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Staff Report with Exhibits 1 through 15.473 Wraight Ave PREPARED BY: Ryan Safty 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: 06/28/2023 ITEM NO: 2 DATE: June 23, 2023 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider an Appeal of a Community Development Director Decision to Approve a Second-Story Addition to an Existing Single-Family Residence on Property Zoned R-1D. Located at 473 Wraight Avenue. APN 529-06-027. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction. Minor Residential Development Application MR-22-013. PROPERTY OWNER/APPLICANT: Vicky Le. APPELLANT: James Woods. PROJECT PLANNER: Ryan Safty. RECOMMENDATION: Deny an appeal of the Community Development Director decision to approve a second-story addition to an existing single-family residence on property zoned R-1D, located at 473 Wraight Avenue. PROJECT DATA: General Plan Designation: Medium Density Residential Zoning Designation: R-1D, Single-Family Residential Downtown Applicable Plans & Standards: General Plan; Residential Design Guidelines Parcel Size: 5,502 square feet Surrounding Area: Existing Land Use General Plan Zoning North Residential Medium Density Residential R-1D South Residential Medium Density Residential R-1D East Residential Medium Density Residential R-1D West Residential Medium Density Residential R-1D PAGE 2 OF 9 SUBJECT: 473 Wraight Avenue/MR-22-013 DATE: June 23, 2023 CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction. FINDINGS: ▪ As required, pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, this project is Categorically Exempt, Section 15303: New Construction. ▪ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations). ▪ As required by the Residential Design Guidelines that the project complies with the Residential Design Guidelines. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The subject property is located on the west side of Wraight Avenue, approximately 250 feet north of Los Gatos-Saratoga Road (Exhibit 1). The site is developed with an approximately 777- square foot single-story residence and attached 305-square foot garage. On July 25, 2022, the property owner submitted a Minor Residential Application for construction of a remodel, first-floor addition, and new second-story addition to the existing residence (Exhibit 11). On May 24, 2023, the Town deemed the plans complete and sent out Notice of Pending Approval letters to the immediate neighbors, stating that the Town w ould approve the application on June 2, 2023, with the appeal period ending on June 12, 2023 (Exhibit 12). On June 6, 2023, the immediate neighbor to the north, at 475 Wraight Avenue, appealed this approval to the Planning Commission (Exhibit 13). PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is located on the west side of Wraight Avenue, approximately 250 feet north of Los Gatos-Saratoga Road (Exhibit 1). The property is developed with a single-story residence. The subject site and surrounding properties are comprised of single-family homes. PAGE 3 OF 9 SUBJECT: 473 Wraight Avenue/MR-22-013 DATE: June 23, 2023 PROJECT DESCRIPTION (continued): B. Project Summary The applicant proposes construction of a remodel, first-floor addition, and new second- story addition to the existing single-story residence. The proposed residence would be 1,903 square feet with a 457-square foot attached garage. The project plans in Exhibit 11 show a future Junior Accessory Dwelling Unit, which is not a part of this Minor Residential Application because it cannot be reviewed through a discretionary application in accordance with State ADU law. C. Zoning Compliance A single-family residence and garage are permitted in the R-1D zone. The proposed residence is in compliance with all applicable zoning regulations including floor area, height, setbacks, and parking. DISCUSSION: A. Minor Residential Development Analysis The applicant proposes to remodel the existing single-story residence, with an 89-square foot addition to the first floor, and a new 1,038-square foot second-story addition above. The total proposed home size would be 1,903 square feet, with an attached 457 -square foot two-car garage (Exhibit 11). The applicant provided a Letter of Justification detailing the proposal, which is included as Exhibit 4. Approximately 44 percent of the existing exterior framing of the existing 777-square foot single-story residence and 305-square foot attached garage is proposed to be removed as a part of the remodel and single-story addition. The existing residence is non-conforming to the required five-foot side yard setback with an existing left side setback of approximately four feet, six inches. As the proposed remodel work does not exceed 50 percent, the project is not considered a technical demolition by Town Code and therefore existing non- conformities can remain and be extended. The other setback requirements are being met for the proposed additions. The existing garage area will be converted to a Junior Accessory Dwelling Unit, which is not being reviewed with this application per State law and does not count towards the maximum allowed floor area for the site. The new garage will be attached to the residence. The existing front-facing covered porch will remain, and a new covered porch will be added at the rear of the residence. PAGE 4 OF 9 SUBJECT: 473 Wraight Avenue/MR-22-013 DATE: June 23, 2023 DISCUSSION (continued): The new 1,038-square-foot second story addition will be located above and stepped back from the remodeled first floor area below on all four elevations: • Front elevation: five-foot step-back; • Right elevation: seven-foot, six-inch step-back; • Left elevation: three-foot to six-foot step-back; and • Rear elevation: zero to two-foot step-back. B. Building Design The applicant proposes an addition and remodel to the existing Traditional Style residence. The existing style would remain, with white horizontal wood siding and dark gray composition shingle roofing (Exhibit 5). Window and door frames would be wood-clad and painted black, and porch columns would be a stained wood color. The Town’s Consulting Architect reviewed the proposed remodel and addition on August 5, 2022 (Exhibit 6). In the report, the Consulting Architect noted that the site is located in an established neighborhood with a mix of one and two-story homes designed in a variety of traditional styles, and that the proposed project is modest in scale with height, bulk, and articulation similar to other homes in the immediate neighborhood. The addition complements the overall house design. The Consulting Architect identified two minor concerns with the original design and made recommendations for modifications. First, the Consulting Architect recommended that the second-story shed roof form above the stairs be modified to a gable roof form to better integrate with the rest of the proposed roof forms. Second, the Consulting Architect recommended that the garage door be recessed, and a trellis should be added over the garage door to mitigate the prominence of the two-car garage door on the front elevation. The applicant incorporated both recommendations within their resubmittal. C. Neighborhood Compatibility The immediate neighborhood is made up of one and two -story single-family residences. Based on County records, the residences in the