMENTS: The Owner, Applicant and/or Developer has/have
indicated that 4 easement(s) will be abandoned. This abandonment shall be recorded,
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and a copy of the recorded quitclaim shall be submitted to the Engineering Division of
the Parks and Public Works Department, prior to issuance of building permit.
70. SIDEWALK REPAIR: The Owner, Applicant and/or Developer shall repair and replace to
existing Town standards any sidewalk damaged now or during construction of this
project. All new and existing adjacent infrastructure must meet current ADA standards.
Sidewalk repair shall match existing color, texture and design, and shall be constructed
per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti,
etc. Any concrete identified that is displaying a stamp or equal shall be removed and
replaced at the Contractor’s sole expense and no additional compensation shall be
allowed therefore. The limits of sidewalk repair will be determined by the Engineering
Construction Inspector during the construction phase of the project. The
improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
71. CURB AND GUTTER REPAIR: The Owner, Applicant and/or Developer shall repair and
replace to existing Town standards any curb and gutter damaged now or during
construction of this project. All new and existing adjacent infrastructure must meet
Town standards. New curb and gutter shall be constructed per Town Standard Details.
New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete
identified that is displaying a stamp or equal shall be removed and replaced at the
Contractor’s sole expense and no additional compensation shall be allowed therefore.
The limits of curb and gutter repair will be determined by the Engineering Construction
Inspector during the construction phase of the project. The improvements must be
completed and accepted by the Town before a Certificate of Occupancy for any new
building can be issued.
72. FENCING: Any fencing proposed within two hundred (200) feet of an intersection shall
comply with Town Code Section §23.10.080.
73. SIGHT TRIANGLE AND TRAFFIC VIEW AREA: Any proposed improvements, including but
not limiting to trees and hedges, will need to abide by Town Code Sections 23.10.080,
26.10.065, and 29.40.030.
74. FENCES: Fences between all adjacent parcels will need to be located on the property
lines/boundary lines. Any existing fences that encroach into the neighbor’s property
will need to be removed and replaced to the correct location of the boundary lines
before a Certificate of Occupancy for any new building can be issued. Waiver of this
condition will require signed and notarized letters from all affected neighbors.
75. TRAFFIC IMPACT MITIGATION FEE: Prior to the issuance of a/any building/grading
permit(s), the Owner/Applicant/Developer shall pay the project's proportional share of
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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 building permit is issued. The fee shall be paid before issuance of
a/any building permit(s). The final traffic impact mitigation fee for this project shall be
calculated from the final plans using the current fee schedule and rate schedule in
effect at the time the building permit is issued, using a comparison between the
existing and proposed uses.
76. 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, smartphone video (in Landscape
orientation only) or digital video camera. The survey shall extend Santella Drive,
Santella Court, Shady Lane, and Greenridge Terrace.
77. POSTCONSTRUCTION PAVEMENT SURVEY: The project applicant shall 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 California procedures for deflection analysis. The results shall be documented in a
report and submitted to the Town for review and approval before a Certificate of
Occupancy for any new building can be issued. The Applicant shall be responsible for
completing any required road repairs prior to release of the faithful performance bond.
78. CONSTRUCTION VEHICLE PARKING: No construction vehicles, trucks, equipment and
worker vehicles shall be allowed to park on the portion of any public (Town) streets
without written approval from the Town Engineer.
79. TRAFFIC CONTROL PLAN: A traffic control plan is required and must be submitted and
approved by the Town Engineer prior to the issuance of an encroachment, grading or
building permit. This plan shall include, but not be limited to, the following measures:
a. Construction activities shall be strategically timed and coordinated to minimize
traffic disruption for schools, residents, businesses, special events, and other
projects in the area. The schools located on the haul route shall be contacted to
help with the coordination of the trucking operation to minimize traffic
disruption.
b. Flag persons shall be placed at locations necessary to control one-way traffic
flow. All flag persons shall have the capability of communicating with each
other to coordinate the operation.
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c. Prior to construction, advance notification of all affected residents and
emergency services shall be made regarding one-way operation, specifying
dates and hours of operation.
d. CONSTRUCTION TRAFFIC CONTROL: All construction traffic and related vehicular
routes, traffic control plan, and applicable pedestrian or traffic detour plans
shall be submitted for review and approval by the Town Engineer prior to the
issuance of an encroachment, grading or building permit.
e. ADVANCE NOTIFICATION: Advance notification of all affected residents and
emergency services shall be made regarding parking restriction, lane closure or
road closure, with specification of dates and hours of operation.
80. 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.), and at other times as specified by the Director of Parks and Public Works.
Prior to the issuance of an encroachment, grading or building permit, the Developer or
their representative shall work with the Town Building Department and Engineering
Division 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 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.
81. CONSTRUCTION HOURS: All subdivision improvements and site improvements
construction activities, including the delivery of construction materials, labors, heavy
equipment, supplies, etc., shall be limited to 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. The Town may authorize,
on a case-by-case basis, alternate construction hours. The Owner, Applicant and/or
Developer shall provide written notice twenty-four (24) hours in advance of modified
construction hours. Approval of this request is at discretion of the Town.
82. 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 from the source. 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.
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83. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance of any
encroachment, grading or building permits, the Developer’s design consultant shall
submit a construction management plan sheet (full-size) within the plan set that shall
incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project
Schedule, site security fencing, employee parking, construction staging area, materials
storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse
locations. Please refer to the Town’s Construction Management Plan Guidelines
document for additional information.
