HomeMy WebLinkAboutPC 02-22RESOLUTION PC 02-22
RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF LOS ALTOS
HILLS APPROVING A SITE DEVELOPMENT PERMIT TO ALLOW FOR. THE
CONSTRUCTION OF A NEW TWO-STORY RESIDENCE AT
27388 SHERLOCK COURT
WHEREAS, The Town of Los Altos Hills received an application for a Site Development
Permit (SD19-0003) from Edward and Kyuha Chung to allow for the construction of new 4,958
square -foot two-story residence with an attached garage and related hardscape improvements at
27388 Sherlock Court ("Project"); and
WHEREAS, the Project is exempt from the provisions of the California Environmental
Quality Act (CEQA) pursuant to Section 15301(c) which allows for the improvements to the fire
access road and Section 15303(a) which exempts the construction of a new single-family residence
in a residential zone; and
WHEREAS, the Project application was processed in accordance with the applicable
provisions of the California Government Code and the Los Altos Hills Municipal Code; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the Project
on August 5, 2021 and considered all written documentation and public comments; and.
WHEREAS, the Planning Commission voted 5-0 to continue the item to a date uncertain
to allow the applicant to address Commission comments related to the road widening, skylights,
exterior lighting, path and open space easements and impacts to the driveway on the adjacent
property; and
WHEREAS, the applicant resubmitted plans to address the Commission's comments; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the Project
on January 13, 2022 and considered all written documentation and public comments.
NOW, THEREFORE, the Planning Commission of the Town of Los Altos Hills hereby
APPROVES the Site Development Permit (SD19-0003) subject to the Findings contained. in
Exhibit "A" and the conditions contained in Exhibit "B" and incorporated herein by reference.
The above and foregoing Resolution was passed and adopted by the Planning Commission of the
Town of Los Altos Hills at a special meeting held on the 13th day of January 2022, by the
following vote:
AYES:
Indaco, Waschura, Couperas, Smith
NAYS:
None
ABSTAIN:
None
ABSENT:
Patel
Resolution PC 02-22 Page 1
ATTEST:
By: C_
rgitta Indaco, Chair
Sofia Mangalam, Planning and Building Director
Resolution PC 02-22 Page 2
EXHIBIT A
FINDINGS
1. With regard to the Site Development Permit (SD19-0003) to allow for anew two-story house
at 27388 Sherlock Court, the Planning Commission finds in accordance with Section 10-2.102
of the Los Altos Hills Municipal Code as follows:
a. The proposed development is in compliance with all regulations and policies set forth in
the Site Development ordinance.
The proposed new residence and associated improvements comply with all applicable
regulations and policies set forth in the Site Development Ordinance because the project
does not exceed maximum floor area and development area, is within the 27 -foot building
height limit, meets or exceeds the existing building setbacks, and complies with all other
applicable requirements in the Site Development Ordinance.
2. With regard to the Grading Policy exception request, the Planning Commission makes the
following findings:
a. There is a sufficient basis to support the Grading Policy exception to allow for fill that
exceeds three feet for the lower, southwesterly portion of the residence and for cut that
exceeds four feet for driveway and fire truck turnaround. Given the average slope of the
lot (45.4 percent), any new development on this site would be significantly restricted
without allowing some exceptions from the Town's Grading Policy. The grading work and
export will not take place during the Town's grading moratorium (October 1 to April 30)
and will be done in accordance with Town procedures for grading and construction
operations.
b. The proposed grading achieves the purpose of the Los Altos Hills Municipal Code Section
10-2.702(c) which states: "The amount of grading, excavation or fill shall be the minimum
necessary to accommodate the proposed structures, unless grading is proposed to lower the
profile of the buildings." The proposed grading for the driveway is necessary to
accommodate a compliant fire truck turnaround and necessary to develop a residence on
the existing slopes. In addition, the house has been cut into the slope with retaining walls
integrated into the structure.
c. The proposed grading will be consistent with grading provisions of the Site Development
Ordinance, including Section 10-2.401 which states the intent to limit adverse effects from
grading and Section 10-2.701 which states an intent to ensure that the site, location and
configuration of structures are unobtrusive when viewed from off-site, that scenic views
are retained, that buildings do not dominate the natural landscape and that ridgelines and
hilltops are preserved. The proposed grading for the driveway and residence will be
unobtrusive when viewed from off-site because the property is below the surrounding
properties and there is sufficient vegetative cover to minimize visual impacts.
