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Item 4.Staff Report with Exhibits 1-12.114 Wilder Avenue PREPARED BY: Jocelyn Shoopman Associate Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 03/22/2023 ITEM NO: 4 DATE: March 17, 2023 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Approval for Demolition of an Existing Single-Family Residence, Construction of a New Single-Family Residence to Exceed the Maximum Allowed Floor Area, and a Variance for the Required Front Setback and the Parking Requirements on Property Zoned R-1D:LHP. Located at 114 Wilder Avenue. APN 510-17-072. Architecture and Site Application S-22-030 and Variance Application V-22-002. Property Owner: Alvaro Anzoategui. Applicant: David Kuoppamaki. RECOMMENDATION: Approval. PROJECT DATA: General Plan Designation: Medium Density Residential Zoning Designation: R-1D:LHP – Single-family Residential Downtown (5,000 square- foot minimum) with a Landmark and Historic Preservation Overlay Applicable Plans & Standards: General Plan, Residential Design Guidelines Parcel Size: 5,366 square feet Surrounding Area: Existing Land Use General Plan Zoning North Residential Medium Density Residential R-1D:LHP South Residential Medium Density Residential R-1D:LHP East Commercial Central Business District C-2:LHP and C-2 West Residential Medium Density Residential R-1D:LHP PAGE 2 OF 11 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: March 17, 2023 CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, 15303: New Construction. FINDINGS: ▪ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, 15303: New Construction. ▪ As required by Section 29.10.09030(e) of the Town Code for the demolition of an existing residence. ▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) except the request to exceed the FAR standards, the required front setback, and the required number of parking spaces. ▪ As required by Section 29.40.075(c) of the Town Code for granting approval of an exception to the FAR standards. ▪ As required by Section 29.20.170 of the Town Code for granting a Variance application. ▪ As required by the Residential Design Guidelines that the project complies with the Residential Design Guidelines. 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 is located on the east side of Wilder Avenue in the Almond Grove Historic District (Exhibit 1). The subject property is approximately 5,366 square feet, where 5,000 square feet is required for a parcel in the R-1D zone. The site is developed with a 1,000 square- foot single-story residence. The applicant proposes demolition of the existing single-family residence and construction of a new two-story single-family residence that will exceed floor area ratio (FAR) standards (Exhibit 12). The project also requests a Variance to the required front setback and the required number of parking spaces for a single-family dwelling. The project is being considered by the Planning Commission due to the request to exceed the maximum allowable FAR and the request for a Variance to the required front setback and the required number of parking spaces for a single-family dwelling in the Almond Grove Historic District. PAGE 3 OF 11 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: March 17, 2023 PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is approximately 5,366 square feet, located on the east side of Wilder Avenue in the Almond Grove Historic District (Exhibit 1). The property is developed with a single-story residence. The subject site and surrounding properties to the north, west, and south are comprised of single-family homes. The properties to the east are comprised of commercial uses. B. Project Summary The applicant proposes demolition of the existing single-family residence and construction of a new 2,340-square foot single-family residence with a 513-square foot attached garage (Exhibit 12). The proposed residence would exceed the allowable FAR by 478 square feet. In addition, the proposed residence includes a front setback of approximately 11 feet, 8 inches, where 15 feet is required. The project includes one off-street parking space, where two spaces are required. C. Zoning Compliance The subject property is approximately 5,366 square feet, where 5,000 square feet is required for a parcel in the R-1D zone. A single-family residence is permitted in the R-1D zone. The proposed residence complies with the zoning regulations for height. The applicant requests approval to exceed the allowable FAR for the residence and a Variance to the Town Code for the required front setback and the required number of parking spaces. DISCUSSION: A. Architecture and Site Analysis The applicant proposes demolition of the existing single-story residence and construction of a 2,340-square foot two-story residence with a 513-square foot attached garage and 2,202 square feet of below grade square footage, of which 1,991 square feet would not count towards the allowable floor area; however, 211 square feet of below-grade square footage would count towards the allowable floor area as it extends beyond the encl osed building footprint of the main building pursuant to Section 29.40.072 of the Town Code . A portion of the right-hand side of the proposed porch would have a front setback of approximately 11 feet, 8 inches where 15 feet is required, as discussed in Section D below. The project also includes one off-street parking space, where two spaces are required by the Town Code, as discussed in Section E below. The applicant provided a Letter of Justification discussing the project (Exhibit 8). PAGE 4 OF 11 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: March 17, 2023 PROJECT DESCRIPTION (continued): The applicant is requesting approval to exceed the FAR standards for the property by approximately 478 square feet, including 211 square feet of below-grade square footage that counts towards the allowable floor area as described above. The Town Code allows for an FAR greater than what is allowed when determined to be consistent with the Residential Design Guidelines and compatible with the setbacks and FAR of development on surrounding properties, as discussed in Section B below. The applicant provided a Letter of Justification discussing the project and the requested FAR exceedance (Exhibit 8). A summary of the floor area for the existing and proposed residence is included in the table below. Floor Area Summary The neighborhood compatibility of the proposed floor area is discussed in Section B below. B. Neighborhood Compatibility Pursuant to Section 29.40.075 of the Town Code, the maximum FAR for the subject property is 0.35 (1,862 square feet). The proposed residence would have an FAR of 0.44 (2,340 square feet), exceeding the maximum allowable floor area by 478 square feet. The table on the following page reflects the current conditions of the homes in the immediate area and the proposed project. Existing SF Proposed SF Allowed SF Main Residence First Floor Second Floor Countable Below-Grade Area Total 1,000 -- -- 1,000 1,477 652 211 2,340 -- -- -- 1,862 Below-Grade Area* 0 1,991 -- Garage 178 513 531 * Pursuant to Sec. 29.10.020, floor area means the entire enclosed area of all floors that are more than four feet above the proposed grade, measured from the outer face of exterior walls or in the case of party walls from the centerline. PAGE 5 OF 11 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: March 17, 2023 PROJECT DESCRIPTION (continued): Immediate Neighborhood Comparison Address Zoning House SF Garage SF Total SF Site SF Building FAR Exceed FAR? 104 Wilder Ave. R-1D:LHP 2,117 720 2,837 6,456 0.33 No 112 Wilder Ave. R-1D:LHP 2,508 576 3,084 7,624 0.33 No 122 Wilder Ave. R-1D:LHP 1,912 559 2,471 5,597 0.34 No 124 Wilder Ave. R-1D:LHP 1,108 408 1,516 5,611 0.20 No 107 Wilder Ave. R-1D:LHP 2,048 0 2,048 7,515 0.27 No 113 Wilder Ave. R-1D:LHP 2,288 420 2,708 7,769 0.29 No 115 Wilder Ave. R-1D:LHP 968 0 968 6,872 0.14 No 121 Wilder Ave. R-1D:LHP 1,692 220 1,912 6,103 0.28 No 123 Wilder Ave. R-1D:LHP 2,299 560 2,859 6,100 0.38 Yes, by 218 sf 114 Wilder Ave. (E) R-1D:LHP 1,000 0 1,000 5,366 0.19 No 114 Wilder Ave. (P) R-1D:LHP 2,340 513 1,862 5,366 0.44 Yes, by 478 sf Based on Town and County records, the homes in the immediate neighborhood range in size from 968 square feet to 2,508 square feet and building FARs range from 0.14 to 0.38. The applicant is proposing a 2,340-square foot residence (including 211 square feet of countable below-grade square footage) and a 513-square foot attached garage on a 5,366- square foot parcel. The proposed residence would be the second largest in terms of square footage and the largest in terms of FAR in the immediate neighborhood. As shown in the table below, should the Planning Commission choose to consider a greater view of the immediate neighborhood, there are six homes along Wilder Avenue that currently exceed their maximum allowable FAR (Sheet PLN0, Exhibit 12). Greater Immediate Neighborhood Comparison Address Zoning House SF Garage SF Total SF Site SF Building FAR Exceed FAR? 100 Wilder Ave. R-1D:LHP 1,776 624 2,400 4,435 0.40 Yes, by 182 sf 128 Wilder Ave. R-1D:LHP 1,975 484 2,459 5,621 0.35 Yes, by 36 sf 134 Wilder Ave. R-1D:LHP 2,770 0 2,770 6,552 0.42 Yes, by 558 sf 138 Wilder Ave. R-1D:LHP 788 0 788 6,173 0.13 No 140 Wilder Ave. R-1D:LHP 2,104 660 2,764 6,977 0.30 No 146 Wilder Ave. R-1D:LHP 2,213 619 2,832 5,833 0.38 Yes, by 210 sf 150 Wilder Ave. R-1D:LHP 1,398 484 1,882 6,613 0.21 No 101 Wilder Ave. R-1D:LHP 2,500 320 2,820 5690 0.44 Yes, by 540 sf 127 Wilder Ave. R-1D:LHP 1,215 0 1,215 6077 0.20 No 131 Wilder Ave. R-1D:LHP 1,563 382 1,945 6118 0.26 No 135 Wilder Ave. R-1D:LHP 1,787 413 2,200 6050 0.30 No 139 Wilder Ave. R-1D:LHP 2,191 588 2,779 6138 0.36 Yes, by 99 sf 145 Wilder Ave. R-1D:LHP 1,190 247 1,437 6632 0.18 No 147 Wilder Ave. R-1D:LHP 787 360 1,147 6751 0.12 No PAGE 6 OF 11 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: March 17, 2023 PROJECT DESCRIPTION (continued): Section 29.40.075(c) of the Town Code states that the deciding body may allow a FAR in excess of the maximum allowed FAR if the following findings can be made: 1. The design theme, sense of scale, exterior materials, and details of the proposed project are consistent with the provisions of the adopted residential development standards; and 2. The lot coverage, setbacks, and FAR of the proposed project is compatible with the development on surrounding lots. Exhibit 8 contains the applicant’s Letter of Justification addressing the findings required to grant an exception to the maximum allowable FAR. In addition, the applicant states that the proposed residence has been designed and sized to be compatible with the immediate neighborhood, the greater immediate neighborhood, and existing residences that currently exceed their maximum allowable FAR. A neighborhood house size comparison chart has been included on Sheet PLN0 of the Development Plans (Exhibit 12). C. Building Design The applicant proposes a California cottage two-story residence. Proposed exterior materials include a cedar shake roof, horizontal siding, smooth stucco, a carriage style garage door with 12 window lites, and wood porch columns (Exhibit 12). On January 27, 2021, the Historic Preservation Committee (HPC) considered a request for determination regarding the contributing status of the existing residence (Exhibit 4). The Committee determined that the existing residence is not historically or architecturally significant and noted that the Sanborn Fire Insurance Maps indicate that the existing residence was likely constructed after 1944. On July 27, 2022, the HPC considered a preliminary review of a proposal for demolition of an existing non-contributing single-family residence and construction of a new single-family residence to exceed FAR standards and a Variance to front yard setback requirements and parking requirements (Exhibit 5). The HPC discussed the item and recommended that the applicant: • Consider ways to break up the massing at the front of the residence; • Consider a garage door finish or color that is less contrasting with the balance of the residence; • Explore finishes for the brick that are more consistent with the Historic District; and • Minimize the view of the guard rails around the front light well as it interrupts the flow of the porch. PAGE 7 OF 11 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: March 17, 2023 PROJECT DESCRIPTION (continued): Revised development plans were submitted on July 13, 2022. The revised plans show that the applicant responded to the July 27, 2022, recommendations of the HPC by: • Providing justification