84. SHARED PRIVATE STREET: The private street accessing the Project Site shall be kept
open and in a safe, drive-able condition throughout construction. If temporary closure
is needed, then formal written notice shall be provided at least one week in advance of
closure.
85. EMERGENCY VEHICLE ACCESS: The Emergency Vehicle Access Easement that traverses
the Project Site shall be kept open and in a safe, drive-able condition throughout
construction. If temporary closure is needed, then formal written notice shall be
provided at least one week in advance of closure.
86. EMERGENCY VEHICLE ACCESS EASEMENT: Prior to the issuance of any permits, the
Owner, Applicant and/or Developer shall coordinate with the Santa Clara County Fire
Department to ensure that any proposed modifications to the Emergency Vehicle
Access Easement that traverses the Project Site are curvilinear, allows for the
Department’s equipment to travel across said easement, and meets all Department
specifications. Plans shall be submitted to the Santa Clara County Fire Department for
approval prior to construction.
87. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West
Valley Sanitation District and approved by the Town of Los Gatos before they are used.
A Sanitary Sewer Clean-out is required for each property at the property line, within
one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3,
or at a location specified by the Town.
88. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood
level rims less than twelve (12) inches (304.8 mm) above the elevation of the next
upstream manhole and/or flushing inlet cover at the public or private sewer system
serving such drainage piping shall be protected from backflow of sewage by installing an
approved type backwater valve. Fixtures above such elevation shall not discharge
through the backwater valve, unless first approved by the Building Official. 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
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defined in the Uniform Plumbing Code adopted by the Town and maintain such device
in a functional operation condition. Evidence of West Sanitation District’s decision on
whether a backwater device is needed shall be provided prior to the issuance of a
building permit.
89. STORMWATER MANAGEMENT: Construction activities including but not limited to
clearing, stockpiling, grading or excavation of land, which disturbs one (1) acre or more
which are part of a larger common plan of development which disturbs less than one
(1) acre are required to obtain coverage under the construction general permit with the
State Water Resources Control Board. The Owner, Applicant and/or Developer is
required to provide proof of WDID# and keep a current copy of the storm water
pollution prevention plan (SWPPP) on the construction site and shall be made available
to the Town of Los Gatos Engineering Division of the Parks and Public Works
Department and/or Building Department upon request.
90. BEST MANAGEMENT PRACTICES (BMPs): The Owner, Applicant and/or Developer is
responsible for ensuring that all contractors are aware of all storm water quality
measures and that 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 replaced
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 work orders.
91. SITE DESIGN MEASURES: All projects shall incorporate at least one of 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 porous or pervious pavement surfaces on the driveway, at a minimum.
e. Use landscaping to treat stormwater.
92. STORMWATER DEVELOPMENT RUNOFF: All new development and redevelopment
projects are subject to the stormwater development runoff requirements. Every
Owner, Applicant and/or Developer or their design consultant shall submit a
stormwater control plan and implement conditions of approval 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.
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93. BIORETENTION SYSTEM: The bioretention system shall be designed to have a surface
area no smaller than what is required to accommodate a 5 inches/hour stormwater
runoff surface loading rate, infiltrate runoff through bioretention soil media at a
minimum of 5 inches per hour, and maximize infiltration to the native soil during the
life of the project. The soil media for bioretention system shall be designed to sustain
healthy, vigorous plant growth and maximize stormwater runoff retention and
pollutant removal. Bioretention soil media that meets the minimum specifications set
forth in Attachment L of Order No. R2-2009-0074, dated November 28, 2011, shall be
used.
94. INFILTRATION TRENCHES: The following requirements apply to the proposed infiltration
trenches:
a. Prior to completion of the Final Stormwater Control Plan, a geotechnical engineer
shall review the design of the infiltration trenches and retaining walls along the
portion of the road within the property boundary and determine whether
additional structural supports are needed to ensure stability of the road and the
adjacent hillside during the wet season.
b. The assumed infiltration rate of 1.33 in/hour shall be verified with actual site-
specific soils data prior to the Final Stormwater Control Plan for the road and
development on each lot, and if the infiltration rate is lower than 0.67 in/hour, a
hydrologic analysis shall be conducted to ensure that the proposed trench sizes are
adequate.
c. If the lots are to be developed individually, each lot shall provide infiltration
trenches consistent with the final stormwater control plan for the project, sized
based on the actual amount of impervious surface to be created on the lot.
d. The road and infiltration trenches shall be protected from sediment generated
during construction of homes on the lots. The proposed source control measures
shall be indicated on the project plans.
e. Maintenance of stormwater treatment and the infiltration trenches shall be the
responsibility of the property owner and/or future property owners. A
maintenance agreement shall be prepared establishing the property owner or
owners’ responsibility.
95. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause
hazardous domestic waste materials to be deposited in such a manner or location as to
constitute a threatened discharge, into storm drains, gutters, creeks or the San
Francisco Bay. Unlawful discharges to storm drains include, but are not limited to:
discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric
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cleaning, equipment cleaning or vehicle cleaning.
96. LANDSCAPING: In finalizing the landscape plan for the biotreatment area(s), it is
recommended that the landscape architect ensure that the characteristics of the
selected plants are similar to those of the plants listed for use in bioretention areas in
Appendix D of the Santa Clara Valley Urban Runoff Pollution Prevention Program
(SCVURPPP) C.3 Stormwater Handbook.