Resolution PC 02-22 Page 3
EXHIBIT B
CONDITIONS OF APPROVAL
27388 Sherlock Court — File # SD19-0003
PLANNING DEPARTMENT
No modifications to the approved plans dated "Received July 7, 2021" and "Revised
September 10, 2021" and the road improvement and traffic safety plans dated "December
2020" and "August 2021", are allowed except as otherwise first reviewed and approved by
the Planning Director or the Planning Commission, depending on the scope of the changes.
All conditions of approval listed in this Exhibit shall be included on a plan sheet(s) in the
drawing set submitted for a Building Permit.
2. The project is subject to the Town's. Construction Time Limit Ordinance (Chapter 10, Title
VIII of the Municipal Code). The maximum time for completion of the new residence shall
be 36 months from the date of Building Permit issuance. Failure to complete the project in
the allotted time may result in substantial penalties and fees.
3. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea), River Red Gum
(E. camaldulensis), Swamp Gum (E. rudis), Honey Gum (E. melliodora), or Manna Gum (E.
viminalis) eucalyptus trees on the property located within 150' of any structures or roadways
shall be removed prior to final inspection of the new residence. Removal of eucalyptus trees
shall take place between the beginning of August and the end of January to avoid disturbance
of nesting birds protected under the Federal Migratory Bird Treaty Act (MBTA) and
California Department of Fish and Game Code Section 3500 et seq unless a nesting bird survey
is first conducted and there is a determination that there are no active nests within the tree.
4. No new irrigated landscaping shall be placed within 10 feet of the trunk of any existing oak
trees. In addition, all grading shall be minimized within the drip lines of existing trees to be
preserved and no fill shall be placed within the driplines of any fenced trees.
The large oaks on the upper driveway (identified as #703, #704) shall be retained by
moving the widened driveway to the north instead of to the south (this also retains the
water meters in place for the neighboring properties). In addition, all trees not in the
driveway or within the building development area shall be retained to the greatest
extent possible. Replacement oak trees shall be provided at a ratio of two, 24 -inch box
trees for every heritage tree removed and the replacement trees shall be incorporated
into the landscape screening plan.
6. The property owner shall remove all Stinkwort (Dittrichia graveolens) plants from the entire
property and in the road right-of-way by manual pulling or use of herbicide by October 1 st
of each year until the final approval of the project.
7. The recorded 28 -foot easement along the southerly property line shall include language
on all site plan sheets in the building permit plan set stating that the easement allows
for pedestrian and equestrian use.
Resolution PC 02-22 Page 4
8. Pathways within setbacks shall not exceed four feet in width. The patios on the northerly
side of the home shall not encroach into the 30 -foot yard setbacks.
9. Roof eaves of all structures shall not encroach into the required yards. The roof eaves shall
be shown on the site plans in the set of construction drawings.
10. Skylights, if utilized, shall be designed and constructed to reduce emitted light (tinted or
colored glass, or other material) and shall be equipped with shades. No lighting may be
placed within skylight wells.
11. Fire retardant roofing (Class A) is required for all new construction.
12. All space heating and water heating systems installed in the new residence and/or detached
habitable building shall be all -electric systems pursuant to Section 8-1.6.02 of the Town's
Building Regulations. Gas or propane heating systems are not permitted. If gas cooking or
clothes drying appliances are installed, then dedicated electrical receptacles and circuits will
be required to allow for future electric appliances. Fireplaces and all outdoor gas appliances
are excluded from these requirements.