immediate neighborhood range in size from 791 square feet to 2,293 square feet. The floor area ratios (FAR) range from 0.151 to 0.346. The proposed residence would be 1,903 square feet (0.346 FAR) with a 457-square foot attached garage. Pursuant to Town Code Section 29.40.075, the maximum allowed FAR for the 5,502-square foot property is 0.350 (1,926 square feet) with a maximum allowed garage size of 545 square feet. The table on the following page reflects the current conditions of the homes in the immediate neighborhood. PAGE 5 OF 9 SUBJECT: 473 Wraight Avenue/MR-22-013 DATE: June 23, 2023 DISCUSSION (continued): The proposed residence would not be the largest home in the immediate neighborhood in terms of square footage, but would be tied with two other properties for the largest FAR. The proposed two-story residence would not be the first two-story in the neighborhood, and at a proposed height of 26 feet, it would not be the tallest as 478 Wraight Avenue across the street is approximately 30 feet tall. D. Trees The Town’s Consulting Arborist prepared a report for the site and made recommendations for the project (Exhibit 7). The project site contains one protected tree: a large Coast Redwood in the front yard. The Consulting Arborist recommended tree protection around the tree for protection during construction. The applicant updated the project plans to show the required tree protection. No tree removals are proposed with this application. The applicant proposes to plant five new trees along the rear propert y line for neighbor screening, which is discussed further below. E. Public Comment During the Planning review process, three public comments were sent to the Town (Exhibit 15). The first two are from the appellant prior to the date that the appeal was received, which echo the points made in the appeal and are discussed in detail in the following section. The third comment was from a neighbor to the rear, requesting screening trees to be installed. The applicant has added five screening trees in the rear yard to the project plans to address this neighbor’s privacy concern. PAGE 6 OF 9 SUBJECT: 473 Wraight Avenue/MR-22-013 DATE: June 23, 2023 DISCUSSION (continued): In addition, the applicant conducted neighborhood outreach at the beginning of the planning application process, which is summarized in Exhibit 10. The letter explains the different design changes that the applicant made to accommodate neighbor concerns. To accommodate privacy concerns of the neighbor to the south, second-story window sizes and locations were modified on the south elevation. The neighbor to the north (the appellant) expressed concerns with privacy and winter sun shadow impacts. In an attempt to remedy these concerns, the applicant provided the following: explanation that the second floor is set-back approximately 13 feet from the north property line, where five feet is the minimum; explanation that no major windows are proposed on the second floor of the north elevation; plan revisions making all the second -floor windows on the north elevation either obscured or clerestory; plan revisions to show a six-foot tall lattice screen on the north-side of the rear balcony; and plan revisions showing a proposed height increase to the shared side fence to further protect privacy. F. Appeal Based on the explanation provided above, Town staff supported the application and mailed out Notice of Pending Approval letters (Exhibit 12) to the immediate neighbors on May 24, 2023. The letter explained that the Town intended to approve the application on June 2, 2023, and that the appeal period would end on June 12, 2023. On June 6, 2023, an appeal was received from the neighbor to the north at 475 Wraight Avenue (Exhibit 13). The appeal mentions two major concerns: winter sun; and privacy of the rear balcony. Details on each concern are summarized below: • Winter Sun: The new structure will shadow almost the entirety of the south side of our home; the worst impact will be in the winter (as evident in the shadow study provided on Sheet A1.1 of the project plans in Exhibit 11). Our southern windows are where we get a large portion of the sunlight throughout the year – especially in the winter. We are opposed to a structure which blocks a large portion of our sunlight throughout the year and stands so close to our home. We believe a large part of our concerns would be alleviated by a redesign, which includes relocating the garage to the back of the lot. It seems this single change would both allow for an increase in the light getting to our home and would also significantly reduce the impact on our view from our windows. • Rear Balcony: The proposed balcony on the back of the new structure off of the master bedroom will look down on the two windows in our master bathroom. Their proposal to add a lattice screen does not solve the problem. Someone on the balcony would be able to see us through the lattice. PAGE 7 OF 9 SUBJECT: 473 Wraight Avenue/MR-22-013 DATE: June 23, 2023 DISCUSSION (continued): The applicant has provided a response letter to the appeal, provided as Exhibit 14. The letter explains why a different house design, such as the suggestion by the appellant for a detached garage, would not work for the owner, and outlines the different design approaches used to accommodate the appellant’s concerns. Specifically, the applicant explains that no ingress or egress windows were placed on the side elevations of the second-story; the second-story windows facing the appellant are either obscured or have a raised sill height; the ridgeline of the proposed first-floor roof will block the view of the balcony (Exhibit 8); a privacy screen was added to the rear balcony for further privacy protection; and increased side setbacks ranging from 13 feet, four inches to 17 feet, eight inches are proposed on that side of the second-story when Town Code requires five feet. The applicant also notes that the shadow study provided on Sheet A1.1 of Exhibit 11 are overstated as they were drawn as if the shadows are cast onto a vacant lot. For example, the applicant further studied the December 21st, noon shadow, which on Sheet A1.1 appears as if it would block the sun along the entire side elevation of the appellant’s property, and determined that the project shadows would only climb up the neighbor’s sidewall roughly 42 inches. PUBLIC COMMENTS: Story poles and project signage were installed on the site by April 25, 2023. Public comment received by 11:00 a.m. on Friday, June 23, 2023, are summarized above and included as Exhibit 15. The applicant has provided response to public comment within their Neighborhood Outreach Summary letter in Exhibit 10. ENVIRONMENTAL REVIEW: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303: New Construction. CONCLUSION: A. Summary The appellant is requesting that the Planning Commission reconsider the Community Development Director’s decision to approve a second-story addition to an existing single- family residence on property zoned R-1D, located at 473 Wraight Avenue, due to privacy and shadow concerns. PAGE 8 OF 9 SUBJECT: 473 Wraight Avenue/MR-22-013 DATE: June 23, 2023 CONCLUSION (continued): B. Recommendation For the reasons stated in this report, staff recommends that the Planning Commission take the following actions to deny the appeal, uphold the decision of the Community Development