97. EROSION CONTROL: Interim and final erosion control plans shall be prepared and
submitted to the Engineering Division of the Parks and Public Works Department. A
maximum of two (2) weeks is allowed between clearing of an area and
stabilizing/building on an area if grading is allowed during the rainy season. Interim
erosion control measures, to be carried out during construction and before installation
of the final landscaping, shall be included. Interim erosion control method shall include,
but are not limited to: silt fences, fiber rolls (with locations and details), erosion control
blankets, Town standard seeding specification, filter berms, check dams, retention
basins, etc. Provide erosion control measures as needed to protect downstream water
quality during winter months. The Town of Los Gatos Engineering Division of the Parks
and Public Works Department and the Building Department 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.
98. 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 (3) 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 shall 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 (1) 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 twenty-five (25) miles per hour (MPH). All trucks hauling soil, sand, or
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other loose debris shall be covered.
99. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant
emissions, the following the Bay Area Air Quality Management District (BAAQMD)-
recommended basic construction measures shall be included in the project’s grading
plan, building plans, and contract specifications:
a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day, or otherwise kept dust-
free.
b. All haul trucks designated for removal of excavated soil and demolition debris from
site shall be staged off-site until materials are ready for immediate loading and
removal from site.
c. All haul trucks transporting soil, sand, debris, or other loose material off-site shall
be covered.
d. As practicable, all haul trucks and other large construction equipment shall be
staged in areas away from the adjacent residential homes.
e. All visible mud or dirt track-out onto adjacent public roads shall be removed using
wet power vacuum street sweepers at least once per day, or as deemed
appropriate by Town Engineer. The use of dry power sweeping is prohibited. An
on-site track-out control device is also recommended to minimize mud and dirt-
track-out onto adjacent public roads.
f. All vehicle speeds on unpaved surfaces shall be limited to 15 mph.
g. All driveways and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used.
h. Post a publicly visible sign with the telephone number and person to contact at the
lead agency regarding dust complaints. This person shall respond and take
corrective action within 48 hours. The Air District’s phone number shall also be
visible to ensure compliance with applicable regulations.
i. All excavation, grading, and/or demolition activities shall be suspended when
average wind speeds exceed 20 mph.
j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted
in disturbed areas as soon as possible and watered appropriately until vegetation is
established.
100. DETAILING OF STORMWATER MANAGEMENT FACILITIES: Prior to the issuance of any
permits, all pertinent details of any and all proposed stormwater management facilities,
including, but not limited to, ditches, swales, pipes, bubble-ups, dry wells, outfalls,
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infiltration trenches, detention basins and energy dissipaters, shall be provided on
submitted plans, reviewed by the Engineering Division of the Parks and Public Works
Department, and approved for implementation.
101. 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 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.
102. 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 the Municipal Regional Stormwater NPDES Permit, Order
R2-2015-0049, NPDES Permit No. CAS612008. The plan shall delineate source control
measures and BMPs together with the sizing calculations. The plan shall be certified by
a professional pre-qualified by the Town. In the event that the 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 Owner, Applicant and/or Developer may
elect to have the Planning submittal certified to avoid this possibility.
103. STORM WATER MANAGEMENT PLAN NOTES: The following note shall be added to the
storm water management plan: “The biotreatment soil mix used in all stormwater
treatment landscapes shall comply with the specifications in Attachment L of the MRP.
Proof of compliance shall be submitted by the Contractor to the Town of Los Gatos a
minimum of thirty (30) days prior to delivery of the material to the job site using the
Biotreatment Soil Mix Supplier Certification Statement.”
104. STORM WATER MANAGEMENT PLAN CERTIFICATION: Certification from the
biotreatment soils provider is required and shall be given to Engineering Division
Inspection staff a minimum of thirty (30) days prior to delivery of the material to the job
site. Additionally deliver tags from the soil mix shall also be provided to Engineering
Division Inspection staff. Sample Certification can be found here:
http://www.scvurppp-w2k.com/nd_wp.shtml?zoom_highlight=BIOTREATMENT+SOIL.
105. AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES INSPECTION AND
MAINTENANCE OBLIGATIONS: The property owner/homeowner’s association shall
enter into an agreement with the Town for maintenance of the stormwater filtration
devices required to be installed on this project by the Town’s Stormwater Discharge
Permit and all current amendments or modifications. The agreement shall specify that
certain routine maintenance shall be performed by the property owner/homeowner’s
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association and shall specify device maintenance reporting requirements. The
agreement shall also specify routine inspection requirements, permits and payment of
fees. The agreement shall be recorded, and a copy of the recorded agreement shall be
submitted to the Engineering Division of the Parks and Public Works Department, prior
to the release of any occupancy permits.
106. MAINTENANCE OF PRIVATE STREETS: It is the responsibility of the property
owner(s)/homeowners association to implement a plan for street sweeping of paved
private roads and cleaning of all storm drain inlets.
107. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and
homeowner 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.
108. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times
during the course of construction. All construction shall be diligently supervised by a
person or persons authorized to do so at all times during working hours. The Owner,
Applicant and/or 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 penalties and/or the Town performing the required maintenance at the
Developer's expense.
109. PERMIT ISSUANCE: Permits for each phase; reclamation, landscape, and grading, shall
be issued simultaneously.
110. COVERED TRUCKS: All trucks transporting materials to and from the site shall be
covered.
111. 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.
112. UTILITY COMPANY REVIEW: Letters from the electric, telephone, cable, and trash
companies indicating that the proposed improvements and easements are acceptable
shall be provided prior to the recordation of the final / parcel map.