13. All construction shall comply with Section R337 of the 2019 California Residential Code
(Materials and Construction Methods for Exterior Wildfire Exposure).
14. No new fencing is approved. All relocated or modified gates are the responsibility of the
owner/applicant to replace as necessary and shall meet Fire Department access requirements
with a clear entrance of 14 feet. Any additional or modified fencing or gates shall require
review and approval by the Planning Department prior to installation.
15. All retaining walls along the rebuilt Sherlock Road and Sherlock Court roadway, along
the driveway, fire truck turnaround, and around and below the structure, shall be a
dark earth -tone color that is integrated into the concrete or into the blocks used to
construct the wall.
16. All exterior building lighting fixtures shall be down directed and fully shielded non-
movable fixtures. Building lighting shall not exceed 3,000 Kelvins and 600 lumens and
driveway and parking retaining wall lighting shall not exceed 200 lumens. Exterior
lighting on the new residence is approved as shown on the revised plans dated
"September 10, 2021" with the following modifications: maximum of two (2) garage
door lights, six (6) lower eave lights, and nine (9) upper eave lights (specifically remove
the upper eave light on the northeast corner of the home). Driveway and parking wall
lighting shall be limited to two (2) fixtures on the upper driveway, 2 at the turn, and
one in the turnaround area. Exterior landscape lighting is not approved at this time
and shall be submitted with the required landscape screening plan. Any changes to the
approved lighting plan shall be approved by the Planning Department prior to
installation.
17. As shown on the plan set dated "Received July 7, 2021 and Revised September 10,
202111, a majority of the south and east facing windows and glazing on the upper floor
Resolution PC 02-22 Page 5
shall be equipped with motorized shades to provide glare reduction for solar radiation
and for light emanating from the home. Three south facing windows on the lower floor
bedrooms shall also be equipped with motorized shades.
18. All construction shall comply with 2019 California Green Building Standards Code, Part 11,
Title 24 mandatory measures. The property owner shall provide a 2019 CalGreen Residential
Checklist demonstrating conformance with all applicable mandatory measures at time of
building permit submittal.
19. Prior to beginning any grading operation, all significant trees, particularly any heritage oak
trees, are to be fenced at the drip line. The fencing shall be of a material and structure (chain-
link) to clearly delineate the drip line. Town staff must inspect the fencing and the trees to
be fenced prior to commencement of grading. The property owner shall call for said
inspection at least three days in advance of the inspection. The fencing must remain
throughout the course of construction. No storage of equipment, vehicles or debris shall be
allowed within the drip lines of these trees. Existing perimeter plantings shall be fenced and
retained throughout the entire construction period.
20. The owner shall enter into a 10 -year phase-out of the Williamson Act Contract on the
property prior to issuance of building permits.
21. All proposed propane tanks shall be placed underground per Section 8-1.8.02
subsections (j) and (k) of the Municipal Code.
22. The portion of the proposed driveway on 27440 Sherlock Court as shown on the plans
dated August 2021, shall allow for a minimum 9 -foot wide driveway access onto the
southerly side of the home at 27440 Sherlock Court by providing a gravel driveway to
the area below the home and by providing a transition between the new driveway
pavement and the natural grade of that property. All retaining walls for the driveway
shall be a dark earth -tone color that is integrated into the concrete or into the blocks
used to construct the wall.
23. The existing driveway located on 27450 Sherlock Court that serves 27440 Sherlock
Court and the subject property shall be widened to 14 feet and shall include drainage
improvements that collect and retain stormwater on the inside slope and drain the
stormwater to dissipators below the driveway and away from the residence at 27440
Sherlock Court.