for the massing of the front elevation and use of the brick material elsewhere on homes in the Almond Grove District; and • Eliminating a light well along the front porch. On September 28, 2022, the HPC considered the Architecture and Site application as a formal public hearing item (Exhibit 6). The HPC discussed the item and provided the following recommendations to the applicant, similar to the recommendations provided at the July 27, 2022, meeting: • Consider ways to break up the massing at the front of the residence; • Consider a less modern garage door, stylistically; and • Consider another finish besides a whitewash for the brick that is more consistent with the Historic District. On October 26, 2022, the HPC reviewed the proposed project , which included revisions in response to their comments, and forwarded a recommendation of approval of the proposed design with a recommendation that the garage door include 12 window lites (Exhibit 7). D. Variance – Setbacks The applicant is requesting a Variance from Section 29.40.740 of the Town Code for the required front setback in the R-1D zone. Pursuant to Town Code, the required front setback in the R-1D zone is 15 feet. The main residence complies with the setback requirements; however, due to the angular shape of the front property line, a majority of the proposed covered porch, including three of the four wood columns encroaches within the required front setback. The proposed front porch along the right-hand side has an approximately 11-foot, eight-inch setback. The applicant has provided a Neighborhood Context Map (Attachment 12, Sheet PLN0) showing how the proposed front porch setback is compatible with other properties in both the immediate and greater neighborhood context that also have front porches that encroach within the required front setback. As required by Section 29.20.170 of the Town Code, the Planning Commission, on the basis of the evidence submitted at the hearing, may grant a Variance if it finds that: PAGE 8 OF 11 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: March 17, 2023 PROJECT DESCRIPTION (continued): 1. Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other properties in the vicinity and under identical zone; and 2. The granting of a variance would not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone which such property is situated. In response to the required findings for a Variance, the applicant has provided justification that the request is in keeping with the neighborhood context and three other homes in the immediate neighborhood have porches that encroach within the required front setback with an additional six homes in the greater immediate neighborhood with porches that encroach within the required front setback (Exhibit 8 and Sheet PLN0, Exhibit 12). E. Variance – Parking The applicant is requesting a Variance from Section 29.10.150 of the Town Code for the required number of parking spaces for a single-family dwelling. Section 29.10.150(c)(1) of the Town Code requires two parking spaces for a single-family dwelling. The applicant is proposing a tandem two-car garage with an interior dimension of 11 feet by 40 feet. Pursuant to Town Code, a garage that is required parking for a single-family dwelling, shall have at least 20 feet by 20 feet clear inside dimension for a two-car garage and 11 feet by 20 feet for a one-car garage. As required by Section 29.20.170 of the Town Code, the Planning Commission, on the basis of the evidence submitted at the hearing, may grant a Variance if it finds that: 1. Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other properties in the vicinity and under identical zone; and 2. The granting of a variance would not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone which such property is situated. In response to the required findings for a Variance, the applicant has provided justification that due to the shape of the parcel, it is not possible to construct a detached garage with vehicular access along Victory Lane like the majority of the homes on Wilder Avenue. Therefore, in order to have a garage, the residence is required to have a garage facing Wilder Avenue and to maintain consistency with the appearance of the existing PAGE 9 OF 11 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: March 17, 2023 PROJECT DESCRIPTION (continued): neighborhood front facades, a single-wide garage with tandem parking is proposed (Exhibit 8). F. Trees The Town’s Consulting Arborist reviewed the proposed project and provided recommendations for protection of the existing trees within the construction area (Exhibit 9). The Town Arborist identified four protected trees on the site and one protected tree on an adjacent property. Tree number 812, an Olive tree, is proposed for removal, but is exempt from the Tree Protection Ordinance as it is a fruit tree. No additional on-site trees are proposed for removal. Based on the recommendation of the Town’s Consulting Arborist, exploratory trenching for Tree number 813 was completed by the applicant. The Consulting Arborist’s supplemental report is provided in Exhibit 10. Arborist recommendations for tree protection have been included in the Conditions of Approval (Exhibit 3). G. Neighbor Outreach The property owner has indicated that they have shared the plans with surrounding neighbors as outlined in Exhibit 8. H. CEQA Determination The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Sections 15303: New Construction. PUBLIC COMMENTS: Story poles and project signage were installed on the site by February 28, 2023, in anticipation of the March 22, 2023, Planning Commission hearing. Neighborhood letters of support for the project are included in Exhibit 11. At the time of this report’s preparation, the Town has not received any public comment. CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site application for construction a new two-story single-family residence to exceed FAR standards and a Variance to the front setback and the required number of parking spaces in the Almond Grove Historic PAGE 10 OF 11 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: March 17, 2023 CONCLUSION (continued): District. The applicant has responded to all recommendations of the HPC, who forwarded a recommendation of approval for the project. The applicant provided justification for the proposed FAR exceedance and the Variances to the front setback and parking requirements, demonstrating their consistency with the immediate and greater neighborhood, and a special circumstance given that the parcel has no rear vehicular access along Victory Lane. B. Recommendation Based on the analysis above, staff recommends approval of the Architecture and Site application and Variance application subject to the recommended conditions of approval (Exhibit 3). If the Planning Commission finds merit with the proposed project, it should: 1. Make the finding 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 (Exhibit 2); 2. Make the finding as required by Section 29.10.09030(e) of the Town Code for the demolition of an existing structure (Exhibit 2); 3. Make the finding that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) except the request to exceed the FAR standards, the required front setback, and the required number of parking spaces (Exhibit 2); 4. Make the findings as required by Section 29.40.075(c) of the Town Code for granting approval of an exception to the FAR standards (Exhibit 2); 5. Make the required findings as required by Section 29.20.170 of the Town Code for granting a Variance (Exhibit 2); 6. Make the finding required by the Town’s Residential Design Guidelines that the project complies with the Residential Design Guidelines (Exhibit 2); 7. Make the considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); and 8. Approve Architecture and Site Application S-22-030 and Variance Application V-22-002 with the conditions contained in Exhibit 3 and the Development Plans in Exhibit 1 2. 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. PAGE 11 OF 11 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: March 17, 2023 EXHIBITS: 1. Location Map 2. Required Findings and Considerations 3. Recommended Conditions of Approval 4. Historic Preservation Committee Action Letter, January 27, 2021 5. Historic Preservation Committee Action Letter, July 27, 2022 6. Historic Preservation Committee Action Letter, September 28, 2022 7. Historic Preservation Committee Action Letter, October 26, 2022 8. Letter of Justification 9. Town’s Consulting Arborist Report #1 10. Town’s Consulting Arborist Report #2 11. Neighborhood Letters of Support 12. Development Plans This Page Intentionally Left Blank TAIT AVVICTORY LNBEA N A V WILDER AVN SANTA CRUZ AVELM S T NICH O L S O N A V GRAY S L N ROYC E S TMASSOL AVUNIVERSITY AV114 Wilder Avenue 0 0.250.125 Miles ° Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm) EXHIBIT 1 This Page Intentionally Left Blank S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 2 - Required Findings and Considerations.docx PLANNING COMMISSION – March 22, 2023 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 114 Wilder Avenue Architecture and Site Application S-22-030 Variance Application V-22-002 Requesting Approval for Demolition of an Existing Single-Family Residence, Construction of a New Single-Family Residence to Exceed the Maximum Allowed Floor Area, and a Variance for the Required Front Setback and the Parking Requirements on Property Zoned R-1D:LHP. Located at 114 Wilder Avenue. APN 510-17-072. PROPERTY OWNER: Alvaro Anzoategui APPLICANT: David Kuoppamaki PROJECT PLANNER: Jocelyn Shoopman FINDINGS Required finding for CEQA: ■ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction. Required finding for the demolition of existing structures: ■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing structures: 1. The Town's housing stock will be maintained as the single-family residence will be replaced. 2. The existing structure has no architectural or historical significance. 3. The property owner does not desire to maintain the structure as it exists; and 4. The economic utility of the structures was considered. Required compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) with exception to the request to exceed Floor Area Ratio (FAR) standards and the Variance requests for the required front setback and required number of parking spaces. EXHIBIT 2 S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 2 - Required Findings and Considerations.docx Required finding to exceed floor area ratio (FAR) standards: ■ As required by Section 29.40.075(c) of the Town Code for allowing a FAR in excess of the FAR standards in the Town Code: 1. The design theme, sense of scale, exterior materials, and details of the proposed project are consistent with the provisions of the adopted residential development standards; and 2. The lot coverage, setbacks, and FAR of the proposed project are compatible with the development on surrounding lots. Required findings for granting a Variance application: ■ As required by Section 29.20.170 of the Town Code for granting a Variance application: 1. Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other properties in the vicinity and under identical zone; and 2. The granting of a variance does not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone which such pr operty is situated. Required compliance with the Residential Design Guidelines: ■ The project is in compliance with the Residential Design Guidelines for single -family residences not in hillside areas. The project was reviewed by the Historic Preservation Committee and recommendations were provided to address the consistency of the project with the surrounding neighborhood, Almond Grove Historic District, and the Residential Design Guidelines. CONSIDERATIONS Required considerations in review of Architecture and Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx PLANNING COMMISSION – March 22, 2023 CONDITIONS OF APPROVAL 114 Wilder Avenue Architecture and Site Application S-22-030 Variance Application V-22-002 Requesting Approval for Demolition of an Existing Single-Family Residence, Construction of a New Single-Family Residence to Exceed the Maximum Allowed Floor Area, and a Variance for the Required Front Setback and the Parking Requirements on Property Zoned R-1D:LHP. Located at 114 Wilder Avenue. APN 510-17-072. PROPERTY OWNER: Alvaro Anzoategui APPLICANT: David Kuoppamaki PROJECT PLANNER: Jocelyn Shoopman 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. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Architecture and Site application and Variance application. 