113. ABOVE GROUND UTILITIES: The Owner, Applicant and/or Developer shall submit a
seventy-five (75) percent progress printing to the Town for review of above ground
utilities including backflow prevention devices, fire department connections, gas and
water meters, off-street valve boxes, hydrants, site lighting,
electrical/communication/cable boxes, transformers, and mail boxes. Above ground
utilities shall be reviewed and approved by the Community Development Department
prior to issuance of any permit.
114. PRIVATE EASEMENTS: Agreements detailing rights, limitations, and responsibilities of
Page 28 of 30
involved parties shall accompany each private easement. The easements and
associated agreements shall be recorded simultaneously with the final / parcel map. A
copy of the recorded agreement(s) shall be submitted to the Engineering Division of the
Parks and Public Works Department prior to the issuance of any permit.
115. PUBLIC STREET LIGHTING: Public street lighting will not be required/allowed per
General Plan update and Hillside designation. On-lot lighting shall be incorporated and
promoted.
116. PERCOLATION TESTING: Onsite percolation testing should be performed during the
design phase to validate the fractured bedrock infiltration rates and support the
infiltration trench design.
117. STORMWATER FACILITY SIZING: The treatment and hydromodification management
facility sizing should be confirmed during the design phase, including rerunning the
BAHM model with appropriate parameters.
TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT:
118. FIRE APPARATUS (ENGINE) ACCESS ROAD REQUIRED: In all cases, the minimum
requirements are found in the currently adopted edition of the California Fire Code Sec.
503, as amplified in the SCCFD SD&S A-1. All such roadways shall be a minimum of 20
feet in width, a minimum vertical clearance of 13’6”, maximum grade of 15%, with a
minimum circulating outside radius of 42’. All such roadways shall be capable of
supporting a maximum imposed load of 75,000 pounds and where a bridge or an
elevated surface is part of a fire apparatus access road, the bridge shall be constructed
and maintained in accordance with AASHTO HB-17.
119. WILDLAND-URBAN INTERFACE: This project is located within the designated Wildland-
Urban Interface Fire Area. The building construction shall comply with the provisions of
Section R327 of the California Residential Code or the California Building Code (CBC)
Chapter 7A., as applicable. Note that vegetation clearance shall be in compliance with
CBC Section 701A.3.2.4 prior to project final approval. Check with the Planning
Department for related landscape plan requirements.
120. FIRE HYDRANT(S) AVAILABLE: The number of fire hydrants available to a complex or
subdivision shall not be less than that determined by spacing requirements listed in CFC
Table C105.1 when applied to fire apparatus access roads and perimeter public streets
from which fire operations could be conducted. Existing fire hydrants on public streets
are allowed to be considered as available. The average spacing between fire hydrants
shall not exceed that listed in Table C105. Hydrants shall be a maximum of 500 feet
Page 29 of 30
from each other, as measured along the curb line. Fire protection water supplies shall
be subject to approval by the Santa Clara County Fire Department and shall comply with
locally adopted Standards and CFC Sec. 507.
121. TURNING RADIUS (CUL-DE-SACS): The minimum outside turning radius is 36 feet. Use of
cul-de-sacs is not acceptable where it is determined by the Fire Department that Ladder
Truck access is required, unless greater turning radius is provided. Cul-de-sacs
diameters shall be no less than 72 feet. CFC Sec. 503.
122. EMERGENCY ACCESS/DRIVEWAYS: The minimum clear width of fire department access
roads shall be 20 feet. Modifications to the design or width of a fire access road, or
additional access road(s) may be required when the Fire Code official determines that
access to the site or a portion thereof may become compromised due to emergency
operations or nearby natural or manmade hazards (floor prone areas, railway crossings,
bridge failures, hazardous material-related incidents, etc.). The vertical clearance shall
be in accordance with the Fire Code, 13 feet, 6 inches.
123. FIRE DEPARTMENT (ENGINE) DRIVEWAY TURNAROUND REQUIRED: Provide an
approved fire department engine driveway turnaround with a minimum radius of 36
feet outside and 23 feet inside. Maximum grade in any direction shall be a maximum of
5 percent. Installations shall conform with Fire Department Standard Details and
Specifications D-1. CFC Sec. 503.
124. CONSTRUCTION FIRE SAFETY: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7. Provide
appropriate notations on subsequent plan submittals, as appropriate to the project.
CFC Chp. 33.