24. The property owner shall grant an Open Space Easement to the Town consisting of the
northerly portion of the property above the 690 -foot contour elevation up to and
around the proposed home at the 30 -foot setback line (up to the retaining wall for the
turnaround) and on the southerly portion, all land parallel and below the driveway and
the home (the 30 -foot setback line), continuing down to and then following the 648 -foot
contour line, prion to building permit issuance. Any existing structures except for
retaining walls shall be removed from the easement area. No significant grading or fill
shall be permitted unless necessary to install a septic system, install stormwater
improvements or restore the original grade. Native vegetation along with temporary
Resolution PC 02-22 Page 6
irrigation systems to establish the native vegetation may be planted within the
easement. Any future fencing shall allow for the free movement of wildlife. The
property owner shall provide legal description and plat exhibits that are prepared by a
licensed land surveyor and the Town shall prepare the grant document. The grant
document shall be signed and notarized by the property owner and returned to the
Town prior to building permit issuance.
25. Exterior finish colors of all buildings shall have a light reflectivity value of 50 or less and
roof materials shall have a light reflectivity value of 40 or less, per manufacturer
specifications. All color samples shall be submitted to the Planning Department for approval
prior to issuance of the building permit. All applicable structures shall be painted in
conformance with the approved color(s) prior to final inspection.
26. All properties shall pay School District fees to either the Los Altos School District or the
Palo Alto Unified School District, as applicable, prior to issuance of the building permit. The
applicant shall take a copy of worksheet #2 to school district offices (both elementary and
high school in the Los Altos School District), pay the appropriate fees and provide the Town
with a copy of the receipts.
27. After completion of rough framing or at least six (6) months prior to scheduling a final
inspection, the applicant shall submit landscape screening and erosion control plans for
review by the Site Development Committee. The application for landscape screening and
erosion control shall be accompanied by the applicable fee and deposit. The plans shall be
reviewed at a noticed public hearing. Attention shall be given to plantings which will be
adequate to break up the view of the new residence from surrounding properties. All
landscaping required for screening purposes and for erosion control (as determined by the
City Engineer) must be installed prior to final inspection of the new residence. The landscape
screening plan shall comply with Section 10-2.809 (water efficient landscaping) of the Los
Altos Hills Municipal Code.
28. A $5,000 landscape maintenance and water usage deposit shall be paid to the Town prior to
final inspection of the new residence. Two years after the project has been completed, staff
will review the water usage for the property and conduct a site inspection to ensure installed
landscape screening is still present and has been adequately maintained. Inadequate
maintenance of installed landscape screening and/or water usage greater than the annual
usage indicated on the approved parcel water budget worksheet, may result in complete
forfeiture of this deposit.
29. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that "the location of the new residence and roof eaves, are
no less than 40' from the front property line and 30' from the side and rear property lines."
The elevation of the new residence shall be similarly certified in writing to state that "the
elevation of the new residence matches the elevation and location shown on the Site
Development plan." The applicant shall submit the stamped and signed letter(s) to the
Planning Department prior to requesting a final inspection.
Resolution PC 02-22 Page 7
30. Prior to requesting the final inspection, a registered civil engineer or licensed land surveyor
shall certify in writing and state that "the height of the new residence complies with the 29'
maximum structure height, measured as the vertical distance at any point from the bottom of
the crawl space or basement ceiling if excavated below natural grade, to the highest part of
the structure directly above (including roof materials)." The overall structure height shall be
similarly certified in writing and state that "all points of the building (including chimneys
and appurtenances) lie within a thirty-five (35') foot horizontal band based, measured from
the lowest visible natural or finished grade topographical elevation of the structure along the
building line and the highest topographical elevation of the roof of the structure." The
applicant shall submit the stamped and signed letter(s) to the Planning Department prior to
requesting a final inspection.