4. 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. 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. 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. 7. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report 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. S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx 8. 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. 9. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 10. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. 11. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient La ndscape 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. 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. 13. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 14. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing single-family residence and attached garage. A separate Building Permit is required for the construction of the new single-family residence and attached garage. An additional Building Permit will be required for the PV System if the system is required by the California Energy Code. 15. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Reach Codes. 16. 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. 17. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 18. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application from the Building Department Service Counter. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, return the completed form to the Building Department Service Counter with the Air District’s J# Certificate, PG&E verification, and three (3) sets of site plans showing all existing structures, existing utility service lines such as water, sewer, and PG&E. No demolition work shall be done without first obtaining a permit from the Town. S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx 19. 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. 20. SHORING: Shoring plans and calculations will be required for all 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. 21. 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 22. 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. 23. 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-wide 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. 24. 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 inform ation 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 le ss than 12 inches above the elevation of the next upstream manhole. 25. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 26. 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 S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx parties prior to permit issuance. Special Inspection forms are available online at www.losgatosca.gov/building. 27. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification sheet is available online at www.losgatosca.gov/building. 28. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 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 & PUBLIC WORKS: Engineering Division 29. GENERAL: All public improvements shall be made according to the latest adopted Town Standard Plans, Standard Specifications and Engineering Design Standards. All work shall conform to the applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job-related mud, silt, concrete, dirt and other construction debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless an encroachment permit is issued by the Engineering Division of the Parks and Public Works Department. The Owner’s representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the issuance of correction notices, citations, or stop work orders and the Town performing the required maintenance at the Owner’s expense. 30. APPROVAL: This application shall be completed in accordance with all 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. 31. CONSTRUCTION PLAN REQUIREMENTS: Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website. 32. PRIOR APPROVALS: All conditions per prior approvals shall be deemed in full force and affect for this approval. 33. CHANGE OF OCCUPANCY: Prior to initial occupancy and any subsequent change in use or occupancy of any non-residential condominium space, the buyer or the new or existing occupant shall apply to the Community Development Department and obtain approval for use determination and building permit and obtain inspection approval for any necessary work to establish the use and/or occupancy consistent with that intended. S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx 34. ENCROACHMENT PERMIT: All work in the public right -of-way will require a Construction Encroachment Permit. All work over $5,000 will require construction security. It is the responsibility of the Owner 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. 35. PRIVATE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY (INDEMNITY AGREEMENT): The property owner shall enter into an agreement with the Town for all existing and proposed private improvements within the Town’s right-of-way. The Owner shall be solely responsible for maintaining the improvements in a good and safe condition at all times and shall indemnify the Town of Los Gatos. The agreement must be completed and accepted by the Director of Parks and Public Works, and subsequently recorded by the Town Clerk at the Santa Clara County Office of the Clerk-Recorder, prior to the issuance of any grading or building permits. Please note that this process may take approximately six to eight (6 -8) weeks. 36. GENERAL LIABILITY INSURANCE: The property owner shall provide proof of insurance to the Town on a yearly basis. In addition to general coverage, the policy must cover all elements encroaching into the Town’s right-of-way. 37. PUBLIC WORKS INSPECTIONS: The Owner, Applicant and/or 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 any work that occurred without inspection. 38. RESTORATION OF PUBLIC IMPROVEMENTS: The Owner, Applicant and/or Developer or their representative shall repair or replace all existing improvements not designated for removal that are damaged or removed because of the Owner, Applicant and/or Developer or their representative's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired and replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. Existing improvement to be repaired or replaced shall be at the direction of the Engineering Construction Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the Engineering Construction Inspector shall be completed before the issuance of a certificate of occupancy. The Owner, Applicant and/or Developer or their representative shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 39. SITE SUPERVISION: The General Contractor shall provide qualified supervision on the job site at all times during construction. 40. 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 S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. 41. PLAN CHECK FEES: Plan check fees associated with the Grading Permit shall be deposited with the Engineering Division of the Parks and Public Works Department prior to the commencement of plan check review. 42. INSPECTION FEES: Inspection fees shall be deposited with the Town prior to the issuance of any grading or building. 43. PUBLIC WORKS INSPECTOR: The Owner, Applicant and/or Developer shall fund a full time public works inspector, selected by the Town of Los Gatos, for the duration of the demolition and grading operations. The Owner, Applicant and/or Developer will be charged on a time and materials basis. A deposit for the full amount, to be estimated by the Town based on the Contractor’s approved schedule, shall be paid prior to issuance of the demolition permit. 44. DESIGN CHANGES: Any proposed changes to the approved plans shall be subject to the approval of the Town prior to the commencement of any and all altered work. The Owner’s project engineer shall notify, in writing, the Town Engineer at least seventy-two (72) hours in advance of all the proposed changes. Any approved changes shall be incorporated into the final “as-built” plans. 45. PLANS AND STUDIES: All required plans and studies shall be prepared by a Registered Professional Engineer in the State of California and submitted to the Town Engineer for review and approval. Additionally, any post-project traffic or parking counts, or other studies imposed by the Planning Commission or Town Council shall be funded by the Owner, Applicant and/or Developer. 46. GRADING PERMIT DETERMINATION DURING CONSTRUCTION DRAWINGS: In the event that, during the production of construction drawings and/or during construction of the plans approved with this application by the Town of Los Gatos, it is determined that a grading permit would be required as described in Chapter 12, Article II (Grading Permit) of the Town Code of the Town of Los Gatos, an Architecture and Site Application would need to be submitted by the Owner for review and approval by the Development Review Committee prior to applying for a grading permit. 47. ILLEGAL GRADING: Per the Town’s Comprehensive Fee Schedule, applications for work unlawfully completed shall be charged double the current fee. As a result, the required grading permit fees associated with an application for grading will be charged accordingly. 48. TREE REMOVAL: Copies of all necessary tree removal permits shall be provided prior to the issuance of a building permit. 49. SURVEYING CONTROLS: Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer qualified to practice land surveying, for the following items: a. Retaining wall: top of wall elevations and locations. b. Toe and top of cut and fill slopes. 50. PRECONSTRUCTION MEETING: Prior to issuance of any grading or building permits or the commencement of any site work, the general contractor shall: S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx a. Along with the Owner, Applicant and/or Developer, attend a pre -construction meeting with the Town Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters; b. Acknowledge in writing that they have read and understand the project conditions of approval and will make certain that all project sub-contractors have read and understand them as well prior to commencing any work, and that a copy of the project conditions of approval will be posted on-site at all times during construction. 51. RETAINING WALLS: A building permit, issued by the Building Department, located at 110 E. Main Street, may be required for site retaining walls. Walls are not reviewed or approved by the Engineering Division of Parks and Public Works during the grading permit plan review process. 52. DEMOLITION: Within 60-days of the Development Review Committee approval action being final (i.e. after the 10-day appeal period and no requested appeals being submitted to the Town), the Property Owner shall record a Deed Restriction on each of the number (#) parcels in question which prohibits the recording of a Certificate of Compliance until one of the two (2) prerequisite actions occurs prior to the proposed recordation: 1) removal of any structures which cross lot/property lines or 2) the Property Owner successfully obtaining an Architecture & Site approval from the Town of Los Gatos for the demolition of the existing house and construction of a replacement house. 53. SOILS REPORT: One electronic copy (PDF) of the soils and geologic report shall be submitted with the application. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design, and erosion control. The reports shall be signed and "wet stamped" by the engineer or geologist, in conformance with Section 6735 of the California Business and Professions Code. 54. SOILS ENGINEER CONSTRUCTION OBSERVATION: During construction, all excavations and grading shall be inspected by the Owner’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 Owner’s soils engineer and submitted to the Town before a certificate of occupancy is granted. 55. SOIL RECOMMENDATIONS: The project shall incorporate the geotechnical/geological recommendations contained in the project’s design-level geotechnical/geological investigation as prepared by the Owner’s engineer(s), and any subsequently required report or addendum. Subsequent reports or addendum are subject to peer review by the Town’s consultant and costs shall be borne by the Owner, Applicant and/or Developer. 