Director, and approve the Minor Residential Development application: 1. Find that the proposed project is categorically exempt pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15303: New Construction (Exhibit 2); 2. Make the finding that the project complies with the objective standards of Chapter 2 9 of the Town Code (Exhibit 2); 3. Make the finding required by the Town’s Residential Design Guidelines that the project complies with the Residential Design Guidelines (Exhibit 2); 4. Approve Minor Residential Development application MR-22-013 with the conditions contained in Exhibit 3 and Development Plans in Exhibit 11. C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; 2. Deny the appeal and approve the application with additional and/or modified conditions; 3. Grant the appeal and remand the application to the Community Development Director with direction for revisions; or 4. Grant the appeal and deny the Minor Residential Development application. PAGE 9 OF 9 SUBJECT: 473 Wraight Avenue/MR-22-013 DATE: June 23, 2023 EXHIBITS: 1. Location Map 2. Required Findings 3. Recommended Conditions of Approval 4. Letter of Justification 5. Color and Material Board 6. Consulting Architect’s Report 7. Consulting Arborist’s Report 8. Balcony Sight Line Study 9. Neighborhood Pictures 10. Neighborhood Outreach Summary 11. Development Plans 12. Minor Residential Notice of Pending Approval Letter, May 24, 2023 13. Appeal Letter, June 6, 2023 14. Applicant’s Response to Appeal, June 13, 2023 15. Public Comments Received by 11:00 a.m., Friday, June 23, 2023 This Page Intentionally Left Blank UNIVERSITY AVTOWNE T E WRAIGHT AVWOODLAND AVCHESTER S T BIRD AVBOYER L N LOS G A T O S - S A R A T O G A R D N CREEK TRAIL 473 Wraight 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 PLANNING COMMISSION – June 28, 2023 REQUIRED FINDINGS FOR: 473 Wraight Avenue Minor Residential Development Application MR-22-013 Consider an Appeal of a Community Development Director Decision to Approve a Second-Story Addition to an Existing Single-Family Residence on Property Zoned R-1D. APN 529-06-027. PROPERTY OWNER/APPLICANT: Vicky Le APPELLANT: James Woods PROJECT PLANNER: Ryan Safty 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 compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations). 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 Town’s Consulting Architect who noted that the proposed project is modest in scale with height, bulk, and articulation similar to other homes in the immediate neighborhood. The Consultant recommended two minor design modifications, which the applicant incorporated into their plans. N:\DEV\FINDINGS\2023\Wraight Ave, 473 - 06-28-23 PC.docx EXHIBIT 2 This Page Intentionally Left Blank PLANNING COMMISSION – June 28, 2023 DRAFT CONDITIONS OF APPROVAL 473 Wraight Avenue Minor Residential Development Application MR-22-013 Consider an Appeal of a Community Development Director Decision to Approve a Second-Story Addition to an Existing Single-Family Residence on Property Zoned R-1D. APN 529-06-027. PROPERTY OWNER/APPLICANT: Vicky Le APPELLANT: James Woods PROJECT PLANNER: Ryan Safty TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, DRC or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 4. 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. 5. 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. 6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report dated as received September 8, 2022 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. 7. TREE FENCING: A Tree Protection Plan will be required with the Building Permit submittal. 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. 8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard must be landscaped. EXHIBIT 3 10. STORY POLES: The story poles on the project site shall be removed within 30 days of approval of the Minor Residential application. 11. DEMOLITION AFFIDAVIT: Prior to issuance of a building permit, a demolition affidavit must be submitted and signed by the property owner, project architect, project engineer and contractor. 12. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. 13. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and employees from and against any claim, action, or proceeding (including without limitation any appeal or petition for review thereof) against the Town or its agents, officers or employees related to an approval of the Project, including without limitation any related application, permit, certification, condition, environmental determination, other approval, compliance or failure to comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost and expense. Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses (including, without limitation, staff time and in-house attorney’s fees on a fully-loaded basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town upon demand any Costs incurred by the Town. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in such Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and expense. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in processing methods shall alter the applicant’s indemnity obligation. 14. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. 6-9-22 Project Description / Justification Letter – 473 Wraight Avenue The existing single-story residence at 473 Wraight Avenue is a small one-story home (777 sq.ft.) on a conforming parcel (5,502 sq.ft.) in the R-1-D zoning district. The owner would like to enlarge the home to meet her family’s needs (she has 2 young children), while also including a JADU for future flexibility. The additions would make the home the same size as the adjacent home, which is also 2-stories. The current residence has a substandard side setback of about 4’-6”. The proposed addition would extend this existing setback along one wall. All other setbacks are conforming. The proposed additions are placed to the side and rear, so as to not disturb the large redwood tree in the front yard. The proposed 2nd floor addition is set back from the sides to reduce the impact on the neighbors. The 2nd floor setback is even greater on the right-side, as that neighbor is a one- story house. Further, there are only small, secondary windows on the sidewalls of the 2nd floor, so as to protect the neighbor’s privacy. The existing neighborhood is a mix of one & two-story homes, and the proposed residence will be compatible with the neighborhood – in size, mass, height and style. EXHIBIT 4 This Page Intentionally Left Blank FROM THE OFFICE OF CHRIS SPAULDING ARCHITECT 801 CAMELIA STREET, SUITE E BERKELEY CA 94710 COLOR BOARD 473 WRAIGHT AVE LOS GATOS CALIFORNIA FIBER-CEMENT, 'HARDIE' BOARD AND BATT SIDING COLOR: WHITE CLASS 'A' COMP. SHINGLE ROOFING COLOR: DARK GRAY WINDOW & GLASS DOOR FRAMES COLOR: BLACK PORCH COLUMNS COLOR: STAINED WOOD EXHIBIT 5 This Page Intentionally Left Blank August 5, 2022 Mr. Ryan Safty Community Development Department Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 RE: 473 Wraight Avenue Dear Ryan: I reviewed the drawings and evaluated the site context. My comments and recommendations are as follows: NEIGHBORHOOD CONTEXT The site is located in an established neighborhood with a mix of one and two-story homes designed in a vari- ety of traditional styles Photographs of the site and surrounding context are shown on the following page. EXHIBIT 6 473 Wraight Avenue Design Review Comments August 5, 2022 Page 2 THE SITE House to the immediate left House to the immediate right Nearby house to the left Nearby new house to the right Nearby house across Wraight Avenue Nearby homes to the right 473 Wraight Avenue Design Review Comments August 5, 2022 Page 3 PROPOSED PROJECT The proposed elevations are shown below. PROPOSED FRONT ELEVATION PROPOSED LEFT SIDE ELEVATION PROPOSED RIGHT SIDE ELEVATION PROPOSED REAR ELEVATION 473 Wraight Avenue Design Review Comments August 5, 2022 Page 4 ISSUES AND RECOMMENDATIONS The proposed project is modest in scale with a height, bulk and articulation similar to other homes in the im- mediate neighborhood - see streetscape illustration below. The addition complements the overall house design. I have only a couple of issues and recommendations. 