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Attachment 01DATE: TO: FROM: SUBJECT: TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 01/11/2017 JANUARY 5, 2017 PLANNING COMMISSION JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR ITEM NO: 4 ARCHITECTURE AND SITE APPLICATION S-16-044. PROJECT LOCATION: 15680 GUM TRE. LANE. PROPERTY APPLICANT: GARY KOHLSAAT & ASSOCIATES. PROPERTY OWNER; S&S DEVELOPMENT. LLC. CONSIDER A REQUEST TO CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE ON VACANT PROPERTY ZONED HR-21/z. APN 527-09-006. DEEMED COMPLETE: DECEMBER 20, 2016 FINAL DATE TO TAKE ACTION: JUNE 20, 2017 RECOMMENDATION: Approval, subject to the recommended Conditions of Approval. PROJECT DATA: General Plan Designation: Zoning Designation: Applicable Plans & Standards: Parcel Size: Surrounding Area: Hillside Residential H R-2% Hillside Specific Plan; Hillside Development Standards & Guidelines 2.87 acres I Existing Land Use North ! Residential East Residential _South Residential West 1 Residential 1 General Plan Zoning Hillside Residential Hillside Residential Hillside Residential 1 HR-2J2 Hillside Residential T HR-1 I HR-212:PD j HR-2Y PREPARED BY: AZHAR KHAN Assistant Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030.408-354-6874 ATTACHMENT 1 www.Iosgatosca.gov PAGE2OF7 SUBJECT: 15680 GUM TREE LANE/S-16-044 JANUARY 5, 2017 CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. FINDINGS: • As required by the Hillside Development Standards & Guidelines for granting an exception to the maximum allowed fill height of three feet. • As required by the Hillside Development Standards & Guidelines that other than the exceptions to the maximum allowed fill height, the project complies with the Hillside Development Standards & Guidelines. • As required by the Hillside Specific Plan. CONSIDERATIONS: ■ As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The subject property was created by a two lot subdivision that was approved by the Town on May 22, 2007. On September 11, 2013, the Planning Commission approved Architecture and Site application 5-13-057 for a project to construct a new 5,990-square foot single-family residence on the subject lot. The project was not developed by the previous owner and the approval expired. The subject site is a vacant lot located approximately 1,000 feet east of Drysdale Drive (Exhibit 1). The lot is 2.87 acres with an average slope of 27.5 percent. The project site is accessed from an existing shared road that also provides access to an adjacent residence located at 15690 Gum Tree Lane. The project is being considered by the Planning Commission, as required by the Hillside Development Standards and Guidelines (HDS&G), because the residence would exceed 5,000 square feet of floor area. N:\DEV\PC REPORT5\2017\Gum Tree Ln 15680 01.11.17.docx 1/5/2017 3:53 PM PAGE 3 OF 7 SUBJECT: 15680 GUM TREE LANE/S-16-044 JANUARY 5, 2017 PROJECT DESCRIPTION: A. Architecture and Site Application Architecture and Site approval is required to construct a new residence. B. Location and Surrounding Neighborhood The subject site is a vacant lot located approximately 1,000 feet east of Drysdale Drive (Exhibit 1). The project site is accessed from an existing shared road that also provides access an adjacent residence located at 15690 Gum Tree Lane. The property is surrounded by single-family residential uses. C. Zoning Compliance A single-family residence is a permitted use in the HR zone. The proposed residence is in compliance with the allowable floor area for the property. Additionally, the propose residence is in compliance with height, setback, building coverage, and on -site parking requirements. While the Town Code allows a maximum height of 30 feet in the HR zone, the HDS&G is more restrictive with a 25-foot height maximum. DISCUSSION: A. Architecture and Site Analysis The applicant is proposing a 5,998-square foot, primarily single story home which includes a 138-square foot second story 'crow's nest'. There is a 745-square foot attached garage, 400 square feet of which are exempt from the Tor area calculations. There is also a 2,505- square foot cellar which is exempt from the floor area calculations. The maximum allowable home floor area for the property is 6,000 square feet. The project would have a maximum height of 23 feet, one -inch. The proposed materials include: stone, wood - simulated siding, stucco, and a standing -seam metal roof (Exhibit 10). A color and materials board will be available at the Planning Commission meeting and Exhibit 5 includes general project data. Story poles have been placed on the site to show the location, general massing, and height of the proposed residence. The project also includes a swimming pool with synthetic turf area to be located at the rear of the new residence. The project would result in the largest house with regards to square footage in the surrounding area. The project also requests a deviation from the maximum allowed fill N:\DEV\PC REPORTS\2017\Gum Tree Ln 15680 01.11.17.docx 1/5/2017 3:53 PM PAGE 4 OF 7 SUBJECT: 15680 GUM TREE LANE/S-16-044 JANUARY 5, 2017 height (three feet) to allow for a maximum of four to five feet to restore the topography of the former driveway. The Grading section below contains additional information regarding the proposed deviation. The development plans were reviewed by staff and the Consulting Architect and determined to be in compliance with the HDS&G (Exhibit 6), with the exception of the requested deviation to maximum fill height. The Consulting Architect commented that the proposed house is similar in size and height to the previously approved application. The Consulting Architect also stated that the proposed house is well designed with materials and details consistent with its architectural style. While the house would occupy an elevated location above other nearby surrounding homes, the articulation and variety should mitigate its visual impact. B. House Size and Neighborhood Compatibility Based on Town and County records, the houses in the immediate area range in size from 2,782 square feet to 5,476 square feet. The house FARs range from 0.02 to 0.10. The proposed residence would be 5,998 square feet with a 0.5 FAR. Pursuant to the HDS&G, the maximum house square footage for the lot size is 6,000 square feet. The Neighborhood Analysis table below reflects the current conditions in the surrounding area. Address Lot Size House size Garage size House FAR Garage 15680 Gum Tree Lane (Previously approved) 125,006 5,665 725 .05 725 15680 Gum Tree Lane (Proposed} 125,006 5,653 745 .05 745 15715 Shannon Road 116,262 3,7601 453 .03 453 15700 Gum Tree Lane 65,481 2,782 624 .04 624 15655 Gum Tree Lane 42,688 4,396 680 .10 680 15675 Gum Tree 93,926 4,6022 765 .05 765 15685 Gum Tree 178,884 4,5903 807 .03 807 15690 Gum Tree Lane 262,563 5,4764 1457 .02 1,457 1Excluding 1,024-square foot cellar 2Excluding 2,048-square foot cellar 3Excluding 2,057-square foot cellar 4Excluding 1,275-square foot accessory building The project is being considered by the Planning Commission as required by the HDS&G because the house would exceed 5,000 square feet of floor area. N:`DEV\PC REPORTS\2017\Gum Tree Ln 15680 01.11.17.docx 1/5/2017 3:53 PM PAGE 5 OF 7 SUBJECT: 15680 GUM TREE LANE/S-16-044 JANUARY 5, 2017 The house would result in the largest home with regards to square footage and the second largest FAR in the immediate neighborhood. The proposed house would be 177 square feet larger than the largest residence in the immediate neighborhood. As noted earlier in this report, the Planning Commission approved a similarly sized house on this property in 2013. The applicant has also provided justification for the proposal in Exhibit 4. C. Grading Section IX.F of the. HDS&G states that major exceptions include exceptions from the standards for building height and maximum floor area. This section also states that requests for deviations from other standards shall include the rationale and evidence to support the deviation. The project requests a deviation from the maximum allowed fill height (three feet) to allow for a maximum of four to five feet to the rear of the proposed residence. The development plans shows fill restoration areas to restore the former driveway which transects the property and proposed residence. The fill restoration includes areas of the proposed pool, patio, and turf areas. Within the restoration areas, the fill height is proposed to be four to five feet above existing grade. Staff believes this requested exception is appropriate because the increase in fill height will allow the terrain to be restored to a more natural sloping topography. Additionally, the excavation from the cellar area will be used for the fill restoration areas thereby, reducing the amount of soil needed to be off -hauled from the site, as explained in the Project Description and Justification for Exception (Exhibit 4). D. Environmental Review The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. E. Tree impacts The previous approved plans included the removal of 12 protected trees as indicated in the Arborist Report dated July 17, 2013. A tree removal permit was obtained by the previous owner and 12 protected trees were removed. The removed trees will need to be replaced pursuant to the Town Code requirements. The Town's Consulting Arborist, Walter Levison, visited the site, reviewed the plans, and prepared an Arborist Report (Exhibit 7). A total of 31 trees were surveyed. Four protected trees are proposed to be removed for the project, primarily where the fill restoration area is to occur. Replacement trees will be planted as shown on the landscape plan (Sheet L3.0, Exhibit 11). Most of the proposed landscaping is within 30 feet of the proposed residence N:\DEV\PC REPORTS\2017\Gum Tree Ln 15680 01.11.17.docx 1/5/2017 3:53 PM PAGE 6 OF 7 SUBJECT: 15680 GUM TREE LANE/S-16-044 JANUARY 5, 2017 and can be ornamental species of the applicant's choice. Any planting that is further than 30 feet from the proposed residence is required to consist of native species. The Consulting Arborist made recommendations for the trees that will be retained. Tree protection measures, including installation of protective fencing required to remain in place through all phases of construction have been included in the recommended Conditions of Approval (Exhibit 3). F Geotechnical Review The applicant submitted a geotechnical investigation and detailed grading and drainage plans that were reviewed by the Town's Geotechnical Consultant, AMEC Environment & Infrastructure, Inc. (Exhibit 8). The proposed project was determined to be feasible from a geotechnical perspective with implementation of the recommendations of the geotechnical investigation. Total grading volumes are 2,145 cubic yards of cut and 1,235 cubic yards of fill, with the excess cut being hauled off -site. PUBLIC COMMENTS: The applicant has informed staff that they have met with the majority of the adjacent neighbors and a letter of support is included in Exhibit 9. At this time, the Town has not received any other public comment. CONCLUSION: A. Summary The proposed project is in compliance with the HDS&G with the exception of grading requirements regarding fill height. The project requests a deviation from the maximum allowed fill height (three feet) to allow for a maximum of four to five feet to restore the the topography of the former driveway. The proposed residence is within the allowable floor area for the property, is well designed and articulated, and will be screened from surrounding homes. B. Recommendation Staff recommends approval of the proposed project. If the deciding body concurs with staff's recommendation it should: 1. Find that the proposed project is Categorically Exempt, pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures (Exhibit 2); N:\DEV\PC REPORT5\2017\Gum Tree Ln 15680 01.11.17.docx 1/5/2017 3:53 PM PAGE 7 OF 7 SUBJECT: 15680 GUM TREE LANE/S-16-044 JANUARY 5, 2017 2. Make the finding that the exception for fill height is appropriate and the project is otherwise in compliance with the Hillside Development Standards and Guidelines (Exhibit 2); 3. Make the finding that the project complies with the Hillside Specific Plan (Exhibit 2); 4. Make the required considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture & Site application (Exhibit 2); and 5. Approve Architecture and Site Application S-16-044 with the Conditions of Approval (Exhibit 3) and development plans (Exhibit 11). C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; or 2. Approve the application with additional and/or modified conditions; or 3. Deny the application. EXHIBIT(5): 1. Location Map 2, Findings 3. Recommended Conditions of Approval (nine pages) 4. Project Description and Justification for Exception, received June 21, 2016 and October 24, 2016 (five pages) 5. Project Data Sheet (two pages) 6. Consulting Architect's Report, received July 18, 2016 (four pages) 7. Consulting Arborist's Report, received June 1, 2016 (37 pages) 8. Geotechnical Peer Review Letter, received October 14, 2016 (two pages) 9. Neighborhood Letter of Support (one page) 10. Color and Materials Sheet, received June 21, 2016 (one page) 11. Development Plans, received November 30, 2016 (22 pages) Distribution: S&S Development, LLC, 481 N. Santa Cruz Avenue, Suite 310, Los Gatos CA, 95032 N:\DEV\PC REPORTS\ 2017\ Gu m Tree Ln 1568001.11.17.docx 1/5/2017 3:53 PM This Page Intentionally Left Blank 15680 Gum Tree Lane 0 0.125 0.25 Miles EDIT 1 This Page Intentionally Left Blank PLANNING COMMISSION -January 11, 2017 REQUIRED FINDINGS & CONSIDERATIONS FOR: 15680 Gum Tree Lane Architecture and Site Application S-16-044 Requesting approval to construct a new single-family residence on vacant property zoned lilt-21/2. APN 527-09-006. PROPERTY OWNER: S&S Development, LLC APPLICANT: Gary Kohlsaat, & Associates FINDINGS Required findings for CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction or Conversion of Small Structures. Compliance with Hillside Development Standards and Guidelines (HDS&G): • The project requests an exception to the HDS&G maximum allowed three foot fill depth which is supported by the proposal to remove the former driveway that cuts through the property, and restoring the area to a more natural topography. • As required by the HDS&G that other than the exceptions to the maximum allowed fill height, the project complies with the HDS&G. Compliance with Hillside Specific Plan • The project is in compliance with the Hillside Specific Plan in that it is a single-family residence being developed on an existing parcel. The proposed development is consistent with the development criteria included in the Specific Plan. CONSIDERATIONS: Considerations in review of Architecture & Site applications: • As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. N:\DE111FINDINGS1/424171,Gurn Tree Ln 15680.doc This Page Intentionally Left Blank PLANNING COMMISSION —January 11, 2017 CONDITIONS OF APPROVAL 15680 Gum Tree Lane Architecture and Site Application S-16-044 Requesting approval to construct a new single-family residence on property zoned HR-2 1/2. APN 527-09-006. PROPERTY OWNER: S+S Development, LLC APPLICANT: Gary Kohlsaat, & Associates TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 4. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist's report dated as received July 1, 2016 for the project, on file in the Community Development Department. These recommendations must be incorporated in the building permit plans, and completed prior to issuance of a building permit where applicable. 5. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 6. LANDSCAPE: The final landscaping plan shall comply with the Hillside Development Standards and Guidelines criteria for planting. Ornamental landscaping shall not be iocated more than 30 feet (Zone 1) from the primary residence. Plant materials outside of Zone 1 shall be native plant species. 7 REPLACEMENT TREES: New trees shall be planted to mitigate the loss of trees being removed. The number of trees and size of replacement trees shall be determined using the canopy replacement table in the Town Code. Town Code requires a minimum 24-inch box size replacement tree that is native to the Hillsides. New trees shall be double staked with rubber ties and shall be planted prior to final inspection and issuance of occupancy permits. 8. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. EXHIBIT 3 9. TREE FENCING: Protective tree fencing and other protection measures shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. 10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 11. WATER EFFECIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. 12. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture & Site application. 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 all exterior materials be maintained in conformance with the Town's Hillside Development Standards & Guidelines. 15. 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. 16. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:. Building Division 17. PERMITS REQUIRED: A Building Permit shall be requited for the construction of the new single-family residence with cellar and attached garage. A separate Building Permit for the Swimming Pool and a separate Building Permit for Site Retaining Walls not connected to the residence. Separate permits are required for electrical, mechanical, and plumbing work as necessary. 18. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue -lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 19. SIZE OF PLANS: Submit four sets of construction plans, minimum size 24" x 36", maximum size 30" x 42" 20. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics. 21. SHORING: Shoring plans and calculations will be required for al! excavations which exceed five (5) feet in depth or which remove lateral support from any existing building, adjacent property or the public right-of-way. Shoring plans and calculations shall be prepared by a California licensed engineer and shall confirm to the Cal/OSHA regulations. 22. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on -site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining wall(s) locations and elevations 23. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue -lined (sticky -backed), i.e. directly printed, onto a plan sheet. 24. TOWN RESIDENTIAL ACCESSIBILITY STANDARDS: New residential units shall be designed with adaptability features for single-family residences per Town Resolution 1994-61: a. Wood backing (2" x 8" minimum) shall be provided in all bathroom walls, at water closets, showers, and bathtubs, located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars if needed in the future. b. All passage doors shall be at least 32 inch doors on the accessible floor level. c. The primary entrance door shall be a 36 inch wide door including a 5'x 5' level landing, no more than 1 inch out of plane with the immediate interior floor level and with an 18 inch clearance at interior strike edge. d. A door buzzer, bell or chime shall be hard wired at primary entrance. 25. BACKWATER VALVE: The scope of this project may require the installation of a sanitary sewer backwater valve per Town Ordinance 6.50.025. Please provide information on the plans if a backwater valve is required and the location of the installation. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 26. TOWN FIREPLACE STANDARDS: New wood burning fireplaces shall be an EPA Phase II appliance or gas appliance as per Town Ordinance 1905. Tree limbs shall be cut within 10 feet of chimneys. 27. HAZARDOUS FIRE ZONE: This project will require Class A Roof Assemblies. 28. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High Fire Area and must comply with Section R327 of the 2013 California Public Resources Code 4291 and California Government Code Section 51182. 29. PROVIDE DEFENSIBLE SPACE/FIRE BREAK LANDSCAPING PLAN: Prepared by a California licensed Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182. 30. PRIOR TO FINAL INSPECTION: Provide a letter from a California licensed Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182. 31. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled -out and signed by all requested parties prior to permit issuance. Special Inspection forms are available from the Building Division Service Counter or online at www.losgatosca.gov/building. 