Page 30 of 30
SECTION VII
This Ordinance was introduced at a regular meeting of the Town Council of the Town of
Los Gatos on __________, and adopted by the following vote as an ordinance of the Town of
Los Gatos at a meeting of the Town Council of the Town of Los Gatos on __________, and
becomes effective 30 days after it is adopted.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: ___________________
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
DATE: ___________________
N:\DEV\ORDS\2019\Greenridge 16100.doc
EXHIBIT 14A
This Page
Intentionally
Left Blank
EXHIBIT 14B
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-1.1
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/18
604'
MAIN FLOOR
604'
MAIN FLOOR
615'-2"
UPPER FLOOR
615'-2"
UPPER FLOOR
1
1
23
4
5
66
MAIN FLOOR
UPPER FLOOR
2
604'
MAIN FLOOR
604'
MAIN FLOOR
615'-2"
UPPER FLOOR
615'-2"
UPPER FLOOR
13
5
UPPER FLOOR
GARAGE
2
1
2
3
4
5
SECTION NOTES
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
25' HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
18' HEIGHT LIMIT
STORYPOLE @ 18'
A
B
C
D
EB
D
A
A
A
B
B
FLOOR AREAS
MAIN FLOOR
3-CAR GARAGE*
SUBTOTAL
UPPER FLOOR
TOTAL FLOOR AREA
COVERED PATIOS
BALCONIES
* GARAGE ON SLAB ON GRADE
2,018 SF
791 SF
2,809 SF
3,101 SF
5,910 SF
MAIN FLOOR PLAN
E
C
A
A
B
B
UPPER FLOOR PLAN
SCALE: 1" = 10'
S ECTION 1A
SCALE: 1" = 10'
S ECTION 1B
S ITE PHOTOS
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-2.1
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/18
746.8'
LOWER FLOOR
746.8'
LOWER FLOOR
758.0'
MAIN FLOOR
758.0'
MAIN FLOOR
3 18'7'1
5
1
6
7
2
2
4
1
MAIN FLOOR
CELLAR
746.8'
LOWER FLOOR
746.8'
LOWER FLOOR
758.0'
MAIN FLOOR
758.0'
MAIN FLOOR
418'7'1
5
6
7
1
2
23
MAIN FLOOR GARAGE
A
B
C
D
BE
F
E
F
A
A
A
B
B
FLOOR AREAS
MAIN FLOOR
3-CAR GARAGE
SUBTOTAL
LOWER FLOOR
TOTAL FLOOR AREA
CELLAR
TOTAL LIVING AREA
COVERED PATIOS
BALCONIES
*GARAGE ON SLAB ON GRADE
2,722 SF
845 SF
3,567 SF
2,315 SF
5,882 SF
1,336 SF
7,218 SF
MAIN FLOOR PLAN
E
D
C
C
LOWER FLOOR PLAN
A
A
B
B
1
2
3
4
5
6
7
SECTION NOTES
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
25' HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
18' HEIGHT LIMIT
STORYPOLE @ 18'
SCALE: 1" = 10'
SECTION 2A
SCALE: 1" = 10'
S ECTION 2B
SCALE: 1" = 20'
FLOOR AREA DIAGRAM
S ITE PHOTOS
DATE:3/22/18
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-2.2
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/1818'7'VISABLE ELEVATION AREA
NON-VISABLE ELEVATION AREA
LOT SLOPE
TREE-LINE
STORY POLEN25'SIGNIFICANT (E) TREES
IN FOREGROUND
STORYPOLE LOCATION @ 18'-0"
ELEVATION @ 758'-0"
VIEWING PLATFORM @ SELINDA WAY
& LOS GATOS - ALMADEN ROAD
#154 #153
#152
#151
22" OAK
16" OAK
10" OAK
16" OAK
42" OAK
#270
16" OAK
#158 #267
#268
#269
#159 #160
#271
#273
#161
#162
#165
BOTH HOUSE & BUILDING SITE FOR
LOT 2 NOT VISABLE FROM ANY VIEWING
PLATFORMS DUE TO TOPOGRAPHY
PROPOSED LOT 2
STORYPOLE MOCKUP
STORYPOLE MOCKUP
TOTAL SURFACE AREA = 2,349 SQ. FT.
VISABLE SURFACE AREA = 0% (0 SQ. FT.)
NON-VISABLE SURFACE AREA = 100% (2,349 SQ. FT.)
S ITE PLAN LOT 2
SCALE: 1" = 20'
VISIBILITY CALCULATION ANALYS IS
SCALE: 1" = 10'
PHOTO S URVEY
EXIS TING CONDITIONS
300 MM ZOOM
300 MM ZOOM, 100% COVERAGE
LOT 2 RENDER
DATE:3/22/18
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-3.1
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/18
1 6
8
1
7
24
PROPERTY
LINE
EDGE OF
DRIVEWAY PROPERTY
LINE
MAIN FLOOR
LOWER
FLOORCELLAR
LOWER FLOOR
UPPER FLOOR
LOWER FLOOR
798'-0"
787'-0"787'-0"
UPPER FLOOR
798'-0"18'7'7'5 6
7
1
2
1
4
PROPERTY
LINE
PROPERTY
LINE
GARAGE
LOWER
FLOORCELLAR
LOWER FLOOR
GARAGE
LOWER FLOOR
GARAGE
798'-0"
787'-0"
798'-0"
787'-0"18'1
2
3
4
5
6
7
8
S ECTION NOTES
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
25' HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
18' HEIGHT LIMIT
STORYPOLE @ 18'
A
B
C
D
E
F
G
B
E
A
F FLOOR AREAS
MAIN FLOOR
GARAGE*
SUBTOTAL
LOWER FLOOR
TOTAL FLOOR AREA
CELLAR
TOTAL LIVING AREA
BALCONY/ DECK
COVERED PORCH
4' EXPOSURE LINE TO SEPARATE
CELLAR AND FLOOR AREA (FAR)
* FRAMED FLOOR OVER
LIVING BELOW
2,549 SF
675 SF
3,224 SF
2,168 SF
5,392 SF
1,500 SF
6,892 SF
A
A
B
B
LOT3 F
D C
G
A
A
B
B
SCALE: 1" = 10'
S ECTION 3B
SCALE: 1" = 10'
S ECTION 3A
LOT 3
MAIN FLOOR PLAN
LOWER FLOOR PLANSITE PHOTOS
FLOOR AREA DIAGRAM
SCALE: 1" = 20'
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-3.2
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/1818'7'VISABLE ELEVATION AREA
NON-VISABLE ELEVATION AREA
LOT SLOPE
TREE-LINE
STORY POLEN25'STORYPOLE LOCATION @ 18'-0"
ELEVATION @ 798'-0"
VIEWING PLATFORM @ LOS GATOS
BOULEVARD & BLOSSOM HILL ROAD
#101
#112#109
#110
#111#108
#135
#137
#139 #138
#136
#132
#128
#129
#124
#125
#123
#130 #131
#127
#126
#106
#107
#140
#141
#142
#143 #144
#145
#133
#146
#147
#148
#149
#150
#102#103
#105
#275
#276
#277
#118
#122
#119
#120
#121
#113
#114
P R O P O S E D R O A D
PROPOSED LOT 3
STORYPOLE MOCKUP
EXISTING HOUSE
PROPOSED LOT 3
TREES NOT IDENTIFIED IN SURVEY
STORYPOLE MOCKUP
TOTAL SURFACE AREA = 3,056 SQ. FT.