1. The shed roof form on the stair seems inconsistent with the predominant roofs. Recommendation: Utilize a gable roof form over the stair in lieu of the shed roof as a way to better inte- grate it with the major roof forms. 2. The two car garage is flush with the front facade while other homes in the immediate neighborhood have detached garages set well back from the front facade or have only a one car wide garage door which is not consistent with Residential Design Guidelines 2.4.1 and 3.4.1. 2.4.1 Locate garages to reinforce the predominant neighborhood pattern • Along street fronts with narrow driveways and garages located at the rear of parcels, repeat that pattern. • Where garages near the front face of the houses are common, a similar location is acceptable, but the garage front should generally be set back from the front facade 3.4.1 Limit the prominence of garages • Avoid designs that allow the garage to dominate the street facade. • Limit the garage width to a maximum of 50 percent of the total facade width. • Set garages back from the front facade. • Recess garage doors as much as possible from the garage facade. • Consider adding trellises with landscaping over garage doors to soften their visual appearance. Recommendation: Recess the garage door and add a trellis above the door - see Los Gatos examples below. 473 Wraight Avenue Design Review Comments August 5, 2022 Page 5 Ryan, please let me know if there are any issues that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon This Page Intentionally Left Blank 473 Wraight Avenue Tree Assessment and Report September 8, 2022 September 8, 2022 Ryan Safty Associate Planner/Town of Los Gatos 110 E. Main Street Los Gatos, CA 95031 Summary The applicant has submitted a Minor Residential Application MR-22-013 and is requesting approval for construction of a new second story on property zoned R-1D. APN 529-06-027. The inventory contains one coast redwood (Sequoia sempervirens) located in front with a trunk diameter of 43 inches. The tree has normal foliar color, size and density and is in good condition. The proposed second story addition is not expected to affect the tree and construction impacts are low. Tree protection should be placed at the edge of exiting infrastructure adjacent to the house with enough room to access the structure, and along the existing concrete walkway to the porch enclosing the artificial turf area. The depreciated rounded value using the trunk formula technique is $32,000.00. Introduction Assignment, Limits, Purpose and Use •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), and condition (health, structure, and form). 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. •The information in this report is limited to the condition of the trees during my inspection on August 9, 2022. No tree risk assessments were performed. •Plans review for this assignment were as follows: Sheets A1 through A4 provided by Chris Spaulding Architect dated June 6, 2022. 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. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 20 EXHIBIT 7 473 Wraight Avenue Tree Assessment and Report September 8, 2022 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). There is only one large coast redwood located in front of the site with a trunk diameter of 43 inches and is approximately 75 feet tall (Image 1). The tree is considered “Protected” by the ordinance. Plans The applicant has submitted a Minor Residential Application MR-22-013 and is requesting approval for construction of a new second story on property zoned R-1D. APN 529-06-027 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 20 IMAGE 1: 43 INCH DIAMETER COAST REDWOOD 473 Wraight Avenue Tree Assessment and Report September 8, 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 coast redwood has been appraised for a depreciated rounded value of $32,000.00. 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. The coast redwood is in good condition defined as follows: Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site. 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 project is not expected to impact the tree, cause decline, or compromise its integrity. There is some indication of grading between the house and the tree but this will need to be eliminated (Image 2). The area between the existing structure will need to remain similar to the existing conditions. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of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`[ 64)7 )/225$5($$//180%(56,164)7 >(@67)/225 $'',7,21 $//>1@1')/225 727$/ >(@*$5$*(72%(&203/(7(/<&219(57(' >1@*$5$*( >(@&29(5('325&+(6 $'',7,21 727$/&29(5('325&+(6 >1@-$'8 727$/>(@%8,/',1*&29(5$*( 727$/352326('% /'*&29(5$*( 3$5.,1*63$&(6&29(5('81&29(5(' 9,&,1,7<0$3 &29(5('325&+ $ 5(48,5('5($56(7%$&. 5(48,5('6,'(6(7%$&. 5(48,5('6,'(6(7%$&. 5(48,5('5($56(7%$&. >(@5($5/()7 6,'(&251(56(7%$&. 352326(' $'',7,21/()76,'( &251(56(7%$&. >(@5($56(7%$&. 352326('$'',7,215($56(7%$&. >(@5,*+7 6,'(6(7%$&. >(@)52176(7%$&. 352326('$'',7,21)52176(7%$&.&21&5(7( '5,9(:$< :,'( '5,9(:$<$7 7+(1$552:(67 5(/2&$7( $3521 81'(5*5281' (/(&7(/79 72>(@-3 /,*+7(56+$'( ,1',&$7(6&21&5(7( '5,9(:$<$'',7,21 $3352;,0$7( /2&$7,212)>(@ :$7(575(1&+ $3352;,0$7( /2&$7,212) >(@*$675(1&+ 1')/225 3(5,0(7(5 '277('$5($ ,1',&$7(6>1@ *$5$*( &29(5('325&+ 6:$/(6:$/(6:$/( 6/$%$7*$5$*( '225 67(36/$1',1* :$/.:$<&+,01(< 727$/ ,03(59,286&29(5$*( (;,67,1* +286( 352326(' -$'8 '5,9(:$< 325&+ +$7&+ ,1',&$7(6 352326(' -$'8$5($ >(@'5$,1$*( 3$77(5172 5(0$,1$7 3257,212) >(@%8,/',1* 5(/2&$7('(/(&0(7(5 :8)(5*5281' 83*5$'($03(5$*(72 $0325025(72 %(9(5,),(':2:1(5 352326(' $'',7,215,*+7 6,'(6(7%$&. $3352;,0$7( /2&$7,212) $'-$&(17 1(,*+%25 6 +286(6725< >(@'5$,1$*( 3$77(5172 5(0$,1$7 3257,212) >(@%8,/',1* 5(029(>(@ &+,01(< >(@*$6 0(7(5 >(@ )5217 /()76,'( &251(5 6(7%$&. $3352;,0$7( /2&$7,212) $'-$&(17 1(,*+%25 6 +286(6725< '$7($/7,78'($=,087+ 62/$56+$'2:7$%/( '(& 7,0( '(& -81 -81 $0 30 $0 30 '(& 3 0 - 8 1 30'(&$0-81$0-81(6+$'2: '(&(0%(56+$'2: 6+$'2:678'< $3352;,0$7(/2&$7,212)$'-$&(171(,*+%25 6+286(6725<0$;+(,*+7 $3352;,0$7(/2&$7,212)$'-$&(171(,*+%25 6+286(6725<0$;+(,*+7 '(&$06+$'2: '(& 3 0 6+$ ' 2 : -81( 30 6+$'2: -81( $0 6+$'2: /2&$7,21 *5$',1*48$17,7,(6$3352;,1&8<$5'6 >1@$'',7,21 &5$:/63$&( >1@6,7( :25. 