32. BLUE PRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (24"x36") shall be part of the plan submittal as the second page. The specification sheet is available at the Building Division Service Counter for a fee of $2 or at ARC Blue Print for a fee or online at www.losgatosca.gov/building. 33. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development — Planning Division: Azhar Khan (408) 354-6806 b. Engineering/Parks & Public Works Department: Mike Weisz (408) 354-5236 c. Santa Clara County Fire Department: (408) 378-4010 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS: Engineering Division 34. 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 dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued. The Developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the Town performing the required maintenance at the Developer's expense. 35. 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 36. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Applicant/Developer to obtain any necessary encroachment permits from affected agencies and private parties, including but not limited to, Pacific Gas and Electric (PG&E), AT&T, Comcast, Santa Clara Valley Water District, California Department of Transportation (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 permit. 37. PUBLIC WORKS INSPECTIONS: The Developer or their representative shall notify the Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on -site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do so will result in penalties and rejection of work that went on without inspection. 38. RESTORATION OF PUBLIC IMPROVEMENTS: The Developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. 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 Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 39. 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. 40. PLAN CHECK FEES: Plan check fees shall be deposited with the Town prior to plan review at the Engineering Division of the Parks and Public Works Department. 41. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any permits or recordation of the Parcel / Final Map. 42. GRADING PERMIT: A grading permit is required for all site grading and drainage work except for exemptions listed in Section 12.20.015 of the Town Code (Grading Ordinance). The grading permit application (with grading plans) 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 buildingfootprint(s). A separate building permit, issued by the Building Department on E. Main Street, is needed for grading within the building footprint. 43. GEOLOGY AND SOILS MITIGATION MEASURE: A geotechnical investigation shall be conducted for the project to determine the surface and sub -surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab -on -grade construction, excavation, drainage, on -site utility trenching and pavement sections. All recommendations of the investigation shall be incorporated into project plans. 44. SOILS REVIEW: Prior to issuance of any permits, the Applicant's engineers shall prepare and submit a design -level geotechnical/geological investigation for review and approval by the Town. The Applicant's soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations and the peer review comments. Approval of the Applicant's soils engineer shall then be conveyed to the Town either by letter or by signing the plans. 45. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Applicant's soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design -level geotechnical report, and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing shall be documented 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. 46. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the Updated Geologic and Geotechnical Study by Upp Geotechnology, dated September 30, 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 Applicant. 47 UTILITIES: The Developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Applicant 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. 48. TRAFFIC IMPACT MITIGATION FEE: The Developer shall pay the project's proportional share of transportation improvements needed to serve cumulative development within the Town of Los Gatos. The fee amount will be based upon the Town Council resolution in effect at the time the building permit is issued. The fee shall be paid before issuance of a building permit. 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. 49. QUITCLAIM OF EASEMENTS: Applicant has indicated that two easements in favor of Pacific Gas and Electric Company (Instrument No. 5374284 and Instrument No. 5837826) will be abandoned. This abandonment shall be recorded, 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. 50. CONSTRUCTION STREET PARKING: No vehicle having a manufacture's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior to approval from the Town Engineer. 51. HAULING OF SOIL: Hauling of soil on- or off -site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.). Prior to the issuance of a building permit, the Developer shall work with the Town Building 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 of the project site. This may include, but is not limited to provisions for the Developer/Owner to place construction notification signs noting the dates and time of construction and hauling activities, or providing additional traffic control. Coordination with other significant projects in the area may also be required. Cover all trucks hauling soil, sand and other loose debris. 52. 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. 53. CONSTRUCTION MANAGEMENT PLAN: Prior to the issuance of any permits, the Applicant shall submit a construction management plan that shall incorporate at a minimum the employee parking, materials storage area, concrete washout, and proposed outhouse locations. 54. SITE DESIGN MEASURES: All projects shall incorporate one or more 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 permeable pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater. 55. 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 other loose debris shall be covered. 56. 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. 57 SITE DRAINAGE: Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drain inlets (public or private) directly connected to public storm system shall be stenciled/signed with appropriate "NO DUMPING - Flows to Bay" NPDES required language. On -site drainage systems for all projects shall include one of the alternatives included in section C.3.i of the Municipal Regional NPDES Permit. These include storm water reuse via cisterns or rain barrels, directing runoff from impervious surfaces to vegetated areas and use of permeable surfaces. If dry wells are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and/or right-of-way. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 58. 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 storing of goods and/or 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 adjacent public right-of-way shall be kept clear of all job related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued. The Developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in penalties and/or the Town performing the required maintenance at the Developer's expense. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 59. FIRE SPRINKLERS: An automatic residential fire -sprinkler system shall be installed in one - and two-family dwellings as follows. In all new one- and two-family dwellings and in existing one -and two-family dwellings when additions are made that increase the building area to more than 3,600 square feet. Exception: A one-time addition to an existing building that does not total more than 1,000 square feet of building area. 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. Note: Covered porches, patios, balconies, and attic spaces may require fire sprinkler coverage. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CRC Sec. 313.2 as adopted and amended by LGTC 60. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water -based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable 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). 2010 CFC Sec. 903,3.5 and Health and Safety Code 13114.7. 61. TIMING OF REQUIRED WATER SUPPLY AND ACCESS INSTALLATION: Installations of required fire service(s) and fire hydrant(s) shall be tested and accepted by the Fire Department, prior to the start of framing or delivery of bulk combustible materials. Building permit issuance may be withheld until required installations are completed, tested, and accepted. CFC Sec. 501 62. CONSTRUCTION SITE 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. 63. ADDRESS INDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers, or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. N;1DEV\CONDrfIONS\2017\Gum Tree Lane 15680 01.11.17 PC.docx This Page Intentionally Left Blank K O 1--1 1 S A AT \ 1 k. ARCHITECTURE Planning Department Community Development Department, Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 Re: The Gum Tree Residence, 1568E Gun Tree Lane Project Description/ Letter of Justification To Whom it May Concern: RECEIVED JUN 1 2016 TOWN OF LOS GATOS PLANNING DIVISION June 20, 2016 On behalf of S&S Development, I am pleased to present this new project to the Town Of Los Gatos. The proposed project includes the construction of a new two-story home with an attached three car garage, a cellar, and a pool. This letter accompanies the submitted building plans and additional exhibits for the above referenced project, and contains descriptions of the property, the neighborhood, and how it complies with the Hillside Development Standards and Guidelines. EXISTING PROPERTY DESCRIPTION The property is located toward the end of Gum Tree Lane, on a newly created vacant parcel. The road, which was recently improved, is a private access driveway and serves one house beyond this one. The old access driveway has been abandoned but has not been restored (a condition of approval for the lot split). The new road provides excellent vehicular access to the top of the property, which has a significant flat, low sloped building pad that provides incredible views of the Santa Clara Valley as well as the Shannon corridor. However, the building pad and proposed improvements are not visible from any of the Town's identified viewing platforms (II.B.1). The property is not only very private it also does not impact the privacy of the neighbors (II.C.G2). There are several oak trees, mostly along the perimeter of the building site. All utilities are on site, including power, water and sewer connections. I REVIIOUSLY APPROVED DEVELOPMENT DESCRIPTION In September of 2013, the Planning Commission unanimously approved the S&A application for a single story 5,665 sq. ft. residence with an attached 725 sq. ft. garage (total of 6,390 sq. ft.). The home was a spread out Spanish design with clay tile roof, stucco exterior with cast stone accents. While the home was only one story, the design incorporated lots of high ceilings and volumes and featured an 85 foot long center hallway with a roof that was 23 feet tall. This ridgeline was bisected by a 49 foot long central gable form with a ridge height of 24'-6". The project also graded off the top three feet of soil, which lowered the finished floor but also created a great deal of grading. To accommodate a circular turnaround, the driveway was built out over the steep slope (on the south side) requiring up to 7 feet tall retaining walls. The project also included a very generous viewing terrace, swimming pool and lawn area behind the home. The old driveway was restored to natural grade. EXHIBIT 4 51 University Avenue, Suite L Los Gatos, CA 9503E * 408.395-2555 15680 GUM TREE LANE, PAGE 2 of 4 The developer applied for grading and building permits but decided to sell prior to gaining approval. The new buyers spent a good year working on new designs for their dream home but ultimately decided to sell in favor of a home already built in Monte Sereno. DESCRIPTION OF PROPOSED RESIDENCE The proposed residence is 5,653 square feet, and is primarily a single story design; 138 sq. ft. of this amount is for a crow's nest and roof deck access, with the bulk of the area (5,615 sq. ft.) on the ground floor. There is also a proposed cellar element of 2,505 sq. ft. (approx. 40% of the main floor) which brings the grand total to 8,158 sq. ft. The home has 5 bedrooms and 5 1/2 baths on the main floor. There is an additional bedroom in the cellar along with a game room, wine cellar and home gym. The central staircase provides access not only to the cellar but also to the roof deck. The deck is incorporated into the roofs so it isn't readily visible but provides 360 degree views. The home itself has substantial setbacks from all property lines and neighboring residences. The home is designed in a contemporary architectural style that allows maximum flexibility to take advantage of all the fantastic 270 degree views from the site. Forty-five degree angles are incorporated into the floor plan on both ends to conform with the existing topography. The combination of flat and low sloped roofs along with several articulated forms break down the bulk and mass. Three main exterior materials reflect the rural environment- stone, wood* and stucco - interplay with each other and are used to reinforce individual shapes_ The combination of the vertical and horizontal elements are used on all elevations, moving in and out, up and down. The stone clad staircase that flanks the entry creates a strong vertical element that plays off of the horizontal overhang. Window shapes and mullion patterns (metal clad) further enforce the interplay of vertical and horizontal lines. The dark brown standing seam metal roof is not only extremely fire resistant but is also one of the most sustainable roof materials on the market today. These roofs also provide excellent methods for installing solar panels; the flat roofs are also prime locations for collectors. The living, dining, kitchen and family rooms are all orientated towards the valley views. All rooms have excellent access to terraces that extend the interior to the exterior environment. A covered veranda off the kitchen and family room extend the usability this space throughout the year and provide an excellent vantage point that overlooks the pool, play area and valley views beyond. The driveway and turnaround take the owners and their guests around two stately oak trees that are being preserved, passed the entry and to the garages on the extreme left side. Grading for the driveway is minimal. The drive surfaces will be permeable. *"Longboard" panels, an artificial simulated wood product which looks incredibly realistic and is non-combustable, is proposed. LANDSCAPING AND SITE WORK Preliminary landscape plans prepared by David Fox Landscape Architect are included with the application. The plan shows the site layout with stepped outdoor terraces, a swimming pool and large lawn area. Several replacement trees are shown as mitigation for the previously removed trees and will provide evergreen screening to the neighboring homes; no additional trees will be removed. Drought resistant hedges are proposed on the side yards to provide privacy without overwhelming the space. 15680 GUM TREE LANE, PAGE 3 of 4 Preliminary Grading and Drainage plans prepared by the engineering firm Hanna Brunetti are included in the package. They include the earthwork quantities in an itemized table (1TJ_A.S1-4) The majority of the fill is earmarked for the restoration of the old mad (III.A..S6). The excess off haul is coming primarily from the cellar excavation and will be used on site as much as possible/practical while adhering to the Hillside standards. All site retaining walls are equal or less than 4 feet in height and will be constructed with dry stacked gravity type block walls that have a natural appearance and allow water to seep thought the joints. Site drainage will be controlled on site with the installation of a retentionlinliltration chamber/slow release system (11l.B) COMPLIANCE WITI3 HILLSIDE DEVELOPMENT SITANDARDS & GUIDELINES In addition to what was identified above, the proposed home specifically addresses the Hillside Development Standards and Guidelines as follows: SITE/ PLANNING: • The new home has been sited to maintain privacy of neighboring properties • All trees have been preserved • Grading has been minimized by keeping home close to access point HARMONY/COMPATIBILITY: • Given the remote setting, with minimal neighbors or public access, the property is well suited for this contemporary styling. The style also responds very well to the design intent of the HDG&S in that it blends with this natural setting better than a traditional home SCALE AND MASS: • The home is primarily one story and the majority of the ridgeline is under 18 feet. • The house has been carefully articulated with roof elevation lines and walls pushed in and out that break up each elevation. EXTERIOR MATERIALS: 5 All meet stringent WI I classified fire resistant materials. • All exterior surfaces to have 30 LRV or less. ENERGY CONSERVATION: • The house will employ high quality dual glazed, low E wood windows, ultra -high performance insulation packages and high efficiency mechanical systems for heating, cooling and domestic hot water. • Deep covered porches and eaves will shade the windows and doors in the summer afternoons. • The house is oriented to take full advantage of cross ventilation practices. ▪ Substantial amount of roof areas provide plenty of space for solar collectors PRIVACY: • Given the remote nature of the property, privacy issues are a non factor • The perimeter of the property is lined with many gees and hedges that screen the house and exterior entertainment areas, providing privacy for all. 15680 GUM TREE LANE, PAGE 4 of 4 LANDSCAPING: ▪ All proposed landscaping shall comply with the Town's Landscaping Policies • Proposed drought tolerant plants and landscape materials have been chosen to enhance both the architecture and the natural setting of the lot. GEOLOGICAL: ■ There are no significant geological hazards that exist to prevent a safe and secure structure to be constructed on this site. CONCLUSION This house has been conceived from the beginning to be compatible with both the rural setting and the "million dollar" view site that it is. The size, mass, color and exterior style are in keeping with the intent of the Hillside Development Standards and Guidelines. In comparison to the previously approved home, this one is better articulated, lower in height, has less bulk and mass, requires less grading and adheres more to the HDS&G. Sincerely, Gary Kbilsaat Architect C19245 KOHLSA AT \SSOCIAi FS ARCHITECTURE Planning Department Community Development Department, Town of Los Gatos 110 E. Main Street Los Gatos, CA 95030 Re: The Gum Tree Residence, 15680 Gum Tree Lane Addendum: Letter of Justification for Grade Restoration To Mr. Azhar Khan: October 24, 2016 The original driveway that snaked up through the property and provided access to the Hamilton property (15690 Gum Tree) has been superseded by the design and installation of a new access drive. This new drive is located on the eastern perimeter of 15680 Gum Tree and is shared by both properties (15680 and 15690). The old driveway has been abandoned. This new drive was part of the approval of the subdivision of the Hamilton property. It is our understanding, after speaking to Ms. Suzanne Avila, the past planner that not only worked on the subdivision but also the A&S application, that it was the intention of the Planning Commission to remove the road and restore the hillside. Our project proposes to make good on this intent. The paving and retaining walls will be removed and the natural grade will be restored following proper grading techniques. A positive byproduct of this work is a significant reduction in the amount of soil needed to be off -hauled. Considering that this driveway needed to be restored, we are using the new grades as our "existing" grades. From those grades, all new proposed grades are within the allowable cut and fill heights as prescribed in the HDS&G. This is exactly what the previously approved Architecture and Site application did without requiring any special exceptions to the grading policy. Sincerely, Architect C19245 51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395-2555 This Page Intentionally Left Blank 15680 Gum Tree Lane - PROJECT DATA EXISTING CONDITIONS PROPOSED PROJECT REQUIRED/ PERMITTED Zoning district HR-2 112 same - Land use Vacant Single Family Residential General Plan Designation Residential Residential - Lot size (sq. ft.) • gross lot area 125,006 SF same 108,900sq. ft. minimum Exterior materials: • siding - Stucco, Stone, Wood - • trim - Metal - • windows Metal - • roofing - Metal, Fiat roofs - Building floor area: • first floor 5,515 SF • second floor 138 SF - • garage 745 SF - • cellar - 2,505 SF - Setbacks (ft.