56. WATER METER: The existing water meter, currently located within the Town of Los Gatos right-of-way, shall be relocated within the property in question, directly behind the public right-of-way line. The Owner, Applicant and/or Developer shall repair and replace to existing Town standards any portion of concrete flatwork within said right -of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 57. SANITARY SEWER CLEANOUT: The existing sanitary sewer cleanout, currently located within the Town of Los Gatos right-of-way, shall be relocated within the property in S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx question, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. The Owner, Applicant and/or Developer shall repair and replace to existing Town standards any portion of concrete flatwork within said right-of-way that is damaged during this activity prior to issuance of a certificate of occupancy. 58. CERTIFICATE OF OCCUPANCY: The Engineering Division of the Parks and Public Works Department will not sign off on a Temporary Certificate of Occupancy or a Final Certificate of Occupancy until all required improvements within the Town’s right-of-way have been completed and approved by the Town. 59. UTILITIES: The Owner, Applicant and/or Developer shall install all new, relocated, or temporarily removed utility services, including telephone, electric power and all other communications lines underground, as required by Town Code Section 27.50.015(b). All new utility services shall be placed underground. Underground conduit shall be provided for cable television service. The Owner, Applicant and/or Developer is required to obta in 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. 60. SIDEWALK/CURB IN-LIEU FEE: A curb and sidewalk in-lieu fee of $11,780 shall be paid prior to issuance of a grading or building permit. This fee is based on 62 linear feet of curb at $100.00 per linear foot and 279 square feet of 4.5-foot wide sidewalk at $20.00 per square foot in accordance with Town policy and the Town’s Comprehensive Fee Schedule. The final curb and sidewalk in-lieu fee for this project shall be calculated using the current fee schedule and rate schedule in effect at the time the fee is paid. A separate encroachment offsite improvement process is required for any public improvements designed to qualify for in-lieu fee reimbursement. Approval from the Town Engineer and PPW is required before any encroachment offsite improvement process can begin. 61. SIDEWALK REPAIR: The Owner, Applicant and/or Developer shall repair and replace to existing Town standards any sidewalk damaged now or during construction of this project. All new and existing adjacent infrastructure must meet current ADA standards. Sidewalk repair shall match existing color, texture and design, and shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of sidewalk repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 62. CURB AND GUTTER REPAIR: The Owner, Applicant and/or Developer shall repair and replace to existing Town standards any curb and gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards. New curb and gutter shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of curb and S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 63. VALLEY GUTTER REPAIR: The Owner/Applicant shall repair and replace to existing Town standards any valley gutter damaged now or during construction of this project. All new and existing adjacent infrastructure must meet Town standards. New valley gutter shall be constructed per Town Standard Details. New concrete shall be free of stamps, logos, names, graffiti, etc. Any concrete identified that is displaying a stamp or equal shall be removed and replaced at the Contractor’s sole expense and no additional compensation shall be allowed therefore. The limits of valley gutter repair will be determined by the Engineering Construction Inspector during the construction phase of the project. The improvements must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 64. DRIVEWAY APPROACH: The Owner, Applicant and/or Developer shall install * (*) Town standard residential/commercial driveway approach(es). The new driveway approach(es) shall be constructed per Town Standard Plans and must be completed and accepted by the Town before a Certificate of Occupancy for any new building can be issued. 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. 65. CONSTRUCTION VEHICLE PARKING: Construction vehicle parking within the public right-of- way will only be allowed if it does not cause access or safety problems as determined by the Town. 66. HAULING OF SOIL: Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Director of Parks and Public Works. Prior to the issuance of a grading or building permit, the Owner and/or Applicant or their representative shall work with the Town Building Department and Engineering Division Inspectors to devise a traffic control plan to ensure safe and efficient traffic flow under periods when soil is hauled on or off the project site. This may include, but is not limited to provisions for the Owner and/or Applicant 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. 67. CONSTRUCTION NOISE: Between the hours of 8:00 a.m. to 6:00 p.m., weekdays and 9:00 a.m. to 4:00 p.m. Saturdays, 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. 68. CONSTRUCTION MANAGEMENT PLAN SHEET: Prior to the issuance o f any grading or building permits, the Owner and/or Applicant’s design consultant shall submit a construction management plan sheet (full-size) within the plan set that shall incorporate at S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx a minimum the Earth Movement Plan, Traffic Control Plan, Project S chedule, site security fencing, employee parking, construction staging area, materials storage area(s), construction trailer(s), concrete washout(s) and proposed outhouse locations. Please refer to the Town’s Construction Management Plan Guidelines document for additional information. 69. WVSD (West Valley Sanitation District): Sanitary sewer laterals are televised by West Valley Sanitation District and approved by the Town of Los Gatos before they are used. A Sanitary Sewer Clean-out is required for each property at the property line, within one (1) foot of the property line per West Valley Sanitation District Standard Drawing 3, or at a location specified by the Town. 70. SANITARY SEWER BACKWATER VALVE: Drainage piping serving fixtures which have flood level rims less than twelve (12) inches (304.8 mm) above the elevation of the next upstream manhole and/or flushing inlet cover at the public or private sewer syst em serving such drainage piping shall be protected from backflow of sewage by installing an approved type backwater valve. Fixtures above such elevation shall not discharge through the backwater valve, unless first approved by the Building Official. The Town shall not incur any liability or responsibility for damage resulting from a sewer overflow where the property owner or other person has failed to install a backwater valve as defined in the Uniform Plumbing Code adopted by the Town and maintain such device in a functional operation condition. Evidence of West Sanitation District’s decision on whether a backwater device is needed shall be provided prior to the issuance of a building permit. 71. NPDES STORMWATER COMPLIANCE: In the event that, during the production of construction drawings for the plans approved with this application by the Town of Los Gatos, it is determined that the project will create and/or replace more than 2,500 square feet of impervious area, completion of the NPDES Stormwater Complian ce Small Projects Worksheet and implementation of at least one of the six low impact development site design measures it specifies shall be completed and submitted to the Engineering Division before issuance of a grading/building permit. 72. SITE DESIGN MEASURES: All projects shall incorporate at least one of the following measures: a. Protect sensitive areas and minimize changes to the natural topography. b. Minimize impervious surface areas. c. Direct roof downspouts to vegetated areas. d. Use porous or pervious pavement surfaces on the driveway, at a minimum. e. Use landscaping to treat stormwater. 73. UNLAWFUL DISCHARGES: It is unlawful to discharge any wastewater, or cause hazardous domestic waste materials to be deposited in such a manner or location as to constitut e a threatened discharge, into storm drains, gutters, creeks or the San Francisco Bay. Unlawful discharges to storm drains include, but are not limited to: discharges from toilets, sinks, industrial processes, cooling systems, boilers, fabric cleaning, equipment cleaning or vehicle cleaning. 74. 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 S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx 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 (20) miles per hour (MPH). All trucks hauling soil, sand, or other loose debris shall be covered. 75. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, or otherwise kept dust -free. b. All haul trucks designated for removal of excavated soil and demolition debris from site shall be staged off-site until materials are ready for immediate loading and removal from site. c. All haul trucks transporting soil, sand, debris, or other loose material off -site shall be covered. d. As practicable, all haul trucks and other large construction equipment shall be staged in areas away from the adjacent residential homes. e. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day, or as deemed appropriate by Town Engineer. The use of dry power sweeping is prohibited. An on-site track-out control device is also recommended to minimize mud and dirt-track-out onto adjacent public roads. f. All vehicle speeds on unpaved surfaces shall be limited to fifteen (15) miles per hour. g. All driveways and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within forty-eight (48) hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Please provide the BAAQMD’s comp laint number on the sign: 24-hour toll-free hotline at 1-800-334-ODOR (6367). i. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed twenty (20) miles per hour. j. Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established. S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx 76. 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. 77. 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 stormwater treatment facilities are to be used they shall be placed a minimum of ten (10) feet from the adjacent property line and/or right-of-way. Alternatively, the facility(ies) may be located with an offset between 5 and 10 feet from the adjacent property and/or right -of-way line(s) if the responsible engineer in charge provides a stamped and signed letter that addresses infiltration and states how facilities, improvements and infrastructure within the Town’s right-of-way (driveway approach, curb and gutter, etc.) and/or the adjacent property will not be adversely affected. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 78. SILT AND MUD IN PUBLIC RIGHT-OF-WAY: It is the responsibility of Contractor and homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the Town’s storm drains. 79. GOOD HOUSEKEEPING: Good housekeeping practices shall be observed at all times during the course of construction. All construction shall be diligently supervised by a pers on or persons authorized to do so at all times during working hours. The Owner’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 Owner’s expense. 80. COVERED TRUCKS: All trucks transporting materials to and from the site shall be covered. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 81. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 82. FIRE SPRINKLERS REQUIRED: (As Noted on Sheet CVR1): An automatic residential fire sprinkler system shall be installed in one- and two-family dwellings as follows: 1) 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 SF whether by S:\PLANNING COMMISSION REPORTS\2023\03-22-2023\Item 4 - Wilder 114\Exhibit 3 - Recommended Conditions of Approval.docx increasing the area of the primary residence or by creation of an attached Accessory Dwelling Unit. 2) In all new basements and in existing basements that are expanded by more than 50%. 3) In all attached ADUs, additions or alterations to an existing one- and two-family dwelling that have an existing fire sprinkler system. Exceptions: 1) One or more additions made to a building after January 1, 2011, that does not total more than 1,000 square feet of building area and meets all access and water supply requirements of Chapter 5 and Appendix B and C of the 2019 California Fire Code. 83. REQUIRED FIRE FLOW: (Letter received) The minimum require fireflow for this project is 1000 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]. 84. 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). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7. 