727$/ &87 '(37+ ),//'(37+ 727$/ 727$/',6785%('$5($ 64)7 IMAGE 2: SNAPSHOT OF POTENTIAL GRADING TO BE ELIMINATED 473 Wraight Avenue Tree Assessment and Report September 8, 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 Due to the size of the tree and the existing constraints from the residence, walkway, and driveway it is not possible to obtain the ideal 30 foot radius around the tree (Image 3). Tree protection should be placed at the edge of exiting infrastructure adjacent to the house with enough room to access the structure and along the existing concrete walkway to the porch. The fence will essentially be at the edge of the artificial turf area. There is enough clearance from the proposed second story where pruning is unnecessary. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 20 Tree Protection Zone 473 Wraight Avenue Tree Assessment and Report September 8, 2022 Conclusion The applicant has submitted a Minor Residential Application MR-22-013 and is requesting approval for construction of a new second story on property zoned R-1D. APN 529-06-027. The inventory contains one large coast redwood located in front with a trunk diameter of 43 inches and is approximately 75 feet tall with a crown diameter of approximately 50 feet. The tree has normal foliar color, size and density and is in good condition. The proposed second story addition is not expected to affect the tree and construction impacts are low. Tree protection should be placed at the edge of exiting infrastructure adjacent to the house with enough room to access the structure, and along the existing concrete walkway to the porch enclosing the artificial turf area. The depreciated rounded value using the trunk formula technique is $32,000.00. Recommendations 1.Place tree numbers on all the plans. Once civil drawings are available have them reviewed by the project arborist. 2.Place tree protection around coast redwood #807 at the edge of existing infrastructure. 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. This may not be possible with the artificial turf. 3.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. 4.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. 5.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.” 6.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. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 20 473 Wraight Avenue Tree Assessment and Report September 8, 2022 7.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. 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 6 20 473 Wraight Avenue Tree Assessment and Report September 8, 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. 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. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 20 473 Wraight Avenue Tree Assessment and Report September 8, 2022 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 8 20 473 Wraight Avenue Tree Assessment and Report September 8, 2022 Appendix A: Tree Inventory and Site Plan Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of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`[ 64)7 )/225$5($$//180%(56,164)7 >(@67)/225 $'',7,21 $//>1@1')/225 727$/ >(@*$5$*(72%(&203/(7(/<&219(57(' >1@*$5$*( >(@&29(5('325&+(6 $'',7,21 727$/&29(5('325&+(6 >1@-$'8 727$/>(@%8,/',1*&29(5$*( 727$/352326('% /'*&29(5$*( 3$5.,1*63$&(6&29(5('81&29(5(' 9,&,1,7<0$3 &29(5('325&+ $ 5(48,5('5($56(7%$&. 5(48,5('6,'(6(7%$&. 5(48,5('6,'(6(7%$&. 5(48,5('5($56(7%$&. >(@5($5/()7 6,'(&251(56(7%$&. 352326(' $'',7,21/()76,'( &251(56(7%$&. >(@5($56(7%$&. 352326('$'',7,215($56(7%$&. >(@5,*+7 6,'(6(7%$&. >(@)52176(7%$&. 352326('$'',7,21)52176(7%$&.&21&5(7( '5,9(:$< :,'( '5,9(:$<$7 7+(1$552:(67 5(/2&$7( $3521 81'(5*5281' (/(&7(/79 72>(@-3 /,*+7(56+$'( ,1',&$7(6&21&5(7( '5,9(:$<$'',7,21 $3352;,0$7( /2&$7,212)>(@ :$7(575(1&+ $3352;,0$7( /2&$7,212) >(@*$675(1&+ 1')/225 3(5,0(7(5 '277('$5($ ,1',&$7(6>1@ *$5$*( &29(5('325&+ 6:$/(6:$/(6:$/( 6/$%$7*$5$*( '225 67(36/$1',1* :$/.:$<&+,01(< 727$/ ,03(59,286&29(5$*( (;,67,1* +286( 352326(' -$'8 '5,9(:$< 325&+ +$7&+ ,1',&$7(6 352326(' -$'8$5($ >(@'5$,1$*( 3$77(5172 5(0$,1$7 3257,212) >(@%8,/',1* 5(/2&$7('(/(&0(7(5 :8)(5*5281' 83*5$'($03(5$*(72 $0325025(72 %(9(5,),(':2:1(5 352326(' $'',7,215,*+7 6,'(6(7%$&. $3352;,0$7( /2&$7,212) $'-$&(17 1(,*+%25 6 +286(6725< >(@'5$,1$*( 3$77(5172 5(0$,1$7 3257,212) >(@%8,/',1* 5(029(>(@ &+,01(< >(@*$6 0(7(5 >(@ )5217 /()76,'( &251(5 6(7%$&. $3352;,0$7( /2&$7,212) $'-$&(17 1(,*+%25 6 +286(6725< '$7($/7,78'($=,087+ 62/$56+$'2:7$%/( '(& 7,0( '(& -81 -81 $0 30 $0 30 '(& 3 0 - 8 1 30'(&$0-81$0-81(6+$'2: '(&(0%(56+$'2: 6+$'2:678'< $3352;,0$7(/2&$7,212)$'-$&(171(,*+%25 6+286(6725<0$;+(,*+7 $3352;,0$7(/2&$7,212)$'-$&(171(,*+%25 6+286(6725<0$;+(,*+7 '(&$0 6+$'2: '(& 3 0 6+$' 2 : -81( 30 6+$'2: -81( $0 6+$'2: /2&$7,21 *5$',1*48$17,7,(6$3352;,1&8<$5'6 >1@$'',7,21 &5$:/63$&( >1@6,7( :25. 727$/ &87 '(37+ ),//'(37+ 727$/ 727$/',6785%('$5($ 64)7 #807 TPZ 473 Wraight Avenue Tree Assessment and Report September 8, 2022 Appendix B: Tree Inventory and Assessment Table Table 1: Inventory and Assessment Summary Tree Species I.D. #Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition Expected Impact Rounded Value Ideal Tree Protection Radii (ft.) coast redwood (Sequoia sempervirens) 807 43 50 Good Low $32,000.00 29 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 20 473 Wraight Avenue Tree Assessment and Report September 8, 2022 Appendix C: Photographs Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 20 473 Wraight Avenue Tree Assessment and Report September 8, 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 12 20 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 473 Wraight Avenue Tree Assessment and Report September 8, 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 13 20 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.EVCHARGINGONLYEVCHARGINGONLYNOPARKINGNOPARKINGCLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.327 328 329329327328E1E1E1E5E5AE5CC ?W ?W ?WPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSGUSHEE 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 XXXXXXXXXXXXXXXX X 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) CHAINLINKFENCE AND GATETO 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 ACCORDINGTO ISA BEST MANAGEMENT PRACTICES.2.TREE PRUNING - IF TREE PRUNING FOR OVERHEADCLEARANCE IS REQUIRED OR NECESSARY PRUNINGSPECIFICATIONS SHALL BE IN WRITING PRIOR TO ANYCUTTING. CUTTING SHALL BE PERFORMED BY AQUALIFIED TREE CARE PROFESSIONAL OR SUPERVISEDBY THE PROJECT ARBORIST. NO LIMBS GREATER THANFOUR 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” 473 Wraight Avenue Tree Assessment and Report September 8, 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 14 20 473 Wraight Avenue Tree Assessment and Report September 8, 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 15 20 473 Wraight Avenue Tree Assessment and Report September 8, 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 16 20 473 Wraight Avenue Tree Assessment and Report September 8, 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 17 20WarningTree Protection ZoneThis Fence Shall Not Be Removed And Is Subject To Penalty According ToTown Code 29.10.1025 473 Wraight Avenue Tree Assessment and Report September 8, 2022 E2: Spanish Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 20CuidadoZona De Arbol PretejidoEsta valla no podrán ser sacados Y está sujeta a sanción en función de Código Ciudad del 29.101025 473 Wraight Avenue Tree Assessment and Report September 8, 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 19 20 473 Wraight Avenue Tree Assessment and Report September 8, 