VISABLE SURFACE AREA = 56.2% (1,338 SQ. FT.)
NON-VISABLE SURFACE AREA = 43.8% (1,718 SQ. FT.)
S ITE PLAN LOT 3
SCALE: 1" = 20'
VIS IBILITY CALCULATION ANALYS IS
SCALE: 1" = 10'
PHOTO SURVEY
300 MM ZOOM, 43.8% COVERAGE
EXISTING CONDITIONS
300 MM ZOOM
STORY POLES AT S ITE
LOT 3 RENDER
DATE:3/22/18
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-4.1
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/18
1
2
3
4
5
6
7
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
25' HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
STORYPOLE @ 18'
SECTION NOTES
18'7'5
1
67
2EDGE OF
ROAD
PROPERTY
LINE
802'-0"
GARAGE
LOWER
FLOORCELLAR
792'-0"
LOWER FLOOR
GARAGE
LOWER FLOOR
GARAGE
802'-0"
792'-0"18'7'5
67
1
2
4
3
EDGE OF
ROAD
PROPERTY
LINE
MAIN FLOOR
LOWER
FLOOR
CELLAR
792'-0"
LOWER FLOOR
UPPER FLOOR
LOWER FLOOR
803'-0"
792'-0"
UPPER FLOOR
803'-0"
A
B
C
D
F
E
G
E
F
A
B
A
A
B
B
FLOOR AREAS
MAIN FLOOR
GARAGE*
SUBTOTAL
LOWER FLOOR
TOTAL FLOOR AREA
CELLAR
TOTAL LIVING AREA
BALCONY/ DECK
COVERED PORCH
4' EXPOSURE LINE TO SEPARATE
CELLAR AND LOWER FLOOR AREA (FAR)
* FRAMED FLOOR OVER
LIVING BELOW
LOT 4upper fl.
2,758 SF
752 SF
3,510 SF
1,973 SF
5,483 SF
1,350 SF
6,833 SF
C
GD
F
A
A
B
B
SCALE: 1" = 10'
SECTION 4A
SCALE: 1" = 10'
S ECTION 4B
LOT 4
MAIN FLOOR PLAN
LOWER FLOOR PLAN
S ITE PHOTOS
FLOOR AREA DIAGRAM
SCALE: 1" = 20'
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-4.2
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/18N25'STORYPOLE LOCATION @ 18'-0"
ELEVATION @ 803'-0"
VIEWING PLATFORM @ LOS GATOS
BOULEVARD & BLOSSOM HILL ROAD
#261
#260
#259
#258
#241
#242
#243
#253
#254
#255
#252
#257
#256
#251
#250
#240
#247
#248
#249
#246
P R O P O S E D R O A D
18'7'VISABLE ELEVATION AREA
NON-VISABLE ELEVATION AREA
LOT SLOPE
TREE-LINE
STORY POLE
PROPOSED LOT 4
STORYPOLE MOCKUP
EXISTING HOUSE
PROPOSED LOT 4
TREES NOT IDENTIFIED IN SURVEY
STORYPOLE MOCKUP
TOTAL SURFACE AREA = 2,882 SQ. FT.
VISABLE SURFACE AREA = 45.5% (1,314 SQ. FT.)
NON-VISABLE SURFACE AREA = 54.5% (1,568 SQ. FT.)
S ITE PLAN LOT 4
SCALE: 1" = 20'
VISIBILITY CALCULATION ANALYSIS
SCALE: 1" = 10'
PHOTO SURVEY
300 MM ZOOM, 54.5% COVERAGE
EXIS TING CONDITIONS
300 MM ZOOM
S TORY POLES AT S ITE
LOT 4 RENDER
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-5.1
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/18
A
B
E
F
A
A
B
B
C
D
A
A
B
B
F
E
B
C
D
A
FLOOR AREAS
2,532 SF
704 SF
3,235 SF
2,199 SF
5,434 SF
1,639 SF
7,073 SF
MAIN FLOOR
GARAGE*
SUBTOTAL
LOWER FLOOR
TOTAL FLOOR AREA
CELLAR
TOTAL LIVING AREA
BALCONY
COVERED PORCH
* FRAMED FLOOR OVER
GRADE
18'7'5
1
2
3
4
5
6
7
2
PROPERTY
LINE
EDGE OF
ROAD
EDGE OF
ROAD
GARAGE
GARAGEGARAGE
777'-0"
766'-0"
777'-0"
766'-0"
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
18 FT. HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
STORYPOLE @ 18 FT.
RETAINING WALL W/ 6' MAX. CUT
S ECTION NOTES
LOWER FLOORLOWER FLOOR 18'7'5
1
2
67
1
2
4
8
EDGE OF
ROAD
PROPERTY
LINE
EDGE OF
ROAD
MAIN FLOOR
LOWER FLOOR CELLAR
LOWER FLOOR
GARAGE
LOWER FLOOR
GARAGE
777'-0"
766'-0"
777'-0"
766'-0"
S ECTION NOTES
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
18 FT. HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
STORYPOLE @ 18 FT.