ENGINEERING DEPARTMENT
31. As recommended by Cotton, Shires & Associates, Inc., in their letter dated February 2, 2019,
the applicant shall comply with the following:
1. Supplemental Geotechnical and Geologic Site Characterization — The Project
Geotechnical Consultant shall clarify the extent of existing grading in the vicinity of the
residence site and roadway. The Project Geotechnical Consultant should prepare an
Engineering Geologic Map of all site and roadway earth materials, including but not
limited to: undocumented fill, colluvium, and bedrock. Existing cut slopes and any areas
of previous instability should be appropriately labelled on the map. An Engineering
Geologic Cross Section should be provided, trending N -S, illustrating the existing slopes
and the configuration of earth materials in the vicinity of the proposed residence and
driveway. It may be appropriate for the Project Geotechnical Consultant to utilize a
Certified Engineering Geologist to complete the map and cross section.
To complete the geologic mapping and cross section, additional subsurface exploration
will be necessary to characterize the geometry and characteristics of site earth materials.
Additional subsurface exploration should be advanced, at minimum, to the depth below
the ground surface of which site improvements are proposed (including foundation
supporting elements). Further site characterization may be warranted as deemed
appropriate by the Project Geotechnical Engineer and/or Geologist. Subsurface
exploration should conform to ASTM 1586 for small diameter borings, and test pits
should be logged as a graphic drawing of the exposed and cleaned side wall with
elevations, orientations, and contacts clearly depicted. Soil materials should be classified
in accordance to the Unified Soil Classification System. We note that SW -ML is not a
recognized soil material classification.
2. Supplemental Geotechnical and Civil Clarifications, Evaluations and
Recommendations - The applicant's geotechnical and civil engineering consultant shall
utilize the completed engineering geologic map and cross section to clarify the following
in regards to site grading and site subsurface exploration:
• The consultant shall clearly depict Standard Penetration Test values (N) on the new
ASTM -1586 compliant borings. The Consultant should clarify what is interpreted to
Resolution PC 02-22 Page 8
be artificial fill encountered in site borings and what is considered native soil material
and/or bedrock. This clarification should be clearly labelled on provided boring logs.
• The consultant shall clarify the intended retaining wall design recommendations and
parameters. The minimum lateral support depth and minimum lateral cover for
retaining wall foundation elements should be provided. The consultant should
comment on whether shallow foundations are appropriate for retaining earth
materials in a steep hillside setting. Local practice typically utilizes pier supported
foundations. The consultant should comment on the maximum slope gradient
intended to be retained by proposed walls. It appears that slopes steeper than 1.5H:1 V
will be retained above the residence. Retaining wall surcharge loads should be
considered between terraced walls. The Consultant should consider recommending a
minimum freeboard height for walls retaining slopes of 2H:1 V, or steeper.
• The consultant shall clarify whether existing site undocumented fill is to be
completely removed and replaced as engineered fill for site roadway improvements.
Appropriate modification to the roadway civil plans should be completed to illustrate
the expected keys and benches for newly placed fill into competent material.
• The consultant shall clarify whether existing undocumented fill will be removed and
replaced, as warranted, from the vicinity of the proposed driveway, residence, and
septic system.
• The consultant shall clarify the recommended final slope gradients intended for site
development. Any slopes composed of artificial engineered fill may not exceed
2H:1 V. Cut slopes in competent bedrock may be possibly be steeper if an engineering
geologist finds rock properties (including discontinuity orientations) to be favorable.
The Consultant should clarify whether slopes of 1.5H:1:V are appropriate between
terraced retaining walls upslope of the residence. Appropriate laboratory testing
and/or field evaluations should be submitted in support of final design
recommendations.
• The consultant shall clearly show the location of the slope stability cross sections on
the site engineering geologic map at a scale of 1 " = 10' or 1 " = 20'. The consultant
should also provide justification for the shear strengths and unit weights assigned to
bedrock in the Slope Stability Analysis. While the Consultant indicates that a 3 -foot
deep saturation zone was used in the analysis, there does not appear to have been a
phreatic surface incorporated in the modelling. The Consultant should include a
shallow phreatic surface in the slope stability analysis given the proximity to the
leachfield. The Consultant should explain where fill will be placed in the slope
stability cross sections and how the shear strength parameters are being modelled.