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 20 20 FROM THE OFFICE OF CHRIS SPAULDING ARCHITECT 801 CAMELIA STREET, SUITE E BERKELEY CA 94710 BALCONY SIGHT LINES 473 WRAIGHT AVE LOS GATOS CALIFORNIA VIEW TOWARDS SOUTH: EXISTING SCREEN PLANTING PROVIDES PRIVACY TO THE SOUTH VIEW TOWARDS SOUTHWEST: HOUSES TO THE REAR ARE AT A HIGHER LEVEL, AND HAVE 1ST FLOOR DECKS THAT ARE SIMILAR IN ELEVATION TO THE PROPOSED 2ND FLOOR BALCONY EXHIBIT 8 FROM THE OFFICE OF CHRIS SPAULDING ARCHITECT 801 CAMELIA STREET, SUITE E BERKELEY CA 94710 BALCONY SIGHT LINES 473 WRAIGHT AVE LOS GATOS CALIFORNIA VIEW TOWARDS NORTHWEST: HOUSES TO THE REAR ARE AT A HIGHER LEVEL, AND HAVE 1ST FLOOR DECKS THAT ARE SIMILAR IN ELEVATION TO THE PROPOSED 2ND FLOOR BALCONY VIEW TOWARDS NORTH: VIEW FROM NEW BALCONY TO NEIGHBOR'S WINDOW IS BLOCKED BY THE GABLE RIDGELINE OF THE NEW JADU - SEE GRAPHIC ON FOLLOWING PAGE FROM THE OFFICE OF CHRIS SPAULDING ARCHITECT 801 CAMELIA STREET, SUITE E BERKELEY CA 94710 BALCONY SIGHT LINE 473 WRAIGHT AVE LOS GATOS CALIFORNIA5' EYE LEVELROOF RIDGE OVER JADU BLOCKS VIEW INTO ADJACENT RESIDENCE'S WINDOWS ADJACENT RESIDENCE SIGHT LINE This Page Intentionally Left Blank PROJECT SITE FIRST HOUSE TO RIGHT EXHIBIT 9 HOUSE 2ND TO RIGHT HOUSE TO LEFT HOUSE 2ND TO LEFT HOUSE ACROSS THE STREET This Page Intentionally Left Blank June 5, 2023 Letter to Town of Los Gatos Re: Neighborhood Outreach for 473 Wraight Ave, Los Gatos When I received comments from the Town of Los Gatos on my preliminary plans, I decided to reach out to my neighbors and discuss my plans with them. I have door knocked all the homes surrounding my home at 473 Wraight Ave, Los Gatos; two homes to my left, two homes to my right, two home to the front and two homes to be the back. I have door knocked in mid-September early afternoon around 3pm and again a few days later around dinner time but to no avail. I decided to make another trip in October, only this time I came with a small goody bag. I have included a printed copy of my plan, a letter introducing myself and my kids and how excited we are to be a part of the neighborhood and to meet our neighbors, and my contact info should they have any questions or concerns with my plans. Since then, I have received two comments. My neighbor at , Renee and Adil, asked that I move the front bedroom side window towards the front of the house and shorten the height of the window above the master toilet. These requests were made to the updated plans to address Renee’s and Adil’s requests for privacy. My neighbor at , Jim and Jenny, have concerned with privacy and winter sun. First, the house was designed to keep the 2nd floor far away from my northerly neighbor, Jim and Jenny, while still keeping a balanced front façade. The 2nd floor setback is 13’-3”, where 5’ is the minimum. Second, the house was designed such that there are no major windows looking out over the houses on either side. In addition, the windows overlooking my northerly neighbor, Jim and Jenny, have been made to obscure glasses, to increase their privacy further. Third, a screen wall (i.e. trellis) has been added to the 2nd floor balcony, to make sure no one can see into their windows. Finally, the fence on the northerly lot line will be a 6’ solid fence with a 12” of lattice on top, 7’ in height total, to better screen the home from one another. These changes addressed Public Comment #1 and #2. My back neighbor at 420 University Ave, asked if I could put up some trees, to protect the privacy of both homes, as they would be able to see into my upstairs and vice versa. My current plans addressed this by adding a screen planting across the back lot. This change addressed Public Comment #3. I have not received any additional comments from other neighbors, but I have met and talked to a few of them briefly and they are very kind and friendly people. They have no comments on my plans and are excited to welcome us into the neighborhood. Please give me a call or email if you have any questions. Sincerely, Vicky Le 408-229-3666 vicky@provincebayarea.com EXHIBIT 10 This Page Intentionally Left Blank SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYLOS GATOS CALIFORNIACS/DBLE, VICKY4-22-226473 WRAIGHT AVEAS NOTEDA PROPOSED REMODEL & ADDITION FOR LE RESIDENCE 9-12-22db3-21-234-3-236-6-23 Add screen plantingPLOTTED ON SURVEY BY ALPHA LAND SURVEYS, INC. DATED 11-2-2020, JOB # 2020-1681" = 10' - 0"SITE PLAN[E] 1-STORY HOUSE.PROPOSED REMODELTO 2-STORY[E] 1ST FF 368.64'[N] 2ND FF 378.7'SHADE INDICATESADDITIONDOTTED LINE = TO BE REMOVED(LANDSCAPE FEATURES, DECK,STAIRS, CONCRETE)P R O J E C T D A T AOWNER: VICKY LEADDRESS: 473 WRAIGHT AVEPROJECT DESCRIPTION:- REMODEL & ADDITION TO [E] 1-STORY HOUSE- ADDITION ON THE 1ST FLOOR- ALL [N] 2ND FLOOR- ADD 499.3 SQ.FT. JADU- NO TREE WILL BE REMOVEDAPN: 529-06-027ZONING: R-1-DCONSTRUCTION TYPE: V - BOCCUPANCY GROUP: R3 / UGROSS & NET LOT SIZE: 5,502 SQ.FT.AVERAGE LOT SLOPE: LESS THAN 4% (FLAT)ALLOWABLE FAR{.35 - [(5.502 - 5) / 25] x .2} x 5,502= 1,903.6 SQ.FT.FLOOR AREA (ALL NUMBERS IN SQ.FT.)[E] 1ST FLOOR 776.5ADDITION 89ALL [N] 2ND FLOOR 1,037.9TOTAL 1,903.4[E] GARAGE (TO BE COMPLETELY CONVERTED) 304.7[N] GARAGE 457[E] COVERED PORCHES 114.1ADDITION 30.7TOTAL COVERED PORCHES 214.1[N] J.A.D.U. 499.3TOTAL [E] BUILDING COVERAGE 1,195.4TOTAL PROPOSED B'LDG COVERAGE 1,596.6PARKING SPACES: 2 COVERED + 1 UNCOVEREDV I C I N I T Y M A PCOVERED PORCHA15'-0"20' REQUIRED REAR SETBACK5' REQUIRED SIDE SETBACK 5' REQUIRED SIDE SETBACK 15' REQUIRED REAR SETBACK4'-5" [E] REAR LEFTSIDE CORNER SETBACK4'-5116" PROPOSEDADDITION LEFT SIDECORNER SETBACK40'-83 4" [E] REAR SETBACK 26'-93 4" PROPOSED ADDITION REAR SETBACK 5'-912" [E] RIGHTSIDE SETBACK25'-03 4" [E] FRONT SETBACK 25'-11 2" PROPOSED ADDITION FRONT SETBACKCONCRETEDRIVEWAY18'-0" WIDEDRIVEWAY ATTHE NARROWESTRELOCATEAPRONUNDERGROUNDELEC, TEL, TVTO [E] JPLIGHTER SHADEINDICATES CONCRETEDRIVEWAY ADDITIONAPPROXIMATELOCATION OF [E]WATER TRENCHAPPROXIMATELOCATION OF[E] GAS TRENCH2ND FLOORPERIMETERDOTTED AREAINDICATES [N]GARAGECOVERED PORCH368.5'1% SWALE 1% SWALE 1% SWALE368.0'SLAB AT GARAGEDOOR 366.7'STEPS,LANDING,WALKWAY, CHIMNEYTOTALIMPERVIOUS COVERAGEEXISTINGHOUSE1,382.5472.9214.1499.3PROPOSEDJ.A.D.U.DRIVEWAYPORCH1,081.3616.4115.20136.9176.82,705.71,989.7HATCHINDICATESPROPOSEDJADU AREA[E] DRAINAGEPATTERN TOREMAIN ATPORTION OF[E] BUILDINGRELOCATED ELEC. METER(W/ UFER GROUND).UPGRADE AMPERAGE TO200 AMP OR MORE (TOBE VERIFIED W/ )OWNER5'-912" PROPOSEDADDITION RIGHTSIDE SETBACKAPPROXIMATELOCATION OFADJACENTNEIGHBOR'SHOUSE (1-STORY)[E] DRAINAGEPATTERN TOREMAIN ATPORTION OF[E] BUILDINGREMOVE [E]CHIMNEY[E] GASMETER4'-6 34" [E]FRONTLEFT SIDECORNERSETBACKAPPROXIMATELOCATION OFADJACENTNEIGHBOR'SHOUSE(2-STORY)LOCATIONGRADING QUANTITIES (APPROX. IN. CU. YARDS)53 ±18 ±35 ±[N] ADDITIONCRAWL SPACE[N] SITEWORKTOTALCUT DEPTH1.51'3 ±0FILLDEPTH0.5'0TOTAL56 ±21 ±35 ±3 ±TOTAL DISTURBED AREA = 3500 SQ.FT. +/-JADU PERMIT NOTEJADU IS UNDER A SEPARATE MINISTERIALPERMIT5'-0" ±8'-0" ±± 32'-0" TO DECK /POST OF [E] 2-STORYHOUSE (420UNIVERSITY AVE)1" = 10' - 0"SURVEY [EXISTING SITE PLAN]6' TALL CHAINLINK TREEPROTECTIONFENCING PERARBORISTREPORTNEW CRAWLSPACEEXCAVATION ONLYOCCURS ATSHADED REARADDITIONS2INSTALL 6' SOLID FENCE WITH 1' LATTICE AT TOP PLANT SCREENPLANTINGEXHIBIT 11 SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYLOS GATOS CALIFORNIACS/DBLE, VICKY4-22-226473 WRAIGHT AVEAS NOTEDA