}: • franc - 75'-10" 25 feet minimum • rear - 90'-8" 20 feet minimum • side - 80'-0„ 8 feet minimum Average slope (%) 27.5% - - Maximum height (ft) 23'-1 30 feel maximum Building coverage (%) - 7.1% 40% Impervious coverage (%) 8.2% 10.8% no maximum Parking • garage spaces 3 EXHIBIT 5 • uncovered spaces - 9 Sewer or septic sewer sewer N:IDEV OCELYN\ProjectDa1aSheets\Wheelert25.docx CDG CANNON DESIGN GROUP July 18, 2016 Mr. Azhar Khan Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 15680 Gum Tree Lane Dear Azhar: ARCHITECTURE PLANNING URBAN DESIGN I reviewed the drawings, and visited the site three years ago as part of the review for the previous home proposed for this site. My comments and recommendations are as follows: Neighborhood Context The site is located on a knoll within a large parcel. It is adjacent to other estate scale homes on large parcels as well as large homes within the Highlands of Los Gatos Subdivision. An aerial photo with nearby homes is shown on the follow- ing page and the approximate location of the proposed home is also shown on the aerial photo EXHIBIT 6 700 LARKSPUR LANDING CIRCLE . SUITE 199 LARKSPUR CA 94939 TEL: 415.331.3795 CDGPLAN@PACBELL.NET 15680 Gum Tree lane Design Review Comments July 18, 2016 Page 2 Site Context CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 bolo Gum rtee Lane Design Review Comments July la,2016 Page3 Issues and Recommendations The proposed house is similar in size and height to the home that I reviewed on this sitc three years ago - see site plan and front elevation comparisons below. WSlif .-"t1/4"-Braiir4e•J FRONT ELEVATION PREVIOUS FRONT ELEVATION The overall design is in a Contemporary Style with substantial articulation in its floor plan, elevations, massing and materials variation. While the house would occupy an elevated Location above other nearby surrounding homes, this articulation and variety should mitigate its visual impact. The design is well done with materials and details consistent with its architectural style - see perspective sketches on the following page. CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE SUITE 199 LARKSPUR CA 94939 15680 Gum Tre Lane Design Review Comments July 18, 2016 Page 4 I have no recommendations for changes to the proposed design. Azhar, please let me know if you have any questions, or if there arc other issues that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon CANNON DESIGN GROUP 700 LARKSPUR LANDING CIRCLE . SUITE 199 . LARKSPUR . CA . 94939 L IIHIHX3 ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Assessment of Thirty -One (31) Protected -Size Trees at 15680 Gum Tree Lane Los Gatos, California Prepared for: Mr. Azhar Khan, Assistant Planner Town of Los Gatos Community Development Department 110 E. Main Street Los Gatos, CA 95030 Field Visit: Walter Levison, Contract Town Arborist (CTA) 7/1/2016 Report by CTA Version: 7/5/2016 EXHIBIT 7 1 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Table of Contents 1.0 Summary 3 2.0 Assignment & Background 8 3.0 Tree Location & Protection Fence Map 9 4.0 Observations & Discussion 10 5.0 Town of Los Gatos — What Trees are Protected? 11 6.0 Recommendations 12 7.0 Tree Protection and Maintenance Directions per Town Code 18 8.0 Tree Replacement Standards — Los Gatos Town Code 22 9.0 Author's Qualifications 24 10.0 Assumptions and Limiting Conditions 25 11.0 Certification 26 12.0 Digital Images 26 13.0 Tree Data Table 30 2 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net 1.0 Summary a. Matrix style overview of protected -size trees (non-exempt species, 4 inches diameter at 4.5 feet above grade). Below, the CTA has outlined expected impacts to each tree, along with suggestions for adjustments to the plan set (if applicable) that will optimize tree survival over the long term. Removal trees, if any, are noted as such in the matrix. The CTA calculated the appraised value of each tree, which can be used as a tool for determining the proper security bond amount to have the applicant post with the Town as a hedge against site plan -related tree damages (if applicable). Appraised values can also be used to determine damage fees if trees are determined during or after construction to have been damaged such that mitigation is required. Mitigation replacement rate and size is noted for each tree in the case that removal or damage to trees occurs. Table 1.0(a) (REFER TO THE CTA'S TREE MAP MARKUP WHEN REVIEWING THIS MATRIX Line Number Tree Tag Number Common Name Large Protected Tree (LPT)? Appraised Value Site plan changes or restrictions required to reduce impacts to less than significant Replacement Rate Per Canopy Lost Replacement Size Tree 1 1 Blue oak YES $8,300. Offset the proposed fill area farther from trunk than currently proposed. 6 24" box 2 2 Valley oak $6,500. None. 4 24" box 3 3 Coast live oak $440. None. 2 24" box 4 4 Coast live oak $2,420. Avoid compaction of the new fill soil above 80%. 3 24" box 5 5 Coast live oak $320. Avoid compaction of the new fill soil above 80%. 2 24" box 6 6 Coast live oak $1,510. Avoid compaction of the new fill soil above 80%. 3 24" box 3 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Line Number Tree Tag Number Common Name Large Protected Tree (LPT)? Appraised Value Site plan changes or restrictions required to reduce impacts to less than significant Replacement Rate Per Canopy Lost Replacement Size Tree 7 7 Coast live oak $1,670. Avoid compaction of the new fill soil above 80%. 3 24" box 8 8 Coast live oak $3,990. Avoid compaction of the new fill soil above 80%. 3 24" box 9 9 Toyon $480. (To be removed). 3 24" box 10 10 Coast live oak $320. (To be removed). 3 24" box 11 11 Blue oak $1,110. Move outfall to farther from trunk edge than currently proposed on the grading and drainage plan sheet. 3 24" box 12 12 Coast live oak YES $10,300. None. 6 24" box 13 13 Blue oak $3,090. None. 3 24" box 14 14 Valley oak $5,300. (Perform root crown excavation). Adjust proposed wall work to farther offset (Current offset: +/- 5 feet. Suggested offset: 10 feet or more). 6 24" box 15 15 Valley oak $1,620. None. 3 24" box 4 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Line Number Tree Tag Number Common Name Large Protected Tree (LPT)? Appraised Value Site plan changes or restrictions required to reduce impacts to less than significant Replacement Rate Per Canopy Lost Replacement Size Tree 16 16 Valley oak $5,100. None. 3 24" box 17 17 Valley oak $890. None. 3 24" box 18 18 Coast live oak $1,100. None. 4 24" box 19 19 Coast live oak $2 890 None, or adjust proposed new driveway to farther offset from trunk edge of this tree. 4 24" box 20 20 Coast live oak $2,260. None. 4 24" box 21 21 Coast live oak $2,390. None. 3 24" box 22 22 Valley oak YES $9,800. None. 4 24" box 23 23 Valley oak YES $3,430. None. 4 24" box 24 24 Valley oak $2,340. (Root crown excavation). 3 24" box 25 25 Coast live oak YES $12,300. None, or adjust proposed new driveway footprint to farther from the trunk edge of this tree. 4 24" box 5 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Line Number Tree Tag Number Common Name Large Protected Tree (LPT)? Appraised Value Site plan changes or restrictions required to reduce impacts to less than significant Replacement Rate Per Canopy Lost Replacement Size Tree 26 26 Blue oak $4,350. (Root crown excavation needed to remove fill placed around tree during previous road and wall development). 3 24" box 27 27 Valley oak $2,640. None. 3 24" box 28 28 Blue oak $1,470. None. 3 24" box 29 29 Valley oak $6,000. Move water service line trench route to farther from trunk edge of this tree, if new trench cut is proposed. Move proposed storm drain line trench to farther from trunk edge. 4 24" box 30 30 Valley oak $5,500. Adjust all grading, walkways, driveways, etc. to farther offset from trunk edge (may not be feasible within the current proposed site plan scheme). 4 24" box 31 31 Blue oak YES $10,500. 6 24" box (To be removed). 2016 Town of Los Gatos In -lieu fee equivalent = $250 per each required 24" box mitigation tree planting not installed on the site. 6 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net b. Summary of tree disposition and tree issues, based on the grading and drainage plan sheet, version June 2016 submitted to planning division: • FILL SOIL may negatively affect trees #1, 4, 6, 7, and #8. The footprint of the proposed fill may need to be reduced in order to prevent encroachment of fill over the shallow lateral root systems of these trees. Compaction will need to be limited to 80% or 85% max. • TREES TO BE REMOVED appear to be #9, 10, and #31. Other trees should be retainable, pending review of proposed irrigation pipe trench routing. • STORM DRAIN OUTFALL rocks could negatively affect tree #11, and possibly #12. The location of this trench and rock energy dissipater should probably be adjusted to provide better offset distance from tree #11. • STORM DRAIN line trenching will negatively affect tree #29. This proposed trench should be adjusted to provide better offset from the trunk edge of this tree. • NEW DRIVEWAY footprint development may negatively affect trees #19, 25, and #30. The driveway footprint may be able to be adjusted to provide slightly better offset from the lateral root systems of these trees. ROOT CROWN EXCAVATION is recommended to be performed by hand using small hand tools to remove fill soil from over the root crowns of trees #14, 24, and #26. • WATER SERVICE LINE trenching, if performed as a new trench route, may negatively affect tree #29. The route can be adjusted to provide better offset distance. • TREE #14 may be damaged by development footprint work (see the CTA's map mark-up below). • TREE #30 will be surrounded by proposed new grading and development work. It is not clear if this tree will need to be removed, or if proposed work can be restricted in terms of cut depths, etc. to allow for the tree to remain in its current condition rating of 78% ("good"). • LANDSCAPE & IRRIGATION PLAN: The proposed irrigation pipe trenching plan was not available for review at the time of writing. However, a preliminary landscape plan sheet L-1 dated 6/12/2016 was available for the CTA's review. The following are the CTA's initial comments: o Tree plantings proposed for the west sides of existing native oak specimens will have a negative effect on the trees' health due to the eventual blockage of sunlight to the oaks from that crucial afternoon sun that beams in from the west. Trees that appear to be affected by shading from current preliminary plan tree plantings include trees #1, 2, 4, and #25. o The applicant will need to provide irrigation pipe trench routes for review by the CTA and the planner associated with this project, prior to finalization of the building set of plans. 7 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net c. Security Bonding: The new 2015 iteration of the Town tree ordinance section 29.10.1000 (c)3 includes wordage that requires that all trees being retained on a development site need to be appraised for dollar value at the applicant's expense prior to building or grading permits being issued by the Town. Part `f' of this same tree ordinance section states that the Town may condition a security bond prior to issuance of a permit, in the sum of $5,000 per each tree being preserved, or $25,000, whichever is less. The ordinance does not contain wordage as to whether this includes neighbor -owned trees adjacent to construction. Therefore, the CTA will assume that neighbor -owned trees are included as trees "required to be preserved" (if applicable). Note that the total appraised value of trees being retained at this site per the CTA's determination above in table 1.0(a) is far beyond the potential minimum ($5,000 per tree retained X 5 = $25,000) security bond per Town ordinance. Therefore, if applicable, it would be reasonable, based on the actual appraised values of the trees being retained at this site, for the Town to condition the project approval upon posting of a security bond in the amount of at least $25,000 or more. 2.0 Assignment & Background Walter Levison, Contract Town Arborist (CTA) was directed to tag and assess all Protected Size (4 inch diameter and greater) trees both on the property proposed for site plan work and (in some cases) adjacent to the site plan area within 10 linear feet of property lines. Note that "exception" trees not protected under the current Town tree ordinance (e.g. fruit and nut trees <18 inches diameter, and Tasmanian blue gum, red gum, blackwood acacia, tulip tree, tree of heaven, palms (except Phoenix canariensis), and privet <24 inches diameter, etc.) were not tagged or assessed by the CTA. On "Hillside" properties (see Hillside map, next page), all eucalyptus species are considered exception trees, and are not protected by Town ordinance provisions. The Gum Tree Lane project is within the "Hillside Area". The author tagged all trees in this study at 5 to 6 feet above grade using large racetrack shaped tags numbering "1" through "31" as noted on the tree map below in this report. Disregard older round shaped aluminum tags affixed between 1 and 5 feet above grade on tree mainstems by Debbie Ellis, Consulting Arborist in 2013 during her arborist report production for the Town. The author was only made aware of this earlier arborist report after completion of this July 5, 2016 report. Only trees within the 15680 Gum Tree Lane lot were surveyed for this particular assignment. Only trees within approximately 30 feet of proposed new work were included in this study. There were at least 20 to 30+ additional native oak tree specimens of regulated size that were excluded from this study due to their positions at 40, 50, 60 linear feet, or further, from proposed new site plan work. "Large protected tree" (LPT) as noted in the tree table below in this report means any oak (Quercus), California buckeye (Aesculus californica), or Pacific madrone (Arbutus menziesii) which has a 24 inch or greater diameter (75 inch circumference); or any other species of tree with a 48 inch or greater diameter (150 inch circumference). Trunk measurement in the case of a multiple stem tree is the sum of all mainstem diameters. 8 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 A cell (415) 203-0990 / drtree@sbcglobal.net N 1 1 1 1 1 1 1 1 1 1 Town of Los Gatos Hillside Area Map LEGEND Areas Subject in the }1illnide t)evcclopmcnt Sterderds end. Guideline N '` Ci .c °s. ��ii�iF"rii „1.0 t+.tr• uirf` it s mil map shows parcel& Ih■t aro currently within the Town of Lee ealse es belnp included In the Hillside Arer. Ai:slds properllss Met ere In Santa dare Cooly end have a prezo deslpnellon of FIR or RC sro ReviledtocampywMMtheHIWIde Development Stenderde & Guidelines for any deVNtpment applItAtIon node to the Town of Los Qelae wagon annesflen Into Ihs Town, 9 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net 3.0 Tree Location & Protection Fence Map The CTA marked up the applicant's preliminary grading and drainage plan sheet dated June 2016 by Hanna - Brunetti. The red dashed lines indicate the CTA's suggested chain link root protection fence alignment (initial rough). Based on the current proposed plan, most of the trees proposed to be retained and protected should have enough root zone square footage retained inside these fenced areas to maintain normal vigor (assuming that the general contractor erects fencing along the routes suggested on the map markup at right). Trees that may be negatively impacted include: • Trees #1, 4, 6, #7, and #8 due to proposed graded fill placement. • Tree #11 due to the proposed drain outfall. • Tree #14 due to encroachment by the proposed work footprint. • Tree #19, 25, and #30 due to proposed new driveway footprint development. • Tree #29 due to proposed water service line trenching. • Tree #30 which will be surrounded by various site plan elements on most sides of the tree. Yellow lines indicate the project team's proposed new drainage pipe trench route and the proposed new water service line trench route. 4.0 Observations & Discussion (See report section 1.0 Summary above for observation and discussion items). •Ay Ay tre go tree #13. (not tagged) # ■ tree #15 ree #16 r• tree #' fr'1(2 tree #18 tree #2tree #1 tree #22-----ggt %/,/ 10 of 37 — n0D— tree #9 r�rsr*r'�d' r G i�i�ri tree #10 to be r moved tree #6 \ tob= emov‘d A lines Indic. sed dr'ainag #31 to be moved red dashed line indicate author suggested hain link root_grotutioh zone fenc- routing ��--'tree #11 e proje t am' ipe trflhing rout i tree 26 4 m_ 8 #28 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net 5.0 Town of Los Gatos — What Trees are Protected? Per the most recent (2015) iteration of the Town of Los Gatos tree ordinance (Town Code Chapter 29 — Zoning Regulations, Article 1), the following regulations apply to all trees within the Town's jurisdiction (wordage adjusted): 1. All trees with at least a single mainstem measuring four (4) inches diameter or greater at 4.5 feet above grade are considered "Protected Trees" when removal relates to any development review. 2. 12 inch diameter (18 inch multistem total) trees on developed residential property not currently subject to development review. 3. 8 inch diameter (8 inch multistem total) blue oak (Quercus douglasii), black oak (Quercus kellogii), California buckeye (Aesculus californica), and Pacific madrone (Arbutus menziesii) on developed residential lots not currently subject to development review. 4. 8 inch diameter (8 inch multistem total) trees on developed residential property not currently subject to development review, on lots in the designated Hillside Area per the official Town map. 5. All trees with a single mainstem or sum of multiple mainstems totaling 48 inches diameter or greater at 4.5 feet above grade are considered "Large Protected Trees" (LPT). 6. All oak species (Quercus spp.), California buckeye (Aesculus californica), and Pacific madrone (Arbutus menziesii) with one or more mainstems totaling 24 inches diameter or more at 4.5 feet above grade are considered "Large Protected Trees" (LPT). 7. Section 29.10.0965. Prohibitions: A permit is required to prune, trim, cut off, or perform any work, on a single occasion or cumulatively, over a three- year period, affecting 25% or more of any Protected Tree (including below ground root system). 8. Section 29.10.0965. Prohibitions: A permit is required to prune, trim, or cut any branch or root greater than four (4) inches in diameter of a Large Protected Tree. 9. Section 29.10.0965. Prohibitions: A permit is required to conduct severe pruning on any protected tree. Severe pruning is defined in section 29.10.0955 as "topping or removal of foliage or significant scaffold limbs or large diameter branches so as to cause permanent damage and/or disfigurement of a tree, and/or which does not meet specific pruning goals and objectives as set forth in the current version of the International Society of Arboriculture Best Management Practices -Tree Pruning and ANSI A300-Part 1 Tree, Shrub, and Other Woody Plant Management -Standard Practices, (Pruning)." 