• The Project Civil Engineer shall confirm that the submitted plans are at the correct
scale. We note the grading and drainage plan (C1.0) is not at 20 -scale. The Project
Civil Engineer shall revise the project plans to reflect the supplemental geotechnical
recommendations.
32. Geotechnical Plan Review — The applicant's geotechnical consultant shall review and
approve all geotechnical aspects of the project building and grading plans (i.e., site
preparation and grading, site surface and subsurface drainage improvements, and design
parameters for retaining walls and foundations, etc.) to ensure that their recommendations
have been properly incorporated. The results of the plan review shall be summarized by the
Resolution PC 02-22 Page 9
geotechnical consultant in a letter and submitted to the Town Engineer for review prior to
issuance of the building permit.
33. Geotechnical Construction Inspection — The geotechnical consultant shall inspect, test (as
needed), and approve all geotechnical aspects of the project construction. The inspections
shall include, but not necessarily be limited to: site preparation and grading, site surface and
subsurface drainage improvements, and excavations for retaining walls and foundations prior
to the placement of steel and concrete. The consultant shall review shoring design, as
provided by the Contractor, if applicable during construction. The results of these inspections
and the as -built conditions of the project shall be described by the geotechnical consultant in
a letter and submitted to the Town Engineer for review prior to final inspection.
34. Any and all changes to the approved Civil Improvements plan shall first be approved by the
Town Engineering Department. No grading shall take place during the grading moratorium
(October 1st to April 30th) except with prior approval from the City Engineer. No grading
shall take place within ten feet of any property line.
35. An encroachment permit shall be obtained from the Public Works Department for all work,
proposed in the public right-of-way. No work within the public right-of-way shall commence
without an encroachment permit.
36. All public utility services serving this property shall be placed underground. The applicant
should contact PG&E immediately after issuance of building permit to start the application
process for undergrounding utilities which can take up to 6-8 months.
ROADWAY IMPROVEMENTS
37. A Grading Permit shall be required for the roadway improvements to widen Sherlock
Road and Sherlock Court in conformance with the road improvement plans dated
December 2020 and the Traffic Control plans dated August 2021. A minimum 18 -foot
clear width shall be maintained throughout the length of the improved roadway.
Coordinate all mailbox relocations, tree pruning and removal/replacement, and utility
relocations to maintain the 18 -foot clear width, including any required impact
protection. Grading plans shall include details on all retaining walls, drainage systems,
construction phasing, quantities of cut and fill and a traffic control plan. At no time
shall the roadway be closed to one-way traffic to ensure that residents continue to have
access to their properties and to maintain fire safety access.
PRIOR TO BUILDING PLAN CHECK:
38. Two copies of a Grading & Construction Operation plan shall be submitted by the property
owner for review and approval by the City Engineer and Planning Director two weeks prior
to acceptance of plans for building plan check. The grading/construction operation plan shall
address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety
on Sherlock Court, and surrounding roadways; storage of construction materials; placement
of sanitary facilities; parking for construction vehicles; and parking for construction
personnel. A debris box (trash dumpster) shall be placed on site for collection of construction
Resolution PC 02-22 Page 10
debris. Arrangements must be made with the GreenWaste Recovery, Inc. for the debris box
since they have a franchise with the Town and no other hauler is allowed within the Town
limits.
39. The property owner shall provide the Town with high-quality color photographs of the
existing conditions of the roadways and pathways two weeks prior to acceptance of plans
for building plan check.
40. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit for
obtaining water for grading and construction purposes must be obtained from the Purissima
Hills Water District and submitted for approval to the Town Engineering Department prior
to acceptance of plans for building plan check. The permit will authorize the use of water
from specific on-site or off-site water sources.
41. A permit for the septic system shall be issued by Santa Clara County Health Department
prior to acceptance of plans for building plan check.
AT BUILDING PLAN CHECK:
42. Peak discharge at 27388 Sherlock Court because of Site Development Permit SD19-0003
shall not exceed the existing pre -development peals discharge value of the property.