85. ADDRESS IDENTIFICATION: 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 lett ers. 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. 86. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. 87. GENERAL: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] This Page Intentionally Left Blank TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION (408)354-6872 Fax (408) 354-7593 February 5, 2021 Alvaro Anzoategui 114 Wilder Avenue Los Gatos, CA 95030 Via email RE: 114 Wilder Avenue Consider a Request for a Determination Regarding the Contributing Status of an Existing Single-Family Residence Located in the Almond Grove Historic District on Property Zoned R-1D:LHP. APN 510-17-072 PROPERTY OWNER:/APPLICANT: Alvaro Anzoategui PROJECT PLANNER: Sean Mullin On January 27, 2021, the Los Gatos Historic Preservation Committee made the determination that the structure is not historically or architecturally significant, with the required findings, and noting that the Sanborn Fire Insurance Maps indicate that the existing residence was likely constructed after 1944. If you have any questions, I can be contacted by email at smullin@losgatosca.gov. Sincerely, Sean Mullin, AICP Associate Planner N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2021\114 Wilder - 01-27-21 [approved].docx CIVIC CENTER 110 E. MAIN STREET LOS GATOS, CA 95030 EXHIBIT 4 This Page Intentionally Left Blank TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION (408) 354-6872 Fax (408) 354-7593 July 28, 2022 David Kuoppamaki 3141 Stevens Creek Blvd #104 San Jose, CA 95117 Via email RE: 114 Wilder Avenue Request for Review PHST-22-014 Preliminary Review for Demolition of an Existing Non -Contributing Single-Family Residence and Construction of a New Single-Family Residence to Exceed Floor Area Ratio (FAR) Standards and a Variance to Front Yard Setbacks Requirements on Property Located in the Almond Grove Historic District Zoned R-1D:LHP. PROPERTY OWNER: Alvaro Anzoategui APPLICANT: David Kuoppamaki PROJECT PLANNER: Sean Mullin On July 27, 2022, the Los Gatos Historic Preservation Committee discussed the item and recommended that the applicant: •Consider ways to break up the massing at the front of the residence; •Consider a garage door finish/color that is less contrasting with the balance of the residence; •Explore finishes for the brick that are more consistent with the Historic District; and •Minimize the view of the guard rails around the front light well as it interrupts the flow of the porch. If you have any questions, I can be contacted by phone at (408) 354 -6823 or by email at smullin@losgatosca.gov. Sincerely, Sean Mullin, AICP Senior Planner CC: Alvaro Anzoategui, via email N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2022\Wilder Avenue, 114 - 07-27-22 Action Letter - HPC.docx CIVIC CENTER 110 E. MAIN STREET LOS GATOS, CA 95030 EXHIBIT 5 This Page Intentionally Left Blank TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION (408)354-6872 Fax (408) 354-7593 September 28, 2022 David Kuoppamaki 3141 Stevens Creek Blvd #104 San Jose, CA 95117 Via email RE: 114 Wilder Avenue Architecture and Site Application S-22-030 Variance Application V-22-002 Forward a Recommendation to the Community Development Director on a Request for Demolition of an Existing Non-Contributing Single-Family Residence and Construction of a New Single-Family Residence to Exceed the Floor Area Ratio Standards, and a Variance to the Front Yard Setback Requirements and the Parking Requirements on Property Located in the Almond Grove Historic District Zoned R-1D:LHP. PROPERTY OWNER: Alvaro Anzoategui APPLICANT: David Kuoppamaki PROJECT PLANNER: Jocelyn Shoopman On September 28, 2022, the Los Gatos Historic Preservation Committee discussed the item and continued the matter to the October 26, 2022, meeting with the following recommendations to the applicant: •Consider ways to break up the massing at the front of the residence; •Consider a less modern garage door, stylistically; and •Consider another finish besides a whitewash for the brick that is more consistent with the Historic District. If you have any questions, I can be contacted by phone at (408) 354-6875 or by email at JShoopman@losgatosca.gov. Sincerely, Jocelyn Shoopman Associate Planner cc: Alvaro Anzoategui, via email N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2022\Letter has been sent\Wilder Avenue, 114 - 09-28-22 Action Letter - HPC.docx CIVIC CENTER 110 E. MAIN STREET LOS GATOS, CA 95030 EXHIBIT 6 This Page Intentionally Left Blank TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION (408)354-6872 Fax (408) 354-7593 October 27, 2022 David Kuoppamaki 3141 Stevens Creek Blvd #104 San Jose, CA 95117 Via email RE: 114 Wilder Avenue Architecture and Site Application S-22-030 Variance Application V-22-002 Forward a Recommendation to the Community Development Director on a Request for Demolition of an Existing Non-Contributing Single-Family Residence and Construction of a New Single-Family Residence to Exceed the Floor Area Ratio Standards, and a Variance to the Front Yard Setback Requirements and the Parking Requirements on Property Located in the Almond Grove Historic District Zoned R-1D:LHP. PROPERTY OWNER: Alvaro Anzoategui APPLICANT: David Kuoppamaki PROJECT PLANNER: Jocelyn Shoopman On October 26, 2022, the Los Gatos Historic Preservation Committee recommended approval of the above request to the Community Development Director with the recommendation that the garage door include 12 window lites. If you have any questions, I can be contacted by phone at (408) 354-6875 or by email at JShoopman@losgatosca.gov. Sincerely, Jocelyn Shoopman Associate Planner cc: Alvaro Anzoategui, via email \\tlg-file\data\DEV\HISTORIC PRESERVATION\HPC Action Letters\2022\Letter has been sent\Wilder Avenue, 114 - 10-26-22 Action Letter - HPC.docx CIVIC CENTER 110 E. MAIN STREET LOS GATOS, CA 95030 EXHIBIT 7 This Page Intentionally Left Blank 3141 Stevens Creek Blvd #104 San Jose, CA 95117 408.357.0818 Office 530.919.2921 Cell DATE: JANUARY 5, 2023 TO: LOS GATOS BUILDING DEPARTMENT PROJECT OWNER/ADDRESS: Alvaro Anzoategui 114 Wilder Ave Los Gatos, CA 95030 Written Description of Proposed Project/ Letter of Justification This project consists of the demolition of an existing 1,000 SF residence with 178 SF attached garage. We are proposing a new two story 2,129 SF residence with attached 513 SF tandem garage and 2,202 SF basement. We are proposing a 2,202 SF basement. 211 SF of this basement is under the rear covered porch and is to be added to the total FAR. Total house FAR = 2,340 SF. The house is designed to follow Los Gatos Residential Design Guidelines R‐1D: LHP W/ Historic Preservation The house is located in R‐1D: LHP w/ Historic Preservation. We have designed the house to conform to the neighborhood setbacks, residence and garage neighborhood FAR regulations and Los Gatos building height regulations. On October 26, 2022, the Los Gatos Historic Preservation Committee recommended approval of our project to the Community Development Director with the recommendation that the garage door include 12 window lites per door. Neighborhood Context The neighborhood has many different Architectural styles of homes and many 1 and 2 story homes. There are Craftsman, Ranch, Tudor, Cottage, Colonial, Cape Code and Bungalow style homes in the neighborhood. Our proposed design of California Cottage residence will fit in with this eclectic neighborhood Architectural styles. The neighbors to the right and left are both 2 stories residences. Increasing FAR and Neighborhood Compatibility FAR ‐Per planning the max FAR for this lot is 1,862 SF Residence with 531 SF garage. We are proposing a 2,340 SF residence with a 513 SF garage. Our proposed house is 2,340 SF, bringing us over the max FAR by 477.61 SF. Our house comparison chart shows 7 residences on this block over FAR with the lowest being 35.58 SF over and the highest 558.15 SF over with an average of 272 SF over max FAR. Garage – The neighborhood has garages mostly in the rear of the property with access from road/alleys behind. 114 Wilder has no access to a rear road/alley due to an existing commercial parking lot. Instead of providing a 2 car wide garage, we are proposing a single car tandem garage at the front of the residence. This is to keep the neighborhood context similar. Variance Requests: 1.Setbacks – The main residence complies with zoning setback requirements. The front setback requirement is 15’‐0”. The proposed front porch does setback 11’‐8 ¾” from the property line. If you look at the neighborhood context map, multiple homes front porches are also within the front setback. 2.Parking – tandem parking may not be utilized to fulfill the two required parking spaces. We are asking for a variance in this instance to keep with neighborhood and historic compatibility Town Code Variance Findings: The deciding body, on the basis of the evidence submitted at the hearing, may grant a variance if it finds that: A.Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zone; and Variance request of ‘setbacks’ as mentioned above, many other homes in the neighborhood have EXHIBIT 8 porches within the front setback. Variance request of ‘Parking’, due to the special shape of the lot, it is not possible to have a detached garage in the rear ally like most homes in the neighborhood. We are required to have a garage facing Wilder Ave and to keep consistent with the appearance of the neighborhood front facades we propose a single wide garage with tandem parking B. The granting of a variance would not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated. Variance request of ‘setbacks’ again, the front porch setback variance we are asking for is consistent within the neighborhood. Variance request of ‘parking’ again we are not asking for special privileges, just to be consistent with the historic design in the neighborhood. Neighborhood Outreach: The owner talked with the neighbors about the demolition of the existing house and construction of the new 2 story house with basement. Below are their comments. Wilder – Sharon Macken‐ Looked great and wished us luck Wilder – Daisy Pereira – (Mom) Good luck, let me know what you need help with. & Wilder – Brett Sisney and Carolyn daughter Kelly – all in favor and wished us good luck on the project. Wilder – on vacation when we contacted them. Wilder – Left info with tenant and she was going to pass on info to the owner. Tree Inventory, Assessment, and Protection Report 114 Wilder Avenue Los Gatos, CA 95032 Prepared for: Town of Los Gatos July 11, 2022 Prepared By: EXHIBIT 9 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Table of Content Summary ...............................................................................................................1 Introduction ...........................................................................................................1 Background ............................................................................................................1 Assignment .............................................................................................................1 Limits of the assignment ........................................................................................1 Purpose and use of the report ................................................................................2 Observations .........................................................................................................2 Tree Inventory .........................................................................................................2 Plans .......................................................................................................................3 Tree Inventory .........................................................................................................3 Analysis .................................................................................................................4 Discussion .............................................................................................................5 Condition Rating .....................................................................................................5 Expected Impact Level ...........................................................................................6 Tree Protection .......................................................................................................7 Conclusion ............................................................................................................8 Recommendations ...............................................................................................9 Bibliography ........................................................................................................10 Glossary of Terms ...............................................................................................11 Appendix A: Tree Inventory Map and Site Plan ................................................13 A1: Existing and Proposed Site Plan ....................................................................13 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Appendix B: Tree Inventory and Assessment Tables ......................................14 Appendix C: Photographs ..................................................................................15 C1:Coast redwood #813 ......................................................................................15 C2: Olive #812 ......................................................................................................16 C3: Coast redwoods #811, #810, and #809 .........................................................17 Appendix D: Tree Protection Guidelines ...........................................................18 D1: Plan Sheet Detail S-X (Type I) ........................................................................18 D2: Plan Sheet Detail S-Y (Type III) ......................................................................19 D3: Section 29.10.1005. - Protection of Trees During Construction ....................20 Tree Protection Zones and Fence Speciﬁcations .................................................20 All persons, shall comply with the following precautions .....................................21 Prohibited Activities ..............................................................................................21 Monitoring ............................................................................................................22 Root Pruning .........................................................................................................22 Boring or Tunneling ...............................................................................................22 Tree Pruning and Removal Operations .................................................................22 Appendix E: Tree Protection Signs ....................................................................23 E1: English ............................................................................................................23 E2: Spanish ...........................................................................................................24 Qualiﬁcations, Assumptions, and Limiting Conditions ...................................25 Certiﬁcation of Performance .............................................................................26 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Summary The applicant is requesting approval for the demolition of an existing non-contributing single-family residence and construction of a new single-family residence to exceed floor area ratio (FAR) standards and a variance to the front yard setbacks requirements on a property located in the Almond Grove Historic District Zoned R-1D:LHP. APN 510-17-072. The inventory contains five trees comprised of two different species. One coast redwood (Sequoia sempervirens) #813 is considered Large Protected and one olive (Olea europaea) #812 is an Exempt fruit tree. All the trees except the olive originate on adjacent sites. All the trees are in good overall condition. The coast redwood #813 will be moderate to highly impacted depending on limits of excavation and construction techniques, the olive #812 will be highly impacted and need to be removed, and the remaining three coast redwoods #811, #810 and #809 will not be affected. Tree protection will include fence at sixteen feet for the coast redwoods in the back of the site (#811, #810, and #809) or maintaining the existing fence would likely be adequate. Coast redwood #813 could require exploratory trenching along the proposed foundation or excavation limits on the side where the tree originates along with selective root removal if any significant roots are encountered. There were five trees appraised for a rounded depreciated value of $129,000.00 using the Trunk Formula Technique. Introduction Background  The Town of Los Gatos asked me to assess the site, trees, and proposed footprint plan, and to provide a report with my findings and recommendations to help satisfy planning requirements. Assignment •Provide an arborist’s report including an assessment of the trees within the project area and on the adjacent sites. The assessment is to include the species, size (trunk diameter), condition (health, structure, and form), and suitability for preservation ratings. Affix number tags on the trees for reference on site and on plans. •Provide tree protection specifications, guidelines, and impact ratings for those affected by the project. •Provide appraised values using the Trunk Formula Technique. Limits of the assignment •The information in this report is limited to the condition of the trees during my inspection on June 27, 2022. No tree risk assessments were performed. •Tree heights and canopy diameters are estimates. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 •The plans reviewed for this assignment were as follows (Table 1) Purpose and use of the report The report is intended to identify all the trees within the plan area that could be affected by a project. The report is to be used by the Town of Los Gatos and the property owners as a reference for existing tree conditions to help satisfy planning requirements. Observations Tree Inventory The inventory consists of trees protected by the Town of Los Gatos located on site and those in close proximity on neighboring properties. Sec. 29.10.0960. - Scope of protected trees. All trees which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk, when removal relates to any review for which zoning approval or subdivision approval is required. (Appendix A and B). Los Gatos Town Ordinance 29.10.0970 Exceptions (1) states the following: “A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference). Table 1: Plans Reviewed Checklist Plan Date Sheet Reviewed Source Existing Site Topographic Proposed Site Plan 5/6/22 A0.1 Yes Kuop Designs Erosion Control Grading and Drainage Utility Plan and Hook-up locations Exterior Elevations 5/6/22 A3.1, A3.2 Yes Kuop Designs Landscape Plan Irrigation Plan T-1 Tree Protection Plan Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Plans The applicant is requesting approval for the demolition of an existing non-contributing single-family residence and construction of a new single-family residence to exceed floor area ratio (FAR) standards and a variance to the front yard setbacks requirements on a property located in the Almond Grove Historic District Zoned R-1D:LHP. APN 510-17-072. Tree Inventory The inventory contains five trees comprised of two different species (Table 2). One coast redwood #813 is considered Large Protected 1 and one olive #812 is Exempt . Except for the olive all the remaining coast redwoods all originate on adjacent sites with #813 on 112 2 Wilder Avenue and the rest in the back along the alley. Table 2: Tree Inventory Tree Species I.D. #Trunk Diameter (in.) ~ Height (ft.)~ Canopy Diameter (ft.) Health Structure Form Status coast redwood (Sequoia sempervirens) 813 72 85 45 Good Good Good Large Protected olive (Olea europaea)812 12 25 20 Good Fair Good Exempt coast redwood (Sequoia sempervirens) 811 20 65 20 Good Good Good Protected coast redwood (Sequoia sempervirens) 810 24 65 20 Good Good Good Protected coast redwood (Sequoia sempervirens) 809 24 65 20 Good Good Good Protected Large protected tree means any oak (Quercus spp.), California buckeye (Aesculus californica), or Paciﬁc madrone (Arbutus menziesii) which has a 24-inch or 1 greater diameter (75-inch circumference); or any other species of tree with a 48-inch or greater diameter (150-inch circumference). A fruit or nut tree that is less than eighteen (18) inches in diameter (ﬁfty-seven-inch circumference).2 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Analysis Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 10th Edition, 2019 (CLTA) along with Western Chapter International Society of Arboriculture Species Classification and Group Assignment, 2004. The trees were appraised using the “Cost Approach” and more specifically the “Trunk Formula Technique” (Appendix B). “Trunk Formula Technique” is calculated as follows: Basic Tree Cost = (Unit tree cost x Appraised trunk area), Appraised Value = (Basic tree cost X functional Limitations (percentage) X Condition (percentage) X External Limitations (percentage)). The trunk formula valuations are based on four tree factors; size (trunk cross sectional area), condition, functional limitations, and external limitations. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and unit tree cost. Unit tree cost is calculated by dividing the nursery wholesale cost of a 24 inch box specimen and its replacement size (cost per square inch trunk caliper) which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The cost of the 24 inch box wholesale specimen was determined through personal communications with BrightView and Normans nurseries in Farmington and Central Wholesale in San Jose for an average of $214.00. The second part is to depreciate the tree’s Basic Cost through an assessment of condition, functional limitations, and external limitations. The condition assessment guidelines and percentages are defined in the “Condition Rating” section of this report. Functional limitations are based on factors associated with the tree’s interaction to its planting site that would affect condition, limit development, or reduce the utility in the future and include genetics, placement, and site conditions for the individual tree. External limitations are outside the property, out of control of the owner and also affect condition, limit development, or reduce the utility in the future (i.e power lines, municipal restrictions, drought adaptations, or species susceptibility to pests). There were five trees appraised for a rounded depreciated value of $129,000.00 using the Trunk Formula Technique. Appraisal worksheets are available upon request Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Discussion Condition Rating A tree’s condition is a determination of its overall health, structure, and form. The assessment considered all three criteria for a combined condition rating. •100% - Exceptional = Good health and structure with significant size, location or quality. •61-80% - Good = Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site. •41-60 % - Fair = Reduced vigor, damage, dieback, or pest problems, at least one significant structural problem or multiple moderate defects requiring treatment. Major asymmetry or deviation from the species normal habit, function and aesthetics compromised. •21-40% - Poor = Unhealthy and declining appearance with poor vigor, abnormal foliar color, size or density with potential irreversible decline. One serious structural defect or multiple significant defects that cannot be corrected and failure may occur at any time. Significant asymmetry and compromised aesthetics and intended use. •6-20% - Very Poor = Poor vigor and dying with little foliage in irreversible decline. Severe defects with the likelihood of failure being probable or imminent. Aesthetically poor with little or no function in the landscape. •0-5% - Dead/Unstable = Dead or imminently ready to fail. All the trees are in good overall condition with normal foliar color, size and density. The cost redwoods have single trunks and no descendable leans. The olive is multi-trunk but the growth habit of the tree is normal while somewhat suppressed under the coast redwoods in back. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Expected Impact Level Impact level defines how a tree may be affected by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating: •Low = The construction activity will have little influence on the tree. •Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems. •High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope. It is not possible or practical to obtain a radius of 48 feet (8 times the trunk diameter distance). The proposed resident is close to the tree and any over-excavation could be problematic. The existing resident is also close to the tree and would act a a “place holder” to some extent because it is unlikely there are significant roots under the structure. The olive #812 will need to be removed but the tree is Exempt. The remaining coast redwoods in the back of the site #811, #810, and #809 along the alleyway will not likely be affected but neither the redwoods or the olive are not located on the plans. The coast redwood #813 will be moderate to highly impacted depending on limits of excavation and construction techniques, the olive #812 will be highly impacted and need to be removed, and the remaining three coast redwoods #811, #810 and #809 will not be affected. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Tree Protection Typically there are three different tree protection schemes which are called Type I (Appendix D1), Type II and Type III (Appendix D2) trunk protection only. Tree protection focuses on avoiding damage to the roots, trunk, or scaffold branches (Appendix D). The most current accepted method for determining the TPZ is to use a formula based on species tolerance, tree age/vigor, and trunk diameter (Matheny, N. and Clark, J. 1998) (Fite, K, and Smiley, E. T., 2016). Preventing mechanical damage to the trunk from equipment or hand tools can be accomplished by wrapping the main stem with straw wattle or using vertical timbers (Appendix D). Tree protection will include fence at sixteen feet for the coast redwoods in the back of the site (#811, #810, and #809) or maintaining the existing fence would likely be adequate. The olive will be removed so no protection is necessary. Coast redwood #813 will potentially require exploratory trenching along the proposed foundation or excavation limits on the side where the tree originates to remove roots if necessary. Due to the size of the tree and the close proximity it is not possible to obtain the typical tree protection zones of eight times the trunk diameter distance or more in radius. The ANSI A300 Part 5, 2019 Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction) states the following: Section 55.1.3 The (Tree Protection Zone) TPZ radius should be 6-18 times the trunk diameter (DBH) Section 55.1.4 When the minimum TPZ radius cannot be achieved, appropriate mitigation shall be recommended. In accordance with the ANSI Standard, mitigation for this project could include exploratory trenching around the building/limits of excavation perimeter adjacent to #813, selective root removal may be required if necessary. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Conclusion The applicant is requesting approval for the demolition of an existing non-contributing single-family residence and construction of a new single-family residence to exceed floor area ratio (FAR) standards and a variance to the front yard setbacks requirements on a property located in the Almond Grove Historic District Zoned R-1D:LHP. APN 510-17-072. The inventory contains five trees comprised of two different species. One coast redwood #813 is considered Large Protected and one olive #812 is Exempt. All the trees except the olive originate on adjacent sites. All the trees are in good overall condition. The coast redwood #813 will be moderate to highly impacted depending on limits of excavation and construction techniques, the olive #812 will be highly impacted and need to be removed, and the remaining three coast redwoods #811, #810 and #809 will not be affected. Tree protection will include fence at sixteen feet for the coast redwoods in the back of the site (#811, #810, and #809) or maintaining the existing fence would likely be adequate. Coast redwood #813 could require exploratory trenching along the proposed foundation or excavation limits on the side where the tree originates. Due to the size of the tree and the close proximity it is not possible to obtain the typical tree protection zone of eight times the trunk diameter distance or more in radius. Exploratory trenching around the building/limits of excavation perimeter adjacent to #813 may be required along with selective root removal if any significant roots are encountered. There were five trees appraised for a rounded depreciated value of $129,000.00 using the Trunk Formula Technique. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Recommendations 1.Place tree numbers on all the plans. Locate trees #812 through #809 on the plans. Once civil drawings are available have them reviewed by the project arborist. 2.Place tree protection around between #811, #810, and #809 at a distance of 16 feet or maintain the existing privacy fence. 3.Coast redwood #813 will require exploratory trenching along the proposed foundation or excavation limits on the side where the tree originates to selectively remove roots if necessary. Use shoring techniques to avoid over-excavation as best as possible. Temporarily fence can be placed in the setback from the sidewalk along the edfe of the property. 4.Install temporary irrigation or soaker hoses in all tree protection zones and provide supplemental watering during construction within all TPZ areas. Infrequent deeper watering is preferred. 5.All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. All maintenance is to be performed according to ISA Best Management Practices. 6.Refer to Appendix D for general tree protection guidelines including recommendations for arborist assistance while working under trees, trenching, or excavation within a trees drip line or designated TPZ/CRZ. 7.Place all the tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Create a separate plan sheet that includes all three protection measures labeled “T-1 Tree Protection Plan.” 8.Provide a copy of this report to all contractors and project managers, including the architect, civil engineer, and landscape designer or architect. It is the responsibility of the owner to ensure all parties are familiar with this document. 9.Arrange a pre-construction meeting with the project arborist or landscape architect to verify tree protection is in place, with the correct materials, and at the proper distances. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Bibliography American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management : Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction)(Part 5). Londonderry, NH: Secretariat, Tree Care Industry Association, 2019. Print. Fite, Kelby, and Edgar Thomas. Smiley. Managing trees during construction, second edition. Champaign, IL: International Society of Arboriculture, 2016. ISA. Guide For Plant Appraisal 9th Edition. Savoy, IL: International Society of Arboriculture, 2000. Print. ISA. Guide For Plant Appraisal 10th Edition. Savoy, IL: International Society of Arboriculture, 2018. Print. ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. Western Chapter ISA Matheny, Nelda P., Clark, James R. Trees and development: A technical guide to preservation of trees during land development. Bedminster, PA: International Society of Arboriculture 1998. Smiley, E, Matheny, N, Lilly, S, ISA. Best Management Practices: Tree Risk Assessment: International Society of Arboriculture, 2017. Print Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Glossary of Terms Basic Tree Cost: The cost of replacement for a perfect specimen of a particular species and cross sectional area prior to location and condition depreciation. Cost Approach: An indication of value by adding the land value to the depreciated value of improvements. Defect: An imperfection, weakness, or lack of something necessary. In trees defects are injuries, growth patterns, decay, or other conditions that reduce the tree’s structural strength. Diameter at breast height (DBH): Measures at 1.4 meters (4.5 feet) above ground in the United States, Australia (arboriculture), New Zealand, and when using the Guide for Plant Appraisal, 9th edition; at 1.3 meters (4.3 feet) above ground in Australia (forestry), Canada, the European Union, and in UK forestry; and at 1.5 meters (5 feet) above ground in UK arboriculture. Drip Line: Imaginary line defined by the branch spread or a single plant or group of plants. The outer extent of the tree crown. Form: describes a plant’s habit, shape or silhouette defined by its genetics, environment, or management. Health: Assessment is based on the overall appearance of the tree, its leaf and twig growth, and the presence and severity of insects or disease. Mechanical damage: Physical damage caused by outside forces such as cutting, chopping or any mechanized device that may strike the tree trunk, roots or branches. Scaffold branches: Permanent or structural branches that for the scaffold architecture or structure of a tree. Straw wattle: also known as straw worms, bio-logs, straw noodles, or straw tubes are man made cylinders of compressed, weed free straw (wheat or rice), 8 to 12 inches in diameter and 20 to 25 feet long. They are encased in jute, nylon, or other photo degradable materials, and have an average weight of 35 pounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Structural evaluation: focused on the crown, trunk, trunk flare, above ground roots and the site conditions contributing to conditions and/or defects that may contribute to failure. Tree Protection Zone (TPZ): Defined area within which certain activities are prohibited or restricted to prevent or minimize potential injury to designated trees, especially during construction or development. Tree Risk Assessment: Process of evaluating what unexpected things could happen, how likely it is, and what the likely outcomes are. In tree management, the systematic process to determine the level of risk posed by a tree, tree part, or group of trees. Trunk: Stem of a tree. Trunk Formula Technique: Method to appraise the monetary value of trees considered too large to be replaced with nursery or field grown stock. Based on developing a representative unit cost for replacement with the same or comparable species of the same size and in the same place, subject to depreciation for various factors. Contrast with replacement cost method. Volunteer: A tree, not planted by human hands, that begins to grow on residential or commercial property. Unlike trees that are brought in and installed on property, volunteer trees usually spring up on their own from seeds placed onto the ground by natural causes or accidental transport by people. Normally, volunteer trees are considered weeds and removed, but many desirable and attractive specimens have gone on to become permanent residents on many public and private grounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 12 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Appendix A: Tree Inventory Map and Site Plan A1: Existing and Proposed Site Plan Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 13 26 A0.1ARCHITECTURAL SITE PLANNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE: SCALE: DRAWN BY: PLAN NO.: SHEET: REVISIONS DATE 2022.05.06 PER SHEET DAVID 2039 408.357.0818#813 #812 #811#810#809 #813 #812 #811#810#809 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Appendix B: Tree Inventory and Assessment Tables Table 3: Inventory and Assessment Summary Tree Species I.D. #Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition Expected Impact Protection Status Rounded Depreciated Value Ideal Tree Protection Radii (ft.) coast redwood (Sequoia sempervirens) 813 72 45 Good Moderate-High Large Protected $89,800.00 48 olive (Olea europaea)812 12 20 Good High Exempt $12,300.00 14 coast redwood (Sequoia sempervirens) 811 20 20 Good Low Protected $6,900.00 13 coast redwood (Sequoia sempervirens) 810 24 20 Good Low Protected $10,000.00 16 coast redwood (Sequoia sempervirens) 809 24 20 Good Low Protected $10,000.00 16 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Appendix C: Photographs C1:Coast redwood #813  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 26 #813 #813 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 C2: Olive #812  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 26 #812 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 C3: Coast redwoods #811, #810, and #809 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 17 26 #811 #810 #809 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Appendix D: Tree Protection Guidelines D1: Plan Sheet Detail S-X (Type I)  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 26 TREE PROTECTION Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment.4'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE Tree protection fence: Fencing shall be comprised of six- foot high chain link mounted on eight- foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground. Minimum 4” thick mulch layer Crown diameter drip line distance equal to the outer most limit of foliage.Notes: •All tree maintenance