10. Exceptions: Severe Pruning Exception in Town Code section 29.10.1010(3) " except for pollarding of fruitless mulberry (Morus alba) or other species approved by the Town Arborist...... Protected Tree Exceptions: a. Edible fruit or nut bearing trees less than 18 inches diameter (multistem total or single stem) 11 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net b. Acacia melanoxylon (blackwood acacia) less than 24 inches (multistem total or single stem) c. Liriodendron tulipifera (tulip tree) less than 24 inches (multistem total or single stem) d. Ailanthus altissima (tree of heaven) less than 24 inches (multistem total or single stem) e. Eucalyptus globulus (Tasmanian blue gum) less than 24 inches (multistem total or single stem) f. Eucalyptus camaldulensis (River red gum) less than 24 inches (multistem total or single stem) g. Other eucalyptus species (E. spp.) not noted above, less than 24 inches (multistem total or single stem) (REMOVAL O.K. ONLY AT HILLSIDE AREA LOCATIONS PER OFFICIAL TOWN MAP): www.losgatosca.gov/documentcenter/view/176 h. All palm species (except Phoenix canariensis) less than 24 inches (multistem total or single stem) i. Ligustrum lucidum (glossy privet) less than 24 inches (multistem total or single stem) 6.0 Recommendations 1. Project Arborist ("PA"): Initial Signoff It is suggested that a third party ASCA registered consulting arborist or ISA Certified Arborist with good experience with tree protection during construction be retained by the applicant, to provide pre -project verification that tree protection and maintenance measures outlined in this section of the arborist report are adhered to. Periodic (e.g. monthly) inspections and summary reporting, if required as a project condition of approval, are suggested in order to verify contractor compliance with tree protection throughout the site plan project. This person will be referred to as the project arborist ("PA"). The PA should monitor soil moisture within the root protection zones of trees being retained, using a Lincoln soil moisture probe/meter or equivalent. If required, inspection reports shall be sent to Mr. Azhar Khan, Assistant Planner, at akhan@losgatosca.gov . Sample wordage for a condition of approval regarding monitoring of tree protection and tree condition: "The required protective fencing shall remain in place until final landscaping and inspection of the project. Project arborist approval must be obtained and documented in a monthly site activity report sent to the Town. A mandatory Monthly Tree Activity Report shall be sent at least once monthly to the Town planner associated with this project (akhan(Iosgatosca.gov ) beginning with the initial tree protection verification approval letter". 2. Project Team Actions or Clarifications Requested: Tree Removal In -Lieu Fees: (Per the Town tree canopy replacement standard matrix). It is suggested that Town Staff condition this project on a combination of in -lieu fee payment, and replacement tree plantings installed on site. Removal trees proposed by the applicant include trees #9, #10, and #31, for which the canopy replacement is twelve (12) 24" box size trees, or payment of 12 X $250 per 24" box tree not installed, which is $3,000. As noted, a combination of plantings and payments can be made. 12 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net It is suggested that Town Staff condition this project on receiving security bond monetary funds from the applicant in the minimum amount of $25,000, as a hedge against potential decline or death of one or more of the 28 survey trees to remain in close proximity to the proposed site plan project. Staff may choose to increase the fee to an amount above and beyond this minimum recommended fee. ii. Fill Soil: Adjust the proposed new fill soil footprint such that new compacted fill installation will not damage the root crowns or lateral root systems or otherwise disrupt trees #1, 4, 6, 7, or #8 being retained. Limit compaction rate to less than 85% to allow roots of remaining trees to maintain normal aerobic function. iii. New Landscape and Irrigation: Irrigation Trenching: Project team shall verify the types, trench depths, etc. of all irrigation main lines, valves, laterals, pop -ups, etc. (if any proposed) within 20 to 25 feet of all trees being retained in close proximity to proposed work, submitting a formal irrigation plan sheet for review by the CTA and/or Town Planning Staff. Project team shall use only flexible poly tubing type irrigation pipes for all areas within 20 linear feet of all trees being retained. Plantings West of Existing Trees: Project landscape architect shall redesign the tree planting scheme such that proposed new tree installations that were to be located west of the trunks of existing trees #1, 2, 4, 5, and #25 are repositioned to minimize or eliminate shading to the existing trees that would otherwise occur during afternoon western sun tracking. Native oaks require full sun to thrive, and new plantings located south of or west of the existing oaks would cause direct shading to occur, which could reduce photosynthesis and severely stunt or kill the oaks as their sugars and starches produced through photosynthesis would be reduced. Side Note: Do NOT install any landscape seating elements, BBQ, etc. within 45 feet of oak #12, as this tree is at high risk of failure and should be considered a no-go zone in terms of human presence. iv. Temporary Construction Period Irrigation: If feasible, the applicant's project team shall provide once -monthly heavy irrigation water to survey oak trees being retained. Use only bubbler or emitter line irrigation or hose irrigation over grade, applying water only to areas at least 15 feet away from the trunks. v. Root Crown Excavation: Perform root crown excavation by hand using hand tools within zero to two horizontal feet of trees #14, 24, and #26 to reestablish original soil grade. See the image at right for an example of correct grade around a tree's root crown. Root Collar Area i y , e� py l ,r "' 1�ta7C?,IiRpn Iie1glit il aril/or �`/.'i f • ° mulch . It'-', r Z 1- 13 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net vi. Storm Drain Alignment: Adjust the proposed storm drain alignment to better offset trench cuts from the trunks of trees #11 and #29. vii. Rock Energy Dissipater: Adjust the proposed rock energy dissipater location to provide better offset distance from the trunk of tree #11. viii. Utility Trench Alignments: All new utility undergrounding (communications conduit, electrical conduit, gas pipe, etc.) shall be aligned to maintain a 20 to 25 foot minimum offset distance from the trunk edges of all trees being retained. Water Service Line: The water service trench alignment will need to be adjusted to provide a better offset distance from the trunk of tree #29. ix. Oak #14 / Adjustments to Proposed Work: Due to various proposed wall installations, etc. within 5 linear feet of tree #30, this oak will need to be considered a "removal", whether or not the tree is actually removed from the landscape. It is suggested that proposed wall work be adjusted to maintain better offset from the trunk edge of this tree (e.g. 10 feet, etc.). x. Oak #30 / Adjustments to Proposed Work: Due to various proposed porous surfacing and other installations and grading daylight limits that encroach to within close distances of tree #30, this tree specimen will need to be considered a "removal", whether or not the tree is actually removed from the landscape. All proposed "porous surfaces" and "pervious surfaces" within 25 feet of this tree should be placed over grade if possible, with a no -dig type base course such as is shown at right (zero -cut). If cuts will exceed 6 inches below existing grade elevations within 25 linear feet of the trunk of this tree, then contact the project arborist to discuss possible redesigns that can be accomplished as "field adjustments" to allow for better root zone preservation. EXISTING HERITAGE OAK TREE EDGE RESTRAINT 'RYERSON" 4" X 5' STEEL EDGE ffir STAKES EX, CONC, COURTYARD WALK TO BE REMOVED ROOT COLLAR ROOTS UNDISTURBED NATURAL GRADE DBL, LAYER OF 4"-6"WASHED RNERSTONE (MAINTAIN 6" CLEARANCE FROM TREE TRUNK) PERMEABLE INTERLOCKING PAVERS ( MANUFACTURER, SIZE AND PATTERN T.O.D. ) EX. PLANTING AREA GRA W/ MIN, 3^ LAYER OF BAP AASHTO NO.B (3/8"). CRUSHED STONE BASE INFILL PAVER JOINTS WITH SAME NO.6 CRUSHED STONE MIRAFI FILTER FABRIC 6tE _miI,i illi=T2j11116=imill II 1111= " LAYER OF CLASS II PERMEABLE AGGREGATE BASE HAND -TAMPED TO MAK, 75%-B0% TENSAR BX 1100 BIAXIAL GEOGR.ID OVER EX. ROOT & SOUL SURFACE, TYPiCAL SECTION 1-1/2" 1'-0' 14 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net xi. New Driveway: ■ If possible, adjust the proposed driveway surface to provide better offset from trees #19, 25, and #30. • For the new "pervious surface as noted on the applicant's proposed grading and drainage plan sheet, utilize a zero cut or minimal cut type specification such as is shown above right. This specification utilizes Tensar Corp's BX-1100 biaxial geogrid which is a lateral load transferring material that looks like a two-dimensional plastic web. The web is pinned down over grade, and baserock and other materials are tamped down over it. This is the gold standard of tree root protection, and is locally available through Reed & Graham geosynthetics division. The biaxial geogrid disperses load forces laterally, to provide significant strength which allows for the baserock base section to be thinned by as much as 50% per the Tensar Corp official website. Options for surfacing include use of unsealed degraded granite, GravelPave, GrassPave, or simply use permeable type paver stones that allow for infiltration of rainwater directly downward into the paver block material itself. 3. Trunk Buffer Wrap Type III Protection: Prior to demolition commencement, install a trunk buffer around the lowermost 8 to 10 feet of the trunks of trees #1, 14, 25, and #29. Redo the existing buffer around tree #25, as it was installed in reverse with the wood boards against the trunk bark which can be damaging to the bark and wood tissue. Wrap approximately 10 to 15 wraps of orange plastic snow fencing around the trunk between grade and 8 feet above grade to create a padding at least 1 to 2 inches thickness. Stand 2x4 wood boards upright, side by side, around the entire circumference of the trunk. Affix using duct tape (do not use wires or ropes). See spec image at right. 4. Chain Link Fencing Type I and/or Type II Protection: Erect five-foot tall chain link fence on seven -foot long, two-inch diameter iron tube posts pounded 24 inches into the ground (see sample image at right). Pre -demolition fence: Per the red dashed lines on the tree map mark-up in the CTA's arborist report (routes may be subject to change, depending on the finalized alignments of work items). This fencing must be erected prior to any heavy machinery traffic or construction material arrival on site. The protective fencing must not be temporarily moved during construction . No materials, tools, excavated soil, liquids, substances, etc. are to be placed or dumped, even temporarily, inside the 15 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net root protection zone or "RPZ". No storage, staging, work, or other activities will be allowed inside the RPZ except with PA monitoring. Optional for fencing material: Use chain link fencing panels set on moveable concrete block footings. Wire the fence panels to iron layout stakes pounded into the ground at the ends of each fence panel to keep the fence route stabilized and in its correct position. Do not wire the fence panels to the trunks of the trees. 5. Signage: The RPZ fencing shall have one sign affixed with UV -stabilized zip ties to the chain link at eye level for every 25-linear feet of fencing, minimum 8"X11" size each, plastic laminated, with wordage that includes the Town Code section that refers to tree fence protection requirements (wordage can be adjusted): TREE PROTECTION ZONE FENCE ZONA DE PROTECCION PARA ARBOLES -NO ENTRE SIN PERMISO- -LLAME EL ARBOLISTA- REMOVAL OF THIS FENCE IS SUBJECT TO PENALTY ACCORDING TO LOS GATOS TOWN CODE 29.10.1025 PROJECT ARBORIST: TELEFONO CELL: EMAIL: 16 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net 6. Irrigation Temporary During Construction: Apply temporary irrigation to certain specified trees being retained, at a frequency and duration or total output to be specified by the project arborist (PA). Method of water delivery can be soaker hose, emitter line, garden hose trickle, water truck, tow - behind water tank with spray apparatus, etc. Initial suggestion by the CTA is 1x/month heavy irrigation of all trees being retained, at a rate of 100 to 200 gallons per month per tree, applied only at 15 to 25 feet out from the trunks of the oak trees. This type of once -monthly deep watering during the dry season at locations far out from the trunks has been scientifically proven to benefit native California oaks in drought situations, and could actually reverse existing canopy vigor declines expressed as twig density reductions that we see in many of the oaks at this site as of the date of writing. Note that if water is applied closer than approx. 15 or 20 feet from trunks, the water will cause a soil moisture boost that will encourage the advancement of root rot type pathogens that can kill these native oaks. In order to get irrigation water to percolate downward into the root zones of the trees at these distances from the trunks, straw wattles will probably have to be installed along level contours using the wooden pins that are provided with the wattles (see sample forestry example image at right). 7. Pruning (if applicable): All pruning shall be performed only by, or under direct full time supervision of an ISA-Certified Arborist, and shall conform to the most current iteration of the American National Standard Institute pruning guidelines and accompanying ISA Best Management Practices / Pruning booklet: • ANSI A300 (Part 1) tree, shrub, and other wood plant maintenance / standard practices (pruning). 2001. • Best Management Practices / Tree Pruning: companion publication to the ANSI A300 Part 1: tree, shrub, and other wood plant maintenance / standard practices (pruning). International Society of Arboriculture. 2002. Suggested Pruning Prescription: (None suggested at the time of writing). 8. Root Pruning: If woody roots measuring greater than 1-inch in diameter are encountered within 25-feet of any tree being retained during site work, contractors shall immediately alert the project arborist, and shall proceed to sever roots at right angles to the direction of root growth using sharp hand tools such as professional grade toppers, hand shears, chain saw, A/C sawzall, or 17 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net other tools only under his/her direct supervision. See spec images at right. Note that a Sawzall blade indicating use for "bimetal" or "demolition" is typically not a good choice for this work. Instead, opt for a relatively large -toothed blade that indicates use for "pruning" or "wood" (see image at right). Woody roots shall not be shattered or broken in any way as a result of site activities. Shattered or broken areas shall be hand du • back into clear healthy root tissue and re -severed at right angles to root growth direction under the direct supervision of the project - arborist (PA). Immediately (same day) backfill over roots and heavily irrigate (same day) after backfill to saturate the uppermost 24 inches of the soil profile. 9. Water Spray: Spray off foliage of all trees within 30 feet of construction activity using a very high power garden hose or a pressure washer system set on low pressure to wash both the upper and lower surfaces of foliage. This helps keep the gas portals (stomata) unclogged for better gas exchange which is crucial for normal tree function (see image at right in which a fire hose system was used to wash approximately 50 redwood tree specimens in Sunnyvale during a one year long demolition period). Spray should be applied approximately twice yearly, or when ambient airborne dust concentration is unusually high. 7.0 Tree Protection and Maintenance Directions per Town Code The following is excerpted directly from the 2015 iteration of the Town of Los Gatos tree ordinance sections which provide specific tree protection directions and limitations on root pruning and above -ground pruning: Sec. 29.10.1000. New property development. (a) A tree survey shall be conducted prior to submittal of any development application proposing the removal of or impact to one or more protected trees. The development application shall include a Tree Survey Plan and Tree Preservation Report based on this survey. The tree survey inventory numbers shall correspond to a numbered metal tag placed on each tree on site during the tree survey. The tree survey plan shall be prepared by a certified or consulting arborist, and shall include the following information: (1) Location of all existing trees on the property as described in section 29.10.0995; (2) Identify all trees that could potentially be affected by the project (directly or indirectly- immediately or in long term), such as upslope grading or compaction outside of the dripline; Notation of all trees classified as protected trees; (3) (4) In addition, for trees four (4) inches in diameter or larger, the plan shall specify the precise location of the trunk and crown spread, and the species, size (diameter, height, crown spread) and condition of the tree. (b) The tree survey plan shall be reviewed by the Town's consulting arborist who shall, after making a field visit to the property, indicate in writing or as shown on approved plans, which trees are recommended for preservation (based on a retention rating of high/moderate/low) using, as a minimum, the Standards of Review set forth in section 29.10.0990. This plan shall be made part of the staff report to the Town reviewing body upon its consideration of the 18 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net application for new property development; (c) When development impacts are within the dripline of or will affect any protected tree, the applicant shall provide a tree preservation report prepared by a certified or consulting arborist. The report, based on the findings of the tree survey plan and other relevant information, shall be used to determine the health and structure of existing trees, the effects of the proposed development and vegetation removal upon the trees, recommendations for specific precautions necessary for their preservation during all phases of development (demolition, grading, during construction, landscaping); and shall also indicate which trees are proposed for removal. The tree preservation report shall stipulate a required tree protection zone (TPZ) for trees to be retained, including street trees, protected trees and trees whose canopies are hanging over the project site from adjacent properties. The TPZ shall be fenced as specified in section 29.10.1005: (1) The final approved tree preservation report shall be included in the building permit set of development plans and printed on a sheet titled: Tree Preservation Instructions (Sheet T-1). Sheet T-1 shall be referenced on all relevant sheets (civil, demolition, utility, landscape, irrigation) where tree impacts from improvements may be shown to occur; (2) The Town reviewing body through its site and design plan review shall endeavor to protect all trees recommended for preservation by the Town's consulting arborist. The Town reviewing body may determine if any of the trees recommended for preservation should be removed, if based upon the evidence submitted the reviewing body determines that due to special site grading or other unusual characteristics associated with the property, the preservation of the tree(s) would significantly preclude feasible development of the property as described in section 29.10.0990; Approval of final site or landscape plans by the appropriate Town reviewing body shall comply with the following requirements and conditions of approval: a. The applicant shall, within ninety (90) days of final approval or prior to issuance of a grading or building permit, whichever occurs first, secure an appraisal of the condition and value of all trees included in the tree report affected by the development that are required to remain within the development using the Tree Value Standard methodology as set forth in this Chapter. The appraisal of each tree shall recognize the location of the tree in the proposed development. The appraisal shall be performed in accordance with the current edition of the Guide for Plant Appraisal published by the Council of Tree and Landscape Appraisers (CTLA) and the Species and Group Classification Guide published by the Western Chapter of the International Society of Arboriculture. The appraisal shall be performed at the applicant's expense, and the appraisal shall be subject to the Director's approval. (3) b. The site or landscape plans shall indicate which trees are to be removed. However, the plans do not constitute approval to remove a tree until a separate permit is granted. The property owner or applicant shall obtain a protected tree removal permit, as outlined in section 29.10.0980, for each tree to be removed to satisfy the purpose of this division. (d) Prior to acceptance of proposed development or subdivision improvements, the developer shall submit to the Director a final tree preservation report prepared by a certified or consulting arborist. This report shall consider all trees that were to remain within the development. The report shall note the trees' health in relation to the initially reported condition of the trees and shall note any changes in the trees' numbers or physical conditions. The applicant will then be responsible for the loss of any tree not previously approved for removal. For protected trees, which were removed, the developer shall pay a penalty in the amount of the appraised value of such tree in addition to replacement requirements contained in section 29.10.0985 of this Code. The applicant shall remain responsible for the health and survival of all trees within the development for a period of five (5) years following acceptance of the public improvements of the development or certificate of occupancy. (e) Prior to issuance of any demolition, grading or building permit, the applicant or contractor shall submit to the Building Department a written statement and photographs verifying that the required tree protection fence is installed around street trees and protected trees in accordance with the tree 19 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net preservation report. (f) If required by the Director and conditioned as part of a discretionary approval, a security guarantee shall be provided to the Town. Prior to the issuance of any permit allowing construction to begin, the applicant shall post cash, bond or other security satisfactory to the Director, in the penal sum of five thousand dollars ($5,000.00) for each tree required to be preserved, or twenty-five thousand dollars ($25,000.00), whichever is less. The cash, bond or other security shall be retained for a period of one (1) year following acceptance of the public improvements for the development and shall be forfeited in an amount equal to five thousand dollars ($5,000.00) per tree as a civil penalty in the event that a tree or trees required to be preserved are removed, destroyed or severely damaged. (g) An applicant with a proposed development which requires underground utilities shall avoid the installation of said utilities within the dripline of existing trees whenever possible. In the event that this is unavoidable, all trenching shall be done using directional boring, air -spade excavation or by hand, taking extreme caution to avoid damage to the root structure. Work within the dripline of existing trees shall be supervised at all times by a certified or consulting arborist. (h) It shall be a violation of this division for any property owner or agent of the owner to fail to comply with any development approval condition concerning preservation, protection, and maintenance of any protected tree. (Ord. No. 2114, §§ I, II, 8-4-03) Sec. 29.10.1005. Protection of trees during construction. (a) Protective tree fencing shall specify the following: (1) Size and materials. Six (6) foot high chain link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more than 10-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base. (2) Area type to be fenced. Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with 2-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches. Duration of Type I, II, III fencing. Fencing shall be erected before demolition, grading or construction permits are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence. (3) (4) Warning sign. Each tree fence shall have prominently displayed an 8.5 x 11-inch sign stating: 'Warning —Tree Protection Zone -this fence shall not be removed and is subject to penalty according to Town Code 29.10.1025". (b) All persons, shall comply with the following precautions: (1) Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to 20 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net increase the encroachment of the construction. (2) Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of the tree unless approved by the Director. (3) Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected tree. (4) Prohibit the attachment of wires, signs or ropes to any protected tree. (5) Design utility services and irrigation lines to be located outside of the dripline when feasible. (6) Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits. (7) The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered. (Ord. No. 2114, §§ I, II, 8-4-03) Sec. 29.10.1010. Pruning and maintenance. All pruning shall be in accordance with the current version of the International Society of Arboriculture Best Management Practices —Tree Pruning and ANSI A300-Part 1 Tree, Shrub and Other Woody Plant Management —Standard Practices, (Pruning) and any special conditions as determined by the Director. For developments, which require a tree preservation report, a certified or consulting arborist shall be in reasonable charge of all activities involving protected trees, including pruning, cabling and any other work if specified. (1) Any public utility installing or maintaining any overhead wires or underground pipes or conduits in the vicinity of a protected tree shall obtain permission from the Director before performing any work, including pruning, which may cause injury to a protected tree. (e.g. cable TV/fiber optic trenching, gas, water, sewer trench, etc.). (2) Pruning for clearance of utility lines and energized conductors shall be performed in compliance with the current version of the American National Standards Institute (ANSI) A300 (Part 1)- Pruning, Section 5.9 Utility Pruning. Using spikes or gaffs when pruning, except where no other alternative is available, is prohibited. No person shall prune, trim, cut off, or perform any work, on a single occasion or cumulatively, over a three-year period, affecting twenty-five percent or more of the crown of any protected tree without first obtaining a permit pursuant to this division except for pollarding of fruitless mulberry trees (Morus alba) or other species approved by the Town Arborist. Applications for a pruning permit shall include photographs indicating where pruning is proposed. (4) No person shall remove any Heritage tree or large protected tree branch or root through pruning or other method greater than four (4) inches in diameter (12.5" in circumference) without first obtaining a permit pursuant to this division. (Ord. No. 2114, §§ I, II, 8-4-03) (3) 21 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net 8.0 Tree Replacement Standards — Los Gatos Town Code (Excerpted from Town Code 29.10.0985 and 29.10.0987) (1) Two (2) or more replacement trees, of a species and size designated by the Director, shall be planted on the subject private property. Table 3-1 The Tree Canopy —Replacement Standard shall be used as a basis for this requirement. The person requesting the permit shall pay the cost of purchasing and planting the replacement trees. (2) If a tree or trees cannot be reasonably planted on the subject property, an in -lieu payment in an amount set forth by the Town Council by resolution shall be paid to the Town Tree Replacement Fund to: a. Add or replace trees on public property in the vicinity of the subject property; or b. Add or replace trees or landscaping on other Town property; or c. Support the Town's urban forestry management program. (Ord. No. 2114, §§ I, II, 8-4-03) Table 3-1 - Tree Canopy - Replacement Standard Canopy Size of Removed Tree 1 (Staff is using 24" box size as the Replacement Standard for SFR Projects as of 2016) 2'4 Single Family Residential Replacement3'4 10 feet or less Two 24 inch box trees Two 15 gallon trees More than 10 feet to 25 feet Three 24 inch box trees Three 15 gallon trees More than 25 feet to 40 feet Four 24 inch box trees; or Two 36 inch box trees Four 15 gallon trees More than 40 feet to 55 feet Six 24 inch box trees; or Three 36 inch box trees Not Available 22 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Greater than 55 feet Ten 24 inch box trees; or Five 36 inch box trees Not Available Notes 1To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size. 20ften, it is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of both the Tree Canopy Replacement Standard and in -lieu payment in an amount set forth by Town Council resolution paid to the Town Tree Replacement Fund. 3Single Family Residential Replacement Option is available for developed single family residential lots under 10,000 square feet that are not subject to the Town's Hillside Development Standards and Guidelines. All 15-gallon trees must be planted on -site. Any in -lieu fees for single family residential shall be based on 24" box tree rates as adopted by Town Council. 4Replacement Trees shall be approved by the Town Arborist and shall be of a species suited to the available planting location, proximity to structures, overhead clearances, soil type, compatibility with surrounding canopy and other relevant factors. Replacement with native species shall be strongly encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and Guidelines Appendix A and Section 29.10.0987 Special Provisions --Hillsides. Sec. 29.10.0987. Special Provisions —Hillsides The Town of Los Gatos recognizes its hillsides as an important natural resource and sensitive habitat which is also a key component of the Town's identity, character and charm. In order to maintain and encourage restoration of the hillside environment to its natural state, the Town has established the following special provisions for tree removal and replacement in the hillsides: (1) All protected trees located 30 or more feet from the primary residence that are removed shall be replaced with native trees listed in Appendix A Recommended Native Trees for Hillside Areas of the Town of Los Gatos Hillside Development Standards and Guidelines (HDS&G). (2) All protected trees located within 30 feet of the primary residence that are removed shall be replaced as follows: (a) If the removed tree is a native tree listed in Appendix A of the HDS&G, it shall only be replaced with a native tree listed in Appendix A of the HDS&G. (b) If the removed tree is not listed in Appendix A, it may be replaced with a tree listed in Appendix A, or replaced with another species of tree as approved by the Director. (c) Replacement trees listed in Appendix A may be planted anywhere on the property. (d) Replacement trees not listed in Appendix A may only be planted within 30 feet of the primary residence. (3) Replacement requirements shall comply with the requirements in Table 3-1 Tree Canopy Replacement Standard of this Code. 23 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net (4) Property owners should be encouraged to retain dead or declining trees where they do not pose a safety or fire hazard, in order to foster wildlife habitat and the natural renewal of the hillside environment. 9.0 Author's Qualifications • Continued education through The American Society of Consulting Arborists, The International Society of Arboriculture (Western Chapter), and various governmental and non -governmental entities. • Contract Town Arborist, Town of Los Gatos, California Community Development Department / Planning Division 2015-present • Tree Risk Assessment Qualified (ISA TRAQ Course Graduate, Palo Alto, California) • Millbrae Community Preservation Commission (Tree Board) 2001-2006 • ASCA Registered Consulting Arborist #401 • ASCA Arboriculture Consulting Academy graduate, class of 2000 • Associate Consulting Arborist Barrie D. Coate and Associates 4/99-8/99 • Contract City Arborist, City of Belmont, California Planning and Community Development Department 5/99-present • ISA Certified Arborist #WC-3172 • Peace Corps Soil and Water Conservation Extension Agent Chiangmai Province, Thailand 1991-1993 • B.A. Environmental Studies/Soil and Water Resources UC Santa Cruz, Santa Cruz, California 1990 (My full curriculum vitae is available upon request) 24 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved ,\OP Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net 10.0 Assumptions and Limiting Conditions Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownership to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised and evaluated as through free and clean, under responsible ownership and competent management. It is assumed that any property is not in violation of any applicable codes, ordinance, statutes, or other government regulations. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can neither guarantee nor be responsible for the accuracy of information provided by others. The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services as described in the fee schedule and contract of engagement. Unless required by law otherwise, the possession of this report or a copy thereof does not imply right of publication or use for any other purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. Unless required by law otherwise, neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public relations, news, sales, or other media, without the prior expressed conclusions, identity of the consultant/appraiser, or any reference to any professional society or institute or to any initiated designation conferred upon the consultant/appraiser as stated in his qualifications. This report and any values expressed herein represent the opinion of the consultant/appraiser, and the consultant's/appraiser's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. Sketches, drawings, and photographs in this report, being intended for visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys unless expressed otherwise. The reproduction of any information generated by engineers, architects, or other consultants on any sketches, drawings, or photographs is for the express purpose of coordination and ease of reference only. Inclusion of said information on any drawings or other documents does not constitute a representation by Walter Levison to the sufficiency or accuracy of said information. Unless expressed otherwise: a. information contained in this report covers only those items that were examined and reflects the conditions of those items at the time of inspection; and b. the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future. Loss or alteration of any part of this report invalidates the entire report. Arborist Disclosure Statement: Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Tree are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborist cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like any medicine, cannot be guaranteed. Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership, site lines, disputes between neighbors, and other issues. Arborists cannot take such considerations into account unless complete and accurate information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the completeness and accuracy of the information provided. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate the trees. 25 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Version: 7/5/2016 Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net 11.0 Certification I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge and belief, and are made in good faith. Signature of Consultant 12.0 Digital Images WLCA archived images of survey trees on 7/1/2016. The following is a set of images that covers some (not all) of the survey tree specimens discussed in this CTA report. 26 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 Ol) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Tree # Image Tree # L to R 3,4,5 R to L 19, 20, 21, 22 12 R to L 23, 24 27 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 Ol) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Tree # Image Tree # 25 29 26 30 28 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 A cell (415) 203-0990 / drtree@sbcglobal.net Tree # Image Tree # Image _! Al 4 J 29 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 Ol) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net 13.0 Tree Data Table Tree Tag Number Genus & Species Common Name Trunkl Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall Condition Rating (0 to 100%) Large Protected Tree? (LPT) 24" oaks, buckeye, and madrone, and 48" other s ecies (S)ave Tree Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES A historically 1 Quercus douglasii Blue oak 31.7 -- -- 31.7 35/ 45 35/35 35% poor YES X Minor to moderate, depending on root damage from proposed fill. South performed root crown excavation went too far down, exposing the actual roots, resulting in sunscald damage. Per CTA's map in this report. RPZ, TB 2 Qlobatas Valley oak 19.5 -- -- 19.5 30 30 65/65 65% fair X Minimal. Per CTA's map in this report. RPZ 3 Quercus agrifolia Coast live oak 5.6 -- -- 5.6 15/ 9 90/80 86% good X Minimal. Tree not noted on the applicant's plan sheets. Rough plotted by the CTA. Per CTA's map in this report. RPZ 4 Quercus agrifolia Coast live oak 10 10 20 25/ 25 80/60 ° 75 /° good X Minimal to moderate. Fill soil will be placed on north side of the root zone. Per CTA's map in this report. RPZ 5 Quercus agrifolia Coast live oak 5.0 -- -- 5.0 13/ 8 75/75 75% good X Moderate Tree not noted on the applicant's plan sheets. Rough plotted by the CTA. North side of root zone will be completely covered with new fill per plan. Per CTA's map in this report. RPZ 30 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree©sbcglobal.net Tree Tag Number Genus & Species Common Name Trunkl Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall Condition Rating (0 to 100%) Large Protected Tree? (LPT) 24" oaks, buckeye, and madrone, and 48" other s ecies (S)ave Tree (D)isposition Unclear Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 6 Quercus agrifolia Coast live oak 8 7 5 20 20/ 15 90/50 ° 70% good X Moderate. The plot point of this tree appears to be incorrect. Actual trunk location may be closer to existing road than is shown on the applicant's sheets. Codominant mainstems exhibit a bark inclusion at 1 foot above grade. Root system may be damaged or destroyed on the north side by proposed deep fill that will cover the shallow oxygenated root system. Per CTA's map in this report. RPZ 7 Quercus agrifolia Coast live oak 4.8 4.2 -- 9.0 20/ 15 80/65 77% good X The plot point of this tree appears to be incorrect. Actual trunk location may be closer to existing road than is shown on the applicant's sheets. Root system may be damaged or destroyed on the north side by proposed deep fill that will cover the shallow oxygenated root system. Per CTA's map in this report. RPZ 8 Quercus agrifolia Coast live oak 8.9 5.3 14.2 20/ 17 75/75 75% good X The plot point of this tree appears to be incorrect. Actual trunk location may be closer to existing road than is shown on the applicant's sheets. Root system may be damaged or destroyed on the north side by proposed deep fill that will cover the shallow oxygenated root system. Per CTA's map in this report. RPZ 9 Heteromeles arbutifolia California toyon 7.0 4.0 11.0 16/ 12 80/40 55% fair X To be removed. 