Detention storage must be incorporated into the project to reduce the predicted peak
discharge to the pre -development value for the proposed increase in impervious surface.
Please provide the data and peak discharge hydrologic model(s) utilized, as well as the
calculations of the peak discharge value prior and post development. Determine the design
peals runoff rate for a 10 -year return period storm and provide detention storage design plans
to reduce the predicted peals discharge to the pre -development value. All documentation,
calculations, and detention storage design (2 plan copies) shall be submitted for review.
43. Two sets of a final Grading and Drainage plan shall be submitted for review and approval by
the Engineering Department. Final drainage and grading shall be inspected by the
Engineering Department and any deficiencies corrected to the satisfaction of the Engineering
Department.
44. Two copies of an Erosion and Sediment Control plan shall be submitted for review and.
approval by the Engineering Department. The contractor and the property owner shall
comply with all appropriate requirements of the Town's NPDES permit relative to grading
and erosion/sediment control.
45. The property owner shall pay a pathway fee of $10,943 prior to issuance of building permits.
PRIOR TO FINAL APPROVAL:
46. The Engineer of Record shall observe the installation of the drainage system, construction of
the energy dissipators, and completion of the grading activities and state that items have been
installed and constructed per the approved plans. A stamped and signed letter shall be
prepared and submitted to the Town prior to final inspection.
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47. Conditions of Santa Clara County Health Department shall be met prior to final inspection.
48. All areas on the site that have the native soil disturbed shall be protected for erosion control
during the rainy season and shall be replanted prior to final inspection.
49. The property owner shall inform the Town of any damage and shall repair any damage caused
by the construction of the project to pathways, private driveways, and public and private
roadways prior to final inspection.
50. The private road improvements to Sherlock Road and Sherlock Court shall be
completed prior to final inspection.
FIRE DEPARTMENT
Emergency Access Roadway Improvements
51. Provide an access roadway with a paved all-weather surface, a minimum unobstructed width
of 18 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36
feet outside and 23 feet inside, and a maximum slope of 15% per CFC Sec. 503. The roadway
across the first parcel on Sherlock Road at Moody Road is shown to remain without
improvement due to unwillingness of the parcel owner to accommodate widening in this
area. The full existing available width shall be maintained clear and unobstructed for fire
apparatus access at all times.
52. A minimum of 18 -foot clear width shall be maintained throughout the length of the improved
roadway. Coordinate all utility adjustments to maintain the 18 -foot clear width, including
any required impact protection.
53. Vehicle Impact Protection shall be provided where hydrants are subject to impact. Guard
posts shall be not less than 4 inches in diameter and concrete filled. Spaced not more than 4
feet between posts on center. Set not less than 3 feet deep in a concrete footing of not less
than a 15 -inch diameter. Set with the top of the posts not less than 3 feet above ground.
Located not less than 3 feet from the protected object. [CFC 507.5.6, 312.2].
54. Provide marking for all roadways within the project. Markings shall be per fire department
specifications. Installations shall also conform to Local Government Standards and Fire
Department Standard Details and Specifications A-6. CFC Sec. 503.3
55. Fire department access to the site, the building, and to all fire protection systems shall be
maintained at all times, in accordance with CFC Chapter 5. No obstruction such as vehicles,
storage, and other materials or objects shall be placed or kept near fire hydrants, fire
department inlet connections, or fire protection system control valves in a manner that would
prevent such equipment or fire hydrants from being immediately discernible, in accordance
with CFC § 508.5.4.
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56. Upon conclusion of the road improvements, contractor shall call 408-341-4420 to
schedule a final inspection with Santa Clara County Fire Department staff.