RETAINING WALL W/ 6' MAX. CUT
1
2
3
4
5
6
7
8
S ECTION NOTES
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
18 FT. HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
STORYPOLE @ 18 FT.
RETAINING WALL W/ 6' MAX. CUT
SCALE: 1" = 20'
FLOOR AREA DIAG RAM
SCALE: 1" = 10'
S ECTION A
SCALE: 1" = 10'
S ECTION B
LOT 5
MAIN FLOOR PLAN
LOWER FLOOR PLAN
S ITE PHOTOS
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-5.2
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/18N25'STORYPOLE LOCATION @ 18'-0"
ELEVATION @ 770'-0"
VIEWING PLATFORM @ SELINDA WAY
& LOS GATOS - ALMADEN ROAD
24" OAK
#169
36" OAK
#174
18" OAK
3-18"
OAK
20" OAK
40" OAK
#175 #176
#180
#178
#177 2-22"
OAK
#168
#166
24" OAK
12" OAK
#167
12" OAK
20" OAK
#173
#174
#178
18'7'VISABLE ELEVATION AREA
NON-VISABLE ELEVATION AREA
LOT SLOPE
TREE-LINE
STORY POLE
PROPOSED LOT 5
STORYPOLE MOCKUP
TREES NOT IDENTIFIED IN SURVEY
PROPOSED LOT 5
TOTAL SURFACE AREA = 3,037 SQ. FT.
VISABLE SURFACE AREA = 52% (1,604 SQ. FT.)
NON-VISABLE SURFACE AREA = 48% (1,433 SQ. FT.)
SITE PLAN LOT 5
SCALE: 1" = 20'
VIS IBILITY CALCULATION ANALYS IS
SCALE: 1" = 10'PHOTO SURVEY
300 MM ZOOM, 48% COVERAGE
EXIS TING CONDITIONS
300 MM ZOOM
S TORY POLES AT S ITE
LOT 5 RENDER
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-6.1
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/1818'5
6
7
2
1
4
735'-6"
LOWER FLOOR
GARAGE
746'-6"
735'-6"
LOWER FLOOR
746'-6"
GARAGE 18'5
7
1
6
6
4 1
2
PROPERTY
LINE
MAIN FLOOR
CELLAR
748'-0"
737'-0"
LOWER
FLOOR
POOL
LOWER FLOOR
UPPER FLOOR
748'-0"
737'-0"
LOWER FLOOR
UPPER FLOOR
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
25' HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
STORYPOLE @ 18'
S ECTION NOTES
CB BA
A
B
C
D
F
E
A
FLOOR AREAS
MAIN FLOOR
GARAGE*
SUBTOTAL
LOWER FLOOR
TOTAL FLOOR AREA
CELLAR
TOTAL LIVING AREA
BALCONY
COVERED PORCH
* FRAMED FLOOR OVER
LIVING BELOW
3,012 SF
753 SF
3,765 SF
2,481 SF
6,246 SF
1,636 SF
7,882 SF
1
2
3
4
5
6
7
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
25' HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
STORYPOLE @ 18'
S ECTION NOTES
A C
SCALE: 1" = 10'
S ECTION 6A
SCALE: 1" = 10'
S ECTION 6B
LOT 6
MAIN FLOOR PLAN LOWER FLOOR PLAN
S ITE PHOTOS
A
B
EB BA
A
SCALE: 1" = 20'
FLOOR AREA DIAG RAM
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-6.2
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/1818'7'VISABLE ELEVATION AREA
NON-VISABLE ELEVATION AREA
LOT SLOPE
TREE-LINE
STORY POLEN25'STORYPOLE LOCATION:
NETTING @ 18'-0"
ELEVATION @ 748'-0"
SIGNIFICANT (E) TREES
IN FOREGROUND
VIEWING PLATFORM @ SELINA WAY &
LOS GATOS - ALMADEN ROAD
14"
OAK
#232
#231
#230
#233
#238 #239
#234
#236
#237
PROPOSED LOT 6
STORYPOLE MOCKUPPROPOSED LOT 6
TREES NOT IDENTIFIED IN SURVEY
TOTAL SURFACE AREA = 1,076 SQ. FT.
VISABLE SURFACE AREA = 17.5% (188 SQ. FT.)
NON-VISABLE SURFACE AREA = 82.5% (888 SQ. FT.)