31 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Tree Tag Number Genus & Species Common Name Trunkl Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall Condition Rating (0 to 100%) Large Protected Tree? (LPT) 24" oaks, buckeye, and madrone, and 48" other s ecies (S)ave Tree Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 10 Quercus agrifolia Coast live oak 5.7 -- -- 5.7 16/ 12 60/60 60% fair X -- To be removed. __ 11 Quercus douglasii Blue oak 15.3 -- -- 15.3 25/ 35 30/30 o 30% poor X Minor to moderate South X Needs root crown excavation. Suggest relocate the proposed outfall for the storm drain such that the rock pile is farther from the trunk of this tree. Per CTA's map in this report. RPZ, RCX, and locate the drain pipe outfall to farther from the trunk base. 12 Quercus agrifolia Coast live oak 30 20 16 80 total 30/ 45 75/35 o 43% poor YES X Minor South Tree appears to be a sprout mass that arose from a cut stump. The entire canopy consists of these sprouts arising from a stump cut area. This is a high risk tree (do not install any sitting areas onto the landscape within 45 feet of the mainstem cluster. Per CTA's map in this report. RPZ, and do not build any sitting areas within 45 feet of mainstem mass. 32 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Tree Tag Number Genus & Species Common Name Trunkl Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall Condition Rating (0 to 100%) Large Protected Tree? (LPT) 24" oaks, buckeye, and madrone, and 48" other species (S)ave Tree (D)isposition Unclear Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 13 Quercus douglasii Blue oak Est. 18 -- - Est. 18 35/ 25 35/35 35% poor X Minor Tree could improve in vigor with 1 x/month deep water at 25 feet out from mainstem. Per CTA's map in this report. RPZ, and once monthly irrigation water at 25 feet out. 14 Quercus Valley oak 16.2 -- -- 16.2 35/ 45 80/80 80% good X Moderate X Needs root crown excavation. Work proposed is relatively close to mainstem. Per CTA's map in this report. RPZ, RCX. 15 Quercus Valley oak 10.5 -- -- 10.5 15/ 70/45 57% fair X Minor Per CTA's map in this report. RPZ 16 Qjobatas Valley oak 11.9 11.6 -- 23.5 20/ 25 80/65 75% good X Minor Large rodent tunnel at base of tree. Per CTA's map in this report. RPZ 17 Quercus lobate Valley oak 8 -- -- 8 28/ 13 65/45 55% fair X Minor South east Per CTA's map in this report. RPZ 18 Quercus agrifolia Coast live oak 7 7 -- Est. 14 30/ 35 80/75 78% good X Minor Condition assessed from afar. Mainstem diameters estimated. Per CTA's map in this report. RPZ 33 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Tree Tag Number Genus & Species Common Name Trunkl Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall Condition Rating (0 to 100%) Large Protected Tree? (LPT) 24" oaks, buckeye, and madrone, and 48" other species (S)ave Tree Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 19 Quercus agrifolia Coast live oak 19.2 19.2 25/ 35 50/50 50% fair X Minor to moderate Root crown was done well. Per CTA'sexcavation map in this report. RPZ 20 Quercus agrifolia Coast live oak 20.3 -- -- 20.3 30/ 30 40/30 35% poor X Minor South Bark inclusion at 7 feet. Per CTA's map in this report. RPZ 21 Quercus agrifolia Coast live oak 14.7 14.7 30/ 25 70/65 70% good X Minor Root crown excavation done well already. Scar noted at 4 to 5 feet above grade. Per CTA's map in this report. RPZ 22 Quercus lobata Valley oak 25 16 10 Total est. 51 25/ 40 40/30 38% poor YES X Minor One of 4 mainstems was removed at grade. Three mainstems remain. Canopy consists of epicormics sprouts arising from the mainstems. Tree is slowly improving with increased live twig density and extension, as a "retrenched" specimen. Per CTA's map in this report. RPZ 23 Quercus lobate Valley oak 15.5 14.5 30.0 30/ 35 50/25 30% poor YES X Minor South Root crown decay on lower (downhill) side of mainstem. Per CTA's map in this report. RPZ 24 Quercuslobata Valley oak 11.0 -- -- 11.0 25/ 20 75/75 75% good X Minor X Needs root crown excavation. Per CTA's map in this report. RPZ, RCX 34 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Tree Tag Number Genus & Species Common Name Trunkl Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall Condition Rating (0 to 100%) Large Protected Tree? (LPT) 24" oaks, buckeye, and madrone, and 48" other species (S)ave Tree (D)isposition Unclear Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 25 Quercus agrifolia Coast live oak 24 22 -- 46 35/ 40 75/75 75% good YES X Moderate to Severe Root crown excavation done already is OK. Existing trunk buffer wrap was not done correctly, and should be removed and redone. Per CTA's map in this report. NEW TB, RPZ 26 Quercus douglasii Blue oak 15.3 15.3 28/ 25 70/70 70% good X (Impacts related to past road development) X Root crown excavation needed to remove fill soil placed behind wall during road development in the past. Per CTA's map in this report. RCX, RPZ 27 Qlobatas Valley oak 11.7 -- -- 11.7 30/ 25 80/70 75 % good X Moderate South over street Per CTA's map in this report. RPZ 28 Quercus douglasii Blue oak 9.9 9.9 28/ 25 60/60 60% fair X Moderate Stem cankers are developing noticeably on one or two stems. Per CTA's map in this report. RPZ 29 Quercus Valley oak 19.4 19.440 40/ 60/60 60% fair X Minor to Severe, depending on whether the water service pipe shown on plans is proposed new or existing to remain. South Twig density declined during drought, but appears to be increasing, which means tree is in a good "retrenching" phase. Per CTA's map in this report. RPZ 35 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 cell (415) 203-0990 / drtree@sbcglobal.net Tree Tag Number Genus & Species Common Name Trunkl Diameter Trunk2 Diameter Trunk3 Diameter Sum of All Trunk Diameters Height & Canopy Spread (Ft.) Health & Structural Rating (100% Each) Overall Condition Rating (0 to 100%) Large Protected Tree? (LPT) 24" oaks, buckeye, and madrone, and 48" other s ecies (S)ave Tree Severity of Impacts Expected from Site Plan Related Work Lopsided Canopy (note direction) Trunk Lean (note direction ) Girdling Roots Buried Root Crown Pests and Disease Presence, and Other Notes SUGGESTED ROOT PROTECTION FENCE RADIUS (Ft.) MAINTENANCE AND PROTECTION CODES 30 Quercus lobata Valley oak 16.3 -- -- 16.3 30/ 35 80/70 78% good X Severe South Root crown excavation needed. Proposed work will surround the tree, causing extensive loss of roots and root function. Per CTA's map in this report. RCX, RPZ, and 1x/month water deeply as far out from mainstem as possible. Form a shallow soil drainage swale that flows downhill to avoid pooling and flooding of the root system during winter. 31 Quercus doug/asii Blue oak 18.8 18.0 12.5 49.3 35/ 50 50/50 50% fair YES X Tree condition is recovering after decline in vigor from extended drought. To be removed. 36 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 0))) Walter Levison CONSULTING ARBORIST ASCA Registered Consulting Arborist #401 / ISA Tree Risk Assessment Qualified / ISA Certified Arborist #WC-3172 ,\ cell (415) 203-0990 / drtree@sbcglobal.net Tree Maintenance and Protection Codes Used in Data Table: RPZ: Root protection zone fence, chain link, with 2" diameter iron posts driven 24" into the ground, 6 to 8 feet on center max. spacing. Alternative material: chain link fence panels set over concrete block -type footings, with the fence panels wired to steel pins pounded 24 inches into the ground at both ends of each panel. RB: Root buffer consisting of wood chip mulch lain over existing soil as a 12 inch thick layer, overlain with 1 inch or greater plywood strapped together with metal plates. This root buffer or soil buffer should be placed over the entire width of the construction corridor between tree trunks and construction. RP: Root pruning. Prune woody roots measuring greater than or equal to 1 inch diameter by carefully back -digging into the soil around each root using small hand tools until an area is reached where the root is undamaged. Cleanly cut through the root at right angle to the root growth direction, using professional grade pruning equipment and/or a Sawzall with wood pruning blade. Backfill around the cut root immediately (same day), and thoroughly irrigate the area to saturate the uppermost 24 inches of the soil profile. BDRP: Back -dig root pruning: Hand -dig around the broken root, digging horizontally into the open soil root zone until a clean, unbroken, unshattered section of the root is visible. Proceed as per 'root pruning'. RCX: Root crown excavation. Retain an experienced arborist to perform careful hand -digging using small trowels or other dull digging tools to uncover currently -buried buttress root flares. Digging shall occur between trunk edge and at least two (2) feet horizontal from trunk edge. The final soil elevation will be at a level such that the tree's buttress roots visibly flare out from the vertical trunk. TB: Trunk buffer consists of 20-40 wraps of orange plastic snow fencing to create a 2 inch thick buffer over the lowest 8 feet of tree trunk (usually takes at least an entire roll of orange fencing per each tree). Lay 2X4 wood boards vertically, side by side, around the entire circumference of the trunk. Secure buffer using duct tape (not wires). F: Fertilization with slow -release Greenbelt 22-14-14 tree formula, as a soil injection application using a fertilizer injection gun. This brand and formulation is commonly used by reputable tree care companies in the Bay Area. Apply at label rate and injection hole spacing. M: 4-inch thick layer of chipper truck type natural wood chips (example source: Lyngso Garden Supply, self pick-up). Do not use bark chips or shredded redwood bark. W: Irrigate using various methods to be determined through discussion with General Contractor. Irrigation frequency and duration to be determined through discussion and/or per directions in this report. Native oak species typically require 1x/month irrigation, while other tree species tend to prefer 2x/month or 4x/month moderate to heavy irrigation during construction. P: Pruning per specifications noted elsewhere. All pruning must be performed only under direct site supervision of an ISA Certified Arborist, or performed directly by an ISA Certified Arborist, and shall conform to all current ANSI A300 standards. MON: A Project Arborist must be present to monitor specific work as noted for each tree. 37 of 37 Site Address: 15680 Gum Tree Lane, Los Gatos, CA Registered Member, American Society of Consulting Arborists and Member of the International Society of Arboriculture © Walter Levison 2016 All Rights Reserved Version: 7/5/2016 This Page Intentionally Left Blank October 14, 2016 Project 0084492130 Mr. Admas Zewdie Town of Los Gatos 41 Miles Avenue Los Gatos, CA 95030 Subject: Peer Review: Updated Geologic and Geotechnical Study — Proposed Residential Development Masse! Properly 15680 Gum Tree Lane, Los Gatos, Califomia Prepared by Upp Geotechnology (UPP), dated September 30, 2016 Dear Mr. Zewdie: 44? amec foster wheeler At your request, Amec Foster Wheeler Environment & Infrastructure Americas (Amec Foster Wheeler) has performed a peer review of the subject report. In addition to the subject report, we were provided Plans (architectural, landscape, and civil — 20 Sheets total) for review. We visited the site during our (Geomatrix Consultants, inc.) review of the Los Gatos Highlands subdivision and our reviews (Geomatrix Consultants, Inc., August 29, 2006 and AMEC, July 13, 2013) of previous proposed residential lot development of the site (also addressed as 15690). The proposed development includes a single-family residence with wine cellar (basement), attached garage, and driveway. The subject report updates the geologic and geotechnical information and geotechnical engineering design recommendations for the currently proposed development (new owner). The subject report indicates that it is an update of a 2006 Terrasearch, Inc. report but is a standalone report, implying that all necessary information and pertinent recommendations for the proposed development of the site are contained in the subject report. The subject report does not reference a subsequent report by T. Makdissy Consulting, Inc., that appears to be for development of the site. UPP should review all the previous reports and peer review letters in Town files on this site. The site geologic and seismic conditions and potential geologic and seismic hazards have been adequately address in the subject report and in previous reports and peer reviews. Amec Foster Wheeler concurs with Upp that the proposed project is geotechnically feasible provided that the project is designed and constructed in accordance with the recommendations in the subject report. The site is in the hillside area of Los Gatos, and the proposed development will require significant civil engineering, including grading, retaining walls, and site drainage. Total grading volumes appears to be 2,145 cubic yards of cut and 1,235 cubic yards of fill, with the excess cut being removed offsite. Amec Foster Wheeler Environment & Infrastructure, inc. 180 Grand Avenue, Suite 1100 Oakland, California 94612-3066 USA Tel (510) 663.4100 Fax (510) 663-4141 amecfw.com EXELIBIT 8 Mr. Admas Zewdie Town of Los Gatos October 14, 2016 Page 2 Upp must review the final Plans and submit a Plan Review Letter to the Town prior to the issuance of any permit(s). Upp must provide observation and appropriate testing during construction and submit a final "as -built" letter to the Town prior to project final. We hope this provides the information you required. Please call if you have any questions or require additional information. Sincerely, Amec Foster Wheeler Environment & Infrastructure, Inc. c?-641,4 Robert H. Wright, Ph.D., PG,CEG Principal Engineering Geologist Direct Tel.: (510) 663-4187 E-mail: bob.wright©amecfw.com Christopher J.utu, PE, GE Principal Engineer Direct Tel.: (510) 663-4156 E-mail: chris.coutu@amecfw.com rhwlciclldu x:18000s18449.00018449.213gum tree Iane18449213 eer review Itr 101416.docx Amec Foster Wheeler 4 MASSEI CONSTRUCTION STEVE MASSE! PRESIDENT 408.421.4777 STE'V:EOMASSEICONSTRUCTION.COM MASSEICONSTRUCTIOC .COM To: Los Gatos Planning Department RE: 15680 Gum Tree Development Correspondences with neighbors Please see the below summary of people I personally made contact with. All architectural drawing were presented, discussed and reviewed. Date Jun-16 Jun-16 Jun-16 Jun-16 Sincerely, Steve Massei Neighbor Boris Renski Charming Flynn Zane Taylor James Sullivan Address 15690 Gum Tree Lane 15700 Gum Tree Lane 15685 Gum Tree Lane 15715 Shannon Rd Comments Love Design -Supports Project Love Design -Supports Project Love Design -Supports Project Love Design -Supports Project This Page Intentionally Left Blank KQHLSAAT AS O .IAI L� ARCHITECTURE COLOR SAMPLES BOARD 15680 GUM TREE LANE • • STUCCO: INTEGRAL COLOR COAT STUCCO - RANGE: BENJAMIN MOORE - ALGONQUIN TRAIL (LRV272), SCARECROW (LRV 28 S), & WOODSTOCK TAN (LRV 273) STONE VENEER: ELDORADO STONE VENEER, OYSTER, COARSE CUT WOOD SIDING (METAL PANELS): SIDING BY LONGBOARD, DARK NATIONAL WALNUT ROOFING FASCIA AND GUTTERS: STANDING SEAM ROOF, BY PAC CLAD, MEDIUM BRONZE EXSIDTT 1 0 This Page Intentionally Left Blank REVISIONS A. 08/2q/16 1O/O6/16 15680 Gum Tree Lane VICINITY MAP PROJECT PROJECT DIRECTORY DATA SHEET INDEX ll � m`'' Ellt °` °y Rtl a U Oh, m ��eetr Oh. 5 rI a ��+eYRd , e di-6 ° e�,J '�agypak, qu Uac Way ' rgYe Lilac Ln Los Gatos Cherrystone 6r °1°I �,a55P Blossom Rirl k+++°ark.1'i Elementary Schools Shannon Rd 5♦ybnConRd R. ® L°tea , T �awaY 'a"'u^anrp, ,'ANI7 +'°dykd s 8 o 4 y Y A , Phillips Ave P... Way -- '' 9 Q ��°t69 0 Almaden Rk % I .- $ ti t t1e P �'d °lea'°� "'ha rc, 4 Fro.ra,Pr?e kennedyRy Go,: gle 1 Lo oasw Blossom ShaSenpse Rd cz xernd LaAtsticana a, Almaden Rd o i g a Crew Way y� ro n�OnRd Cordon Ave s w =' & °��G� o g 1 R ��. xenfi�yRd i. w q A ft°y°°�` Heather LG AnnQwa} Or Alma 1aic1 o� ,t,„� dv,aa ARCHITECT: CIVIL ENGINEER: PROJECT ADDRESS: 15680 LOS OWNER: S 481 LOS (408) APN: 527—Oq-006 ZONING: HR-2%2 OCCUPANCY GROUP: R-3 CONSTRUCTION TYPE: V—B GROSS SITE AREA: 125,006 NET SITE AREA: 104,105 AVERAGE SLOPE: 27.5% ALLOWABLE FLOOR AREA: 6,000 PROPOSED FLOOR AREAS: GUM TREE LANE GATOS, CA Q5032 4 S DEVELOPMENT LLG N. SANTA GRUZ AVE, SUITE 510 GATOS, CA g5030-3 421-4777 SF (2.87 AC) SF (2.51 AC) SF (+ 400 SF GARAGE ALLOWANCE) SF MAIN FLOOR 5,515 SF SF SECOND FLOOR 158 SF SF CELLAR FLOOR 2,505 SF A-1 COVER SHEET A-2 NEIGHBORHOOD CONTEXT PLAN SITE PLAN 1 CIVIL. COVER SHEET 2 OVERALL SITE PLAN 5 GRADING $ DRAINAGE PLAN 4 SECTIONS DETAILS 5 SECTIONS EROSION CONTROL PLAN L1.0 PRELIMINARY LANDSCAPE PLAN L2.O SITE PLAN $ TREE PROTECTION L5.0 PLANTING PLAN L5.1 PLANTING LEGEND A-4 MAIN FLOOR PLAN A-5 LOWER FLOOR PLAN A-6 SECOND FLOOR PLAN A-7 ROOF PLAN A-8 FRONT $ LEFT ELEVATIONS A—q REAR $ RIGHT ELEVATIONS A-1O CROSS SECTIONS A-11 GROSS SECTIONS A-12 COMPARISON EXHIBITS KOHLSAAT 4 ASSOCIATES HANNA—BRUNETTI 51 UNIVERSITY AVENUE, SUITE L 'i651 EIGLEBERRY STREET LOS GATOS, CA ' 15050 GILROY, CA 415020 TEL: (408) 5°15-2555 TEL: (408) 842-21'75 SURVEYOR: LANDSCAPE ARCHITECT: Garo Memorial Park ,°,°, qe , fie`°' ei°ssamVapeyD. LG g _ elo-�emm BOWMAN WILLIAMS, DAVID R. FOX &COMPANY CONSULTING CIVIL ENGINEERS 50 UNIVERSITY AVENUE, STE142 1011 CEDAR STREET LOS GATOS, GA Q5030 SANTA CRUZ, GA °15060 TEL(408) : 7610212 — TEL: (831) 426-3560 NOTES • WILDLAND—URBAN INTERFACE: THIS PROJECT IS LOCATED WITHIN THE DESIGNATED WILDLAND URBAN INTERFACE AREA. THE BUILDING CONSTRUCTION SHALL COMPLY WITH THE PROVISIONS OF SECTION R521 OF THE CALIFORNIA RESIDENTIAL CODE OR THE CALIFORNIA BUILDING CODE (GBG) CHAPTER "IA, AS APPLICABLE. NOTE THAT VEGETATION CLEARANCE SHALL BE IN COMPLIANCE WITH THE CBC. SECTION 7O1A.3.2.4 PRIOR TO PROJECT FINAL. APPROVAL. CHECK WITH THE PLANNING DEPARTMENT FOR RELATED LANDSCAPE PLAN REQUIREMENTS. • AUTOMATIC RESIDENTIAL FIRE SPRINKLERS SHALL BE INSTALLED. A STATE OF CALIFORNIA SITE r LICENSED (C-16) FIRE PROTECTION CONTRACTOR SHALL SUBMIT PLANS, CALCULATIONS, AND COMPLETES PERMIT APPLICATION AND APPROPRIATE FEES TO THE SANTA GLARA COUNTY FIRE DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO BEGINNING THEIR WORK. NOTE: THE OWNER(S), OCCUPANTS 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. NOTE: COVERED PORCHES, PATIOS, BALCONIES, AND ATTIC SPACES MAY REQUIRE FIRE SPRINKLER COVERAGE. • POTABLE WATER SUPPLIES SHALL BE PROTECTED FROM CONTAMINATION CAUSED BY FIRE MAIN FLOOR 5,515 SECOND FLOOR 158 GARAGE (LESS 400 SF) 545 TOTAL FLOOR AREA 5,gg8 OTHER FLOOR AREAS: SF TOTAL. LIVING AREA 8,158 SF PROPOSED EXISTING PROTECTION WATER SUPPLIES. IT 15 THE THER. PPLICANT ANY CONTRACTORS AND SUBCONTRACTORS TO CONTACTITY RU THE WATEOF RVEYOR SUPPLYING THE SITE OF SUCH PROJECT, AND TO COMPLY WITH THE REQUIREMENTS OF THE 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 CONSTRUCTION WILL NOT BE GRANTED BY THE SANTA GLARA COUNTY FIRE DEPARTMENT UNTIL. COMPLIANCE WITH THE REQUIREMENTS OF THE WATER PURVEYOR OF RECORD ARE DOCUMENTED BY THE PURVEYOR AS HAVING BEEN MET BY THE APPLICANT(S). • TIMING OF REQUIRED WATER SUPPLY AND ACCESS INSTALLATIONS: INSTALLATIONS OF REQUIRED FIRE SERVICES) AND FIRE HYDRANT(S) SHALL BE TESED AND ACCEPTED BY THE FIRE DEPARTMENT, PRIOR TO THE START OF FRAMING OR DELIVERY OF BULK COMBUSTIBLE MATERIALS. BUILDING PERMIT ISSUANCE MAY BE WITHHELD UNTIL REQUIRED INSTALLATIONS ARE COMPLETED, TESTED, AND ACCEPTED. • CONSTRUCTION SITE FIRE SAFETY: ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLE ROOF DECK 646 SF SITE AREAS: RESIDENCE 5,515 SF 0 SF COVERED' PORCH 5q1 SF 0 SF CVERED' 32111 SF 0 SF FOOL 4 SPA '102 SF 0 SF SCOPE OF WORK A NEW 5,615 SF SINGLE FAMILY RESIDENCE ^HIGH INCLUDES A 3— GAR GARAGE, 5 BEDROOMS, 6 BATHS, 2 HALF BATHS, AN OFFICE, EXERCISE ROOM, GAMES ROOM WITH WET BAR, A WINE CELLAR, AND A SECOND FLOOR CROW'S NEST WHICH OPENS TO A ROOF TOP DECK INCLUDES A 3—CAR GARAGE. SEVEN TREES ARE PROPOSED TO BE REMOVED. TOTAL. BUILDING COVERAGE 7,557 SF = 7.1% 0 SF DRIVEWAY 3,511 SF 8,532 5F BALCONY 105 SF 0 SF BODGE COURT 528 SF 0 SF PROVISIONS OF THE GFG CHAPTER 33 AND OUR STANDARD DETAILS AND SPECIFICATION SI—"I. PROVIDE APPROPRIATE NOTATIONS ON SUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO THE PROJECT. TOTAL IMPERVIOUS COVERAGE 11,278 SF = 10.8% 8,552 SF = 8.2% PERMEABLE POOL DECK 4 PATIOS 2,751 SF 0 SF • LOS GATOS, CA. • 95030 • (408) 395-2555 51 UNIVERSITY AVE. "L' LOS GATOS, CA 95032 DATE: 06/20/16 SCALE: AS SHOWN EXHIBIT 11 SHEET A-1 1 OF — 15.7 (N 49'44'36" W 56.10') R&M 10.8) (N 81°34'24" W 14.14') R&M (R=130.00' 4=31 °54'18" L=72.39) R&M 55.75' 0' 4=33°24'12" L=99.11) R&M al MI (N 48°10'12" W 152.94') R&M (R=60.01'4=24°17'55" L=25.45) R&M (S 48°10'12" E 10.33') R&M / / / / / / / / I I 1 \ \ • • all • / / s oo, so EXISTING RON, TO BE REMOVEfl (S 7°02'37" E 588.45' / / S 80°00'00" W 80.00' NEIGHBORING RESII,ENGE 1 1 (S 7'02'37" E 100.84') 18 z NEIGHBORHOOD CONTEXT PLAN SCALE: 1" = 50' REVISIONS A. 08/2c1/16 10/06/16 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 LOS GATOS, CA O GC DATE: O6/2O/16 SCALE: AS SHOYVN SHEET A-2 2 OF - 18" #13 • ZLUE OA /� TREE PROTECTION FENCING PER TOWN STANDARDS ELECTRICAL COMMUNICATION, , IN T. NO: 284 D i 1..;11 .77,- 1- AREA OF SF�OND FLOOR SANTA LARA COUNTY APPROVED FIRE T UCK TURNAROUND TREE PROTECTION FENCING PER TOWN STANDARDS 201.02' (N 63°21'00" E 314.27') R&M 10 1Q EANi EN FACILITIES A (TO �TED BY SEPAL P4 INST SITE RETAINING Y ! (SEE CIVIL PLANS)/ PAVERS ON CONC. SLAB \ PERMEABLE PAVING AT POOL DECK nmmmmmmmmmmmmmr. \c ADDRESS LOCATION PER FIRE DEPARTMENT TREE PROTECTION FENCING PER TOWN STANDARDS EXISTING ASPHALT ROAD TO BE REMOVED \ TREE PROTECTION FENCING PER TOWN STANDARDS OAK S'TO4'TA SITE fr AL o \ \ SHEET A-3 5 OF — ATE MARIE ^Much %6 A resin• • yr- - I N1FL - J IC IS r OPEnru¢t--- milmil a. .' I f. rnEEEIur L-_ ° wis;utry r V.!'j'S ++ ▪ A R J ▪ ,G!'YR,'•AICOl1 1• xJ:Lr?ft -. ` 4PeEl3P/L7E '3.M.ANIY11V8 -•• •• 1 • CI = PRESERVE 3 G�_ Y rrN1:L1 2d R - _'ri , _�i`FnEEAve:SNi'ANTGIwoI' 11E C-� 1 •••_Sp PJ0.y •Gb) hioNTE I PeFirm nenfe .ems �OPEN E LFwC(-L PFFE!ENEE -. Li IYI'l Cr. 5' L it,.;:I; 5r r4 'f COuuri • '" 9E L4R 1 AF'AC.E :'✓i-FSEF PANT--' ii'IGC#5l=' _J AP lT dA -j- I :L,F L 6 1 4,P, eE '41- . L E:aES[IIII! „ LSrL MRrOaA a } _ 1,41VM GAP F.L. LS6F • misrLE Rt>'C+i , SANaaRA E1. =ET L. Los ,785 x, �6 ' STATE'.k FartIFLLrL Air_ PLEASANT Los Gatos i -I' �tR. �Y ' ' ~ I - -.! ', L'F'G 3 sAAk L-, L-Ti P--• 1 Ay 4"y R i '. a lY. SrAT,7FL vale R EL LO5 Neu SAG 12 f1 ABBREVIATIONS AC ASPHALT CONCRETE AB AGGREGATE BASE AD AREA DRAIN AGG AGGREGATE BC BEGINNING OF CURVE BLDG BUILDING BOC BACK OF CURB BO BLOW OFF BOW BACK OF WALK BW BOTTOM OF WALL BWF BARBWIRE FENCE CAN CABLE TELEVISION CB CATCH BASIN C&G CURB & GUTTER CI CURB INLET CL CENTERLINE CMP CORRUGATED METAL PIPE CMU CONCRETE MASONRY UNIT CO CLEAN OUT CONC CONCRETE CONST CONSTRUCTION DDCV DOUBLE DETECTOR CHECK VALVE ASSEMBLY DI DROP INLET DIP DUCTILE IRON PIPE DWY DRIVEWAY E ELECTRIC LINE EC END OF CURVE EG EXISTING GRADE ELEV ELEVATION EP EDGE OF PAVEMENT ER END OF RETURN ESMT EASEMENT LEGEND EXISTING tc 236,56 nv P69-63 p.c. 259.56 fl 758.95 ac 365.75 tg 365.75 tw 355.75 b1v 395.65 0 0 OD t�. (length) (length) (E) EX. FF FG FH FL FOC G GM GB CUY CV HDPE HMA HP INV IP JP JT LF LP MAX MIN N.I.C. (N) OHU PB PCC PL PRC P.S.E. �l . IL 1U 11 L HEL CIO 2 7 111 4 PROJECT SITE r� 4ingfon Res. •_'• , :II1 krAT.ER AEC. i9EA EXISTING EXISTING FINISH FLOOR FINISH GRADE FIRE HYDRANT FLOWUNE FACE OF CURB GAS LINE GAS METER GRADE BREAK GUY WIRE FOR POLE GATE VALVE HIGH DENSITY POLYETHYLENE HOT MIX ASPHALT HIGH POINT INVERT OF PIPE IRON PIPE JOINT POLE JOINT TRENCH LINEAR FEET LOW POINT MAXIMUM MINIMUM NOT IN CONTRACT NEW OVERHEAD UTILITY PULL BOX PORTLAND CONCRETE CEMENT PROPERTY UNE POINT REVERSE CURVE PUBUC SERVICE EASEMENT RIM MLLNEFK j J!FaylRF 101' HL 91asSGA1 AREA GLTiOALIh°E' 17ES. WAFER REC. EA + ' --- ri {3IfiLFO i�LifY' IrS}°r 4' Ly " NEW ALMADEI6 1 .. ElRF4 ?PST, . LANaL*RRpLSR % )148.. VICINITY MAP NO SCALE Grading & Drainage Plans P.U.E. PUBLIC UTILITY EASEMENT PVI POINT OF VERTICAL INTERSECTION PVC POLYVINYL CHLORIDE PIPE R RADIUS RCP REINFORCED CONCRETE PIPE R/W RIGHT OF WAY RWL RAINWATER LEADER S SLOPE SD STORM DRAIN PIPE SS SANITARY SEWER PIPE STM STORM DRAIN MANHOLE SS MH SANITARY SEWER MANHOLE SP SERVICE POLE STD SO SW T IBM TC TFC TG TOB TOE TYP W WV P.S.D.E. PRIVATE STORM DRAIN EASEMENT P.S.S.E. PRIVATE SANITARY SEWER EASEMENT PROPOSED CONTOUR ELEVATION —w w WATER MAIN ".