PROPOSED REMODEL & ADDITION FOR LE RESIDENCE 9-12-22db3-21-234-3-236-6-23 Add screen plantingA1.1DATEALTITUDEAZIMUTHSOLAR SHADOW TABLEDEC 21TIMEDEC 21JUN 21JUN 2114429 AM14423 PM47779 AM47773 PMDEC 21 3 PMJUN 21 3 PMDEC 21 9 AMJUN 21 9 AMJUNE SHADOWDECEMBER SHADOWSHADOW STUDY1"=16'-0"DECEMBER SHADOW @ NOONAPPROXIMATE LOCATION OF ADJACENT NEIGHBOR'S HOUSE (2-STORY) MAX. HEIGHT ± 25' APPROXIMATE LOCATION OF ADJACENT NEIGHBOR'S HOUSE (1-STORY) MAX. HEIGHT ± 16'-3" DE C 2 1 , 9 A M SH A D O W DEC 21, 3 PMSHADOWJUNE 21,3 PMSHADOWJUNE 21,9 AMSHADOWDETACHEDGARAGE2ND FLOOR DECK2ND FLOOR DECKDEC 21, NOONSHADOW (CROSSHATCH)JUN 21, NOONSHADOW (DARKERSHADE)JUNE SHADOW @ NOONABDMLSNPRQOEFGJIHKC13'-1012"13'-1134"14'-312"21'-9"13'-914"13'-7"12'-6"8'-0"25'-3"14'-9"4'-9"16'-1"3'-10"6'-412"13'-634"22'-3"20'-9"1'-6"6'-0"13'-912"19'-11"16'-0"14'-0"8'-0"5'-0"17'-6"21'-6"12'-4"14'-0"17'-0"12'-712"6'-11"18'-512"10'-0"1ST FLOORF L O O R A R E A D I A G R A M ( S C A L E : 1/8" = 1' - 0" )2ND FLOOR13'-412"2'-0"26'-0"222 MSPCMSPCMSPCMSPCMSPCMSPCMSPCMSPCMSPCA2PROPOSED REMODELED 1ST FLOOR PLAN1/4"=1'-0"051015COVEREDPORCHFAMILY ROOMBEDROOM 2VAULTED CEILINGEQUIP.2-CAR GARAGEDINING ROOM / DENCOVEREDPORCH1/2BATHPANTRYMUDROOMENTRYMASTERCLO.MASTERBATHCLO.CLO.KITCHENETTEPROPOSED 2ND FLOOR PLAN (ALL NEW)1/4"=1'-0"051015CLO.KITCHEN90 CEILING90 CEILING80 CEILINGCLO.BEDROOM 3VAULTED CEILINGMASTERBEDROOMVAULTED CEILINGLAUNDRYSTAIR HALLBATH 2HALL7'-612" ±4'-4"13'-1012"6'-0"6'-0"9'-31 2"22'-6"21'-6"5'-0"7'-612" ±12'-4"14'-0"6'-0"4'-9"12'-712"6'-11"18'-512"5'-0"5'-0" 12'-91 2"8'-0"4'-31 2"12'-0"6"13'-412"13'-1134" ±13'-7" ±10'-212" ±13'-11"SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYLOS GATOS CALIFORNIACS/DBLE, VICKY4-22-226473 WRAIGHT AVEAS NOTEDA PROPOSED REMODEL & ADDITION FOR LE RESIDENCE 9-12-22db3-21-234-3-236-6-23 Add screen plantingL E G E N DINDICATES EXISTINGWALL TO BE REMOVEDINDICATES EXISTINGWALL TO REMAININDICATES NEWCONSTRUCTIONBALCONY(TILE DECK)4'-312"2'-112"20 30 SKYLIGHT26 26 SKYLIGHT27'-21 2" ±4'-9" ± 1'-3" ±16'-1" ±22'-3" ±22'-11 2" ± 20'-0" CLEAR 19'-6" CLEAREXTERIOR LIGHTING LEGENDLED RECESSED LIGHTING WITHMOTION & PHOTOCELL SENSORWAC LIGHTING: 'SODOR' LEDWALL LANTERNPLANSYMBOL IDFIXTURE NAME/MODELQUANTITYWATTAGE512MSPCNOTE: EXTERIOR LIGHTING SHALL BE DOWNWARD DIRECTED AND SHIELDED412HATCH INDICATESJADU AREA. SEEFLOOR AREACALCULATIONDIAGRAM AT LEFTBOUNDARY OF JADU FORPURPOSE OF CALCULATINGFLOOR AREA @CENTERLINE WALL13'-914"JADU BEDROOM90 CEILINGJADU BATHJADU LIVING/DINING ROOMHALL90 CEILINGAAAAAAJADU PERMIT NOTEJADU IS UNDER A SEPARATE MINISTERIALPERMITRECESSED GARAGE DOORTRELLIS ABOVE GARAGE DOOR2'-6"26' TALLLATTICESCREENOBSCUREGLASSOBSCUREGLASS A3BEDROOMCOVERED PORCHCLOCLOEXISTING FLOOR PLAN1/8"=1'-0"151050HATCHINDICATES [E]PORTION OFROOF TOREMAINSHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYLOS GATOS CALIFORNIACS/DBLE, VICKY4-22-226473 WRAIGHT AVEAS NOTEDA PROPOSED REMODEL & ADDITION FOR LE RESIDENCE 9-12-22db3-21-234-3-236-6-23 Add screen plantingCLOMASTERBEDROOMCLOPANTRYKITCHENGARAGEBATHROOMLIVING ROOMHALLROOF PLAN1/8"=1'-0"151050DOTTED LINEINDICATES [E]ROOF TO BEREMOVEDROOFING = CLASS 'A' COMPOSITION SHINGLEROOF SLOPE = 512 : 12 ± TO MATCH [E]COVEREDPORCH25'-512"13'-134"22'-11 2"22'-3"13'-634"10'-212"16'-1"6'-0"27'-212"INDICATES PERIMETEROF [E] HOUSE, TOTALLENGTH = 166'-912" ±INDICATES [E] WALLTO BE REMOVED.TOTAL LENGTH =50'-234" ±4'-514"INDICATES [N]OPENING IN [E] WALL.TOTAL LENGTH =22'-5" ±3'-0"2'-8"2'-8" 5'-0" 2'-8"6'-0"TOTAL [E] WALL TO REMAIN:166'-912" - 50'-234" - 22'-5"= 94'-134" ≈ 56.4 %FLOOR PLAN DEMO DIAGRAM1/8"=1'-0"151050ROOFCRICKET11'-7" 20'-9"14'-0" ±20'-1" ±22'-11 2" ±22'-3" ±13'-7" ±10'-212" ±16'-1" ±4'-9" ±27'-21 2" ±6'-6" ±4'-8" ±5'-912" ±1'-3" ±STREETSCAPE VIEW LOOKING TOWARDS PROPOSED PROJECT3/32"=1'-0"⅊⅊⅊⅊⅊⅊⅊⅊PROPOSED PROJECT473 WRAIGHT AVE487 WRAIGHT AVE16'-3" ± 24'-10" ± 16'-9" ± 26'-0" 23'-9" ±477 WRAIGHT AVE475 WRAIGHT AVE471 WRAIGHT AVE469 WRAIGHT AVE467 WRAIGHT AVESTREETSCAPE VIEW ACROSS PROPOSED PROJECT SITE3/32"=1'-0"474 WRAIGHT AVE478 WRAIGHT AVE480 WRAIGHT AVE482 WRAIGHT AVE484 WRAIGHT AVE486 WRAIGHT AVE15105015105017'-2" ± 29'-0" ± 17'-9" ± 19'-5" ± 13'-11" ±13'-9" ±PROPOSED PROJECT473 WRAIGHT AVEPROPOSED PROJECT473 WRAIGHT AVE⅊⅊⅊⅊⅊⅊⅊⅊⅊⅊DETACHED GARAGEMAIN HOUSE420 UNIVERSITY AVE478 WRAIGHT AVESITE CROSS SECTION WITH PROPERTY BEHIND AND ACROSS3/32"=1'-0"151050AA1'-0" EAVE,TYPICAL10" RAKE EAVE,TYPICAL, U.N.O.28'-0" ±17'-2" ±30'-0" ± 26'-0" 29'-6" ± 2'-6" RAKE EAVE @ FRONT PORCH A4[N] WINDOWS AREWOOD-CLAD FRAME W/FACTORY- INSTALLEDCASINGS, TYPICALSLAB AT DOOR 366.7'PROVIDE DRIP EDGE ATEAVES AND RAKE EDGES.FRONT (EAST) ELEVATION1/4"=1'-0"051015[E] & [F]367.5'8'-0" PLATE AT FRONT PORCH [E] 1ST FLR368.64'FIBER-CEMENT, 'HARDIE'HORIZONTAL SIDING[F] GRADE, TYPICAL[E] GRADE, TYPICAL2CLASS 'A' COMP. SHINGLE ROOFINGWOOD GARAGE DOOR8'-0" GARAGE PLATE FROM HOUSE FF [N] 2NDFLR378.7'8'-0" [N] 2ND FLR PLATE HTLEFT SIDE (SOUTH) ELEVATION1/4"=1'-0"051015RIGHT SIDE (NORTH) ELEVATION1/4"=1'-0"051015REAR (WEST) ELEVATION1/4"=1'-0"051015SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYLOS GATOS CALIFORNIACS/DBLE, VICKY4-22-226473 WRAIGHT AVEAS NOTEDA PROPOSED REMODEL & ADDITION FOR LE RESIDENCE 9-12-22db3-21-234-3-236-6-23 Add screen planting[E] & [F]367.5'[E] & [F]367.5'[E] & [F]367.43'[E] & [F]367.5'[F] 367.75'[F] 368.0'[E] 367.6'[E] 367.0'[E] & [F]367.43'[F] 367.75'[F] 367.0'[F] 368.0'[E] & [F] 367.6'26'-0" PROPOSED MAX. HEIGHT SHADED AREAINDICATES [N]PORTIONINDICATES [E] BUILDING& ROOF LINESMOOTH-FINISH POSTWRAPINDICATES EXISTING WALL TO REMAININDICATES NEW CONSTRUCTIONL E G E N D16'-6" ± [E] HOUSE MAX. HEIGHT2'-6"26' TALLLATTICESCREEN6' TALLLATTICESCREENOBSCUREGLASS5'-0" SILL WINDOW MOVEDTOWARDS THE FRONTFOR NEIGHBORPRIVACY A512512 ±,TYP.SECTION A-A1/4"=1'-0"051015SHEETSSHEETOFSCALE:DATE:DRAWN:JOB:PERMIT SETCONSTRUCTION SETPRELIMINARY SETPLAN CHECK SETDESIGN REVIEW SETREVISIONSBYA R C H I T E C T CHRIS SPAULDING(510) 527-5997 FAX (510) 527-5999BERKELEY CALIFORNIA 94710801 CAMELIA STREET SUITE EDRAWINGS PREPARED BYLOS GATOS CALIFORNIACS/DBLE, VICKY4-22-226473 WRAIGHT AVEAS NOTEDA PROPOSED REMODEL & ADDITION FOR LE RESIDENCE 9-12-22db3-21-234-3-236-6-23 Add screen planting[E] & [F]366.7'1ST FLR368.64'VENTED ATTICFAMILY ROOMGARAGE1/2 BATHMUDROOM9'-0"COVEREDPORCHBEDROOM 2VAULTED CEILINGMASTER BEDROOMVAULTED CEILINGSTAIR HALLHALL8'-0" PLATE 8'-0"VENTEDATTICBALCONY26'-0" PROPOSED MAX. HEIGHT 8'-0" GARAGE PLATE FROM HOUSE FF 4'-11 2" ±2ND FLR378.7'[F] 367.8'[F] 368.0'VENTED CRAWLSPACEEXISTING FRONT ELEVATION DEMO DIAGRAM1/4"=1'-0"051015EXISTING REAR ELEVATION DEMO DIAGRAM1/4"=1'-0"051015EXISTING RIGHT SIDE ELEVATION DEMO DIAGRAM1/4"=1'-0"051015EXISTING LEFT SIDE ELEVATION DEMO DIAGRAM1/4"=1'-0"0510152'-8"25'-512"6'-0"4'-514"2'-8"2'-8"20'-9"5'-0"3'-0"SHADE INDICATES [E] WALL TO BE REMOVEDTOTAL = 50' - 234"HATCH INDICATES [N] OPENING IN [E] WALLTOTAL LENGTH = 31' - 514"216'-6" ± [E] HOUSE MAX. HEIGHT 8'-0" ± [E] PLATE, TYPICAL 28'-0" [E] PLATE HEIGHT 2 EXHIBIT 13 This Page Intentionally Left Blank Christopher Spaulding, Architect 801 Camelia Street, Suite E Berkeley, CA 94710 Voice 510-527-5997 chris@csarchitect.net 6-13-23 473 Wraight Avenue, Response to Appeal My client, Vicky Le, and I have been keenly aware of that the additions to her home may have adverse effects upon the neighbors. The project was designed to minimize these effects, which I will