Residence and Site Improvements
57. An automatic residential fire sprinkler system shall be installed in accordance with National
Fire Protection Association's (NFPA) Standard 130 in all new one and two-family dwellings
and in existing dwellings, when additions are made that increase the building area to more
than the allowable Fire -Flow Appendix Tables B105.1 (1) and B105.1(2) of the 2016
California Fire Code, and/or additions exceeding fifty (50) percent of the existing living area
(existing square foot calculations shall not include existing basement) and/or additions
exceeding seven hundred fifty (750) square feet. When automatic fire sprinkler systems are
required by this section, all associated garages shall be included. NOTE: The owner(s),
occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the
water purveyor of record in order to determine if any modification or upgrade of the existing
water service is required. The sprinklers shall be inspected and approved by the Fire
Department, prior to final inspection and occupancy of the new residence.
58. Potable water supplies shall be protected from contamination caused by fire protection water
supplies. It is the responsibility of the applicant and any contractors and subcontractors to
contact the water purveyor supplying the site of such project, and to comply with the
requirements of that purveyor. Such requirements shall be incorporated into the design of
any water-based fire protection systems, and/or fire suppression water supply systems or
storage containers that may be physically connected in any manner to an appliance capable
of causing contamination of the potable water supply of the purveyor of record. Final
approval of the system(s) under consideration will not be granted by this office until
compliance with the requirements of the water purveyor of record are documented by that
purveyor as having been met by the applicant(s). 2016 CFC Sec. 903.3.5 and Health and
Safety Code 13114. 7
59. Fire Apparatus (Engine) Access Driveway Required: (As approved in variance request and
SCCFD PC 19-4586) Provide an access driveway with a paved all weather surface capable
of supporting 75,000 pounds, a minimum unobstructed width of 14 feet, vertical clearance
of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside,
and a maximum slope of 15 percent. Installations shall conform to the Fire Department
Standard Details Specifications D-1 and CFC Section 503.
60. Provide an approved fire department engine driveway turnaround (as approved in variance
request and SCCFD PC 19-4586) with a minimum radius of 36 feet outside and 23 feet inside.
Maximum grade in any direction shall be a maximum of 5%. Installations shall conform with
Fire Department Standard Details and Specifications D-1. CFC Sec. 503. The Fire
Department (Engine) Driveway Turnaround shall be dedicated only for emergency vehicle
use.
61. Provide public fire hydrants at location(s) to be determined jointly by the Fire Department
and local water purveyor. Maximum hydrant spacing shall be 500 feet, with a minimum
single hydrant flow of 1,000 GPM at 20 psi, residual. Fire hydrants shall be provided along
Resolution PC 02-22 Page 13
required fire apparatus access roads and adjacent public streets. CFC Sec. 507, and Appendix
Band associated Tables, and Appendix C. New hydrant to be provided as noted on Sheet C-
1.0.
62. Approved numbers or addresses shall be placed on all new and existing buildings in such a
position that it is plainly visible and legible from the street or road fronting the
property. Numbers shall be a minimum of four -inches high with a minimum stroke width of
0.5 inch (12.7 mm) and shall contrast with their background. Address numbers shall be
Arabic numbers or alphabetical letters.
63. All construction shall comply with applicable provisions of the CFC Chapter 33 and Standard
Detail and Specifications 51-7. Provide appropriate notations on subsequent plan submittals,
as appropriate to the project.
Project approval may be appealed if done so in writing within 21 days of the date of the approval.
Please refer to the Conditions of Project Approval set forth herein. If you believe that these
Conditions impose any fees, dedications, reservation or other exactions under the California
Government Code Section 66000, you are hereby notified that these Conditions constitute written
notice of a statement of the amount of such fees, and/or a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90 -day approval period
in which you may protest such fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day
period complying with all of the requirements of Section 66020, you will be legally barred from
later challenging such exactions.
Upon completion of the construction, a final inspection shall be required to be set with the
Planning and Engineering Departments two weeks prior to final building inspection approval.
NOTE: The Site Development permit is valid for one year from the approval date. All
required building permits must be obtained within that year and work on items not requiring
a building permit shall be commenced within one year and completed within two years.
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