(" 's' °¢( °)STORM DRAIN gradd cF (.1Z.) ss a s-( °)SANITARY SEWER TC 236.65 INV 457.35 PCC 257.65 FL 125.48 AC 359.45 TO 359.45 Tw 359.45 OW 45&25 1* ■ 0 STANDARD SQUARE SIDEWALK TELEPHONE LINE TEMPORARY BENCHMARK TOP OF CURB TOP FACE OF CURB TOP OF GRATE TOP OF BANK TOE OF BANK TOP OF WALL TYPICAL WATER LINE WATER METER WATER VALVE TOP OF CURB ELEVATION PIPE INVERT ELEVATION PORTLAND CONCRETE ELEVATION FLOWUNE ELEVATION ASPHALT CONCRETE ELEVATION TOP OF GRATE ELEVATION TOP OF WALL ELEVATION BOTTOM OF WALL ELEVATION ELECTROUER FLOW DIRECTION DROP INLET MANHOLE CURB INLET ■ WATER METER NeP FIRE HYDRANT WATER VALVE SIDEWALK VERTICAL CURB CURB & GUTTER JOINT TRENCH RETAINING WALL SEWER LATERAL TREE TO BE REMOVED MONUMENT ss x •MON ROCK RIP —RAP CONTRACTOR TO VERIFY: for 15680 Gum Tree Lane apn 527-00-033 DAMON HOME'S apn 527-03-008 FLYNN FAMILY TRUST CONTRACTOR TO VERIFY PRIOR TO CONSTRUCTION OF BUILDING PAD, STRUCTURAL SECTION OF FOUNDATION TO DETERMINE BUILDING PAD ELEVATION. A 12 INCH SECTION WAS USED ON PLANS FOR CONCEPTUAL PURPOSES ONLY. SEE SOILS REPORT TO DETERMINE STRUCTURAL SECTION FOR BUILDING. NOTE: WHERE THE FIRM OF HANNA & BRUNETII DOES NOT PROVIDE CONSTRUCTION STAKES, SAID FIRM WILL ASSUME NO RESPONSIBILITY WHATSOEVER FOR IMPROVEMENTS CONSTRUCTED THEREFROM. NOTE TO CONTRACTOR CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE ENGINEER HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR ENGINEER. apn 527-09-006 in the Town of Los Gatos Santa Clara County, California apn V 27- iJ 0- i/ V 2 DA VID ON HOME'S apn 627-03-012 AMAN / VAN DEIR J Y r EXISTING UNDERGROUND UTILITIES ARE SHOWN IN THEIR APPROXIMATE LOCATIONS BASED ON RECORD INFORMATION AVAILABLE TO THE ENGINEER AT THE TIME OF PREPARATION OF THESE PLANS. LOCATION MAY NOT HAVE BEEN VERIFIED IN THE FIELD AND NO GUARANTEE IS MADE AS TO THE ACCURACY OR COMPLETENESS OF THE INFORMATION SHOWN. THE CONTRACTOR SHALL NOTIFY UTILITY COMPANIES AT LEAST 2 WORKING DAYS IN ADVANCE OF CONSTRUCTION TO FIELD LOCATE UTILITIES. CALL UNDERGROUND SERVICE ALERT (U.S.A.), AT 1-800-642-2444. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO DETERMINE THE EXISTENCE AND LOCATION OF U11U11ES SHOWN ON THESE PLANS, INDICATED IN THE FIELD BY LOCATING SERVICES, OR EVIDENCE BY FACILITIES VISIBLE AT OR ADJACENT TO THE JOB SITE. ANY ADDITIONAL COST INCURRED AS A RESULT OF THE CONTRACTOR'S FAILURE TO VERIFY LOCATIONS OF EXISTING UTILITIES PRIOR TO BEGINNING CONSTRUCTION SHALL BE BORNE BY THE CONTRACTOR AND IS DEEMED INCLUDED AND MERGED IN THE CONTRACT UNIT PRICE. Slope Density of Proposed Developed Area 0.0023 (I x L) A S = the slope density I = the contour interval in feet = 1 ft L = the sum length of contour lines in feet = 34,269 A = the area in acres = 2.87 0.0023 (1 x 34269) — 27.5% 2.87 DATE: 16 HANNA — BRUNETTI AMANDA JOY MUSY—VERDEL RCE 69278 EXPIRES 6-30-18 BASIS OF BEARINGS PROFESS,0,1, \ Jo MUS'1- OP �cc% xi I NO. 69278 IR EXP. 6-30-18 CIVIL Or CALL THESE PLANS ARE BASED ON THE 'RECORD OF SURVEY RECORDED IN APRIL 10th, 2008 IN BOOK 824 OF MAPS, PAGES 15-18; SANTA CLARA COUNTY RECORDS. FLOODZONE STATEMENT COMMUNITY PANEL NUMBER: 06085C0381H MAP REVISED: MAY 18, 2009 PROJECT IS LOCATED IN ZONE X ZONE X AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WIN AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD. PROJECT SUMMARY ASSESSOR'S PARCEL NUMBER PROJECT AREA (GROSS) PROJECT AREA (NET) ZONING OCCUPANCY GROUP SITE AREAS RESIDENCE COVERED PORCH UGHTWELLS POOL AND SPA 527-09-006 125,006 SF/2.87 ACRES 104,105 SF/2.39 ACRES HR-2 1/2 PROPOSED 5,515 SF 591 SF 329 SF 902 SF R-3 EXISTING 0 SF 0 SF 0 SF 0 SF TOTAL BUILDING COVERAGE DRIVEWAY (ASPHALT) PATIOS AND CONCRETE PATHS BOCCE COURT 7,337 SF / 7.1% 0 SF 3,511 SF 105 SF 328 SF 8,532 SF 0 SF 0 SF TOTAL IMPERVIOUS COVERAGE PERMEABLE DRIVEWAY & FRONT WALK OWNER STEVE MASSEI S&S ESTATE DEVELOPMENT, LLC 481 N. SANTA CRUZ AVENUE, SUITE 310 LOS GATOS, CA 95030 CIVIL ENGINEER HANNA & BRUNETII 7651 EIGLEBERRY STREET GILROY, CA 95020 OFFICE: 408 842-2173 FAX: 408 842-3662 EMAIL ENGINEERINGCHANNABRUNETII.COM 11,278 SF / 10.8% 8,532 SF / 8.2% SHEET INDEX 1 COVER SHEET 2 OVERALL SITE PLAN 3 GRADING AND DRAINAGE PLAN 4 SECTIONS AND DETAILS 5 SECTIONS 6 EROSION CONTROL PLAN 2,751 SF 0 SF co(o o ■ CZ N 7DI a) 06 1- 0 ■ � co N C0 0 ell in Its %— o m zW • >- O 0 z Q U N 0 F— V7 0 N REFERENCES rn rn DESIGNED BY: I— wix w - co >w !IPIco SHEET 1 OF 6 JOB NO. 16038 M allo N ch c 0_ `n a • O r- CO cn —,.,cg z DATE APN 627J09J033 DA VJD ON H JJ\IJ r S WALLS TRI 16" EUC 4 crx REVISIONS: DESCRIPTION 48" OAK HAN NA—BRU NETTI EST. 1910 CIVIL ENGINEERS • LAND SURVEYORS CONSTRUCTION MANAGERS WALL Ap1\J 7-09-0 2 DAV]DOJ\J HOME'S 12" OAK / 10 FOOT WIDE EASEMENT FOR ELECTRICAL FACILITIES AND COMMUNICATION FACILITIES PER INST: NO. 5837826 (TO BE VACATED BY SEPARATE INSTRUM r r t 10 FOOT WIDE ' ! . EASEMENT FOR ELECTRICAL FACILITIES AND COMMUNIC FACILITIES PER INST. N '. 5 (TO BE VACA ai BY SEPARA INRU APN 527J O 3- O O B LYNN r A1\j]J I `t fRU Si DATE: NOVIEMPER 24216 HORIZ. SCALE- I"mod VERT. SCALE: NODE DESIGNED BY• AM CHECKED BY: DRAWN BY: TM date: 18 Hanna — Brunetti Amanda Joy Musy—Verdel R.C.E. # 69,278 expires: 6/30/18 Q criq EMERGENCY ACCESS, EASEMENT, PER 824-M-16 NOVEMBER 2016 233.501 INGRESS -EGRESS PUBLIC UTILITY & _ANDSCAPING EASEMENT APPURTENANT TO PARCEL B 588.38' • OAK c tlj Overall Site Plan 15680 Gum Tree Lane - apn 527-09-006 GRAVEL ROAD RIM=698.18 APN 627-09-029 LEGEND RESTORATION FILL AREA PERMEABLE PAVERS ASPHALT SURFACE PAVERS ON CONCRETE SLAB IF- -2: ILLEGAL FILL AREA ANTENANT TO APN 627-03-012 SANTA CLARA COUNTY CALIFORNIA 10' WIDE P.S.E. PER 824 M 16-18 SHEET 2 OF 6 JOB NO. 16038 Driveway cut ±368 c.y. fill ±0 c.y. Landscaping cut ±44 c.y. fill ±497 c.y. (restoration fill area) Restoration Area cut ±0 c.y. fill ±311 c.y. Illegal Fill Area cut ±68 c.y. fill ±0 c.y. Total Grading Quantities cut ±480 c.y. fill ±808 c.y. 48" OAK (excavation under separate permit) House Pool Total Excavation cut ±1,867 c.y. cut ±23 c.y. cut ±1,890 c.y. fill ±49 c.y. fill ±10 c.y. fill ±59 c.y. n ATE WALLS. TRI 16" EUC 4 REVISIONS: DESCRIPTION . 12" OAK WALL 40" OAK CHOP AC DRIVEWAY EASEMENT FOR ELECTRICAL ' FAaLITIES AND COMMUNICATION FACILITIES PER INST. NO. 5837826 (TO BE VACATED BY SEPARATE INSTRUM 10 FOOT WIDE EASEMENT FOR B_ECTRICAL FACILJTIES AND COMMUNIC ON 54" MULTI TREE L 12" CMP =591.43 OUT CIVIL ENGINEERS • LAND SURVEYORS CONSTRUCTION MANAGERS BY SEPARA IN U F • 4 STUMPS DATE: VERT. SCALE: NONE DESIGNED BY. AM CHECKED BY: DRAWN BY: TM 24" STORMIECH CHAMBER CAPACITY 235 SF SEE SHEET 4 FOR DETAILS PROPANE TANK <41 SLOPE R FLATTER 6' CHAINLINK FENCE 1. A SOIL ENGINEER SHALL BE RETAINED TO PROVIDE OBSERVATION AND TESTING SERVICES DURING THE GRADING AND RETAINING WALL FOUNDATION PHASE OF CONSTRUCTION PER SOIL REPORT RECOMMENDATIONS AND THAT INSPECTION AND TESTING REPORTS SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT. date: 16 Hanna — Brunetti Amanda Joy Musy—Verdei expires: 6/30/18 REFERENCES NOVEMBER 2016 233.501 INGRESS -EGRESS EASEMENT APPURTENANT TO PARCEL B —OAK - EXISTING UTILITY BOXES (TELE, ELECTRIC) 0 UNDERGROUND ERVICE TG 681.4 CEUAR F.F. 673.83 PAD 672.83 ---PROME PAVERS WI CONCRETE SLAB 10" OAK 588.38' DBL OAK IP 0,25 DBL 20" OAK FG (ill V. CL II AGG GAM PROMDE PERVIOUS SURFACE GARAGE F.F. 684.5 0 MULTI OAK Grading & Drainage Plan 15680 Gum Tree Lane - apn 527-09-006 13. GRAVEL ROAD 12" SSCO CONSTRUCTION NOTES: • UGHTWELL DRAIN BOXES TO BE SEPARATE DRAINAGE SYSTEM TO DETENTION POND. FURNISH & INSTALL CHRISTY TYPE DRAIN BOXES (V1) AND 6" PVC STORM DRAIN PIPE. (2) CONSTRUCT RETAINING WALL FOR BASEMENT FOUNDATION SEE ARCHITECTURAL/STRUCTURAL PLANS FOR DIMENSIONS AND DETAILS O CONSTRUCT 2.5 FOOT HIGH MAXIMUM DRY STACKED ROCK WALL SEE LANDSCAPING PLANS FOR DIMENSIONS AND DETAILS • PROVIDE 2lx3' ROCK RIP -RAP AT END OF PIPE OUTLET 6" MIN DIA ROCK SIZE; 2 COURSES O CONTRACTOR TO PROVIDE 'TREE PROTECTION' DURING CONSTRUCTION; SEE DETAIL ON SHEET 6 C) NEW AC DRIVEWAY TO CONFORM TO EXISTING GRAVEL ROAD. (7) CONSTRUCT RETAINING WALL; SEE STRUCTURAL PLANS FOR DIMENSIONS AND DETAILS e CONNECT NEW SEWER LATERAL TO EXISTING SS LATERAL PROVIDE NEW SEWER CLEANOUT AT CONNECTION POINT CONTRACTOR TO POTHOLE CONNECTION POINT PRIOR TO CONSTRUCTION TO VERIFY LOCATION, ELEVATION AND PIPE SIZE A 10' WIDE P.S.E. EASEMEN APPURTENANT TO LANDS OF SUWVAN AN NO. 20330001 NEW UTILJTY EASEMENT TO BE PREPARED BY SEPARATE INSTRUMENT DBL GRAPHIC SCALE 20 0 10 20 40 CALIFORNIA SHEET SO 3 OF 6 JOB NO. 16038 6" DIA. MIN. ROCK SIZE 2 COURSES 12" • zip 1 410 to 1 1I A ..1110) ROCK —LINED DITCH ON SLOPES 20 PERCENT OR GREATER NO SCALE 704 696, PROPOSED FILL 688 2:1 SLOPE OR FLATTER TYPICAL 680 672 EXISTING GROUND 3.0' 664 656 696 688 680 fef- MIRAFI FABRIC POOL DECK 683.1 FG 684. HOUSE F.F. 685.0 PAD -684 GARAGE F.F. 684.5 PAD -83 5 EARTHEN DITCH NO SCALE PROVIDE 6" CONCRETE OVER 8" CL II ACC. BASE OR APPROVED EQUAL APPROXIMATE LOCATION OF EXISTING GROUND BEFORE GRADING FOR ROAD APPROXIMATE LOCATION OF EXISTING GROUND BEFORE GRADING FOR -ROAD PROPOSED FILL 672 2:1 SLOPE OR FLATTER TYPICAL SECTION A -A SCALE: - HORIZONTAL 1 "=20' VERTICAL 1 "=20' 2:1 SLOPE OR FLATTER TYPICAL HOUSE F.F. 685.0 FRONT PATIO 664 656 648 640 114 'CELLAR F.F. 673.83 PAD 672.83 IrdiTAEI STORMTECH CHAMBER CAPACITY 235 SF BOTTOM ELEV 654.0 i •• i PLACE FENCE 3 FT. BEYOND DRIP LINE TYPICAL TREE PROTECTION DETAIL 7 GRASS CRETE �Np 704 686 688 GARAGE F.F. 684.5 PAD 683 5 PROVILIE 6" CONCRETE - OVER 6" CL II AGG. BASE OR APPROVED EQUAL 696 688 EXISTING GROUND 680 SECTION B-B SCALE: HORIZONTAL 1' 20! VERTICAL 1 -20' TOP OF FENCE HUNG WITH FLUORESCENT FLAGGING TAPE EVERY 10 FEET. 61 CHAIN UNK OR WELDED WIRE MESH 8' FENCE POST OF 2" DIAMETER GI PIPE OR T-ANGLE POST. TREE PROTECTION NOTES 1. THE DEVELOPER SHALL INSTALL THE "TREE PROTECTION" DEVICES PRIOR TO THE START OF GRADING OR CLEARING WORK. 2. THE COUNTY RESERVES THE RIGHT TO ISSUE A "STOP WORK" NOTICE IF THE "TREE PROTECTION" DEVICES ARE NOT MAINTAINED PROPERLY. 3. SEE THE PROJECT GRADING PLAN FOR SPECIFIC TREES THAT REQUIRE PROTECTION. ALL SPECIMEN TREES REQUIRE PROTECTION UNLESS OTHERWISE NOTED. 4. NO EXCAVATIONS WITHIN "THE TREE PROTECTION AREA' ARE ALLOWED UNLESS UNDER THE SUPERVISION OF A TREE SERVICE COMPANY. 5. ANY FIWNG WITHIN THE "TREE PROTECTION AREA" SHALL BE DONE IN ACCORDANCE WITH A DETAILED IMPROVEMENT PLAN APPROVED BY THE COUNTY. 6. NO TRIMMING, CUTTING NOR PRUNING OF DESIGNATED TREES CAN OCCUR WITHOUT A REGISTERED TREE SERVICE COMPANY. 7. APPROVED WOOD CONSTRUCTION IS AN ACCEPTABLE SUBSTITUTE FOR THE CHAIN LINK FENCING. 672 664 656 648 640 SC-740 CHAMBER CHAMBERS SHALL MEET ASTM F 2418-05 "STANDARD SPECIFICATION FOR POLYPROPYLENE (PP) CORRUGATED WALL STORMWATER COLLECTION CHAMBERS". - 2 INCH CLEAN, CRUSHED, ANGULAR STONE ADS 601 GEOTEXTILE OR EQUAL THE INSTALLED CHAMBER SYSTEM SHALL PROVIDE THE LOAD FACTORS SPECIFIED IN TI-IE AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS SECTION 12.12 FOR EARTH AND LIVE LOADS, WITH CONSIDERATION FOR IMPACT AND MULTIPLE VEHICLE PRESENCES. 1 41I1 111--I 1-11 I - 1! l 11=l I! I I l 11 = — 1 I# 1-111---111==I DESIGN ENGINEER IS RESPONSIBLE FOR ENSURING THE REQUIRED BARING CAPACTIY OF SUBGRADE SOILS REVISIONS GRANULAR WELL GRADED SOILJAGGREGATE MIXTURES, <35% FINES. COMPACT IN 6" LIFTS TO 95% PROCTOR DENSITY. SEE THE TABLE OF ACCEPTABLE FILL MATERIALS PAVEMENT SC-740 END CAP w.•s ,OR IJNp4'1ED MST A.,A'fl. +NRk3fiE Rl1TTING F.1 "+�'J WClE5 h1AP4W.: uq, Ms 3.k+`4 LaI' I CIF S rD�'✓;1i TV 7. .rVUM,1M. wain, p •� it: °r :407.07041:4.:.V".4*-411"I/V' "aiI r iill �AeI, �liA.• ri Sri-,i r,irri-,i- I►r •+ a! 4.� �. ► wi faii+if,°#►rl� i7'Ivie414w♦i �•'!rlTlrl�,�=t �i�,�•��•� L r4� ►�ir��r !iira�ra�i:A��:►.:_ilk :�'►. _i.wiil.' r' •ieiiiy�i :�ii. 11�TT1 III.• =-11 I= # 1 #--I 1I_- i; ,11 6" MIN. 51" 1. 6" MIN, 18" MN. 96" MAX_ i DEPTH OF STONE TO BE DETERMINED BY DESIGN ENGINEER / 6" MIN. 12" MIN. TYP. THIS CROSS SECTION DETAILS THE REQUIREMENTS NECESSARY TO SATISFY THE LOAD FACTORS SPECIFIED IN THE AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS SECTION 12.12 FOR EARTH AND LIVE LOADS USING STORMTECH CHAMBERS Stomire'h• Doter,k[un R adenirorn Roararyl Subsurface 5torrnwater Management 20 Beaver Road. Suite 104 Wethersfield, CT 06109 Phone: 8884$92-2694 Fax'866-328-8401 www,stormtech.cam SC-740 CROSS SECTION DATE: NTS 11-7-07 DRAWN BY: J1..8 C:HFCKFrj: SHrET F NOTE: CHAMBER SY 7TtH MUST BE IN ACCORDANCE WITrs SIORMTECH DES/Gil TIAFJUAL STakINTECN LLC 9TANOARD DETAI¢.0ISCLAIMER t)d"I (-I 5i r 1 .-r ^-i: EY_ 1 A IL,,,t6 1 t Mt 0,1'Is41,;# 1.2+ t INSSI..L. 4 ry A'v1.]1,,l- ; Af'JLA•7) . IMt•ii.,ION lP s .Ir:. - .,'el)I r I';. i' AIL'a .iC NO T'P'd:ii"ti- ANY r , 1 .,i, l:l.r,. Or'Y S•°E I. Ij,. 1[1NS 1: IS I WI.1'I"�`JSk>'l,.c1y c"F .it (.'+rlaI Ira., -sv IT I-- t 1n fJCI I.'_ Y114 1hVrk'nl.-r. w1C1=',A1 A^5nciF(dhI1[NIS., f1F%`1+_ HASV;?` All' S.k! i'-14V 15No) 2Sir d F',5N",NALI_kP,'1C.>9Te^^^'^e •t-'. 1Pf t 41-`171IA4l)T, Jl; !AfCz- 1 f -1117,711 INSPECTION PORT BY DESIGN ENGINEER riefillj AASHTO M288 CLASS 1 WOVEN GEOTEXTILE OR EQUAL, BETWEEN FOUNDATION STONE AND CHAMBERS SC-740: 5'-6" WIDE STRIP SC-310: 4'-O" WIDE STRIP COVER ENTIRE ROW WITH AASHTO M288 CLASS 2 NON -WOVEN GEOTEXTILE OR EQUAL SC-740: 8' WIDE STRIP SC-310: 5' WIDE STRIP 1777777777 STORMTECH ENDCAP REVISIONS 6 Slornirech• t+srfnrk+m.,�edarxowr•keeta,yv Subsurface Starmwater management 20 Beaver Road, Suite 104 Wethersfield, CT 06109 Phone: 888-892-2694 Fax: 866.328-8401 www_storrntech.corn 3TORMTECt1L1.0 5TANDARP DETAIL D $CLAIMER {SOLATOR ROW PROFILE VIEW SCALE: NTS SHEET OF DATE: 11-7-07 DRAWN BY: JL.B CHECKED: NOTE: CHAMBER SYSTEM DESIGN MUST BE IN ACCORDANCE W111'1 Si ORM i ECH [DESIGN MANUAL. 1(704 Hi ti >1 ANLf,.rl; rsI1rE .' i YI �.11'L' kALOM'1tN]A I I ^. 11A iA...t. I 4 A\I?+vk s9'AN,i( KJ -}IMti"ArI sS;z` E• ,.y.'•'IL•t— ""4'U'kS.1:1 T ti -i1r I I r,ll, 1I1 Ne I .il k'tit'1 k;• NV, S A , 11', Ii A - C,f,lh t1L Y 's!'t i I ,(' I{ 4 * ` I+, 141 k�',I" V.4Ir ICI : Y Clh -Iv I<.1.ti1,1,$.. INy _Nu t I f1 1..0Mr L......•: I ,.I . .Lnt,•a.�pt,'uIC.f'^o AAt5. S nI+•4IF HA'yyr' Tall-+rr$/ .'..1y.1I` VF _t71•f• s.._ht1HAPIALIkkt1+FENS fir' tom r151(11444.L1151A'usf.. I REVISIONS: DATE DESCRIPTION BY: HAN NA-BRU NETT! EST. 1910 CIVIL ENGINEERS • LAND SURVEYORS CONSTRUCTION MANAGERS DATE: NOVEMINER 2616 HORIZ. SCALE- I`=w VERT. SCALE- NONE DESIGNED BY: AM CHECKED BY: DRAWN BY: TM. date: 16 Hanna — Brunetti Amanda Joy Allusy—Verdel R.C.E. # 69,278 expires: 6/30/18 z REFERENCES C! T Y OF LOS GATOS NOVEMBER 2 0 1 6 Sections and Details 15680 Gum Tree Lane - apn 527-09-006 SANTA CLARA COUNTY CALIFORNIA SHEET 4 OF 6 JOB NO. 16038 684 680 676 672 668 664 660 656 652 648 644 640 636 632 628 684 680 676 672 668 664 660 656 652 648 644 640 636 632 684 680 676 672 668 664 660 656 652 648 644 640 636 632 GRd,I EX — PROPOSED RETAINING WALL\ CELLAR PROPOSED FILL 2:1 SLOPE r 1 F.F. 673.83 - OR _ FLATTER PAD 672.83 / ", . • 1-1.4' APPROXIMATE EXISTING GROUND LOCATION BEFORE FOR ROAD GRADIN r f SECTION F3—F3 SCALE: HORIZONTAL 1"=20' VERTICAL 1"=10' I- 80 0 -80 H OUSE— IATIO FG 5.0 F.F 685.O P,AD 684 0 3 _ d -- y-r PROPOSED FILL 2:1 SLOPE OR FLATTER ---'f 0.71' 1 APPROXIMATE LOCATION EXISTING GROUND BEFORE GRADING FOR ROAD F2-F2 SECTION SCALE: HORIZONTAL VERTICAL 1 "=20' 1"=10' 80 40 0 -80 ...--- ------ --- --- ---- PROPOSED FILL 2:1 SLOPE OR FLATTER APPROXIMATE EXISTING GROUND LOCATION BEFORE GRADING FOR ROAD F1—F1 SECTION SCALE: HORIZONTAL 1"=20' VERTICAL 1"=10' /' !f 80 40 0 -40 -80 684 680 676 672 668 664 660 656 652 648 644 640 636 632 684 680 676 672 668 660 656 652 648 644 640 636 632 684 680 676 672 668 664 660 656 652 648 644 640 636 632 684 680 676 672 668 664 660 656 652 648 644 640 684 680' 676 672 668 664 660 656 652 648 644 640 684 680 676 672 668 664 660 656 652 648 644 640 636 632 TU11F OlIND1 PROPOSED --FILL 3.0' fps 2:1 SLOPE r OR FLATTER APPROXIMATE EXISTING GROUND LOCATION BEFORE GRADING FOR ROAD PROPOSED RETAINING WALL 77,110111V;1' F6-F6 SECTION SCALE: HORIZONTAL VERTICAL 1"=20' f 7 1"=10' 7- 80 -80 TURF I PROPOSED FILL 3.0' 2:1 SLOPE APPROXIMATE LOCATION OR FLATTER EXISTING GROUND BEFORE GRADING FOR ROAD 7 PROPOSED RETAINING WALL SECTION F5—F5 SCALE: HORIZONTAL 111=20' VERTICAL 1"-10' i r 80 40 PROPOSED FILL 2:1 SLOPE OR FLATTER 3.0' TURF -80 1 APPROXIMATE LOCATION EXISTING GROUND BEFORE GRADING FOR ROAD \ PROPOSED RETAINING WALL SECTION F4—f4 SCALE: HORIZONTAL 1"=20' VERTICAL 1 "=10' 80 40 0 -40 -80 684 680 676 672 668 664 660 656 652 648 644 640 684 680 676 672 668 664 660 656 652 648 644 640 684 680 676 672 668 664 660 656 652 648 644 640 636 632 REVISIONS: DATE: NOVEMPER 2016 QROFESSiq jM1sr NO. 69278 AI oc * EXP. 6-30-18 kr>. CIVIL at' CALF° REFERENCES SHEET DESCRIPTION BY: HAN NA-BRU NETT! EST.1910 CIVIL ENGINEERS • LAND SURVEYORS CONSTRUCTION MANAGERS HORIZ. SCALE- I"mod VERT. SCALE: I"=1d DESIGNED BY• AM. CHECKED BY: DRAWN BY: TM date: 16 Hanna — Brunetti Amanda Jay Musy—Verdel R.C.E # 69,278 expires: 6/30/18 is 0 z C! T Y OF LOS GATOS NOVEMBER 2 0 1 6 Sections 15680 Gum Tree Lane - apn 527-09-006 SANTA CLARA COUNTY CALIFORNIA 5 OF 6 JOB NO. 16038 TRI 16" EUC w WALLS WV d4L AC DRIVEWAY 16o0Wo�% EMERGENCY AC/6ESS EASEMENT. 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I I OAK\ �/ // ;/,- v v ,�/i//,// r / //' 1 / /,:),//4" 1 \ /�1/17 / l I I l/ l ll / / / / i /l l IIII' 1 l l /, // //// c p ��//17/////7j/11/,1,C7/ / / / "/ / 611 ` .. // I I //////7//// 1111I11IIII I I III II/ / // / // /////// ////// ,. l "Ill / / /� // 1 IIII / / / / �/ / / IFXK / / / / 24Y I v / // / / // OAK( 1 \ / // ///// // /// 7/// // /// / // / / / / / / 1 /'%/ / //�/1AAK///////// //// /, , ////////// I\ \ACFI;CIA\ ��1 // /// // / / / / / / / / // / / /i / / �/ /// / / / // // //// / / /// // / / / PR \ \ \ \; / /!