outline later in this letter. Firstly, this is a constrained site, in that there is a protected redwood tree that makes the front 10’ of the building envelope unusable, save for the tree. Vicky also wanted to have 3 bedrooms upstairs for her family and a usable backyard for her 2 young sons. When the Woods first notified us of their concerns, Vicky had me spend considerable time exploring whether she could fit all her needs into a one-story house, or a smaller 2-story with a detached garage. She concluded that the options all failed to meet her needs, so she elected to go forward with her original plan, with some privacy features added. The project was designed to minimize the impact on the side neighbor’s privacy (471 and 475 Wraight Avenue) by placing only secondary windows on the sides of the 2nd floor. These windows have been further altered for greater privacy: - The front bedroom window on the 471 Wraight Avenue side has been shifted forward to not align with the windows of the existing house. - The toilet room and stairway window sills have been raised to above 5’ off the floor (and the stairway window is above the landing, so the sill is about 10’ above the landing floor). - The front bedroom and bathroom windows on the 475 Wraight side have been made obscure glass, and the primary bedroom window sill is 5’-4” above the floor. EXHIBIT 14 - The rear balcony is shielded from looking down into 475 Wraight Avenue by the ridgeline of the adjacent first-floor roof, and a privacy screen has been added as additional screening. For light and air, the home most affected is the Woods home at 475 Wraight Avenue. To mitigate this effect, the design maintains a single-floor element along the entire depth of the house, with the 2nd floor having enlarged setbacks of 13’-4” for the front 21’-6” portion of the 2nd floor and 17’-8” setback for the rear 22’-6”. These are much larger setbacks than is otherwise allowed. I should also note that the shadow study on sheet A1.1 of our plans overstates the shadows, in that the shadows are shown as if cast onto a vacant lot. For instance, in the December 21 noon shadow, which looks like it would block all the sunlight from the Wood’s home, the shadows cast by the rear portion of the 2nd floor would only climb up the vertical sidewall to about 42” above the floor level of the house. Finally, in looking at the photos of the story poles from the Wood’s windows, it is apparent that it is the one-story portion of the Le’s house that will create the greatest blockage of light, especially at the gable roof of the new garage. It may be possible to mitigate this problem by turning the garage gable roof to face forward instead of sidewards. Thank you for your consideration, Sincerely, From: Sent: Wednesday, January 4, 2023 2:38 PM To: Town Manager Cc: Subject: Question regarding: Submitting feedback for a "Pending Planning Projects" Project EXTERNAL SENDER Hello, We are long term residents of Los Gatos and live at We have been discussing a planned project with the new owner of the house next door to ours (473 Wraight Avenue). We have also reviewed the documentation on file for this project within the "Pending Planning Projects" section of the town's website. We have also met with the new owner. Her plan is to essentially demolish the existing structure and rebuild a substantially larger one on the lot. We have several concerns, including that this structure will cast a significant shadow over the sunny side of our home. We would like to add our correspondence to the record, since it contradicts some of what has been submitted to the town. Specifically this is in reference to the "Summary of Neighborhood Outreach" document. That document implies that the neighbors don't have any concerns. We do. We are continuing to work directly with the new owner on resolving our concerns, but want to be sure this effort is documented and our concerns are on the record. Is there a way to submit this correspondence for the record to the town? Thank you for the assistance. Regards, Los Gatos, Ca 95032 EXHIBIT 15 Dear Vicky We hope you had a wonderful holiday with your sons in Switzerland. Thank you for meeting with us to help us understand your blueprints for 473 Wraight Avenue and for listening to our concerns. As we discussed, without your architect present, it wasn’t possible for us to understand how your plans will affect our property at . Thank you for offering to forward our questions and concerns to your architect, as follows: 1. The new profile for the proposed new house will cast a shadow across our home’s south side and block sun. As the attached drawing shows the new two story house will sit across from all of the windows on that side of our house. The sun traverses the southern sky (particularly so in the winter) so we will lose the light that comes into our main living spaces. We took measurements of our home and the windows on the south side of our property and are including a sketch. We also took a couple of photos, which show that side of our house, including all the windows. They are both at the bottom of this note. 2. The view from our dining room windows currently includes five feet from our windows to the shared fence, another five feet beyond the fence, and also the width of the current driveway at 473 Wraight Avenue. The proposed remodel removes the driveway entirely and adds a full story along all of the windows in our living space. This includes our dining room, kitchen, and breakfast nook. In addition to our living room, this is where we spend our waking hours. 3. We remain concerned that the rear second floor balcony will look down on our two bathroom windows toward the back of our house if someone is standing on the balcony. One of these windows is just above our bathtub. 4. There’s also a new second story that is partially set back, but we are not able to discern from the plans exactly where the setback begins in relation to our home and windows. We also cannot tell if your second story windows will look down into our windows. 5. When our neighbors on our other side built their house they worked with us to minimize the impact. They moved their two-car garage to the back of the lot. This preserved the driveway space between our houses and kept their two stories farther away from ours. We have reviewed the Town of Los Gatos Pending Planning Projects comments for this project. The consulting architect mentions the prominence of the current garage design. Moving the garage to the back of your lot would alleviate this problem. Could this also solve our concern about blocking sunlight? 6. As you mentioned in our meeting, neither you nor your architect knew the floorplan of our home when your plans were drawn up. We would be happy to meet with him so that he can take our concerns into consideration. Again, thank you for meeting with us. We look forward to working with you to resolve our concerns. Sincerely, Jim and Jenny Woods From: To:Ryan Safty Subject:473 Wraight Av. Date:Monday, May 29, 2023 5:12:32 PM [EXTERNAL SENDER] Hi Ryan i received your notice - thanks. No issues, looks like a good improvement. I do have one request if possible. i'll be looking right into their upstairs from my place and vice versa. It would be great if they could put in some trees or something for privacy for both of us. Is that someone you can pass on? thanks John