and care shall be performed by a qualiﬁed arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be speciﬁed in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. •All maintenance is to be performed according to ISA Best Management Practices. Notes: The Tree Protection Zone (TPZ) may vary in radius from the trunk and may or may not be established at the drip line distance. See arborist’s report and plan sheet for speciﬁcations of TPZ radii.6’-0”Modiﬁed by Monarch Consulting Arborists LLC, 2019 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 D2: Plan Sheet Detail S-Y (Type III)  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 19 26EVCHARGINGONLYEVCHARGINGONLYNOPARKINGNOPARKINGCLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.327 328 329329327328E1E1E1E5E5AE5CC ?W ?W ?WPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANS GUSHEE STREET PLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPARKING AND BUILDING BYTEALL MESSER ARCHITECTSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSLIBRARY LANDSCAPE PLAN BYJONI JANECKI & ASSOCIATES L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.BULL CREEK FLOWLINEFUTURELIBRARY XXXXXXXXXXXXXXXXX X X X X X X X X X X KIRBY STREETXXXSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTSSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTS (E) CHAINLINK FENCE AND GATE TO REMAIN APPROXIMATE LIMIT OF WORK (L.O.W.)LEGEND (E) TREE TO BE PROTECTED(E) TREE TO REMAINNOTE:1.SEE C3.0 EROSION CONTROL PLAN FOR TREEPROTECTION IN EXISTING RIPARIAN AREA.2.TREE SURVEY PROVIDED BY IFLAND SURVEY, 10/09/18.3.CONTRACTOR SHALL PROTECT ALL TREES WHICH ARELOCATED WITHIN 10' OF EQUIPMENT MOVEMENT.1L1.0(E) FENCE TO BE REMOVEDARBORIST NOTES:1.ALL TREE MAINTENANCE AND CARE SHALL BEPERFORMED BY A QUALIFIED ARBORIST WITH AC-61/D-49 CALIFORNIA CONTRACTORS LICENSE. TREEMAINTENANCE AND CARE SHALL BE SPECIFIED INWRITING ACCORDING TO AMERICAN NATIONALSTANDARD FOR TREE CARE OPERATIONS: TREE, SHRUBAND OTHER WOODY PLANT MANAGEMENT: STANDARDPRACTICES PARTS 1 THROUGH 10 AND ADHERE TO ANSIZ133.1 SAFETY STANDARDS AND LOCAL REGULATIONS.ALL MAINTENANCE IS TO BE PERFORMED ACCORDING TO ISA BEST MANAGEMENT PRACTICES. 2.TREE PRUNING - IF TREE PRUNING FOR OVERHEAD CLEARANCE IS REQUIRED OR NECESSARY PRUNING SPECIFICATIONS SHALL BE IN WRITING PRIOR TO ANY CUTTING. CUTTING SHALL BE PERFORMED BY A QUALIFIED TREE CARE PROFESSIONAL OR SUPERVISED BY THE PROJECT ARBORIST. NO LIMBS GREATER THAN FOUR INCHES (4”) IN DIAMETER SHALL BE REMOVED WITHOUT APPROVAL. 3.ROOT MANAGEMENT - PRIOR TO REMOVING ROOTS GREATER THAN TWO INCHES (2”) IN DIAMETER EACH TREE SHALL BE EVALUATED BY THE PROJECT ARBORIST TO HELP DETERMINE ITS LIKELIHOOD OF FAILURE AFTER ROOT LOSS. IF ROOTS OVER TWO INCHES IN DIAMETER ARE ENCOUNTERED THEY SHOULD BE PRUNED BY HAND WITH LOPPERS, HANDSAW, RECIPROCATING SAW, OR CHAIN SAW RATHER THAN LEFT CRUSHED OR TORN. ROOTS SHOULD BE CUT BEYOND SINKER ROOTS OR OUTSIDE ROOT BRANCH JUNCTIONS AND BE SUPERVISED BY THE PROJECT ARBORIST. WHEN COMPLETED, EXPOSED ROOTS SHOULD BE KEPT MOIST WITH BURLAP OR BACKFILLED WITHIN ONE HOUR. NO ROOTS SHALL BE CUT WITHIN SIX TIMES THE TRUNK DIAMETER DISTANCE IN FEET ON ONE SIDE WITHOUT ARBORIST APPROVAL. 4.TRUNK PROTECTION - PREVENTING MECHANICAL DAMAGE TO THE MAIN STEMS FROM EQUIPMENT OR HAND TOOLS CAN BE ACCOMPLISHED BY WRAPPING THE MAIN STEM WITH STRAW WATTLE. 5.SITE OCCUPANCY - HAVE A QUALIFIED ARBORIST PERFORM A LEVEL 2: BASIC TREE RISK ASSESSMENT AS DESCRIBED IN BEST MANAGEMENT PRACTICES: TREE RISK ASSESSMENT: INTERNATIONAL SOCIETY OF ARBORICULTURE, 2017 TO HELP IDENTIFY ANY NEW RISK FACTORS AFTER CONSTRUCTION UPON NEW SITE OCCUPANCY. DEMOLITION AND TREE PROTECTION PLAN L1.0 1"= 20' LANDSCAPE ARCHITECTBASE LANDSCAPE ARCHITECTUREPROJECT TEAMPROJECT NAME & ADDRESSFELTON LIBRARYDISCOVERY PARKGUSHEE STREETFELTON, CA, 95018REVISION#Date Description STAMP SHEET TITLE Scale: Date: Drawn by: Checked by: Project No.: PHASE BID SET No. 5579 Ren. 9/30/2020LICENSED A R CHI TECTST A TEOF CA L IF O RNIAAL E N DA CS P 1802 PA / AS NM 04/19/2019 CIVIL ENGINEERMME CIVIL + STRUCTURAL ENGINEERINGSAN FRANCISCO / PORTLANDwww.baselandscape.comIRRIGATION DESIGNRMA IRRIGATIONCLIENTSANTA CRUZ COUNTY DEPARTMENT OF PARKS,OPEN SPACE, AND CULTURAL SERVICES 0 feet40 1" = 20' 20 60 80 NORTHSECTION TREE TRUNK 12" Ø STRAW FILLED BURLAP WATTLES TREE PROTECTION WITHOUT FENCE 3/8" = 1'-0"4'-0"ROOT PROTECTION ZONE. SEE SPECS FOR REQUIREMENTS 1 SCHEDULE TREES TO BE PROTECTED: 20 TREES TO BE REMOVED: 0 04-19-20191 Planning Review Comments1 SECTION VIEW TRUNK PROTECTION WITH WATTLES-Y 6’-0” Excavation Trenches: 1. When any roots are cut or torn during construction, it is critical that you sharply cut all the ends of any exposed roots immediately. Failure to do so will leave crushed and torn roots. This leads to decay and inhibits growth of new roots. 2. Pile soil on the side of the trench opposite the tree. If this is not possible, place the soil on a plastic tarp, plywood or a thick bed of mulch. 3. Do not compact the backfill on the trench more than its original firmness. 4. Water the backfill to allow the roots to begin healing. Trenching near a tree can kill as much as 40%-50% of the tree’s roots. If the tree you are working around is in a confined space and your equipment will be coming close, it is important for you to protect the trunk. Wrap the tree trunk in old tires or place 2” x 4” studs around the tree and rope or band them together. ROOT PRUNING DETAIL PLEASE KEEP THIS SHEET FOR REFERENCE 2” x 4” or 2” x 2” Dimensional Lumber Sturdy Strap (steel, nylon, or synthetic rope) 2” x 4” ’or 2” x 2” - 6 to 8 Feet Tall Dimensional Lumber Spaced 3” Apart Sturdy Strap (steel, nylon, or synthetic rope) Bridge With 4” - 6” Deep Course Woody Debris or 4” x 4” Dimensional Lumber and 3/4” Plywood or Steel Road Plate. Note: See Local Ordinance Requirements and Arborist’s Report for Additional Protection Speciﬁcations and Guidelines. Trunk Protection Vertical Timber Detail 6’ MIN. 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 D3: Section 29.10.1005. - Protection of Trees During Construction Tree Protection Zones and Fence Speciﬁcations 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 ten-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 two-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches. 3.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. 4.Warning Sign: Each tree fence shall have prominently displayed an eight and one-half-inch by eleven-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.” Text on the signs should be in both English and Spanish (Appendix E).   Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 20 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 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 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. Prohibited Activities The following are prohibited activities within the TPZ: •Grade changes (e.g. soil cuts, fills); •Trenches; •Root cuts; •Pedestrian and equipment traffic that could compact the soil or physically damage roots; •Parking vehicles or equipment; •Burning of brush and woody debris; •Storing soil, construction materials, petroleum products, water, or building refuse; and, •Disposing of wash water, fuel or other potentially damaging liquids. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 21 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Monitoring Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented. The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. Root Pruning Roots greater than two inches in diameter shall not be cut. When roots over two inches in diameter are encountered and are authorized to be cut or removed, they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour. Boring or Tunneling Boring machines should be set up outside the drip line or established Tree Protection Zone. Boring may also be performed by digging a trench on both sides of the tree until roots one inch in diameter are encountered and then hand dug or excavated with an Air Spade® or similar air or water excavation tool. Bore holes should be adjacent to the trunk and never go directly under the main stem to avoid oblique (heart) roots. Bore holes should be a minimum of three feet deep. Tree Pruning and Removal Operations All tree pruning or removals should be performed by a qualified arborist with a C-61/D-49 California Contractors License. Treatment, including pruning, shall be specified in writing according to the most recent ANSI A-300A Standards and Limitations and performed according to ISA Best Management Practices while adhering to ANSI Z133.1 safety standards. Trees that need to be removed or pruned should be identified in the pre-construction walk through. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 22 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Appendix E: Tree Protection Signs E1: English  Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 23 26 Warning Tree Protection Zone This Fence Shall Not Be Removed And Is Subject To Penalty According To Town Code 29.10.1025 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 E2: Spanish Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 24 26 Cuidado Zona De Arbol Pretejido Esta valla no podrán ser sacados Y está sujeta a sanción en función de Código Ciudad del 29.101025 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Qualiﬁcations, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition 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 structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 25 26 114 Wilder Avenue, Los Gatos Tree Inventory, Assessment and Protection Report July 11, 2022 Certiﬁcation of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist®. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Copyright © Copyright 2022, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 26 This Page Intentionally Left Blank 114 Wilder Avenue, Los Gatos Redwood Root Assessment March 14, 2023 March 14, 2023 Jocelyn Shoopman Associate Planner 110 E. Main Street Los Gatos, CA 95030 The assignment was to inspect the exposed roots adjacent to the existing structure where the propose new residence will encroach. I visited the site on February 1, 2023. The area is adjacent toe coast redwood (Sequoia sempervirens) #813 which originates not the neighboring property. The area of excavation is directly adjacent to the existing residence in a planting bed (Images 1 and 2). The soil has been carefully removed to expose the roots in this area. There is a significant mat of smaller roots occupying the space. The root proliferation in this area is likely from the roof drainage over time creating a moist environment for root growth. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 2 IMAGE 1: AREA OF EXCAVATION IMAGE 2: EXPOSED ROOTS EXHIBIT 10 114 Wilder Avenue, Los Gatos Redwood Root Assessment March 14, 2023 The roots in the area of the proposed new residence are not of a significant size or quantity to cause unreasonable harm to the adjacent tree, and can be removed by cutting them clean. I recommend removing them and they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed root wounds should be backfilled. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 2 EXHIBIT 11 Jessica and Alvaro, We are very excited for you to join Wilder We are new members to the street ourselves but have already enjoyed the sense of community and welcoming environment. We believe you both will be great additions. The plans look amazing and we are very excited to see them come to life We believe the new house will both enhance the beauty and fit in seamlessly with this historic street. Best, nd Chris Clark This Page Intentionally Left Blank EXHIBIT 12 CVR2CONDITIONS OF APPROVAL NEW RESIDENCE FOR: ALVARO ANZOATEGUI 114 WILDER AVE LOS GATOS, CA 95030 APN# 510-17-072 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.05.06PER SHEETDAVID20394 0 8 .3 5 7 .0 8 1 8 CVR3CONSTRUCTION SITE FIRE SAFETY NEW RESIDENCE FOR: ALVARO ANZOATEGUI 114 WILDER AVE LOS GATOS, CA 95030 APN# 510-17-072 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.05.06PER SHEETDAVID20394 0 8 .3 5 7 .0 8 1 8 BMPBLUE PRINT FOR A CLEAN BAY NEW RESIDENCE FOR: ALVARO ANZOATEGUI 114 WILDER AVE LOS GATOS, CA 95030 APN# 510-17-072 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.05.06PER SHEETDAVID20394 0 8 .3 5 7 .0 8 1 8 PLN0NEIGHBORHOOD CONTEXT MAP NEW RESIDENCE FOR: ALVARO ANZOATEGUI 114 WILDER AVE LOS GATOS, CA 95030 APN# 510-17-072 PAGE TITLE DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.05.06PER SHEETDAVID20394 0 8 .3 5 7 .0 8 1 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