SITE PLAN LOT 6 SCALE: 1" = 20'
VIS IBILITY CALCULATION ANALYS IS
SCALE: 1" = 10'
PHOTO S URVEY
300 MM ZOOM, 82.5% COVERAGE
EXISTING CONDITIONS
300 MM ZOOM
S TORY POLES AT SITE
LOT 6 RENDER
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-7.1
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/18
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-7.1
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/1818'7'2
3
5
1
42
6
7
GARAGE
692'
MAIN FLOOR
692'
MAIN FLOOR
703'
SECOND FLOOR
703'
SECOND FLOOR
1 18'7'2
23
4
5 6
7
MAIN FLOOR
UPPER FLOOR
CELLAR
692'
MAIN FLOOR
692'
MAIN FLOOR
703'
SECOND FLOOR
703'
SECOND FLOOR
A
B
D
EA
A
B
B
MAIN FLOOR PLAN
C
F
UPPER FLOOR PLAN
A
A
B
B A
B
C
D
E
F
FLOOR AREAS
MAIN FLOOR
3-CAR GARAGE*
SUBTOTAL
UPPER FLOOR
TOTAL FLOOR AREA
CELLAR
TOTAL LIVING AREA
COVERED PORCH
ROOF DECK
*GARAGE ON SLAB ON GRADE
2,543 SF
792 SF
3,335 SF
3,022 SF
6,357 SF
470 SF
6,827 SF
1
2
3
4
5
6
7
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
25' HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
STORYPOLE @ 18'
SECTION NOTES
K O HLSAA T
&ASSOCIATES
A R C H I T E C T U R E
PHOTOS - LOT 7
SHEET
8
OF 9
ROAD/DRIVEWAY TO PROPOSED BUILDING SITE VIEW FROM ABOVE BUILDING SITE LOOKING NORTH
BUILDING SITE LOOKING SOUTHWESTBUILDING SITE LOOKING SOUTH
BUILDING SITE LOOKING NORTHEAST
BUILDING SITE LOOKING SOUTHEAST
SCALE: 1" = 10'
S ECTION 7A
SCALE: 1" = 10'
S ECTION 7B
SCALE: 1" = 20'
FLOOR AREA DIAGRAM
S ITE PHOTOS
SCALE: 1' = 1'-0"
SECTION 7A
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-7.2
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/18
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-7.2
SHEETThe Vistas of Los G atos
16100 G reenridge Terrace
DATE:11/21/17
DATE:1/24/1818'7'VISABLE ELEVATION AREA
NON-VISABLE ELEVATION AREA
LOT SLOPE
TREE-LINE
STORY POLEN25'STORYPOLE LOCATION:
NETTING @ 18'-0"
ELEVATION @ 703'-0"
SIGNIFICANT (E) TREES
IN FOREGROUND
VIEWING PLATFORM @ SELINA WAY &
LOS GATOS - ALMADEN ROAD
18"
OAK
#201
6"
OAK
6"
OAK
10"
DBL
OAK
#193
#194
#195
#196
#198
#199
#197
#202#203
#204
#205
#206
#207
#208
#209
#210
#211
#212
#220
#222
#221
#214
#213#215
#217
#216
#218
#219
#226 #225
#227
TREES NOT IDENTIFIED IN SURVEY
PROPOSED LOT 7
STORYPOLE MOCKUP
PROPOSED LOT 7
TOTAL SURFACE AREA = 986 SQ. FT.
VISABLE SURFACE AREA = 20.1% (198 SQ. FT.)
NON-VISABLE SURFACE AREA = 79.9% (788 SQ. FT.)
S ITE PLAN LOT 7
SCALE: 1" = 20'
VIS IBILITY CALCULATION ANALYS IS
SCALE: 1" = 10'
PHOTO S URVEY
300 MM ZOOM, 79.9% COVERAGE
EXIS TING CONDITIONS
300 MM ZOOM
STORY POLES AT S ITE
LOT 7 RENDER ING
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-8.1
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/18
739.0'
MAIN FLOOR
739.0'
MAIN FLOOR18'7'1 2
1
3
4
7
6 5
MAIN FLOOR
739.0'
MAIN FLOOR 18'7'1
2
56
7
4
1
A
B
B
A
A
A
B
B
FLOOR AREAS
MAIN FLOOR
3-CAR GARAGE*
TOTAL FLOOR AREA
* GARAGE ON SLAB ON GRADE
4,665 SF
941 SF
5,606 SF
MAIN FLOOR PLAN
1
2
3
4
5
6
7
EXISTING GRADE
FINISHED GRADE
RETAINING WALL W/ 3' MAX. FILL
RETAINING WALL W/ 4' MAX. CUT
18' HEIGHT LIMIT
SITE LINE FROM VIEWING PLATFORM
STORYPOLE @ 18'
SECTION NOTES
SCALE: 1" = 10'
S ECTION 8A
SCALE: 1" = 10'
SECTION 8B
SCALE: 1" = 20'
FLOOR AREA DIAGRAM
S ITE PHOTOS
DATE:3/22/18
51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555
A-8.2
SHEETThe Vistas of Los G atos
16100 Greenridge Terrace
DATE:11/21/17
DATE:1/24/1818'7'VISABLE ELEVATION AREA
NON-VISABLE ELEVATION AREA
LOT SLOPE
TREE-LINE
STORY POLEN25'SIGNIFICANT (E) TREES
IN FOREGROUND
STORYPOLE LOCATION @ 18'-0"
ELEVATION @ 739'-0"
VIEWING PLATFORM @ SELINDA WAY
& LOS GATOS - ALMADEN ROAD
#182
#183
#186
#187
#188 #190
#189
#191 #192
PROPOSED LOT 8
STORYPOLE MOCKUP
PROPOSED LOT 8
TREES NOT IDENTIFIED IN SURVEY
TOTAL SURFACE AREA = 100% 1,775 SQ. FT.
VISABLE SURFACE AREA = 32.1% (570 SQ. FT.)
NON-VISABLE SURFACE AREA = 67.9% (1,205 SQ. FT.)
S ITE PLAN LOT 8
SCALE: 1" = 20'
VISIBILITY CALCULATION ANALYSIS
SCALE: 1" = 10'
PHOTO SURVEY
300 MM ZOOM, 60.4% COVERAGE
EXISTING CONDITIONS
300 MM ZOOM
S TORY POLES AT SITE
LOT 8 RENDER
DATE:3/22/18