// / // // / �/ / / �/ / / / GGT�AMK/ SICV o / /// / III / / / / / j / / / / / / / / / / / ' // / / / / / i / / / / / — 6 CHAINLINK FENCE / / / // IIII /// // // / / / Xj„ / i_>�� / / / " //C��/i / / / /// / / 4STUMPS z 54" MULTI TREE FL 12" CMP =591.43 0U 40 GRAPHIC SCALE 0 20 40 80 LAWN I PROPANE TANK 160 ( IN FEET ) 1 inch = 40 ft. Stabilized Construction Entrance/Exit TC-1 EXISTING PAVED ROADWAY Crushed aggregate greater but smaller than 6" Filter fabric °0 c)o0Do�Oo0Q 12 " Min, unless otherwise specified by a soils engineer fitu 0 SECTION B-B NTS than 3" Original grade NOTE: Construct sediment barrier and channelize runoff to sediment trapping device 'dOo mod' oS o 0�0 0 o O�,QQo Po Temporary pipe culvert as needed 50' Min Match Existing Grade or four times the circumference of the largest construction vehicle tire, whichever is greater PLAN NTS Width as required to accomodate anticipated traffic GRAVEL ROAD 12" SSCO RIM=698.18 wraftt I1 CONSTRUCTION ENTRANCE/EXIT PER DETAIL TC-1 FIBER ROLL SLOPE PROTECTION PER DETAIL SE-5 STORM DRAIN INLET PROTECTION PER DETAIL SE-10 SE-5 Fiber Rolls -1 Note: Install fiber roll along o level contour. Verticol spacing measured along the face of the slope varies between 10' and 20' TYPICAL FIBER ROLL INSTALLATION Install a fiber roll near slope where it transitions into a steeper slope EE N� J Slope varies N.T.S. Fiber roll �� 8" min 3/4" x 3/4" wood stokes max 4' spacing ENTRENCHMENT DETAIL N.T.S. SE-10 Storm Drain Inlet Protection x Sheet flow Less than 1 acre x Geotextile Blanket Drain inlet SECTION A -A x x - Drain inlet 1 t x PLAN x X Silt Fence per SE-01 x 6" Min overlap at ends of silt fence. Geotextile Blanket x —Silt Fence per SE-01 DI PROTECTION TYPE 1 NOT TO SCALE NOTES: co 1. For use in areas where grading hos been completed and final soil stabilization and seeding are pending. 2. Not applicable in paved areas. 3 Not applicable with concentrated flows. EROSION CONTROL NOTES 1. EROSION CONTROL MEASURES SHALL BE EFFECTIVE FOR CONSTRUCTION DURING THE RAINY SEASON; OCTOBER 15 THROUGH APRIL 15. 2. NO STORM WATER RUNOFF SHALL BE ALLOWED TO DRAIN INTO THE EXISTING AND/OR PROPOSED UNDERGROUND STORM SYSTEM UNTIL SUITABLE EROSION CONTROL MEASURES ARE FULLY IMPLEMENTED. NO STORM WATER RUNOFF SHALL BE ALLOWED TO ENTER THE STORM DRAIN SYSTEM THAT IS NOT CLEAR, AND FREE OF SILTS. 3. A FIBER ROLL BARRIER PER "DETAIL SE-5" SHALL BE INSTALL ALONG THE PERIMETER OF THE PROJECT SITE. THE LOCATION OF THE FIBER ROLL ALONG THE PERIMETER SHALL BE ADJUSTED TO ELIMINATE SEDIMENT LADEN RUNOFF FROM LEAVING THE SITE. A FIBER ROLL SHALL ALSO BE REQUIRED AROUND THE PERIMETER OF ANY STOCKPILE OR OTHER SITE OF BARE, LOOSE EARTH. 4. ALL STORM DRAIN MANHOLES, CATCH BASINS, AND/OR DROP INLETS THAT ARE TO ACCEPT STORM WATER SHALL HAVE INLET PROTECTION MEASURES PER DETAIL SE-10. STORM WATER RUNOFF SHALL BE DIRECTED TO THESE INLETS ONLY. STORM DRAIN CATCH BASINS THAT ARE NOT COMPLETE, SHALL BE BLOCKED OFF COMPLETELY. 5. THE NAME, ADDRESS, AND 24 HOUR TELEPHONE NUMBER OF THE PERSON RESPONSIBLE FOR THE IMPLEMENTATION OF THE EROSION CONTROL PLAN SHALL BE PROVIDED TO THE CITY. 6. PRIOR TO GRADING, AN ENTRANCE SHALL BE CONSTRUCTED, CONSISTING OF A MINIMUM OF 50 LF OF DRAIN ROCK, 3" IN DIAMETER, PLACED OVER MIRAFI 500X (OR EQUAL) PER DETAIL TC-1. THE ENTRANCE SHALL CONFORM TO "CONSTRUCTION ENTRANCE DETAIL TC-1". THERE SHALL BE ONLY ONE ENTRANCE/EXIT POINT TO THE SITE DURING THE RAINY SEASON. THE LOCATION SHALL BE AS SHOWN ON THESE PLANS, OR AT A LOCATION APPROVED BY THE CITY. 7. ALL AREAS OF BARE, TURNED OR DISTURBED EARTH SHALL BE STABILIZED BY USE OF HYDROSEED PER THE TABLE BELOW. ALL STOCKPILES, AND/OR BORROW AREAS SHALL BE PROTECTED WITH APPROPRIATE EROSION CONTROL MEASURES SUCH AS A PERIMETER SILT FENCE, AND OTHER METHODS TO PREVENT ANY EROSION OR SILTS MIGRATION. ALL EROSION CONTROL MEASURES SHALL BE MAINTAINED UNTIL DISTURBED AREAS ARE STABILIZED. CHANGES TO THE EROSION CONTROL PLAN SHALL BE MADE TO MEET FIELD CONDITIONS, BUT ONLY WITH THE APPROVAL OF, OR AT THE DIRECTION OF THE CITY INSPECTOR. THE STORM DRAIN SYSTEM SHALL MAINTAIN A FORM OF DRAIN INLET PROTECTION UNTIL COUNTY ACCEPTS THE FINAL STREET IMPROVEMENTS. THE DRAIN INLET PROTECTION SHALL BE MAINTAINED, EFFECTIVE AND SUBJECT TO CITY INSPECTOR'S APPROVAL. 8. ALL PAVED STREET, AND AREAS ADJACENT TO THE SITE SHALL BE KEPT CLEAR OF EARTH MATERIALS AND DEBRIS. THE SITE SHALL BE MAINTAINED SO AS TO ELIMINATE SEDIMENT LADEN RUNOFF FROM ENTERING THE STORM DRAIN SYSTEM. 9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO INSPECT AND REPAIR ALL EROSION CONTROL FACILITIES AT THE END OF EACH DAY DURING THE RAINY SEASON. ANY DAMAGED STRUCTURAL MEASURES ARE TO BE REPAIRED BY END OF THE DAY. TRAPPED SEDIMENT IN "SD INLETS" (AND OTHER EROSION CONTROL MEASURES) SHALL BE REMOVED TO MAINTAIN TRAP EFFIIENCY. REMOVED SEDIMENT SHALL BE DISPOSED BY SPREADING ON SITE, WHERE IT WILL NOT MIGRATE. 10. IT IS THE RESPOSIBILITY OF THE CONTRACTOR TO PREVENT THE FORMATION OF AIRBORNE DUST NUISANCE AND SHALL BE RESPOSIBILE FOR ANY DAMAGE RESULTING FROM A FAILURE TO DO SO. 11. ALL DRAIN SWALES SHALL BE PER DETAIL EC-9. 12. INCOMPLETE GRADING SHALL NOT BE ALLOWED. CONTRATOR SHALL MAINATIN A DRAIN PATH AS SHOWN ON THIS PLAN. SAID DRAIN PATH SHALL BE MAINTAINED LINED DRAIN SWALES, AND INLET PROTECTION AT A MINIMUM. IF PONDING DOES OCCUR ON THE SITE AFTER GRADING, THE WATER MUST BE FREE AND CLEAR OF SEDIMENT PRIOR TO DISCHARGE TO THE STORM DRAIN SYSTEM. THIS REQUIREMENT MAY NECESSITATE THE USE OF NATURAL AND/OR MECHANICAL DESILTING METHODS, SUBJECT TO APPROVAL BY THE CITY INSPECTOR. 13. F THESE EROSION CONTROL MEASURE PROVE INADEQUATE, STRAW MULCH, TACKIFIER, AND ADDITIONAL HYDROSEEDING MAY BE REQUIRED. HYDROSEED TABLE ITEM LBS/ACRE COMMON BARLEY ANNUAL RYEGRASS CRIMSON CLOVER FERTILIZER 7-2-3 FIBER MULCH TACKIFIER 45 45 10 400 2000 100 14. ALL GRADING WORK BETWEEN OCTOBER 15th AND APRIL 15th IS AT THE DISCRETION OF THE CITY BUILDING OFFICIAL. 15. PROVIDE SHRUBS AND/OR TREES REQUIRED ON SLOPES GREATER THAN 15 FEET IN VERTICAL HEIGHT. 16. THE OWNER/OWNER'S CONTRACTOR, AGENT, AND/OR ENGINEER SHALL INSTALL AND MAINTAIN THROUGHOUT THE DURATION OF CONSTRUCTION AND UNTIL THE ESTABLISHMENT OF PERMANENT STABILIZATION AND SEDIMENT CONTROL WITHIN THE SANTA CLARA COUNTY MAINTAINED ROAD RIGHT OF WAY AND ANY PORTION OF THE SITE WHERE STORM WATER RUN-OFF IS DIRECTLY FLOWING INTO THE SANTA CLARA COUNTY MAINTAINED ROAD RIGHT OF WAY BEST MANAGEMENT PRACTICES (BMP'S) TO PREVENT CONSTRUCTION MATERIALS, EXCAVATED MATERIALS, WASTE MATERIALS, AND SEDIMENT CAUSED BY EROSION FROM CONSTRUCTION ACTIVITIES ENTERING THE STORM DRAIN SYSTEM, WATERWAYS, AND ROADWAY INFRASTRUCTURE. BMP'S SHALL INCLUDE, BUT NOT LIMITED TO, THE FOLLOWING PRACTICES APPLICABLE TO THE PUBLIC ROAD AND EXPRESSWAY FACILITIES: A) REDUCTION OF POLLUTANTS IN STORM WATER DISCHARGES FROM THE CONSTRUCTION SITE AND THE CONTRACTOR'S MATERIAL AND EQUIPMENT LAYDOWN/STAGING AREAS. B) PREVENTION OF TRACKING OF MUD, DIRT AND CONSTRUCTION MATERIALS ONTO PUBLIC ROAD RIGHT OF WAY. C) PREVENTION OF DISCHARGE OF WATER RUNOFF DURING DRY AND WET WEATHER CONDITIONS ONTO PUBLIC ROAD RIGHT OF WAY 17. THE OWNER/OWNER'S CONTRACTOR, AGENT, AND/OR ENGINEER SHALL ENSURE THAT ALL TEMPORARY CONSTRUCTION FACILITIES, INCLUDING BUT NOT LIMITED TO CONSTRUCTION MATERIALS, DELIVERIES, HAZARDOUS AND NON -HAZARDOUS MATERIAL STORAGE, EQUIPMENT, TOOLS, PORTABLE TOILETS, CONCRETE WASHOUT, GARBAGE CONTAINERS, LAYDOWN YARDS, SECONDARY CONTAINMENT AREAS, ETC. ARE LOCATED OUTSIDE THE SANTA CLARA COUNTY MAINTAINED ROAD RIGHT OF WAY AND ANY PORTION OF THE SITE WHERE STORM WATER RUN-OFF IS DIRECTLY FLOWING INTO THE CITY MAINTAINED ROAD RIGHT OF WAY SHALL HAVE SEASONALLY APPROPRIATE BMP'S INSTALLED AND MAINTAINED AT ALL TIMES. REVISIONS: DATE• NOVEMPER 20V6 PROFESS/04, REFERENCES SHEET DATE DESCRIPTION BY: HAN NA—BRU NETTI EST 1910 _ika". CIVIL ENGINEERS • LAND SURVEYORS CONSTRUCTION MANAGERS HORIZ. SCALE• NONE VERT. SCALE• NONE DESIGNED BY. A.M. CHECKED BY: DRAWN BY - TM date: 16 Hanna — Brunetti Amanda Joy Musy—Verde/ R.C.E. # 69,278 expires: 6/30/18 j SOY MUS}- QP `L Z � NO. 69278 0 EXP. 6-30-18 C/VII- OF CAI-1 0 CITY OF LOS GATOS NOVEMBER 2 0 1 6 Erosion Control Plan 15680 Gum Tree Lane - apn 527-09-006 SANTA CLARA COUNTY CA LIFORNI A 6 OF 6 JOB NO. 16038 Note: Planting shown in this drawing is conceptual. See sheet L3.0 for planting plan and sheet L3.1 for planting legend * For reference note schedule see sheet L2.0 REVISIONS BY David R. Fox & Company. Landscape Architecture 5o university ave - ate. 6142, los gatos, califomia 95030 408-761-0212 phone davld@foxla.net Preliminary Landscape Plan New Residence 15680 Gum Tree Lane Los Gatos California Date 6-12-16 Sale 1 „=101-a" Drawn DRF Job Gum Tree Sheet LI.O Of Sheets REFERENCE NOTES SCHEDULE ST'HBOL DESCRIPTION Permeable paving Existing trees to remain Nevv small ornamental tree Fire truck turnaround Entry walk GrassPave parking for two cars. Upper covered terrace Lower terrace Fire pit and seating BBC and counter Infinity edge pool and spa Turf area Retaining woII Proposed location for replacement trees Bocce court Low water shrub and grass plantings Existing entry drive from Gum Tres Lane Property line (typ.) Tree protective fencing, See detail this sheet Entry column. This column is set back 25' from the end of the entry drive Guardrail along edge of drive Driveway paving. Soo architects site plan Note: For other reference notes see sheet L1.0 8" Trunk dia and species Existing tree to remain — Drip line Tree protective fencing see detail 2" dia x 8' galv. steel fence post Drive minimum 24" into soil Chain link fabric -III I_II_ �11I_ --111-�_ 1=\\\ 11 TREE PROTECTIVE FENCING NTS REVISIONS RY David R. Fax & Company .Landscape Architecture 50 university ave - ste. b142, los gatos, ealdomia 95030 408-761-0212 phone da►►id@foxla.net Site Plan and Tree Protection New Residence 15680 Gum Tree Lane Los Gatos California Date 6-12-16 Scale 1 "=301-0" Drawn DRF Job Gum Tree Sheet L2.0 Ot . Sheets 0 0 0 4 0 0 0 0 8 REVISIONS BY David R. Fox & Company.Landscape Architecture 50 university ave - ste. b142, los gatos, califomia 95030 408-761-0212 phone david@foxla.net Preliminary Landscape Plan New Residence 15680 Gum Tree Lane Los Gatos California Date -16 10-6DRF Scale 1 "=10'-0" Drawn Job Gum Tree Sheet L3.0 Of Sheets PLANT_SCHEDULE SHRUBS O 0 p0V/� oh• * NA, se•wy • GROUND COVERS CODE BOTANICAL NAME / COMMON NAME CODE BOTANICAL NAME / COMMON NAME GONT QTY CW Cercis occldentalls / Western Redbud Multi -trunk 15 gal 14 PC Platanus x acerifolia 'Columbia' / London Plane Tree 15 gal 4 PT Prunus cerasifera 'Thundercloud' / Thundercloud Plum 15 gal 5 CA Guercus agrifolia / Coast Live Oak 56"box 5 CODE BOTANICAL NAME / COMMON NAME SIZE OTT' AH2 Anigozanthos. x 'Big Red' / Big Red Kangaroo Paw 1 gal 41 AH Arctostaphylas denslflora 'Howard McMinn' / Howard McMinn Manzanita gal 5 AD Arctostaphylos x 'John Dourley' / John Dourley Manzanita I gal 46 BP Baccharis pilularis 'Pigeon Point' / Coyote Brush 1 gal IOq ES Echlum candlcans 'Select Blue' / Pride of Madeira 1 gal 2 FE Festuca glauca 'Elijah Blue'/ Blue Fescue 1 gal 54 HS Helictotrichon sempervirens 'Sapphire' / Blue Oat Grass I gal 4b LP Lantana montevIdensls / Trailing Lantana 1 gal 12 LW Lantana montevidensis 'White/Blue mix' / Trailing Lantana I gal 10 LG Lavandula x Intermedia Grosso' / Grosso Lavender I gal 25 LP2 Llmonlum perezll / Statics 1 gal 17 LD Lithodora diffuse 'Grace Ward' / Grace Nord Lithodora I gal 47 LF Loropetalvm chinense rubrum 'Razzleberri' / Purple Fringe Flower 1 gal 5 MS Miscanthus sinensis 'Adagio' / Adagio Eulalla Grass I gal S ML Miscanthus sinensis 'Little Kitten' / Little Kitten aloha Grass I gal 6 MP Miscanthus sinensis 'Purpurescens' / Flame Eulaiia Grass I gal 23 OL Oleo europaea 'Little 011ie' / Little 011ie Olive 5 gal 27 FR Pennlsetum rubrum / Red Fountain Grass I gal lb PL Perovskia atriplicifolia 'Lacey Blue' / Russian Sage I gal 17 PBB Phormium 'Bronze Baby' / Bronze Baby Flax 1 gal 32 VRA Rosa bankslae 'Alba' / Lady Banksla Rose 5 gal q VRL Rosa bankslae toted / Banksia Rose 5 gal 15 RI Rosa floribunda 'Iceberg' / Iceberg Rose 5 gal 10 RN Rosa x 'Noaschnee'/ White Groundcover Rose I gal 14 GONT SPACING CITY SYN Synthetic turf / Synthetic turf SynTurf 1011 SF REVISIONS BY New Residence 15680 Gum Tree Lane f9 To 0 N O m 0 to O J Date 10-6-16 Scale NTS Drawn DRF Job Gum Tree Sheet L3.1 Of Sheets #11. .ipE.NpE.NpE.NpE.NpE.NpE.NpE.NpE.NpE.Epm.opm.opE.Epm.opm.q eNN!NN!NN!NN!NN!NN!NN!NN!NN!NN!NN!NN!NN!NN!Nn. ■!!N!NN!IIr i pi�ipiiipiiipiiipiiipiiipiiipiiipiiipiiipiiipiiipiiipiiipi!i j. ' i�I ! m%q io METAL GRATE METAL GUARi7 MAIN FLOOR PLAN SCALE: 1/4" = 11-0" A. REVISIONS 08/2q/16 10/06/16 H 11 O c 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 LOS GATOS, CA GC 1-1 i Q) d) E 0 0 DATE: 06/20/16 SCALE: AS SHOYVN SHEET A-4 14 OF - REVISIONS P / / / / / / / \ / \ / \ / \ / / \ / \ / \ / \ / \ / / / N 40'-41 /2" 4'-O" / 4'-O" O N MECHANICAL WET BAR HALF BATH n UP GAMES 1 28'-111/2" F.P. GAS BURNING FIREPLACE LOUNGE GALLERY 2 WINE CELLAR I • UP LIGHTWELL 2O'-O" EXERCISE ROOM ATH 8 I GAS BURNING FIREPLACE MINI -MASTER CLOSET SUITE F.P. BATH 7 LIGHTWELL 15'-51/4° 68'-111/2" 9 r v 9- 11'-O" / in / / / / / / / LOWER FLOOR PLAN SCALE: 1 /4" = 1'-O" A. 08/2q/16 B. 10/06/16 ci) U O ci) cf) 0 < 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 LOS GATOS, CA GC DATE: O6/20/16 SCALE: AS SHOYVN SHEET A-5 15 OF - dJ N 1 13'-a1/2" 0 20'-11 " ROOF DECK / / (V r iv N / / / / 0 0 0 1c''-0" DN a `1 CROW'S NEST 9 (OPEN TO BELOW) 9 N iv N ////////// 10'-0" // //////// 10'-0" SECOND FLOOR PLAN REVISIONS A. 08/2c1/16 B. 10/06/16 E—i cn W H cf)U O 0 < 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 LOS GATOS, CA 95032 DATE: O6/20/16 SCALE: AS SHOWN SHEET SCALE: 1 /4" = 1'-0" A-6 16 OF - REVISIONS DEG. CHIMNEY GAP 0/ SPARK ARRESTOR - STANDING SEAM METAL ROOF PARAPET WALL BITUMINOUS MEMBRANE @ LOW SLOPE ROOF RECTANGULAR METAL GUTTER i STANnING SEAM METAL ROOF LOW SLOPE ROOF LOW SLOPE ROOF RECTANGULAR METAL GUTTER STANDING SEAM METAL ROOF CEDAR DECKING ON PEDESTAL SYSTEM ROOF DECK LOROOOPE RECTANGULAR METAL GUTTER STANDING SEAM METAL ROOF PARAPET W,4LL BITUMINOUS MEMBRANE 4 LOW SLOPE ROOF RECTANGULAR METAL GUTTER RECTANGULAR METAL GUTTER BITUMINOUS MEMBRANE @ LOW SLOPE ROOF LOW SLOPE ROOF PARAPET WALL LOW SLOPE ROOF LOW SLOPE ROOF -RECTANGULAR METAL GUTTER STANDING SEAM METAL ROOF LOW SLOPE ROOF PARAPET WALL BITUMINOUS MEMBRANE 4 LOW SLOPE ROOF RECTANGULAR METAL GUTTER DEG. CHIMNEY CAP 0/ SPARK ARRESTOR RECTANGULAR METAL GUTTER STANDING SEAM METAL ROOF ROOF PLAN SCALE: 1/4" = 11-0" A. 08/2c1/16 1O/O6/16 E—i cn 4‹ W cr)U O 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 LOS GATOS, CA 95032 DATE: O6/2O/16 SCALE: A5 SHOWN A A-10 SHEET A-7 17 OF - REVISIONS A. 08/2c1/16 10/06/16 -ro8.o8' IGHEST ELE 106.08+ PLATE STANDING SEAM METAL ROOF RECTANGULAR METAL GUTTERS 6G6.'75' SECOND FL 6015.084 PLATE 685.00' MAIN FL' 6Q3.Q2 PLATE 6'13.83' LOWER FL // / / iji' //// A// INTEGRAL COLOR SMOOTH STUCCO FINISH HIGHE //, METAL FRAMED OVERHEAD GARAGE DOORS/NI/ OPAQUE GLASS PANELS -loa.oa' ST ELE i06.08+ PLATE STANDING SEAM METAL ROOF INTEGRAL COLOR SMOOTH STUCCO FINISH 6a6.i5' SECOND FL 6015.06cli PLATE11-1 685.00'� i MAIN FL 6Q3.'12 PLATE i 615.83' LOWER FL ALUM. CLAD, WOOD FRAMED WINDOWS GLASS GUARD @ ROOF DECK %//////////////////////////////////////////////////////////////////////////M /A ii //// A ALUM. GLAD WOOD FRAMED WINDOWS LEDGESTONE VENEER INTEGRAL COLOR SMOOTH STUCCO FINISH GLASS GUARD W/ METAL PICKETS @ ROOF DECK LEDGESTONE VENEER ALUM. GLAD WOOD FRAMED SIDING DOORS HORIZONTAL WOOD SIDING METAL AWNING TRELLIS / /ii%ii1 iiiiiiiiiiiiii /A% INTEGRAL COLOR SMOOTH STUCCO FINISH PIVOTING FRONT DOOR HORIZONTAL WOOD SInING LEDGESTONE VENEER RECTANGULAR METAL GUTTERS ///////////////////////////////////////A HORIZONTAL WOOD SIDING RECTANGULAR METAL GUTTERS LEDGESTONE VENEER) STANDING SEAM METAL ROOF FRONT ELEVATION SCALE: 1/4" = 1-0" STANDING SEAM METAL ROOF INTEGRAL COLOR SMOOTH STUCCO FINISH LEFT ELEVATION SCALE: 1/4" = 1'-O" -7Oa.OB' HIGHEST ELF "106.08 PLATE 6g6.15' SECOND FL 6015.06 PLATE 685.00' AIN FL 6013.012 PLATE 0 4108.08' HIGHEST ELE\ 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 LOS GATOS, CA 95032 GO DATE: 06/20/16 SCALE: A5 SHOWN SHEET A-8 18 OF - REVISIONS A. OS/241/16 10/06/16 "108.08' IGHEST ELE "106.08+ PLATE RECTANGULAR METAL GUTTERS "100.08+ PLATE SECOND FL 6g5.08 PLATE HORIZONTAL WOOD SIDING 685.00' MAIN FL 6°15.412 PLATE 673.83' LOWER FL STANDING SEAM METAL ROOF i 7 Ji,A.I.w._A t, :60,2 / r(Ar% / Ar / A rem ALUM. GLAD WOOD FRAMED WINDOWS HIGHE 108.08' ST ELE -106.0a+ PLATE STANDING SEAM METAL ROOF 6g6.-15' SECOND FL 6415.0S+ PLATE 685.00 MAIN FL 6g3.g2 PLATE 615.83' LOWER FL HORIZONTAL WOOD SIDING HORIZONTAL WOOD SIDING r//,///,//,///,//,///,//,/,/,/ ,iiii////////////////////////////////////////////////////////////////////////// STANDING SEAM METAL ROOF RECTANGULAR METAL GUTTERS GLASS GUARD W/ METAL PICKETS @ ROOF DECK _A v. jrj / .#14 fr. //di ///ur rtz. `HORZONTAL METAL RAILS @GUARD LEDGESTONE VENEER RECTANGULAR METAL GUTTERS -All %%%%%%%%%/%//%iif%%%%%%%%%%%i%A.V iii rl-r y ///// ////////// //////////////////////////// EXPOSED STEEL COLUMNS LEDGESTONE VENEER LEDGESTONE VENEER ///// /////////zf// /////// ////////////////1 HORIZONTAL WOOD SIDING REAR ELEVATION RECTANGULAR METAL GUTTERS LEI7GESTONE VENEER /Zeo/�/��a/ Wiee /ZIYA 00000�00 Are/0/000//0000000/ <t� HORIZONTAL WOOD SIDING I I I SCALE: 1/4" = 11-0" STANDING SEAM METAL ROOF ArAmiri, .6.4111: =i 4;41= le- ys �teN �� t-- Ilitin Cr IN �� 7;17� ! I !-71-11",.‘1 ip ��aUa� & Law HORZONTAL METAL RAILS @ GUARD ALUM. GLAD WOOD FRAMED WINDOWS RIGHT ELEVATION SCALE: 1/4" = 1'-0" 4708.08' HIGHEST ELE/ 6416.75' COND FL 6a5.08 PLATE $108.08' HIGHEST ELE\d w H U 0 rCti V J 3 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 LOS GATOS, CA 95032 of N s 0 o = DATE: 06/2O/16 SCALE: A5 SHOWN SHEET A-9 1Q OF - REVISIONS A. 08/2q/16 S. 10/06/16 HIGHE '7oa.oa' 0 ST ELE 706.08+ PLATE 6c16.'75' BEGONE, FL 6c15.08jk PLATE 685.00' nk MAIN FL HIGHE � , rsr T. Tom _ ••••••••• ��j�jiA..0.��.�jyDjOj �08.08' ST ELE 706.08 PLATE 6416.-75' BEGONE, FL 6415.08ji F'LATE11-1 685.00' MAIN FL 6013.' 12 EXISTING GRAPE C A TI/\\1 1C11 I ■ PLATE 6-73.83' LOWER FL COVERED ENTRY /• FOYER WINE STORAGE • r CROW'S NEST GALLERY HALL -r08.08' HIGHEST ELEV 706.08 PLATE 616.'75' GONE, L +6c15.08 PLATE 685.00' GARAGE F.F. = 684.50' SECTION A —A SCALE: 1 /4" = 1'-0" L GREAT ROOM GAMES VERANDA SECTION B—B SCALE: 1 /4" = 1'-0" 0 1'i08.08' IGHEST ELEV cli6415.08 PLATE 685.00' AIN L 6413.412 613.83' LOWER FL. cf) ci) U O ci) cf) 0 < 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 LOS GATOS, CA GC DATE: O6/20/16 SCALE: AS SHOYVN SHEET A-1O 20 OF - REVISIONS A. 08/2q/16 10/06/16 -108.08' HIGHEST ELE '706.08 PLATE 6c16.'75' SEGONI7 FL 6,15.08 PLATE 685.00' MAIN L 6g3.c12 PLANE 6-13.83' LOWER FL I11 1 ROOFDECK MECH. ROOM CROW'S NEST m N GALLERY • ♦♦i��♦d• • •••••• • • ♦♦♦♦♦♦I ° ° ° • _ HALL i MASTER SUITE MINI -MASTER SUITE L SECTION C-C SCALE: 1/4" = 1'-0" 4' -1oa.o8' HIGHEST ELEV 616.-15' CON 6c15.08 PLATE 685.00' AIN L 6Q3.c12 PLANE ♦��Q�♦Q��♦♦♦��♦♦♦ii♦♦♦ice♦Qi�♦Q��♦Qi ♦i�♦Qi�♦♦♦i�♦♦ I♦ICI♦ice. ♦ICI_♦I♦I♦ . ♦I♦I♦I♦;I I�♦��il�♦��I�♦�iil�♦��I�♦��I�♦��I�♦�i�I�♦�i�I�♦�i�I•�i�♦iI 0 6'13.83' LOWER FL cf) ci) U O ci) cf) 0 < 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 LOS GATOS, CA GC KY/ 0 Eo o 6 0 DATE: O6/20/16 SCALE: AS SHOYVN SHEET A-11 21 OF - r PREV I .•USLY APPROVED LAYA1N A— EA PREVIOUSLY APPROVED PATIOS 4 POOL RESIDENCE PREVIOUSLY APPROVED BY PLANNING COMMISSION "108.08' HIGHEST ELE PREVIOUSLY APPROVED RESIDENCE OUTLINE OF FRONT ELEVATION FINISHED FLOOR OF PREVIOUSLY APPROVED RESIDENCE 6=i6.'75' Ojk SECOND FL 685.00'a MAIN FL 682.00' F.F. oo Ly////////////////////////////// L '/14" K 2 "/16"/10" ALLE OAK or #22 / / �nCA) / / / / i1i Pl r// '///// ///// /////// /////// //////// �//// % P // it////// ////////// ////////' ////// //// / /// //// ///// ///// ////// /////, N////, ////// ///////. /////////. /// // ///////// '% /////// (N 63°21'00" E 314.27') R&M err/ ////// ,/ PATIOip .ram/////// , ////� /////////// '//////////////////' //////// //////////////// ///// ,.,//// /////// ///' // // ///// ////////////////,/////// //// ////////////////////////////// //,‘„,////// // //////. //// /////////////// f//// /////////////// ///,/ / // ////// ///./0 `� y� // /// /////// /� i//'.v ////// ////// ///// /////// ///// 1001.. PROPOSEVPRIVEN SITE PLAN COMPARISON SCALE: 1" = 20' ////////////// ,//✓/ ///////��//// ///////// ///, // /////////// /// ///////// ///// ///////, '////// ///// ///////// //// / /// // ///// // /// //// ///, //// ///////////// , _///// //,. .�/ ///// \ //// 20'-11 " 30"/20"/16" LIVE OAK /// /// ,/ /// // // // / / / /// // ////// /////.c///f .L� 24" /22" As®/f/,/Ze fi./.,f//Y.tfi ��/rfir.r fe AP /////////1 A 85'-0" VALLEY OAK o , 1 LIVE OA / 5. I / / #4K°BLUE 25.40' # VALLEY oo m 0 Co -27 108.08' • HIGHEST ELEV �6g6."15' ECOND FL 685.00' 682.00' F.F. PREVIOUSLY APPROVED RESIDENCE OUTLINE OF FRONT ELEVATION FINISHED FLOOR OF PREVIOUSLY APPROVED RESIDENCE A. REVISIONS 08/201/16 10/06/16 51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555 LOS GATOS, CA 0 KY) 0i E ij > 0 DATE: 06/20/16 FRONT ELEVATION SCALE: 5/16" = 1'-0" SCALE: AS SHOYVN SHEET A-12 22 OF -